Proposed I Industrial and U Utility District Zoning Amendment
Frequently Asked Questions
The following information provides a general overview of the proposed amendment to Article XIII of the East Pikeland Township Zoning Ordinance. This FAQ is intended as a plain-language summary only. The complete advertised ordinance amendment will control in the event of any inconsistency.
Is this solely a “data center ordinance”?
No. Although the amendment adds definitions and specific regulations for data centers, it is a broader reorganization and update of the regulations governing the I Industrial and U Utility Districts.
The amendment is intended to clarify how data centers, electric utility facilities, principal wind energy facilities, and other major facility uses are classified and reviewed.
Why is the Township considering this amendment?
Technology and utility-related land uses continue to change. The amendment is intended to establish clear review standards before a future proposal is considered, rather than attempting to develop regulations in response to a specific application.
It also gives the Township the ability to request appropriate technical studies, reports, and updated information as technologies and professional standards evolve.
Is a data center, or utility facility currently being proposed ANYWHERE in the Township.
No. No data center, energy facility, wind facility, or other utility-related facility has been proposed or discussed for development anywhere in the Township. The primary purpose of this amendment is to establish regulations and safeguards in advance, should such a proposal ever be submitted for review.
Does adopting the amendment approve a data center?
No. Adoption of the amendment would establish zoning regulations. It would not approve a data center, select a developer, approve a site plan, or authorize construction.
Any future development proposal would require a separate application and would be reviewed on its own merits.
Would a data center be permitted by right?
No. A principal data center facility would be permitted only as a conditional use in the U Utility District.
A conditional use requires a public hearing before the Board of Supervisors. The applicant must demonstrate compliance with the applicable ordinance requirements, and the Board may impose lawful conditions addressing the proposed development and its potential impacts.
Does the amendment allow data centers throughout the Township?
No. The proposed regulations place principal data center facilities within the U Utility District. The amendment does not create a Township-wide right to construct a data center.
A proposed facility would also have to comply with the applicable dimensional, environmental, performance, land development, building, and other regulatory requirements.
Would the entire property in the I or U district be available for development?
No. Under the proposed amendment, a minimum of 65% of the tract must be designated as open space in accordance with the Township’s existing open-space standards.
Currently dedicated open space can not be built upon.
Open space as part of a land development plan, could not simply be reserved for future buildings or later phases of the facility. It must remain protected as open space and may only be used for purposes permitted by the Township’s open-space regulations, such as conservation, agriculture, trails, community open space, or other approved recreational uses.
The ownership, maintenance, and long-term protection of the open space would be established as part of the land-development approval. A future owner would remain subject to those restrictions and could not convert the protected area into additional building or development space.
What does the proposed ordinance consider a data center?
A data center is generally a building or group of buildings primarily occupied by computers, telecommunications equipment, and related systems used to process, transfer, or store digital information.
The proposed definition also includes server farms, cryptocurrency mining, and blockchain transaction-processing facilities. It does not include ordinary computer or server equipment that is secondary and incidental to another permitted use, such as servers supporting a typical office.
How would noise and vibration be addressed?
An applicant would be required to demonstrate compliance with the Township’s noise and vibration standards.
The proposed regulations include requirements for professional modeling and baseline studies before construction, as-built testing after the facility begins operating, and continued monitoring. Data centers would also be required to maintain noise and vibration monitoring systems and submit periodic compliance reports to the Township.
Failure to comply with the applicable limits would constitute a zoning violation.
Can the Township request additional studies that are not specifically listed?
Yes. The amendment allows the Township to request additional relevant studies, reports, certifications, and approvals that are reasonably necessary to determine compliance with the ordinance.
This is particularly important for data centers and similar uses because their technology, infrastructure, power demands, and operating practices may continue to change.
Would approval of a conditional use be the final approval?
No. Conditional-use approval is only one part of the review process.
A proposed project also requires subdivision or land-development approval, grading and stormwater approval, building permits, utility approvals, environmental permits, highway occupancy permits, and other county, state, or federal authorizations.
Would residents have an opportunity to comment on a future proposal?
Yes. A conditional-use application requires a publicly advertised hearing before the Board of Supervisors. Residents and other interested parties would have an opportunity to review the submitted plans, attend the hearing, provide comments, and offer relevant evidence.
Any future land-development application would also be reviewed separately through the Township’s established public meeting and review process.
Where can I review the complete amendment and hearing information?
The proposed ordinance amendment, supporting documents, and current public-hearing information are available on the Township’s Ordinance Amendment webpage.
Because this FAQ is only a summary, anyone seeking the precise legal requirements should review the complete advertised ordinance text.