Data centers are allowed only by conditional use in the LC&I Limited Commercial and Industrial Districts and the I Industrial District, requiring discretionary zoning approval.

A data center must take access from an arterial or collector road and provide secondary access suitable for emergency response.

Data center buildings, accessory uses, and truck-idling areas must be set back at least 250 feet from all property lines, except for utility lines, fiber-optic lines, and security stations.

Data centers must be at least 500 feet from residential uses, residential districts, and sensitive receptors, including those in adjoining municipalities.

Data centers larger than 100,000 square feet must be located on lots of at least five acres.

Data center buildings are limited to 50 feet in height, including roof-mounted cooling and ventilation equipment; accessory uses may not exceed the principal building's height.

Data center buildings are limited to 40 percent building coverage and 50 percent impervious coverage, and roof-mounted equipment must be set back from the parapet by at least its height above the roof.

A landscape buffer at least 25 feet wide is required between data centers or accessory uses and adjoining zoning districts, sensitive receptors, or public roads, although existing vegetation or topography may satisfy some or all of the buffer requirement.

Cooling, ventilation, power-generation, and other operating equipment within 300 feet of a public road, adjoining zoning district, or sensitive-receptor property line must be fully enclosed or fully screened where enclosure is not mechanically feasible.

Fencing along public and private roadways may not be chain-link, with or without slatted inserts, and may not include barbed wire or similarly intrusive deterrents unless the fencing is fully screened.

Applicants must submit a pre-construction noise and vibration study prepared by an acoustical engineer and a post-construction study between one and 12 months after the first certificate of occupancy; measurements must be taken at all property lines using full-spectrum modeling.

Sound at property lines may not exceed 40 dB(A) and 50 dB(C) from 7:00 p.m. to 7:00 a.m., or 45 dB(A) and 60 dB(C) from 7:00 a.m. to 7:00 p.m.; if baseline ambient noise is higher, operations may not materially increase that baseline unless specifically authorized.

Applicants using public water must obtain certification that the public authority can supply the needed water; applicants relying on nonpublic water must provide a water feasibility study addressing demand, sources, yields, wells, surface waters, and impacts.

Projects proposing water withdrawals of at least 100,000 gallons per day over a 30-day average, or consumptive use of at least 20,000 gallons per day over a 30-day average, must provide Delaware River Basin Commission review and approval.

Applicants must demonstrate approved wastewater-disposal capacity, including for cooling and industrial wastewater; untreated wastewater may not be discharged to stormwater systems or surface waters, and private disposal requires a wastewater feasibility study.

Private groundwater wells or direct surface-water withdrawals may not be the primary cooling-water source when public water is available.

Data centers must use closed-loop cooling systems unless the applicant demonstrates to the Township Engineer that an alternative system uses less water and energy.

All required state and regional permits, including PADEP, SRBC, and DRBC permits, must be obtained before municipal approval.

Applicants must submit a drought-response plan demonstrating compliance with state, water-supplier, and local drought requirements.

Applicants must submit a professional-engineer-certified Energy Usage Plan identifying electricity demand, energy sources, storage, backup power, renewable-energy efforts, and grid-interconnection information; the Township may require supplemental or amended plans before zoning approval.

A data center requiring more than 50 megawatts and connecting to the grid must procure at least 10 percent of its power from renewable generation within the PJM region through a power-purchase agreement or similar arrangement, rather than relying only on renewable-energy credits.

An energy-generation system supplying a data center during normal operations is treated as a separate principal use and must obtain all applicable municipal, state, and federal approvals.

On-site substations must generally be located to the side or rear of the principal building, screened from public view, and set back at least 400 feet from certain nonindustrial zoning boundaries or sensitive-receptor properties.

On-site power lines of 34.5 kV or less must be buried, and substations visible from arterial roads must use opaque landscaping and screening walls.

Diesel generators must meet EPA Tier 4 standards, undergo annual testing with reports provided to the municipality, and fossil-fuel emergency generation is limited to outages or maintenance/readiness testing capped at 100 hours per year; routine testing is limited to 9:00 a.m. to 3:00 p.m. Monday through Friday.

Backup generation may not be used for peak shaving or to supply power to the grid.

Applicants must submit an Emergency Response Plan accepted by the local fire department and emergency-management services, covering fire suppression, containment, ventilation, evacuation, emergency access, responder training, and annual fire-safety inspections.

Battery-storage systems must demonstrate compliance with NFPA 855 or similar standards and include fire-suppression systems designed specifically for battery storage.

Facades facing a road, industrial zoning district, or existing residential use must incorporate at least two specified architectural design elements every 150 horizontal feet, and off-site-visible facade elevations or renderings must accompany the conditional-use application.

Data centers must provide at least one parking space per 8,000 square feet of employee-accessible floor area or one space per employee on the largest shift, whichever is less.

Applicants must submit a comprehensive environmental-impact assessment addressing ecosystems, stormwater, water resources, air quality, emissions, energy use, greenhouse gases, waste, heat, and traffic.

Applicants must submit a professional-engineer-certified Thermal Impact Mitigation Plan addressing waste-heat sources, off-site thermal impacts, mitigation measures, waste-heat reuse, and possible monitoring; the Township may require supplemental or amended plans.

Before the first planning-commission meeting at which the proposal is discussed, the applicant must hold a public meeting, and the meeting must be advertised under Pennsylvania Municipalities Planning Code public-notice requirements.

Applicants must maintain a public project website beginning at least two weeks before the required public meeting and continuing until final land-development approval, including project parameters, renderings, schedules, meetings, and permit status.

Applicants must submit an Electronic Waste Plan covering the removal, recycling, or disposal of servers, hazardous materials, batteries, and related equipment, subject to Township review and possible required revisions.

Applicants must submit a qualified-professional Decommissioning Plan; after permanent cessation or abandonment, decommissioning must begin within one year and be completed within 18 months thereafter, subject to limited municipal extensions.

Decommissioning must remove all above-ground structures and equipment, properly dispose of hazardous materials, stabilize and revegetate disturbed soils, disconnect and cap utilities, and restore the site to a condition compatible with surrounding uses or the most restrictive adjacent zoning district.

Allows data centers as a conditional use in both the LC&I Limited Commercial and Industrial Districts and the I Industrial District, subject to the ordinance’s procedures and standards.

Expressly allows accessory uses and infrastructure serving data centers, including backup energy generation, administrative and security facilities, fiber-optic and utility lines, electrical substations, cooling-related water and wastewater facilities, water towers, pump stations, HVAC systems, and cooling towers.

Permits data center campuses to include all related buildings, accessory uses, equipment, piping, conduits, and other ancillary facilities needed for construction, support, operation, repair, maintenance, and protection of the campus.

Establishes development standards that allow data center buildings up to 50 feet high, accessory uses up to the height of the principal building, up to 40% building coverage, and up to 50% impervious coverage; data centers over 100,000 square feet require at least 5 acres.

Exempts utility lines, fiber-optic lines, and security stations from the 250-foot setback required for data center buildings, accessory uses, and truck-idling areas.

Allows existing vegetation and topography to satisfy all or part of the required landscape buffer when the Township determines they adequately screen the data center.

Allows an alternative cooling system instead of a closed-loop system when the applicant demonstrates to the Township Engineer that it will use less water and energy.

Allows energy-generation systems that directly supply a data center during normal operations, including solar, wind, fossil-fuel, fuel-cell, and nuclear systems, as separate principal uses subject to applicable regulations.

Allows electric substations serving a data center to be located on the same property, permits them on the side or rear of the principal building, and does not require buffering or screening between the principal building and an on-site substation.

Allows emergency fossil-fuel generators for outages and maintenance or readiness testing, with testing capped at 100 hours per year and weekday testing limited to 9:00 a.m. through 3:00 p.m.; peak shaving and supplying power to the grid are prohibited.

Sets a relatively limited parking requirement of one space per 8,000 square feet of employee-accessible floor area or one space per employee on the largest shift, whichever is less.