{"id":"1b2f6d79-9113-487a-aa09-6819682ce056","slug":"pioneer-project-cardinal-yorkville-illinois","name":"Project Cardinal Data Center Campus — Yorkville","aliases":["Project Cardinal Yorkville"],"locationId":"0e398db8-90fd-41ba-b63e-5ab8eac24004","lat":41.713261,"lng":-88.465619,"locationPrecision":"exact","landStatus":"greenfield","lifecycleState":"permitted","powerSourceMix":"grid","interconnectionQueueStatus":"Waiting on the utility: ComEd had not granted the site a full power allocation as of March 2026, which the council was told must happen before the project can be finalised. Yorkville approved a development agreement on 10 March 2026 carrying a $51 million up-front payment over four years.","interconnectionQueueId":null,"expectedEnergizationDate":null,"dedicatedSubstation":null,"gridOperator":"PJM","waterSourceNotes":"Domestic use quantified, cooling makeup water not yet. Burns & McDonnell, the engineer of record, told Yorkville on 5 September 2025 that domestic demand is a draft 0.17 million gallons a day on average with air-cooled chillers, or 0.25 with water-cooled chillers and dry coolers, peaking at 0.31 and 0.44 respectively on a 1.8 peaking factor. Makeup water for the closed-loop system is explicitly undetermined at this stage, depending on end-user design and water quality, and no ongoing irrigation is assumed. Fire flow is estimated at 2,000 gallons per minute minimum at 20 psi.","servingUtility":null,"acreage":1037,"totalBuildingSqft":null,"streetAddress":null,"notes":"Pioneer Development, LLC campus on ~1,037 acres (20 parcels) off Eldamain Rd along a ComEd line, Kendall County; ~14 two-story buildings, ~17M sq ft, two on-site substations. Yorkville PUD approved Nov 10, 2025 and final agreements by City Council Mar 11, 2026 (city case PZC 2025-08, $51M development agreement). Reporting cites ~1.8 GW; the named tenant, IT-vs-total split, and PJM queue position are unknown; coordinates approximate.","keyFacts":[{"label":"City description / 1,037 acres / 14 buildings (primary)","value":"The United City of Yorkville's Project Cardinal page states Pioneer Development, LLC (with named property owners) sought annexation, rezoning, special-use PUD, and preliminary PUD plan approval for about 1,037 acres across 20 parcels northwest of Route 47 and Galena Road, south of Baseline Road, and east of Ashe Road, proposing fourteen data center buildings totaling over 17 million square feet plus two electrical substations, a utility switchyard, and stormwater basins, with rezoning to M-2 General Manufacturing (case materials under PZC 2025-08) ([City of Yorkville Project Cardinal](https://www.yorkville.il.us/906/Project-Cardinal-Data-Center-Campus-Anne))","sourceUrl":"https://www.yorkville.il.us/906/Project-Cardinal-Data-Center-Campus-Anne"},{"label":"PUD / annexation path (reported)","value":"Shaw Local reports Yorkville City Council approved Project Cardinal's initial PUD in November 2025 and later approved annexation plus utility/infrastructure and development agreements in March 2026 despite resident opposition; a June 2026 settlement with resident John Bryan reordered construction phasing without a city financial payment to Bryan ([Shaw Local, Jun 25 2026](https://www.shawlocal.com/kendall-county-now/2026/06/25/developers-agree-to-re-phase-project-cardinal-data-center-in-yorkville-in-settlement-with-resident/))","sourceUrl":"https://www.shawlocal.com/kendall-county-now/2026/06/25/developers-agree-to-re-phase-project-cardinal-data-center-in-yorkville-in-settlement-with-resident/"},{"label":"Major PUD re-phase / closing extension (reported Jul 2026)","value":"Shaw Local reports City Council on July 14, 2026 approved a major PUD amendment changing construction from a counterclockwise sequence to a clockwise northeast-to-southeast progression requiring each phase substantially complete before the next, and that an annexation-agreement amendment extended the developer parcel-title closing deadline to Dec 31, 2027 (from a prior July 1 deadline), with failure to close framed as risking nullification of annexation, PUD, utility, and the reported $51 million development-agreement package ([Shaw Local, Jul 27 2026](https://www.shawlocal.com/kendall-county-now/2026/07/27/changes-to-project-cardinal-data-center-construction-order-splits-yorkville-city-council/))","sourceUrl":"https://www.shawlocal.com/kendall-county-now/2026/07/27/changes-to-project-cardinal-data-center-construction-order-splits-yorkville-city-council/"}],"reviewStatus":"reviewed","sources":[{"url":"https://www.yorkville.il.us/906/Project-Cardinal-Data-Center-Campus-Anne","date":"2025-11-10","title":"Project Cardinal Data Center Campus (case PZC 2025-08)","publisher":"City of Yorkville, IL"},{"url":"https://www.shawlocal.com/kendall-county-now/2026/03/12/","date":"2026-03-12","title":"Yorkville data center approval comes after nearly 6-hour meeting","publisher":"Shaw Local"},{"url":"https://www.shawlocal.com/kendall-county-now/2026/03/12/yorkville-data-center-approval-comes-after-nearly-6-hour-contentious-city-council-meeting/","title":"Yorkville data center approval comes after almost 6-hour contentious City Council meeting","sourceName":"Shaw Local"},{"url":"https://www.yorkville.il.us/DocumentCenter/View/11747","title":"Project Cardinal - Water Usage memo, Burns & McDonnell","sourceName":"City of Yorkville"},{"url":"https://www.shawlocal.com/kendall-county-now/2026/06/25/developers-agree-to-re-phase-project-cardinal-data-center-in-yorkville-in-settlement-with-resident/","date":"2026-06-25","title":"Developers agree to re-phase Project Cardinal data center in Yorkville in settlement with resident","publisher":"Shaw Local"},{"url":"https://www.shawlocal.com/kendall-county-now/2026/07/27/changes-to-project-cardinal-data-center-construction-order-splits-yorkville-city-council/","date":"2026-07-27","title":"Changes to Project Cardinal data center construction order splits Yorkville City Council","publisher":"Shaw Local"}],"reviewNote":null,"createdAt":"2026-08-17T20:21:55.648Z","updatedAt":"2026-09-29T04:42:45.232Z","location":{"id":"0e398db8-90fd-41ba-b63e-5ab8eac24004","name":"Yorkville","slug":"yorkville-illinois","kind":"city","parentLocationId":"6b9d1cff-e645-412a-b866-bb81f5d987f5","region":"Illinois","lat":41.64,"lng":-88.47,"reviewStatus":"reviewed","aliases":[],"collisionRisk":"high","reviewNote":null,"createdAt":"2026-08-17T20:21:55.268Z","updatedAt":"2026-08-21T03:20:12.226Z"},"parties":[{"id":"341dfca8-4a0c-4ad0-91ba-96925ad265ff","dataCenterId":"1b2f6d79-9113-487a-aa09-6819682ce056","companyId":null,"externalName":"Pioneer Development, LLC","role":"developer","structureNotes":"contract purchaser; end user undisclosed","createdAt":"2026-08-17T20:21:56.897Z","company":null},{"id":"8e3836f3-08f8-4f9b-b51b-5e8d828f2e9d","dataCenterId":"1b2f6d79-9113-487a-aa09-6819682ce056","companyId":null,"externalName":"ComEd","role":"utility","structureNotes":"full power allocation still pending","createdAt":"2026-08-17T20:21:57.770Z","company":null}],"capacityClaims":[{"id":"7a7c3710-9056-467b-a5bf-0de93a25c94a","dataCenterId":"1b2f6d79-9113-487a-aa09-6819682ce056","series":"announced","valueGw":1.8,"asOf":"2026-03-11T00:00:00.000Z","sourceUrl":"https://www.yorkville.il.us/906/Project-Cardinal-Data-Center-Campus-Anne","sourceType":"journalist_report","evidenceTier":"reported","supersedesId":null,"note":"~1.8 GW per Yorkville reporting; IT vs total unclear","createdAt":"2026-08-17T20:21:56.327Z"}],"financialClaims":[{"id":"17b3ffdc-4793-42a7-9df9-e8e075ca9a41","dataCenterId":"1b2f6d79-9113-487a-aa09-6819682ce056","kind":"incentive","label":"Host-community payment (developer to City of Yorkville)","valueUsd":"51000000","capUsd":null,"conditions":"$51M upfront commitment from Pioneer Development to the city, paid over four years, per the development agreement approved March 11, 2026","asOf":"2026-06-01T00:00:00.000Z","sourceUrl":"https://www.shawlocal.com/kendall-county-now/2026/03/12/yorkville-data-center-approval-comes-after-nearly-6-hour-contentious-city-council-meeting/","sourceType":"journalist_report","evidenceTier":"reported","createdAt":"2026-08-19T00:28:49.013Z"},{"id":"3a2b54fa-6865-48d9-88ca-3c90993549d0","dataCenterId":"1b2f6d79-9113-487a-aa09-6819682ce056","kind":"community_benefit","label":"Up-front payment to Yorkville under the development agreement","valueUsd":"51000000","capUsd":null,"conditions":"Paid over four years; agreed 10 March 2026.","asOf":"2026-03-12T00:00:00.000Z","sourceUrl":"https://www.shawlocal.com/kendall-county-now/2026/03/12/yorkville-data-center-approval-comes-after-nearly-6-hour-contentious-city-council-meeting/","sourceType":"journalist_report","evidenceTier":"reported","createdAt":"2026-08-28T18:24:48.709Z"}],"metricClaims":[{"id":"c6451772-18d4-4c8b-a4c7-4c6122e80a17","dataCenterId":"1b2f6d79-9113-487a-aa09-6819682ce056","metricType":"cooling_type","valueNumeric":null,"valueText":"14 two-story data center buildings, ~17M sq ft total (11 bldgs ~1.9M sq ft each + 3 bldgs ~940,000 sq ft); two on-site substations and a switchyard","unit":null,"grantingJurisdiction":null,"asOf":"2025-06-01T00:00:00.000Z","sourceUrl":"https://www.datacenterdynamics.com/en/news/two-data-center-campuses-totaling-38-buildings-proposed-in-yorkville-illinois/","sourceType":"journalist_report","evidenceTier":"reported","supersedesId":null,"note":null,"createdAt":"2026-08-19T00:28:49.809Z"},{"id":"46d42172-cbf8-46a8-906a-b8023a86ead6","dataCenterId":"1b2f6d79-9113-487a-aa09-6819682ce056","metricType":"water_gpd","valueNumeric":170000,"valueText":null,"unit":"gallons per day","grantingJurisdiction":null,"asOf":"2025-09-05T00:00:00.000Z","sourceUrl":"https://www.yorkville.il.us/DocumentCenter/View/11747","sourceType":"permit","evidenceTier":"reported","supersedesId":null,"note":"draft average-day DOMESTIC demand with air-cooled chillers, per Burns & McDonnell as engineer of record; 250,000 gpd if water-cooled chillers and dry coolers are used; makeup water for the closed loop is explicitly undetermined and NOT included","createdAt":"2026-08-28T20:25:15.344Z"}],"powerProjects":[],"facilities":[],"incidents":[],"events":[{"id":"5de9ef9d-2c72-4bca-97e8-182ccf2feedb","dataCenterId":"1b2f6d79-9113-487a-aa09-6819682ce056","eventType":"claim_recorded","series":null,"oldValue":null,"newValue":null,"claimId":null,"detail":"metric:water_gpd=170000","occurredAt":"2026-08-28T20:25:15.734Z","createdAt":"2026-08-28T20:25:15.734Z"},{"id":"aeac8e38-cede-4ca4-9743-2619cc9e212e","dataCenterId":"1b2f6d79-9113-487a-aa09-6819682ce056","eventType":"financial_recorded","series":null,"oldValue":null,"newValue":null,"claimId":null,"detail":"community_benefit: Up-front payment to Yorkville under the development agreement","occurredAt":"2026-08-28T18:24:49.126Z","createdAt":"2026-08-28T18:24:49.126Z"},{"id":"73aebf45-d1da-4cb1-9a80-3d446857f186","dataCenterId":"1b2f6d79-9113-487a-aa09-6819682ce056","eventType":"financial_recorded","series":null,"oldValue":null,"newValue":null,"claimId":null,"detail":"incentive: Host-community payment (developer to City of Yorkville)","occurredAt":"2026-08-19T00:28:49.428Z","createdAt":"2026-08-19T00:28:49.428Z"},{"id":"d8a21ee8-1858-4d4c-988d-375135499890","dataCenterId":"1b2f6d79-9113-487a-aa09-6819682ce056","eventType":"party_added","series":null,"oldValue":null,"newValue":null,"claimId":null,"detail":"utility: ComEd","occurredAt":"2026-08-17T20:21:58.153Z","createdAt":"2026-08-17T20:21:58.153Z"},{"id":"2c09c7ca-36b3-4458-b61d-c864fee8e005","dataCenterId":"1b2f6d79-9113-487a-aa09-6819682ce056","eventType":"party_added","series":null,"oldValue":null,"newValue":null,"claimId":null,"detail":"developer: Pioneer Development, LLC","occurredAt":"2026-08-17T20:21:57.389Z","createdAt":"2026-08-17T20:21:57.389Z"},{"id":"bab1e2c3-7ba0-4e22-b014-1d4af15981de","dataCenterId":"1b2f6d79-9113-487a-aa09-6819682ce056","eventType":"capacity_changed","series":"announced","oldValue":null,"newValue":"1.8","claimId":"7a7c3710-9056-467b-a5bf-0de93a25c94a","detail":null,"occurredAt":"2026-08-17T20:21:56.645Z","createdAt":"2026-08-17T20:21:56.645Z"},{"id":"c657e604-0d67-48f6-9028-d1eb12c14483","dataCenterId":"1b2f6d79-9113-487a-aa09-6819682ce056","eventType":"claim_recorded","series":"announced","oldValue":null,"newValue":"1.8","claimId":"7a7c3710-9056-467b-a5bf-0de93a25c94a","detail":"reported · journalist_report","occurredAt":"2026-08-17T20:21:56.482Z","createdAt":"2026-08-17T20:21:56.482Z"}],"capacity_picture":{"announced_gw":1.8,"contracted_gw":null,"under_construction_gw":null,"energized_gw":null,"announced_minus_energized_gw":1.8,"by_series":{"announced":{"valueGw":1.8,"asOf":"2026-03-11T00:00:00.000Z","evidenceTier":"reported","sourceUrl":"https://www.yorkville.il.us/906/Project-Cardinal-Data-Center-Campus-Anne"},"contracted":null,"under_construction":null,"energized":null}},"jsonLd":{"@context":"https://schema.org","@type":"Place","name":"Project Cardinal Data Center Campus — Yorkville","url":"https://registry.deploy.report/datacenters/pioneer-project-cardinal-yorkville-illinois","geo":{"@type":"GeoCoordinates","latitude":41.713261,"longitude":-88.465619},"address":{"@type":"PostalAddress","addressLocality":"Yorkville"}}}