On the agenda: West Norriton meeting — Data Center (Jul 14)

West Norriton Township
Regular Meeting
July 14, 2026
7:00 PM
1. Virtual Participation Information

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2. Call To Order And Pledge Of Allegiance
3. Swearing In Of Police Officer Anthony Pagliei
4. Approval Of Minutes
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June 2, 2026 - Work Session; and

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June 9, 2026 - Board of Commissioners' Meeting

5. Report Of Bills - Donna Horn
Documents:

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June 2, 2026 - Work Session; and

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June 9, 2026 - Board of Commissioners' Meeting

5. Report Of Bills - Donna Horn
Documents:
FINANCE - JUNE 2026.PDF
6. Department Reports

a. Administration & Finance - Jason Bobst
b. Public Safety - Police Chief Michael Kelly
Documents:
POLICE - JUNE 2026.PDF
c. Public Works & Planning - Michael Valyo
Documents:
PUBLIC WORKS - JUNE 2026.PDF
d. Building & Permitting - Allan Booz
Documents:
BUILDING-PLUMBING - JUNE 2026.PDF
e. Parks & Recreation - Jonathan Dzedzy
Documents:
RECREATION - JUNE 2026.PDF
f. Jeffersonville Golf Club - Michael Housley & Justin Bennett
g. Engineering:

1.

Sewer - T.J. Figaniak; and

2.

Township - Erik Garton / Ed Brown

Documents:
SEWER - JUNE 2026.PDF
ENGINEER - JUNE 2026.PDF
7. Commissioners Comments
8. Public Comment
a.
b.
c.

Recognize individuals that are taxpayers or residents of West Norriton Township
wishing to offer comment.
Require the name and address of such persons wishing to comment.
Permit each individual at minimum one (1) opportunity to speak. The President
may require an individual who has already spoken to wait until all others wishing to
speak have had the opportunity before permitting an additional opportunity to

a.
b.
c.

d.

e.

Recognize individuals that are taxpayers or residents of West Norriton Township
wishing to offer comment.
Require the name and address of such persons wishing to comment.
Permit each individual at minimum one (1) opportunity to speak. The President
may require an individual who has already spoken to wait until all others wishing to
speak have had the opportunity before permitting an additional opportunity to
speak. Once all others have had the opportunity to speak, the President shall
determine whether time would allow for additional comment from the individual
wishing to speak. Such a determination shall be based solely on the factor of
time and shall not be based on the content or viewpoint of the particular individual
(s) seeking additional opportunity to speak.
Provide for a three (3) minute maximum for each individual to offer public comment
specifically related to agenda items only. There shall be no ceding or
assigning of time. In no case shall a time limit of fewer than two (2) minutes be
designated. It may be requested that a spokesperson from a group address the
Board of Commissioners.
Preserve order by prohibiting disruptive conduct including, but not limited to,
speaking by any person who is not, at that time, taking part in public comment.

To submit written Public Comment to the Board, please CLICK HERE
9. Discussion Items
a. Commissioners' Quarterly Donation
b. Non-Solicitation Ordinance
The proposed ordinance has been substantially revised to address prior legal and
policy concerns while preserving the Township's ability to regulate commercial doorto-door solicitation. The draft now clearly distinguishes between commercial
solicitation, which remains subject to licensing and regulation, and constitutionally
protected non-commercial activities such as political, religious, charitable, and
advocacy canvassing, which are exempt from the licensing and permit requirements.
The ordinance also establishes a Township "Do Not Solicit Registry," formalizes the
permit application process, strengthens enforcement of posted "No Soliciting" signs,
and updates the licensing procedures to provide a clear administrative review process.
At this time, the only outstanding policy issue requiring direction from the Board of
Commissioners is the permitted hours for commercial solicitation under § 13-303. The
current draft provides:
"It shall be a violation of this chapter for any person to engage in
peddling or soliciting before 10:00 a.m. or after 9:00 p.m."
Staff is seeking clarification from the Commissioners as to whether they wish to retain
the proposed hours of 10:00 a.m. to 9:00 p.m., or if they would prefer to modify the
allowable solicitation hours before the ordinance proceeds for adoption.
Documents:
WNT ORDINANCE - NON-SOLICITATION.DOCX
10. New Business
a. Motion To Authorize Execution Of Settlement Agreements For Tax Assessment
Appeals:

1.

2570 Blvd. of Generals

Assessment Appeal – 2570 Boulevard of the Generals

1.

2570 Blvd. of Generals

Assessment Appeal – 2570 Boulevard of the Generals
The Board is being asked to approve a negotiated settlement of a property tax
assessment appeal involving 2570 Boulevard of the Generals, a multi-story office
building owned by Washington Square LP. Unlike the Egypt Road appeals, this
appeal was filed by the property owner after the Montgomery County Board of
Assessment Appeals reduced the assessment but the owner sought a further
reduction. The proposed settlement reduces the assessed value from $3,158,400 to
$1,414,960 for tax year 2026 and future years, with a corresponding reduction for tax
year 2025. If approved, the Township would issue a tax refund of approximately
$15,163.27 for tax years 2025 and 2026, and future Township tax revenues for the
property would reflect the reduced assessment. The Township Solicitor has reviewed
the negotiated settlement and recommends approval as a reasonable resolution of the
pending litigation.
2.

438 Egypt Road

Assessment Appeal – 438 Egypt Road
The Board is being asked to approve a negotiated settlement of a property tax
assessment appeal involving 438 Egypt Road, a car wash property owned by
National Retail Properties Trust. The appeal was initiated by the Norristown Area
School District after the Montgomery County Board of Assessment Appeals denied
its request to increase the property's assessment. The proposed settlement
increases the property's assessed value from $53,900 to $88,940 for tax year 2026
and future years, with corresponding increases for 2024 and 2025 based on the
applicable Common Level Ratio. As a result, the Township would receive
approximately $2,799.24 in additional real estate tax revenue for tax years 2024
through 2026, and the property's assessment would remain at the higher value unless
modified through a future reassessment or appeal. The Township Solicitor has
reviewed the settlement and recommends approval as a reasonable resolution of the
litigation.
3.

444 Egypt Road.

Assessment Appeal – 444 Egypt Road
The Board is being asked to approve a negotiated settlement of a property tax
assessment appeal involving 444 Egypt Road, a car wash property owned by
National Retail Properties Trust. Similar to the adjacent property, the Norristown Area
School District appealed the assessment after the Board of Assessment Appeals
issued a Notice of No Change in Assessment. The proposed settlement increases the
property's assessed value from $505,310 to $833,890 for tax year 2026 and future
years, with adjusted assessments for 2024 and 2025. If approved, the Township would
receive approximately $5,245.70 in additional real estate tax revenue for tax years
2024 through 2026, and the higher assessment would remain in effect unless modified
by a future appeal or reassessment. The Township Solicitor has reviewed the
proposed settlement and recommends approval.
b. Motion To Authorize Staff To Advertise Ordinance No. 2026-785 - Data Center Ordinance
The Board is being asked to authorize the advertisement of Ordinance No. 2026-785,
which establishes zoning regulations governing the development and operation of data
centers within West Norriton Township. The proposed ordinance is intended to provide
clear standards for this emerging land use while addressing issues such as location,
design, utility infrastructure, environmental impacts, noise, and operational
characteristics to ensure compatibility with surrounding properties.
The ordinance has been reviewed by the Montgomery County Planning
Commission in accordance with the requirements of the Pennsylvania Municipalities

clear standards for this emerging land use while addressing issues such as location,
design, utility infrastructure, environmental impacts, noise, and operational
characteristics to ensure compatibility with surrounding properties.
The ordinance has been reviewed by the Montgomery County Planning
Commission in accordance with the requirements of the Pennsylvania Municipalities
Planning Code (Act 247), and the Township has incorporated the County's comments
into the final draft. The proposed ordinance has also been reviewed by the West
Norriton Township Planning Commission, which has recommended its adoption.
A Public Hearing on the proposed ordinance will be held on Tuesday, August 11,
immediately prior to the Board's consideration of the ordinance. Authorization to
advertise the ordinance is the next required step in the adoption process.
Documents:
WEST NORRITON TOWNSHIP - DATA CENTER ORDINANCE V5 5-2026.PDF
c. Motion To Authorize Staff To Join The Montgomery County Consortium Of Communities
Road Salt Bid For 2026-2027
The Board is being asked to authorize the Township's participation in the annual
cooperative rock salt bid coordinated by Worcester Township. Participation in the
cooperative purchasing program allows the Township to obtain competitive pricing
through a larger regional procurement while helping to ensure an adequate supply of
road salt for the upcoming winter season.
Historically, West Norriton Township has requested 1,000 tons of rock salt through
the cooperative bid, which has generally met the Township's winter maintenance
needs. Staff is recommending submission of a request for 1,000 tons for the
upcoming bid cycle.
d. Motion To Authorize Staff To Retain T2 Police Management Consulting (T2PMC) To
Conduct An Independent Organizational Assessment Of The Police Department's
Detective Division And The Chief And Deputy Chief Positions.
Staff is requesting authorization to retain T2 Police Management Consulting
(T2PMC) to conduct an independent organizational assessment of the Police
Department's Detective Division and the Chief and Deputy Chief command structure.
The purpose of the study is to provide the Board with an objective, professional
evaluation of these functions, identify opportunities for improved efficiency and
effectiveness, and ensure the department's organizational structure aligns with current
operational needs and nationally recognized law enforcement best practices.
The consultant anticipates completing the assessment within 30 to 60 days,
depending on interview scheduling and data collection. Once completed, the Board
will receive an independent report containing factual findings, comparative analysis,
and recommendations to assist future policy and organizational decisions.
The proposal provides for a fixed professional services fee of $5,000, with
reimbursable expenses not to exceed $500 for items such as travel, printing, and
report preparation.
This assessment is intended to provide the Board with an objective, data-driven
evaluation of the department's investigative and executive leadership structure,
ensuring future decisions regarding staffing and organizational design are based on
professional analysis rather than anecdotal observations or assumptions.
11. Schedule Of Meetings
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Environmental Advisory Council - August 5th @ 7:00pm;

ensuring future decisions regarding staffing and organizational design are based on
professional analysis rather than anecdotal observations or assumptions.
11. Schedule Of Meetings
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Environmental Advisory Council - August 5th @ 7:00pm;

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Recreation Committee - August 12th @ 8:00pm;

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Planning Commission (PC) - August 17th @ 7:00pm;

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Arts & Culture Commission (ACC) - July 15th @ 6:30pm;

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Zoning Hearing Board (ZHB) - July 22nd @ 7:00pm; and

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Human Relations Commission (HRC) - July 23rd @ 7:00pm.

12. Adjournment

www.westnorritontwp.org

Monthly Report
From:

Michael J. Valyo, Director of Public Works

Date:

July 1, 2026

Re:

Public Works Department Activities
June 1-30, 2026

The following report denotes the activities of the Public Works Department for the
month above referenced:
Preventative Maintenance and Repair of all Township Vehicles.
Cleaned Township Trucks
Prepared for Mock DEP Inspection of the Twp Garage Area
2026 Branch Collection (2 Loads= 24 CU Yds Collected)
Trimmed Branches Away from Street Signs around the Township
Public Works assisted at the 4 Alarm Fire Industry Lane
Gathered 100 Cones for Shredder Event (Bradford & Webster)
Swept Township Streets
Replaced 25 MPH Sign on S. Schuylkill Ave
Assisted with BMP Inspections Water Basins (DEP MS4)
Sanitary Sewer Maintenance (Johnathan)
Cut Township Grass and Circles
Cleaned and Repaired Storm Sewers
Township Vehicles traveled:
Trucks – 2,325 miles.
Backhoe – 2.4 hours.
Roller – 0 hours.
JCB Loader – 1 hours.
Sweeper – 10 Hours - 42 Miles

WEST NORRITON TOWNSHIP PARKS & RECREATION
DEPARTMENT REPORT FOR JUNE 2026

July 1, 2026,
Community Events
On Wednesday evening, June 24th, the Parks & Rec Dept. hosted our first “Concert in
the Park” at the new amphitheater at Centennial Park. The crowd was large, the
weather was perfect and the band was fantastic. We received incredibly positive
feedback about the event and look forward to hosting more free concerts in the future.
Family Movie Night will be held on Saturday August 29th at Centennial Park.
Please visit our social media pages or the township website for additional details and
information regarding the event.
A comprehensive list of Community Events scheduled for the remainder of 2026 can also be
found on the township website and our social media pages.

Programs running during the month of June included:
Summer Day Camp (170 children)
Silver Circle - Seniors Club

Little League Baseball & Softball
Adult Softball League

Registrations are currently being accepted for the following programs:
Youth Summer Soccer Clinics
Summer Basketball Leagues
Youth Fall Soccer Leagues

Zumba
Karate

Discounted Theme Park Tickets - Tickets for the 2026 summer season may be
purchased at the Township Building during normal business hours.
Parks Update
Dog Park membership applications are available on the Township website or
in-person at the front desk of the Township Building during normal business hours.
Staff performed general seasonal maintenance at all parks, playgrounds, and
facilities. Multiple small-scale projects were completed throughout the parks system as
well.
Respectfully submitted,
Jonathan W. Dzedzy
Director of Parks & Recreation
(610) 630-1251

WEST NORRITON TOWNSHIP
SANITARY SEWER ENGINEER’S
MONTHLY REPORT
for the Board of Commissioners Meeting on
July 12, 2026
Special Projects
1.

Sewage Facilities Program Grant Application – PA DEP approved Plan of Study and Task Activity Report. 537 Plan
Update was awarded the full grant amount of $69,000 (50% match) for this project. Agreements are executed and
draft has been submitted to Township for review. Presented to Commissioners on March 7, 2023. Submitted
Component 4A, B & C. Presentation to WNT Planning Commission on April 17, 2023. Received all Components 4
from MCHD, MCPC and Township PC. Report was advertised for public comment and adopted by Resolution at
the Commissioner’s meeting on August 8, 2023. Report sent to PA DEP for review on August 11, 2023. PA DEP
sent a review letter dated January 30, 2024 and responses were prepared to address comments and sent to PA
DEP April 1, 2024.

2.

Rittenhouse Pump Station – Force Main Replacement/Upgrade – Design, permitting, and coordination is ongoing.
Memo regarding options sent to Township for consideration of alternatives. Since Grant funding (CPF STAG FY
2026 and PA Small Water & Sewer) has been awarded (May 2026), Project design and permitting is underway.

3.

State & Tribal Assistance Grant Application
a. Rittenhouse Blvd. Pump Station Force Main Replacement Project: Submitted application for Community
Project Funding (CPF): Interior & Environment Subcommittee for FY 2026 on April 25, 2025 for
consideration. The request was for a total project cost of $4,000,000, and the Township would be
responsible for a 20% match of $800,000. Project is for the replacement of approximately 8,500 linear
feet of 18” force main with new 24” pipe from the pump station to Stony Creek. Project awarded funding
in May 2026 and attended required training and EPA meetings. Application for grant procurement
underway.
Submitted questionnaire/online application for FY 2027 on March 8, 2026.
b.

Whitehall Pump Station Replacement Project: Submitted application for Community Project Funding
(CPF): Interior & Environment Subcommittee for FY 2027 on March 23, 2026 for consideration. The
request was for a total project cost of $3,250,000. Project is for the replacement and relocation of the
pump station across Whitehall Road. WNT Received Notification on May 20, 2026 from Senator
Fetterman’s office that the Township’s Congressionally Directed Spending (CDS) request for FY27
funding has advanced through the Senator’s office and has officially been submitted to the Senate
Appropriations Committee for consideration.

4.

Whitehall Road Pump Station ROW Application – Prepared responses/clarifications to DCNR review of application
and resubmitted July 31, 2024. Application is under review by DCNR’s Central Office. Received response from
DCNR on March 3, 2025 requesting a cultural resource review, which is additional to Application. Submitted PHMC
Review Application on May 8, 2025. Received correspondence from State Historic Preservation Office (SHPO)
requesting additional information regarding the presence of a possible structure from the 19 th century. G&A
submitted response on July 16, 2025. DCNR confirmed that application is under review as of October 87, 2025.
Received correspondence from SHPO on October 31, 2025 requesting a Phase 1 Archaeological Survey.
Requesting quotes and coordinating with CHRS, Inc. to schedule and perform. Work was performed by CHRS, Inc.
and December and no artifacts were found. Report was finalized and uploaded in December 2025. Submitted
Additional response items to PA Share on June 25, 2026. Continue to follow up with DCNR on status.

5.

NMWA Intermunicipal Treatment Agreement – Preparing Amendment to Agreement. Met with NMWA to review
existing Agreement and amendment. Reviewed preliminary revisions proposed by NMWA in May 2025. Discussed
revisions with WNT staff and prepared memo or recommendation of revisions. Reviewed NMWA response and
coordinating revisions.

65 East Butler Avenue | Suite 100 | New Britain, PA 18901 | Phone: 215-345-4330 | Fax: 215-345-8606

6.

DCED PA Small Water & Sewer Grant – Submitted grant application on April 30, 2025 for $500,000 with a $75,000
match for the Rittenhouse Pump Station Force Main Replacement Project. Project was awarded $488,750 in
January 2026. Project design and permitting underway in coordination with EPA STAG Grant.

7.

PA DOT SR 3009 (Main St) Project – Project proposes adjustments to existing curb lines, installation of a center
median, and milling and overlaying of the roadway surface, restriping/adjusting travel lanes, ADA ramp upgrades,
improvements to sidewalks, signal work, including installation of new underground conduit and traffic signal poles.
Coordinating relocation of sanitary sewer facilities as needed.

Developments
1.

T-Mobile Expansion - Approval issued on September 30, 2022. Awaiting construction to commence.

2.

TLC Office & Car Wash – Discussed project with Applicant and their representatives at the Staff Meeting. Received
plans and issued review on September 23, 2022. Received revised plans on November 2, 2022 and review issued
November 28, 2022. Received revised plans on December 23, 2022 and review issued January 25, 2023. Send
SFPM Review on March 3, 2023. Reviewed construction escrow. Received revised plans on August 8, 2024 and
review issued September 6, 2024. Received revised plans on September 19, 2024 and an approval review letter
issued October 8, 2024.

3.

2580 Industry Lane - Reviewed plans and issued letter on March 21, 2023. Received revised plans and issued
review on July 31, 2023. Received revised plans on September 18, 2023 and sent approval on October 4, 2023.
Connected to sewer on December 17, 2024. Awaiting as-builts.

4.

69 W. Indian Lane – Received Plans on July 1, 2024 for a sewer lateral connection to public sewer due to a failing
septic system. Plans review issued July 25, 2024. Received revised plans on August 20, 2024 and are issued
review on September 9, 2024. Received revised plans on October 4, 2024 and approval issued October 4, 2024.
Contractor has begun installation and connected sewer on November 6, 2024. Awaiting As-built plans.

5.

SE Psychiatric Treatment Center (Phase 1) –
a. Plan Reviews
i. Received Plans on August 6, 2024 and review issued September 9, 2024.
ii. Received revised plans on February 4, 2025 and review issued February 12, 2025.
iii. Received revised plans on March 18, 2025 and review issued March 19, 2025
iv. Received revised plans on July 2, 2025 and are under review.
b. SFPM
i. Received SFPM on March 28, 2025 and coordinated required revisions with Applicant.
ii. Received revised SFPM on July 2, 2025 and found to be acceptable.
iii. On July 31, 2025 recommended for consideration of Adoption by Resolution by WNT.
iv. Commissioners adopted resolution at the August 12, 2025 meeting and sent SFPM to PA DEP on
September 2, 2025.
v. Received review letter from PA DEP on October 22, 2025 regarding the SFPM and coordinated
response with Applicants engineer.
vi. SFPM Approval received July 1, 2026, from PA DEP.

6.

730 Forrest Avenue – Received plans on February 26, 2025 for a single sewer connection for four (4) apartment
units to be constructed in the existing residence. Plan review issued March 17, 2025. Applicants’ contractor
mobilized and commenced sewer connection construction on May 1, 2025. Notified contractor to stop work until
PA DEP planning approval is received and comments from March 17, 2025 review are addressed. Coordinated and
reviewed SFPM Application Mailer and submitted to PA DEP on June 4, 2025. Received correspondence from PA
DEP on June 16, 2025 stating SFPM Component 3M required. Applicant coordinating SFPM.

7.

Valley Forge Landing: Lubin Site Subdivision – Project proposes 421 townhouse development and pump station.
Received correspondence from PA DEP on May 9, 2025 for Sewage Facilities Planning Module requirements.
Attended virtual meeting with Applicant and their engineer on July 23, 2025 to review sanitary sewer items. Meeting

at MCPC with Applicant, Engineer, MCPC and WNT on August 27, 2025 to discuss Rittenhouse PS – Force Main
Upgrades portion. Staff meeting on December 17, 2025 to discuss project. Received plan submission 1 on March
9, 2026 and issued review May 27, 2026.
8.

Norristown Area High School Building Addition – Project proposes an additions and modifications to the existing
high school and property improvements. Plans received January 19, 2026 and review issued February 13, 2026.

9.

Norristown Area High School Administration Building Addition – Project proposes and a modular addition and
associated property improvements. Plans received January 19, 2026 and review issued February 23, 2026.
Revised Plans received June 23, 2026 and are under review. Received SFPM Exemption Mailer on June 4, 2026
recommended signature and executed June 10, 2026.

10.

VMDT Partnership, LP (2445 Blvd of the Generals) - Project proposes the construction of 85 townhouses. Plans
received May 1, 2026 and review issued June 1, 2026.

11.

Westover Sporting Complex (Ph 1) – Project proposes the construction of four (4) soccer fields, access driveway,
parking and associated site improvements. Concept Plans received May 2026 and review issued June 4, 2026.

Meetings
1.
2.

Commissioners meeting on June 9, 2026.
Staff meeting on June 17, 2026.

Prepared by:
Prepared Date:
File No.:

Thomas J. Figaniak, P.E.
July 8, 2026
999-1081

WEST NORRITON TOWNSHIP
TOWNSHIP ENGINEER’S MONTHLY REPORT
July 9, 2026
Page 1 of 2
Township Projects
1.

Norriton Dog Park – Dog Park has been completed, and Grand Opening was on April 1st. The last item
remaining is to close out the permit with DEP. We are working with the Township to get the finalized and
closed out.

2.

Centennial Park Restroom – The final location has been determined, and some minor grading and utility
designs have been completed. We have a path forward with a costars vendor and are working with them
regarding a quote.

3.

Forest and Marshall MTF Grant Application – The Township received a grant for the intersection
improvements. Our office submitted our cost proposal for the design to the Township for review.

4.

Boulevard of the Generals Pedestrian Improvements – The project was awarded to Albert G. Cipolloni at
the June meeting. The contractor has submitted the contract documents and the bus shelter submittal. The
lead time for the bus shelter is anticipated for early September. As such, the contractor anticipates starting
in mid-August, so that the work is completed in time for the bus shelter installation..

5.

Township Pedestrian/Traffic Improvements – Our office received the Highway Occupancy Permit for the
Egypt Road and Willowbrook Avenue intersection improvements. Our office has had conversations with
the contractor about additional work at Egypt Rd and Willowbrook as part of the Blvd of the Generals
project. The contractor is open to the potential change order and is currently reviewing the plans to
provide the Township with a quote.

6.

Sheridan Lane Realignment - We prepared the sketch of the Sheridan Lane re-alignment and completed
the cost estimate. We are working with Township staff to determine some potential grant opportunities.

7.

82 W. Indian Lane – FEMA Demolition – BRB contractors plans to start in mid-July. They anticipate the
demolition to take a couple weeks. We are currently working with the contractor and the utility companies
to ensure disconnection.

8.

2026 West Norriton Road Program – Glasgow, Inc. was awarded the project at the June Commissioners
meeting. All contract documents have been provided. The contractor currently has a busy schedule and
they anticipate starting the project in mid-August.

Private Developments
1.

2580 Industry Lane -Dan Moore Tree Service – Site work is mostly completed and we have been notified
that the building has also been completed. We recently observed the improvements, and some punch list
items remain. We are working with the Applicant to get those completed.

401 Plymouth Road | Suite 150 | Plymouth Meeting, PA 19462 | Phone: 610-489-4949 | Fax: 610-489-8447

2.

T-Mobile Expansion – The plan received conditional approval at the July 2022 Commissioners Meeting.
The earth disturbance permit application for the installation of the generator and parking lot
improvements is moving forward. The applicant has submitted temporary access plans to our office for
review.

3.

TLC Office and Carwash Development – We met with the Applicant and Township staff at the Staff
meeting on 5/16 to discuss the current state of the project. We are working with the Applicant to discuss
the next steps forward.

4.

Norristown State Hospital Plans – Our office has been coordinating with the Applicant about some minor
plan revisions. The plans were submitted to our office and are currently under review.

5.

Norristown Area High School – The plans and the financial security tabulation have been approved. We
are working through the last remaining administrative items prior to scheduling the pre-construction
meeting.

6.

Lubin Property Development – Our office has had conversation with the developer and design engineer
regarding the plans and permit submission. The full land development submission is under review from
our office. They will be scheduled to meet with staff in July to discuss the review comments.

7.

401 Whitehall Road (School District Administration Building) – The plans have been approved. We are
awaiting signature of the final agreements, and the pre-construction meeting will be scheduled in the near
future.

8.

10-12 N. Trooper Road Apartment Complex – Our office and Township staff met with the Applicant at
staff meeting on April 15th. We anticipate the submission of land development plans in the near future.

9.

Port Indian Road Townhomes – Our office reviewed the plans and conditional use application. We issued
a conditional use review letter in mid-June prior to meeting with the Applicant at the June 17th staff
meeting.

10.

2441 W. Main Street – A sketch plan review letter was issued in mid-June prior to meeting with the
Applicant at the June staff meeting. We anticipate plan revisions and a full land development submission
later this year.

11.

Westover Sport Complex – Our office and Township staff met with the Applicant at the June 17th staff
meeting. It appears that the Applicant does not intend to move forward with the project at this time.

WEST NORRITON TOWNSHIP
MONTGOMERY COUNTY, PENNSYLVANIA
ORDINANCE NO.
AN ORDINANCE OF WEST NORRITON TOWNSHIP, MONTGOMERY
COUNTY, PENNSYLVANIA, CHAPTER 13 LICENSES, PERMITS AND GENERAL
BUSINESS REGULATIONS, PART 3 PEDDLERS, SOLICITORS AND TRANSIENT
VENDORS, THE WEST NORRITON TOWNSHIP CODE OF ORDINANCES;
REPEALING ALL INCONSISTENT ORDINANCES, OR PARTS THEREOF IN
CONFLICT THEREWITH; AND PROVIDING FOR A SEVERABILITY CLAUSE AND
AN EFFECTIVE DATE.
WHEREAS, the Pennsylvania First Class Township Code and the Pennsylvania
Municipalities Planning Code, 53 P.S. § 10101, et seq., authorizes the Board of Commissioners of
West Norriton Township (“Board”) to make, amend, and adopt ordinances that are consistent with
the constitution and laws of the Commonwealth when necessary for the proper management, care
and control of West Norriton Township (“Township”) and the maintenance of peace, good
government, health and welfare of the Township and its citizens;
WHEREAS, the Board of Commissioners has enacted the Code of Ordinances of West
Norriton Township which contains, inter alia, provisions regulating peddling, soliciting and
canvassing in Wesr Norriton Township; and
WHEREAS, the current 6:00 p.m. curfew for peddling and soliciting has been declared
unconstitutional by courts across the United States including the Supreme Court of the United
States; and
WHEREAS, the Board of Commissioners desires to establish a curfew for peddling and
soliciting of 9:00 p.m. which will balance the protection required to be afforded to commercial
speech with the best interests of the health, safety, and welfare of the residents of West Norriton
Township and their right to quiet enjoyment of their property; and
WHEREAS, in order to further protect the health, safety, and welfare of the residents of
West Norriton Township and to protect their right to quiet enjoyment of their property, the Board
of Commissioners desires to establish a “Do Not Solicit” registry that would allow residents to
express their desire not to be solicited by peddlers and solicitors, which registry will be provided
to proposed peddlers and solicitors when they register with the Township to perform peddling
and/or solicitor activities; and
WHEREAS, in order to further protect the health, safety, and welfare of the residents of
West Norriton Township and to protect their right to quiet enjoyment of their property, the Board
of Commissioners desires to codify regulations concerning peddling and solicitation license
permit application procedures.

1

NOW, THEREFORE, be it, and it is hereby ORDAINED by the West Norriton
Township Board of Commissioners that Chapter 13, Part 3 of the West Norriton Township Code
of Ordinances is hereby repealed in its entirety and shall be replaced with the following regulations
governing peddling and soliciting within West Norriton Township:
SECTION I: Amendment of the Code.
The West Norriton Township Code of Ordinances Chapter 13, Licenses, Permits and
General Business Regulations, Part 3, Peddlers, Solicitors and Transient Vendors is hereby
repeated in its entirety and is amended to create a new Part 3, which shall read as follows:
Chapter 13, Peddlers, Solicitors and Transient Vendors
§ 13-301 Definitions.
As used in this chapter, the following terms shall have the meanings indicated:
CANVASSER
One who engages in the practice of canvassing, the practice of going from dwelling unit
to dwelling unit:
(1) To conduct surveys for research purposes (other than those conducted by an agency of
the state or federal government);
(2) To make analyses, to take opinion polls, to compile rating data;
(3) To obtain or seek contributions or donations for any person or organization or cause;
(4) To advance religious or political causes and proselytizing with regard thereto; and
(5) To conduct any similar work which, by its nature, involves door-to-door or place-toplace activity, including distribution of circulars, but not for commercial activity of any
kind.
DOOR-TO-DOOR SOLICITATION
The activity of going onto the premises of other persons, without prior arrangement with
the owner or occupant of such premises, for the principal purpose of the sale or taking
orders for future sales of any type of tangible goods, including, but not limited to, books,
magazines or other periodicals, or to enter into any agreement for the provision of
services, or any combination of the sale of goods or provision of services, or the
distribution of advertising circulars relating to the sale of goods or provision of services.
DOOR-TO-DOOR SOLICITOR
A person engaging in the activity of door-to-door solicitation.

2

§ 13-302 License Required.
A.

Any person or organization intending to engage or to cause persons to engage in selling,
soliciting or canvassing of goods, wares or things of value or the receiving of services or
things of value is forbidden to visit private places of business or residences, as defined in this
chapter, prior to commencing such activity shall:

B.

(1)

Obtain a permit from the authorized representative of West Norriton Township a
license permitting such selling, soliciting or canvassing. Such permit shall be issued
only after the person seeking to obtain such permit shall have provided on the
application form appropriate information as to the identities and current addresses
of all persons that shall be engaged as door-to-door solicitors, which information
shall be provided under the penalty of law as provided in 18 Pa.C.S.A. § 4904 and
shall have completed such registration.

(2)

The applicant shall execute an acknowledgment of receipt of the terms of § 1484 with respect to private "No Solicitors" signs and the Township “Do Not Solicit
Registry” and shall provide notice to the Township of the approximate
neighborhoods and locations in which the activity is to take place.

(3)

The applicant shall not attempt to enter any private property listed on the Do Not
Solicit Registry maintained by the Township. The licensee shall be provided a
dated copy of the registry list at the time of the submission of their application for
license, and the licensee shall be required to consult with the Township website’s
listing of the Do Not Solicit Registry prior to engaging in solicitation, peddling or
distribution under this Chapter.

(4)

Permit application packets shall be accepted for review and processing by the
Township only when the application packet contains all permit requirements of
this ordinance, a fully completed Permit Form and payment of fees in accordance
with the fee schedules adopted by the Township and Section 148-2 of this
Ordinance. The Township shall review the application packet within seven (7)
calendar days to determine whether or not it is complete. If complete, the
application packet shall be deemed “administratively complete” and said license
permit shall be processed and issued by the Township in a timely manner. If the
permit application packet is incomplete, then it shall be returned to the applicant
with the missing information noted through written correspondence. Upon the
resubmission of the missing information and a determination that the permit
application packet is “administratively complete”, the Township shall then
process and issue said permit in a timely manner.

Any person engaging in door-to-door solicitation or any organization employing
any door-to-door solicitors that shall engage in such activity without obtaining the
said permit shall be in violation of this chapter and shall be liable for the penalty as
provided in § 148-5.
3

C.

Permit fees will be $40 per week per solicitor or such other fees as are as set from time to
time by resolution of the Board of Commissioners.

D.
The Board of Commissioners of West Norriton Township shall be empowered to make
and
provide such rules and regulations from time to time as may be necessary to supervise
any such transient merchant, peddler or solicitor concerning the manner in which such person
may engage in selling, soliciting and canvassing, the information required to
obtain a
license, the cost of such license fee and any other proper and necessary
regulation to protect
the health, safety, welfare and morals of the citizens of West Norriton
Township.
§ 13-303 Hours.
It shall be a violation of this chapter for any person to engage in peddling or soliciting before
10:00 a.m. or after 9:00 p.m.
§ 13-304. Enforcement of “No Solicitation” Signs and Do Not Solicit Registry.
A.
The owners or lawful occupants of any premises within the Township not desiring to
have persons enter onto their premises may post on such premises a legible sign stating either
"No Solicitors" or "No Solicitations." Any door-to-door solicitor or canvasser who
shall
enter upon the premises in defiance of such sign shall be in violation of this section
and
shall be liable to the penalty as provided in § 148-5.
B.

Do Not Solicit Registry.
(1)

The Township shall hereby create and manage a “Do Not Solicit Registry” for
those landowners and residents of the Township who do not wish to be contacted
by non-exempt peddlers and solicitors at their properties.

(2)

Any person in lawful possession and occupancy of any business, residence, house,
apartment, or other dwelling unit in the Township may request to have their address
placed on the Do Not Solicit Registry by submitting a request in writing to the
Township Secretary, or registering on-line, as provided by the Township. The
written or on-line submission shall include:
(a)

The name and signature of the person completing the form;

(b)

The complete address of the business, residence, house, apartment,
or other dwelling to be placed on the Do Not Solicit registry;

(c)

The date that the form was completed; and

(d)

A statement that the individual, being authorized to do so by all
occupants of the residence, requests that no solicitors or peddlers
enter the above-referenced property or otherwise attempt to solicit,
peddle, or distribute thereon.
4

(3)

A resident’s listing on the Do Not Solicit Registry shall be effective thirty (30) days
from the date of their submission of the same to the Township Secretary in writing
or on-line. The listing shall remain on the Do Not Solicit Registry unless and until
a request to remove the same is submitted pursuant to subsection 4 below.

(4)

Any person in lawful possession and occupancy of any business, residence, house,
apartment, or other dwelling unit in the Township may request to have their address
removed from the Do Not Solicit Registry by submitting a request in writing to the
Township Secretary or on-line, as provided by the Township. Such request shall
include all of the information set forth in subsection 2 above, together with an
affirmative statement that the individual, being authorized to do so, requests that the
property be removed from the Do Not Solicit Registry.
(5)

It is noted that the prohibition against non-exempt solicitors, peddlers or
distributors entering properties on the Do Not Solicit Registry shall be in addition
to (not in place of) the prohibition against such individuals soliciting, peddling, or
distributing on properties displaying "No Soliciting" or other similar sign or signs.

§ 13-305 Distinction Between Commercial and Non-Commercial Activity
(1) The Township recognizes that non-commercial speech, including religious, political,
charitable, advocacy, and informational canvassing is entitled to heightened
protection under the First Amendment of the United States Constitution and Article I,
Section 7 of the Pennsylvania Constitution.
(2) The licensing, fee and registration requirements of this Chapter shall apply only to
commercial door-to-door solicitation activities involving:
a. The sale of goods or services;
b. The solicitation of orders for future sales;
c. Commercial advertising or marketing; or
d. Any activity conducted for pecuniary gain.
(3) Individuals or organizations engaged solely in non-commercial canvassing activities,
including political campaigning, religious proselytizing, distribution of noncommercial literature, surveys, advocacy, or charitable outreach without the sale of
goods or services, shall be exempt from permit fees and licensing requirements.
(4) Nothing in this Chapter shall be interpreted or enforced in a manner that unlawfully
restricts constitutionally protected speech or expressive activity.

5

§ 13-306 Violations and Penalties.
Any person, corporation or other entity who shall violate any of the provisions of this chapter or
who should fail to comply with any notice of violation herein, upon conviction before a District
Justice within the magisterial district within which the Township of West Norriton is a part, shall
be fined not more than $600 plus costs of prosecution after a summary proceeding brought in the
name of the Township before said District Justice. A new and separate offense shall be deemed
to be committed for each day that such violation exists. In default of the payment of any fine
imposed and the costs, the person or persons that are charged may be sentenced to be committed
to the county jail for a period not exceeding 30 days.
SECTION II. Severability.
The terms, conditions and provisions of this Ordinance are hereby declared to be severable,
and, should any portion, part or provision of this Ordinance be found by a court of competent
jurisdiction to be invalid, unenforceable or unconstitutional, the West Norriton Township Board
of Commissioners hereby declares its intent that the Ordinance shall have been enacted without
regard to the invalid, unenforceable, or unconstitutional portion, part or provision of this
Ordinance.
SECTION III. Repealer.
Any and all other Ordinances or parts of Ordinances in conflict with the terms, conditions
and provisions of this Ordinance are hereby repealed to the extent of such irreconcilable conflict.
SECTION X. Effective Date.
This Ordinance shall be effective five (5) days after enactment.
ORDAINED AND ENACTED by the Board of Commissioners of West Norriton
Township, Montgomery County, Pennsylvania, this
day of
, 2026.

Attest:

WEST NORRITON TOWNSHIP
BOARD OF COMMISSIONERS

_____________________________
Jason Bobst, Secretary

___________________________________
Roseanne Milazzo, President

6

WEST NORRITON TOWNSHIP
MONTGOMERY COUNTY, PENNSYLVANIA

ORDINANCE NO. __________

AN ORDINANCE OF WEST NORRITON TOWNSHIP, MONTGOMERY COUNTY,
PENNSYLVANIA AMENDING CHAPTER 27-2001 DEFINITIONS TO INCLUDE DATA
CENTERS, CHAPTER 27 PART 10 LC&I LIMITED COMMERCIAL DISTRICTS AND
PART 11 I INDUSTRIAL DISTRICTS TO ALLOW DATA CENTERS BY CONDITIONAL
USE; REPEALING ALL INCONSISTENT ORDINANCES OR PARTS THEREOF; AND
PROVIDING A SEVERABILITY CLAUSE AND EFFECTIVE DATE
WHEREAS, the First Class Township Code vests the West Norriton Township Board of
Commissioners with the authority to adopt ordinances necessary for the proper management, care
and control, and welfare of the Township; and
WHEREAS, data centers are a rapidly expanding use that is not regulated at the state level
in Pennsylvania and may exert significant impacts related to energy demand, water consumption,
noise, vibration, and environmental quality; and
WHEREAS, local regulation of data centers through conditional use in the designated
industrial zone is necessary to ensure any development is compatible with the surrounding
community and infrastructure.
NOW, THEREFORE, be it ORDAINED that West Norriton Township amends its code
as follows:
SECTION I.
Chapter 27, titled “Zoning,” Part 20, § 2001, is hereby amended to include
the following definitions:
Ambient Noise Level: the noise level associated with a given environment, being a
composite of sounds from all sources at the location consisting of the normal or existing level of
environmental noise at a given location without extreme atmospheric conditions, such as wind
greater than three meters per second or precipitation, and then adjusting the noise level to
eliminate any noise associated with then existing development of facilities.
Data Center: A facility primarily used for housing and operating computer systems and
associated equipment, including servers, data storage and processing systems, and accessory

infrastructure such as cooling systems, power generators, electrical substations, and network
hardware.
Data Center Accessory Use: Ancillary uses or structures secondary and incidental to a
Data Center Use. Accessory uses secondary and incidental to a data center are allowed,
including but not limited to:
a. Back-Up Energy Generation. The use shall not include energy generation systems
used or intended to be used to supply power to the data center during normal
operations.
b. Administrative
c. Security
d. Fiber optic lines
e. Utility lines
f. Electrical substations
g. Domestic and non-contact cooling water and wastewater treatment facilities
h. Water towers
i. Pump stations
j. Heating, ventilation, air conditioning, and cooling towers
Data Center Campus: A data center campus includes all of the structures and real estate
owned, controlled, leased or otherwise occupied primarily for the use and purpose as Data
Center(s), including: (i) Data Center(s); (ii) Data Center Accessory Uses; and (iii)all other
systems, equipment, piping, conduit and other ancillary equipment, structures and other
appurtenances that are incidental to and/or needed for the construction, support, operation,
repair, maintenance, and/or protection of the Data Center(s) and/or the data center campus.
Energy Generation System: Any energy generation system designed or used to supply
power directly to a Data Center during normal operations, including solar, wind, fossil fuel, fuel
cells, or nuclear energy generating systems.
Sensitive Receptor: Buildings used for residences (including institutional uses with a
residential component), schools, daycare centers, in-home daycares, long term care facilities,
retirement and nursing homes, community centers, hospitals, places of worship, parks (excluding
trails), campgrounds, prisons, dormitories and similar institutional uses.
SECTION II.

Chapter 27, Part 10 is hereby amended to include the following:

“27-1010 Data Centers.
Data Centers may be permitted by conditional use provided the following requirements are met:
(a)

General Requirements.

1. Data Centers shall be permitted by conditional use in the LC&I Limited
Commercial and Industrial Districts when approved in compliance with the
procedures, standards, and criteria contained in this section.
2. Data centers shall take access from an arterial or collector road and shall
have secondary access suitable for emergency response purposes.
(b)

Dimensional Standards. The dimensional standards of Data Centers and Data
Center Accessory Uses shall be in accordance with § 27-1102, with the following
exceptions:
1. The maximum building height for a Data Center shall be 50 feet, inclusive of
roof- mounted equipment such as cooling and ventilation systems, HVAC units
and cooling towers.
2. The maximum height of Data Center Accessory Uses shall be no greater than
the height of the principal building.
3. Data center principal buildings, accessory uses, and truck idling areas shall
have a minimum setback from all property lines of 250 feet, with the
exceptions of utility lines, fiber optic lines, and security stations, including
those located in adjoining/adjacent municipalities.
4. Data centers shall be a minimum of 500 feet from residential uses, residential
districts, and/or other sensitive receptor, including those located in
adjoining/adjacent municipalities.
5. Data centers over 100,000 square feet in gross floor area shall have a
minimum lot area of 5 acres.
6. Roof-mounted equipment shall be set back from the parapet at least as far as
the equipment’s height above the roof surface.
7. Maximum building coverage: 40%
8. Maximum Impervious Coverage: 50%

(c)

Landscape Buffer. A landscape buffer is required between Data Centers and
Data Center Accessory uses and any adjoining zoning district, sensitive receptor,
or public roadway.

1. The landscape buffer shall be at least 25 feet in width and may be part of the
minimum setback distance.
2. In the event that existing vegetation is adequate to meet the intent of the
required buffer yard to screen the Data Center and Data Center Accessory
Uses from adjoining zoning districts, sensitive receptors, and public
roadways, the West Norriton Township Board of Commissioners, upon
recommendation by the Township Engineer and Planning Commission, may
determine that existing topography and/or vegetation constitutes all or part of
the required buffer yard.
(d)

Screening and Fencing.
1. To provide visual screening and reduce noise levels, ground-mounted and
roof- mounted equipment used for cooling, ventilating, or otherwise operating
the facility, including power generation or other power supply equipment, that
is located within 300 feet of a public roadway, adjoining zoning districts, or
the lot line of any sensitive receptor must be fully enclosed, except where not
mechanically feasible based on the manufacturer’s specifications. If it is not
mechanically feasible to fully enclose the equipment, it must be fully screened
from view using one or more of the following means:
(A)

The landscape buffer required by subsection (D) above.

(B)

By existing vegetation that will remain on the property.

(C)

By the principal Data Center building or an accessory building

(D)
A berm averaging a minimum of five (5) feet in height above the
adjacent average ground level with a maximum side slope of 3:1, provided
that the berm shall be covered by a well-maintained all season natural
ground cover and any required screening plantings shall be arranged on
the outside and top of the berm.
(E)
A visually solid fence, screen wall or panel, parapet wall, or other
visually solid screen that shall be constructed of materials compatible with
those used in the exterior construction of the principal building.
2. Fencing of the property is permitted, provided that fencing along public and
private roadways is not chain-link, with or without slatted inserts, and does
not include barbed wire or other similarly visibly intrusive deterrence device.
An applicant shall not be required to comply with this requirement if fencing

is fully screened from view by one or more of the means identified in
subparagraph 1 above.
(e)

Noise and Vibration.
1. Noise Studies.
A. Pre-construction Noise Study. The applicant shall submit a preconstruction noise study prepared by an acoustical engineer
establishing baseline ambient noise and vibration levels and shall
include different times of day. The noise study shall include a narrative
describing anticipated operational impacts to sound levels and it shall
include an octave band analysis. The noise study shall account for any
proposed electrical substations, onsite power generation facilities, and
other data center accessory uses that may generate noise.
B. Post-construction Noise Study. The applicant shall submit a noise
study of existing operations no sooner than one month but no more
than 12 months after the issuance of the first Certificate of Occupancy.
C. Sound shall be measured at all property lines. The studies shall use
full spectrum modeling to address low-frequency noise.
D. If the pre-construction Noise Study establishes a baseline ambient
noise level in excess of the maximum sound level permitted under this
Chapter, the Post-Construction Study shall demonstrate that
operations of the proposed use do not materially increase the baseline
ambient noise level as measured at the property line. Any increase
above the established baseline shall be deemed a violation unless
specifically authorized as a condition of approval.
E. Noise mitigation measures may be required by the zoning officer when
noise studies show that the use is generating noise approaching
established limits.
2. Sound level.
A. Sound levels at the property line shall not exceed 40 dB(A) and 50
dB(C) from 7:00pm to 7:00 am, nor shall they exceed 45 dB(A) and 60
dB(C) from 7:00am to 7:00pm.

B. Where baseline ambient noise measured for the pre-construction noise
study exceeds that of the maximum sound level above, sound levels at
the property line shall not exceed the baseline ambient noise level (for
dB(A) and dB(C)).
(f)

Water and Sewer.
1. If the use will be served by a public water supply, the applicant shall submit
documentation from the public authority certifying that the public authority
will supply the water needed.
2. If the use is to rely upon nonpublic sources of water, the applicant shall
provide a water feasibility study. The purpose of the study is to determine if
there is an adequate supply of water for the proposed use and to estimate the
impact of the use on existing wells, groundwater, and surface waters in the
vicinity. No Data Center shall be approved unless the water feasibility study
demonstrates that the anticipated water supply yield is adequate for the
project and that the proposed water withdrawals and discharges will not
endanger or adversely affect the quantity or quality of groundwater supplies
or surface waters in the vicinity. The water feasibility study shall include the
following information at a minimum:
(A)

The projected water demands of the Data Center;

(B)

The source of water to be used;

(C)
A description of how water will be used, including the amount or
proportion of water to be used for each purpose (e.g. cooling, humidity
control, fire suppression, and domestic usage);
(D)

The long-term safe yield of the water source;

(E)
A description of the amount or portion of water withdrawn that
will be recycled or discharged and by what means;
(F)
A geologic map of the area with a radius of at least one mile from
the site;
(G)
The location of all existing and proposed wells within 1,000 feet of
the property boundary, with a notation of the capacity of all high-yield
wells;

(H)
The location of all surface waters, including perennial and
intermittent streams, rivers, lakes, reservoirs, ponds, wetlands, springs,
natural seeps, and estuaries, within 1,000 feet of the property boundary;
(I)
A determination of the effects of the proposed water supply system
on the quantity and quality of water in nearby wells, surface waters, and
the groundwater table;
(J)
A statement of the qualifications and the signature(s) of the
person(s) preparing the study.
3. The applicant shall provide proof of review and approval from the Delaware
River Basin Commission for projects proposing:
(A)
Water withdrawals of 100,000 gallons per day (gpd) or more over
a 30-day average from any source or combination of sources within the
Delaware River Basin; or
(B)
Any consumptive water use of 20,000 gpd or more over a 30-day
average from any water source.
4. The applicant shall demonstrate that adequate means of wastewater disposal,
including domestic wastewater and wastewater used for cooling or industrial
purposes, have been provided and approved by the Pennsylvania Department
of Environmental Protection.
5. No principal use on a data center site shall use private groundwater wells or
direct withdrawals from surface watercourses as its primary source of water
for cooling purposes if a public water source is available.
6. Data centers shall be designed to include a closed-loop water circulation
system to cool data center processing equipment. An applicant may propose
an alternative cooling system that can be demonstrated to use less water and
energy than closed-loop systems to the satisfaction of the Township Engineer.
7. No approvals shall be granted until all required state and regional permits
have been obtained (i.e., PADEP, SRBS, DRBC).
8. The applicant shall provide a drought response plan to demonstrate
compliance with state, water supplier, and local drought declaration
requirements.
9. Wastewater disposal analysis:

A. The applicant shall submit an analysis of wastewater disposal
needs to either a public sewer system or private system, indicating
the quantity of wastewater generation expected. Wastewater shall
include sewage and water discharged as part of the data center’s
HVAC system.
B. Any untreated wastewater generated is prohibited to be discharged
to stormwater systems or surface waters.
C. If wastewater will be conveyed and/or treated by a public system,
the applicant shall submit documentation certified by the public
authority that the public authority can support the conveyance and
treatment needed.
D. If the data center is to rely upon a private system of wastewater
disposal, a wastewater feasibility study shall be required. The
purpose of the study is to determine if there is an adequate
capacity to dispose of wastewater and that the disposal technique
does not pose adverse impacts on surrounding water bodies. A
wastewater feasibility study shall include the following information
at a minimum:
i.

Calculations of the projected wastewater generation
including the sources of wastewater.

ii.

A geologic map of the area with a radius of at least one
mile from the site property boundary.

iii.

The location of all existing and proposed wells within 1,000
feet of the property boundary, with reference to the capacity
of all high-yield wells.

iv.

The location of all surface waters within 1,000 feet of the
property boundary and all known point sources of
pollution.

v.

Identification of the process by which water will be
recycled or released into surrounding water bodies.

(g)

vi.

A determination that the proposed wastewater disposal
system has no adverse impact on the quantity and quality of
water in nearby wells, surface waters, and the groundwater
table.

vii.

A statement of the qualifications and the signature(s) of the
person(s) preparing the study.

Power Supply.
1. Projects shall be designed and constructed to meet the current USGBC
LEED BD+C: Data Centers rating system, or equivalent design standard,
as approved by the Township Engineer.
2. The applicant for a data center shall provide an Energy Usage Plan with
the Conditional Use application. The Energy Usage Plan shall provide or
identify, at a minimum:
A. Annual electricity demand
B. Energy supply sources that will be utilized
C. Energy storage capacity (if applicable)
D. Proposed sources of back-up power
E. Documentation of efforts to maximize use of renewable and/or clean
energy for all electrical and cooling needs, including those to: reduce
the need for new electric generation by incorporating the best
available energy efficiency into the design of data center servers,
cooling units, and the building structure.
i.

cover 50-80% of all unused roof space with solar arrays to offset a portion of the demand on the electric grid and reduce
onsite emissions

ii.

explore battery storage as a backup energy source for 50100% of total onsite back-up energy needs to reduce or
eliminate the pollution associated with diesel backup
generators.

iii.

Support off-site renewable energy generation through a power
purchase agreement or other arrangement that will result in
new renewable energy generation within the PJM region.

iv.

Monitor and report energy efficiency and emissions data to the
Township on a yearly basis.

F. If interconnecting to the energy grid, documentation of the energy
utility interconnection approval process with answers to the following:
i.

Documentation that an application for the project has been
filed with the electric utility provider, and the required fee has
been paid.

ii.

Documentation that a transmission security agreement has
been received by the applicant.

iii.

Documentation that the transmission security agreement has
been signed by all necessary parties.

iv.

The date that the electric utility provider provided for the
proposed energization of the data center.

G. The Energy Usage Plan will be prepared and certified by a
professional engineer. The plan shall be subject to review and
comment by the Township. The Township shall have the right to
require supplemental or amended plans based on comments by the
Township prior to any zoning approval.
3. A proposed Data Center whose Energy Usage Plan shows power demand
of over 50 megawatts (MW) and that proposes to connect to the power
grid shall be required to procure a minimum of 10% of its power from
renewable generation sources generated within the PJM region, which
include solar, wind, hydroelectric power, geothermal, and waste heat from
data center cooling processes. Electricity supply shall be procured
through a power purchase agreement or similar mechanism as opposed to
purchasing renewable energy credits (RECs) only.

4. Any energy generation system designed or used to supply power directly
to a Data Center during normal operations, including solar, wind, fossil
fuel, fuel cells, or nuclear energy generating systems, shall not be
considered part of the Data Center use but shall be subject to existing
municipal or utility regulations. Such systems shall be considered a
separate principal use and shall be approved according to all applicable
state and federal regulations along with municipal zoning regulations
applicable to such use. The applicant shall select, design, and locate the
energy generation systems to limit noise, emissions, and visual impacts to
adjacent and nearby uses as much as possible. Data center principal
buildings shall be located between energy generation systems and
residential districts or any other sensitive receptors.
5. Electric Utility Substations on the same property as the Data Center they
serve shall be located on the side or rear of a Data Center principal
building so they are screened from public view and shall not be located in
a required front yard. On-site substations do not require a buffer or
screening between the Data Center Principal Building and the substation.
6. Data Center electric utility substations visible from an arterial roadway
shall include a combination of year-round opaque landscaping and
screening walls to minimize visual impact.
7. Burying power lines serving the property is strongly encouraged. On-site
power lines of 34.5 kV and below shall be buried.
8. Proposed substations on a parcel that abuts a zoning district boundary
other than industrial, and/or a boundary with a property with a sensitive
receptor shall be set back a minimum of 400 feet from the property line. If
abutting both another industrial-zoned parcel and use, substations shall
meet the requirements for accessory uses in the underlying zoning district.
9. Diesel generators shall meet Tier 4 emission standards of the U.S.
Environmental Protection Agency.
10. Diesel generators shall undergo annual testing, and reports shall be
provided to the municipality to ensure that data center equipment is
performing as designed and that emissions from the data center do not
exceed permitted limits.

11. Emergency energy generation that uses diesel, gasoline, or another fossil
fuel shall be used only at the following times:
A. When the primary source of energy is not available due to an
emergency outage.
B. During routine maintenance, or readiness testing for a short duration
of time and capped at 100 hours per year.
C. Routine maintenance testing of back-up fossil fuel-powered generators
is restricted to the hours of 9 am through 3 pm Monday through
Friday.
12. Use for peak shaving or supplying power to the grid is prohibited. The
applicant shall design and locate emergency energy generation systems to
limit noise and visual impacts as much as possible.
(h)

Emergency Management
1. The applicant shall submit an Emergency Response Plan (ERP) prepared
by a qualified professional. The ERP shall:
A. Be reviewed and accepted by the local fire department and emergency
management services as part of the conditional use process;
B. Include detailed procedures for fire suppression, containment,
ventilation, and evacuation;
C. Include an evaluation of the access roads and hydrant locations within
the site to ensure suitable access for emergency equipment within the
site;
D. Ensure that all first responders receive adequate training specific to
the installed system;
E. Include provisions for annual fire safety inspections demonstrating
compliance with fire safety standards to be performed by a qualified
professional on behalf of the Data Center.

2. Each Data Center shall provide 24-hour emergency contact signage that
is visible at the main entrance. Such signage shall include the company
name (if applicable), the owner/representative’s name, the telephone
number, and the corresponding local power company’s name and
telephone number.
3. The applicant shall coordinate with the municipal emergency management
coordinator to ensure there is adequate radio coverage for emergency
responders within all on-site buildings and facilities, based upon existing
coverage levels of the municipal public safety radio communications
system exterior to on-site buildings. The applicant shall install
enhancement systems, as needed, to achieve compliance.
4. Data Centers and any Data Center Accessory use proposing battery
storage or any other device or group of devices capable of storing energy
in order to supply electrical energy at a later time, whether the energy is
stored for use on-site or off-site, shall demonstrate compliance with
National Fire Protection Association (NFPA) Standard 855, Installation
of Stationary Energy Storage Systems, or similar standards and shall
include fire suppression systems designed specifically for battery storage.
5. Data centers shall take access from an arterial or collector road and shall
have secondary access suitable for emergency response purposes.
6. No Data Center shall be approved unless the applicant demonstrates that
procedures for fire suppression, containment, ventilation, and evacuation
are sufficiently protective of public health, safety and welfare.
(i)

Aesthetics
1. Any Data Center and Data Center Accessory Use building façade that
faces a road, Industrial Zoning District, or existing residential use must
incorporate at least two of the following design elements every 150
horizontal feet:
A. A change in building material, pattern, texture, or color;
B. A change in building height;

C. Building step-backs or recesses having a minimum depth of five (5)
feet;
D. No more than 80 percent of a principal building façade made consist
of one building material.
E. No more than 80 percent of a principal building façade may consist of
one color, texture, or pattern.
F. Principal building facades shall require fenestration, step-back(s),
cantilever(s), projection(s), or architectural elements extending
horizontally across at least 60 percent of the façade.
G. Each principal building shall include an articulated main entrance.
This entrance shall be differentiated from the rest of the building with
a change in building material, pattern, texture, color, or architectural
accent. It shall also either project or be recessed from the adjoining
building plane.
H. Elevations/renderings of all principal building facades visible from
off-site shall be submitted with the conditional use application.
(j)

Parking
1. Data Centers are to be provided with at least one parking space per 8,000
square feet of floor area designed and intended to be accessible regularly
by employees, or one parking space for every one employee, based upon
the maximum number of employees on site during the largest shift,
whichever is lesser.

(k)

Environmental Impact Assessment
1. Applicant shall submit a comprehensive assessment covering: a) effects on
ecosystems, stormwater, and water resources; b) air quality and emissions; c)
energy consumption and greenhouse gas impacts; d) infrastructure implications
including waste, heat and traffic.
2. A Thermal Impact Mitigation Plan shall be submitted with the zoning application,
including, at a minimum:

A. Identification of primary sources of waste heat (air- and water-based).
B. Evaluation of potential off-site thermal impacts (including plume/ heat
discharge and localized heat islands) under representative seasonal
conditions.
C. Description of design measures to minimize heat impacts (e.g.,
equipment siting, shielding, landscaping, cool roofs/paving where
applicable).
D. Evaluation of feasible opportunities for waste heat reuse. Where reuse
is not feasible, the reason(s) why should be given, in which case
alternative mitigation shall be identified (e.g., vegetative or green roof
and/or site design modifications).
E. Inclusion of a monitoring/verification approach if required by
conditions of approval based on proximity to sensitive receptors or site
constraints.
F. The Plan shall be prepared and certified by a professional engineer.
G. The Thermal Impact Mitigation Plan shall be subject to review and
comment by the municipality. The municipality shall have the right to
require supplemental or amended plans based upon comments by the
Township prior to any zoning approval.
(l)

Public Engagement
1. The applicant shall hold a public meeting prior to the first planning
commission meeting when the proposed land development or conditional use
proposal is discussed. The purpose of the meeting shall be to inform the public
about the nature of the proposed development, including the location, scale,
and general characteristics. A representative(s) of the applicant with
knowledge of the project and the ability to answer general questions from the
public about the project’s general location, scale, and parameters shall
participate in the meeting. The public meeting shall be advertised consistent
with “public notice” as defined by the Pennsylvania Municipalities Planning
Code (PA Act 247).

2. The applicant shall create and maintain a project website for viewing by the
general public. The site shall explain the project parameters, including maps
and elevations/renderings, beginning at least two weeks prior to the meeting
discussed above, and until the time of final land development approval. The
site shall provide a description of the proposed use, construction timelines
and phasing plans, dates of public meetings with municipal bodies, and status
of permits.
(m)

Electronic Waste
1. An Electronic Waste Plan shall be submitted with the zoning application
outlining procedures for safe removal and recycling/or disposal of server
infrastructure, hazardous materials, batteries, electronic waste, and related
products that meet all state and federal requirements, which will apply in
cases when the equipment within the data center is updated or
decommissioned. The Report shall be subject to review and comment by the
Township. The Township shall have the right to require supplemental or
amended reports based upon comments by the Township prior to any zoning
approval.

(n)

Decommissioning
1. A Decommissioning Plan prepared by a qualified professional shall be
submitted. The plan shall outline the procedures for safe shutdown, removal
of equipment, disposal or recycling of materials, and site restoration.
2. The owner shall submit a notification of closure if operations are permanently
ceased.
3. Decommissioning shall begin within 1 year of cessation of data center
operations, or upon notice of abandonment by the operator, whichever occurs
first. An extension of 1 year may be granted by the municipality if the property
owner can demonstrate that they are actively marketing the site for a
compatible replacement use. Decommissioning shall be completed within 18
months thereafter, unless extended by the municipality for good cause.
4. Standards for Decommissioning:
A. All above-ground structures, equipment, and accessory facilities shall
be removed.
B. Hazardous materials, including batteries, fuel, or refrigerants, shall be
disposed of in compliance with state and federal law.

C. Disturbed soils shall be stabilized and re-vegetated.
D. Any utility connections shall be safely disconnected and capped.
E. The site shall be restored to a condition compatible with surrounding
land uses or consistent with the most restrictive adjacent zoning
district.

SECTION III.
following:

Chapter 27, Part 11 § 1101.F(3) is hereby amended to include the

“(3) Data Centers provided the following requirements are met:
(a) General Requirements.
1. Data Centers shall be permitted by conditional use in the I Industrial Zoning
District when approved in compliance with the procedures, standards, and
criteria contained in this section.
2. Data centers shall take access from an arterial or collector road and shall
have secondary access suitable for emergency response purposes.
(b) Dimensional Standards. The dimensional standards of Data Centers and Data
Center Accessory Uses shall be in accordance with § 27-1102, with the following
exceptions:
1. The maximum building height for a Data Center shall be 50 feet, inclusive of
roof- mounted equipment such as cooling and ventilation systems, HVAC units
and cooling towers.
2. The maximum height of Data Center Accessory Uses shall be no greater than
the height of the principal building.
3. Data center principal buildings, accessory uses, and truck idling areas shall
have a minimum setback from all property lines of 250 feet, with the
exceptions of utility lines, fiber optic lines, and security stations, including
those located in adjoining/adjacent municipalities.

4. Data centers shall be a minimum of 500 feet from residential uses, residential
districts, and/or other sensitive receptor, including those located in
adjoining/adjacent municipalities.
5. Data centers over 100,000 square feet in gross floor area shall have a
minimum lot area of 5 acres.
6. Roof-mounted equipment shall be set back from the parapet at least as far as
the equipment’s height above the roof surface.
7. Maximum building coverage: 40%
8. Maximum Impervious Coverage: 50%
(c) Landscape Buffer. A landscape buffer is required between Data Centers and Data
Center Accessory uses and any adjoining zoning district, sensitive receptor, or public
roadway.
1. The landscape buffer shall be at least 25 feet in width and may be part of the
minimum setback distance.
2. In the event that existing vegetation is adequate to meet the intent of the
required buffer yard to screen the Data Center and Data Center Accessory
Uses from adjoining zoning districts, sensitive receptors, and public
roadways, the West Norriton Township Board of Commissioners, upon
recommendation by the Township Engineer and Planning Commission, may
determine that existing topography and/or vegetation constitutes all or part of
the required buffer yard.
(d) Screening and Fencing.
1. To provide visual screening and reduce noise levels, ground-mounted and
roof- mounted equipment used for cooling, ventilating, or otherwise operating
the facility, including power generation or other power supply equipment, that
is located within 300 feet of a public roadway, adjoining zoning districts, or
the lot line of any sensitive receptor must be fully enclosed, except where not
mechanically feasible based on the manufacturer’s specifications. If it is not
mechanically feasible to fully enclose the equipment, it must be fully screened
from view using one or more of the following means:
(A)

The landscape buffer required by subsection (D) above.

(B)

By existing vegetation that will remain on the property.

(C)

By the principal Data Center building or an accessory building

(D)
A berm averaging a minimum of five (5) feet in height above the
adjacent average ground level with a maximum side slope of 3:1, provided
that the berm shall be covered by a well-maintained all season natural
ground cover and any required screening plantings shall be arranged on
the outside and top of the berm.
(E)
A visually solid fence, screen wall or panel, parapet wall, or other
visually solid screen that shall be constructed of materials compatible with
those used in the exterior construction of the principal building.
2. Fencing of the property is permitted, provided that fencing along public and
private roadways is not chain-link, with or without slatted inserts, and does
not include barbed wire or other similarly visibly intrusive deterrence device.
An applicant shall not be required to comply with this requirement if fencing
is fully screened from view by one or more of the means identified in
subparagraph 1 above.
(e) Noise and Vibration.
1. Noise Studies.
A. Pre-construction Noise Study. The applicant shall submit a preconstruction noise study prepared by an acoustical engineer
establishing baseline ambient noise and vibration levels and shall
include different times of day. The noise study shall include a narrative
describing anticipated operational impacts to sound levels and it shall
include an octave band analysis. The noise study shall account for any
proposed electrical substations, onsite power generation facilities, and
other data center accessory uses that may generate noise.
B. Post-construction Noise Study. The applicant shall submit a noise
study of existing operations no sooner than one month but no more
than 12 months after the issuance of the first Certificate of Occupancy.
C. Sound shall be measured at all property lines. The studies shall use
full spectrum modeling to address low-frequency noise.

D. If the pre-construction Noise Study establishes a baseline ambient
noise level in excess of the maximum sound level permitted under this
Chapter, the Post-Construction Study shall demonstrate that
operations of the proposed use do not materially increase the baseline
ambient noise level as measured at the property line. Any increase
above the established baseline shall be deemed a violation unless
specifically authorized as a condition of approval.
E. Noise mitigation measures may be required by the zoning officer when
noise studies show that the use is generating noise approaching
established limits.
2. Sound level.
A. Sound levels at the property line shall not exceed 40 dB(A) and 50
dB(C) from 7:00pm to 7:00 am, nor shall they exceed 45 dB(A) and 60
dB(C) from 7:00am to 7:00pm.
B. Where baseline ambient noise measured for the pre-construction noise
study exceeds that of the maximum sound level above, sound levels at
the property line shall not exceed the baseline ambient noise level (for
dB(A) and dB(C)).
(f) Water and Sewer.
1. If the use will be served by a public water supply, the applicant shall submit
documentation from the public authority certifying that the public authority
will supply the water needed.
2. If the use is to rely upon nonpublic sources of water, the applicant shall
provide a water feasibility study. The purpose of the study is to determine if
there is an adequate supply of water for the proposed use and to estimate the
impact of the use on existing wells, groundwater, and surface waters in the
vicinity. No Data Center shall be approved unless the water feasibility study
demonstrates that the anticipated water supply yield is adequate for the
project and that the proposed water withdrawals and discharges will not
endanger or adversely affect the quantity or quality of groundwater supplies
or surface waters in the vicinity. The water feasibility study shall include the
following information at a minimum:
(A)

The projected water demands of the Data Center;

(B)

The source of water to be used;

(C)
A description of how water will be used, including the amount or
proportion of water to be used for each purpose (e.g. cooling, humidity
control, fire suppression, and domestic usage);
(D)

The long-term safe yield of the water source;

(E)
A description of the amount or portion of water withdrawn that
will be recycled or discharged and by what means;
(F)
A geologic map of the area with a radius of at least one mile from
the site;
(G)
The location of all existing and proposed wells within 1,000 feet of
the property boundary, with a notation of the capacity of all high-yield
wells;
(H)
The location of all surface waters, including perennial and
intermittent streams, rivers, lakes, reservoirs, ponds, wetlands, springs,
natural seeps, and estuaries, within 1,000 feet of the property boundary;
(I)
A determination of the effects of the proposed water supply system
on the quantity and quality of water in nearby wells, surface waters, and
the groundwater table;
(J)
A statement of the qualifications and the signature(s) of the
person(s) preparing the study.
3. The applicant shall provide proof of review and approval from the Delaware
River Basin Commission for projects proposing:
(A)
Water withdrawals of 100,000 gallons per day (gpd) or more over
a 30-day average from any source or combination of sources within the
Delaware River Basin; or
(B)
Any consumptive water use of 20,000 gpd or more over a 30-day
average from any water source.
4. The applicant shall demonstrate that adequate means of wastewater disposal,
including domestic wastewater and wastewater used for cooling or industrial
purposes, have been provided and approved by the Pennsylvania Department
of Environmental Protection.

5. No principal use on a data center site shall use private groundwater wells or
direct withdrawals from surface watercourses as its primary source of water
for cooling purposes if a public water source is available.
6. Data centers shall be designed to include a closed-loop water circulation
system to cool data center processing equipment. An applicant may propose
an alternative cooling system that can be demonstrated to use less water and
energy than closed-loop systems to the satisfaction of the Township Engineer.
7. No approvals shall be granted until all required state and regional permits
have been obtained (i.e., PADEP, SRBS, DRBC).
8. The applicant shall provide a drought response plan to demonstrate
compliance with state, water supplier, and local drought declaration
requirements.
9. Wastewater disposal analysis:
A. The applicant shall submit an analysis of wastewater disposal
needs to either a public sewer system or private system, indicating
the quantity of wastewater generation expected. Wastewater shall
include sewage and water discharged as part of the data center’s
HVAC system.
B. Any untreated wastewater generated is prohibited to be discharged
to stormwater systems or surface waters.
C. If wastewater will be conveyed and/or treated by a public system,
the applicant shall submit documentation certified by the public
authority that the public authority can support the conveyance and
treatment needed.
D. If the data center is to rely upon a private system of wastewater
disposal, a wastewater feasibility study shall be required. The
purpose of the study is to determine if there is an adequate
capacity to dispose of wastewater and that the disposal technique
does not pose adverse impacts on surrounding water bodies. A
wastewater feasibility study shall include the following information
at a minimum:

i.

Calculations of the projected wastewater generation
including the sources of wastewater.

ii.

A geologic map of the area with a radius of at least one
mile from the site property boundary.

iii.

The location of all existing and proposed wells within 1,000
feet of the property boundary, with reference to the capacity
of all high-yield wells.

iv.

The location of all surface waters within 1,000 feet of the
property boundary and all known point sources of
pollution.

v.

Identification of the process by which water will be
recycled or released into surrounding water bodies.

vi.

A determination that the proposed wastewater disposal
system has no adverse impact on the quantity and quality of
water in nearby wells, surface waters, and the groundwater
table.

vii.

A statement of the qualifications and the signature(s) of the
person(s) preparing the study.

(g) Power Supply.
1. Projects shall be designed and constructed to meet the current USGBC
LEED BD+C: Data Centers rating system, or equivalent design standard,
as approved by the Township Engineer.
2. The applicant for a data center shall provide an Energy Usage Plan with
the Conditional Use application. The Energy Usage Plan shall provide or
identify, at a minimum:
A. Annual electricity demand
B. Energy supply sources that will be utilized
C. Energy storage capacity (if applicable)
D. Proposed sources of back-up power

E. Documentation of efforts to maximize use of renewable and/or clean
energy for all electrical and cooling needs, including those to: reduce
the need for new electric generation by incorporating the best
available energy efficiency into the design of data center servers,
cooling units, and the building structure.
i.

cover 50-80% of all unused roof space with solar arrays to offset a portion of the demand on the electric grid and reduce
onsite emissions

ii.

explore battery storage as a backup energy source for 50100% of total onsite back-up energy needs to reduce or
eliminate the pollution associated with diesel backup
generators.

iii.

Support off-site renewable energy generation through a power
purchase agreement or other arrangement that will result in
new renewable energy generation within the PJM region.

iv.

Monitor and report energy efficiency and emissions data to the
Township on a yearly basis.

F. If interconnecting to the energy grid, documentation of the energy
utility interconnection approval process with answers to the following:
i.

Documentation that an application for the project has been
filed with the electric utility provider, and the required fee has
been paid.

ii.

Documentation that a transmission security agreement has
been received by the applicant.

iii.

Documentation that the transmission security agreement has
been signed by all necessary parties.

iv.

The date that the electric utility provider provided for the
proposed energization of the data center.

G. The Energy Usage Plan will be prepared and certified by a
professional engineer. The plan shall be subject to review and
comment by the Township. The Township shall have the right to
require supplemental or amended plans based on comments by the
Township prior to any zoning approval.
3. A proposed Data Center whose Energy Usage Plan shows power demand
of over 50 megawatts (MW) and that proposes to connect to the power
grid shall be required to procure a minimum of 10% of its power from
renewable generation sources generated within the PJM region, which
include solar, wind, hydroelectric power, geothermal, and waste heat from
data center cooling processes. Electricity supply shall be procured
through a power purchase agreement or similar mechanism as opposed to
purchasing renewable energy credits (RECs) only.
4. Any energy generation system designed or used to supply power directly
to a Data Center during normal operations, including solar, wind, fossil
fuel, fuel cells, or nuclear energy generating systems, shall not be
considered part of the Data Center use but shall be subject to existing
municipal or utility regulations. Such systems shall be considered a
separate principal use and shall be approved according to all applicable
state and federal regulations along with municipal zoning regulations
applicable to such use. The applicant shall select, design, and locate the
energy generation systems to limit noise, emissions, and visual impacts to
adjacent and nearby uses as much as possible. Data center principal
buildings shall be located between energy generation systems and
residential districts or any other sensitive receptors.
5. Electric Utility Substations on the same property as the Data Center they
serve shall be located on the side or rear of a Data Center principal
building so they are screened from public view and shall not be located in
a required front yard. On-site substations do not require a buffer or
screening between the Data Center Principal Building and the substation.
6. Data Center electric utility substations visible from an arterial roadway
shall include a combination of year-round opaque landscaping and
screening walls to minimize visual impact.
7. Burying power lines serving the property is strongly encouraged. On-site
power lines of 34.5 kV and below shall be buried.

8. Proposed substations on a parcel that abuts a zoning district boundary
other than industrial, and/or a boundary with a property with a sensitive
receptor shall be set back a minimum of 400 feet from the property line. If
abutting both another industrial-zoned parcel and use, substations shall
meet the requirements for accessory uses in the underlying zoning district.
9. Diesel generators shall meet Tier 4 emission standards of the U.S.
Environmental Protection Agency.
10. Diesel generators shall undergo annual testing, and reports shall be
provided to the municipality to ensure that data center equipment is
performing as designed and that emissions from the data center do not
exceed permitted limits.
11. Emergency energy generation that uses diesel, gasoline, or another fossil
fuel shall be used only at the following times:
A. When the primary source of energy is not available due to an
emergency outage.
B. During routine maintenance, or readiness testing for a short duration
of time and capped at 100 hours per year.
C. Routine maintenance testing of back-up fossil fuel-powered generators
is restricted to the hours of 9 am through 3 pm Monday through
Friday.
12. Use for peak shaving or supplying power to the grid is prohibited. The
applicant shall design and locate emergency energy generation systems to
limit noise and visual impacts as much as possible.
(h) Emergency Management
1. The applicant shall submit an Emergency Response Plan (ERP) prepared
by a qualified professional. The ERP shall:
A. Be reviewed and accepted by the local fire department and emergency
management services as part of the conditional use process;
B. Include detailed procedures for fire suppression, containment,
ventilation, and evacuation;

C. Include an evaluation of the access roads and hydrant locations within
the site to ensure suitable access for emergency equipment within the
site;
D. Ensure that all first responders receive adequate training specific to
the installed system;
E. Include provisions for annual fire safety inspections demonstrating
compliance with fire safety standards to be performed by a qualified
professional on behalf of the Data Center.
2. Each Data Center shall provide 24-hour emergency contact signage that
is visible at the main entrance. Such signage shall include the company
name (if applicable), the owner/representative’s name, the telephone
number, and the corresponding local power company’s name and
telephone number.
3. The applicant shall coordinate with the municipal emergency management
coordinator to ensure there is adequate radio coverage for emergency
responders within all on-site buildings and facilities, based upon existing
coverage levels of the municipal public safety radio communications
system exterior to on-site buildings. The applicant shall install
enhancement systems, as needed, to achieve compliance.
4. Data Centers and any Data Center Accessory use proposing battery
storage or any other device or group of devices capable of storing energy
in order to supply electrical energy at a later time, whether the energy is
stored for use on-site or off-site, shall demonstrate compliance with
National Fire Protection Association (NFPA) Standard 855, Installation
of Stationary Energy Storage Systems, or similar standards and shall
include fire suppression systems designed specifically for battery storage.
5. Data centers shall take access from an arterial or collector road and shall
have secondary access suitable for emergency response purposes.
6. No Data Center shall be approved unless the applicant demonstrates that
procedures for fire suppression, containment, ventilation, and evacuation
are sufficiently protective of public health, safety and welfare.

(i) Aesthetics
1. Any Data Center and Data Center Accessory Use building façade that
faces a road, Industrial Zoning District, or existing residential use must
incorporate at least two of the following design elements every 150
horizontal feet:
A. A change in building material, pattern, texture, or color;
B. A change in building height;
C. Building step-backs or recesses having a minimum depth of five (5)
feet;
D. No more than 80 percent of a principal building façade made consist
of one building material.
E. No more than 80 percent of a principal building façade may consist of
one color, texture, or pattern.
F. Principal building facades shall require fenestration, step-back(s),
cantilever(s), projection(s), or architectural elements extending
horizontally across at least 60 percent of the façade.
G. Each principal building shall include an articulated main entrance.
This entrance shall be differentiated from the rest of the building with
a change in building material, pattern, texture, color, or architectural
accent. It shall also either project or be recessed from the adjoining
building plane.
H. Elevations/renderings of all principal building facades visible from
off-site shall be submitted with the conditional use application.
(j) Parking
1. Data Centers are to be provided with at least one parking space per 8,000
square feet of floor area designed and intended to be accessible regularly
by employees, or one parking space for every one employee, based upon
the maximum number of employees on site during the largest shift,
whichever is lesser.
(k) Environmental Impact Assessment

1. Applicant shall submit a comprehensive assessment covering: a) effects on
ecosystems, stormwater, and water resources; b) air quality and emissions; c)
energy consumption and greenhouse gas impacts; d) infrastructure implications
including waste, heat and traffic.
2. A Thermal Impact Mitigation Plan shall be submitted with the zoning application,
including, at a minimum:
A. Identification of primary sources of waste heat (air- and water-based).
B. Evaluation of potential off-site thermal impacts (including plume/ heat
discharge and localized heat islands) under representative seasonal
conditions.
C. Description of design measures to minimize heat impacts (e.g.,
equipment siting, shielding, landscaping, cool roofs/paving where
applicable).
D. Evaluation of feasible opportunities for waste heat reuse. Where reuse
is not feasible, the reason(s) why should be given, in which case
alternative mitigation shall be identified (e.g., vegetative or green roof
and/or site design modifications).
E. Inclusion of a monitoring/verification approach if required by
conditions of approval based on proximity to sensitive receptors or site
constraints.
F. The Plan shall be prepared and certified by a professional engineer.
G. The Thermal Impact Mitigation Plan shall be subject to review and
comment by the municipality. The municipality shall have the right to
require supplemental or amended plans based upon comments by the
Township prior to any zoning approval.
(l) Public Engagement
1. The applicant shall hold a public meeting prior to the first planning
commission meeting when the proposed land development or conditional use
proposal is discussed. The purpose of the meeting shall be to inform the public
about the nature of the proposed development, including the location, scale,
and general characteristics. A representative(s) of the applicant with

knowledge of the project and the ability to answer general questions from the
public about the project’s general location, scale, and parameters shall
participate in the meeting. The public meeting shall be advertised consistent
with “public notice” as defined by the Pennsylvania Municipalities Planning
Code (PA Act 247).
2. The applicant shall create and maintain a project website for viewing by the
general public. The site shall explain the project parameters, including maps
and elevations/renderings, beginning at least two weeks prior to the meeting
discussed above, and until the time of final land development approval. The
site shall provide a description of the proposed use, construction timelines
and phasing plans, dates of public meetings with municipal bodies, and status
of permits.
(m) Electronic Waste
1. An Electronic Waste Plan shall be submitted with the zoning application outlining
procedures for safe removal and recycling/or disposal of server infrastructure,
hazardous materials, batteries, electronic waste, and related products that meet
all state and federal requirements, which will apply in cases when the equipment
within the data center is updated or decommissioned. The Report shall be subject
to review and comment by the Township. The Township shall have the right to
require supplemental or amended reports based upon comments by the Township
prior to any zoning approval.
(n) Decommissioning
1. A Decommissioning Plan prepared by a qualified professional shall be submitted.
The plan shall outline the procedures for safe shutdown, removal of equipment,
disposal or recycling of materials, and site restoration.
2. The owner shall submit a notification of closure if operations are permanently
ceased.
3. Decommissioning shall begin within 1 year of cessation of data center operations,
or upon notice of abandonment by the operator, whichever occurs first. An
extension of 1 year may be granted by the municipality if the property owner can
demonstrate that they are actively marketing the site for a compatible
replacement use. Decommissioning shall be completed within 18 months
thereafter, unless extended by the municipality for good cause.
4. Standards for Decommissioning:

A. All above-ground structures, equipment, and accessory facilities shall
be removed.
B. Hazardous materials, including batteries, fuel, or refrigerants, shall be
disposed of in compliance with state and federal law.
C. Disturbed soils shall be stabilized and re-vegetated.
D. Any utility connections shall be safely disconnected and capped.
E. The site shall be restored to a condition compatible with surrounding
land uses or consistent with the most restrictive adjacent zoning
district.
SECTION XI:

SEVERABILITY

In the event that any section, sentence, clause, or word of this Ordinance shall be declared illegal,
invalid or unconstitutional by any Court of competent jurisdiction, such declaration shall not
prevent, preclude or otherwise foreclose the validity of the remaining portions of this Ordinance.

SECTION XII:

EFFECTIVE DATE

This Ordinance shall take effect and be in force from and after its approval as required by the
law.

ORDAINED AND ENACTED, by the Board of Commissioners of West Norriton
Township, Montgomery County, Pennsylvania, this _________ day of __________, 2026

ATTEST:

WEST NORRITON TOWNSHIP
BOARD OF COMMISSIONERS

________________________________
Jason Bobst, Township Manager

________________________________
Roseanne Milazzo, President