From orbit
The site from above
1From orbit
South campus data halls
Latest clear view, Feb. 1, 2025. What we count on the Feb. 1, 2025 image:
- 5 roofed data halls
- 4 halls under construction
- 85 cooling units
- 2 substation yards
Quarter by quarter
Watch the site change
One clear satellite frame per quarter, November 2023 to October 2026. Drag the slider or press play.
Sentinel-2 satellite, 10 m resolution (coarser than the photos above).
Construction from orbit
What radar sees on the ground
From orbit, radar echoes from walls and steel start climbing in June 2024. The optical (Sentinel-2) series for this campus is not in yet, so there is no roof or clearing reading. That fits our stage: partly in service.
Construction from orbit: very bright radar echoes, as a share of the site
How this works: Sentinel-1 radar sees through cloud every 6–12 days. Over the campus outline (about 490 acres) we count the share of very bright radar echoes: walls and steel bounce the signal straight back, so that share rises as buildings go up. Wet ground can lift it for a few weeks, so we read the trend, not single readings. Black ticks mark our stage dates. Data: Copernicus Sentinel-1 and Sentinel-2, via the Copernicus Data Space Ecosystem.
Power
Power and the grid
Energized, size not disclosed
Sources on record, size not disclosed
- Grid service from Indiana Michigan Power In serviceincumbent retail utility under the state large-load tariff (70 MW and up); no campus-specific MW figure is on record Utility regulator · Feb. 2025
Backup generators (emergency use, not a power supply)
- Emergency diesel generators Permitted1,287 MW; 468 backup units of 2,750 kW each under two state permits (234 each), about 643.5 MW per permit; backup only State agency · May 2025
Getting on the grid
Who supplies what, what it costs, and what is still not public.
- Feb. 19, 2025Large-load tariff approvedThe state regulator approves Indiana Michigan Power's tariff for customers of 70 MW or more, requiring long-term financial commitments. Company · Feb. 2025
- Sept. 18, 2025NIPSCO special contract signedNIPSCO and Amazon Data Services sign a 15-year contract, with service from Jan. 1, 2027 and termination payments owed even if Amazon terminates. Utility regulator · Jan. 2026
- Feb. 26, 2026Settlement reachedNIPSCO, its generation affiliate and consumer parties settle; the Citizens Action Coalition alone opposes. Utility regulator · Feb. 2026
- June 17, 2026State regulator approvesThe commission approves the contract, settlement and power purchase agreement (one commissioner dissenting), and separately clears NIPSCO's new generation. see Permits
- Sept. 16, 2026More backup generators proposedThe state environmental agency issues a draft permit adding two generators; no final decision is posted. see Permits
- Not setContract rates: not publicRates in the NIPSCO contract are redacted, and several agreements' termination terms were never captured. Utility regulator · Oct. 2026
- Under the settlement, other NIPSCO customers are not responsible for the costs of serving Amazon, and parties cite about $1B of bill credits over 15 years. Utility regulator · Feb. 2026
- The Citizens Action Coalition says Amazon could shortchange ratepayers by up to $2.5B over the term (contested). News report · March 2026
- The NIPSCO contract (up to 2,400 MW by 2032) and NIPSCO's new Schahfer generation serve Amazon's northern Indiana campuses, including Hobart; the record does not count them as New Carlisle capacity, and Indiana Michigan Power remains this campus's retail utility. Utility regulator · Oct. 2026
Permits
Permits checklist
1 pending · 8 granted
- ◷Air permit change, two more generators PendingIndiana Department of Environmental Management · Sept. 16, 2026: draft out for public comment; no final decision State agency · Sept. 2026
- ✓Rezoning, ~640 acres to industrial GrantedSt. Joseph County Council · March 12, 2024: 8-1 News report · March 2024
- ✓Local incentives (abatement, equipment exemption, development agreement) GrantedSt. Joseph County Council · Aug. 13, 2024: 7-2 on each bill Local government · Aug. 2024
- ✓Economic development area expansion and bonds GrantedSt. Joseph County Council · Oct. 8, 2024: 7-2; about 378 acres added Local government · Oct. 2024
- ✓Air permit, north campus (234 generators) GrantedIndiana Department of Environmental Management · Jan. 28, 2025: initial construction and operating permit State agency · Jan. 2025
- ✓Air permit, south campus (234 generators) GrantedIndiana Department of Environmental Management · May 1, 2025: initial construction and operating permit State agency · Sept. 2026
- ✓Large-load tariff (Indiana Michigan Power) GrantedIndiana Utility Regulatory Commission · Feb. 19, 2025: customers of 70 MW or more Company · Feb. 2025
- ✓NIPSCO special contract with Amazon GrantedIndiana Utility Regulatory Commission · June 17, 2026: opposed by the Citizens Action Coalition; one commissioner dissented Company · June 2026
- ✓NIPSCO new generation (gas and battery) GrantedIndiana Utility Regulatory Commission · June 17, 2026: approved unanimously News report · June 2026
Risks
What could slow it down
- WatchRatepayer scrutiny of Amazon's utility dealsThe Citizens Action Coalition says Amazon's NIPSCO contract for its northern Indiana campuses could shortchange ratepayers by up to $2.5B (contested); regulators approved it in June 2026. News report · March 2026
- MediumCounty turns against hyperscaleThe council began a process to bar new hyperscale campuses and a faith coalition seeks to renegotiate Amazon's incentives; this campus's approvals are unchanged. News report · Sept. 2026
- MediumWaterResidents fear aquifer depletion; one analysis shows peak-day withdrawals near 80% of safe yield, while Amazon says the plant uses 18M gallons a year. News report · Aug. 2026
- MediumReal capacity is unclearPress says 30 buildings and 2.2 GW; only 16 halls are mapped and IT capacity is an outside estimate, so the page does not treat full build as running. OpenStreetMap · Oct. 2026
- WatchSafety historyA fire at a building under construction in Apr. 2025 sent two workers to hospital with severe injuries. News report · April 2025
Money
Money on record
$11B
Amazon's announced investment, Apr. 2024
largest announcement in Indiana history; state contract sets a $800M minimum Company · April 2024
~$15B
added northern Indiana campuses, Nov. 2025
portfolio figure (2.4 GW); not this campus Company · Nov. 2025
$184M
estimated 10-year value of the 50% property tax abatement
watchdog estimate (press); equipment is 85% exempt for 35 years Dataset · Aug. 2024
Up to $93.3M
state tax credits, plus a 50-year sales tax exemption
performance-based, plus a $5M training grant Company · April 2024
$114M
water and sewer infrastructure agreement
county development agreement, Aug. 2024 Local government · Aug. 2024
$100B+
Anthropic's reported 10-year AWS commitment
covers all AWS capacity, not just this campus (press) News report · Oct. 2025
Land assembly
6 recorded land documents for the campus company in county records (Dec. 2023 to Sept. 2026); 5 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.
- Dec. 2023 Ward Trust to Razor5 LLC · $4.6M · 1 parcel County deed records · Dec. 2023
- March 2024 Ward Trust to Razor5 LLC · $4.6M · 1 parcel County deed records · March 2024
- March 2024 Wrobleski and Wrobleski to Razor5 LLC · $4M · 1 parcel County deed records · March 2024
- May 2024 Sebasty and Sebasty to Razor5 LLC · $152.7M · 2 parcels County deed records · May 2024
- March 2025 Critzer to Amazon Data SVCS Inc · $6.4M · 1 parcel County deed records · March 2025
+1 more
- Sept. 2026 Kaplon to Amazon Data Services Inc · price not recorded · 1 parcel County deed records · Sept. 2026
Timeline
What happened, and what is due
SitePaper trailConstructionPowerPermitsMoneyLegalUpcoming
- Jan. 24, 2022Paper trail Northern Indiana Public Service Company LLC registered in Illinois
- March 12, 2024Permits County council rezones about 640 acres for the then-secret Razor5 project, 8-1 News report · March 2024
- April 25, 2024Site Amazon announces an $11B data center investment in northern Indiana Company · April 2024
- Aug. 13, 2024Money Council approves the tax abatement, equipment exemption and development agreement, 7-2 Local government · Aug. 2024
- Oct. 2024Construction Amazon breaks ground News report · Oct. 2024
- Jan. 28, 2025Permits The state issues the first air permit for 234 backup generators State agency · Jan. 2025
- June 2025Power First capacity comes online, about 398 MW of IT capacity by an outside estimate Dataset · June 2025
- Oct. 29, 2025Construction AWS activates Project Rainier; Anthropic is training Claude on it News report · Oct. 2025
- April 20, 2026Money Anthropic expands its Amazon agreement to up to 5 GW of capacity Company · April 2026
- June 17, 2026Permits The state utility regulator approves Amazon's NIPSCO contract for its northern Indiana campuses and NIPSCO's new generation Company · June 2026
- Sept. 8, 2026Site Amazon Data Services records a land purchase from Kaplon on Snowberry Road in New Carlisle, price not recorded (county deed records) County deed records · Sept. 2026
- Sept. 22, 2026Permits The county council votes 6-3 to start a process to bar further hyperscale campuses News report · Sept. 2026
- 2027Power NIPSCO service begins under Amazon's contract for its northern Indiana campuses; the record does not tie it to New Carlisle Utility regulator · Jan. 2026
Construction activity
Building activity by quarter
Since Feb. 2021: 13 FAA filings (March 2024 to March 2025): tallest permanent building 88 ft (filed March 2025) and tallest crane 250 ft (Feb. 2025); 11 OSHA inspections; and 73 satellite captures.
FAA filings
OSHA visits
Satellite
’21
’22
’23
’24
’25
’26
Dot size: records in the quarter, largest = 6. Two-digit years mark each first quarter.
The buildings
Specs
18M gal a year
water use Amazon states for the plant; a regional cap allows 24M gal a day for all users and an analysis shows peak days near 80% of safe yield
400 jobs
permanent 'blue badge' jobs required for the equipment tax exemption
Trainium2
Amazon's own AI chip; about 500,000 at activation (company), over 1 million in use by Anthropic by Apr. 2026
Who is involved
Owners, partners and builders
Owner and operator
- Amazon Data Services, Inc. (AWS)
- Razor5 LLC: Amazon-linked land vehicle and pre-announcement code name
Tenant
- Anthropic: anchor tenant; AWS also uses capacity itself
Utilities
- Indiana Michigan Power (AEP): incumbent retail utility
- NIPSCO: portfolio contract from 2027; builds transmission
- NIPSCO Generation LLC: NiSource affiliate building new generation (not an Amazon company)
Decision-makers
- St. Joseph County Council: rezoning, incentives, and the Sept. 2026 hyperscale vote
- Indiana Utility Regulatory Commission
- Indiana Department of Environmental Management
- Indiana Economic Development Corporation: state incentives
Opponents
- Citizens Action Coalition: sole party opposing the NIPSCO settlement
- We Make Indiana: faith coalition seeking a fair share agreement
- Council members Drake and Root voted against the incentives
Builders on site
- Ryan Companies US, Inc.: contractor on site per OSHA inspection 348734674; 1 OSHA inspection
- Industrial Maintenance & Contract Services LP: contractor on site per OSHA inspection 346116429
- Eaton Corporation: contractor on site per OSHA inspection 348207994
- Emcor Hyre Electric: contractor on site per OSHA inspection 348212820
- Barton Malow: contractor on site per OSHA inspection 347284481
- Angelo Iafrate Construction Company: contractor on site per OSHA inspection 348279407
- and 10 more contractors in the permit and inspection records
Still unknown
Open questions
- IT capacity actually running today (estimate only).
- How many of the 30 planned halls are in service.
- Whether I&M or NIPSCO serves the campus today, and at what MW.
- Terms and rates in the NIPSCO and incentive contracts.
- County records show a $152.7M purchase by Razor5 LLC nearby in May 2024; not confirmed as part of this campus.
- 4 unconfirmed county land records near the site: the buyer or location could not be tied to this campus.
Where this comes from
381 records from 51 documents
Drawn from news reports, state agency records, utility regulator dockets, business registries, public and commercial datasets, company statements, local government records, satellite captures and securities filings, each kept with its date and source. The bar shows documents by type.
News report 15State agency 10Utility regulator 7Dataset 6Company 6Local government 5Satellite 3SEC filing 2
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 (34)
- NIPSCO-Amazon Data Services Special Contract (IURC Cause 46322) is portfolio-level: Amazon's northern Indiana requirements expected to reach up to 2,400 MW by end-2032 across campuses incl; Hobart - NOT New Carlisle camp“Amazon's requirements for electric service are expected to reach up to 2,400 MW (by end of 2032)”Utility regulator · Oct. 2026 · grade A
- utility docket: exceptions filed by CAC/OUCC to GenCo proposed order“GenCo is constructing up to 3,000 MW of generating capacity... this 3,000 MW of generating capacity is necessary to serve Amazon's anticipated 2,400 MW of load”Utility regulator · May 2026 · grade A
- Interconnection status: Contracted - IURC-approved special contract (Cause No. 46322) with dedicated GenCo generation (Cause No. 46362); service from Jan 1, 2027“Amazon requires reliable service with load requirements for electric service up to 2,400 MW”Utility regulator · April 2026 · grade A
- utility docket: settlement filed“This Stipulation and Settlement Agreement is entered into as of this 26th day of February, 2026, by and between Northern Indiana Public Service Company LLC ("NIPSCO"), NIPSCO Generation LLC ("GenCo"), the OUCC, and the NIPSCO Industrial Group”Utility regulator · Feb. 2026 · grade A
- Minimum bill terms: NIPSCO Special Contract: 15-year initial term; termination payments owed even if Amazon terminates; all generation costs paid by Amazon; other retail customers shielded (Cause 46322 settlement)“The initial term of the Special Contract is 15 years, with certain termination rights and termination payments included”Utility regulator · Jan. 2026 · grade A
- Amazon's IURC-approved NIPSCO special contract (Cause No. 46322) covers Amazon Data Services' northern Indiana load program-wide: requirements up to 2,400 MW by end-2032 across campuses (Citizens Action Coalition testimo“NIPSCO and NIPSCO Generation LLC (“GenCo”) (collectively “Joint Petitioners”) are seeking the Indiana Utility Regulatory Commission's (“Commission”) approval of the following: (1) a Special Contract dated September 18, 2025, between NIPSCO and a new megaload customer, Amazon Data Services (“Amazon”)”Utility regulator · Jan. 2026 · grade A
- Grid operator: MISO“based on current Midcontinent Independent System Operator, Inc. (MISO) accreditation factors and planning reserve margin requirements”Utility regulator · Nov. 2025 · grade A
- utility docket: joint petition filed“on November 7, 2025, NIPSCO requested approval of a Special Contract dated September 18, 2025 by and between NIPSCO and Amazon Data Services, Inc.”Utility regulator · Nov. 2025 · grade A
- Electric service agreement signed: Sept. 18, 2025 (NIPSCO-Amazon Data Services Special Contract; portfolio-level; IURC approved Jun 17 2026)“approving the Special Contract dated September 18, 2025 by and between NIPSCO and Amazon Data Services, Inc.”Utility regulator · Sept. 2025 · grade A
- Backup generators sbn201: 234 diesel-fired critical emergency generators (CEG1 through CEG234), 2,750 kW each engines“CEG1 through CEG234, approved in 2025 for construction, each with a capacity of 2,750 kW”State agency · May 2025 · grade A
- On-site generation: 643.5“234 diesel-fired critical emergency generators x 2,750 kW each = 643,500 kW = 643.5 MW nameplate backup capacity (formula; count and rating from permit T141-48298-00650)”State agency · May 2025 · grade A
- Backup generators sbn100: 234 diesel-fired critical emergency generators (CEG1 through CEG234), 2,750 kW each engines“CEG1 through CEG234, approved in 2025 for construction, each with a capacity of 2,750 kW”State agency · Jan. 2025 · grade A
- On-site generation: 643.5“234 diesel-fired critical emergency generators x 2,750 kW each = 643,500 kW = 643.5 MW nameplate backup capacity (formula; count and rating from permit T141-47750-00642)”State agency · Jan. 2025 · grade A
- Nearest power line: 0.21 km (345 kV unnamed)Measured on OpenStreetMap map data.
- Nearest power line of 230 kV or more: 0.21 km to 345 kV line (Measured on OpenStreetMap map data.
- Nearest substation: 0.28 km (unnamed (345 kV))Measured on OpenStreetMap map data.
- Nearest gas pipeline: 5.15 km (Vector Pipeline, Vector Pipeline)Measured on OpenStreetMap map data.
- Gas operators within 15 km: NIPSCO; Vector PipelineMeasured on OpenStreetMap map data.
- Power plants within 5 km: 0.91 km to St. Joseph Energy Center (St Joseph Energy Center LLC, 780 MW)Measured on OpenStreetMap map data.
- Nearest 765 kV line: 4.84 km to 765 kV 'Dumont Sub AEP to Cook Sub AEP 765KV' (American Electric PowerMeasured on OpenStreetMap map data.
- large load interconnection request: settlement agreement, Amazon special contract and NIPSCO-GenCo power purchase agreement approved“On June 17, the IURC fully approved the settlement agreement, Amazon special contract and related power purchase agreement.”Company · June 2026 · grade B
- Power plan: grid (I&M tariff service; NIPSCO/GenCo portfolio contract from Jan 1 2027“On June 17, the IURC fully approved the settlement agreement, Amazon special contract and related power purchase agreement”Company · June 2026 · grade B
- utility docket: final order approving settlement / special contract / PPA“On June 17, the IURC fully approved the settlement agreement, Amazon special contract and related power purchase agreement”Company · June 2026 · grade B
- Trainium2 chip count: 500,000+“Trainium2 powers Project Rainier, the world's largest operational AI compute cluster with 500,000+ Trainium2 chips, which Anthropic is using to train”SEC filing · Feb. 2026 · grade B
- Utility: Indiana Michigan Power (I&M, AEP) incumbent retail service“Indiana Michigan Power (I&M)... has received the Indiana Utility Regulatory Commission's (IURC) recent order regarding its large load tariff settlement”Utility regulator · Feb. 2025 · grade B
- utility docket: order approving large-load tariff settlement (1 modification)“The IURC order approved the terms of the joint settlement, with one modification, and requires new large load customers... to make long-term financial commitments proportional to their size”Company · Feb. 2025 · grade B
- IT capacity: 1,037 MW“ramped up to 626 MW in Dec 2025; 910 MW in Mar 2026; and 1,037 MW expected in Oct 2026”Dataset · Oct. 2026 · grade C
- Opposition: We Make Indiana Fair Share campaign (Amazon/Microsoft); resident opposition on farmland, Kankakee aquifer water, rates; County Council voted 6-3 on Sep 22, 2026 to begin a zoning process to bar further hypers“The county council voted 6-3 on Tuesday, Sept. 22, to ban further hyperscale data center developments in the county... the resolution is just preliminary”News report · Sept. 2026 · grade C
- generator interconnection request: declination of jurisdiction granted over GenCo generation resources“In a related action, Cause No. 46362, the commission granted Genco's request that the commission decline to exercise jurisdiction over Genco's construction of certain generation resources”News report · June 2026 · grade C
- utility docket: order granting GenCo declination / approving generation resources“In Cause No. 46362, the commission granted Genco's request that the commission decline to exercise jurisdiction over Genco's construction of certain generation resources... approved unanimously”News report · June 2026 · grade C
- Stated campus size: 2,200 MW“Once complete, 30 buildings will consume 2.2 gigawatts of power there (CNBC)”News report · Oct. 2025 · grade C
- IT capacity: 398 MW“the campus came online in Jun 2025 with 398 MW of IT power (Epoch AI estimate)”Dataset · June 2025 · grade C
- Fire/smoke event at SBN AWS Building 104 (31100 block Edison Road): two workers airlifted to hospital with severe injuries; fire crews found no active fire; Amazon said a small fire at a non-operational facility was quic“A small fire at the construction site of a non-operational facility was quickly contained today. Safety is our top priority (Amazon spokesperson)”News report · April 2025 · grade C
- Rate class: I&M large-load tariff (IURC Cause 46097): new/expanded facilities >=70 MW contract capacity or 150 MW aggregated; long-term financial commitments; >20% contracted-capacity reduction needs IURC approval“It applies to new or expanded facilities with contract capacity of at least 70 MW or 150 MW aggregated across a company”News report · Feb. 2025 · grade C
Money and contracts (45)
- special contract (ESA): cost allocation 0 USD borne by other retail customers for generation/transmission built for Amazon; all generation costs paid by Amazon“NIPSCO's other retail customers will not be financially responsible for NIPSCO's and/or GenCo's financial responsibilities under or as a result of the Special Contract or PPA”Utility regulator · Feb. 2026 · grade A
- special contract (ESA): ratepayer benefit 1000000000 USD approx. savings via Shared System Credit Mechanism“approximately $1 billion in savings through bill credits over the 15-year term of the Special Contract”Utility regulator · Feb. 2026 · grade A
- compute services (end customer): scope 500000 Trainium2 chips (stated as '500,000+')“Trainium2 powers Project Rainier, the world's largest operational AI compute cluster with 500,000+ Trainium2 chips, which Anthropic is using to train its industry-leading AI model, Claude”SEC filing · Feb. 2026 · grade A
- special contract (ESA): term 15 years initial term“The initial term of the Special Contract is 15 years, with certain termination rights and termination payments included”Utility regulator · Jan. 2026 · grade A
- special contract (ESA): termination Termination rights included; Amazon must pay defined costs (termination payments) even if termination is exercised“The initial term of the Special Contract is 15 years, with certain termination rights and termination payments included. Amazon will be required to pay defined costs even if termination is exercised.”Utility regulator · Jan. 2026 · grade A
- Developer: Amazon Data Services, Inc. (AWS)“approving the Special Contract dated September 18, 2025 by and between NIPSCO and Amazon Data Services, Inc. ("Amazon") in its entirety”Utility regulator · Nov. 2025 · grade A
- special contract (ESA): load obligation 2,400 MW portfolio requirements by end-2032 (northern Indiana campuses)“service to Amazon is expected to begin by January 1, 2027... Amazon's requirements for electric service are expected to reach up to 2,400 MW”Utility regulator · Nov. 2025 · grade A
- Source record“GenCo is constructing up to 3,000 MW of generating capacity... necessary to serve Amazon's anticipated 2,400 MW of load”Utility regulator · Nov. 2025 · grade A
- compute services (end customer): scope 500000 Trainium2 chips (stated as 'nearly 500,000')“Launched Project Rainier, a massive AI compute cluster containing nearly 500,000 Trainium2 chips, to build and deploy Anthropic's leading Claude AI models”SEC filing · Oct. 2025 · grade A
- Land purchase (recorded deed): contract value USD“Recorded: Sept. 8, 2026 · Grantor: KAPLON · Grantee: AMAZON DATA SERVICES INC · Parcel number: 71-07-18-200-002.000-017 · Address: 55600 SNOWBERRY RD · City: NEW CARLISLE”County deed records · Sept. 2026 · grade B
- Tenants: Anthropic (anchor tenant); AWS owner-occupied cloud capacity“Together we launched Project Rainier, one of the largest compute clusters in the world, and we currently use over one million Trainium2 chips”Company · April 2026 · grade B
- Amazon Q4 2025 earnings release (8-K Ex-99.1, Feb 5, 2026) describes Project Rainier as operational, with 500,000+ Trainium2 chips, used by Anthropic to train Claude“the world's largest operational AI compute cluster with 500,000+ Trainium2 chips, which Anthropic is using to train its industry-leading AI model, Claude”SEC filing · Feb. 2026 · grade B
- Stated capital cost: 15000000000 USD“The investment is in addition to the $11 billion investment announced last year in St. Joseph County... will add 2.4 gigawatts of data center capacity”Company · Nov. 2025 · grade B
- Amazon announced ~$15B in additional northern Indiana campuses adding ~2.4 GW (portfolio incl. Hobart/Wheatfield; complements the $11B St. Joseph County project); ~1,100 new jobs“The new project will add 2.4 gigawatts of data center capacity in the region”Company · Nov. 2025 · grade B
- Stage operating confirmation: Project Rainier launched (operational); Anthropic anchor tenant training Claude on the Trainium2 cluster“Launched Project Rainier, a massive AI compute cluster containing nearly 500,000 Trainium2 chips, to build and deploy Anthropic's leading Claude AI models”SEC filing · Oct. 2025 · grade B
- Amazon Q3 2025 earnings release (8-K Ex-99.1, Oct 30, 2025) announces the launch of Project Rainier, its Indiana AI cluster built for Anthropic's Claude models, with nearly 500,000 Trainium2 chips; consistent with the re“Launched Project Rainier, a massive AI compute cluster containing nearly 500,000 Trainium2 chips”SEC filing · Oct. 2025 · grade B
- Land purchase (recorded deed): contract value 3501100 USD“Recorded: Oct. 1, 2025 · Price: $3,501,100 · Grantor: COOREMAN · Grantee: AMZAON DATA SERVICES INC · Parcel number: 71-07-07-300-003.000-017 · Address: STRAWBERRY RD · City: NEW CARLISLE”County deed records · Oct. 2025 · grade B
- Land purchase (recorded deed): contract value 6357440 USD“Recorded: March 3, 2025 · Price: $6,357,440 · Grantor: CRITZER · Grantee: AMAZON DATA SVCS INC · Parcel number: 71-07-06-300-001.000-017 · Address: 30500 EDISON RD · City: NEW CARLISLE”County deed records · March 2025 · grade B
- large-load tariff: minimum commitment 0 long-term financial commitments proportional to size; contracted-capacity reduction >20% requires IURC approval; threshold 70 MW (150 MW aggregated)“any reduction of more than 20% of a large load customer's contracted peak capacity... must be submitted to the IURC for its review and approval before becoming effective”Company · Feb. 2025 · grade B
- Incentives: County: 50% real property abatement 10 yrs/shell; 85% enterprise IT equipment exemption 35 yrs (400 blue-badge jobs at >=125% county avg wage = $30.74/hr). State: 50-yr sales/use tax exemption; $55M HBI + $20“the council approved... a 50% real-property abatement for 10 years and an 85% tech-equipment exemption for 35 years; the measures passed 7-2”Local government · Aug. 2024 · grade B
- tax abatement: rate 50 % real property abatement“a 50% real-property abatement for 10 years and an 85% tech-equipment exemption for 35 years; the measures passed 7-2”Local government · Aug. 2024 · grade B
- enterprise technology exemption: rate 85 % exemption on qualifying IT equipment“the enterprise-technology exemption proposed an 85% exemption on qualifying information-technology equipment for 35 years”Local government · Aug. 2024 · grade B
- enterprise technology exemption: jobs floor 400 permanent 'blue badge' jobs at >=125% of county average wage ($30.74/hr; county avg $24.59/hr)“the enterprise exemption would require reporting on 400 "blue badge" positions that must pay at least 125% of the county average hourly wage (he cited $30.74 as the 125% threshold)”Local government · Aug. 2024 · grade B
- economic development agreement: infrastructure commitment 114000000 USD water and sewer infrastructure“earlier approvals and related items described by staff include a $114,000,000 water and sewer infrastructure agreement”Local government · Aug. 2024 · grade B
- community enhancement agreement: per-shell fee 0.10 USD per sq ft per shell to each of fire services / student success / parks funds“three per-shell payments set at $0.10 per square foot directed to separate funds for fire services, student success and parks/green space”Local government · Aug. 2024 · grade B
- community enhancement agreement: one-time payments 450000 USD professional services; plus $120,000 sheriff overtime ($60k/yr x 2 yrs); plus $50/acre water-quality fee (~$43,500 over 870 acres)“a $450,000 one-time professional-services payment; and a water-quality improvement fee computed at $50 per acre that could generate about $43,500 if applied across 870 acres”Local government · Aug. 2024 · grade B
- water agreement: withdrawal cap 24000000 gallons/day combined cap for two IEC treatment plants (safe-yield basis); 5-yr rate review; EDU charges; 10-yr reimbursement“the agreement limits combined withdrawals by the two treatment plants to 24,000,000 gallons per day based on safe-yield considerations”Local government · July 2024 · grade B
- Land purchase (recorded deed): contract value 152662500 USD“Recorded: May 6, 2024 · Price: $152,662,500 · Grantor: SEBASTY · Grantee: RAZOR5 LLC · Parcel number: 71-06-12-400-001.000-017 · Address: 31100 STATE ROAD 2 · City: NEW CARLISLE”County deed records · May 2024 · grade B
- Name: Amazon New Carlisle (Project Rainier)“Amazon's cloud computing unit Amazon Web Services plans to invest $11 billion to build a data center in northern Indiana”Company · April 2024 · grade B
- Stated capital cost: 11000000000 USD“plans to invest $11 billion to build a data center in northern Indiana (largest capital investment announcement in Indiana history)”Company · April 2024 · grade B
- Announced: April 25, 2024“Amazon's cloud computing unit Amazon Web Services plans to invest $11 billion... announced today (Apr 25, 2024)”Company · April 2024 · grade B
- economic development agreement: road contribution 7000000 USD not-to-exceed (State Road 2 / Lisonbee interchange, INDOT local match)“a not-to-exceed $7,000,000 contribution toward the State Road 2 and Lisonbee interchange to serve as local match for INDOT projects”Local government · April 2024 · grade B
- state incentives: sales and use tax exemption term 50 years“the Indiana Economic Development Corp. has committed to providing data center sales tax exemptions "for eligible capital investments over a 50-year term"”Company · April 2024 · grade B
- state incentives: performance-based tax credits 93300000 USD (up to $55M Hoosier Business Investment + $20M Redevelopment + $18.3M EDGE headcount-based)“up to $20 million in redevelopment tax credits, up to $55 million in Hoosier Business Investment tax credits, and up to $18.3 million in headcount-based tax credits”Company · April 2024 · grade B
- state incentives: minimum investment 800000000 USD (contract minimum; maximum $11B)“The state contract requires a minimum of $800 million investment and sets maximum investment at $11 billion”Dataset · April 2024 · grade B
- Land purchase (recorded deed): contract value 4000000 USD“Recorded: March 22, 2024 · Price: $4,000,000 · Grantor: WROBLESKI · Grantee: RAZOR5 LLC · Parcel number: 71-06-01-200-003.000-017 · Address: 31251 EARLY RD · City: NEW CARLISLE”County deed records · March 2024 · grade B
- Land purchase (recorded deed): contract value 4598660 USD“Recorded: March 12, 2024 · Price: $4,598,660 · Grantor: WARD TRUST · Grantee: RAZOR5 LLC · Parcel number: 71-07-06-300-004.000-017 · Address: 55600 SPRUCE RD · City: NEW CARLISLE”County deed records · March 2024 · grade B
- Land purchase (recorded deed): contract value 4598660 USD“Recorded: Dec. 26, 2023 · Price: $4,598,660 · Grantor: WARD TRUST · Grantee: RAZOR5 LLC · Parcel number: 71-07-06-300-004.000-017 · Address: 55600 SPRUCE RD · City: NEW CARLISLE”County deed records · Dec. 2023 · grade B
- Tenant status: signed / operating - Anthropic training and serving Claude on Rainier since Oct 29, 2025 activation; expanded agreement Apr 2026 (up to 5 GW, >$100B/10yr AWS commitment)“This is not some future project that we've talked about that maybe comes alive. This is running and training their models today. (AWS CEO Matt Garman)”News report · Oct. 2025 · grade C
- Current target date: Oct. 29, 2025 public activation (Epoch AI estimates first capacity online Jun 2025)“Project Rainier, the mass-scale data center link-up... to support Anthropic's Claude LLMs, has reached the finish line”News report · Oct. 2025 · grade C
- AWS activated Project Rainier: ~500,000 Trainium2 chips in service; Anthropic training and serving Claude; AWS CEO Garman confirmed live operations“Amazon Web Services on Wednesday said Project Rainier... has reached the finish line”News report · Oct. 2025 · grade C
- Trade press reports an earlier IDEM/USACE wetland-impact stoppage on the project with revised applications and mitigation in progress (single secondary source“Previous project faced IDEM stoppage due to wetland impacts; Amazon working on revised applications & mitigation”News report · Jan. 2025 · grade C
- tax abatement: estimated value 184000000 USD over 10 years (Good Jobs First estimate)“the company will benefit from a 50 percent local real property tax abatement estimated at $184 million over 10 years”Dataset · Aug. 2024 · grade C
- state incentives: training grant 5000000 USD Skills Enhancement Fund“$18.3 million in EDGE grants, $5 million via Skills Enhancement Fund”Dataset · April 2024 · grade C
- Residents opposed the Razor5 rezoning: farmland loss, industrial growth beyond the 2002 comprehensive plan's ~2,000-acre IEC limit, secrecy over end user“Steve Francis of Clay Township said the people of New Carlisle "feel like they are being dumped on"”News report · March 2024 · grade C
Permits and government (32)
- SBN100 SUBSTATION SITE, Edison Rd & Walnut Rd, New Carlisle IN; IN Rule 5 constr: permit record in radius search“SBN100 SUBSTATION SITE; EDISON RD & WALNUT RD; NEW CARLISLE IN”State agency · Oct. 2026 · grade A
- SBN201 SUBSTATION, SR 2 & Strawberry Rd, Olive IN; IN Rule 5 construction stormw: permit record in radius search“SBN201 SUBSTATION; SR 2 & STRAWBERRY RD; OLIVE IN”State agency · Oct. 2026 · grade A
- Significant Permit Modification to T141-48298-00650 (SBN201). Application receiv: Significant Permit Modification - draft permit and preliminary findings, 30-day public notice“Amazon Data Services, Inc has applied to two (2) new generators, and modification of existing generators”State agency · Sept. 2026 · grade A
- Idem source IDs sbn201: Plant ID 141-00650; Master Agency Interest ID 134640; permit T141-48298-00650“Operation Permit No.: T141-48298-00650 Master Agency Interest ID: 134640 Issuance Date: May 1, 2025 Expiration Date: May 1, 2030”State agency · May 2025 · grade A
- Amazon Data Services, Inc., source SBN201, 31100 State Road Highway 2, New Carli: Initial Permit issued - New Source Construction and Part 70 Operating Permit“Two hundred and thirty-four (234) diesel-fired critical emergency generators, identified as CEG1 through CEG234, approved in 2025 for construction, each with a capacity of 2,750 kW”State agency · May 2025 · grade A
- FAA OE/AAA archive case: Determined - No Hazard“One Building of 2 new commercial use buildings each with the same dimensions same design and not exceeding 88' AGL.”FAA · March 2025 · grade A
- FAA OE/AAA archive case: Determined - No Hazard“One building of 2 new commercial use buildings each with the same dimensions same design and not exceeding 88' AGL.”FAA · March 2025 · grade A
- FAA OE/AAA archive case: Determined - No Hazard“This is a structural steel Package for job #3333 AWS SBN 107 New Carlisle IN.”FAA · Feb. 2025 · grade A
- FAA OE/AAA archive case: Determined - No Hazard“This is a temporary crane to erect the structural steel package for job #3333 AWS SBN 107 New Carlisle IN.”FAA · Feb. 2025 · grade A
- FAA OE/AAA archive case: Determined - No Hazard“This is a temporary crane to erect the structural steel package for job #3334 AWS SBN 108 New Carlisle IN.”FAA · Feb. 2025 · grade A
- FAA OE/AAA archive case: Determined - No Hazard“This is a structural steel Package for job #3334 AWS SBN 108 New Carlisle IN.”FAA · Feb. 2025 · grade A
- Idem source IDs sbn100: Plant ID 141-00642; Master Agency Interest ID 133954; permit T141-47750-00642“Operation Permit No.: T141-47750-00642 Master Agency Interest ID: 133954 Issuance Date: January 28, 2025 Expiration Date: January 28, 2030”State agency · Jan. 2025 · grade A
- Amazon Data Services, Inc., source SBN100, 55001 Larrison Blvd, New Carlisle, IN: Initial Permit issued - New Source Construction and Part 70 Operating Permit“Source Name: Amazon Data Services Incorporated Permit Level: TV New Source Construction (Minor PSD/EO) Permit Number: 141-47750-00642 Source Location: 55001 Larrison Blvd, New Carlisle, IN 46552 Type of Action Taken: Initial Permit”State agency · Jan. 2025 · grade A
- FAA OE/AAA archive case: Determined - No Hazard“ASN 2024-AGL-13738-OE: Project AWS SBN Crane, Mobile Crane, 220 ft AGL, 954 ft AMSL, 41.67138889,-86.46888889, Determined - No Hazard, submitted 2024-10-01”FAA · Oct. 2024 · grade A
- FAA OE/AAA archive case: Determined - No Hazard“ASN 2024-AGL-3927-OE: 3275 SBN 100, Crane, 200 ft AGL, 945 ft AMSL, 41.69222222,-86.46694444, Determined - No Hazard, submitted 2024-03-20”FAA · March 2024 · grade A
- FAA OE/AAA archive case: Determined - No Hazard“ASN 2024-AGL-3920-OE: 3276 SBN 101, Crane, 200 ft AGL, 945 ft AMSL, 41.69222222,-86.46583333, Determined - No Hazard, submitted 2024-03-20”FAA · March 2024 · grade A
- FAA OE/AAA archive case: Determined - No Hazard“ASN 2024-AGL-3922-OE: 3277 SBN 102, Crane, 200 ft AGL, 945 ft AMSL, 41.69222222,-86.46416667, Determined - No Hazard, submitted 2024-03-20”FAA · March 2024 · grade A
- FAA OE/AAA archive case: Determined - No Hazard“ASN 2024-AGL-3395-OE: SBN 100, Building, 40 ft AGL, 785 ft AMSL, 41.69222222,-86.46694444, Determined - No Hazard, submitted 2024-03-07”FAA · March 2024 · grade A
- FAA OE/AAA archive case: Determined - No Hazard“ASN 2024-AGL-3396-OE: SBN 101, Building, 40 ft AGL, 785 ft AMSL, 41.69222222,-86.46583333, Determined - No Hazard, submitted 2024-03-07”FAA · March 2024 · grade A
- FAA OE/AAA archive case: Determined - No Hazard“ASN 2024-AGL-3397-OE: SBN 102, Building, 40 ft AGL, 785 ft AMSL, 41.69222222,-86.46416667, Determined - No Hazard, submitted 2024-03-07”FAA · March 2024 · grade A
- TIF / EDA expansion: approved 7-2“The council approved Resolution 106-24 to expand the New Carlisle economic development area and Bill 107-24 to authorize up to $5 million in redevelopment district bonds”Local government · Oct. 2024 · grade B
- St. Joseph County Council: Resolution 106-24 (expand New Carlisle economic development area ~378 acres / 34 parcels) and Bill 107-24 (up to $5M redevelopment district bonds)“The Saint Joseph County Council on Oct. 8 approved an expansion of the New Carlisle economic development area and a separate redevelopment bond resolution”Local government · Oct. 2024 · grade B
- local incentives approval: approved 7-2 each“The council approved the confirming resolution (Bill 64-24), the memorandum of agreement (Bill 83-24), the enterprise technology exemption (Bill 84-24) and the economic development agreement (Bill 85-24)... each passing 7-2”Local government · Aug. 2024 · grade B
- St. Joseph County Council: Amazon incentive package: Bill 64-24 (confirming resolution), Bill 83-24 (memorandum of agreement), Bill 84-24 (enterprise technology exemption), Bill 85-24 (economic development agreement)“The council approved the confirming resolution (Bill 64-24), the memorandum of agreement (Bill 83-24), the enterprise technology exemption (Bill 84-24) and the economic development agreement (Bill 85-24) by individual recorded votes, each passing 7-2”Local government · Aug. 2024 · grade B
- County Council voted 6-3 to start a process to bar further hyperscale data centers; We Make Indiana's Fair Share campaign presses Amazon and Microsoft for community-benefit commitments and seeks renegotiation of Amazon's“multifaith leaders with We Make Indiana are calling on the St. Joseph County Council for a Fair Share Agreement from Microsoft and Amazon”News report · Sept. 2026 · grade C
- St. Joseph County Council: Resolution directing the Area Plan Commission to define terms and draft zoning-ordinance changes to bar further hyperscale data centers (preliminary; not a ban; operating campuses unaffected)“The county council voted 6-3 on Tuesday, Sept. 22, to ban further hyperscale data center developments in the county. But the resolution is just preliminary”News report · Sept. 2026 · grade C
- Citizens Action Coalition filed testimony opposing the 46322 settlement - the only opposing party; CAC analysis claims Amazon could shortchange NIPSCO ratepayers by up to $2.5B over the 15-year term (contested; contract“CAC is the only party opposing a settlement agreement that would approve a special contract between NIPSCO and Amazon for a shocking 2,400 MW of new data centers”News report · March 2026 · grade C
- Indiana HB 1333 (data-center siting / revenue share) passed the House 54-45 in Feb 2026 but stalled in the Senate Utilities Committee; the 1% revenue-sharing core was folded into HB 1210, which was enacted (statewide con“Indiana HB 1333 passed the House 54-45 (February 2026) but stalled in the Senate Utilities Committee... The core 1% revenue-sharing provision was folded into HB 1210, which was enacted into law”Dataset · Feb. 2026 · grade C
- St. Joseph County Council: Rezoning for a SEPARATE 1,057-acre data center at 52505 Spruce Road / Chicago Trail (New Carlisle 25 Developer LLC; end user undisclosed, Meta denied) - NOT Project Rainier; logged as county-cl“But faced with public opposition, the St. Joseph County Council struck down the rezoning plan in a 7-2 vote”News report · Dec. 2025 · grade C
- Rezoning date: March 12, 2024 (County Council 8-1; ~640 acres ag to industrial, Razor5/IEC south of Indiana 2)“The St. Joseph County Council voted 8-1 on Tuesday to rezone almost 640 acres of agricultural land for industrial use”News report · March 2024 · grade C
- rezoning: approved 8-1“The St. Joseph County Council voted 8-1 on Tuesday to rezone almost 640 acres of agricultural land for industrial use”News report · March 2024 · grade C
- St. Joseph County Council: Rezoning of ~640 acres from agricultural to industrial (Razor5 / Indiana Enterprise Center, south of Indiana 2)“The St. Joseph County Council voted 8-1 on Tuesday to rezone almost 640 acres of agricultural land for industrial use - potentially for a massive data center by the secretive firm Razor5, LLC”News report · March 2024 · grade C
Site and other (15)
- Parcel ID: 71-06-01-200-005.000-017 (state parcel id 710601200005000017), address 31100 EDISON RD, New Carlisle; property class 346; polygon 59.7 ac“IndianaMap parcel under the North Campus centroid”State agency · Oct. 2026 · grade A
- Parcel ID 2: 71-06-12-400-001.000-017 (state parcel id 710612400001000017), address 31100 SR 2, New Carlisle; property class 346; polygon 552.4 ac; same parcel under the south halls“IndianaMap parcel under the South Campus centroid and its halls”State agency · Oct. 2026 · grade A
- Parcel layer fields: IndianaMap statewide parcel layer carries parcel IDs, addresses and class codes only - no owner name and no assessed value fields“Owner and value are not obtainable from the public Indiana layer”State agency · Oct. 2026 · grade A
- Data-center buildings on the map: 16Measured on OpenStreetMap map data.
- Building footprint total: 31.1 haMeasured on OpenStreetMap map data.
- Water use stated: 18000000“Amazon said in an email that its New Carlisle plant plans to use 18 million gallons of water a year”News report · Aug. 2026 · grade C
- IndyStar investigation: residents fear Kankakee aquifer depletion and dry wells; Peerless Midwest analysis shows IEC withdrawals could approach ~80% of safe yield on peak summer days with irrigation; Amazon states the pl“During the warmest summer days, irrigation systems boost the proposed water use toward 80% of safe yield (Peerless Midwest report)”News report · Aug. 2026 · grade C
- Acres: 1200 acres“Just over a year ago, the 1,200-acre site in New Carlisle was active farmland”News report · Oct. 2025 · grade C
- Buildings: 30 buildings“One site in Indiana will feature 30 200,000-square-foot data centers housing Trainium 2 interconnected servers”News report · Oct. 2025 · grade C
- Chips: AWS Trainium2 (~500,000 chips at activation; >1 million in use by Apr 2026); Trainium3 capacity following“With more than 500,000 AWS Tranium 2 chips spread across multiple US data centers”News report · Oct. 2025 · grade C
- Construction stage: operating (phases live; expansion construction continuing)“Amazon Web Services on Wednesday said Project Rainier... has reached the finish line”News report · Oct. 2025 · grade C
- Address: 31100 block of Edison Road, New Carlisle, IN (SBN AWS Building 104)“firefighters were called just after 11:30 a.m. to the 31100 block of Edison Road”News report · April 2025 · grade C
- Groundbreaking date: Oct. 2024“Amazon broke ground on the data center, which will be used by its cloud platform AWS, in October 2024”News report · Oct. 2024 · grade C
- Groundbreaking / construction start (site work began Oct 2024 after Aug 2024 incentive approvals)“News of the development first emerged in April 2024, with the final seal of approval from planners arriving in August”News report · Oct. 2024 · grade C
- Aliases: Project Rainier; Razor5 (pre-announcement code name); SBN100 / SBN201 / SBN210 building codes“The secretive Razor5 project that's slated for construction east of New Carlisle is a tech company that develops massive data centers”News report · Jan. 2024 · grade C
Imagery and records: Satellite and aerial imagery: local aerial photography via Esri World Imagery Wayback; Sentinel-2 (ESA Copernicus). County deeds: ATTOM.