Data storage centers are allowed only as conditional uses in the Industrial District, requiring conditional-use approval.

A data storage center must be located on a lot or unified assemblage of at least 10 acres.

The site must have direct access to an arterial, connector, or collector road and demonstrate a suitable second means of ingress and egress for emergency access.

All parking, principal structures, data center equipment, accessory uses, outdoor storage, fuel tanks, battery cells, and loading areas must be screened by a 250-foot-wide buffer from property lines; the same buffer is required along street frontages.

The required buffer must use a permanent vegetated screen consisting entirely of evergreen trees, with minimum planting heights, density, species-diversity, maintenance, and replacement requirements.

The applicant must post a performance guarantee covering required buffer plantings, which cannot be released until after the second growing season.

Data center equipment may not be located between the principal buildings and a fronting street and must be separated from adjacent residential uses by principal buildings.

The facility must include systems to contain and properly dispose of spilled or leaking fuel, grease, oil, and similar pollutants.

A gated facility must provide an on-site queuing area capable of stacking at least one tractor-trailer.

An at least 8-foot-high black poly-coated chain-link fence, or another material approved by the Board of Supervisors, must surround the improved development area inside the landscape buffer.

Parking must be provided at one space per 8,000 square feet of regularly employee-accessible floor area or one space per employee during the largest shift, whichever is less, and parking or loading is prohibited on or along public roads.

Exterior building colors must be low-reflective, subtle, or earth tones; fluorescent and metallic exterior wall colors are prohibited.

The applicant must coordinate with the Monroe County Control Center to ensure adequate emergency-radio coverage inside the building and install enhancement systems if needed.

The conditional-use application must provide evidence of adequate water and sewage disposal service, including utility-capacity documentation or detailed on-lot water and sewage studies where centralized services are unavailable.

A water-resources impact study is required for developments anticipating withdrawals of at least 4,000 gallons per day over a 30-day period, with professional preparation, pumping tests, monitoring wells, water-quality testing, resource-impact analysis, mitigation, and contingency planning.

Water-use applicants must provide required state or regional approvals, registrations, or reviews, including PADEP reporting or registration at specified thresholds, formal Delaware River Basin Commission review for withdrawals of at least 100,000 gallons per day, and DRBC review for consumptive use of at least 20,000 gallons per day over a 30-day average.

On-lot wells may not be located within a required buffer yard.

The applicant must submit an environmental impact assessment addressing nuisance impacts, stormwater, comprehensive-plan consistency, alternatives, unavoidable impacts, mitigation, and environmentally sensitive critical-impact areas.

The applicant must provide an interconnection agreement or equivalent certification from the electric service provider showing that sufficient capacity is available and identifying known impacts on electric rates or availability for other users.

The site plan must include a fire-protection plan for Township and fire-company review, and all access gates must have a Knox-type box for emergency responders.

The applicant must submit an emergency response plan accepted by the local fire department and emergency management services, covering fire suppression, containment, ventilation, evacuation, emergency access, responder training, and annual fire-safety inspections.

Facilities with battery or other energy-storage systems must comply with NFPA 855 or similar standards and provide fire-suppression systems specifically designed for battery storage.

Data centers must have automatic fire protection in IT equipment areas and provide an on-site fire-water tank with a fire-company hookup, sized for the required fire flow and duration.

An on-site drum of Class A foam must be provided for the fire company, with its size, number, location, replacement, and testing coordinated with fire officials.

A facility using nuclear power must provide the fire company with personal protective equipment meeting NFPA and OSHA requirements.

Energy-generation systems serving a data center during normal operations are treated as a separate use rather than part of the data center and must receive approval under the zoning rules applicable to that separate use.

The owner or operator must obtain and provide an affidavit or other evidence that the property owner has authorized the applicant or operator to apply for the conditional use.

A professional acoustical sound study must demonstrate that data center operations and equipment, including standby emergency equipment, will not exceed 57 dB(A) at the external property lines.

Sound studies are required during the conditional-use process, building-permit process, and six months after the certificate of occupancy, with additional studies possible at the Township's request.

If post-construction noise exceeds the limit, the owner or occupant must submit a remediation plan within 10 days, complete corrective action within 90 days unless the Board approves a different schedule, and post a performance guarantee that is not released until two years of compliant operation.

The ordinance becomes effective five days after enactment, creating a five-day period before its requirements apply.

Data Storage Centers and their accessory uses are added as conditional uses in the Industrial District, allowing them to be proposed and approved there if the ordinance’s conditions are met. conditional uses

The definition of a Data Storage Center includes related equipment and accessory uses on the same parcel or a unified assemblage, including utilities, substations, backup power, cooling systems, fire suppression, and security operations, allowing these components to be developed as part of the same data-center project. Data Center Accessory Uses

The required 250-foot buffer may overlap required front, side, and rear building setbacks; existing woods within the buffer may remain undisturbed, with additional plantings required only if the Zoning Officer determines they are needed for screening. buffer yard may overlap

Parking requirements are limited to the lesser of one space per 8,000 square feet of employee-accessible floor area or one space per employee during the largest shift, potentially reducing required parking. No parking or loading is allowed on public roads. one parking space per 8,000 square feet

Applicants may use publicly supplied water and sewer, an existing centralized system, or on-lot water and sewage systems, subject to the required utility approvals, testing, studies, and other conditions. The ordinance also allows water sources such as reclaimed water and harvested rainwater to be incorporated. all potential water sources

A data center may use solar, wind, fossil-fuel, or nuclear generation for normal operations; those systems are treated as separate uses rather than part of the Data Center use, although they must separately comply with applicable zoning rules. shall not be considered part of the Data Center use

Noise violations do not require immediate closure: the owner or occupant receives 10 days to submit a remediation plan, generally has 90 days to complete corrective action, and may seek a timeline approval or modification from the Board. Revocation of zoning permits is authorized only if the violation is not remediated within the specified time. plan of action to remediate