Managing the Boom: Planning Tools for Data Center Impacts in New Jersey
By Jessika Sherman, policy and program coordinator, and Tim Evans, director of research
Data centers are the latest building type to capture the public’s attention, partly because of their role in facilitating the adoption of artificial intelligence (a controversial topic in itself) and partly because the buildings themselves raise land-use questions that are not always immediately evident. Will the advancement of AI technology require new types of buildings, infrastructure, or land modifications? And what are the land-use implications of these needs? It seems as if AI has raised more questions than it has answers across a broad range of sectors, and Planning and Land Use are no exception. Data centers may resemble warehouses from the outside, but for planners and policy-makers, they pose unique impacts that warrant consideration: they operate at night, consume significant amounts of energy and water, and raise questions about who benefits, who pays, and how local communities may be affected.
At the 2026 NJ Planning and Redevelopment Conference, hosted by New Jersey Future and APA New Jersey, the session, “Managing the Boom: Planning Tools for Data Center Impacts in New Jersey,” was comprised of an expert panel of professionals across the energy, law, planning, and community development sectors who fleshed out the challenges they’ve identified and the answers and recommendations they can offer. The panel was moderated by Arah Schur, research specialist at the Rutgers University Center for Urban Policy Research. Panelists included Lyle Rawlings, president and CEO of Advanced Solar Products and president of the Mid-Atlantic Solar & Storage Industries Association; Adam Zellner, president of Greener by Design; John Gray, partner at Greenbaum, Rowe, Smith & Davis LLP; and Lina Moe, researcher at the Rutgers University Center for Urban Policy Research.
Adam Zellner presented an overview of the Industrial Revolution in New Jersey and how new technologies have historically reshaped land use. Zellner specified that smart regulation can push industries to evolve efficiently with minimal harmful impacts. Zellner affirmed that data centers are likely to keep coming, and that municipalities are responsible for preparing ordinances, design standards, and review processes that address impacts such as noise, water use, energy demand, and siting.
Honing in on energy consumption concerns surrounding AI and data centers, Lyle Rawlings challenged the widely held belief that data centers alone are responsible for the recent increase in electricity prices, arguing that PJM (an expansive regional electrical grid operator) is investing significant amounts of funding in existing power plants to supply the anticipated forecasted energy demand growth of AI, rather than what the actual current demand is. Essentially, consumers are paying much higher energy costs for existing power plants, rather than new generation of energy to meet increasing demand. Rawlings acknowledged that data centers will likely increase power demand, requiring new thinking about generation, battery storage, and grid planning. He pointed to “bring your own energy” concepts, large-scale solar, battery farms, microgrids, and partnerships between data center developers and clean energy providers as potential tools to manage growth without shifting costs onto ratepayers.
John Gray explained that when data center proposals are presented, municipalities and project teams must understand that New Jersey’s location, workforce, infrastructure, and proximity to financial markets make it attractive for data centers. Not all data centers are the same, and projects face a complex mix of local land-use review, state environmental regulation, utility coordination, and public engagement. Gray urged municipalities and developers to begin due diligence early, including analysis of utility capacity, substations, brownfields, wetlands, flood hazard areas, water consumption, and environmental constraints. Gray drew particular attention to electric grid constraints, which he described as a serious issue that the state hasn’t yet meaningfully addressed. Several panelists emphasized timing: community benefits and local concerns must be raised early, before project approvals are finalized. Gray stressed proactive communication among developers, local officials, planners, utilities, state agencies, and residents is crucial.
Lina Moe illustrated how data centers create a “spatial mismatch” where impacts such as land use, noise, backup generation, water use, and utility infrastructure are often local. In contrast, benefits such as increased computing capacity and corporate revenue may flow regionally, nationally, or to out-of-state companies. Moe described host community benefit agreements as tools to return the value of new infrastructure to the communities that host it. For communities, the lesson was clear: data centers require early coordination, technical expertise, and a strong understanding of both local authority and state-level oversight.
While some aspects of data center buildings are familiar to planners and regulators, like setback distances, light and noise mitigation, traffic management, protection of wildlife habitat, and even the regional protection of water resources (recall that the 2004 New Jersey Highlands Water Protection and Planning Act designated the New Jersey Highlands as a special resource area and protects it from “excessive development and environmental degradation,” in recognition of the fact that “more than 70% of New Jersey residents get some or all of their drinking water from the Highlands”), their demands on the power grid represent a new wrinkle that local officials are not accustomed to addressing.
Smart Growth America, a national land-use policy advocacy organization, has observed that “In practice, data centers do not fit neatly within traditional industrial definitions, and this is where much of the regulatory friction begins. They operate continuously, twenty-four hours a day, often with minimal on-site staff beyond occasional maintenance. They require enormous amounts of electricity, and their cooling systems can consume significant quantities of water. And unlike traditional industrial uses, they generate very few jobs relative to their size. So while data centers may look like warehouses, they function more like major pieces of energy infrastructure.” As such, they call out for attention from state-level utility regulators and power-generation experts. But data centers may still lead to questions for local land-use professionals. If new power-generation facilities—including large-scale solar installations, wind farms, nuclear power plants, and battery farms to store power from intermittent sources—are needed to add capacity to the grid, in addition to traditional power plants, these facilities will still need to be sited and require approval from local governing bodies. Whether planning for data centers themselves or the infrastructure needed to support them, the discussion made clear that these decisions extend beyond new technology, generating a whole new realm of questions about land use, community planning, and how New Jersey chooses to grow.
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