G-17 Data Center Zoning Framework

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Executive Summary

This briefing document synthesizes the proposed regulatory framework (Ordinance Draft 5.27.26) for the establishment of "G-17 Data Centers" within the Newtown Area Joint Municipal Zoning Ordinance (JMZO). The JMZO involves the municipalities of Newtown Township, Upper Makefield Township, and Wrightstown Township. The proposed ordinance establishes data centers as a "Conditional Use" in specific industrial and agricultural districts, subject to stringent performance standards.

Key Area	Requirement / Concern
Environmental Protection	Rigorous water impact studies and noise mitigation protocols are required to protect local aquifers and residential tranquility.
Safety and Risk Management	Applicants must submit comprehensive safety plans addressing hazardous materials such as hydrogen and fuel cell systems.
Fiscal and Site Responsibility	Financial security for potential well depletion and a detailed decommissioning plan are required to prevent site abandonment.
Infrastructure Impact	Requirements emphasize on-lot renewable energy, strict lighting standards, and parking regulations to maintain community character.

I. G-17 Data Center Use: Definition and Applicability

The proposed ordinance defines a Data Center, Use G-17, as a facility primarily used for housing, operating, and managing computer servers, data storage, network systems, or digital processing infrastructure.

Criteria for Applicability

Criterion	Description
Scale	Dedicated server or data halls exceeding 10,000 square feet in aggregate floor area.
Power Demand	Electrical demand exceeding 30 kilowatt hours per square foot of building coverage, or requirements for redundant feeds or multiple backup generators.
Infrastructure	Inclusion of mechanical cooling systems devoted specifically to computing operations.
Operations	Twenty-four-hour staffing and monitoring associated with around-the-clock infrastructure.
Density	Limited on-site employment density relative to building size.

Permitted Zoning Districts

District	Description
RI	Rural Industrial
RI-A	Rural Industrial-Agricultural
QA	Quarry/Agricultural

II. Site Development and Dimensional Requirements

To ensure compatibility with the surrounding environment, the ordinance establishes strict physical parameters for data center development.

Requirement	Standard
Minimum Lot Size	25 Acres
Maximum Building Height	45 Feet, inclusive of roof projections like elevator towers and cooling units
Residential Setback	1,000 Feet from residential uses or zoning districts
Non-Residential Setback	300 Feet from shared property lines
Buffer Yards	Must incorporate landscaped earthen berms at least 6 feet in height

III. Utility and Resource Management

Applicants must demonstrate exhaustive efforts to minimize the burden on public infrastructure.

Energy and Water Priority

Priority	Requirement
Renewable Electricity	Applicants must prove exhaustive efforts to provide on-lot, renewable generation before connecting to public providers.
Public Systems	Applicants must prioritize public water and sewage systems over on-lot production or disposal unless deemed infeasible by the Township Engineer.
Capacity Assurance	A will-serve letter or certified engineering assessment is required to ensure utility capacity for the project and future community growth.
Mitigation	If capacity is insufficient, the applicant must fund necessary system improvements.

Delaware River Basin Commission

Proof of review and approval from the Delaware River Basin Commission is required for:

• Withdrawals of 10,000 gallons per day or more, based on a 30-day average.
• Importation or exportation of water into or out of the Delaware River Basin with a design capacity of 10,000 gallons per day or more.

IV. Water Resources Impact Study

If on-site water production is the only feasible option, the applicant must comply with the Wrightstown Township Code regarding well depletion and impact studies.

Study Requirements

Requirement	Details
Professional Preparation	A licensed professional geologist and registered professional engineer must prepare the study.
Geological Map	A geological map within a 1.0-mile radius.
Well Locations	Locations of all wells within 1/2 mile and large withdrawal wells exceeding 10,000 gallons per day within 1.0 mile.
Pumping Test	A 72-hour pumping test conducted at 150% of the intended long-term withdrawal rate.
Hydrologic Budget	A hydrologic budget for the site and the area within 1/2 mile.

Presumption of Responsibility

The applicant is held responsible for any adverse effects on residential domestic water supply wells existing prior to the permit.

Item	Requirement
Financial Security	A deposit of $3,500 multiplied by the number of wells within the identified hydrologic environment is required.
Timeline	The applicant is presumed responsible for adverse effects for 60 months after the well cluster is put into full production.
Remedy	If responsible, the applicant must provide a reasonable quantity and quality of water at no expense to the owner, such as deepening wells or connecting to public water.

V. Operational Performance Standards

Noise Control

Noise Standard	Limit / Requirement
Residential Adjacent	Levels must not exceed 50 dB(A) at the parcel line.
Non-Residential Adjacent	Levels must not exceed 62 dB(A) at the parcel line.
Monitoring	Both pre-construction baseline and post-construction studies, conducted 1 to 12 months after occupancy, are required.

Outdoor Lighting

Lighting Standard	Requirement
Height	Maximum 15 feet for parking and street lighting.
Design	Fully shielded with zero up-light.
Residential Property Line	0.1 footcandles.
Non-Residential Property Line	0.2 footcandles.
Adjoining Roadways	0.5 footcandles.
Curfew	Lighting must be dimmed by 50% one hour after the close of business, unless the facility operates 24/7.

Parking

Parking Type	Standard
Data Halls	1 space per 10,000 square feet of gross floor area.
Office / Administration	4 spaces per 1,000 square feet of gross leasable area.
Reserve Parking	The Board may permit a reduction in built spaces, with a minimum of 60% built, provided the remaining 40% is graded, seeded, and held in reserve for five years.

VI. Safety and Emergency Planning

A comprehensive safety plan must be approved by the Township Fire Chief and recertified annually.

Core Safety Plan Element	Description
Identification of Safety Vulnerabilities	Use methodologies such as FMEA, HAZOP, or Fault Tree analysis to identify significant accident scenarios.
Hydrogen / Fuel Cell Specifics	Detailed descriptions of storage, handling, ignition sources, leakage detection, and material interactions.
Equipment Integrity	Documentation of design basis, preventative maintenance, and sensor calibration.
Management of Change	Procedures for reviewing the effects of changes to technology, personnel, or equipment on safety.
Emergency Response	Coordination plans with local emergency officials and documented training for all participants.

VII. Abandonment and Decommissioning

To prevent the emergence of brownfield sites, the ordinance mandates proactive decommissioning planning.

Abandonment Triggers

Trigger	Standard
Operations Cease	Operations cease for 12 consecutive months.
Electrical Demand Drops	Electrical demand falls below 25% of designed load for 12 consecutive months.

Decommissioning Requirements

Requirement	Description
Financial Security	A bond or letter of credit based on a professional cost estimate, updated every three years, to cover total removal and restoration.
Equipment Removal	Complete removal of all servers, racks, cabling, backup generators, fuel tanks, and cooling systems.
Hazardous Materials	Proper disposal of batteries, refrigerants, fuels, and electronic waste according to federal and state law.
Site Restoration	The property must be stabilized and made suitable for future permitted uses within 12 months of plan approval.