A 12-month moratorium immediately prohibits establishing, permitting, considering, approving, locating, constructing, or installing any data center, unless the Township adopts both data-center regulatory and zoning ordinances sooner.

The Township Board may grant a moratorium waiver only upon request and only if it finds that the waiver would not affect health, safety, or welfare and is reasonable and consistent with the Township Zoning Ordinance.

Large- and small-scale data centers are allowed only as conditional land uses in the Planned Manufacturing District and are prohibited elsewhere.

Accessory data centers are allowed only as conditional accessory uses to approved principal uses in the Planned Manufacturing, Public/Semi-Public Services, Medical Services, Neighborhood Commercial, and Village Commercial districts, and are prohibited elsewhere.

Data-center projects must submit complete conditional-land-use and site-plan applications and obtain the required approvals.

Large-scale data centers require at least 10 acres, while small-scale and accessory data centers require at least 2 acres.

Data centers are limited to 45 feet in height, including mechanical equipment and heating and cooling towers, and to 60 percent maximum lot coverage.

Large-scale data centers must be set back at least 200 feet from property lines and roads; small-scale and accessory data centers must be set back at least 75 feet.

Data centers must provide a landscaped greenbelt at least 50 feet wide along all property lines, including an opaque Type A landscape screen.

Data-center buildings must meet specified architectural and façade-articulation requirements, including at least three design elements at intervals no greater than 25 feet horizontally and 10 feet vertically.

At least 75 percent of data-center wall areas visible from public streets must use specified durable materials; vinyl or aluminum siding is limited to accents and EIFS may not be the primary material.

Outdoor mechanical equipment, generators, cooling towers, transformers, and rooftop equipment must be screened to specified heights with architecturally compatible walls or panels.

Data-center lighting must use full-cutoff, down-directed, shielded fixtures and may not exceed 0.5 foot-candles at residential property lines or 1.0 foot-candle elsewhere.

Data centers must provide on-site detention and water-quality treatment meeting Washtenaw County requirements, including consideration of thermal impacts from roofs, paving, and condenser discharges.

Data centers may not install, construct, operate, maintain, expand, or use any water-reinjection system involving groundwater, municipal or potable water, cooling water, wastewater, reject water, or other facility-related fluids.

Applicants must install and operate an approved groundwater-monitoring network with at least one upgradient well, two downgradient wells, and additional wells where needed.

Groundwater monitoring must include monthly elevation measurements and quarterly water-quality sampling for at least 12 months before construction or operation, followed by specified monitoring during construction and operation.

Applicants must submit a construction logistics and traffic-management plan addressing haul routes, delivery windows, worker parking, and dust and mud control; construction is limited to 7:00 a.m. through 7:00 p.m., Monday through Saturday, unless otherwise approved.

Routine data-center operations, including cooling equipment, may not exceed 50 dBA Leq at the property line or 40 dBA Leq adjacent to residential uses between 10:00 p.m. and 7:00 a.m.

Data centers must conduct pre- and post-occupancy sound studies by a qualified acoustical engineer, address prominent discrete tones and impulsive noise, and prevent perceptible vibration at property lines.

Routine generator testing is limited to 8:00 a.m. through 6:00 p.m. on weekdays and must comply with applicable noise limits.

Stationary engines, cooling towers, and other emission sources must comply with federal Clean Air Act and EGLE requirements, obtain and maintain required air permits, and use EPA Tier 4 Final generators.

Data centers must target a power usage effectiveness of 1.3 or lower or document the highest efficiency reasonably achievable given site constraints.

Applicants must demonstrate that more than 25 percent of projected annual energy demand will come from specified renewable-energy sources or programs and must provide a waste-heat-reuse feasibility analysis.

Water-based cooling systems must minimize potable-water use and demonstrate use of recycled, reclaimed, or non-potable water to the maximum extent feasible.

Data centers must provide perimeter barriers at least 8 feet high, controlled entrances, continuously operating specified camera coverage with recordings retained for at least 30 days, and a security plan.

Data centers must provide at least two emergency-vehicle access points, maintain fire lanes, install NFPA-compliant automatic fire detection and suppression systems, and submit emergency-response and hazardous-materials plans.

Associated battery energy storage systems must be accessory components, comply with NFPA 855 and applicable codes, and generally be set back at least 100 feet from property lines and 300 feet from residential districts or uses.

The Township may retain qualified consultants to review data-center energy, water, air-quality, battery-storage, renewable-energy, stormwater, and related issues, and applicants must escrow all reasonable review costs.

Before receiving a certificate of occupancy, data centers must submit commissioning results for mechanical and electrical systems and acoustical compliance.

Operators must submit an annual report by March 31 covering energy use, power usage effectiveness, renewable-energy procurement, water use, groundwater testing, generator operation and emissions compliance, sound monitoring, and upgrades; failure to monitor or report may support revocation of approvals.

Applicants must submit a decommissioning and site-restoration plan and post financial assurance equal to 125 percent of estimated decommissioning costs before receiving a building permit, with estimates updated every five years.

A data center is deemed abandoned after 12 consecutive months without operations unless the owner demonstrates intent to resume; decommissioning must begin within six months and be completed within 12 months.

Decommissioning generally requires removing above-ground structures, equipment, fencing, and pavement not used for an approved reuse, removing below-ground infrastructure to at least 36 inches below grade, and restoring the site with topsoil and native vegetation.

The Township may impose a temporary moratorium by resolution on accepting, reviewing, or approving land-use applications for specified uses, districts, or geographic areas, including data centers, for up to one year, with extensions of up to six months at a time upon updated findings.

Projects subject to site-plan review must obtain Planning Commission approval and submit parking, loading, access, circulation, and related plans with the building-permit application; the Township may require a performance guarantee when paving is delayed by weather.

Data-center sites must meet applicable off-street parking minimums and may not exceed parking maximums unless the Planning Commission finds documented typical-day demand requires additional spaces; shared or reduced parking requires owner agreements and peak-use studies.

Data centers and related commercial or industrial operations must provide required on-site loading spaces, including specified dimensions, access, paving, spacing, and maneuvering areas.

Parking, loading areas, access aisles, and pedestrian paths generally must use approved hard-surface paving, and driveways and parking areas must satisfy Township grading, stormwater-management, and drainage requirements.

New or expanded data-center sites subject to site-plan review must provide landscape buffers, greenbelts, parking-lot islands, and screening; required buffers generally must provide a six-foot screen with at least 80 percent opacity, and parking lots require at least one landscaped island per 10 spaces.

Outdoor trash storage must be kept in lidded containers within a screened enclosure with minimum six-foot walls, a lockable gate, protective bollards, and a concrete pad extending at least 10 feet beyond the gates.

Exterior lighting must be fully shielded and directed downward, with limits of 20 footcandles within the site, 0.2 footcandles at boundaries adjoining roads or residential property, and 1.0 footcandle at boundaries adjoining nonresidential property; pole heights are also limited.

Outdoor lighting must be reduced to at least 50 percent of full illumination one hour after closing, except for specified 24-hour business, security, and property-protection circumstances.

Regulated operations must comply with limits on noise, nighttime loading and construction near residential districts between 8:00 p.m. and 7:00 a.m., vibration, airborne dust, odors, glare, heat, and harmful emissions.

Development requiring applicable site-plan or related review must observe natural-feature constraints, including 50-foot setbacks from rivers and streams, 25-foot setbacks from wetlands and certain county drains, prohibitions on development in the 100-year floodplain, and restrictions on improvements, fill, soil removal, and drainage in protected areas.

Development must preserve at least 30 percent of regulated trees on the site or present within the previous five years; removed trees generally require replacement at ratios from 1:1 to 6:1, with higher requirements for landmark and sovereign trees.

Tree preservation and replacement obligations require a performance guarantee before the first building permit, construction-protection barriers, replacement of trees that die or are damaged within three years, and possible payment into a Township tree-planting fund when on-site replacement is infeasible.

Buildings in the Planned Manufacturing and specified other districts within an Urban Service Area generally must connect to public water and sanitary sewer systems; private community wastewater systems are prohibited except in Planned Community districts under the applicable ordinance.

New commercial development within the Fleming Creek Watershed is subject to review and advisory recommendations by the Fleming Creek Advisory Council.

A rezoning needed for a data center requires Planning Commission review, a public hearing, and Township Board action; an elector may then initiate a referendum, and a qualifying petition can delay the amendment pending voter approval or petition rejection.

Conditional rezoning conditions must be voluntarily offered in writing, recorded with the Washtenaw County Register of Deeds, and completed within specified limits; conditional rezoning expires after two years unless progress has been diligently pursued and substantial completion has occurred.

Variances require a formal application, fee, and documentation of unique property conditions and lack of a reasonable conforming use; an approved variance becomes void unless the required permit or authorized occupancy begins within 180 days, subject to one possible extension of up to 180 additional days.

Expansion of a nonconforming data-center use or structure generally requires Zoning Board of Appeals approval, a public hearing, application fees and escrow deposits, technical review, and findings that the expansion will not adversely affect specified public interests or nearby property.

The Township Board may waive the data-center moratorium when an applicant requests a waiver and the Board finds that it would not affect the Township’s health, safety, or welfare and is reasonable and consistent with the Zoning Ordinance.

Large-scale data centers and data-processing centers are allowed as conditional land uses in the Planned Manufacturing (PM) District, subject to the ordinance’s conditions.

Small-scale data centers and data-processing centers are allowed as conditional land uses in the Planned Manufacturing (PM) District.

Accessory data centers and data-processing centers are allowed as conditional accessory uses in the PM, Public/Semi-Public Services (PSP), Medical Services (MS), Neighborhood Commercial (NC), and Village Commercial (VC) districts.

Large-scale facilities may be located on sites of at least 10 acres, while small-scale and accessory facilities may be located on sites of at least 2 acres; facilities may be up to 45 feet high with maximum lot coverage of 60 percent.

Data centers may include accessory battery energy-storage systems and on-site substations or switchyards, subject to specified safety, setback, screening, and utility requirements.

Renewable-energy requirements may be met through on-site generation, power-purchase agreements, renewable-energy credits, or utility green-power programs.

Small server rooms, IT closets, and similar clearly accessory and subordinate equipment rooms are excluded from the definition of a data center and are not regulated as standalone data centers.

Shared driveways, cross-access drives, service drives, and similar means of shared access may provide primary vehicle access for business, office, commercial, and community uses, subject to frontage, easement, alignment, and joint-maintenance requirements.

Shared parking for separate zoning lots is allowed when owners sign an agreement and show that peak parking demand occurs at different times; side or rear parking setbacks may also be reduced or waived when connected access or parking is provided.

The Planning Commission may grant deviations from off-street parking requirements based on a parking study, including allowing more or less parking and requiring reserve parking areas.

The Planning Commission may waive loading-space requirements when documented evidence shows that loading space is not needed for the use on a typical day.

The Planning Commission may approve alternative paving materials or surfaces for parking, loading, unloading, or standing areas if recommended by the Township Engineer; alternatives may include graded and compacted gravel or crushed limestone, but not barrier-free spaces, access aisles, or pedestrian paths.

Buildings in the Planned Manufacturing District and districts within an Urban Service Area must connect to publicly owned sanitary sewer and water systems; existing individual lots may use approved wells and septic systems if public systems are unavailable.

A nonconforming use may be expanded or substituted for another nonconforming use with Planning Commission review and approval, subject to findings concerning property values, public health and safety, district purpose, and site improvements.

Other nonconforming structures may be enlarged or expanded with approval if the use is permitted, the expansion conforms to district requirements, and the Planning Commission finds the improvement reasonably necessary and not harmful to public health, safety, or welfare.

The Board of Appeals may grant variances from strict application of non-use dimensional requirements when unique conditions create unnecessary hardship or practical difficulty; variances cannot authorize prohibited uses or reduce minimum lot area or road frontage.

An owner may voluntarily offer written conditions relating to land use or development as part of a conditional rezoning request, creating a rezoning path subject to public review, compatibility, infrastructure, and other approval requirements.

Detention basins and similar stormwater-management facilities may be constructed within a required setback, provided appropriate replacement plantings are installed and maintained.

The Planning Commission may approve alternative landscape designs or plant materials when the alternative meets the landscaping and screening section’s purpose and objectives, including for existing conditions and redevelopment sites.

A nonconforming structure may be reconstructed, repaired, or restored after damage if reconstruction costs do not exceed the property’s state equalized value, permits are timely obtained, and work is completed within the applicable permit period.