Mifflin County Considers Zoning Amendments for Data Centers

Executive Summary

Mifflin County, Pennsylvania, is weighing zoning amendments that would formally define data centers and establish the conditions under which they can be permitted — a regulatory shift with meaningful implications for land development and infrastructure investment in the region. If adopted, the changes could position the county as a viable destination for data center siting at a time when developers are actively searching for markets outside the saturated Northern Virginia corridor. Developers and investors win by gaining regulatory clarity; local residents and existing landowners face questions about land use compatibility and potential infrastructure burden. The InfraSale takeaway: early movers who track this zoning process will be better positioned to identify and secure sites before competition intensifies.

What Happened

Mifflin County is actively considering amendments to its existing zoning ordinances. The proposed changes would introduce formal definitions for data centers — a foundational step, since without a recognized use category, data center projects face ambiguous permitting pathways or outright denial under current code.

One amendment under discussion would allow data centers as a permitted or conditional use within designated zones. The specific zoning districts affected, the conditional use standards, and the approval timeline have not been fully detailed in available reporting, and further discussions among local officials are expected before any final vote.

The decision remains pending. Stakeholders should treat this as an early-stage regulatory development rather than a done deal.

Source: Google Alert - Data Centers / ABC27

Why This Matters

Zoning is the first gate. Before a data center developer can break ground, the underlying land use code must permit the use. Counties that lack explicit data center definitions create legal uncertainty that most institutional developers will not tolerate — particularly when neighboring markets offer clearer regulatory frameworks. Mifflin County's move to address this gap signals local government awareness of the asset class and a willingness to engage.

Industry context: Pennsylvania has seen growing interest from data center developers due to its access to fiber corridors, proximity to major East Coast load centers, and comparatively lower land costs than suburban markets in New Jersey or Maryland. A county-level zoning amendment, while modest in scope, can catalyze project pipelines by giving developers the confidence to invest in site due diligence.

The broader signal here is decentralization. As Tier 1 data center markets become congested and power-constrained, secondary and tertiary markets like Mifflin County are increasingly on developers' radar. Regulatory clarity is often the deciding factor when a developer is weighing two otherwise comparable sites.

For local government, this is also a fiscal calculus. Data centers generate substantial property tax revenue and require relatively modest public services compared to residential or heavy industrial uses — a combination that makes them attractive to budget-conscious municipalities.

Power & Interconnection Impact

Data centers are among the most power-intensive land uses in the modern built environment. A single hyperscale facility can demand 100 MW or more; even a mid-tier colocation campus may require 20–50 MW of committed capacity. Any zoning amendment that opens the door to data center development in Mifflin County will inevitably force a reckoning with local grid capacity.

Assumption: Mifflin County is served by utilities operating within PJM Interconnection territory. PJM's interconnection queue has faced well-documented backlogs in recent years, meaning that any large load customer seeking new service would need to account for extended interconnection study timelines — potentially 3–5 years under current queue conditions.

Local utility distribution infrastructure would also need evaluation. Substation availability, transmission headroom, and the utility's willingness to invest in load-serving capacity upgrades are variables that developers must assess before committing to a site — regardless of what the zoning code ultimately says. Zoning approval is necessary, but it is not sufficient.

Land, Zoning & Permitting Impact

The absence of a defined data center use category in a zoning ordinance is a material obstacle to development. Developers cannot obtain financing, execute land purchase agreements, or begin engineering work without confidence that the use will be approved. By introducing explicit definitions and use permissions, Mifflin County would remove one of the primary barriers to entry.

Conditional use standards — if that is the route the county takes — typically include setbacks, screening requirements, noise limits (relevant given the acoustic profile of large cooling systems), and traffic studies. Developers should anticipate these requirements and engage with local planning staff early to shape standards that are workable without being permissive to the point of community backlash.

The permitting timeline implications are also significant. Counties with well-defined use categories and established review procedures can move projects through the entitlement process faster, reducing carrying costs and financing risk. For developers evaluating multiple sites simultaneously, permitting speed is a competitive differentiator.

InfraSale Marketplace

Turn this intelligence into a deal

InfraSale connects landowners, developers, and tenants directly — skip the broker chain.

Investors and developers considering Mifflin County should request the full text of the proposed ordinance amendments as soon as they are circulated for public comment and should consider participating in any public hearing process to establish relationships with local decision-makers.

Investment Takeaway

Regulatory clarity creates optionality. If Mifflin County adopts these amendments, land parcels in affected zones will carry a new and potentially valuable entitlement story — increasing their attractiveness to data center developers and the investors backing them.
Early land control is the lever. Investors who identify suitable parcels and move on them before the zoning amendment is finalized can acquire at pre-entitlement pricing, capturing the value created when the amendment passes.
Power diligence is non-negotiable. Zoning is only one variable. Any site underwritten for data center use must include a detailed utility capacity assessment and a realistic interconnection timeline. Assumption: sites with existing substation proximity or large industrial power service will carry a material premium.
Monitor the ordinance text. The specific districts where data centers will be permitted — and the conditional use standards attached — will determine which parcels qualify. Broad inclusion widens the opportunity set; narrow inclusion concentrates it.
Community engagement matters. Local opposition to data center projects has derailed entitlements in other markets. Investors should track public hearing schedules and assess community sentiment as a risk factor alongside the regulatory timeline.

InfraSale Market Angle

For InfraSale users focused on powered land and data center site acquisition, Mifflin County represents an early-stage opportunity worth tracking. The county has not yet acted, but the regulatory signal is directional: local government is opening a door that was previously closed. Investors and developers who engage now — by reviewing parcel maps, initiating utility conversations, and attending public hearings — will be ahead of the market when the amendment passes.

Developers actively sourcing secondary-market sites in Pennsylvania should add Mifflin County to their tracking list. The combination of Pennsylvania's favorable geographic position, lower land costs relative to Tier 1 markets, and emerging regulatory clarity creates a credible development thesis. The key risk is timing: if the amendment stalls or is significantly narrowed, the opportunity set shrinks.

Market Signal

Location: Mifflin County, Pennsylvania
Primary Issue: Zoning amendments for data centers
Infrastructure Theme: Zoning
Who Benefits: Data center developers and investors looking for new opportunities
Who's at Risk: Local residents concerned about land use changes and potential impacts
InfraSale Takeaway: InfraSale users should monitor zoning discussions in Mifflin County to capitalize on potential investment opportunities.

Take Action

Mifflin County's zoning process is moving — and the window to get ahead of it is open now. Investors and developers who act before the ordinance is finalized will have the most flexibility on site selection, pricing, and utility engagement. Don't wait for the amendment to pass before starting your site search.

Browse available powered land and DC sites

FAQ

What are the proposed zoning changes for data centers in Mifflin County?

The proposed amendments would introduce formal definitions for data centers into Mifflin County's zoning ordinance and establish conditions under which they would be permitted as a land use. Specific districts, setback standards, and conditional use requirements have not been fully detailed in available reporting. The proposals remain under discussion, and a final vote has not yet been scheduled.

How could zoning amendments impact data center investment in Mifflin County?

Regulatory clarity is a prerequisite for most institutional data center investment. If the amendments pass, they remove a primary entitlement barrier and make Mifflin County a viable target for site acquisition and project development. Investors who identify and control land before the amendment is finalized may benefit from pre-entitlement pricing, though power availability and interconnection timelines remain independent risk factors.

What should developers know about Mifflin County's zoning regulations before moving forward?

Developers should obtain the full text of the proposed ordinance amendments and participate in the public hearing process to understand which zones will permit data centers and what conditional use standards will apply. Equally important is early engagement with the local utility to assess substation capacity and interconnection feasibility — zoning approval alone does not guarantee a viable project. Industry context: Pennsylvania projects within PJM territory should factor in current interconnection queue timelines, which can run several years for large load customers.

Why are secondary markets like Mifflin County attracting data center interest?

Primary data center markets — Northern Virginia, Phoenix, Dallas — are facing power constraints, land scarcity, and rising acquisition costs. Developers and hyperscalers are increasingly evaluating secondary markets that offer lower land costs, available power capacity, and improving regulatory frameworks. Mifflin County's proximity to East Coast fiber infrastructure and its emerging zoning clarity make it a candidate for this next wave of development.

What risks should investors consider alongside the opportunity?

The amendment is not yet final, and its scope — which zones qualify, what standards apply — could narrow significantly before adoption. Community opposition at public hearings is a credible risk in markets with limited data center precedent. Power availability and interconnection timelines represent independent technical risks that exist regardless of how the zoning question resolves.