Data centers are allowed only as conditional uses in the C-2 Highway Commercial and I-1 Industry zoning districts.

A data center must be located on a lot of at least 50 acres.

Data center buildings and fencing must be at least 200 feet from any property line and 400 feet from any neighboring residence.

Construction of a new data center or an addition requires approval of a Land Development Plan, a zoning permit, and a building permit.

A material modification to an existing data center's size or function requires additional permitting, although like-kind replacements do not.

Each data center building must use Township-approved public sewage service, with wastewater disposal approved by the Township Sewage Enforcement Officer or the Pennsylvania Department of Environmental Protection.

Each data center building must use Township-approved public water service, and the applicant must provide evidence that the public authority has sufficient capacity and has issued a will-serve notice.

Grid-connected data centers must provide electric-service documentation confirming available capacity and service, disclose known project-related impacts on electric rates or availability, and identify required electrical infrastructure.

All new transmission and distribution electrical lines serving a data center must be installed underground.

Any energy-generation system supplying a data center during normal operations is treated as a separate use and must receive approval under the zoning rules applicable to that use.

Data center buildings must be enclosed by a visually solid fence, screen wall, panel, or parapet wall, surrounded by a landscape buffer at least 50 feet wide with specified native tree plantings.

The applicant must complete a viewshed analysis and obtain Township approval of a screening plan addressing the data center's visual impact.

Cooling, ventilation, power-generation, and other operating equipment must be fully enclosed unless enclosure is not mechanically feasible under the manufacturer's specifications.

The applicant must provide preliminary and as-built sound studies, with data-center noise limited to 67 dB(A) during specified weekday daytime hours and 57 dB(A) during specified nighttime and weekend hours, measured at the property line. The as-built study is due six months after the certificate of occupancy and may be required again by the Township.

The applicant must provide vibration studies during the Land Development process and after construction demonstrating that vibrations are not perceptible beyond the property line.

Detectable smoke, odorous gases, odorous matter, or steam at a neighboring property boundary is prohibited.

Data-center lighting must be directed downward and shielded, may not shine directly on public roads or nearby properties, and may not exceed zero foot-candles above ambient light at the property line.

The applicant must provide an Environmental Impact Study and obtain Township approval of an Environmental Management Plan.

The applicant must submit an Emergency Response Plan accepted by the local fire department and emergency management services, including fire-response procedures, emergency access, responder training at least every five years or as needed, and annual fire-safety inspections.

The applicant must submit post-construction employee and truck-traffic information, and anticipated traffic increases exceeding one trip per hour may require roadway improvements.

Data centers must provide at least one parking space per 8,000 square feet of floor area regularly accessible to employees or one space per employee on the largest shift, whichever is fewer, with parking inside the fencing on an improved surface.

A stormwater management plan complying with Township ordinances must be submitted during the Land Development process.

The Township may require additional studies, reports, certifications, and approvals beyond those specifically listed.

The applicant must provide good-faith estimates of Township infrastructure, emergency-service, administrative, police, and fire-protection costs and estimated revenues for the Township, school district, and county.

The Township requires the applicant to negotiate and enter into a Township-approved Community Benefits Agreement.

The Planning Commission proposed limiting emergency generators to utility outages and testing, with testing allowed only one day per week on weekdays from 10:00 a.m. to 1:00 p.m., excluding holidays.

Data centers are authorized as conditional uses in the C-2 Highway Commercial and I-1 Industry zoning districts, creating a legal path for them to be sited and built in those districts.

The definition of a data center includes accessory and supporting utilities and infrastructure, such as substations, switch stations, cooling equipment, backup power supplies, redundant communications connections, and security systems.

Data centers are subject to the underlying zoning district’s height and lot-coverage rules, rather than separate data-center-specific height or coverage limits.

Changes to a pending data-center application that do not materially alter the initial site plan may be approved without holding a renewed public hearing.

Like-kind replacements at an existing permitted data center do not require a permit modification; additional permitting is required only for physical modifications that materially alter the facility’s size or function.

The ordinance provides an infrastructure pathway for data centers by requiring service from approved public sewage and water systems and allowing applicants to document available electric-grid capacity and service from the applicable utility.

The parking requirement is limited to one space per 8,000 square feet of employee-accessible floor area or one space per employee during the largest shift, whichever number is lower.

Noise limits do not apply during power outages, although sound studies must still evaluate anticipated noise when emergency power-generation equipment is operating.