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August 4, 2026
The regular meeting of the Millcreek Township Planning Commission was held on Tuesday, August 4, 2026, at 5:30 p.m. in the Assembly Room of the Millcreek Township Municipal Building, 3608 West 26th Street. Planning Commission members present, Chairman Mr. Pete Kubeja, Messrs. Strohmeyer, and Reade. Also, present were Julie Maggio, Zoning and Development Officer, Attorney Mark Shaw, and Attorney Lydia Caparosa, Counsel for Township. Absent was Mr. Fugate, Prozan, Sitter.
The meeting was called to order at 5:36 PM by Mr. Kubeja.
Following the Salute to the Flag, a motion was made by Mr. Strohmeyer, seconded by Mr. Reade, and carried that the Minutes of the Meeting of July 7, 2026, be approved.
The following Subdivision/ Land Development Plan (s) were heard:
REPLOT OF THE LANDS OF ROBERT C. & SUSAN M. OGLEVEE. Small Subdivision Plan. A subdivision plan to show the creation of a 696 square foot lot, PARCEL "A", from 220 Clifton Drive (tax parcel ID 33-006-019.0-087.00) to become an integral part of 225 Beachgrove Drive (tax parcel ID 33-006-019.0-068.01), also to show the creation of a 190 square foot lot, PARCEL "B", from 220 Clifton Drive (tax parcel ID 33-006-019.0-087.00) to become an integral part of 221 Beachgrove Drive (tax parcel ID 33-006-019.0-068.00), resulting in a residual lot of 0.52± acres, located along the west line of Clifton Drive, north of Argyle Avenue, in Tract 2. Indices 202-023, 043 & 205-010
Jack Schonthaler, 221 Beachgrove Dr, was present on behalf of this petition. He stated that his father and himself wanted to purchase the area of land that they had been maintaining for years and add it to their parcels.
Ruben Perales, 236 Clifton Dr, had questioned where it was located. Mr. Schonthaler explained where it was located.
There were no other public comments.
After discussion, it was moved by Mr. Strohmeyer, seconded by Mr. Reade, and carried 3-0 to recommend approval of the petition to the Board of Supervisors with the following:
Requirement:
- PARCEL "A", from 220 Clifton Drive (tax parcel ID 33-006-019.0-087.00) to become an integral part of 225 Beachgrove Drive (tax parcel ID 33-006-019.0-068.01).
- PARCEL "B", from 220 Clifton Drive (tax parcel ID 33-006-019.0-087.00) to become an integral part of 221 Beachgrove Drive (tax parcel ID 33-006-019.0-068.00).
LAND DEVELOPMENT PLAN FOR PROJECT W. Land Development Plan. A land development plan to show the construction of 37 units and a clubhouse in 29 new buildings, along with associated private road improvements and stormwater facilities, located along the south line of West Ridge Road, west of Asbury Road, in Tract 313. Index 411-055
Mike Redlawsk, 5050 West 38th St, was present on behalf of this petition. He stated that he and his partners have done numerous projects in NW PA. He listed numerous projects that they have done in the area (student housing, senior living, retail and office development). He noted that they were the contracted developer for this project. This project for LECOM was an additional phase of a senior designated carriage homes to address the demand for senior housing in Millcreek.
Mike Sanford, 4721 Atlantic Ave, stated that he prepared the plans for the land development plan. The applicant would like to construct carriage homes and a club house. The development area was the southern portion with driveway access to the development would be from the property to the east and would extend the driveway access with an easement. The proposed plan included road configuration on the plan was viewed by the Township Fire Chief, the project would be serviced by public sewer and water, and new fire hydrants throughout the development. There were two surface stormwater ponds proposed that would address volume quality and would be privately maintained by the property owner. The wetlands present on the property were delineated by a professional. This project also had Buffer B plantings per the Ordinance of Millcreek Township. Mr. Sanford did talk to the Planning Office, and they had review comments which he addressed before this meeting.
Mr. Reade asked about the tree cutting on this parcel and if there would be any preservation of the treed areas. Mr. Sanford responded that most of the property was logged and some areas will remain. According to the Ordinance Buffer B would be on a portion of the west and south side.
Michael Euliano, 3232 West Wood Estate Dr, had a home that was private with woods and would like it to remain. He spoke to Mr. Redlawsk and they were going to work out a buffer for him and wanted to thank him publicly.
There were no other public comments.
After discussion, it was moved by Mr. Strohmeyer, seconded by Mr. Reade, and carried 3-0 to recommend approval of the petition to the Board of Supervisors.
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The following New Business was heard:
ZONING ORDINANCE AMENDMENTS - At the request of the Board of Supervisors, the Planning Commission is to review and make recommendations for amendments to the Zoning Ordinance. The Planning Commission is to review and make recommendations for minor amendments to the Zoning Ordinance.
Atty. Mark Shaw read the modifications to the Ordinance Amendments as follows:
August 4 July 728, 2026 Summary of Proposed Changes to Zoning Ordinance
ARTICLE II
DEFINITIONS
§ 145-11 DEFINITIONS.
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New Definitions Added
DATA CENTER — A building or buildings that are occupied primarily by computers and/or telecommunications and related equipment where digital information is processed, transferred, and/or stored, primarily to and from off-site locations. This does not include computers or telecommunications-related equipment that is secondary and customarily incidental to an otherwise permitted use on the property, such as servers associated with an office building. This use shall also include cryptocurrency mining, transaction processing, and server farms. A Data Center may include Data Center Accessory Uses.
DATA CENTER ACCESSORY USE — Ancillary uses or structures secondary and incidental to a Data Center use, including but not limited to: administrative, logistical, fiber optic, storage, and security buildings or structures, sources of electrical power such as generators used to provide temporary power when the main source of power is interrupted, electrical substations; utility lines; domestic and non-contact cooling water and wastewater treatment facilities, water holding facilities, pump stations, water towers, environmental controls (air conditioning or cooling towers, fire suppression, and related equipment). security features, provided such Data Center Accessory Uses/structures are located on the same parcel developed as a Data Center. The use shall not include energy generation systems used or intended to be used to supply power to the Data Center during normal operations.
DWELLING, TRANSITIONAL — A dwelling unit Residential Facility occupied on a short term basis, generally under twenty-four (24) months by persons other than those assigned by a court of law, who are referred by a public, semipublic or nonprofit agency, and managed by a public, semipublic or nonprofit agency responsible for the occupants' care, safety, conduct, counseling and supervision for a specified period of time, including alcoholic recovery, shelters for battered persons and their children, maternity homes, community reentry services following incarceration, and other such short-term supervised assignments, but not including Correctional Facilities or Treatment Centers.
RESIDENTIAL FACILITY — A staffed, group living facility run by a public or private, nonprofit agency ("Sponsoring Agency") that provides living quarters on a short-term basis with residents occupying individual units with or without shared services.
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SIGNIFICANT TOBACCO RETAILER — Any of the following establishments:
- Any retailer or wholesale establishment that primarily offers merchandise, whether on display or in stock, for tobacco products, vape products, Delta-8 THC (or Delta-8-tetrahydrocannabinol), kratom, ingestible CBD/cannabidiol products, electronic nicotine delivery systems (ENDS), and/or ENDS-related products and/or any materials that can be used in electronic nicotine delivery systems;
- Any retailer or wholesale establishment that holds itself out as, or otherwise promotes or markets itself as, a "tobacco store," a "smoke shop," a "vape shop," a "cigar shop" or a similar establishment selling tobacco products and/or vape products or predominantly advertises tobacco products or vape products on its storefront or website;
- A hookah bar, regardless of whether tobacco products or vape products are sold from the premises.
ARTICLE III
DISTRICT REGULATIONS
§ 145-16 R2 LOW-DENSITY RESIDENTIAL DISTRICT.
- Added Dwelling, Transitional to Uses Permitted by Special Exception. This is same classification as Continuing Care Facility.
§ 145-17 R3 MODERATE-DENSITY RESIDENTIAL DISTRICT.
- Added Dwelling, Transitional to Permitted Uses Permitted by Special Exception. This is same classification as Continuing Care Facility.
§ 145-18 C1 CORRIDOR COMMERCIAL DISTRICT.
• Added Dwelling, Transitional to Permitted Uses. This is same classification as Continuing Care Facility.
- Added Significant Tobacco Retailer to Permitted Uses
§ 145-19 C2 REGIONAL COMMERCIAL DISTRICT.
- Added Convenience Store, Large as Use permitted by Conditional Use
- Added Wireless Communications Facility, Tower as Use permitted by Special Exception
Millcreek Township Summary of Proposed Changes to Zoning Ordinance
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§ 145-24 I1 LIGHT INDUSTRIAL DISTRICT.
§ 145-25 12 HEAVY INDUSTRIAL DISTRICT.
- Added Data Center less than (<) 50,000 SQ FT in GFA as Use permitted by Conditional Use
- Added Data Center as Use permitted by Conditional Use
SUPPLEMENTAL REGULATIONS
§ 145-39 ADAPTIVE REUSE OF NONRESIDENTIAL STRUCTURES.
- Added Dwelling, Transitional and Dwelling, Multi-Family to list of Uses that may be considered
§ 145-50 CONVENIENCE STORE.
- B. For Convenience Store, Large the Premises upon which said Use is located shall have frontage on an arterial Street and the Principal Structures and Fuel Islands shall be no more than 400' from the right of way of said arterial Street.
2. Energy Use
§ 145-52.1 DATA CENTERS.
- A narrative description of the nature of the on-site activities and operations, including the market area served by the facility, the hours of operation of the facility, the total number of employees on each shift, the times, frequencies, and types of vehicle trips generated, the types of materials stored and the duration period of storage of materials.
- A site plan of the property indicating the location of proposed improvements, flood plains, wetlands, waters of the Commonwealth and cultural and historic resources on the property and within 500 feet of the boundaries of the property.
- Evidence that the disposal of materials will be accomplished in a manner that complies with state and federal regulations.
- Water supply,
- Solid waste disposal.
- School facilities and school district budget, and
- Municipal revenues and expenses.
- Data centers shall make good faith efforts to maximize use of renewable and/or clean energy for all electrical and cooling needs, either through on-site generation or verifiable power purchase agreements (PPAs).
- An Energy Management Plan shall be submitted with the Conditional Use application detailing at a minimum, annual electricity demand, what supply sources will be utilized, energy storage capacity (if applicable) and efforts made to maximize use of renewable or clean energy. The Plan will be prepared and certified by a professional engineer. The Energy Management Plan shall be subject to review and comment by the Township. The Township shall have the right to require supplemental or amended plans based upon comments by the Township prior to any land development approval.
- If the applicant proposes to connect the Data Center to the electric grid, the applicant shall provide documentation from the applicable electric service provider certifying that the necessary capacity is available and that the electric service provider will serve the Data Center. Known impacts on electric rates or availability for other uses directly attributable to the Data Center project shall be provided.
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- Any energy system designed or used to supply power directly to a Data Center during normal operations, including solar, wind, fossil fuel, or nuclear energy generating systems, shall not be considered part of the Data Center use. Such systems shall be considered a separate use and shall be approved by separate permits according to zoning regulations and federal and state regulations applicable to such use.
- An evaluation of the potential impacts of the proposed use, both positive and negative, upon:
- Emergency services and fire protection,
- Application for Conditional Use - The application shall contain the following:
1. Environmental and Community Impact Analysis. The applicant shall provide an environmental and community impact analysis. The environmental and community impact analysis shall include:
- iii. Sewage disposal,
Any environmental impacts that are likely to be generated (e.g., odor, noise, smoke, dust, litter, glare, heat islands, vibration, electrical disturbance, wastewater, stormwater, solid waste, etc.) and specific measure employed to mitigate or eliminate any negative impacts. The applicant shall further furnish evidence that the impacts generated by the proposed use fall within acceptable levels, as regulated by applicable laws and ordinances.
ARTICLE V
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require supplemental or amended plans based upon comments by the Township prior to any land development or permitting approval.
3. Water Utilization
The Data Center must connect to the public water system supplied by Erie Water Works or its successor. The Data Center applicant shall provide documentation from Erie Water Works or its successor certifying that the necessary capacity is available and that Erie Water Works will serve the Data Center.
- b. The Emergency Response Plan (ERP) shall be prepared by a qualified professional and include the following:
Be reviewed and accepted by the Millcreek Fire Department and Millcreek Emergency Management as part of the Conditional Use process;
Include detailed procedures for fire suppression, containment, ventilation, and evacuation;
4. Wastewater
The applicant shall connect to the public sanitary sewer system for wastewater disposal, including domestic wastewater and wastewater used for cooling or industrial purposes. Applicant shall demonstrate that the capacity to treat all flows has been approved by Millcreek Township, the City of Erie Wastewater Treatment Plant, and/or the Pennsylvania Department of Environmental Protection.
5. Electronic Waste
An Electronic Waste Plan shall be submitted with the Conditional Use application outlining procedures for safe removal and recycling or disposal of server infrastructure, hazardous materials, batteries, electronic waste, and related products, which will apply in cases when the data center is updated.
B. Performance Standards
1. Setbacks
All Data Centers and Data Center Accessory Uses shall be set back a minimum of 200 feet from a property line adjoining a Residential district. Performance Standards
- Any Data Center use proposing battery storage or any other devices or group of devices capable of storing energy in order to supply electrical energy at a later time, whether the energy is stored for use on-site or off-site, shall demonstrate compliance with International Fire Code Chapter 12 and National Fire Protection Association (NFPA) Standard 855. Installation of Stationary Energy Storage Systems, or similar standards and must include fire suppression systems designed specifically for battery storage.
- Include an evaluation of the access roads and hydrant locations within the site to ensure suitable access for emergency equipment within the site;
- Ensure that all first responders receive adequate training specific to the installed system;
- Include provisions for annual fire safety inspections demonstrating compliance with the fire safety standards to be performed by a qualified professional on behalf of the Data Center.
2. Fencing
Fences shall be constructed of good quality and visually appealing materials such as ornamental steel or other durable security-grade materials. Features such as barbed wire and razor wire are prohibited. Maximum fence height shall be 10'.
3. Safety
a. A detailed Emergency Response Plan shall be submitted with application, showing at a minimum that the data center has a plan in effect to deal with emergencies resulting from flood, fire, explosion, and catastrophic weather events. The Emergency Response Plan shall be subject to review and comment by the Township. The Township shall have the right to
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- Each Data Center operation shall provide 24-hour emergency contact signage visible at the access entrance. Signs shall include the company name (if applicable), the owner/representative's name, the telephone number, and the corresponding local power company's name and telephone number.
- No Data Center shall be approved unless the applicant demonstrates that procedures for fire suppression, containment, ventilation, and evacuation are sufficiently protective of public health, safety and welfare.
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C. Decommissioning
- A decommissioning plan shall be required at the time of application for all proposed Data Centers that establishes detailed inventory, timelines, management, removal of physical equipment, and disposal of recycled materials.
- Decommissioning must begin within twelve (12) months of discontinuation of the Data Center use, or upon abandonment by the operator, whichever occurs first. Decommissioning shall be completed within twelve (12) months thereafter unless extended by the Township in writing.
- Decommissioning shall include the removal of all hazardous materials and contents, including cabling, electrical components, and any other associated facilities.
- The facility owner shall, at the time of the land development plan application, provide the Township with an estimate of the cost of performing the decommissioning activities required herein. The facility owner shall provide financial security of 110% of the estimated cost of decommissioning. The estimate may include an estimated salvage and resale value, discounted by a factor of 10%. The decommissioning cost estimate formula shall be: gross cost of decommissioning activities minus 90% credit of salvage and resale value equals the decommissioning cost estimate.
- At the time of issuance of approval for the construction of the Data Center facility, the facility owner shall provide financial security in the form and amount acceptable to the Township and in favor of the Township, to secure its obligations under this section.
- On every fifth anniversary of the date of providing the decommissioning financial security, the facility owner shall provide an updated decommission cost estimate, utilizing the formula set forth above with adjustments for inflation and cost and value changes. If the decommissioning security amount increases, the facility owner shall remit the increased financial security to the Township within thirty (30) days of the approval of the updated decommissioning security estimate by the Township. If the decommissioning security amount decreases by greater than 10%, the Township shall release from security any amount held in excess of 110% of the updated decommissioning cost estimate.
- Decommissioning security estimates shall be subject to review and approval by the Township, and the facility owner shall be responsible for administrative, legal, and engineering costs incurred by the Township for such review.
- The decommissioning security may be in the form of cash, a certified or cashier's check, an irrevocable letter of credit and/or a restrictive and dedicated account with a federal- or commonwealth-chartered lending institution in the amount of
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110% of the total proposed decommission cost estimate and in a form satisfactory to the Township and its solicitor.
D. Data Centers and Data Center Accessory Uses shall be permitted exclusively by Conditional Use subject to the following:
- Proof that project mitigates or eliminates any negative findings of the Environmental and Community Impact Analysis
- Proof of approvals from:
- Electricity Supplier
- Erie Water Works or its Successor
- Millcreek Township Engineering Department for Sanitary Sewer Flows
- Any necessary state or federal permits
- An approved Electronic Waste Plan
- An approved Emergency Response Plan
- A Decommissioning Plan and estimates signed by a licensed professional engineer for 110% of the cost of decommissioning
§ 145-55.1. TRANSITIONAL DWELLING.
A. Transitional Dwelling General Requirements
- The Transitional Dwelling shall be manned by qualified staff on a twenty-four hour basis supervision shall be provided by staff qualified-by the sSponsoring Agency.
- Where applicable, licensing or certification of by the sSponsoring Agency shall be prerequisite to obtaining a Certificate of Occupancy, and a copy of an annual report with evidence of continuing certification shall be submitted to the Zoning Officer or their authorized representative in January of each year.
- Adequate open space opportunities for recreation shall be provided on the lot for the residents consistent with their needs, and such space shall be secured by a fence with a self-latching gate.
- Transitional Dwellings shall be permitted exclusively by Conditional UseSpecial Exception subject to the following:
- Proof of compliance with General Requirements above.
- Shall have frontage on and direct vehicular access to an arterial or collector street.
- A Transitional Dwelling may be established in an existing dwelling; however, no additions to the dwelling shall be permitted. A new building shall not be
Millcreek Township
Summary of Proposed Changes to Zoning Ordinance
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constructed for the sole purpose of housing a Transitional Dwelling
4. The maximum number of residents housed in a Transitional Dwelling shall be six (6) in the R2 District, unless the proposed dwelling qualifies as an Adaptive Reuse of Nonresidential Structures under Section 145-39, and ten (10) in the R3 District.
§ 145-68.1 SIGNIFICANT TOBACCO RETAILER
- A Significant Tobacco Retailer shall not be located within 1,000 feet of the property line of any parcel containing a Public or Private School or a Day-Care Center. This distance shall be measured in a straight line from the closest exterior wall of the building or portion thereof in which the Significant Tobacco Retailer is located to the closest property line of the protected use, regardless of the municipality or zoning district in which it is located.
- A Significant Tobacco Retailer shall be a minimum distance of 1,000 feet from the next nearest Significant Tobacco Retailer, measured along a straight line between the closest walls of each of the two facilities.
- A Significant Tobacco Retailer is prohibited from operating a Drive Through Facility.
- Significant Tobacco Retailers may not operate between the hours of 10:00 PM through 8:00 AM. Interior lights in Premises that are not necessary for safety or security shall be extinguished at close of business. Interior lighting shall comply with the not constitute a Nauisance Ordinance. (§ 40 Article II)
- The tobacco retailer shall comply with all applicable local, State, and Federal laws regarding the advertising, display, or sales of tobacco products.
ARTICLE VI
SIGNS
§ 145-88 ELECTRONIC MESSAGE CENTER SIGNS.
5. In the C-2 District, the maximum area shall not exceed two hundred (200) square feet. In all other Districts, the maximum area shall not exceed thirty-two (32) square feet.
ARTICLE VII
Millcreek Township Summary of Proposed Changes to Zoning Ordinance
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OFF-STREET PARKING STANDARDS
§ 145-92 MINIMUM REQUIRED PARKING.
The following changes were made (previous regulation in parenthesis):
- Clinic – Per results of an approved parking needs analysis (1 per 200 SF of GFA)
- Significant Tobacco Retailer – 1 per 200 SF of GFA (New use)
- Data Center – Per results of an approved parking needs analysis (New use)
- Presque Isle Gateway District: Any Land Development with over 5,000 SF of new GFA – Per the results of a parking needs analysis (New regulation)
§ 145-95 PARKING LOCATION.
A. Presque Isle Corridor. For Lots of 3.0 acres or more, parking for a Building that is located along private roads in the interior of a Land Development may front the Right-of-Way, provided that such parking may not account for more than 25% of the total Lot frontage, and Buffer Area C ($ 145-29) shall apply to such frontage. For all other Lots within the Presque Isle Corridor, no proposed parking spaces are allowed between the Building and the Right-of-Way. Surface parking spaces shall be limited to the side, the rear or at the face of a Building that does not front along a Street.
ARTICLE IX
ADMINISTRATION AND ENFORCEMENT
§ 145-107 ZONING PERMITS.
- J. Time limitations on applications and Permits, item 3. – extended time period for issuance of a Permit following approval of a variance from six (6) months from date of decision to twelve (12) months from the expiration of the appeal period of said decision. Extended the time period in which the authorization shall expire from six (6) months to twelve (12) months from the expiration of the appeal period of said decision.
ILLUSTRATIONS
Millcreek Township Summary of Proposed Changes to Zoning Ordinance
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ཀུན་སྡེ ཀྱི་ཁང་ཕན་ཡུ ཆེན་མཚན་ཆེན་ 2023年1月1日星期日
Attachment 3:12
- Correct Attachment 3:12 (Buffer Yard C) with revision date of AUGUST 2021 to reflect the following:
Label the buffer area along the right of way and rear property line as seven (7) feet, not the ten (10) feet that is depicted
Correct the text regarding trees to say "Trees shall have a diameter at breast height of two (2) inches and not less than seven (7) feet high"
[Unabel]
- Both changes are being made to ensure the exhibit matches the text of the ordinance
USE TABLE
Attachment 3:12
- The Principal Use Table (Attachment 145-1) and the Accessory Use Table (Attachment 145-2) have been updated to reflect all Zoning Ordinance amendments to date
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There being no further business to come before the Commission, the meeting was adjourned on motion by Mr. Kubeja, seconded by Mr. Strohmeyer, and carried unanimously at 6:04 PM.
Pete Kubeja ~ Chairman