WEST CHESTER, PA — East Bradford Township supervisors will consider new zoning restrictions for data centers at a public hearing Thursday, Sept. 10, imposing controls on where the facilities may operate and how they manage power, water, noise and emergency risks.
The proposed ordinance would permit data centers and data center campuses only by conditional use in the township’s Industrial District. That process would require an applicant to obtain approval from the Board of Supervisors following a public hearing.
Supervisors may vote on the ordinance during their regular public meeting after the 6:30 p.m. hearing, according to the township’s public notice.
The proposal would establish separate development standards for data centers rather than subjecting them to the township’s general industrial regulations.
Individual data centers of 100,000 square feet or less would require at least five acres. Larger facilities and multi-building data center campuses would require at least 10 acres.
Buildings and accessory facilities would have to remain at least 300 feet from residences, schools, daycares, parks, and hospitals, which the ordinance classifies as “sensitive receptors.” They also would face 500-foot setbacks from public streets and 100-foot setbacks from other property lines.
Data center buildings would be limited to 45 feet in height, including rooftop equipment. Freestanding accessory structures could not exceed 20 feet.
Applicants would have to submit professionally prepared plans detailing annual electricity demand, energy sources, storage capacity, and backup-power systems. They also would need to document efforts to maximize renewable or clean energy and improve efficiency.
The ordinance would allow diesel, gasoline, and similar backup generators during outages and limited testing, but prohibit their use for peak shaving or supplying electricity to the grid. Routine testing would be capped at 100 hours annually and restricted to weekdays between 10 a.m. and 4 p.m.
Operators would have to publish generator-testing schedules online and notify the township at least 24 hours before conducting a test.
Preconstruction and postconstruction studies would be required to measure noise and vibration. If a completed facility violated applicable standards, its operator would have to submit a corrective plan within 30 days of notice and generally resolve the problem within 90 days.
Data centers would be required to connect to public water and sewer systems. Applicants would need to demonstrate that sufficient water is available without reducing pressure or availability for other township users.
Groundwater and direct withdrawals from waterways could not serve as a data center’s primary cooling-water source. Facilities would generally have to use air-cooled or closed-loop systems unless the township approved an alternative using less water and energy.
The proposed rules also address architectural design, equipment screening, utility substations, construction traffic, electronic waste and emergency planning.
Applicants would have to obtain review of emergency-response plans from local fire, emergency-management and township personnel. Data center developers would be responsible for the cost of specialized and continuing training required for firefighters and emergency medical personnel.
A decommissioning plan would be required before approval. After a permanent shutdown, equipment removal and site restoration would have to begin within one year and generally be completed within the following 18 months.
The township could require financial security covering the full cost of decommissioning and restoration if an operator failed to complete that work on time.
Parking would be based on staffing rather than building size, with one space required for each employee working the largest shift.
The hearing will be held at the East Bradford Township Building, 676 Copeland School Road, West Chester. The proposed ordinance is available at https://www.eastbradford.org/188/Proposed-Ordinances-Legal-Notices.
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