Data centers are permitted only in the Industrial District, and they are listed as a special-exception use, requiring special-exception approval.

New principal facades must include at least two specified design elements, such as height changes, recesses, fenestration, material or color changes, or accent materials.

Ground-level and rooftop mechanical and electrical equipment must be screened from adjacent roads and properties using a building, retained vegetation, or a visually solid compatible screen.

A buffer yard at least 50 feet wider than the required setback is required next to residential properties, residentially zoned or planned properties, or properties with an approved residential development.

A side or rear yard not abutting commercial or industrial development may instead require plantings on a six-foot-high earthen berm, with a slope no steeper than 2:1.

Roadside landscaping must include one evergreen and one deciduous tree for every 20 feet of road frontage, using staggered native plantings with mixed varieties.

Planting-size requirements apply, requiring conifers to be at least six feet tall and deciduous trees to be at least two-inch caliper when planted.

Chain-link fencing and barbed-wire fencing are prohibited along public or private street frontages, although the Borough may allow alternative compliance if visibility is reduced through landscaping or other methods.

Utility substations serving a data center are treated as part of the data center, and must receive the same screening from major roads and residential properties.

Exterior lighting must use cutoff and fully shielded fixtures, direct light downward and inward, and keep property-line illumination at or below 0.1 footcandles.

A photometric plan is required to demonstrate compliance with the lighting limit, and direct light cannot shine into adjacent private living areas or associated open spaces.

Hazardous-material storage tanks may not be closer than 50 feet to a property line or 100 feet to any property, and hazardous-material storage must comply with PA DEP standards and include spill-containment and environmental-protection measures.

The Borough and first-due fire department must be notified of potential hazardous materials, with concerns addressed in the plan.

A decommissioning agreement is required, and the site must be restored or adapted for beneficial reuse within 12 months after the facility ceases operating as a data center.

The owner must post a decommissioning bond when signing the agreement, calculated using decommissioning costs plus a 25% administrative factor minus 80% of estimated salvage value.

The decommissioning security must be cash, a letter of credit, or a qualifying investment-grade corporate guarantee, with the guarantee rated at least BBB-/Baa3 or better by the listed rating agencies.

Evidence of an approved application for utility service is required.

Applicants must submit a traffic-impact study, covering daily operational traffic and emergency-response access and demonstrating that local road capacity will not be adversely affected.

An Emergency Response Plan must be prepared by a qualified professional and accepted by the local fire department and emergency-management services, and must address fire suppression, containment, ventilation, evacuation, site access, hydrants, responder training, and annual fire-safety inspections.

Data center applications must coordinate with the Emergency Management Coordinator, including consideration of conflicts with nearby helicopter flight paths and public or private airports.

A water-supply feasibility study is required when the proposed use involves water resources, and private-well proposals additionally require a licensed professional geologist's water-resources impact study.

Private-well studies must evaluate impacts on nearby wells, aquifers, and surface waters within at least one-quarter mile, with the Borough Engineer approving the work plan before implementation.

A proposal withdrawing 25,000 gallons per day or less requires one new test well and at least one monitored observation well.

A proposal withdrawing more than 25,000 but less than 100,000 gallons per day requires two new test wells.

Test-well locations require Borough approval and nonresidential or testing wells require Borough permits, and DEP permits must be obtained before final plan approval when applicable.

Each new test well must undergo an at least eight-hour constant-rate pumping test and recovery monitoring until 90% recovery, with specified time-drawdown measurements and technical reporting.

Data centers must meet strict noise limits, capped at 55 dB(A) during daytime and 45 dB(A) during nighttime, as measured at the property line.

Preliminary, interim, and as-built sound studies are required, with the as-built study conducted six months after the certificate of occupancy and before final escrow release; violations must be promptly remediated.

A qualified professional must provide a vibration study demonstrating that material data-center vibration does not extend past the property line.

Applicants must demonstrate that wastewater disposal is adequate and approved, including domestic, cooling, and industrial wastewater.

Data centers are authorized as a use in Biglerville Borough’s Industrial District, subject to the ordinance’s approval requirements and the designation as a special-exception use. Data Centers shall be a permitted use only in the Industrial District.

The ordinance defines data centers separately from ordinary accessory computers and telecommunications equipment, so servers associated with an otherwise permitted office or other use are not treated as a data center. This use does not include computers or telecommunications-related equipment that is considered customarily accessory.

Existing vegetation or the principal building may be used to screen ground-level and rooftop mechanical and electrical equipment, potentially reducing the need for new screening structures. This screening may be provided by a principal building or existing vegetation.

The Borough may approve alternative fencing compliance when the applicant demonstrates that landscaping or other methods reduce fencing visibility, allowing alternatives to the stated street-frontage fencing limits. The Borough may allow for alternative compliance.

Utility substations needed to serve a data center are treated as part of the data center use rather than as a separate use, although they must receive comparable screening from major roads and residential properties. Utility substations necessary to serve the Data Center use shall be considered part of the Data Center.

Shared access drives with other facilities are expressly encouraged, which can provide a permitted planning approach for access and reduce the need for separate access infrastructure. Shared access drives with other facilities are encouraged.