East Rockhill Township Takes Aim at Data Centers With New Zoning Rules
East Rockhill Township Ordinance No. 2026 represents a major regulatory shift aimed at controlling how data centers may be developed within the township. The ordinance creates a new zoning use category — H19. Data Center — and establishes detailed requirements for lot size, setbacks, utilities, noise, environmental impacts, safety planning, and emergency access.
The ordinance defines a data center as a facility primarily occupied by computers and telecommunications equipment used for processing, transferring, or storing information. The definition specifically includes cryptocurrency mining, blockchain transaction processing, server farms, and related supporting equipment.
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Where Data Centers Would Be Allowed
Under the ordinance, data centers would be permitted only by conditional use in the township’s Industrial-1 and Industrial-2 zoning districts. They would not be permitted in residential, commercial, or agricultural districts.
- Minimum lot size: 50 acres
- Maximum building height: 45 feet, including roof projections
- Setbacks: 200 feet from all property lines for structures and equipment, except parking
- Parking setback: 100 feet from residential uses or districts; 50 feet from other property lines
Noise, Air, Glare, Heat, and Vibration Controls
Because data centers can generate continuous noise from cooling systems, backup power systems, and other equipment, the ordinance requires applicants to submit a sound assessment prepared by a professional acoustic engineer.
Sound measurements must be taken at the property line using recognized standards. However, sound from emergency equipment use or required periodic testing would be exempt from standard noise limits.
The ordinance also requires data centers to comply with air pollution standards. Visible emissions may not exceed 20% opacity for more than three minutes in any hour. Glare and heat must be contained within buildings or behind solid fencing so they are not perceptible beyond the lot lines.
Utility Impacts Must Be Documented
One of the strongest parts of the ordinance is its focus on utility capacity. Applicants must provide detailed documentation showing that adequate electricity, water, and sewer capacity exist for the proposed data center while also preserving capacity for future community growth.
Applicants must demonstrate “exhaustive efforts” to provide on-lot electricity generation and public water and sewer disposal before relying on public providers or on-site wells and septic systems.
- A will-serve letter or engineering assessment may be required.
- If utility capacity is insufficient, the applicant must fund necessary system improvements.
- Proof of Delaware River Basin Commission approval is required for certain large water withdrawals or exports.
- Fiber optic, electronic, and telephone lines must generally be placed underground.
Emergency Access and Safety Planning
The ordinance requires data center projects to provide a second means of ingress and egress. The Fire Chief must approve emergency access, truck turning radii, fire suppression plans, and safety plans for on-site energy generation systems such as substations or fuel cells.
Property owners must also annually recertify safety plans and allow inspections to identify potential emergency response vulnerabilities.
Construction Limits
Heavy machinery and construction activity would be limited to 7:00 a.m. to 8:00 p.m., Monday through Saturday, unless an administrative modification is granted.
Other Zoning Changes Included
The ordinance also makes several non-data-center zoning amendments. It clarifies the difference between agricultural operations and residential homesteading involving livestock or poultry. General farming is regulated as a principal agricultural use, while animals kept on residential properties are treated as accessory homestead uses.
The ordinance also expands the definition of “Contractor” to explicitly include landscapers. This means landscapers would be subject to the same rules as other contractors, including buffer requirements, screened or indoor storage, and parking standards.
Why This Matters
Data centers can place major demands on land, electricity, water, sewer systems, emergency services, and nearby residents. East Rockhill’s ordinance appears designed to get ahead of those impacts by limiting where data centers may be located and requiring developers to prove that infrastructure, environmental, and public safety concerns have been addressed before approval.
For communities facing growing pressure from large-scale digital infrastructure, East Rockhill’s ordinance offers one example of how local zoning can be used to regulate high-impact uses before they arrive.
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