Montgomery Township adopts extensive regulations for future data centers

Montgomery Township supervisors unanimously adopted a new zoning amendment on Monday that establishes where data centers may operate and imposes detailed regulations to protect neighboring properties. The new ordinance permits data centers as a conditional use exclusively within the township's Limited Industrial District, requiring a public hearing and Board of Supervisors' approval for any proposal.

The regulations address key concerns such as setbacks, noise, water and electricity consumption, emergency power, and eventual decommissioning. Facilities exceeding 100,000 square feet must occupy at least 10 acres, and buildings cannot exceed 60 feet in height. Strict setback requirements mandate data center buildings, energy systems, and truck-idling areas be at least 250 feet from property lines, and 500 feet from homes, residential districts, and sensitive properties like schools.

Energy requirements for large facilities demanding over 50 megawatts include obtaining at least 10% of their electricity from renewable sources within the regional transmission system. Diesel generators must meet federal Tier 4 emissions standards, with routine testing limited to specific weekday hours and capped annually. Water-based cooling must utilize closed-loop systems, with open-loop and once-through systems prohibited, and facilities must exclusively use public water and sewer infrastructure.

Applicants will be required to submit comprehensive plans covering energy, thermal impact, noise, vibration, landscaping, emergency response, and decommissioning. While a Planning Commission recommendation for a longer notice period for conditional use hearings was discussed but not included in the adopted ordinance to avoid restarting the process, supervisors agreed to prepare a subsequent amendment to address it.