A data center campus is allowed only in the IMU Industrial Mixed Use District and only by special exception; it may not be combined with another principal use. allowed only in the IMU District by special exception

The campus may not include fossil-fuel power plants, biomass-burning systems, anaerobic digesters, nuclear reactors, or small modular reactors; fossil-fuel equipment is limited to qualifying backup generators. none of the following may be included

A data center campus must occupy at least 20 acres. Minimum tract size: 20 acres

Impervious coverage is limited to 50% of the tract. Maximum aggregate impervious coverage: 50%

Building and ground-mounted data-center-equipment coverage is capped at 50,000, 100,000, or 300,000 square feet, depending on LEED status, and is also limited to 40% of gross tract area. Projects above 300,000 square feet must achieve LEED Gold certification and obtain one TDR per 4,000 square feet above that threshold, subject to a discretionary fee-in-lieu option. Building Coverage in excess of 300,000 square feet

Buildings, equipment, and other human-made structures may not exceed 50 feet in height, including roof-mounted equipment and appurtenances. Maximum height ... 50 feet

The ordinance imposes large setbacks, including 500 feet from residential tracts, 300 feet from a public-street right-of-way, 100 feet from nonresidential tracts, and 800 feet from sensitive receptors for buildings. Minimum Building Setbacks

Parking, loading, internal roads, and driveways must generally be at least 100 feet from lot lines, while security fencing must be at least 75 feet from adjoining property lines. Parking, loading and internal roadway and driveway setbacks

Truck idling is limited to five minutes and is allowed only in signed, designated locations subject to 500-foot residential, 800-foot sensitive-receptor, 100-foot nonresidential, and 100-foot public-street setbacks. Truck idling shall not be permitted for more than 5 minutes

A 100-foot perimeter screening buffer with year-round opacity is required around data-center buildings, in addition to softening buffers around façades and ground-mounted equipment. having a minimum width of 100 feet

The applicant must provide parking for the maximum expected employees and contractors, visitor parking equal to 10% or at least 10 spaces, delivery parking, and large-truck parking and unloading areas. minimum number of parking spaces provided

The campus must use public water and public wastewater systems, may not draw on private wells, and generally must use closed-loop cooling or another Township-approved technology that minimizes water use and cooling noise. must be served by a public water system

The applicant, owner, or operator must pay for any required upgrades or expansions to public water or sewer conveyance and treatment systems. the cost ... shall be borne by the Applicant

Noise is limited to the existing daytime or nighttime ambient sound level plus 3 dB(Z), measured at the tract boundary, and perceptible vibration may not extend beyond the property lines. Daytime Ambient Sound plus 3 dB(Z)

Backup generators that exceed the sound limits may operate only during outages, natural disasters, similar emergencies, reliability testing, or mechanical exercising; testing is prohibited from 7:00 PM to 7:00 AM, and compliance must be restored within three hours after power is restored. Backup Generators ... may be used only during periods of outages

The operator must complete interim, as-built, and Township-requested noise and vibration studies; monitoring may be required for at least two weeks, with results due within 14 days, and continued violations can lead to injunctive relief or certificate-of-occupancy revocation. take enforcement action ... up to and including injunctive relief

Outdoor lighting is subject to ANSI/IES limits, shielding requirements, light-trespass limits of 0.1 or 1 lux depending on the receiving area, a 3000 K maximum color temperature, and curfews for nonessential lighting. Light Trespass shall meet the following

Forest preservation and replacement requirements apply, including preservation of 90% of Grade I forest, 70% of Grade II forest, and 30% of qualifying noninvasive Grade III trees, plus replacement ratios of 4:1, 3:1, or 2:1 by caliper inch. Preservation Requirements

New electric distribution and transmission lines must be installed underground to the maximum extent possible. installed underground

The applicant must submit a special-exception application, pay a Township-set fee, and provide a 3D model and concept plan; specified technical studies must be submitted at least 30 days before the hearing or the application may be denied. must be submitted at least thirty (30) days before

The application must include economic, traffic and parking, electric-use, environmental, and prospective sound-and-vibration analyses, including a traffic study covering at least a two-mile radius. traffic impact on all roadways ... within at least a two-mile radius

A second means of ingress and egress for emergency access must be provided, and an Emergency Response Plan acceptable to Township and county emergency-management officials is required. a second means of ingress and egress for emergency access

The applicant must provide an electric-service interconnection agreement, demonstrate utility approval and available capacity, obtain any required utility financial security before construction, and pay costs imposed on Township residential customers that are directly attributable to the project. interconnection agreement from the applicable electric service provider

As a condition of approval, the applicant must enter into one or more community-benefit agreements unless the Township agrees otherwise, with costs borne by the applicant and terms potentially including infrastructure, environmental, emergency-response, monitoring, decommissioning, and other mitigation obligations. Unless otherwise agreed by the Township

A written decommissioning agreement is required at building-permit issuance; after discontinuation, servers, electronic storage devices, and batteries must be removed within 18 months, with Township inspection rights and a lien remedy for Township removal costs. within 18 months

Parcels may not be added to or removed from an approved data center campus except through another special-exception process. parcels may only be added or removed ... by special exception

Allows a Data Center Campus (DCC) as a special-exception use in the IMU–Industrial Mixed Use District, creating a specific zoning pathway for approval: "Data Center Campus use by special exception".

Permits larger building coverage when the applicant meets progressively higher LEED standards: up to 50,000 square feet without LEED certification, 100,000 square feet with LEED certification, and 300,000 square feet with LEED Silver certification: "Up to a maximum of 300,000 square feet or 40% of gross tract area".

Allows building coverage above 300,000 square feet if the buildings achieve LEED Gold certification and the applicant purchases one transferable development right for each 4,000 square feet above 300,000 square feet: "purchase 1 TDR for every 4,000 square feet".

Provides an alternative to obtaining all required transferable development rights by allowing the Board of Supervisors to approve a fee in lieu of TDRs after a reasonable search, subject to the 40% tract-coverage limit: "may, subject to approval and acceptance by the Board of Supervisors, pay a fee in lieu of TDRs".

Creates a defined public-utility service pathway: a DCC must use public water and public wastewater systems, and the applicant may fund required system upgrades or expansions to obtain needed capacity: "the cost of the design, permitting, construction and installation thereof shall be borne by the Applicant".

Expressly permits renewable-energy systems, temporary backup power systems, batteries, substations, cooling systems, and related utility infrastructure as DCC accessory uses or equipment when located within the unified campus: "renewable energy generation system uses".

Allows backup generators and other backup power systems to operate during outages, natural disasters, similar emergencies, reliability testing, and mechanical exercising; testing that exceeds the sound limits is barred only between 7:00 p.m. and 7:00 a.m.: "may be used only during periods of outages, natural disasters or similar emergency events".

Makes the DCC-specific standards control over inconsistent provisions elsewhere in the Township Code, reducing uncertainty from conflicting existing requirements: "this Section 27-2806 shall control".

Lets an applicant submit the 3D model and concept plan with the special-exception application while submitting the remaining technical studies at least 30 days before the hearing; failure to submit them by that deadline may result in denial: "are not required to be submitted as part of a DCC Special Exception Application".

Allows the campus to use up to 50% of the tract as impervious coverage, subject to the other applicable standards: "Maximum aggregate impervious coverage: 50% of tract area".