Proposed "Project Gold" Data Center (Clifton & Covington TWPs)
A citizen-led resource to monitor and challenge the proposed $18 Billion "Project Gold" data center campus across Clifton and Covington Townships.
Grid Power Capacity
2.2 GW
2,200 MW grid load requested via PPL Big Bass & Tamarack Substations.
Proposed Footprint
2.5M Sq. Ft.
Single-story sprawling layout (6 buildings campus-wide).
Project Investment
$18 Billion
Goldsboro Land, LLC / Quantm Group submission.
Targeted Land Area
998.8 Acres
564.1 acres in Covington DCET District; 434.7 acres in Clifton.
Deconstructing the Developer's Narrative: The Real Community Impact
The August 18, 2026 Conditional Use application attempts to portray "Project Gold" as a low-impact development. However, engineering site plans reveal massive land disturbance, 2.9 acres of wetland fill, peak instantaneous well pumping rates up to 591.4 GPM, and a sprawling single-story footprint across nearly 1,000 acres of rural timberland.
Myth vs. Fact: Deconstructing Developer Claims
Exposing the gaps between the developer's application narrative and technical site plan reality (ordered from newest/most urgent to foundational facts).
Latest "Project Gold" Narrative Claims (August 2026 Filing)
Myth: Shrinking the plan to 6 single-story buildings makes this a "low impact" project.
Fact: Spreading 2.5 million square feet of single-story buildings across 998.8 acres creates a massive land-clearing footprint. Single-story sprawl requires clearing more forest, installing expansive impervious parking/mechanical yards, and destroying natural terrain, permanently altering local hydrology.
Myth: Eliminating on-site gas/nuclear power plants protects our local grid.
Fact: Demanding 2.2 Gigawatts (2,200 MW) from the public grid requires two massive new PPL substations (Big Bass & Tamarack) and 500 kV transmission extensions. This immense load strain risks regional grid stability, while rate-payers bear the risk of long-term utility infrastructure cost shifts.
Myth: Closed-loop cooling eliminates water resource and roadway traffic impacts.
Fact: Millions of gallons of water must be trucked in via heavy tankers to initially fill the closed-loop HVAC systems, causing heavy wear on Clifton Beach and Dorantown roads. Furthermore, peak instantaneous well pumping rates (up to 591.4 GPM) can still affect surrounding residential water tables.
Myth: Battery Energy Storage Systems (BESS) are harmless green infrastructure.
Fact: Industrial-scale lithium-ion battery banks carry serious thermal runaway and toxic off-gassing fire risks. A BESS incident places an extraordinary burden on local volunteer fire departments that must handle hazardous chemical fire containment.
Foundational Community Myths & Facts
Myth: This project will bring huge tax benefits without public costs.
Fact: Developers frequently negotiate tax abatements (PILOTs) that offset promised revenues. Furthermore, massive road wear and utility grid expansions risk passing financial burdens to municipal taxpayers and regional ratepayers.
Myth: Townships are illegally excluding data center development.
Fact: Municipal zoning allows reasonable pathways for commercial development. Attempting to force hyperscale industrial complexes into low-density rural or residential zones bypasses legitimate municipal planning and local protections.
Review the primary documents on the Resources page to see the full public record.
The Stakes: Key Impacts
Evaluating Project Gold's 2,200 MW (2.2 GW) grid demand, site plan footprints, and environmental considerations.
Power Demand: Contextualizing 2.2 Gigawatts (2,200 MW)
The August 2026 Project Gold filing requests 2.2 GW of grid-supplied power through PPL transmission infrastructure. This chart compares that demand against major power plants and cities.
Source: Project Gold Conditional Use Narrative (August 18, 2026). Utility benchmarks based on regional grid metrics.
Engineered Building & Campus Specifications (Langan CS100–CS106)
Details extracted directly from Langan Engineering Conditional Use Plans (August 18, 2026):
| Building / Component | Township Location | Footprint & FFE Elevation | Proposed Height / Details |
|---|---|---|---|
| Building 1 & 2 | Clifton Township | ~777,000 sq ft combined | 1-story (≤65 ft) |
| Building 3 & 4 | Covington Township (NW Campus) | 475,006 sq ft each | 1-story (≤65 ft) |
| Building 5 | Covington Township (NW Campus) | 388,500 sq ft (FFE: 1908.00') | 1-story (≤65 ft) |
| Building 6 | Covington Township (NW Campus) | 388,500 sq ft (FFE: 1910.00') | 1-story (≤65 ft) |
| Project Gold Total | Covington & Clifton (998.8 Acres) | ~2.5 Million Sq. Ft. | 2.2 GW Grid Load |
Power & Substation Infrastructure
Power will be 100% grid-supplied (2.2 GW) via PPL 230 kV and 500 kV transmission lines, requiring two new PPL substations (Big Bass and Dorantown/Tamarack Substations) and a Battery Energy Storage System (BESS) in Clifton.
Water Demand & Peak Well Draw
Reengineered to a closed-loop, air-cooled chiller system. While daily routine water usage is estimated at ~8,512 GPD campus-wide, peak instantaneous pumping rates reach **591.4 GPM**, and initial system filling requires massive water tanker truck transport.
Traffic & Road Access
Access points are mapped along Clifton Beach Road (S.R. 2013), Dorantown/Yostville Road (S.R. 2018), and Sandy Beach Road (S.R. 2017) near Interstate 380. Heavy truck traffic during construction and system fill will impact local roads.
Wetland Fill & Environment
Designates ~290 acres of open space in Covington Township. However, Langan site plans explicitly mark **2.9 acres of wetland disturbance** requiring individual PA DEP permit approval.
Timeline & Key Players
Track key milestones from initial 2025 filings to the August 2026 Conditional Use application.
Upcoming Phase & Public Hearings
Project History & Evolution
Decision-Makers & Boards
Filter municipal leaders, legal representatives, and advisory boards involved in township review processes.
Citizen Strategy & Action Plan
Proactive, organized engagement is critical during upcoming Conditional Use public hearings.
Core Action Items
- Attend Covington Conditional Use Hearings: Monitor township agendas for the scheduled public hearing date on the August 18, 2026 Conditional Use Application.
- Enforce PA GRID Standards: Demand full transparency regarding PPL ratepayer protections, local labor requirements, and legally binding Community Benefit Agreements.
Site Plans & Maps
Engineered site layout drawings prepared by Langan Engineering (dated August 18, 2026). Click images to view.
Overall Site Plan
Sheet CS101 - Site Layout Matchline
News & Investigative Coverage
Chronological archive of local reporting from Kat Bolus (WVIA/NPR), commentary from Chris Kelly (The Times-Tribune), county leadership initiatives, and national investigations.
Commissioners Approve Countywide Data Center Health-Impact & Emergency Study
Championed by Commissioner Bill Gaughan, the Lackawanna County Board of Commissioners voted to commission an independent study evaluating regional air emissions, plume modeling, emergency response limitations, and public health risks posed by high-density data centers and auxiliary power facilities.
Read Coverage on The Times-Tribune →Judge Voids Clifton Twp. Data Center Settlement as Residents Push for Stricter Rules
Kat Bolus reports on the Lackawanna County Court decision invalidating Clifton Township's controversial settlement agreement with developer 1778 Rich Pike LLC. The ruling sent officials back to the drawing board to draft comprehensive zoning standards maintaining strict 35-foot height caps.
Read on WVIA News →County Commissioner Pushes for Moratorium & Cumulative Impact Analysis
Reporting on Commissioner Bill Gaughan's call for Governor Shapiro to institute a multi-year statewide moratorium on hyperscale data center development while cumulative impacts on regional air quality, water supplies, and electrical grid infrastructure are rigorously assessed.
Read on WVIA News →The Data Center Invasion Has No Borders
Chris Kelly examines how multi-gigawatt developer projects exploit neighboring rural municipal lines. Even if one township resists, adjacent approvals threaten regional roadways, water security, and electric utility rates for all surrounding residents.
Read Column on The Times-Tribune →Today's Flawed Concept is Tomorrow's Disaster
Kelly cautions municipal supervisors against taking developer concessions at face value, breaking down how speculative corporate applicants use phased applications and narrative promises to gain foothold approvals in rural areas.
Read Column on The Times-Tribune →Special Series: Data Centers in NEPA — Water Supplies, Electric Grids, and Community Pushback
A comprehensive three-part investigative series examining the environmental and utility risks of the regional data center boom:
- Part 1: Potential Impacts on Water Supplies & Aquifers
- Part 2: Strain on PPL High-Voltage Transmission Lines & Ratepayer Costs
- Part 3: Grassroots Response Across Clifton, Covington, and Archbald
Lawyers, Residents and Experts in Clifton Twp. Debate Project Gold Demands
Bolus reports from the Gouldsboro Fire Hall during the Zoning Hearing Board challenge, documenting cross-examinations of the developer's witnesses regarding building height requirements, 24/7 acoustic limits, and PPL 230 kV power procurement.
Read Full Hearing Report on WVIA →Clifton Township: Discussing Proposed Data Center Uses
Archived recording of public discussions addressing the legal and environmental impact of substantive validity challenges on local zoning.
National Perspective: Noise, Water Strain, and Community Impact
- TIME Magazine: Inside the Health Impact of Continuous Low-Frequency Server Fan Noise in Rural Neighborhoods.
- Grist: High Computing Demand Guzzling Groundwater and Pressuring Regional Watersheds.
- POLITICO: How Utility Ratepayers Face Long-Term Risk for Speculative Grid Upgrades.
Executive Summary (Updated August 2026)
Goldsboro Land LLC, JCO LLC, and Joseph C. Occhipinti, in partnership with Quantm Group, LLC, have formally submitted a Conditional Use Application for "Project Gold" to Covington Township. The application targets a 998.8-acre assemblage (564.1 acres in Covington's DCET district and 434.7 acres in Clifton). Reengineered from initial 2025 concepts, the current proposal calls for 6 single-story buildings (4 in Covington), 2.2 GW grid power supplied by PPL, closed-loop air cooling (~8,512 GPD domestic water draw), and 18 emergency life-safety generators.
Analysis of Project Gold (Clifton & Covington Townships)
I. Property Assemblage
Project Gold spans contiguous parcels bounded by Interstate 380, Clifton Beach Road (S.R. 2013), Drinker Turnpike (S.R. 0435), and Dorantown/Yostville Road (S.R. 2018).
II. Property Portfolio Details
| Parcel ID | Township / Zoning | Acreage | Owner of Record / Applicant |
|---|---|---|---|
| 21903-020-006.01 | Covington (DCET) | 92.43 Acres | Goldsboro Land, LLC |
| 22601-020-002 | Covington (DCET) | 104.23 Acres | Goldsboro Land, LLC |
| 22604-020-001 | Covington (DCET) | 141.40 Acres | Goldsboro Land, LLC |
| 22601-020-001 | Covington (DCET) | 104.37 Acres | Goldsboro Land, LLC |
| 22604-010-002 | Covington (DCET) | 9.69 Acres | Joseph Occhipinti (Equitable: Goldsboro Land) |
| 23202-020-001 | Covington (DCET) | 176.44 Acres | JCO, LLC (Equitable: Goldsboro Land) |
| 22604-010-002.01 | Covington (DCET) | 142.96 Acres | JCO, LLC |
Resources & Documents
Reference links, municipal filings, and project applications.
1. Official Project Gold Filings
| Document Item | Details | Filing Date |
|---|---|---|
| Conditional Use Narrative (Project Gold) | Comprehensive narrative by Goldsboro Land, LLC detailing reengineered 6-building layout, closed-loop cooling, and 2.2 GW grid power. | August 18, 2026 |
| Conditional Use Site Plans (Langan CS100–106) | Engineered site drawings prepared by Langan Engineering showing building FFEs, Dorantown Substation, and wetland fill boundaries. | August 18, 2026 |
| Covington Public Hearing Application | Signed application by Anthony Maras, Esq. (Quantm Group) seeking Conditional Use under Ordinance No. 2025-03. | August 17, 2026 |
| Clifton Township Code Library | Codified township zoning and land use regulations. | Active Code |