Data centers may be built only within the Block 62, Lots 30 and 31.01 redevelopment-area overlay, where the redevelopment plan supersedes conflicting zoning provisions.

Before construction or site improvements begin, the developer must obtain Planning Board site-plan approval and all permits from agencies with jurisdiction; this also applies to later revisions or additions.

Development cannot begin until an environmentally sensitive Conservation Area is permanently protected by recording a conservation restriction acceptable to the Pinelands Commission, and no development is allowed within that area.

The project must comply with Pinelands Comprehensive Management Plan environmental standards and must acquire and redeem Pinelands Development Credits at a rate of one-quarter credit per 11,500 square feet of gross floor area, rounded up to the nearest quarter credit.

Principal buildings are subject to dimensional limits, including a maximum height of 60 feet, maximum building coverage of 25 percent, maximum impervious coverage of 60 percent, maximum gross floor area of 1,200,000 square feet, and at least 70 feet between principal buildings.

Principal buildings must meet minimum setbacks of 300 feet from the Conrail right-of-way, 50 feet from the relocated Freemont Avenue right-of-way, and 100 feet from other redevelopment-area boundaries.

The existing paved Freemont Avenue cartway must be removed, a new 50-foot-wide right-of-way must be constructed and dedicated to Manchester Township, and the improvements require Township Engineer approval.

Tractor-trailer access to the redevelopment area and relocated Freemont Avenue is limited to the Freemont Avenue/South Hope Chapel Road intersection in Jackson Township; trucks may not use Renaissance Village's private roadway network.

Parking, driveways, and circulation areas must be paved and curbed, and parking must be set back at least 50 feet from redevelopment-area boundaries and 10 feet from the relocated Freemont Avenue right-of-way.

Warehouse and distribution facilities must provide at least one loading space for every 20,000 square feet or part thereof, with specified minimum dimensions; buildings within 500 feet of the Conrail right-of-way may not orient tractor-trailer loading docks toward Renaissance Village.

The project must comply with New Jersey noise-control regulations, and sound walls must be installed as needed to meet those standards near adjacent residential areas; sound walls may not exceed 30 feet.

Lighting must use LED, dark-sky-compliant fixtures directed downward or inward, with limits on fixture height, color temperature, light levels, and boundary illumination.

All buildings of at least 100,000 square feet must be designed and constructed to support rooftop solar installation in accordance with P.L. 2021, c. 290.

Any redevelopment project is subject to the New Jersey Non-Residential Development Fee Act, making the applicable nonresidential development fee an additional project cost.

After designation by Township Council, the redeveloper must enter into a redevelopment agreement specifying the improvements and their timing and phasing.

A technical subdivision may not substantially alter an approved development plan or reduce, limit, or modify parking or parking access, and may require easements for parking, access, stormwater management, utilities, or signage.

The Planning Board may grant only limited deviations for specified exceptional site conditions or hardship; a deviation requiring a statutory use variance requires an amendment to the redevelopment plan by Township Council, except for certain conditional-use deviations.

Amending the redevelopment plan requires compliance with state law and generally requires the party requesting the amendment to pay a nonrefundable $5,000 application fee, unless the request comes from a Township agency.

Ordinance #25-27 expressly authorizes data centers as a use within the Block 62, Lots 30 and 31.01 redevelopment area, subject to the revised redevelopment plan. authorize the inclusion of the use of data centers

The redevelopment plan functions as an overlay zoning district, allowing data-center development to proceed under the plan’s standards rather than ordinary zoning standards where the two conflict. constitute an overlay zoning district; the Redevelopment Plan shall control

The plan permits substantial development scale, including a maximum gross floor area of 1,200,000 square feet, a maximum building height of 60 feet, and up to 25% building coverage and 60% impervious coverage. These limits apply to development under the plan and are subject to the required conservation-area deductions and other site standards. Max. Gross Floor Area

The redeveloper may submit preliminary and final site-plan applications containing multiple compliant overall-site layouts, allowing flexibility to accommodate end-user building, parking, circulation, and other specifications. multiple compliant layouts

The plan allows technical subdivisions for financing or ownership transfers after or alongside site-plan approval, without requiring bulk variances that would otherwise technically apply. The subdivision cannot substantially impair the approved development or reduce parking or access. technical subdivision

The plan authorizes site infrastructure and utility facilities that can support large industrial users, including potable-water wells and storage tanks, sewage-treatment facilities, stormwater facilities, mechanical equipment, and bulk storage of non-hazardous materials. Fire protection and potable water wells

The plan requires construction of a new 50-foot-wide Freemont Avenue right-of-way, with lighting, drainage, stormwater management, utilities, and Township access easements, providing a defined access and infrastructure framework for the redevelopment area. new Freemont Avenue shall be a 50-foot-wide right-of-way

The plan imposes no limits on the hours of operation for uses permitted in the redevelopment area, allowing continuous operation. There shall be no limitations on the hours of operation

The Planning Board may grant deviations from plan regulations for exceptional site conditions, undue hardship, or where a deviation advances the plan’s purposes and does not substantially harm the public good. A deviation requiring a statutory use variance requires a plan amendment, except for certain conditional-use deviations. The Planning Board may grant deviations

Buildings of at least 100,000 square feet must be designed and constructed to support rooftop solar installation, providing a defined path for on-site renewable-energy capacity. designed and constructed to support rooftop solar installation

Because the redevelopment area is a non-condemnation area, the Township cannot acquire property there by eminent domain, protecting an approved or prospective data-center site from Township condemnation. the Township cannot acquire property