Data centers are allowed only in the Industrial zoning district and only through conditional-use approval, rather than by right. permitted by conditional use in the Industrial (I) Zoning District

A data center building may not exceed 60 feet in height, including roof-mounted cooling and ventilation equipment; accessory uses may not exceed the principal building's height. The maximum building height for a Data Center shall be 60 feet

Data centers and accessory uses must be set back 200 feet from residential zoning districts and from property lines adjoining sensitive receptors. shall be set back 200 feet

A landscaped buffer yard of at least 100 feet is required next to residential districts, sensitive receptors, and public roadways, and the buffer generally cannot contain roads, parking, storage, buildings, or structures. The buffer yard shall be at least 100 feet in width

Required buffer yards must include specified landscaping quantities, including evergreen, deciduous, and flowering trees and shrubs, arranged to create a visual screen at least 14 feet high within three years. Minimum planting requirements in buffer yards

An earthen berm must run along the full length of required buffer yards, average at least 14 feet above existing grade, vary in height, have maximum three-to-one side slopes, and have a top at least 10 feet wide. An earthen berm shall be constructed along the full length

Normal-operation sound must not exceed 67 dB(A) during specified weekday daytime hours or 57 dB(A) during weekday nighttime and weekend hours, measured at the property line. The applicant must provide preliminary, interim, and post-occupancy sound studies; violations identified in the as-built study violate the ordinance. limited to a maximum daytime

Applicants must provide a professional vibration study demonstrating that vibration from the data center or its equipment will not be perceptible beyond the property line. no vibration ... will be perceptible

Open evaporative cooling systems are prohibited. Data centers must use closed-loop or other water-conserving cooling technology unless the developer proves by clear and convincing evidence that such technology is infeasible. the use of open, evaporative cooling systems shall be prohibited

Projects using public water must obtain certification that the public authority will supply the required water; projects using nonpublic water must submit a water feasibility study addressing supply, withdrawals, discharges, nearby wells and surface waters, impacts, and monitoring. the applicant shall provide a water feasibility study

Projects in the Delaware River Basin must obtain Delaware River Basin Commission review and approval for 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. Water withdrawals of 100,000 gallons per day

Applicants must demonstrate that domestic, cooling, and industrial wastewater disposal has been provided and approved by the Sewage Enforcement Officer and/or the Pennsylvania Department of Environmental Protection. adequate means of wastewater disposal

A project connecting to the electric grid must provide the utility's certification that sufficient capacity exists and that the utility will serve the data center; known project impacts on electric rates or availability must also be identified. the necessary capacity is available

Energy-generation systems intended to supply a data center during normal operations are not treated as accessory uses and require separate approval under the zoning rules applicable to the generation use. shall be considered a separate use

Applicants must submit an Emergency Response Plan accepted by the Township Emergency Management Coordinator, covering fire suppression, containment, ventilation, evacuation, emergency access, responder training, and annual fire-safety inspections. submit an Emergency Response Plan

Data centers with battery or other energy storage must demonstrate compliance with NFPA 855 or similar standards and install fire-suppression systems designed for battery storage. compliance with National Fire Protection Association (NFPA) Standard 855

Building façades facing a road or existing residential use must include at least two specified design changes every 150 horizontal feet. at least two of the following design elements every 150 horizontal feet

Parking must be provided at the lesser of one space per 8,000 square feet of employee-accessible floor area or 1.5 spaces per employee on the largest shift. at least one parking space per 8,000 square feet

All data-center access points must connect to a collector or arterial roadway built to Township standards. all access points for Data Centers shall be to and from a collector or arterial roadway

A Pennsylvania-licensed professional engineer must prepare a traffic impact study under the Township's traffic-study criteria. A traffic impact study prepared by a professional engineer

The conditional-use application must include a project narrative, conditional-use and performance-standard information, a current DCNR PNDI environmental review receipt, traffic information, and documentation of adequate off-street parking. additional information, documentation, studies, and reports

The ordinance takes effect five days after adoption, creating a five-day period before its data-center requirements become effective. shall take effect five (5) days after its adoption

Data centers are allowed as a conditional use in the Industrial (I) Zoning District, providing a defined permitting pathway rather than prohibiting the use. permitted by conditional use in the Industrial (I) Zoning District

The ordinance expressly allows a data center to include accessory facilities such as temporary generators, electrical substations, utility lines, cooling and wastewater facilities, water storage, pump stations, security structures, and related infrastructure, provided they are on the same tract or a unified assemblage of adjacent parcels. Ancillary uses or structures secondary and incidental to a Data Center use

Data center buildings may be up to 60 feet high, including roof-mounted cooling, ventilation, HVAC, and cooling-tower equipment. maximum building height for a Data Center shall be 60 feet

The required parking standard uses whichever requirement is lesser: one space per 8,000 square feet of employee-accessible floor area or 1.5 spaces per employee during the largest shift, reducing the potentially applicable parking obligation. whichever is lesser

The Board of Supervisors may credit existing vegetation or topography toward all or part of the required buffer yard if it adequately screens the facility, potentially reducing new landscaping and buffering work. existing topography and/or vegetation constitutes all or part of the required buffer yard

The ordinance exempts data centers from the maximum decibel limits during power outages, allowing emergency generation to operate without violating those limits, although sound studies must still evaluate expected generator noise. Maximum decibel levels specified herein shall not apply during times of power outage

Energy-generation systems serving a data center during normal operations are treated as a separate use rather than as part of the data center use, allowing them to be reviewed under the zoning rules applicable to that separate use. shall not be considered part of the Data Center use