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The Data Center Divide

South Brunswick Township

Neutral Data Center Policies

South Brunswick’s enacted redevelopment plan allows data centers in the Route 1 redevelopment area and eases some early reviews, but requires noise studies and limits backup-generator hours.

Incentives

Tax benefits

Authorizes long-term tax exemptions in the Block 99 Redevelopment Zone for qualifying redevelopment projects; exemptions require a subsequent grant by the Township.

South Brunswick Township Ordinance adopting the Route 1 redevelopment plan (2024)

current law · Township of South Brunswick
Adopts the Block 99 redevelopment plan for approximately 162 acres at 119 Mapleton Road, 987–1001 Ridge Road, and 4405 US Route 1, creating the “Block 99 Redevelopment Zone” as an overlay and amending the Township zoning map.South Brunswick Township Ordinance adopting the Route 1 redevelopment plan (2024)

What this means

The plan would expressly allow data centers in this redevelopment area and ease some early review steps for data-center-only projects. But operators would face noise studies and limits on when backup generators can run, so the overall effect is a modest benefit rather than a major incentive (generator hours).

People behind it

  • Determined the area was in need of redevelopment, introduced and adopted the ordinance, and serves as the redevelopment entity responsible for administering the plan.

  • Caused the redevelopment plan to be prepared.

  • Moved adoption of Ordinance 2024-14.

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  • Seconded adoption of Ordinance 2024-14.

Restrictions & requirementsHide restrictions & requirements9

  • Data centers must comply with the Township's maximum permissible sound-level requirements. Data Centers must conform to the noise requirements.

  • Before approval, a data-center applicant should employ a third-party acoustic engineer to conduct a sound study measuring baseline and projected noise, including at the nearest residential or recreational property lines. A third-party acoustic engineer should be employed.

  • After construction, a second third-party acoustic study should be conducted during peak operation to measure noise from the completed data center at nearby residential and recreational property lines. Upon completion of the proposed data center.

  • During operations, the data-center operator must provide an on-site liaison from 8:00 a.m. to 10:00 p.m. to respond to noise complaints. The operator of the data center must provide an on-site liaison.

  • Except during power outages, backup generators may operate only from 8:00 a.m. to 10:00 p.m., Monday through Friday, excluding holidays. Aside from power outages, backup generators may operate.

  • Ground-mounted mechanical equipment needed for data-center operations must be screened with an acoustical barrier or equivalent soundproofing as necessary to comply with the noise ordinance. Ground mounted mechanical equipment that is needed for data center operation should be screened.

  • Data-center fences may not exceed 9 feet in height. Fences for data centers may have a maximum height of 9'.

  • A data-center-only site-plan application is exempt from the requirement to submit a traffic study before filing and from the normal pre-application redevelopment-agreement and administration-review requirements, but a traffic-impact study remains required during Planning Board review and a redevelopment agreement must be executed as a condition of Planning Board approval. For Data Center applications, execution of a Redevelopment Agreement shall be a condition.

  • Data centers remain subject to the plan's site-wide infrastructure obligations: the redeveloper must pay for required engineering studies and on- and off-site improvements for traffic, utilities, stormwater, flood mitigation, sidewalks, lighting, and related road work. The redeveloper, at the redeveloper's cost and expense.

Benefits & exceptionsHide benefits & exceptions10

  • Data centers are expressly permitted as principal uses in District A, and Districts B and C permit all District A uses except retail, commercial, and service facilities; therefore, data centers are allowed in all three districts. Data centers are listed among District A’s permitted principal uses.

  • The Township is authorized to grant long-term tax exemptions for projects in the Block 99 Redevelopment Zone. The Township shall be authorized to grant long-term tax exemptions in the zone.

  • A site plan application for data centers as the only proposed principal use is exempt from the normal requirement to obtain a redevelopment designation and execute a redevelopment agreement before filing, and is also exempt from submitting a traffic impact study to the Township Manager before filing. A redevelopment agreement is still required as a condition of Planning Board approval, and traffic studies remain part of Planning Board review. Site Plan Applications where Data Center(s) are the only proposed principal use shall be exempt from those pre-filing requirements.

  • Data centers may have site-entry gates serving loading docks and truck courts closer than the otherwise required 100 feet from the arterial road or plan-area boundary. Data Centers and their associated accessory structures shall be exempt from that gate-location requirement.

  • Data centers may operate backup generators, except during power outages, from 8:00 a.m. to 10:00 p.m. Monday through Friday, excluding holidays. Backup generators may operate during those specified hours.

  • Data-center fences may be up to nine feet high, exceeding the plan’s general site-design fence standards where applicable. Fences for data centers may have a maximum height of 9’.

  • The plan allows principal buildings, including data centers, to be up to five stories or 70 feet high, and allows accessory parking structures up to 70 feet high in each district. Maximum principal building height: 5 stories/70’.

  • The plan establishes a data-center parking ratio of one space per 5,000 square feet of gross floor area. Data Center | 1 per 5,000 SF GFA.

  • The redevelopment plan remains in effect for 50 years from adoption unless replaced by a zoning ordinance amendment, providing a defined period during which its data-center permissions and standards remain applicable. in effect for a period of fifty (50) years from adoption.

  • The redevelopment zone is non-condemnation: the Township is expressly barred from using eminent domain to acquire private property in the zone. The Township shall not be authorized to exercise the power of eminent domain in the Block 99 Redevelopment Zone.

Sources

pending · Township of South Brunswick
Adopts the amended redevelopment plan for Block 99, Lots 3.213, 8.041, and 14.04, creating the “Block 99 Redevelopment Zone” as an overlay zone for the properties at 119 Mapleton Road, 987–1001 Ridge Road, and 4405 U.S.South Brunswick Township Ordinance 2024-21

What this means

The measure allows data centers in the OC district and sets a relatively low parking minimum of one space per 5,000 square feet (data center parking rule). It also permits the Township to offer long-term tax breaks in the separate Block 99 redevelopment zone (tax exemptions), though that is not a guaranteed benefit; access and zoning limits keep the overall boost moderate.

People behind it

  • Introduced and adopted the ordinances.

  • Caused the amended redevelopment plan adopted by Ordinance 2024-29 to be prepared.

  • Moved adoption of both ordinances.

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  • Seconded the motion to adopt Ordinance 2024-29.

  • Seconded the motion to adopt Ordinance 2024-21.

Restrictions & requirementsHide restrictions & requirements6

  • In the OC Office/Corporate District, buildings must have a front-yard setback of at least 100 feet. Planned office/corporate developments are subject to the separate provisions of § 62-1311(b). 100 feet

  • Data centers in the OC District must provide at least one parking space per 5,000 square feet of gross floor area. one parking space for each 5,000 square feet

  • No public vehicular access is permitted from Ridge Road or Mapleton Avenue in the OC District. No public vehicular access

  • Warehousing and distribution are prohibited in the OC District. Warehousing and distribution shall be prohibited

  • In the Block 99 Redevelopment Zone, uses are limited to those allowed by the Amended Redevelopment Plan. Where the overlay differs from existing zoning, the overlay governs; where it is silent, existing zoning standards apply unless the Planning Board grants a waiver as part of site-plan approval. Uses in the redevelopment area shall be limited

  • The OC District amendments take effect 20 days after final passage and approval following a duly noticed Superior Court Fairness Hearing; the Block 99 overlay ordinance takes effect 20 days after final passage. twenty (20) days after its final passage and twenty (20) days after its final passage

Benefits & exceptionsHide benefits & exceptions3

  • Data centers are expressly permitted uses in the OC Office/Corporate District. “Data Centers”

  • Data centers in the OC district must provide at least one parking space per 5,000 square feet of gross floor area. “one parking space for each 5,000 square feet”

  • The Township is authorized to grant long-term tax exemptions in the Block 99 Redevelopment Zone. This could benefit a data center only if its use is allowed by the Amended Redevelopment Plan, which limits uses in the redevelopment area. “grant long-term tax exemptions”

Sources

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