On the agenda: Westwhiteland meeting — Data Center (Feb 3)

WEST WHITELAND TOWNSHIP
Planning Commission
Agenda
Tuesday, February 3, 2026
7:00 P.M.

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Reminder to meeting participants: Please speak clearly into the microphone.
CALL TO ORDER
REVIEW OF MEETING MINUTES
1. Approval of the minutes of the meeting of January 6, 2026
PUBLIC COMMENT
Comments or questions regarding issues NOT on the agenda should be raised at this time.
Members of the public will have an opportunity to ask questions and comment upon agenda
items during the discussion on those items.
PLANS
Green Fig Land, LLC
Site Address: 215 Valley Creek Blvd.
First Review: Land Development
A land development plan for stormwater management facilities for an industrial development on
an adjacent property in East Whiteland Township.
NEW BUSINESS
OLD BUSINESS
ANNOUNCEMENTS
Proposed Data Center Ordinance update.
2025 Annual Report.
ADJOURNMENT
Next Meeting: February 17, 2026

MEMORANDUM
TO:

Planning Commission

FROM:

John R. Weller, AICP
Director of Planning and Zoning

SUBJECT:

The Data Centers land development plan

DATE:

January 30, 2026

APPLICANT:

Green Fig Land, LLC
c/o Charles Lyddane
10 Woodford La.
Malvern, PA 19355

SITE ADDRESS:

215 Valley Creek Blvd.
Exton, PA 19341

TAX PARCELS:

41-3-4

ZONING:

O/L, Office/Laboratory

DESCRIPTION:

Land development plan for stormwater management facilities for an industrial development on an adjacent property
in East Whiteland Township.

EXPIRES:

April 6, 2026

Background
The subject property is a vacant lot covering 25.07 acres in the Office/Laboratory zoning district
along the east side of Valley Creek Blvd. It is bound by the Chester Valley Trail to the north
and the East Whiteland Township line to the east; the adjacent land in East Whiteland is currently vacant but is to be developed as a data center. The property to the south is owned by
West Whiteland Township and is the site of our Public Works Facility. The subject lot is nearly
level, rising at an average grade of just over 1% from Valley Creek Blvd. to the Township line.
Valley Ck. flows across the site, and much of the lot is within the FEMA-designated floodway
and 100-year floodplain associated with that stream. The stream corridor is mostly wooded,
with the rest of the property in meadow. An easement owned by the Philadelphia Electric
Company runs along the north edge of the property, adjacent to the Trail.
In the mid-2000’s,1 the then-owner of the adjacent 75-acre lot in East Whiteland had a plan to
develop that site with a continuing care retirement community to be called Whiteland Village.

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This was a few years after Rubenstein Partners received approval for the Master Plan of the Valley Creek Corporate
Center, which was to occupy the adjacent lands in West Whiteland. The subject property abuts – but was never

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All the buildings and amenities were to be in East Whiteland; the West Whiteland lot would
have only a small office building/sales center, an access drive to Valley Creek Blvd., and stormwater management facilities. On June 12, 20072, the West Whiteland Board of Supervisors
(“Board”) granted final approval to the land development plan for those improvements. Since
the storm basin was to be an element of the erosion and sedimentation control facilities during
the construction process, the basin was constructed soon thereafter. However, none of the
proposed buildings were ever built, and the developer eventually abandoned the project.
When the developer applied to withdraw their plans officially, West Whiteland had concerns
about the impact of leaving the essentially complete stormwater basin in place, noting that the
property owner would be responsible for maintenance and reporting, even though the facilities
would not be used as designed. After consulting the Township Engineer and the Township
Solicitor, the Board determined that the site should be restored to its original condition. Since
the restoration work met the definition of “land development,” we required the developer to
secure land development approval for it. The Board approved this land development plan on
October 23, 2013, and the restoration was subsequently completed.
In January 2024, we received a new land development plan for this property that proposed to
re-construct the stormwater management facilities, again to accommodate a large development
on the adjacent land in East Whiteland. This time, the East Whiteland project was a data center complex and not a residential community. The Commission reviewed that plan on March 5,
2024 and that same night unanimously passed a motion recommending that the Board approve
the plan, which they did at their meeting on April 10, 2024.
Since that time, the Applicant has modified the design of the East Whiteland portion; the East
Whiteland Planning Commission reviewed the revised plans for the first time on January 28,
2026. The modifications have resulted in changes to the stormwater management facilities in
West Whiteland. While relatively minor, Staff directed the Applicant to submit updated drawings for new reviews by our consultants and re-approval.
Tonight is the first presentation of this revised land development plan to the Planning
Commission.
Consultant Reviews
Since the plan does not propose any traffic-related improvements, we did not request a review
from Bowman, our traffic engineer. Similarly, no sanitary sewer facilities are involved, so there
is no review from Remington & Vernick.

part of – the corporate center project. This tract is now being developed by Toll Brothers as an active adult
residential community.
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At that time, we determined that the proposed improvements were allowed by §325-15.B(6) of the Zoning
Ordinance (“Zoning”) as “accessory uses incidential to those permitted above,” even though the use proposed in
East Whiteland was not among those “above” uses. Based upon this precedent, we have determined that the
stormwater management facilities now proposed are permitted under that same section of the Zoning.

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•

SSM review dated January 15, 2026. Comments #1 through #7 review requested
waivers. The first two involve our Stormwater Management Ordinance, and SSM supports both. The others are related to landscaping, and SSM defers to Theurkauf (see
below); comments #8 and #9 are administrative items required by our Subdivision and
Land Development Ordinance.
The remaining eight comments address the stormwater management provisions. SSM
does not direct any design changes, but they note a variety of administrative items. It
appears that the most significant concern the required Operation and Maintenance Plan
for the facilities, which the Township must approve (comments #13 through #15).

•

Theurkauf Design and Planning (“Theurkauf”) review dated January 8, 2026.
The Applicant has requested a variety of waivers from our landscaping requirements.
Comments #1 and #2 support waivers from the perimeter and screen buffer requirements as the intent of the buffer is satisfied by the size of the tract and existing vegetation. Comment #3 notes that the proposed basin design qualifies as “naturalistic,” so no
buffer plantings are required.
Regarding our compensatory planting requirement, comment #4 advises that the
proposed landscaping is sufficient compensation for the trees likely to be removed.
Comments #5 and #6 are administrative items.

The Chester County Planning Commission reviewed the entire project at the request of East
Whiteland Township in correspondence dated December 21, 2023. A portion of that review
addressed the stormwater management facilities in West Whiteland, and we previously noted
that addressing SSM’s concerns would also resolve the County’s issues. The County advised
that they would not review the West Whiteland portion separately, so the 2023 review satisfies
the legal requirement for County review.
Staff Comment
While we are interested in the impact of the portion of the project in East Whiteland, we have
no jurisdiction over that area. Fortunately, we enjoy a good relationship with East Whiteland,
so if any issues arise in the course of tonight’s meeting involving that portion of the project,
Staff can make them known to East Whiteland.
While tonight is the first review of this particular submission, the new design is similar to the
version approved in 2024, and our consultants have no serious concerns. Staff therefore has
no objection to Commission action on this plan tonight, and we have attached a draft motion
for your consideration. We note that Theurkauf has advised that some of the waivers
requested regarding our landscaping requirements are not needed, so those waivers do not
appear in the motion. Also, when the Commission recommended approval of the 2024 plan,
the motion directed the provision of additional landscaping adjacent to the Chester Valley Trail.
This additional landscaping was not to exceed what we could require pursuant to the waived
sections. We have retained this provision within condition #4 of the draft motion.

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Attachments
1.
2.
3.
4.

SSM review dated January 15, 2026.
Theurkauf review dated January 8, 2026.
Draft motion dated January 16, 2026.
Plan set prepared by JMR Engineering, LLC, dated January 31, 2024 and most recently revised
December 3, 2025.

Plans\123\215 Valley Creek\PC memo – 260116

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Spotts, Stevens and McCoy
1047 N. Park Road > Reading PA 19610
610.621.2000 > F. 610.621.2001 > SSMGROUP.COM

January 15, 2026

Mr. John R. Weller, AICP
Director of Planning and Zoning
West Whiteland Township
101 Commerce Drive
Exton, PA 19341

RE:

Data Centers
Stormwater Basin Review
SSM File 101008.0386

Dear Mr. Weller:
We have reviewed the above-referenced submission consisting of the following:
•

Preliminary/Final Land Development Plans (14 sheets), “The Data Centers”, prepared by JMR
Engineering, LLC, Project No. 1508-B, dated January 31, 2024 and most recently revised
December 3, 2025;

•

Preliminary PCSM Narrative & Report, Data Centers, prepared by JMR Engineering, LLC,
Project No. 1508-B, dated November 10, 2023 and most recently revised December 1, 2025, and;

•

Waiver Request Letter, prepared by JMR Engineering, LLC, dated December 15, 2025.

Green Fig Land Company is proposing to construct two buildings, associated parking, utilities and other
stormwater facilities on the adjoining property in East Whiteland Township. In addition to the stormwater
facilities within East Whiteland Township, a relatively large wet basin (retention pond) is proposed within
West Whiteland Township at the site N/F Whiteland Holdings, L.P. parcel UPI#41-3-4 that was once the
proposed site for the Township’s proposed Public Works Facility.
Issues regarding landscaping and buffering will be addressed by Theurkauf Design and Planning.
We have the following comments.
WAIVER REQUESTS
1.

Section 270-15.T(2)(b) – The requested waiver is to allow encroachments (fill) within Riparian
Buffer Zone 2. We do not object to this waiver request.

2.

Section 270-20 – To not require stormwater infiltration, due to the presence of underlying karst
geologic formations (significant potential for sinkhole formation). Based upon our previous
review of this site, we do not object to this request and note that issuance of an NPDES permit
satisfies this requirement.

ENGINEERING | SURVEYING | ENVIRONMENTAL SERVICES

Mr. John Weller | West Whiteland Township
SSM File 101008.0386
January 15, 2026
Page 2 of 3

3.

Section 270-21.D – To allow a minimum orifice size in the outlet structure less than 3 inches in
diameter. There are no outlet structure orifices less than 3 inches in diameter and therefore this
request is not required.

4.

Section 281-16.C(11)(a) – To not require survey of individual mature trees with a diameter at
breast height (DBH) of six inches or more outside of woodland areas and their associated species
name and size. Theurkauf Design and Planning will review this request. We further note that a
similar waiver request is noted on Sheet 2 but indicates the incorrect code section.

5.

Section 281-34.G. – To not require compensatory planting for trees removed which are greater
than 12” DBH. Theurkauf Design and Planning will review this request.

6.

Section 281-35.A. & E. – The request states “Use of perimeter buffers.” This section contains
three subsections. We recommend that the waiver request be more specific to the subsections to
which it is requesting relief. Theurkauf Design and Planning will review this request.

7.

The waiver requests, on Sheet 2 of the plans, shall be updated.

COMPLIANCE WITH SUBDIVISION AND LAND DEVELOPMENT ORDINANCE
8.

The owner’s affidavit shall be signed and notarized prior to the plan being endorsed by the
Township, Section 281-16.B(10)(a).

9.

An improvements agreement and guarantee will be required, Section 281-54. Please see our
recommendation for financial security via letter dated January 7, 2026.

COMPLIANCE WITH STORMWATER MANAGEMENT ORDINANCE
Background
The plan proposes a wet pond and portions of conveyance facilities (storm sewer pipes, swales and riprap / endwalls located within West Whiteland Township that will serve runoff from proposed buildings
and parking lots within adjoining East Whiteland Township. It appears that the plan is intended to stand
alone and that other Best Management Practices (BMPs) are only noted by reference to other plans for
facilities in East Whiteland Township.
10.

The Managed Release Concept (MRC) design protocol outlined by PaDEP is proposed. We note
that the issuance of an NPDES permit for this project will satisfy the “Water quality and runoff
volume requirements” Section 270-19 in this regard.

11.

The applicant shall provide the Township with evidence that they have received a General
NPDES Permit for construction activities, Section 270-17.A(1)(b).

12.

The applicant shall provide the Township with a letter of adequacy from the Conservation District
for an erosion and sediment control plan prior to the Township endorsing the plan, Section 27031.B.

13.

A Stormwater Operation and Maintenance (O&M) plan shall be submitted for review, Section
270-41.B. The plans shall be expanded to include Stormwater O&M requirements.

14.

The O&M plan and O&M agreement shall name the entity (including contact information)
identified in the SWM site plan who shall be the owner of and be responsible for ongoing
inspections, operation, repair, and maintenance of each BMP or conveyance following

Mr. John Weller | West Whiteland Township
SSM File 101008.0386
January 15, 2026
Page 3 of 3

completion of construction, Section 270-41.C. The response letter indicates “Comment
acknowledge. No response.” The plan shall be modified accordingly.
15.

An O&M agreement shall be submitted, Section 270-41.D(1) and the O&M plan shall be attached
to, incorporated within, and recorded as a public record along with a fully executed O&M
agreement, all of which shall be recorded as a restrictive covenant that runs with the land and
shall be binding upon the landowner and any heirs, administrators, successors in interest or
assigns of the landowner, Section 270-41.D(2).

16.

We previously noted that easements shall be provided for access to the stormwater management
facilities, Section 270-41.E(2). Note 25 of the General Notes on Sheet has been added to the plan.
We recommend that the Township should review the note for adequacy.

17.

The estimated construction timeframe on Sheet 2 in general note 23 shall be updated accordingly.

We respectfully request for ease of review that future response letters include responses to all of our
comments and indicate the drawing numbers and/or report page numbers that correspond to the changes
that have been made.
If you have any questions please feel free to call me.
Sincerely,
Spotts, Stevens and McCoy

Kent D. Morey, P.E., CBLP
Senior Engineer
[email protected]

cc:

Nick Szeredai, P.E.

MEMORANDUM
TO:

John Weller, AICP, West Whiteland Township Director of Planning and Zoning
Patrick Gorman, AICP, Township Planner
Anne F. Walters, RLA
John M. Robinson, P.E., M.B.A., JMR Engineering, LLC
Kent Morey, SSM Group, Inc.
Nick Szeredai, SSM Group, Inc.

FROM:

Edward A. Theurkauf, RLA, ASLA, APA
Celia E. Winters, ASLA, MLA

DATE:

January 8, 2026

SUBJECT:

REVIEW COMMENTS – DATA CENTER
PRELIMINARY/FINAL LAND DEVELOPMENT PLAN DATED 12-15-25

Please note our review comments pertaining to the following documents that we received on 12-232025:
•

Land Development Plan consisting of 13 sheets; and

•

Waiver request letter from John M. Robinson, P.E. dated 12-15-2025

1350 Elbow Lane • Chester Springs, PA 19425 phone 484-888-5574 email [email protected] www.theurkauf.com

REVIEW COMMENTS – DATA CENTER
PRELIMINARY/FINAL LAND DEVELOPMENT PLAN DATED 12-15-25

Page |2

January 8, 2026

1. Property Line Perimeter Buffers – The basin/BMP and rain gardens/MRC are accessories to the data
center use across the eastern property line. Sections 281-35.A and 281-35.E of the subdivision and
land development ordinance (SLDO) require 25 foot wide planted perimeter buffers between the
basins and the municipal public works use to the south and southwest, and from the data center to
the east. The applicant requests a waiver from the planting requirement.
a. Public Works Buffer – The area between the basin/rain gardens and the public works facility
consists of a broad wooded floodplain area that provides more than adequate screening.
We have no objection to the requested relief.
b. Data Center Buffer – The 25 foot buffer width is proposed without the required vegetation.
As the basin is a component of the adjacent development, we have no objection to the
requested relief.
2. Screen Buffer – Section 281-35.A (SLDO) requires a 50 foot wide planted screen buffer between the
proposed basin/rain gardens and the recreational Chester Valley Trail to the north. The nearest rain
garden is 385 feet from the Trail, and there is an ample buffer of existing tree and shrub vegetation
between. The basin/rain gardens will be below grade and scarcely visible from the Trial. We would
support a waiver from any further buffer planting requirement.
3. Basin Buffer – In accordance with Section 281-35.F.4 (SLDO), a perimeter buffer is not required for
naturalistic basins with maximum 4:1 side slopes and 100% native vegetation. The basin and rain
gardens qualify as naturalistic.
4. Tree Removal and Compensatory Trees – Section 281-34.G (SLDO) requires compensatory plantings
for trees of 12-inch DBH and greater that are removed. The (22) proposed evergreen trees would
meet the requirement for any reasonably anticipated amount of tree removal. The plan is deemed
compliant.
5. Cost Estimate – The cost estimate shall reflect the increase of native seed mix for the proposed rain
gardens.
6. Conclusion – Subject to Township approval of the buffer planting waiver requests, we have no
objection to plan approval.
Please contact this office with any questions
1350 Elbow Lane • Chester Springs, PA 19425 phone 484-888-5574 email [email protected] www.theurkauf.com

MEMORANDUM
TO:

Planning Commission

FROM:

John R. Weller, AICP
Director of Planning and Zoning

SUBJECT:

Draft motion for The Data Centers land
development plan

DATE:

January 30, 2026

To recommend that the Board of Supervisors approve the land development plan entitled “The
Data Centers,” a 14-sheet plan set prepared by JMR Engineering, LLC, dated January 31, 2024
and most recently revised December 3, 2025 (the “Plan”), with the following waivers and
subject to the following conditions:
1. The Plan is approved as a Final Plan pursuant to §281-10.D of the West Whiteland Township Subdivision and Land Development Ordinance (“S/LDO”).
2. Waiver of §270-15.T(2)(b) of the Stormwater Management Ordinance to allow fill within
Zone 2 of the Riparian Buffer Area as shown on the Plan, pursuant to comment #1 of the
Spotts, Stevens and McCoy (“SSM”) review dated January 15, 2026.
3. Waiver of §270-20 of the Stormwater Management Ordinance such no infiltration of stormwater need be provided, pursuant to comment #2 of the SSM review dated January 15,
2026.
4. Waiver of §281-35.A and §281-35.E of the S/LDO such that no additional plantings are necessary to satisfy the perimeter and screen buffer requirements, pursuant to comments #1
and #2 of the Theurkauf Design & Planning (“Theurkauf”) review dated January 8, 2026.
However, the Applicant shall provide additional landscaping satisfactory to the Township to
mitigate the visual impact of the development as seen from the Chester Valley Trail, not to
exceed the number of plantings that could be required pursuant to the said sections.
5. Waiver of §281-34.G of the S/LDO such that existing trees of 12” or greater DBH that are to
be removed need not be identified, pursuant to comment #4 of the Theurkauf review dated
January 8, 2026.
6. All remaining consultant and Staff concerns shall be resolved to the satisfaction of the
Township.
7. Execution and recording of the Township’s Stormwater Facilities Maintenance Agreement
and Landscaping Restrictive Covenant, pursuant to Township practice. If the Applicant
makes no material revisions or additions to the standard form of the said documents, then
the Township Manager should be authorized to sign these forms on behalf of the Township.
8. Execution of a Developer Agreement and a Financial Security Agreement pursuant to Township practice. The amount of such security shall be based upon construction cost estimates
for the site improvements, including landscaping, to be provided by the Applicant, which
shall be reviewed and deemed sufficient by SSM and Theurkauf. If the Applicant makes no

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material revisions or additions to the standard form of the said agreements, then the Township Manager should be authorized to sign these forms on behalf of the Township.
9. Payment of all outstanding Township invoices within 45 days of the date of Final Plan
approval by the Board of Supervisors.
Plans\123 \215 Valley Creek\PC DRAFT motion – 260130

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