Data center profile · Mineral and Louisa, Louisa County, Virginia

Amazon Louisa County Campuses (Lake Anna and North Creek)

Two Amazon campuses in Louisa County, Virginia, under construction since 2024 and 2025: Lake Anna 420 MW minimum, North Creek 700 MW minimum (press).

Under construction. Amazon says the first Lake Anna building became operational in Aug. 2026 and the campus is about 60% complete, while North Creek is about 18% complete. Capacity is a minimum figure in permit filings as reported by local press, not a measured or contracted load.
420 MW minimum
Lake Anna campus capacity (press, from the permit filing)
7 standard plus 2 specialty buildings on 153 acres; counted separately from North Creek
700 MW minimum
North Creek Phase 1 capacity (press, from the permit filing)
10 buildings on 374 acres; a separate figure, not added to Lake Anna's
$11B
two-campus investment Amazon committed to by 2040 (county)
part of a $35B statewide plan
1,300+
workers on site daily (Clark Construction)
across both campuses
OperatorAmazon Web Services (owner-operator); Clark Technologies is general contractor
CustomerAmazon Web Services (self-tenanted, no outside tenant)
Planned IT capacity560 MW at full build-out (our estimate from the company or utility power figure)
First building in serviceOur estimate: 2027 (range 2026 to 2027).
Next deadline2031: North Creek Phase 1 completion slated for 2031; Lake Anna scheduled around 2027 (press)
Power

Power and the grid

Sources on record, size not disclosed
Backup generators (emergency use, not a power supply)

Getting on the grid

Who supplies what, what it costs, and what is still not public.

  1. Sept. 26, 2023
    Two substations in the Lake Anna filing
    The Lake Anna permit application includes two substations, one Dominion and one cooperative. State agency · Sept. 2023
  2. July 31, 2026
    State rules on transmission costs
    Virginia's regulator rules that large data centers pay for transmission built solely to serve them; it binds Dominion's territory, not the cooperative's. Utility regulator · Aug. 2026
  3. Not set
    Service agreement size: not public
    No public record gives the contracted megawatts for either campus. Local government · Oct. 2026

What is next door

campus1.16 km · 345 kV+ line22.10 km · 345 kV+ substation23.58 km · gas pipelinecampus1.16 km · 345 kV+ line22.10 km · 345 kV+ substation23.58 km · gas pipeline

Distances from mapped lines and plants. OpenStreetMap · Oct. 2026

Permits

Permits checklist

2 pending · 5 granted

Approvals a campus like this normally needs (including an air permit for backup generators), and what we found.

Risks

What could slow it down

Lawsuits

1 case on record

Money

Money on record

$11B
capital investment Amazon committed to by Jul. 1, 2040
if not reached, the county owes no further grants News report · Oct. 2025
15% to 30%
of new tax revenue returned to Amazon as county grants, 2026 to 2046
rises with investment: 15% up to $11B, 20% to $20B, 25% to $30B, 30% above News report · Oct. 2025
$140M
state grant ceiling in the 2023 statewide deal
part of a $35B Amazon plan for Virginia by 2040 State agency · Jan. 2023
$36.4M
projected county revenue from 11 Amazon buildings in FY2031
county finance director's estimate, net of incentives News report · Oct. 2025
$2.4M
land purchase, recorded Oct. 2023
REB Investment Company LLC to Amazon Data Services (county deed records); REB was the Lake Anna permit applicant County deed records · Oct. 2023
$5.7M
land purchase, recorded Dec. 2023
Atkins Timber Holdings LLC and Dick Purcell Land to Amazon Data Services (county deed records) County deed records · Dec. 2023
$5.0M
land purchase, recorded Nov. 2023
Winston Revocable Trust to Amazon Data Services (county deed records) County deed records · Nov. 2023
$87.9M
county water, sewer and fiber build for both campuses; Amazon pays
News report · Nov. 2024
Land assembly

7 recorded land documents for the campus company in county records (Oct. 2023 to Dec. 2023); 6 list a price. 1 sale or conveyance by the campus company or to public bodies is not listed. Parcel counts come from the deed; acreage is not recorded.

+4 more
Timeline

What happened, and what is due

SitePaper trailConstructionPowerPermitsMoneyLegalUpcoming
  1. Jan. 20, 2023
    Money Virginia announces Amazon's $35B plan, with a grant of up to $140M State agency · Jan. 2023
  2. Aug. 31, 2023
    Site Louisa County announces the $11B, two-campus Amazon deal News report · Aug. 2023
  3. Sept. 26, 2023
    Permits Lake Anna wetlands application noticed by the Army Corps State agency · Sept. 2023
  4. Oct. 25, 2023
    Money Land purchase recorded at $2.4M: Reb Investment Company LLC to Amazon Data Services Inc (1 parcel) County deed records · Oct. 2023
  5. Dec. 7, 2023
    Money Land purchase recorded at $5.7M: Atkins Timber Holdings LLC and Dick Purcell Land to Amazon Data Services (1 parcel) County deed records · Dec. 2023
  6. Nov. 2024
    Construction Earthmoving begins at Lake Anna after the wetlands permit News report · Sept. 2025
  7. March 2025
    Construction Construction begins at North Creek (court record) Court filing · July 2026
  8. July 16, 2025
    Site Amazon withdraws its proposed third Louisa campus after community opposition News report · July 2025
  9. Aug. 11, 2025
    Legal Neighbors sue Amazon over North Creek construction impacts Court filing · Aug. 2025
  10. March 19, 2026
    Permits State hearing on the Lake Anna discharge permit draws over 100 residents News report · March 2026
  11. July 10, 2026
    Legal Federal judge denies Amazon's motion to dismiss the nuisance claim Court filing · July 2026
  12. Aug. 2026
    Construction First Lake Anna building operational, per Amazon's contractor Company · Oct. 2026
  13. 2031
    Construction North Creek Phase 1 completion slated (press) News report · Oct. 2026
Construction activity

Building activity by quarter

Since Sept. 2024: 2 FAA filings (Sept. 2024 to June 2026): tallest crane 150 ft (Sept. 2024); 2 OSHA inspections.

FAA filings
OSHA visits
’25
’26
Dot size: records in the quarter, largest = 2. Two-digit years mark each first quarter.
The buildings

Specs

153 acres, 7 + 2 buildings
Lake Anna: 1.7 million sq ft planned (press)
News report · Sept. 2023
374 acres, 10 buildings
North Creek Phase 1; a further 8 buildings planned on 190 acres at Desper Creek
News report · Sept. 2025
0.28 and 0.46 million gallons a day
permitted cooling-water discharge, Lake Anna (issued) and North Creek (draft)
News report · Feb. 2026
Who is involved

Owners, partners and builders

Owners and builders
  • Amazon Data Services, Inc. (AWS): owner-operator
  • Clark Technologies: general contractor for both campuses
  • REB Investment Company: original Lake Anna landowner
Utilities and authorities
  • Rappahannock Electric Cooperative: retail utility
  • Dominion Energy Virginia: owns one Lake Anna substation
  • Louisa County Board of Supervisors; Louisa County Water Authority; Virginia DEQ; Army Corps
Challengers
  • Austin Newsom and Central VA Marine: plaintiffs
  • Concerned Residents of Louisa County; Lake Anna Civic Association
Builders on site
  • J.e. Richards, Incorporated: contractor on site per OSHA inspection 348446865
Still unknown

Open questions

Where this comes from

214 records from 53 documents

Drawn from news reports, state agency records, public and commercial datasets, company statements, utility regulator dockets, court filings and local government records, each kept with its date and source. The bar shows documents by type.

News report 25State agency 16Dataset 3Company 3Utility regulator 3Court filing 2Local government 1
Evidence

Every quote behind this page

Grade key: A = the primary record itself (permit, filing, exhibit) · B = a dated official statement · C = news reporting. Map distances are our own measurements on OpenStreetMap and carry no grade. Allegations in lawsuits are marked as such in the quotes.

Power (30)
  • On-site generation: not stated
    “The applicant requests authorization to construct a Data Center Campus, to be known as Desper Creek Technology Campus, and associated infrastructure, including, utilities, parking, and stormwater management ponds”
    State agency · Oct. 2026 · grade A
  • Jurisdiction note: Land use: Louisa County (TOD zoning; both campuses by-right as vested before the Aug 2024 CUP amendment). Retail power: REC cooperative (largely SCC-exempt). Federal: USACE CWA Section 404. State: VA D
    “within the Louisa County Technology District”
    State agency · Oct. 2026 · grade A
  • Coordinates nctc: 37.973349, -77.952386
    “The project/review area is approximately 190 acres and is located east of Mt. Airy Road, generally south of Route 33 at Latitude 37.973349 and Longitude -77.952386”
    State agency · Sept. 2025 · grade A
  • Acres nctc desper review: 190 acres
    “The project/review area is approximately 190 acres and is located east of Mt. Airy Road, generally south of Route 33”
    State agency · Sept. 2025 · grade A
  • Power plan: grid
    “To construct a data center to be known as Lake Anna Tech Campus and associated infrastructure, including parking, internal roads, two substations, and one stormwater pond”
    State agency · Sept. 2023 · grade A
  • Utility substations latc: Two substations: one owned by Dominion Energy Virginia, one by Rappahannock Electric Cooperative
    “To construct a data center to be known as Lake Anna Tech Campus and associated infrastructure, including parking, internal roads, two substations, and one stormwater pond”
    State agency · Sept. 2023 · grade A
  • Nearest power line of 345 kV or more: 1.16 km
    Measured on OpenStreetMap map data.
    OpenStreetMap · Oct. 2026
  • Nearest substation of 345 kV or more: 22.10 km
    Measured on OpenStreetMap map data.
    OpenStreetMap · Oct. 2026
  • Nearest gas pipeline: 23.58 km
    Measured on OpenStreetMap map data.
    OpenStreetMap · Oct. 2026
  • Registry status: Both Louisa campuses are in the Louisa County Technology Overlay District (Amazon's $11B two-campus commitment, Aug 2023); A4 registry position: VA DEQ air permit ISSUED for Campus 1 (Lake Anna Tech Camp
    “Amazon Data Services, Inc. Registration No.: 74299 is authorized to construct and operate diesel engine generator sets (gensets) located at IAD-550 & IAD-556, 230 Haley Dr., Mineral, VA 23117”
    State agency · Oct. 2026 · grade B
  • Utility: Rappahannock Electric Cooperative (REC)
    “Rappahannock Electric Cooperative (REC)”
    Local government · Oct. 2026 · grade B
  • Electric service agreement signed: not stated
    “Rappahannock Electric Cooperative (REC)”
    Local government · Oct. 2026 · grade B
  • Cooling: Water-cooled per county/TOD design standard; Amazon states Lake Anna is primarily air-cooled with water-based cooling ~4% of annual operations
    “Water cooled (Raw/untreated water)”
    Local government · July 2026 · grade B
  • utility large-load plan / contract filing: filed
    “Foxbrook Lane 230kV Delivery - REC (AWS Central Louisa - 1st DP)”
    Utility regulator · Oct. 2025 · grade B
  • utility large-load plan / contract filing: filed
    “Southall 230kV Delivery - REC”
    Utility regulator · Oct. 2025 · grade B
  • utility large-load plan / contract filing: filed
    “Foxbrook Lane 230kV Delivery - REC (AWS Central Louisa - 1st DP)”
    Utility regulator · Oct. 2024 · grade B
  • utility large-load plan / contract filing: filed
    “Southall (North Louisa (REB)) 230kV Delivery (Amazon AZ) - ODEC”
    Utility regulator · Oct. 2024 · grade B
  • Stated campus size: 700 MW
    “AWS proposes to build 10 data centers, covering 3.82 million square feet and providing a minimum of 700 megawatts (MW) of data center capacity”
    News report · Oct. 2026 · grade C
  • IT capacity: not stated
    “providing a minimum of 420 megawatt (MW) of data center capacity to serve the expanding demand for cloud-based computing”
    News report · Oct. 2026 · grade C
  • Lake Anna's VPDES discharge goes to Sedges Creek, a tributary of Cooling Pond 1 of Dominion's Waste Heat Treatment Facility.
    “the release of treated water into Sedge's Creek, a mostly dry tributary of Cooling Pond 1 of Dominion Energy's WHTF at Lake Anna”
    News report · Oct. 2026 · grade C
  • Site identity: Two campuses in Louisa County's Technology Overlay District: (1) Lake Anna Technology Campus - approximately 153 acres east of Haley Drive and Kentucky Road, up to seven buildings totaling 1.7 million sq f
    “AWS is already developing two data center campuses in the Louisa County Technology Overlay District”
    News report · Oct. 2026 · grade C
  • State grid-cost context: the VA SCC's July 31, 2026 ruling in Dominion's rate case requires large-load data centers to pay for transmission facilities built solely to serve them (CIAC principle). It binds Dominion territ
    “the SCC found that large-load data centers are the cause of massive transmission line costs and must pay for transmission facilities that are constructed solely to serve them”
    Utility regulator · Aug. 2026 · grade C
  • Buildings nctc: 10 (phase 1) + 8 (Desper Creek section) = 18 planned per joint permit filings to date
    “The Campus would include 10 buildings, three substations, logistic and administrative buildings, stormwater structures, and associated infrastructures”
    News report · Sept. 2025 · grade C
  • Interconnection status: Dual-utility service, no PJM queue position and no contracted campus MW published: Lake Anna (Campus 1, under construction) takes service via two on-site substations capable of 300 MW each - one o
    “two substations capable of providing 300 MW of power each, stormwater basins, a rainwater harvesting pond and water and sewer infrastructure. One of the substations will be owned by Dominion Energy and the other by Rappahannock Electric Cooperative (REC)”
    News report · July 2024 · grade C
  • large load interconnection request: preliminary plan presented - 10 substations of 300 MW each interspersed through the campus, with extension of the adjoining 230 kV transmission line
    “Lee Brock, Rappahannock Electric Cooperative’s principal engineering manager for energy projects, told the commission that each substation is expected to have the capacity to provide 300 MW of power”
    News report · July 2024 · grade C
  • Stated campus size: 420 MW
    “covering some 1.7 million square feet and providing a minimum of 420 megawatt (MW) of data center capacity to serve the expanding demand for cloud-based computing”
    News report · Sept. 2023 · grade C
  • Stated campus size: 420 MW
    “covering some 1.7 million square feet and providing a minimum of 420 megawatt (MW) of data center capacity to serve the expanding demand for cloud-based computing”
    News report · Sept. 2023 · grade C
  • Sq ft latc: 1700000 sq ft
    “covering some 1.7 million square feet and providing a minimum of 420 megawatt (MW) of data center capacity”
    News report · Sept. 2023 · grade C
  • Stated campus size: 420 MW
    “providing a minimum of 420 megawatt (MW) of data center capacity to serve the expanding demand for cloud-based computing”
    News report · Sept. 2023 · grade C
  • Utility service: 600 MW
    “two substations capable of providing 300 MW of power each”
    News report · Sept. 2023 · grade C
Money and contracts (45)
  • Tenants: AWS (owner-operator, self-tenant); no third-party tenant
    “Two campuses: Lake Anna Technology Campus (formerly known as REB Investments) and North Creek Technology Campus (formerly known as JCM)”
    Local government · Oct. 2026 · grade B
  • Tenant status: owner-occupied
    “Clark Technologies, a division of Clark Construction, is leading the campus construction efforts on two technology campuses in Louisa County”
    Company · Oct. 2026 · grade B
  • General contractor: Clark Technologies, a division of Clark Construction (both campuses)
    “Clark Technologies, a division of Clark Construction, is leading the campus construction efforts on two technology campuses in Louisa County”
    Company · Oct. 2026 · grade B
  • Land purchase (recorded deed): contract value 991891 USD
    “Recorded: Dec. 8, 2023 · Price: $991,891 · Grantor: DICK PURCELL LAND CATTLE AND TUMBER · Grantee: AMAZON DATA SERVICES INC · Parcel number: 71 1 · City: LOUISA”
    County deed records · Dec. 2023 · grade B
  • Land purchase (recorded deed): contract value 5735997 USD
    “Recorded: Dec. 7, 2023 · Price: $5,735,997 · Grantor: ATKINS TIMBER HOLDINGS LLC · Grantee: AMAZON DATA SERVICES · Parcel number: 58 32 · City: LOUISA”
    County deed records · Dec. 2023 · grade B
  • Land purchase (recorded deed): contract value 991891 USD
    “Recorded: Dec. 7, 2023 · Price: $991,891 · Grantor: DICK PURCELL LAND CATTLE AND TIMBER · Grantee: AMAZON DATA SERVICES INC · Parcel number: 71 1 · City: LOUISA”
    County deed records · Dec. 2023 · grade B
  • Land purchase (recorded deed): contract value 2900000 USD
    “Recorded: Nov. 27, 2023 · Price: $2,900,000 · Grantor: JCM III LLC · Grantee: AMAZON DATA SERVICES INC · Parcel number: 58 30 · Address: 2998 JEFFERSON HWY · City: LOUISA”
    County deed records · Nov. 2023 · grade B
  • Land purchase (recorded deed): contract value 5000000 USD
    “Recorded: Nov. 27, 2023 · Price: $5,000,000 · Grantor: WINSTON · Grantee: AMAZON DATA SERVICES INC · Parcel number: 70 47 · Address: 1628 MT AIRY RD · City: LOUISA”
    County deed records · Nov. 2023 · grade B
  • Land purchase (recorded deed): contract value 2427758 USD
    “Recorded: Oct. 25, 2023 · Price: $2,427,758 · Grantor: REB INVESTMENT COMPANY LLC · Grantee: AMAZON DATA SERVICES INC · Parcel number: 30 48 · City: MINERAL”
    County deed records · Oct. 2023 · grade B
  • Land purchase (recorded deed): contract value USD
    “Recorded: Oct. 25, 2023 · Grantor: REB INVESTMENT COMPANY LLC · Grantee: AMAZON DATA SERVICES INC · Parcel number: 30 48 · City: MINERAL”
    County deed records · Oct. 2023 · grade B
  • Stated capital cost: 11000000000 USD
    “Assuming an $11B investment, annual new county revenues could exceed $25M annually”
    Local government · Sept. 2023 · grade B
  • Tax revenue projected: 25000000 USD/yr
    “Assuming an $11B investment, annual new county revenues could exceed $25M annually”
    Local government · Sept. 2023 · grade B
  • state incentive framework (VEDP/MEI): investment commitment 35000000000 USD
    “Governor Glenn Youngkin today announced that Amazon Web Services (AWS), an Amazon.com, Inc. company (NASDAQ: AMZN), plans to invest $35 billion by 2040 to establish multiple data center campuses across Virginia”
    State agency · Jan. 2023 · grade B
  • state incentive framework (VEDP/MEI): grant ceiling 140000000 USD
    “AWS will be eligible to receive an MEI custom performance grant of up to $140 million for site and infrastructure improvements, workforce development, and other project-related costs”
    State agency · Jan. 2023 · grade B
  • state incentive framework (VEDP/MEI): tax exemption Up to 15-year extension of the Virginia data center sales and use tax exemption on qualifying equipment and enabling software
    “The new program includes up to a 15-year extension of Data Center Sales and Use tax exemptions on qualifying equipment and enabling software”
    State agency · Jan. 2023 · grade B
  • Statewide framework announced: AWS to invest $35B in Virginia data center campuses by 2040 with at least 1,000 jobs; MEI custom grant up to $140M and a Mega Data Center Incentive Program (later the Cloud Computing Cluste
    “plans to invest $35 billion by 2040 to establish multiple data center campuses across Virginia”
    State agency · Jan. 2023 · grade B
  • Land purchase (recorded deed): contract value USD
    “Recorded: March 2, 2018 · Grantee: REB INVESTMENT CO LLC · Parcel number: 30 48 · City: MINERAL”
    County deed records · March 2018 · grade B
  • performance agreement (county): missing clauses finding FINDING: no termination-for-convenience, failure-to-develop, or Louisa-specific jobs-floor clause appears in any public description of the agreement; the signed agr
    “Supervisors will consider approval of an initial performance agreement with Amazon Data Services, an affiliate of AWS, Tuesday night”
    News report · Oct. 2026 · grade C
  • Construction-impact friction at Lake Anna: residents post video of mud-covered Kentucky Springs Road; the county directs Clark to clean the roads; Clark responds with added wash trucks, vehicle-wash capacity and sweeper
    “Clark Construction, a national firm and the project's general contractor, is overseeing the transformation of the 153-acre site”
    News report · Feb. 2026 · grade C
  • Supervisor Adams moves to strip that tract and the Cooke Rail property from the TOD via Planning Commission down-zoning; Signals AWS's intent to hold the expansion option despite the CUP withdrawal.
    “Since Engage Louisa last Wednesday broke the news of AWS's eye-popping acquisition, he's doubled down on his intent to roll back the district”
    News report · Jan. 2026 · grade C
  • performance agreement (county): performance grants 17% of incremental tax revenue (capex $11B-$20B); 20% (capex >$20B)
    “the county has also agreed to pay AWS performance grants, which would run from 2047 to 2051. Per the agreement, AWS would get back 17 percent of incremental tax revenue annually on capital investment between $11 billion and $20 billion”
    News report · Oct. 2025 · grade C
  • performance agreement (county): clawback condition If AWS has not reached $11B capital investment by July 1, 2040, the county is not obligated to make further grant payments
    “Wade said that if the company didn't reach the $11 billion capital investment threshold by July 1, 2040, the county wouldn't be obligated to make any more grant payments”
    News report · Oct. 2025 · grade C
  • tax rate action (BOS): bpp rate 1.25 USD per $100 assessed value
    “In September 2023, the board set the business personal property (BPP) tax rate for data center equipment at $1.25 per $100 of assessed value — down from the current $1.90 rate paid by businesses”
    News report · Oct. 2025 · grade C
  • tax rate action (BOS): depreciation schedule Taxable value: 50% of original cost year 1; 35% year 2; 20% year 3; 10% year 4; 5% year 5 and thereafter
    “Data center operators will be taxed at 50 percent of their equipment's original cost when its new, 35 percent in year two, 20 percent in year three, 10 percent in year four and five percent in year five”
    News report · Oct. 2025 · grade C
  • performance agreement (state CCCI): local match County local match at least doubles the state Cloud Computing Cluster Infrastructure Grant funding; BOS approved the agreement unanimously
    “Supervisors on Monday night voted unanimously to approve a performance agreement with the Virginia Economic Development Partnership (VEDP) and Amazon Web Services (AWS) as part of the state's Cloud Computer Cluster Infrastructure Grant Program”
    News report · Oct. 2025 · grade C
  • County revenue planning: Finance Director Wanda Colvin projects $36.4M from 11 AWS buildings in FY2031 and >$50M/yr by the mid-2040s on a 25-building assumption (net of incentives, which are paid from the new revenue its
    “Finance Director Wanda Colvin has estimated that the county could pull in $36.4 million from 11 AWS data center buildings, or shells as the county calls them, in Fiscal Year 2031 alone”
    News report · Oct. 2025 · grade C
  • Incentives: County performance-agreement grants: 15-30% of incremental tax revenue by capex tier (2026-2046) + performance grants 2047-2051; data-center BPP rate $1.25/$100 with accelerated depreciation; state Cloud Comp
    “the county agrees to return to AWS, in the form of annual infrastructure grants, 15 percent of the incremental tax revenue it receives on capital investment between $150 million and $11 billion”
    News report · Oct. 2025 · grade C
  • performance agreement (county): infrastructure grant tier 15 % of incremental tax revenue
    “the county agrees to return to AWS, in the form of annual infrastructure grants, 15 percent of the incremental tax revenue it receives on capital investment between $150 million and $11 billion”
    News report · Oct. 2025 · grade C
  • performance agreement (county): infrastructure grant tier 20 % of incremental tax revenue
    “For capital investment between $11 billion and $20 billion, AWS will receive 20 percent of the incremental tax revenue”
    News report · Oct. 2025 · grade C
  • performance agreement (county): infrastructure grant tier 25 % of incremental tax revenue
    “That figure rises to 25 percent for capital investment between $20 and $30 billion and 30 percent if the company's capital investment reaches $30 billion and beyond”
    News report · Oct. 2025 · grade C
  • performance agreement (county): infrastructure grant tier 30 % of incremental tax revenue
    “That figure rises to 25 percent for capital investment between $20 and $30 billion and 30 percent if the company's capital investment reaches $30 billion and beyond”
    News report · Oct. 2025 · grade C
  • performance agreement (county): grant period Infrastructure grants payable 2026 through 2046
    “The county would pay the grants from 2026 through 2046”
    News report · Oct. 2025 · grade C
  • performance agreement (county): payment mechanism AWS pays its full tax bill annually; grant percentages are returned to AWS via the Louisa County Industrial Development Authority; grants funded only from net new tax rev
    “As Wade has explained it, if the company pays $100 in taxes, it would receive $15 back in the form of a grant based on the first investment tier”
    News report · Oct. 2025 · grade C
  • infrastructure comprehensive agreement: design build scope 87900000 USD
    “The board last November inked an $87.9 million comprehensive agreement with Charlottesville-based Faulconer Construction, Timmons Group and MEB, operating as Louisa County Infrastructure, LLC, to design and build public utility infrastructure to serve AWS's Lake Anna Technology Campus”
    News report · Sept. 2025 · grade C
  • infrastructure comprehensive agreement: cost responsibility County designs, constructs and owns the water infrastructure; LCWA maintains and operates it; AWS pays for the project (partly offset by state/local infrastruct
    “Per an agreement with AWS, Louisa County will design, construct and own the infrastructure while the Louisa County Water Authority (LCWA) will maintain and operate it. AWS will pay for the project”
    News report · Sept. 2025 · grade C
  • Source record
    “Given the most recent feedback at the June 11, 2025, Louisa County Community meeting, we believe it is best at this juncture to reevaluate the proposed project. In this regard, we kindly request to withdraw the AWS Zoning Applications”
    News report · July 2025 · grade C
  • sponsor Partners Group per that folder); Never merge with the AWS campuses; the county's $5.3M Shannon Hill offsite-utilities supplement is likewise not AWS money.
    “announces the June 2025 sale of Shannon Hill Regional Business Park to Edgecore for $42 million”
    News report · June 2025 · grade C
  • Water infrastructure cost: 87900000 USD
    “The board last November inked an $87.9 million comprehensive agreement with Charlottesville-based Faulconer Construction, Timmons Group and MEB, operating as Louisa County Infrastructure, LLC”
    News report · Nov. 2024 · grade C
  • permit application commitment (JPA): construction start obligation JPA states AWS has a contractual obligation to begin construction at the Lake Anna campus by April 2024
    “The JPA states that AWS has a 'contractual obligation' to begin construction at the LATC by April 2024”
    News report · Nov. 2023 · grade C
  • performance agreement (county): investment commitment 11000000000 USD
    “Amazon has promised to make an $11 billion capital investment in the county by July 1, 2040, according to the performance agreement”
    News report · Sept. 2023 · grade C
  • performance agreement (county): scope Data center facilities (the Project) within the Technology Overlay District, including the Lake Anna Technology Campus and North Creek Technology Campus
    “data center facilities (the Project) at locations in the County within the Technology Overlay District (TOD), including the Lake Anna Technology Campus and North Creek Technology Campus”
    News report · Sept. 2023 · grade C
  • Buildings latc: 7 standard data centers + 2 specialty data centers + administration building
    “AWS intends to build seven standard data centers on the property — dubbed the Lake Anna Tech Campus (LATC) — covering some 1.7 million square feet”
    News report · Sept. 2023 · grade C
  • Announced: Aug. 2023
    “Amazon Web Services (AWS) is expanding into Virginia's Louisa County... planning an $11 billion investment by 2040 to establish two data center campuses in Louisa's Technology Overlay District (TOD)”
    News report · Aug. 2023 · grade C
  • Louisa County announces the $11B, two-campus AWS deal in the Technology Overlay District (Lake Anna + North Creek), part of the statewide $35B program; REC's CEO publicly commits to providing energy and fiber.
    “Rappahannock Electric Cooperative looks forward to welcoming AWS to Louisa County and sustainably providing the reliable energy and fiber communications services they need”
    News report · Aug. 2023 · grade C
  • Investment announced: $11 billion by 2040 (both campuses combined, as announced August 2023)
    “The company revealed plans for two campuses, promising a total investment of $11 billion by 2040, in August 2023”
    News report · Aug. 2023 · grade C
Permits and government (36)
  • J.E. RICHARDS, INCORPORATED (electrical contractor) - OSHA inspection (type G) at 7828 KENTUCKY SPRINGS ROAD, MINERAL, VA 23117, opened Aug. 19, 2025 (activity 348446865); NAICS 238210. Site geocodes 0.52 km from the campus
    “RICHARDS, INCORPORATED”
    State agency · Oct. 2026 · grade A
  • VPDES discharge permit: public hearing held; second comment period Jan 29 – Apr 3, 2026
    “PUBLIC HEARING: Louisa County Middle School located at 1009 Davis Hwy., Mineral, VA 23117 on March 19, 2026, at 6:30 p.m.”
    State agency · March 2026 · grade A
  • Virginia DEQ (public hearing): Public hearing on draft VPDES permit VA0093319 (Lake Anna Tech Campus noncontact cooling water discharge), Louisa County Middle School, Mineral VA; briefing 6:00 PM, hearing 6:30–8:00 PM
    “PUBLIC HEARING: Louisa County Middle School located at 1009 Davis Hwy., Mineral, VA 23117 on March 19, 2026, at 6:30 p.m.”
    State agency · March 2026 · grade A
  • Wetlands/stream, CWA 404 / VWP joint application: public notice: Desper Creek Technology Campus section (North Creek northern section)
    “The applicant requests authorization to construct a Data Center Campus, to be known as Desper Creek Technology Campus, and associated infrastructure, including, utilities, parking, and stormwater management ponds, within the Louisa County Technology District”
    State agency · Sept. 2025 · grade A
  • Wetlands/stream, CWA 404 / VWP joint application: public notice: Green Bay Farm Road phase 1 + Route 33 widening
    “The stated project purpose is to construct the first phase of a two-lane public road to be known as Green Bay Farm Road which will provide through access between Route 33 and Mt. Airy”
    State agency · June 2025 · grade A
  • FAA OE/AAA: Determined - No Hazard
    “ASN 2024-AEA-9332-OE: IAD550, Crane, 150 ft AGL, 522 ft AMSL, 38.0475,-77.81583333, Determined - No Hazard, submitted 2024-09-05”
    FAA · Sept. 2024 · grade A
  • Wetlands/stream, CWA 404 / NHPA Section 106: Section 106 notice: adverse effect determination
    “The Corps in consultation with the SHPO determined that the proposed federal action will result in an adverse effect on site 44LS0298”
    State agency · June 2024 · grade A
  • Wetlands/stream, CWA 404 / state VWP joint application: joint permit application public notice issued
    “To construct a data center to be known as Lake Anna Tech Campus and associated infrastructure, including parking, internal roads, two substations, and one stormwater pond”
    State agency · Sept. 2023 · grade A
  • FAA status: One attributable FAA case: crane 2026-AEA-7097-OE (IAD557, 217 ft, Determined - No Hazard, submitted June 10, 2026). The 34 cases at the queue dataset point are all Dominion transmission-line towers (Line 576, s
    “FAA OE/AAA circle pulls at 38.04828,-77.810887 and 38.005,-77.91 (5 NM, 2021-2026): 34 and 6 cases”
    FAA · Oct. 2026 · grade B
  • FAA OE/AAA aeronautical study: Determined - No Hazard
    “type Crane; STATUS=Determined - No Hazard”
    FAA · June 2026 · grade B
  • Stationary source (minor NSR) permit to construct and operate: Issued - current permit document (approved Feb. 20, 2026)
    “is authorized to construct and operate diesel engine generator sets (gensets) located at IAD-550 & IAD-556, 230 Haley Dr., Mineral, VA 23117 (Louisa County)”
    State agency · Feb. 2026 · grade B
  • VPDES individual permit: Draft permit publicly noticed; two comment rounds and a public hearing held
    “APPLICANT NAME, ADDRESS AND PERMIT NUMBER: Amazon Data Services, Inc.; 410 Terry Avenue North, Seattle, WA, 98109; VA0093319”
    State agency · Jan. 2026 · grade B
  • Virginia Water Protection (VWP) individual permit: modification: +0.3 acre permanent impacts; DEQ plans to approve
    “I am notifying you that the Northeast Creek Technology Campus will be increasing their permanent impacts to wetlands or Waters of the U.S. by 0.3 acre. DEQ plans to approve this permit modification”
    State agency · Dec. 2025 · grade B
  • VPDES discharge permit: draft permit public notice; comment period Nov 13 – Dec 15, 2025
    “The applicant proposes to release treated noncontact cooling water at a rate of 280,000 gallons per day into a water body... in Sedges Creek in Louisa County in the York River watershed”
    State agency · Nov. 2025 · grade B
  • VPDES discharge permit: application received; locality notification
    “DEQ has received an application for a Virginia Pollutant Discharge Elimination System (VPDES) permit from Amazon Data Services, Inc.”
    State agency · June 2025 · grade B
  • Stationary source (minor NSR) permit to construct and operate: Issued May 22, 2025; superseded by the Feb. 20, 2026 permit document
    “This permit document supersedes your permit document dated May 22, 2025”
    State agency · May 2025 · grade B
  • Virginia Water Protection (VWP) individual permit: draft permit public notice issued (30-day comment)
    “The Virginia Department of Environmental Quality (DEQ) has received an application for a Virginia Water Protection (VWP) individual permit for the abovereferenced project”
    State agency · Feb. 2025 · grade B
  • Construction stage: under construction - Lake Anna: earthmoving began mid-November 2024 after the USACE wetlands permit and the first data-center shell was complete by the site's tenth month of construction (Lake Anna Li
    “Massive earthmoving efforts and burnings began back in mid-November 2024 when a wetlands disturbing permit was approved by the U.S”
    News report · Oct. 2026 · grade C
  • VPDES individual permit: Issued (per local press report of the DEQ issuance); term Aug. 1, 2026 to July 31, 2031
    “The Virginia Department of Environmental Quality (VDEQ) has granted Amazon Data Services (ADS) a five-year permit authorizing the discharge of water from its Lake Anna Tech Campus”
    News report · Aug. 2026 · grade C
  • VPDES discharge permit: permit ISSUED (5-year term, effective Aug 1, 2026 – Jul 31, 2031)
    “The Virginia Department of Environmental Quality (VDEQ) has granted Amazon Data Services (ADS) a five-year permit authorizing the discharge of water from its Lake Anna Tech Campus”
    News report · July 2026 · grade C
  • Opposition: Concerned Residents of Louisa County; Louisa County Technology Discussion; Lake Anna Civic Association (water quality); individual nuisance litigation (Newsom)
    “Over 100 people attended a Virginia Department of Environmental Quality (DEQ) public hearing held March 19 to comment on a draft permit”
    News report · March 2026 · grade C
  • Virginia DEQ (public hearing), attendance and substance: Over 100 residents attended the VA0093319 hearing; Lake Anna Civic Association's water quality committee pressed for transparency on chemical additives, dechlorin
    “Over 100 people attended a Virginia Department of Environmental Quality (DEQ) public hearing held March 19 to comment on a draft permit for a Virginia Pollution Discharge Elimination System (VPDES) planned for the AWS Lake Anna Technology Campus”
    News report · March 2026 · grade C
  • Discharge nctc: 460000 gal/day
    “The permit would allow the company to discharge treated, non-contact cooling water into Northeast Creek at a rate of 460,000 gallons per day”
    News report · Feb. 2026 · grade C
  • Board of Supervisors directs the Planning Commission to review the TOD and consider further restrictions; the board also weighs removing the Fisher Chewning and Cooke Rail assemblages. The two AWS campuses' vested status
    “Supes direct PC to review TOD, consider ways to slow residential growth”
    News report · Jan. 2026 · grade C
  • VPDES discharge permit: draft permit public comment (30 days); no hearing scheduled
    “AWS is also seeking a VPDES permit for its North Creek Technology Campus... The permit would allow the company to discharge treated, non-contact cooling water into Northeast Creek at a rate of 460,000 gallons per day”
    News report · Jan. 2026 · grade C
  • Louisa County Board of Supervisors: Performance agreement with VEDP and Amazon Web Services under the state Cloud Computing Cluster Infrastructure Grant Program approved (memorializes the county's >=2:1 local match)
    “The General Assembly established the $140 million grant fund in 2023 to support data center development in areas that don't currently have the infrastructure to support the giant warehouse-like facilities”
    News report · Oct. 2025 · grade C
  • Construction start latc: Nov. 2024
    “Massive earthmoving efforts and burnings began back in mid-November 2024 when a mission-critical memorandum of understanding was granted by various state agencies and a wetlands disturbing permit approved by the U.S. Army Corps of Engineers”
    News report · Sept. 2025 · grade C
  • Louisa County Board of Supervisors: FY26 budget supplement approved: $21.6M infused, incl. $16.3M for the Northeast Creek Reservoir-to-campuses water line (rock / horizontal directional drilling costs) and $5.3M for Shan
    “The board of supervisors on Monday night agreed to infuse $21.6 million into the Fiscal Year 2026 budget to help pay for a pair of infrastructure projects to support data center development”
    News report · Sept. 2025 · grade C
  • Community meeting (Louisa County / AWS): AWS's proposed THIRD campus (1,370 acres north of the Northeast Creek Reservoir
    “In a letter to county staff, Charlie Payne, a land use attorney representing AWS, said the company decided to 'reevaluate' its proposal based on community feedback”
    News report · June 2025 · grade C
  • Wetlands/stream, CWA 404: permit approved (construction-enabling)
    “Massive earthmoving efforts and burnings began back in mid-November 2024 when a mission-critical memorandum of understanding was granted by various state agencies and a wetlands disturbing permit approved by the U.S. Army Corps of Engineers”
    News report · Nov. 2024 · grade C
  • Louisa County Board of Supervisors: $87.9M comprehensive agreement with Louisa County Infrastructure, LLC (Faulconer Construction / Timmons Group / MEB) to design and build water, sewer and fiber infrastructure serving b
    “The project includes a two-headed raw water pump station near the reservoir, a pair of roughly 2,000-foot raw and potable water lines serving the North Creek site and sewer infrastructure for the campus”
    News report · Nov. 2024 · grade C
  • Louisa County Board of Supervisors: TOD amendment adopted: district shrunk (two assemblages, ~2,000 acres, removed, incl. the 697-acre Shannon Hill Regional Business Park and Gum Spring) and conditional use permits requ
    “a presenter for Louisa County said... the creation and Aug. 2024 update of a technology overlay district (TOD) requiring conditional use permits... The presenter said the updated TOD reduced allowable acreage”
    News report · Aug. 2024 · grade C
  • Louisa County Board of Supervisors: Public hearing and adoption of the data-center tax plan: BPP rate for data center equipment cut to $1.25 per $100; accelerated depreciation schedule (50/35/20/10/5%)
    “According to the performance agreement, the county plans to lower the business personal property tax rate (BPP) from $1.90 per $100 of assessed value to $1.25 specifically for data center equipment”
    News report · Sept. 2023 · grade C
  • Louisa County Board of Supervisors: Initial performance agreement with Amazon Data Services, Inc. approved (first of three planned public considerations; incentives to be finalized by amendment)
    “Economic Development Director Andy Wade, at the board's September 5 meeting, provided more details about the tech giant's plans for the campuses and the carrots the county is using to lure the company, presenting an initial performance agreement”
    News report · Sept. 2023 · grade C
  • Rezoning date: April 2023 (Technology Overlay District adopted); no campus rezoning required (by-right)
    “supervisors voted 6-1 to adopt the TOD ordinance, which permits a variety of tech sector uses by-right, meaning they don't require a rezoning or a Conditional Use Permit”
    News report · April 2023 · grade C
  • Louisa County Board of Supervisors: Adopt Technology Overlay District (TOD) ordinance, six parcel groups, ~6,400 acres in central/eastern Louisa; data centers and other tech uses by-right with TOD development standards
    “Despite concerns from residents who live near property included in the district, supervisors voted 6-1 to adopt the TOD ordinance, which permits a variety of tech sector uses by-right”
    News report · April 2023 · grade C
Legal (3)
  • Lawsuits: Newsom et al. v. Amazon Data Services, Inc., W.D. Va. No. 3:25-cv-00074 (private nuisance; motion to dismiss denied in part Jul 10, 2026; preliminary-injunction hearing Aug 19, 2026)
    “the allegations about the various interferences are enough to plausibly infer that Amazon's Data Center activity obstructs Plaintiffs' reasonable and comfortable use of the Newsom Property”
    Court filing · July 2026 · grade B
  • Judge Yoon (W.D. Va.) denies Amazon's motion to dismiss the private-nuisance claim (grants only as to the standalone injunction count, a remedy not a claim); plaintiffs' preliminary-injunction motion (filed May 6, 2026)
    “For the following reasons, the court will grant in part and deny in part the motion”
    Court filing · July 2026 · grade B
  • Newsom et al. v. Amazon Data Services, Inc. filed in Louisa County Circuit Court (CL25000284-00): private nuisance + temporary injunction over North Creek construction (noise, dust, lights, water contamination, structura
    “On August 11, 2025, Plaintiffs filed a complaint and motion for temporary injunction against Amazon in the Circuit Court for Louisa County”
    Court filing · Aug. 2025 · grade B
Site and other (28)
  • Address latc: Haley Drive & Kentucky Springs Road, Mineral, VA 23177
    “FACILITY NAME AND LOCATION: Amazon Data Services Inc. – Lake Anna Tech Campus; Haley Drive & Kentucky Springs Road, Mineral, VA 23177”
    State agency · Nov. 2025 · grade A
  • Conditions of approval: TOD development standards: buffers/setbacks (300-ft county setback applied in the 2025 federal filing), noise limits, height limits; data centers by-right only for these vested campuses
    “the location of the proposed data center buildings is dictated by the required County 300-foot set back and the Applicant's own proprietary building specifications”
    State agency · Sept. 2025 · grade A
  • Site acres: 153 acres
    “LATITUDE AND LONGITUDE: 38.04825 -77.8099; PROJECT SIZE: Approximately 153 acres; data center to be known as Lake Anna Tech Campus”
    State agency · Sept. 2023 · grade A
  • Developer: Amazon Data Services, Inc. (AWS)
    “APPLICANT: REB Investment Company, LLC and Amazon Data Services, Inc.”
    State agency · Sept. 2023 · grade A
  • State: Virginia
    “PROJECT LOCATION: On the east line of Kentucky Road (Route 652), east of the intersection of Haley Drive and Kentucky Road, in Louisa County, Virginia”
    State agency · Sept. 2023 · grade A
  • County: Louisa County
    “PROJECT LOCATION: On the east line of Kentucky Road (Route 652), east of the intersection of Haley Drive and Kentucky Road, in Louisa County, Virginia”
    State agency · Sept. 2023 · grade A
  • Acres latc: 153 acres
    “PROJECT SIZE: Approximately 153 acres”
    State agency · Sept. 2023 · grade A
  • Site acres: 374 acres
    “PROJECT SIZE: Approximately 374 acres”
    State agency · Oct. 2026 · grade B
  • County code: 51109
    “FCC census block find: Lake Anna anchor 38.04825,-77.8099 returned County FIPS 51109 Louisa County; North Creek point 37.980337,-77.951053 returned County FIPS 51109 Louisa County”
    Dataset · Oct. 2026 · grade B
  • Name: Amazon Louisa County Campuses 1-2 (Lake Anna & North Creek)
    “Two campuses: Lake Anna Technology Campus (formerly known as REB Investments) and North Creek Technology Campus (formerly known as JCM)”
    Local government · Oct. 2026 · grade B
  • Aliases: Lake Anna Technology Campus (LATC); Lake Anna Tech Campus; Northeast Creek Technology Campus; Northeast Creek Tech Campus; Desper Creek Technology Campus (USACE name for NCTC northern section); AWS IAD-550 (Lake
    “Two campuses: Lake Anna Technology Campus (formerly known as REB Investments) and North Creek Technology Campus (formerly known as JCM)”
    Local government · Oct. 2026 · grade B
  • Operator: Amazon Web Services (owner-operator)
    “New infrastructure will be developed to support both campuses including a raw water pumping station and water lines”
    Local government · Oct. 2026 · grade B
  • Construction stage: Lake Anna: vertical/fit-out, ~60% complete, first building operational Aug 2026, two more buildings broken ground. North Creek: sitework/utilities/building structures, ~18% complete.
    “Overall Completion: Construction has passed the halfway mark and is currently at 60% completion”
    Company · Oct. 2026 · grade B
  • Stage: building, on track (both campuses under active construction)
    “More than 1300 workers are on our sites daily, many of whom are local to the region”
    Company · Oct. 2026 · grade B
  • Workforce estimate: 1300 workers/day
    “More than 1300 workers are on our sites daily, many of whom are local to the region”
    Company · Oct. 2026 · grade B
  • Water source: Northeast Creek Reservoir raw water (county-built pump station + ~11-mile line to Lake Anna; ~2,000-ft lines to North Creek); AWS funds all water/sewer infrastructure; interim Lake Anna supply from on-site
    “Northeast Creek Reservoir (NCR) is the raw water source. NCR has a safe yield of 3.2 million gallons per day”
    Local government · Oct. 2026 · grade B
  • Discharge latc: 0.28 MGD
    “The applicant proposes to release treated noncontact cooling water at a rate of 280,000 gallons per day into a water body”
    State agency · Aug. 2026 · grade B
  • Current target date: 2027
    “Amazon is developing another data center in Louisa County, the Lake Anna Tech Campus, which is scheduled for completion in or around 2027”
    Court filing · July 2026 · grade B
  • Construction start nctc: March 2025
    “In March 2025, Amazon began construction work to build the Northeast Creek Technology Campus, a new data center campus in Louisa County, Virginia”
    Court filing · July 2026 · grade B
  • Address nctc: Jefferson Highway (U.S. Route 33), Louisa, VA (Amazon lot at 2694 Jefferson Highway)
    “The applicant proposes to discharge noncontact cooling water from a proposed data center (Northeast Creek Tech Campus) located on Jefferson Highway (U.S. Route 33) in Louisa, VA”
    State agency · June 2025 · grade B
  • Original target date: 2040
    “Projected build-out is 15 years. Market demand for data storage will determine how fast the campuses are developed”
    Local government · Sept. 2023 · grade B
  • Jobs stated: 1000 jobs
    “This announcement of planned investment will create at least 1,000 total new jobs across Virginia”
    State agency · Jan. 2023 · grade B
  • Amazon is hiring data-center operations staff for Louisa/Mineral, VA now (Engineering Operations Technician posting published Oct 14, 2026; multiple Deploy Tech / Data Center Technician postings for Louisa through 2026)
    “Engineering Operations Technician - Louisa ..”
    Company · Oct. 2026 · grade C
  • Acres nctc tract: 1444 acres
    “AWS purchased the property, which Louisa County calls the North Creek Technology Campus, in 2023”
    News report · Sept. 2025 · grade C
  • Land control date nctc: 2023
    “AWS purchased the property, which Louisa County calls the North Creek Technology Campus, in 2023”
    News report · Sept. 2025 · grade C
  • Construction status: Under construction: Lake Anna campus under way since late 2024 per the queue's stage note and county reporting; construction at the Route 33 (North Creek) campus began March 2025 per the Newsom compl
    “shortly after construction started at the campus in March 2025, Newsom "began experiencing issues with the water at his house"”
    News report · Sept. 2025 · grade C
  • Mineral District Supervisor Duane Adams (whose district hosts North Creek) announces he will vote against it; Organized groups: Concerned Residents of Louisa County and Louisa County Technology Discussion.
    “residents ramp up opposition to proposed AWS data center campus”
    News report · June 2025 · grade C
  • Acres nctc phase 1: 374 acres
    “This campus will be on 374 acres off of U.S. Route 33 and east of Desper Creek”
    News report · Nov. 2024 · grade C

Imagery and records: County deeds: ATTOM.