Data centers are allowed only by conditional use in the Manufacturing (M) District, requiring conditional-use approval before construction.

A data-center lot must contain at least three acres, have no more than 65% impervious coverage, and comply with setbacks of 100 feet from the front, 150 feet from the side, and 150 feet from the rear lot line. The maximum height is 100 feet.

Parking must generally be set back at least 100 feet from the street right-of-way. Where existing forest or natural screening within 50 feet of the lot line is absent, the applicant must provide berms at least 10 feet high with a maximum 2:1 slope and plantings on top, in addition to meeting Article XII parking requirements.

A conditional-use application must include a photometric plan showing all exterior lighting, including security lighting.

Noise studies are required for conditional approval, and property noise may not exceed 57 dBA at a property line next to residential property, including testing or emergency generator operation, or exceed the property's pre-development ambient noise level.

Generators must be oriented away from residential property or a Residential Zoning District, and financial security must remain in place until a noise engineer verifies post-construction compliance with the ordinance's noise standards.

When a data center is adjacent to existing residential use or a zoning district permitting residential uses, all exterior mechanical equipment must be screened on all four sides by an acoustical barrier.

A data center must use public water and either a closed-loop cooling system or an air-cooled system, and the applicant must provide a letter from the water supplier confirming that capacity is available.

If a data center will use electricity from the grid, the applicant must provide a letter from the electric provider confirming that it has capacity to serve the facility.

Data centers must comply with specified landscaping, buffering, and screening requirements, including limits on plant composition: at least 40% and no more than 70% of required plant units must be evergreen trees at least eight feet high at planting; no more than 30% may be small deciduous trees, no more than 30% may be large deciduous trees, and no more than 20% may be shrubs, ornamental grasses, or perennials.

When a data center abuts residential use or a Village Center District, it must provide an earthen berm equal to 50% of the data center's height, with required screening placed on top. Natural topography and existing vegetation may substitute only if the Zoning Administrator determines they provide screening of equivalent density, depth, and height.

Before approval, the applicant must submit an Emergency Response Plan prepared by a qualified professional, including 24-hour emergency contacts, fire suppression and evacuation procedures, hydrant and access-road information, responder training, and annual fire-safety inspections. The plan must be reviewed and accepted by the Township Emergency Management Coordinator and Fire Chief.

The applicant must coordinate with Cumberland County DPS (911) to ensure adequate in-building radio coverage for emergency responders and must install enhancement systems if needed to meet compliance.

[ { "provision": "Data centers are permitted by conditional use in the Manufacturing District": "This creates an approval pathway for data centers in the M Manufacturing District, subject to the ordinance’s conditions." }, { "provision": "The existing Data Center Overlay is deleted and repealed": "Data-center siting is no longer tied to the repealed overlay and instead is addressed through the Manufacturing District conditional-use provisions." }, { "provision": "A minimum lot size of three acres and maximum impervious coverage of 65%": "These dimensional standards establish a defined development envelope for data-center sites, including relatively broad impervious coverage." }, { "provision": "A maximum building height of 100 feet": "The ordinance allows data-center structures up to 100 feet tall, subject to the other applicable requirements." }, { "provision": "Public water and a closed-loop or air-cooled system are required": "This establishes a water-supply and cooling framework for operation, while allowing either closed-loop or air-cooled technology; applicants must provide a water-supplier capacity letter." }, { "provision": "Applicants using grid electricity must provide an electric-provider capacity letter": "The ordinance expressly accommodates grid-connected data centers by requiring documentation of available electric capacity rather than prohibiting that connection." }, { "provision": "Emergency-related work to provide electricity, water, or other public utilities is exempt from the maximum sound levels": "During qualifying emergencies involving public health or safety, the ordinary noise limits do not apply to emergency utility work, supporting continued emergency operation." } ]