Within the Data Center Overlay District, data centers may be developed only on four specified Cumberland County parcels: 21-06-0015-001, 21-06-0015-013, 21-06-0015-014, and 21-06-0015-015.

A zoning permit is required before erecting, enlarging, relocating, or changing the use of a data-center building or land, and the application must include a scaled site plan and other compliance information.

Data centers must comply with the Data Center Overlay District's bulk, area, and design standards even when located outside the overlay district.

Within the overlay district, public water and public sewer are required; a private well may be allowed only under the applicable water-feasibility requirements.

Overlay-district lots generally must contain at least 25 acres, be at least 200 feet wide, have 35-foot front and side yards and a 75-foot rear yard, and have no more than 70 percent impervious or building coverage; building height is limited to 35 feet.

Principal building facades facing a public street or a residential property or district within 1,000 feet must include specified architectural treatments, including differentiation at required intervals and at least 30 percent fenestration.

A green wall may replace no more than half of the required 30 percent fenestration, must be distributed across the facade, and must be maintained for the duration of the use.

Each building must have a projecting, recessed, or materially differentiated main entrance feature, with foundation plantings or enhanced landscaping covering at least 50 percent of the facade length.

Loading spaces may be located on only one building facade.

Ground-level and rooftop mechanical equipment must be fully screened; ground-mounted equipment may not be placed in a required front yard, and equipment near residential property must be separated or fully screened.

Where a site abuts or is separated by a street from residential property or a residential district, parking must be at least 50 feet from the common lot line or right-of-way, and structures must be at least 100 feet away.

Exterior mechanical equipment next to residential property or a residential district must be screened on all four sides by an acoustical barrier containing soundproofing materials.

Vehicle access must comply with the Township's subdivision and land-development requirements.

An applicant must submit a traffic-impact study prepared by a registered design professional, subject to review and approval by the Township Engineer.

A zoning-permit application must include a water-feasibility study prepared by a qualified professional addressing projected demand, geology, nearby wells and streams, safe yield, effects on water resources, recycling or discharge, and the preparer's qualifications.

A data center may not be approved without sufficient water or if it would adversely affect nearby wells; proposals relying on municipal water must document that the public authority will provide the required supply.

Projects with withdrawals of at least 100,000 gallons per day averaged over 30 days, or consumptive use of at least 20,000 gallons per day averaged over 30 days, must provide proof of Susquehanna River Basin Commission review and approval.

Applicants should provide an electric-service interconnection agreement showing available capacity and service and identify known project effects on electric rates or availability for other uses.

An independent noise study paid for by the applicant is required, and data-center noise may not exceed 70 dBA at the property line, except during a power outage.

Data centers outside the overlay district must have frontage on and direct vehicular access to an arterial or collector street and must submit a traffic-impact study for Township Engineer approval.

Water-cooling and water-storage systems supporting a data center are regulated accessory uses and must comply with the Data Center Overlay District requirements.

A modification of overlay, dimensional, area, or design standards requires conditional-use approval by the Board of Township Supervisors and findings addressing consistency, public health and safety, adjoining properties, and the minimum relief necessary.

In Wellhead Protection Area Zone 1, industrial, commercial, or institutional facilities that use, store, transport, or dispose of hazardous substances are not permitted, which may bar a data center whose operations fall within that category.

A proposed data center must provide a Parking Analysis Report prepared by a registered design professional or certified planner, and the Board of Supervisors determines the final minimum and maximum parking limits.

If a change, expansion, or alteration increases parking demand, all additional required parking must be provided and maintained for the life of the use and may not be used for activities that interfere with parking availability.

Required nonresidential parking generally must be in the same zoning district and within 200 feet of the principal use on the same side of the street, or within 400 feet if connected by a pedestrian trail or sidewalk; perpetual parking rights must be recorded before a zoning permit is issued.

Parking areas must satisfy specified stall and aisle dimensions, clearance, maneuvering, access, marking, lighting, landscaping, and setback standards, and parking may not be located in a public right-of-way.

Off-street loading is required before occupancy when a new use is established, a use changes to increase loading demand, or an existing use is enlarged; industrial and wholesale operations must provide loading berths based on gross floor area.

Applications for uses requiring loading must include an approved site plan, and no zoning permit may be issued until the site plan or required variance is approved; loading areas generally must be at the rear, outside required setbacks, and may not require vehicles to back into a street or alley.

Loading berths must meet minimum dimensions and clearances: local delivery truck berths must be at least 10 feet wide by 25 feet long with 16 feet of vertical clearance, and semi-trailer berths must be at least 10 feet wide by 60 feet long with 16 feet of vertical clearance.

Data-center operations covered by the performance standards must comply with air-pollution, odor, smoke, particulate-emission, glare, heat, waste-discharge, noise, and vibration limits, including a particulate-emission cap of one pound per acre per hour in C-1, C-2, and I districts.

Activities involving flammable or explosive materials must have adequate safety devices and industry-standard firefighting and suppression equipment, and open burning of waste materials is prohibited.

Storage of toxic or hazardous substances at a data center must comply with the Middlesex Township Building Code.

A new, added, enlarged, or relocated driveway requires an approved site plan showing its location, width, construction, sight distance, and distance from property lines; driveways on state roads also require a PennDOT highway-occupancy permit before the Township zoning permit is issued.

Access is limited to no more than two driveways per 100 feet of frontage; new nonresidential driveways must be paved before occupancy or as soon as weather permits, and added, enlarged, or relocated driveways subject to paving requirements must be paved within one year.

Commercial dumpsters must meet specified setback, access, screening, enclosure, and gate requirements; unless an exception applies, they must be at least 25 feet from residentially zoned or used property, 5 feet from nonresidential property, and 20 feet from a public street.

For the Project Bolt Data Center, the Township may hire independent consultants to review the developer's land-development information, and the developer must reimburse the Township for those consulting costs within 30 days after being billed.

Creates a 694-acre Data Center Overlay District on four specified parcels, making those sites eligible for data-center development under dedicated zoning rules.

Makes data centers, offices, and essential services permitted by right in the Data Center Overlay District, rather than requiring conditional-use approval for the uses themselves.

Allows applicants to use the optional overlay standards instead of the underlying zoning district’s use, bulk, and area standards; floodplain regulations remain controlling.

Allows multiple principal or accessory uses or structures in the same building or on the same lot when the applicable standards are met.

Permits accessory facilities such as water-cooling and water-storage systems for data centers, as well as mineral or resource extraction associated with a land-development project.

Provides large-site development capacity, including a 25-acre minimum lot, 200-foot minimum lot width, up to 70 percent impervious and building coverage, and up to 75-foot building height for permitted uses served by public water and sewer.

Allows loading spaces to be located on only one building facade, providing flexibility in site and building layout.

Allows the Board of Supervisors to approve conditional-use modifications to overlay, dimensional, area, layout, or design standards for innovative design, provided the modification is consistent with the overlay’s purpose, protects health and safety and adjoining properties, provides equal or better results, and grants only the minimum necessary relief.

Requires an electric interconnection agreement showing that sufficient capacity is available and that the data center will be served, while directing the overlay toward sites near existing electric transmission lines and infrastructure.

Establishes a utility framework requiring public water and public sewer, while allowing private wells for data centers when applicable water-feasibility requirements are satisfied.

Provides a water-feasibility review process covering projected demand, nearby wells and streams, safe yield, groundwater effects, and recycling or discharge plans; a municipal water source may be used when the public authority documents that it can provide the required supply.

Sets a 70 dBA data-center noise limit at the property line but exempts power-outage periods from that limit.

Allows data centers outside the overlay district on sites with frontage and direct vehicle access to an arterial or collector street, subject to a traffic-impact study reviewed by the Township Engineer.

Recognizes power, cooling, backup-generation, utility, and security facilities as part of the regulated data-center use, subject to the ordinance’s site and operational requirements.

Allows existing data-center operations to continue and provides a regulatory path for their modification or expansion, subject to applicable standards and approvals.

Establishes data-center-specific standards and a defined permitting framework instead of requiring case-by-case regulation under unrelated use categories.

Protects an approved special-exception or conditional-use decision involving subdivision or land development from later zoning amendments that would adversely affect the decision, provided the required development plan is timely filed.

Allows parking requirements to be based on an applicant-prepared Parking Analysis Report using recognized industry data or comparable-site surveys, including proposed minimums, maximums, or ranges for phased projects or uncertain tenant mixes, subject to Board approval.

Permits shared parking for uses with different demand patterns when supported by a parking study and, for separate properties, a legal agreement and required circulation and safety plans.

Exempts existing buildings and uses from new parking requirements when the use type and extent remain unchanged and the existing parking supply is not reduced.

Requires only the additional parking attributable to an alteration, use change, or extension that increases demand, rather than requiring the entire existing facility to meet current parking requirements.

Allows up to 50 percent of required parking across a minor or local collector street, or permits parking within specified distances on the same side of the street or along a connected pedestrian trail or sidewalk, subject to crosswalk, lighting, signage, safety, and Township Engineer requirements.

Allows a principal building without public-road frontage when recorded access and a binding private-right-of-way responsibility agreement are provided, and permits the Board to reduce required road frontage to 50 feet under specified dimensional and subdivision conditions.

Allows a construction roll-off dumpster to remain for the duration of a valid building permit, subject to placement and safety requirements and removal before occupancy.