Birmingham Weighs Data Center Rules With Power Limits
Birmingham Township supervisors are considering a new ordinance on September 8th to regulate data centers in two commercial zoning districts. The proposed conditional-use rules would impose restrictions on noise, water consumption, power generation, setbacks, and emergency planning. This initiative aims to establish a local regulatory framework for data centers, as the current zoning ordinance lacks definitions or designated districts for such facilities.
Birmingham Township supervisors are slated to hold a public hearing on September 8 to consider a proposed ordinance that would permit data centers in its Heavy Commercial (C-2) and Limited Highway Commercial (C-2A) districts. The amendment seeks to establish conditional-use rules for these facilities, addressing concerns related to noise, water consumption, power generation, setbacks, and emergency planning.
The township stated that the amendment is necessary because its existing zoning ordinance does not define data centers or identify where they are allowed, potentially exposing Birmingham to exclusionary-zoning challenges under Pennsylvania law. Officials emphasize that the proposal's intent is to establish operational conditions and locations for data centers rather than to encourage their development.
The draft ordinance outlines detailed requirements, including a minimum of eight net acres per data center, 200-foot setbacks from property lines (400 feet from residential areas), and building height limits of 35 feet. Noise controls are a significant component, requiring professional noise studies and setting specific dBA limits for daytime and overnight operations at residential, commercial, and industrial property lines. Violations would necessitate a corrective-action plan and timely remediation.
Further regulations address water and power demands. Data centers would be required to connect to public water and sewer systems, document expected water consumption, and demonstrate adequate supply without impacting other users. Groundwater and surface-water withdrawals would be prohibited, with a preference for air or closed-loop liquid cooling. On the energy front, applicants must identify annual and peak electricity demand, supply sources, and backup power. Backup generators would need to meet EPA Tier 4 standards, with strict limits on testing hours and a prohibition on routine grid supply or peak shaving. Independent energy systems would also be subject to township review. The ordinance also includes requirements for emergency-response plans, first-responder training contributions, and a financial security-backed decommissioning plan.