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doc12565 DCAD-Luzerne-Co-Data-Center-Ordinance.pdf
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"text": "Luzerne County Zoning Ordinance"
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"text": "ORDINANCE NO.___",
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"text": "AN ORDINANCE OF THE LUZERNE COUNTY COUNCIL, PENNSYLVANIA, TO AMEND THE LUZERNE COUNTY ZONING ORDINANCE TO DEFINE AND ADD SPECIFIC REQUIREMENTS FOR DATA CENTERS AND DATA CENTER ACCESSORY USES WITHIN MUNICIPALITIES UNDER LUZERNE COUNTY'S ZONING ORDINANCE JURISDICTION."
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"text": "WHEREAS, Article VI of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10601, et seq., authorizes LUZERNE COUNTY to enact, amend and repeal Zoning Ordinances within the COUNTY and"
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"text": "WHEREAS, the LUZERNE COUNTY COUNCIL deems it to be in the best interest and general welfare of the residents of LUZERNE COUNTY to update and amend provisions of the LUZERNE COUNTY Zoning Ordinance to provide for Data Centers and Data Center Accessory Uses; and"
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"text": "WHEREAS, the LUZERNE COUNTY COUNCIL of LUZERNE COUNTY desires to add provisions to the Zoning Ordinance relating to Data Centers and Data Center Accessory Uses;"
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"text": "NOW, THEREFORE, BE IT ORDAINED AND ENACTED, by the LUZERNE COUNTY COUNCIL of LUZERNE COUNTY as follows:"
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"text": "Section 1. Section 203 of the Luzerne County Zoning Ordinance, entitled Definitions, is amended to add the following definitions:"
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"text": "Battery/Stationary Energy Storage Systems - Large scale technologies designed to store electricity for later use."
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"text": "Campus Development: a single site or group of contiguous parcels planned and developed as one integrated Data Center Facility"
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"text": "Closed Loop Cooling System: Designed to circulate water within a closed circuit, allowing it to absorb heat from equipment and then release that heat through a heat exchanger or cooling tower. This system minimizes water loss and reduces environmental impact by reusing the same water repeatedly."
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"text": "Data Center: A building or buildings which are occupied primarily by computers and/or telecommunications and related equipment where digital information is processed, transferred and/or stored, primarily to and from offsite locations. This use does not include computers or telecommunications related equipment that is secondary and customarily incidental to an otherwise permitted use on the property, such as servers associated with an office building. This use shall also include cryptocurrency mining, blockchain transaction processing, and server farms, general computing, and artificial intelligence (AI) computing. The facility may also include air handlers, power generators, water cooling and storage facilities, utility substations, and other associated utility infrastructure to support sustained operations at the Data Center. A Data Center may include Data Center Accessory Uses."
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"text": "Developers Agreement: An agreement in writing prepared and submitted by the applicant/developer at time of submission to zoning hearing board. This agreement shall include, but is not limited to, the intent of a community incentive package, an agreement to submit all annual reports and studies set forth in this ordinance, any proposal from said applicant/developer that intends to include “bring your own power”, alternative, and renewable energy resources, and an affidavit of understanding that financial security in the form of bonds, letters of credit, escrow accounts, cash, or other financial instruments accepted by the governing body in the amount sufficient to cover applicable bonding set forth in this ordinance shall be required prior to the submission of a land development plan in accordance with the SALDO of Luzerne County, in amounts to be determined by the County Engineer."
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"text": "SMR – Small Modular Reactor: The small modular reactor (SMR) is a class of small nuclear fission reactors, designed to be built in a factory, shipped to operational sites for installation and then used to power buildings or other commercial operations. SMR designs include pressurized water, generation IV, thermal-neutron reactors, fast-neutron reactors, molten salt, and gas-cooled reactor models, as examples. An SMR must be of a design fully licensed and permitted by the NRC (Nuclear Regulatory Commission). Nuclear reactors similar to Susquehanna Steam Electric Station, Three-Mile Island and The Limerick Generating Station are expressly excluded from the definition of an SMR and are not permitted in the DCET. An SMR may only be considered after approval as a Special Exception. An SMR will be considered a Data Center Accessory Use."
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"text": "All of the municipalities that have included this definition have required the use be considered separate from the Data Centers and considered a special exception or conditional use."
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"text": "I’ve recommended municipalities discuss the release of cooling waters from the SMR systems with their solicitors, to see if they can require a water study, or documentation indicating where/how any cooling water will be released, because I’m not sure if it is legally sound. Requiring such a study or documentation may go beyond the federal requirements."
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"text": "20260308_LCPC_Zoning_Oridnance_Amendment_1_of_2026_V2_1_Data_Centers",
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"text": "to offset project impacts and promote County welfare. Must be proportional to project scope and impact, and enforceable via Developer's Agreement."
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"text": "Sensitive Receptors:",
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"text": "Includes residential uses, schools, preschools, daycare centers, in-home daycares, long term care facilities, retirement and nursing homes, hospitals, animal rescues, animal hospitals, kennels, community centers, places of worship, cemeteries, historical sites, parks/park land (inexcluding trails/water trails), recreational facilities, agricultural lands, conservation lands (including state forests and state game lands), PA Fish and Boat Commission “Class A” and “Exceptional Value (EV)” waters, fisheries, fish farms, campgrounds, prisons, and dormitories, and any residence where such residence is not located on a parcel with an existing industrial, commercial, or unpermitted use.",
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"text": "Section 2. Article 5 (Standards for Specific Uses) is amended to add Section 552, Data Centers and Data Center Accessory Uses:"
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"text": "Hyperscale Data Centers/ and Major Data Centers shall be permitted by SPECIAL EXCEPTION in the HEAVY INDUSTRIAL (HI), LIGHT INDUSTRIAL (LI) and MINING (MI) Zoning Districts when approved in compliance with the procedures, standards, and criteria contained in this section.— ordinance. Hyperscale Data Centers and Major Data Centers shall also be permitted by SPECIAL EXCEPTION in the LIGHT INDUSTRIAL (LI), GENERAL BUSINESS (GB), and HIGHWAY BUSINESS (HB), barring any additional/applicable state and federal regulations, if the proposed data center development is on the same parcel as an existing power generation station as of the date this ordinance is enacted.",
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"text": "Edge Data Centers (including Edge data centers, Microdata centers, and Modular data centers) shall be permitted by SPECIAL EXCEPTION in the GENERAL BUSINESS (GB), HIGHWAY BUSINESS (HB), HEAVY INDUSTRIAL (HI), LIGHT INDUSTRIAL (LI) and MINING (MI) Zoning Districts when approved in compliance with the procedures, standards, and criteria contained in this section. Ordinance",
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"text": "No data center development shall be permitted through a variance on any other zoning designation as of the date this ordinance is enacted.",
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"text": "D. Setbacks",
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"text": "Edge and Minor Data Centers (including Data Center Accessory Uses) shall be set back [1000] feet from the boundary of [RESIDENTIAL ZONING DISTRICT(S) INCLUDING AGRICTULTURAL AND CONSERVATION ZONES WITH A RESIDENCE] or the lot line of any property developed with a sensitive receptor.",
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"text": "Hyper and Major Data Centers (including Data Center Accessory Uses) shall be set back [2000] feet from the boundary of [RESIDENTIAL ZONING DISTRICT(S) INCLUDING AGRICTULTURAL AND CONSERVATION ZONES WITH A RESIDENCE] or the lot line of any property developed with a sensitive receptor.",
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"text": "Road rights-of-way – 1,000 feet from all adjoining properties and public road rights-of-way.",
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"text": "Parking lots - 50 feet from public road rights-of-way, and from all property lines.",
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"text": "Dimensional/Architectural Standards. The dimensional standards of Data Centers and Data Center Accessory Uses shall be in accordance with [SECTION 308 (EXISTING STANDARDS APPLICABLE TO RELEVANT ZONING DISTRICT)], with the following exceptions:",
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"text": "The maximum building height for a Data Center shall be [60] feet determined by Appendix 2 of the zoning ordinance, inclusive of roof-mounted equipment such as cooling and ventilation systems, HVAC units and cooling towers. The developer may request a waiver from this building height. The waiver must be in writing, shall include certification from the local fire department which services the proposed location or the Data Center that a building taller than the heights outlined in Appendix 2 can be properly protected, and shall accompany and be part of the application for Land Development review.",
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"text": "The maximum height of Data Center Accessory Uses shall be no greater than the height of the principal building.",
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"text": "Data Centers and Data Center Accessory Uses shall be set back [500] feet from the boundary — of — [RESIDENTIAL — ZONING — DISTRICT(S) — INCLUDING AGRICULTURAL AND CONSERVATION ZONES WITH A RESIDENCE] or the lot line of any property developed with a sensitive receptor",
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"text": "Landscape Buffer. A landscape buffer is required between Data Centers and Data Center Accessory uses and any adjoining [residential zoning districts including agricultural and conservation zones with a residence], sensitive receptor, or public roadway. The landscape buffer shall comply with the following requirements:",
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"text": "The landscape buffer shall be at least [50] feet in width and may be part of the minimum setback distance.",
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"text": "Buffer plantings shall consist of native, non-invasive species and consist of pollinator habitat restoration to offset all habitat loss and planted as follows:",
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"text": "One (1) large evergreen tree per 25 linear feet of buffer. The size of large evergreen trees shall be a minimum of eight (8) feet in height at the time of planting.",
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"text": "One (1) deciduous canopy (shade) tree per 75 linear feet of buffer. Size of canopy (shade) trees shall be a minimum of in[p6.2.11.1]ch caliper at the time of planting.",
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"text": "One ornamental/flowering tree per 50 linear feet of buffer. The size of ornamental/flowering trees shall be a minimum of eight (8) feet in height for multi-stemmed varieties, or in[p6.2.12.1]ch caliper at the time of planting for single-stemmed varieties.",
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"text": "planting. Shrubs shall be a combination of evergreen and deciduous species, with a minimum of 50% being evergreen."
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"text": "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 residences [residential zoning districts], sensitive receptors, and public roadways, the Zoning Hearing Board [decision-making body], 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.",
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"text": "The developer or landowner shall provide deposit with the County a sum of money equal to the amount necessary to cover the cost of purchasing, planting, maintaining, and replacing all vegetative materials for a period of (18) months.",
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"text": "Any tree or shrub planted as a part of the landscape buffer requirements within (18) months of planting or replanting is deemed, in the opinion of the County, not to have survived or to have grown in a manner uncharacteristic of its type shall be replaced. Substitutions for certain species of plants may be made only when approved by the County",
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"text": "In the case where berms are not feasible due to utilities, topography, or other valid constraints, the following alternative screening methods may be approved:",
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"text": "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, [RESIDENTIAL ZONING DISTRICT(S) INCLUDING AGRICTULTURAL AND CONSERVATION ZONES WITH A RESIDENCE], 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 public view and public right-of-way using one or more of the following means:",
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"text": "20260308_LCPC_Zoning_Oridnance_Amendment_1_of_2026_V2_1_Data_Centers",
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"text": "A berm averaging a minimum of fifteen (15) 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.",
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"text": "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.",
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"text": "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. Fences shall be six (6) feet height at a minimum (may not exceed ten (10) feet in height).",
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"text": "G. Noise and Vibration [Additionally, see section 808 (Environmental Impact Statement) and 808.10 (Noise)]",
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"text": "The applicant shall demonstrate through a sound study from all directions of the site conducted by a third party professional acoustical expert that the sound generated by a Data Center and/or Data Center Accessory Uses during normal operations shall be limited to a maximum daytime (8:00 a.m. to 5:00 p.m. Monday-Friday) decibel level of 55 dB(A) and a maximum nighttime and weekend (5:00 p.m. to 8:00 a.m. Monday-Friday and all day Saturday and Sunday and holidays) decibel level of 45 dB(A) as measured from the property line of the use and does not exceed pre-development ambient noise levels by greater than 10 dB(A). Infrasound (sound below 20 Hz) from data centers shall be limited to 80 dB(z). Such sound study shall be conducted using Sound Level Meters described in ANSI S1.4-2104 and generally accepted methodology. A sound study shall be conducted at the following phases:",
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"text": "A preliminary study shall be conducted as part of the [conditional use/special exception/land development] process. The preliminary sound study shall include recommended sound reducing materials or systems as needed to meet the aforesaid sound limits.",
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"text": "An interim sound study shall be conducted during the building permit approval process based upon the proposed user or users of the Data Center and Data Center Accessory Uses depicted on the building plans. Any sound reducing materials or systems recommended by interim sound study shall be incorporated into the construction plans for the use.",
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"text": "An as-built sound study shall be conducted six months after issuance of the certificate of occupancy and prior to the final escrow release for any land development phase. An as-built sound study may also be required thereafter by the [ county or municipality]. If it is determined by the as-built sound study that there is a violation of the aforesaid noise limits, it shall be considered a violation of this Ordinance.",
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"text": "Maximum decibel levels specified herein shall not apply during times of power outage, however the sound studies shall also evaluate, and report anticipated decibel",
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"text": "levels when all emergency power generation equipment is running, including backup generators."
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"text": "The applicant shall provide a vibration study prepared by a qualified professional that demonstrates that no vibration from the Data Center, Data Center Accessory Uses, or associated equipment will be perceptible to the human sense of feeling beyond the property line, and to mitigate any negative impacts to wildlife and pollinator populations.",
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"text": "Each sound study shall include a narrow band frequency analysis for the purpose of identifying audible tones generated by the use. Audibility of tones shall be calculated in accordance with International Organization for Standardization Technical Specification (ISO/TS) 20065:2022 - Acoustics - Objective Method for Assessing the Audibility of Tones in Noise - Engineering Method.",
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"text": "If the decisive audibility of any narrow-band averaged spectrum is 10 dB or more, a 6 dB penalty shall be applied to the overall A-weighted sound measurement for purposes of determining compliance with Paragraph (1) above.",
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"text": "H. Water and Sewer",
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"text": "The use may utilize a closed-loop cooling system.",
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"text": "The use shall deploy technologies for water conservation including, not limited to, installing closed-loop or recirculation systems to reduce demands on the water supply.",
"marker": "a."
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"text": "If the use is 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.",
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"text": "If the use is to rely upon non-public 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 all 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:",
"marker": "3."
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"order": 14,
"type": "list_item",
"bbox": {
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"text": "The projected water demands of the Data Center;",
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"text": "The source of water to be used;",
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"text": "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);",
"marker": "c."
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"id": "p9.5.8",
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"text": "The long-term safe yield of the water source;",
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"text": "A geologic map of the area with a radius of at least one mile from the site;",
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"text": "The location of all existing and proposed wells within one (1) mile-1,000 feet of the property boundary, with a notation of the capacity of all high-yield wells, including residential and commercial wells not registered with the State of Pennsylvania;",
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"text": "The location of all surface waters, including perennial and intermittent streams, rivers, lakes, reservoirs, ponds, wetlands, springs, natural seeps, and estuaries, within one (1) mile 1,000 feet of the property boundary;",
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"text": "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;",
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"text": "The applicant shall provide proof of review and approval from the Susquehanna River Basin Commission for projects proposing:",
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"text": "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 Susquehanna River Basin; or",
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"text": "Any consumptive water use of 20,000 gpd or more over a 30-day average from any water source.",
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"text": "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 Sewage Enforcement Officer and/or the Pennsylvania Department of Environmental Protection.",
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"text": "The applicant shall provide for review by the Zoning Housing Board, Planning Commission, Engineer, and/or other appropriate entity(ies) as applicable an Environmental Impact Statement, as outlined in Section 808, to disclose the potential environmental consequences of the proposed project. This shall include the creation and management of a Pollinator Protection Plan in accordance with the Pennsylvania Pollinator Protection Plan (P4) from the Pennsylvania Department of Agriculture and Penn State University.",
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"text": "If the applicant proposes to connect the Data Center to the electric grid, the applicant shall provide documentation from the applicable electric service provider certifying that the necessary capacity is available, and that the electric service provider will serve the Data Center. Impacts Known impacts on electric rates or availability for other uses directly attributable to the Data Center project shall be noted. It is encouraged that the applicant attempt to avoid having peak energy demand at the sight coincide with general consumer peak energy demand when possible.",
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"text": "Data Center Electric Utility Substations must include year-round opaque landscaping or a screen wall a minimum of eight (8) feet in height to minimize visual impact.",
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"text": "Electric Utility Substations on the same property as the Data Center they serve must be located on the side or rear of a Data Center Principal Building so they are screened from public view and must 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.",
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"text": "All new electric lines on the site of a data center development, both transmission and distribution, must be located underground if technically possible. On-site power lines of 34.5 kV and below must be located underground. The developer may request a waiver regarding power line location. The waiver must be in writing and shall accompany and be part of the application for Land Development review. All new electrical lines, both transmission and distribution, must be located underground.",
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"text": "The Data Center Electric Utility Substation shall be setback 200 feet from all adjoining properties lines and roadways. The setback for residential structures shall be 500 feet from the residential structure not on the project parcel. Setbacks shall be measured from the edge of the compound containing the substation to the property boundary of the lot it occupies.",
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"text": "Any energy generation system designed or used to supply power directly to a Data Center during normal operations, including solar, wind, fossil fuel, or nuclear energy generating systems, shall not be considered part of the Data Center use. Such systems shall be considered a separate use and shall be approved according to the zoning regulations applicable to such use.",
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"text": "All generators, whether portable or fixed/permanent, shall be equipped with functioning mufflers and enclosures to comply with the noise limits in § 808.10 and all other applicable noise restrictions contained within the Luzerne County Zoning Ordinance. Furthermore, all generators shall be Tier IV diesel certified generators.",
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"text": "Non-residential or non-light commercial portable or backup generators shall not be operated between 5:00 p.m.8:00 p.m. and 8:00 a.m. except during declared emergencies as ordered by Luzerne County EMA and/or grid/utility operator with applicable authority unless the facility is deemed essential.",
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"text": "Renewable energy sources are encouraged to be utilized to offset energy consumption from offsite sources. Rooftop solar and onsite windmills can be implemented to minimize power consumption from other sources and reduce strain on the power grid. See § 542, 543, and 551 for all solar and wind zoning regulations, dimensional standards will be regulated by data center amendment.",
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"text": "Alternative energy sources, including, but not limited to, on-site nuclear and other technologies, shall may require further approval standards.",
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"text": "All Bulk Fuel Storage must comply to the supplemental land use regulations detailed in Section 508.",
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"text": "1. On-site or behind the meter generation using natural gas, renewable fuels, or other clean sources when used to improve reliability, efficiency, or sustainability is permissible. All systems shall meet environmental, safety, and utility interconnection standards."
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"text": "The applicant shall use Tier 4 or greater generators that are subject to stringent emission standards aimed at reducing pollutants and improving air quality and that operate at the lowest dBA levels.",
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"text": "Calculations showing that the proposed systems will generate at least 25% of the projected annual consumption;",
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"text": "A timeline for installation of solar energy systems, which shall be completed no later than 12 months following issuance of the certificate of occupancy for the Data Center or BESS.",
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"text": "The applicant shall submit an Emergency Response Plan (ERP) prepared by a qualified professional. The ERP shall:",
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"text": "Include an evaluation of the access roads and hydrant locations within the site to ensure suitable access for emergency equipment within the site;",
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"text": "Ensure that all first responders receive adequate training specific to the installed system;",
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"text": "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.",
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"text": "Each Data Center operation shall provide 24-hour emergency contact signage visible at the access entrance. Signs 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.",
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"text": "Each Data Center operation shall provide municipal officials, and any emergency responders that serve that community with a copy of an emergency response plan.",
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"text": "Each Data Center operation shall provide residents within 0.5 miles an emergency preparedness plan.",
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"text": "Any Data Center 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",
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"text": "National Fire Protection Association (NFPA) Standard 855, Installation of Stationary Energy Storage Systems, or similar standards and must include fire suppression systems designed specifically for battery storage."
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"text": "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.",
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"text": "The equipment used in any Data Center operation shall be housed in a metered, electrically grounded, and pre-engineered metal-encased structure with a fire rating designed to resist an internal electrical fire for at least 30 minutes. The containment space shall contain baffles that automatically close in the event of fire, independent of a possible electric system failure.",
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"text": "Any Data Center 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 must include fire suppression systems designed specifically for battery storage.",
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"text": "1. The applicant shall coordinate with the Luzerne County Department of Emergency Services 911 Coordinator to ensure there is adequate radio coverage for emergency responders within the building based upon the existing coverage levels of the county Public Safety Radio Communications System at the exterior of the building and shall install enhancement systems as needed to meet compliance. A 911 address shall be obtained. It shall be confirmed that the local emergency departments have the proper chemicals/supplies in the event of a fire emergency. The applicant shall submit an Emergency Response Plan (ERP) to the Luzerne County Department of Emergency Services and to the local fire department(s) having jurisdiction."
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"text": "Any Data Center and Data Center Accessory Use building façade that faces a road, or existing residential use must incorporate at least two of the following design elements every 150 horizontal feet:",
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"text": "On all four sides of each building, roof-mounted equipment shall be screened with materials that are consistent and harmonious with the building's façade and character. Such screening shall be provided in order to conceal the equipment from off-site view and to buffer sound generated by such equipment.",
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"text": "Data Centers are encouraged to implement low-impact development practices in site design and energy efficiency, such as, but not limited to, the following:",
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"text": "Select sites that avoid sensitive lands such as wetlands, floodplains, and steep slopes.",
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"text": "Utilize alternative energy sources (solar, wind, hydro, nuclear or other alternative source) as much as possible, subject to obtaining all required governmental approvals and permits.",
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"text": "Encourage systems that limit the use of finite natural resources and their disposal.",
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"text": "Encourage fuel storage that limits impacts on the environment from potential spills.",
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"text": "Utilize reclaimed water for cooling.",
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"text": "Implement energy management best practices and carbon reduction techniques such as, but not limited to, those promoted through the U.S. Department of Energy's Better Buildings initiative and U.S.",
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"text": "O. Parking",
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"text": "Green Building Council's LEED (Leadership in Energy and Environmental Design) Certification system."
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"text": "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, plus an additional 3 visitor spaces per unit. The number of ADA parking spaces is to be determined by the total number of parking spaces required for the facility."
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"text": "A decommissioning plan shall be required at the time of application for all proposed data centers under the jurisdiction of this zoning ordinance that establishes detailed inventory, timelines, management and removal of physical equipment, disposal of recycling materials, and plans for future use or restoration of the site.",
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"text": "Decommissioning must begin within one (1) year of discontinuation of Data Center operations, or upon notice of abandonment by the operator, whichever occurs first. Decommissioning shall be completed within (18) months thereafter unless extended by the County in writing for good cause.",
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"text": "Standards for Decommissioning:",
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"text": "Hazardous materials, including, but not limited to, batteries, fuel, or refrigerants, shall be disposed of in compliance with state and federal law.",
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"text": "Disturbed soils shall be stabilized and revegetated.",
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"text": "All utility providers must be notified of the discontinuation of operations.",
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"text": "In no event shall the security be less than 100% of the estimated cost of decommissioning. The owner shall provide a new estimate of the cost of decommissioning every five (5) years thereafter and increase its security if the cost increases.",
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"text": "The County is granted the right to seek injunctive relief to effect or complete decommissioning, as well as the county's right to seek reimbursement from the owner or owner successor for decommissioning costs in excess of the amount deposited in the account and to file a lien against any real estate owned by the owner or owner successor, or in which they have an interest, for the amount of the excess, and to take all steps allowed by law to enforce said lien",
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"text": "a. Any proposed Hyperscale or Major Data Center development under the jurisdiction of this zoning ordinance shall include a community incentive package within the municipality(s) the development is located and/or localized area/vicinity of the development. Any proposed Minor or Edge Data Center development under the jurisdiction of this zoning ordinance may include a community incentive package within the municipality(s)"
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"text": "the development is located and/or localized area/vicinity of the development. The community incentive package must be provided, in writing, as part of the Developer's Agreement."
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"text": "Section 3: SPECIAL EXCEPTION Review. In addition to all other requirements for Special Exception uses, the following supporting documents must be submitted as a part of the Special Exception application to the Zoning Hearing Board:"
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"text": "Section 4: Severability. If any sentence, clause, section, or part of this Ordinance or of the Zoning Ordinance is for any reason found to be unconstitutional, illegal or invalid, such unconstitutionality, illegality or invalidity shall not affect or impair any of the remaining provisions, sentences, clauses, sections, or parts hereof. It is hereby declared as the intent of the Luzerne County Council that this amendment to the Luzerne County Zoning Ordinance would have been adopted had such unconstitutional, illegal or invalid sentence, clause, section or part thereof not been included herein."
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"text": "Section 5. Repealer. All Ordinances or parts of Ordinances conflicting with any provision of this Ordinance are hereby repealed insofar as the same affects this Ordinance."
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"text": "Section 6 Codification. Pursuant to the [APPLLICABLE MUNICIPAL CODE] and the Pennsylvania Municipalities Planning Code, the Luzerne County Zoning Ordinance shall hereby be codified to incorporate the above-referenced amendments."
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"text": "Section 7. Effective Date. This amendment to the Luzerne County Zoning Ordinance shall take effect fifteen (15) days after its adoption. The ordinance shall apply to all Data Center Plans in municipalities under Luzerne County Zoning jurisdiction submitted on or after the effective date. DULY ADOPTED AND ENACTED by the Luzerne County Council, this day of 2026, in lawful session duly assembled.",
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"text": "16",
"attrs": {
"block_label": "number"
}
}
],
"excluded_furniture": {
"first": [],
"last": []
}
}