Data centers are allowed only by special exception in the PI Planned Industrial District and are prohibited in every other zoning district.

A proposed data center must satisfy the special-exception procedures, standards, criteria, and factors in the zoning ordinance, in addition to all applicable local, state, and federal requirements.

A data-center site must contain at least 25 acres and have at least 350 feet of width at the street line.

Parking areas must be set back at least 150 feet from residential uses or districts and 100 feet from nonresidential uses or districts.

Applicants must submit a sound assessment prepared by a qualified professional acoustic engineer demonstrating compliance with the township noise rules; sound is measured at the property line under ANSI S1.13-2020. Periodic testing and emergency operation of data-center equipment are exempt from the noise rules.

Each data center must provide at least one off-street loading dock.

The proposed facility must use public electric, water, and sewer utilities and provide utility-provider will-serve letters plus certified assessments showing sufficient capacity for the facility and projected future municipal growth.

If utility capacity is insufficient, the applicant must pay for necessary system improvements. On-site electric or sewer systems may be considered only if required improvements are determined infeasible by both the Township Engineer and the applicable utility providers.

Delaware River Basin Commission review and approval is required for water withdrawals of at least 100,000 gallons per day averaged over 30 days, or for water imports into or exports from the Delaware River Basin when design capacity is at least 100,000 gallons per day.

Utility lines between substations and data centers must be installed underground to the extent practical, unless the utility company requires above-ground lines or the Township Engineer finds underground installation infeasible.

A data-center site must have a second emergency means of ingress and egress, with written approval from the primary-covering fire chief addressing emergency access, truck turning, fire suppression, and hydrant availability.

Data centers and associated accessory buildings may not exceed 35 feet in height, and rooftop projections such as elevator towers, cooling units, parapets, and other protrusions count toward the height limit.

Data centers must comply with specified air-pollution, hazardous-emission, dust, odor, vibration, glare, heat, and electrical-safety controls, including a separate glare analysis for neighboring properties and public rights-of-way and a prohibition on heat perceptible beyond the lot lines.

Construction, drilling, demolition, and related heavy-machinery operations are limited to 7:00 a.m. to 6:00 p.m. on weekdays and 9:00 a.m. to 8:00 p.m. on Saturdays, with no such work on Sundays or legal holidays. The Township Manager may allow additional hours and may later revoke or modify that permission.

To the maximum extent technically feasible, 100% of the available unshaded roof area of principal data-center structures must have solar photovoltaic systems.

All off-street parking spaces, loading docks, and internal drive aisles must be covered by solar-equipped carports or canopies, with at least 14 feet of clearance where needed for emergency vehicles.

Building facades facing east, south, or west must include building-integrated photovoltaics covering at least 40% of the applicable wall surface area.

Data-center accessory structures and data-center equipment must be topped with solar arrays that are part of the on-site photovoltaic system.

Any on-site energy-generation system, including solar facilities, substations, and fuel-cell stations, requires approval by the primary-covering fire chief, an approved safety plan, annual safety-plan recertification, and a fire-department site inspection.

On-site electricity-generation systems must be designed for behind-the-meter consumption separate from the power grid; excess electricity must be returned to the grid under utility-provider and Pennsylvania Public Utility Commission requirements.

For phased developments, an individual site plan for each data center and copies of applicable third-party permits must be submitted before any building permit is issued.

If a data-center use is discontinued, the owner must submit a decommissioning plan and post financial security to ensure removal of all solar-power-system equipment.

Creates a new data center use that is allowed by special exception in the Planned Industrial (PI) Zoning District, subject to the ordinance’s standards, the special-exception process, and other applicable laws.

Allows data center equipment and data center accessory uses or structures by right when supporting a data center, including substations, utility facilities, cooling and wastewater facilities, water-holding facilities, communications connections, and security structures, subject to location and dimensional requirements.

Allows a data center development to be built in one or more phases.

Allows on-site electric or sewer systems to be considered if required public electric or sewer improvements are determined infeasible by both the Township Engineer and the relevant utility providers, subject to Township ordinance compliance and Township Engineer approval.

Allows construction hours beyond the ordinary weekday and Saturday limits when the Township Manager grants additional hours, although the Manager may later revoke or modify that permission.

Exempts sound produced by required periodic testing or emergency use of data center equipment from the Township’s noise requirements.

Permits utility lines from off-site to substations to be placed above ground, and allows above-ground lines from substations to data centers when required by the utility company or determined infeasible by the Township Engineer.