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The Data Center Divide

Monroe Township

Anti-Data Center Policies

Monroe Township prohibits building, expanding, or operating data centers town-wide, while officials are also drafting possible standards for one redevelopment area whose final requirements remain unknown.

current law · Township of Monroe
Directs Monroe Township’s Planning Board, staff, and Colliers Engineering & Design to prepare amendments to the Hexa Builders Redevelopment Plan for Block 8401, Lots 8, 9, and 10 to establish standards for data center uses, including noise and vibration controls, emissions, setbacks, building height, utilities, landscaping, emergency access, fiscal and traffic studies, and parking.Monroe Township Resolution R-78-2026 (2026)

What this means

This resolution does not itself impose new rules on data centers; it directs officials to draft possible standards for one redevelopment area, including noise, emissions, setbacks, and utility access (the proposed standards). Preparing and considering those rules could cause a small delay, but their final requirements and impact are not yet known.

People behind it

  • Adopted the resolution and directed preparation of amendments or revisions to the Hexa Builders Redevelopment Plan.

  • Directed to prepare the proposed amendments or revisions and transmit them to the Township Council with its report and recommendations.

  • Directed to assist the Planning Board in preparing the proposed amendments or revisions.

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  • Directed to assist the Planning Board and its staff in preparing the proposed amendments or revisions.

Restrictions & requirementsHide restrictions & requirements15

  • Directs preparation of redevelopment-plan amendments establishing sound, noise, and vibration standards for data centers.

  • Directs preparation of emission standards for data centers.

  • Directs preparation of minimum lot-area requirements for data centers.

  • Directs preparation of minimum setbacks from residential uses.

  • Directs preparation of maximum building-height limits.

  • Directs preparation of an emergency-management plan demonstrating that an accessory structure can be adequately served by fire, police, and emergency services.

  • Directs evaluation of the availability of electrical power, water, and public utilities.

  • Directs preparation of architectural guidelines intended to avoid large monolithic facades.

  • Directs preparation of buffer and landscaping requirements.

  • Directs preparation of requirements for a secondary means of ingress and egress for fire and emergency-management access.

  • Directs preparation of a fiscal-impact-study requirement.

  • Directs preparation of a traffic-study requirement.

  • Directs preparation of requirements addressing parking adequacy.

  • Authorizes the proposed redevelopment-plan amendments to include other criteria and regulations deemed appropriate.

  • Requires the Planning Board to prepare proposed amendments to the Hexa Builders Redevelopment Plan and transmit them to the Township Council, including identification of inconsistencies with the Master Plan and related recommendations.

Sources

current law · Township of Monroe
Monroe Township (Gloucester County) Ordinance O:25-2026 adds §175-163.5 to prohibit all data centers and related uses, covering all zoning districts and redevelopment/rehabilitation areas.Monroe Township Ordinance O:25-2026

What this means

The ordinance would ban data centers and related uses throughout Monroe Township, including building, expanding, or operating them, across all zoning districts. Its limited exception for small accessory server rooms does not meaningfully soften the town-wide ban (“All Data Centers” are prohibited).

People behind it

  • The ordinance identifies the Council as the body adopting the town-wide data-center ban.

  • As Council President, moved to approve the ordinance on second reading.

  • Seconded the motion to approve the ordinance on second reading.

Restrictions & requirementsHide restrictions & requirements7

  • Data centers and related uses are prohibited throughout Monroe Township, including in every zoning district and redevelopment or rehabilitation area. “All Data Centers” are “expressly prohibited”.

  • The prohibition covers establishing, constructing, reconstructing, altering, expanding, or operating a data center, and bars seeking, obtaining, or acting under permits or approvals for a data center use. “Establish, construct, reconstruct, alter, expand, or operate”.

  • A use substantially similar to, functionally equivalent to, or reasonably identifiable as a data center is also barred, regardless of its name or label. “regardless of the name or label”.

  • Prior approvals do not preserve a right to establish a data center unless the use was lawfully established and operating before the ordinance takes effect. “prior approval” does not vest a right.

  • Accessory server rooms are excluded from the data-center definition only if they are accessory and subordinate to the facility’s primary use; their size is capped at the lesser of 2% of the principal structure’s gross floor area or 2,000 square feet. “lesser of two percent” or “two thousand” square feet.

  • A violation notice must identify the violation and required corrective action and allow a reasonable compliance period of no more than 10 days, unless an immediate public-health or safety threat warrants less time. If the violation is not cured, the Township may pursue summonses, fines, injunctive relief, or permit revocation; each continuing day is a separate offense. “not to exceed ten (10) days”.

  • The ordinance takes effect 20 days after publication following final adoption. “twenty (20) days after the publication”.

Benefits & exceptionsHide benefits & exceptions1

  • The ban excludes accessory server rooms from the definition of a data center, leaving qualifying rooms outside the prohibition. They must be accessory and subordinate to the facility’s primary use and are limited to the lesser of 2% of the principal structure’s floor area or 2,000 square feet (accessory server rooms are excluded).

Sources

current law · Township of Monroe
Would amend the Hexa Builders Redevelopment Plan to remove data centers and data center operations, along with associated infrastructure such as high-voltage power systems, backup generators, cooling equipment, fiber-optic connectivity, and emissions controls, to promote compatibility with nearby residential areas and Township planning objectives.Monroe Township Ordinance O:20-2026 (2026)

What this means

If enacted, the township-wide prohibition on data centers would prevent new facilities and expansions, so its practical effect is an outright ban (“Prohibiting Data Centers within the Township”). A separate amendment also removes data centers from the Hexa Builders redevelopment plan (“Data Centers, Data Center Operations”).

People behind it

  • The ordinance identifies the Council as seeking and adopting the amendment to remove data-center uses (Council now desires to repeal).

Restrictions & requirementsHide restrictions & requirements2

  • Ordinance O:25-2026 prohibits data centers throughout Monroe Township; the Council minutes record its approval on second reading. Prohibiting Data Centers within the Township was duly approved

  • For the Hexa Builders Redevelopment Plan area—Block 8401, Lots 8, 9, and 10—O:20-2026 removes data centers and data-center operations as permitted uses and deletes associated accessory uses, including related electrical, backup-power, cooling, network, and emissions-control infrastructure. Data Centers, Data Center Operations and associated accessory uses are deleted Block 8401, Lots 8, 9, and 10

Sources

repealed · Township of Monroe
Would amend Monroe Township’s Hexa Builders Redevelopment Plan to permit warehouses, storage and distribution facilities, data centers, and related office space, together with supporting electrical, backup-power, cooling, network, stormwater, charging, and emissions-control infrastructure, in Block 8401, Lots 8, 9, and 10.Monroe Township Ordinance O:02-2025 (2025)

What this means

The sources say Monroe approved a separate ordinance prohibiting data centers throughout the township, and also removed them and related uses from the Hexa redevelopment plan (approved an ordinance prohibiting data centers). If enacted, that would prevent new data centers from being built or operated within the township.

People behind it

  • Introduced and adopted the ordinance amending the Hexa Builders Redevelopment Plan.

  • As Council President, moved to approve the ordinance on second reading and at the public hearing.

  • Seconded the motion to approve the ordinance on second reading and at the public hearing.

Restrictions & requirementsHide restrictions & requirements2

  • The Township-wide ordinance O:25-2026 prohibits data centers within Monroe Township. The supplied meeting minutes say it was approved on second reading; they do not specify exceptions or a time limit. Prohibiting Data Centers within the Township

  • The Hexa Builders Redevelopment Plan amendment removes data centers and data center operations as permitted uses in the plan area—Block 8401, Lots 8, 9, and 10—and removes associated accessory uses, including listed electrical, backup-power, cooling, network, and emissions-control infrastructure. It also repeals O:02-2025, which had added these uses. Data Centers, Data Center Operations and associated accessory uses are deleted

Benefits & exceptionsHide benefits & exceptions6

  • Ordinance O:02-2025 listed data centers as a permitted use and allowed office space specific to data-center operations. This allowance was later repealed by O:20-2026, so it does not describe the amended plan after that repeal. Permitted uses

  • The 2025 amendment allowed accessory electrical infrastructure, including high-voltage connections, substations, transformers, backup generators with dedicated fuel storage, UPS systems, and utility-scale on-site generation supporting a permitted use. These were accessory uses, not standalone permissions for power facilities. Electrical infrastructure

  • It allowed accessory cooling systems, including HVAC systems, cooling towers, and chillers. This provision was part of the amendment later repealed by O:20-2026. Cooling systems

  • It allowed accessory network infrastructure, including fiber-optic connectivity and redundant network paths. This provision was part of the amendment later repealed by O:20-2026. Network infrastructure

  • It listed emissions-control systems and other site-supporting accessory uses, including stormwater management, utility facilities, renewable energy sources, fire protection, bus stops, and electric-vehicle and truck recharging facilities. The ordinance limited the renewable-energy provision to serving the site. Accessory uses

  • The 2025 amendment said the redevelopment-plan amendment superseded applicable Township land-use ordinance provisions for the regulated area, identified as Block 8401, Lots 8, 9, and 10. It did not expressly guarantee protection from future restrictions, and the data-center amendment was later repealed by O:20-2026. Supersedes applicable provisions

Sources

failed · Monroe Township
Would amend the Hexa Builders Redevelopment Plan to allow data centers, related warehouse, storage, distribution, and office uses, while imposing a proposed moratorium on data centers that are not off-grid or independent of public utility grids until state or federal electricity regulations apply; the draft amendment includes specified exceptions for behind-the-meter power and smaller accessory facilities.Monroe Township Ordinance O:19-2026 (2026)

What this means

If enacted, this ordinance would remove data centers and related uses from the Hexa Builders redevelopment area, effectively barring new data center development there. The ban is limited to that area, not the entire township. Data centers and related uses are deleted.

People behind it

  • Proposed, introduced, and adopted the amendment to the Hexa Builders Redevelopment Plan.

  • Presiding Council President identified as the signing official for the ordinance and as the Council official associated with its introduction and adoption process.

  • Certified the ordinance’s introduction and public-hearing notice and administered its official municipal-record and publication process.

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  • Identified as the alternative municipal official authorized to perform the Township Clerk’s certification and ordinance-administration duties.

Restrictions & requirementsHide restrictions & requirements4

  • Data centers, data-center operations, and related accessory uses are eliminated as permitted uses within the Hexa Builders Redevelopment Plan. The ordinance repeals Ordinance O:02-2025, which had authorized those uses. "Data Centers, Data Center Operations and associated accessory uses are deleted"

  • The amendment removes data-center-related accessory infrastructure, including high-voltage power connections, substations, large-load transformers, backup generators and UPS systems with dedicated fuel storage, utility-scale on-site generation, HVAC systems, cooling towers and chillers, fiber-optic connectivity, redundant network paths, and emissions-control systems. "Electrical Infrastructure"

  • The prohibition applies to the Hexa Builders Redevelopment Plan area identified as Block 8401, Lots 8, 9, and 10, and the official zoning map must be amended to reflect those boundaries. "Block 8401, Lots 8, 9, and 10"

  • The ordinance does not take effect immediately; it becomes effective 20 days after final passage and publication as required by law. "twenty (20) days after final passage and publication"

Benefits & exceptionsHide benefits & exceptions9

  • Data centers are designated as a permitted use, subject to a moratorium that prohibits only facilities that are not independent of public utility power grids. Off-grid facilities and facilities using on-site or other behind-the-meter power solutions are expressly allowed.

  • Server rooms or information-technology facilities smaller than 10,000 square feet that are accessory to an approved principal use are exempt from the data-center moratorium.

  • Data Center Equipment, including supporting storage, security, office, utility, and mechanical equipment, is expressly authorized as an accessory use.

  • The amendment establishes a defined development envelope for data centers, including a 20-acre minimum lot, 60-foot maximum building height, 45% maximum lot coverage, and specified setbacks and buffers, allowing qualifying facilities to be designed and reviewed under stated standards.

  • Data-center accessory structures and uses may be up to 50 feet high and are allowed with specified setbacks, although they are prohibited in front yards and must be at least 150 feet from lot lines.

  • Data-center parking is set at one space per two employees on the largest shift, plus five visitor spaces and one space for each company vehicle stored on site. Additional parking may be approved if supported by a parking-demand study.

  • The redevelopment-plan standards govern if they conflict with the Township's Land Use and Development Ordinance, providing data centers regulated under the plan protection from inconsistent future or existing zoning requirements.

  • The data-center noise limits do not apply during a power outage or similar emergency, or for two hours after power is restored.

  • The data-center noise limits do not apply during routine backup-generator testing and maintenance, provided testing occurs no earlier than 9:00 a.m. and no later than 8:00 p.m.

Sources

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