Proposed JMZO G-17 Data Center Ordinance Amendment

Overview of the G-17 Data Center Use

The proposed ordinance defines a Data Center as a facility primarily used for housing, operating, and managing computer servers, data storage equipment, network systems, or digital processing infrastructure. This applies to both owner-operated facilities and those providing services to third parties.

Identifying Criteria

A facility is classified as a G-17 Data Center if it meets specific operational and physical thresholds:

• Scale: Dedicated server or data halls exceeding 10,000 square feet in aggregate floor area.
• Power Demand: Electrical demand exceeding 30 kilowatt hours (kWh) per square foot of building coverage, or requirements for redundant electrical feeds, substations, or multiple backup generators.
• Infrastructure: Utilization of mechanical cooling systems devoted specifically to computing operations.
• Operations: Twenty-four-hour staffing, monitoring, and security associated with around-the-clock infrastructure.
• Employment: Low on-site employee density relative to the physical size of the building.

Development and Dimensional Standards

To mitigate the visual and physical impact on the landscape, the ordinance imposes strict dimensional limitations and location requirements.

Site and Building Requirements

Buffering and Aesthetics

• Landscaped Berms: Buffer yards must include landscaped earthen berms at least six feet in height, compliant with §1003 of the JMZO.
• Underground Utilities: All utility lines (electronic, fiber optic, cable) from substations to the data center must be placed underground unless deemed unfeasible or required otherwise by the utility company.

Environmental and Utility Regulations

Given the high resource demands of data centers, applicants must demonstrate that the proposed facility will not negatively impact local utility capacity or water resources.

Utility Review and Capacity

• Electrical Assessment: Applicants must provide a “will-serve” letter from a public utility or a written assessment by a certified engineer ensuring sufficient electrical capacity for the facility and future regional growth.
• Infrastructure Mitigation: If current utility capacity is insufficient, the applicant is responsible for funding necessary system improvements.
• Water and Sewage: Applicants must demonstrate the ability to provide on-lot water production and sewage disposal.

Water Resource Impact

• Water Resources Impact Study: Required for all on-site water production.
• Regulatory Compliance: Applicants must comply with Wrightstown Township Code regarding the protection of existing wells and obtain approval from the Delaware River Basin Commission for withdrawals exceeding 10,000 gallons per day.

Operational Performance Standards

The ordinance establishes strict thresholds for noise and lighting to protect the quality of life for neighboring residents and businesses.

Noise Mitigation

• Limits: Noise levels at the parcel line cannot exceed 50 dB(A) when adjacent to residential zones and 62 dB(A) when adjacent to non-residential zones.
• Studies: Applicants must submit a pre-construction baseline noise study. A post-construction study is required within 1 to 12 months of operation to verify compliance.
• Technology Updates: Owners are required to upgrade noise mitigation measures as new technologies become available to further reduce sound levels.

Lighting Standards

• Height and Design: Parking and street lighting are capped at 15 feet. All lighting must be fully shielded with zero up-light (full cutoff for non-LED).
• Intensity: Light levels must not exceed 0.1 footcandles at residential property lines and 0.2 footcandles at non-residential lines.
• Dimming: Lighting must be dimmed by 50% one hour after the close of business, except for 24-hour operations.

Decommissioning and Abandonment

To prevent the existence of “blighted” or abandoned industrial sites, the ordinance mandates a comprehensive exit strategy.

Financial Security

Before any permits are issued, the applicant must post financial security (bond, letter of credit, or escrow) to cover the full cost of decommissioning. This estimate is updated every three years to account for inflation and equipment changes.

Abandonment Criteria

A facility is presumed abandoned if:

1. Operations cease for 12 consecutive months.
2. Electrical demand falls below 25% of the designed operational load for 12 consecutive months.

Site Restoration Requirements

Upon abandonment, the owner must submit a Decommissioning Plan. All computing equipment, hazardous materials (batteries, refrigerants, fuels), and specialized structural components (raised floors, generator pads) must be removed. The site must be restored to a safe, stabilized condition suitable for future permitted uses within 12 months of plan approval.

Public Hearing Schedule

The Boards of Supervisors for the participating townships will hold public hearings to consider the enactment of these ordinances:

• Newtown Township: Wednesday, August 12, 2026, at 7:00 PM
  100 Municipal Drive, Newtown, PA
• Wrightstown Township: Monday, August 17, 2026, at 7:30 PM
  2203 Second Street Pike, Wrightstown, PA
• Upper Makefield Township: Tuesday, August 18, 2026, at 7:30 PM
  1076 Eagle Road, Newtown, PA