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Township holds policy discussion on draft data-center zoning ordinance, no action taken
Summary
Planner Jim Ennis presented a third-draft data-center zoning ordinance proposing conditional-use permitting in the M‑1 district and standards for setbacks from sensitive receptors, noise, water, energy, and emergency planning; supervisors asked about decibel limits, renewable energy requirements and protections for wells and water bodies.
Township planner Jim Ennis led a policy discussion on a six‑page draft data‑center zoning ordinance designed to preemptively set standards should a data center proposal arise. He emphasized the draft does not propose any specific project but aims to set conditional-use standards in the M‑1 light‑manufacturing district covering environmental protections, sensitive‑receptor setbacks (residences, schools, day cares, long-term care), noise and vibration limits consistent with existing township code, energy-use and water‑supply requirements, and emergency‑management plans.
Board members and residents pressed several technical points: one supervisor asked why the draft uses a 75‑decibel threshold, noting that level can be loud and asking staff to research alternatives; another asked whether the ordinance could require a percentage of on‑site renewable energy (solar/geothermal) and to add protections for local water bodies and wells such as Neshaminy Creek and Lake Luxembourg. Ennis said staff will consult Montgomery County and Bucks County planning documents, research decibel standards, and work with the solicitor to avoid exclusionary zoning while strengthening protections where legally feasible. No formal action was taken; staff may forward the draft to the county planning commission and schedule planning‑commission review in August.
