Data storage centers must be located on a minimum 200-acre lot or unified assemblage of parcels. (minimum lot area: 200 acres)

The site must have direct access to an arterial, connector, or collector road. (direct access to an arterial, connector, or collector road)

Applicants must demonstrate an adequate second means of ingress and egress for emergency access, subject to approval by Greene Township EMS representatives. (adequate second means of ingress and egress)

Data center buildings must be set back at least 200 feet from property lines, or be within one-half mile of registered conservation land or state game land, and may not exceed 85 feet in height. (set-back a minimum of 200 feet)

Parking, structures, equipment, accessory uses, outdoor storage, fuel tanks, batteries, and loading areas must be screened by a 100-foot buffer from property lines, with a 150-foot buffer next to parcels containing existing residential uses and an additional 100-foot street-frontage buffer. (100-foot-wide buffer yard)

Required screening must use a vegetated buffer consisting entirely of evergreen trees, with minimum planting heights, density, species-diversity requirements, and a greenspace management plan prepared by a qualified Pennsylvania professional. (100% evergreen species)

Screening requires a performance guarantee equal to the estimated planting cost; the guarantee cannot be released until after the second growing season, and annual status reports and corrective work are required. (released only after passage of the second growing season)

Data center equipment may not be placed between principal buildings and the street, in specified front-yard locations, or next to residential uses without separation by principal buildings; spill containment for fuel, grease, oil, and similar pollutants is also required. (shall not be located between the principal structure(s) and the street)

Facilities must have a gate monitored by security personnel continuously, 24 hours per day and 365 days per year, and each entrance must provide a queue and truck-rejection area capable of holding at least one tractor-trailer. (24 hours per day, 365 days per year)

An eight-foot-high black poly-coated chain-link fence, or another material approved by the Board of Supervisors, must be installed in front of perimeter and security fencing. (minimum eight-foot-high black poly-coated chain-link fence)

Parking and loading or unloading are prohibited on or along public roads. (No parking or loading/unloading)

The ordinance imposes architectural requirements, including screening rooftop equipment, limiting blank walls to no more than 100 feet, providing five-foot sidewalks, landscaping building fronts, enclosing outdoor storage, and meeting specified office-facade window requirements. (Architectural Design Guidelines)

Applicants must submit a detailed electrical load study and obtain a concurrence letter from the electric utility. (detailed load study prepared by a licensed professional engineer)

The developer must fund radio-coverage enhancement systems if needed to provide emergency-responder coverage inside the building. (all system upgrades shall be the responsibility of the developer)

Applicants must provide evidence of adequate water and sewage service, consumption and discharge calculations, and utility willingness and capacity letters where centralized systems are used. (Evidence of adequate water and sewage disposal service)

All wastewater from primary and accessory uses is classified as industrial, must meet applicable treatment requirements, and requires continuous third-party sampling with quarterly reports; off-site hauling may be required at the owner's expense if permit limits cannot be met. (Wastewater generated by all site primary and accessory uses shall be classified as “Industrial”)

Every data storage center development using on-lot water must complete a water-resources impact study, including pumping tests, water-quality testing, mapping, aquifer analysis, hydrologic budgeting, and evaluation of effects on nearby wells and water features. (A water resources impact study shall be required for all Data Storage Center developments)

Closed-loop cooling is required to minimize water use, and geothermal or wastewater-effluent reuse alternatives must be used unless an alternatives analysis finds them technically infeasible. (Closed-loop cooling systems shall be utilized)

Pumping tests must run for 48 hours at no less than 150% of projected peak daily demand, with extensive monitoring before, during, and after the test and a recovery test. (Forty-eight (48)-hour pumping test(s))

Long-term monitoring wells must be installed around the development, and residential wells within one mile must also be monitored; quarterly reports are required, and the Township may require imported water if groundwater levels deviate for two consecutive reporting periods. (Additional groundwater monitoring shall be performed at all residential wells)

Each residential use is entitled to liquidated damages of $1,000 per day for successive reporting periods in which groundwater levels continue to deviate from the established average annual level. (liquidated damages in the amount of $1,000 per day)

On-lot sewage disposal requires demonstrated capacity, soil testing, treatment details, mapping, Township notification, and consistency with the Township's Act 537 plan; any required plan revisions and related costs are the developer's responsibility. (On-lot sewage disposal)

Applicants must submit an environmental impact assessment addressing nuisance impacts, stormwater, comprehensive-plan consistency, alternatives, mitigation, critical impact areas, and threatened or endangered species. (An environmental impact assessment shall be performed)

Up to 100% of woodlands may be cleared only if the total tree caliper removed beyond the first 50% of woodland is replaced on the tract. (The total caliper of the portion of disturbed woodlands in excess of the first 50% shall be replaced)

Applicants must provide a power-transmission feasibility analysis, demonstrate available capacity without harming grid reliability, and identify infrastructure costs, escrow requirements, and effects on electric rates or availability. (project feasibility analysis prepared by the power transmission utility company)

Developers must provide a fire-protection and emergency-management plan, install Knox-type access boxes, and pay for necessary emergency equipment and training throughout the facility's operational life. (The developer shall be responsible for all necessary equipment and training)

Noise must not exceed 67 dB(A) during specified weekday daytime hours or 57 dB(A) during weekday nighttime and weekend hours, measured at external property lines. Preliminary, interim, and as-built sound studies, quarterly measurements, and remediation are required. (maximum daytime ... 67 dB(A) and a maximum nighttime ... 57 dB(A))

If a noise violation is not remediated within 90 days after notification, the Township may revoke permits previously issued for the data center. (remediate the violation within 90 days)

Applications must include a PennDOT-compliant traffic impact study, PennDOT consensus on schematic improvements, recorded covenants guaranteeing off-site improvements, and financial security for each construction phase and required roadway work. (financial security for such phase)

All infrastructure costs directly or indirectly attributable to the development, including power, water, wastewater, fiber, generation, and utility upgrades, must be paid solely by the applicant or owner. (shall be borne solely by the applicant/owner)

Applicants must submit a decommissioning plan and obtain approval of calculations for a decommissioning bond or other surety. (provide a decommissioning plan)

Applicants must submit a detailed community-benefit analysis addressing tax-base increases, construction phasing, emergency-service contributions, infrastructure, conservation, education, and local workforce or vendor commitments. (detailed community benefit analysis)

Before November 1 of each operational year, owners must submit an annual operations report covering water, wastewater, power, groundwater, decommissioning-bond status, screening, sound measurements, and all municipal or regulatory noncompliance events. (prior to November 1st of each operational year)

Data Center Accessory Uses are expressly treated as accessory uses under § 99-12, allowing a campus to include substations, transformers, generators, fuel and energy storage, cooling systems, water and wastewater facilities, communications infrastructure, security facilities, parking, offices, storage, and logistics buildings on the same tract or unified assemblage.

A Data Center Campus may include adjacent parcels developed as one unified project, even when the land is divided by private or public roads or rights-of-way, facilitating parcel assembly and expansion.

The ordinance allows data center uses to be principal or accessory, permanent or temporary, and distributed across parcels when treated as one activity, rather than requiring each component to operate as a separate facility.

Up to 100% of woodland on a unified development tract may be cleared or developed. The first 50% may be cleared without replacement, while woodland removed beyond that amount must be replaced by trees based on total caliper.

The required building setback is stated as 200 feet from property lines or within one-half mile of registered conservation or state game land, creating an alternative location standard for projects near those lands.

The ordinance permits closed-loop cooling and allows alternative cooling methods, including geothermal and wastewater-effluent reuse, when the alternatives analysis shows that the required methods are technically infeasible.

The ordinance permits on-site water supplies and on-lot sewage disposal when public systems are unavailable, subject to required state and Township approvals and technical studies.

The ordinance expressly permits on-site generation, battery storage, fuel storage, redundant power supplies, and related electrical infrastructure as accessory uses, allowing a facility to support its own operations and backup power needs.

Data centers may receive utility service and infrastructure upgrades, including transmission, distribution, substations, water, wastewater, gas, telecommunications, and fiber improvements, with the applicant responsible for attributable costs.

The ordinance allows phased development by requiring a decommissioning plan, phase-specific financial security for roadway improvements, and reporting for the entire campus on both a per-building and overall basis.