BETHLEHEM TWP., Pa. – The Bethlehem Township Board of Commissioners is preparing for the potential of data centers.
At its Monday meeting, the board discussed proposed zoning text amendments that would define and govern data centers, as well as tighten up and make more consistent the language throughout the township’s existing zoning ordinance.
The township said the amendments “would resolve references to site plan requirements throughout the zoning ordinance, update plot plan requirements to be more user friendly for the average home owner, clarify and resolve issues with the development requirements of the Streetscape Enhancement Overlay District and finally define what equates to a change in conditional use.”
“We need to get something in place, so we don’t end up in a bad situation,” said Samantha Smith, community development director, of the amendments.
Some of the changes are logistic and involve site plan applications. For example, the proposed amendments would remove “site plan” from the “general procedure for permits.” Another change adds a new section making plot plan requirements more extensive than what is typically required for “an average property owner looking to do a small project at their home.” Those “small projects” could be installing a shed or patio.
Another revision would require more extensive plot plan requirements for commercial construction or any new residential homes, but not for existing homes.
A second section defines a data center. In Bethlehem Township, this would be a use that “includes a building or buildings which are occupied primarily by computers and telecommunications and related equipment where digital information is processed, transferred and stored, primarily to and from offsite locations.” This use includes cryptocurrency mining, blockchain transaction processing and server farms.
The township also offers an extensive list of data center equipment. Some of the list includes utilities, utility lines, fiber optic, electrical substations, domestic and non-contact cooling water, wastewater treatment facilities, pump stations and water towers. This includes also outdoor mechanical equipment adjacent to a data center that provides redundant power capacity to a data center.
The changes further add “data center” as a conditional use to several zoning districts, including the Light Industrial/Office Campus district, which is located off Brodhead Road west of Nazareth Pike and Commerce Park Drive, and the Light Industrial/Office Campus (Phased) district, located along Emrick Boulevard.
Finally, the amendments add specific use requirements for data centers. Among those requirements is that the use must have a 300-foot minimum setback from any lot line that directly abuts any residential use or residential district or school, community center or wildlife sanctuary.
Sound studies must also be conducted for any data center. Related but separate from a sound study, all rooftop equipment that produces sound must be fully screened from view and the screening must be placed to shield the direction of the emitted sound. Along with this, emergency backup power and cooling systems must be integrated into the facility design.
Monday night’s discussion did not include any formal action.