Morgan County planning commission forwards favorable recommendation for 390-acre data center PUD, 7-1

The Morgan County Planning Commission on Wednesday voted 7-1 to forward a favorable recommendation to the county commissioners for a planned-unit development rezoning that would allow a data center campus on about 390 acres east of Antioch Road.

Proponents, led by attorney Joe Calderon and civil engineer Todd Cunningham, told the commission the proposal is structured as a PUD to limit uses to data center, research-and-development and light manufacturing, and to create development standards intended to exceed the county’s Unified Development Ordinance. Calderon said the PUD includes a minimum 150-foot landscaped berm along public rights-of-way, a 65-decibel noise cap at property lines, and a 75-foot maximum building height written into the text.

The proposal drew more than two hours of public comment from neighboring residents, local elected officials and town representatives. Speakers repeatedly raised concerns about noise from cooling equipment and backup generators, potential impacts on private wells and groundwater, long-term effects on property values and wildlife, traffic during a multi-year construction period, the secrecy of negotiations and the use of nondisclosure agreements, and the prospect of tax abatements or other incentives.

“Where is the water gonna be coming from? Are they gonna run more lines? What is that gonna do to the people that live in the surrounding areas?” asked resident Adam Bales. Multiple speakers urged tabling the matter until technical studies — on water, traffic and acoustics — are completed and publicly available.

Developers and their consultants said several technical questions remain to be resolved through routine permitting and due diligence. Todd Cunningham of EMH&T said traffic-generation estimates are still being developed and that they will complete a formal traffic study with the county and the Indiana Department of Transportation before construction. A technical representative said the applicant would select cooling technology based on available water and would use non-water options if municipal water were not available.

On noise, the applicant offered a maximum standard of 65 A-weighted decibels at the property line, saying sound modeling and future mitigation would be performed by acoustical engineers. The developer also said generator testing would occur on a limited schedule, and described the 150-foot berm and planting buffer the PUD requires.

Representatives of the town of Monrovia asked the commission to table the request so local officials could fully review project details. Town leaders said some municipal officials had been asked to sign nondisclosure agreements to see confidential materials and said they were concerned about service impacts, including sewer and emergency medical services. Monrovia’s attorney, Steve Unger, also argued the application lacked a required petition form and raised statutory compliance issues under Indiana Code sections governing rezonings.

Planning staff recommended a favorable recommendation, citing the county comprehensive plan and the parcel’s proximity to major transmission lines and other infrastructure the county identified as suitable for economic development. Staff noted the PUD form, the larger setbacks and the additional buffering increased compatibility with nearby uses.

After deliberation the commission voted to forward a favorable recommendation, 7-1. The recommendation now goes to the Morgan County commissioners, who will make the final zoning decision; a commissioners’ meeting was scheduled by staff for the 18th.

Votes at a glance

- Planning Commission motion to forward a favorable recommendation for PUD rezoning Z-25-1 (data center PUD): passed 7–1. The motion was seconded; the record does not name the mover or seconder. The recommendation is advisory; final action is by the county commissioners.

Context and next steps

The PUD text filed with the planning office limits allowed uses, adds development standards (including a 150-foot landscaped buffer, a 65-dB property-line noise standard and a 75-foot maximum structure height), and shows a conceptual site plan with four primary buildings, onsite substations, detention basins and an internal access network. The application and public comments show outstanding technical questions about water supply and discharge, final traffic impacts during construction, detailed acoustical modeling, and whether incentives such as tax abatements will be requested; the applicant said incentives would be pursued in a separate process if necessary.

The planning commission’s favorable recommendation does not approve permits or construction; the project still requires further technical studies, permits and the county commissioners’ zoning decision. If commissioners approve the rezoning, subsequent permitting and engineering reviews will determine final building heights, specific cooling systems, water sourcing and mitigation measures.