Data center profile · Northwest corner of 103rd Street and Edgerton Road, De Soto (Johnson County), Kansas

Beale Infrastructure De Soto Campus (Project Pilot)

Four-building, $3B campus for an unnamed tech tenant on about 290 acres in De Soto, Kansas, in early site work; no published megawatt figure.

Site work under way. Beale broke ground in May 2026 and is grading for first two buildings; no vertical construction is documented. No capacity or Evergy power contract is public, and a plan to grow to about 2.9 million sq ft is not approved.
$3B
development value (developer says)
four buildings, over 1 million sq ft at full build
288 acres
site in the city agreement
bought by a Beale affiliate in Sept. 2025
$700M
minimum investment the city can hold Beale to
within seven years of Sept. 2025; no right to force construction
Not published
campus MW
a 600 MW figure circulates, but no Beale, city or Evergy source states it
OperatorBeale Infrastructure (backed by Blue Owl)
CustomerUnnamed large technology company on a long-term lease (developer says)
Planned IT capacity480 MW at full build-out (our estimate from the company's 0.6 GW campus power figure)
First building in serviceOur estimate: 2027 (range 2027 to 2028); company says 2028.
Next deadline2027: City page target for Phase 1 completion; press says first-phase completion is planned for 2029
Power

Power and the grid

Sources on record, size not disclosed

Getting on the grid

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

  1. Nov. 6, 2025
    State approves large-load rate
    The Kansas Corporation Commission approves Evergy's rate for customers of 75 MW or more: 12-year minimum, 80% minimum bill, two years of collateral. State agency · Nov. 2025
  2. April 28, 2026
    Beale names Evergy as power provider
    The developer says Evergy will provide power and deliver developer-funded infrastructure. Company · April 2026
  3. Aug. 2026
    Evergy reports five signed contracts
    Evergy's CEO says it has executed five large-load contracts totaling about 2.5 GW; the customers are not named and this campus may or may not be among them. News report · Aug. 2026
  4. Not set
    No campus service contract found
    Evergy gives updates on large-load customers confidentially and anonymously. Utility regulator · Feb. 2025

Grid upgrades

No grid upgrade for this campus's load is on record. Related grid records in the area:

What is next door

campus4.66 km · 345 kV+ substation4.94 km · 345 kV+ line11.84 km · gas pipelinecampus4.66 km · 345 kV+ substation4.94 km · 345 kV+ line11.84 km · gas pipeline

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

Permits

Permits checklist

2 pending · 3 granted · 2 checked, nothing on file

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

Risks

What could slow it down

Money

Money on record

$50B
city bond resolution ceiling
a cap on tax-abatement bonds, not an investment figure Local government · Sept. 2025
$0.405 to $0.4915
payment in lieu of taxes per sq ft per year
10 years per building, 2026 to 2039 Local government · Sept. 2025
$5.5M a year
cap on the city's franchise fee on electricity
3.75% of gross receipts Local government · Sept. 2025
Land assembly

1 recorded land document for the campus company in county records (Sept. 2025); it lists no price. 4 related-party transfers are shown greyed. 2 sales or conveyances by the campus company or to public bodies are not listed. Parcel counts come from the deed; acreage is not recorded.

+2 more
Timeline

What happened, and what is due

SitePaper trailConstructionPowerPermitsMoneyLegalUpcoming
  1. April 7, 2022
    Site The prior site owner signs an earlier development agreement with the city. Local government · Sept. 2025
  2. Aug. 21, 2025
    Permits City council approves the development agreement and the bond resolution. Local government · Aug. 2025
  3. Sept. 2025
    Site Beale's affiliate buys the land and the agreement is executed (dated Sept. 23, 2025). News report · Sept. 2025
  4. Sept. 2025
    Site Land deed from Flint Commerce Center LLC to Pilot KC Holdings LLC recorded by the county; price not recorded County deed records · Sept. 2025
  5. Nov. 6, 2025
    Power Kansas regulators approve Evergy's large-load rate. State agency · Nov. 2025
  6. April 2026
    Permits Planning commission conditionally approves the Phase 1 site plan (press). News report · April 2026
  7. April 28, 2026
    Site Beale announces the first phase, a $3B four-building campus with an unnamed tenant. Company · April 2026
  8. May 2026
    Construction Official groundbreaking; Beale also files to expand the campus, and later withdraws a separate Gardner, Kansas campus. News report · May 2026
  9. Oct. 2026
    Legal A resident coalition gathers petition signatures for a citywide data-center ban. News report · Oct. 2026
  10. 2027
    Construction City-page target for Phase 1 completion. Local government · Aug. 2025
The buildings

Specs

4 buildings
285,000 sq ft each in the 2025 plan, 1.14M sq ft total
News report · Aug. 2025
2.9M sq ft
proposed expansion; filed, not approved by the city as of May 2026 (press)
News report · May 2026
Up to 8M gallons a day
city water rights it plans to expand from 2.5 to 3M (press); water beyond Phase 1 needs state approval
News report · Aug. 2025
2035
approximate full build-out per the city page
Local government · Aug. 2025
Who is involved

Owners, partners and builders

Owners
  • Beale Infrastructure: developer, backed by Blue Owl Capital
  • Mount Sunflower Properties LLC: development agreement party
  • Pilot KC Holdings LLC: landowner
Power and water
  • Evergy: electric utility
  • City of De Soto and Rural Water District 7: water and sewer
Decision-makers
  • De Soto City Council: agreement and bonds
  • De Soto Planning Commission: site plan
  • Kansas Corporation Commission: electric rates (a utility regulator, not a zoning body)
Opponents
  • DeSoto's Neighbors United Coalition: petitioning for a ban
Still unknown

Open questions

Where this comes from

146 records from 28 documents

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

News report 15Dataset 4Local government 3SEC filing 3Company 2State agency 2Utility regulator 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 (22)
  • Stated campus size: 600 MW
    “600 MW figure = Beale-listed expected capacity (campus basis)”
    grade B
  • Nearest power line of 345 kV or more: 4.94 km
    Measured on OpenStreetMap map data.
    OpenStreetMap · Oct. 2026
  • Nearest substation of 345 kV or more: 4.66 km
    Measured on OpenStreetMap map data.
    OpenStreetMap · Oct. 2026
  • Nearest gas pipeline: 11.84 km
    Measured on OpenStreetMap map data.
    OpenStreetMap · Oct. 2026
  • Filing record: No SEC filing states a campus MW figure
    “No SEC filing states a campus MW figure for this campus”
    SEC filing · Oct. 2026 · grade B
  • Stated campus size: 600 MW
    “600 MW figure = Beale-listed expected capacity (campus basis)”
    grade B
  • On-site generation: not stated
    “No on-site generation appears in the development agreement or Beale's announcement; power service is by Evergy (grid). No air permit for on-site generation found”
    Company · Oct. 2026 · grade B
  • Utility: Evergy
    “The project is supported by a strong ongoing partnership with Evergy, which will provide power service”
    Company · April 2026 · grade B
  • Power plan: grid
    “Evergy, which will provide power service and deliver developer funded infrastructure”
    Company · April 2026 · grade B
  • Grid operator: SPP (Southwest Power Pool)
    “Network upgrades to the transmission system needed to bring the large loads online will be directed by the Southwest Power Pool”
    State agency · Nov. 2025 · grade B
  • Rate class: Evergy Large Load Power Service (LLPS), KCC Docket 25-EKME-315-TAR
    “approved a unanimous settlement agreement creating a Large Load Power Service (LLPS) rate plan that is designed to serve electric customers requiring greater than 75 megawatts”
    State agency · Nov. 2025 · grade B
  • SPP Board approval and NTC issuance remain pending; no project ID, cost, or in-service date for Sailor has been published
    “SPP's MOPC has endorsed a $23.7 billion transmission plan that includes six more 765-kV projects to address increasing load growth”
    News report · Oct. 2026 · grade C
  • Utility: Evergy (power provider per Beale announcement coverage)
    “At full build-out, the campus is expected to encompass four buildings and more than 1 million square feet (92,905 sqm). Power will be provided by Evergy”
    News report · Oct. 2026 · grade C
  • IT capacity: not stated
    “DOCUMENTED ABSENCE: no IT/critical MW figure is stated by Beale, the City of De Soto, or Evergy in any source opened as of 2026-10-18”
    Company · Oct. 2026 · grade C
  • Utility service: not stated
    “DOCUMENTED ABSENCE: no campus-specific Evergy ESA or contracted MW is publicly disclosed; Evergy reports LLPS agreements only in aggregate and anonymized”
    State agency · Oct. 2026 · grade C
  • Electric service agreement signed: not stated
    “No executed electric service agreement for this campus found in the KCC docket or Evergy disclosures opened; Evergy states large-load customer updates are provided on a confidential and anonymized basis”
    State agency · Oct. 2026 · grade C
  • Site: Project Pilot: approx 290-acre parcel near Edgerton Road, 103rd Street, Kansas Highway 10 and 95th Street, De Soto, KS; entities Mount Sunflower Properties LLC / Pilot KC Holdings LLC; four buildings and over 1M sq
    “The company acquired a 290-acre land parcel near Edgerton Road, 103rd Street, Kansas Highway 10, and 95th Street. The development was known as Project Pilot.”
    News report · Oct. 2026 · grade C
  • large load interconnection request: draft plan - planned Sailor substation identified as related to Project Pilot + Astra North load jointly; plan not final until Nov 2026
    “SPP filings indicate Sailor is a planned new substation related to the new load from projects Pilot and Astra North, the data center developments by Beale Infrastructure and Digital Realty in De Soto.”
    News report · Sept. 2026 · grade C
  • Evergy's CEO stated the utility has executed ESAs for five data center projects under its LLPS tariffs totaling about 2.5 GW of steady-state peak load; customers are not identified. A Project Pilot ESA may be among them
    “In aggregate, we have executed energy service agreements (ESAs) for five data center projects under our large-load power service (LLPS) tariffs”
    News report · Aug. 2026 · grade C
  • Interconnection status: Evergy service - CONTRACTED at sponsor level: Evergy signed an electric service contract with Beale Infrastructure in Feb 2026 (one of four ESAs totaling 1.9 GW with Google, Meta and Beale); the c
    “Evergy this month signed electric service contracts totaling 1.9 GW with Google, Meta and Beale Infrastructure, with at least one more contract expected this year, company officials said.”
    News report · Feb. 2026 · grade C
  • large load interconnection request: electric service contract signed (campus MW undisclosed)
    “Evergy this month signed electric service contracts totaling 1.9 GW with Google, Meta and Beale Infrastructure, with at least one more contract expected this year, company officials said.”
    News report · Feb. 2026 · grade C
  • Evergy system context (NOT this campus): four electric service agreements signed Feb 2026 with Google, Meta and Beale Infrastructure total 1.9 GW in aggregate; Evergy is also in advanced discussions with data center cust
    “Evergy's utilities are in 'advanced discussions' with data center customers that could total 2 GW to 3.5 GW, according to a company presentation.”
    News report · Feb. 2026 · grade C
Money and contracts (48)
  • Name: Beale Infrastructure De Soto Campus
    “wishes to facilitate the financing, development and operation of one or more data center buildings and ancillary buildings”
    Local government · Sept. 2025 · grade A
  • Financing: Industrial Revenue Bonds (City of De Soto conduit); Resolution of Intent ceiling $50,000,000,000
    “the City will consider the adoption of a resolution of intent in a principal amount not to exceed $50,000,000,000 (the Resolution of Intent)”
    Local government · Sept. 2025 · grade A
  • Incentives: 10-year property tax abatement per building via IRBs; PILOT per Exhibit G schedule ($0.4050-$0.4915 per sq ft, 2026-2039); sales tax exemption on construction materials, equipment including servers, furnishin
    “Developer has requested industrial revenue bond (IRB) financing in order to pay certain project costs pursuant to K.S.A. 12-1740 et seq.”
    Local government · Sept. 2025 · grade A
  • Development Agreement: scope Data center project of one or more buildings and ancillary buildings at the Flint Commerce Center site, De Soto, KS
    “generally bounded by Edgerton Road to the east, 103rd Street to the south, Kansas Highway 10 to the west, and 95th Street to the north (the Project Site)”
    Local government · Sept. 2025 · grade A
  • Development Agreement: minimum investment Developer (with affiliates, tenants and assignees) must make capital investment of not less than $700,000,000 at full build-out over seven years from the Effective Date (Sec. 2.1
    “capital investment ... of not less than $700,000,000 over a period of seven years from the Effective Date (the Minimum Investment)”
    Local government · Sept. 2025 · grade A
  • Development Agreement: condition precedent Agreement is not binding on the Project Site until Developer closes its purchase of the site from Flint Commerce Center, LLC (Recital D)
    “until the time that Developer closes its purchase of the Project Site from Flint (the Closing) this Agreement shall not be binding upon the Project Site”
    Local government · Sept. 2025 · grade A
  • Development Agreement: condition Within 90 days of Closing, City and Flint finalize an amendment reducing the scope of the 2022 Flint Original Agreement and terminating the Edgerton Road Benefit District (Recital E)
    “within ninety (90) days of Closing, Flint and the City will finalize an amendment to the Original Agreement ... terminating the Edgerton Road Benefit District”
    Local government · Sept. 2025 · grade A
  • Development Agreement: tax abatement 10-year ad valorem abatement per building via individual IRBs; IRBs considered at approximately substantial completion of each building; abatement begins the calendar year after IRB i
    “IRBs shall mature and be redeemed no later than ten (10) years after the commencement of the abatement related to such IRBs”
    Local government · Sept. 2025 · grade A
  • Development Agreement: pilot schedule Exhibit G PILOT per square foot of abated building area: 2026 $0.4050, rising about 1.5% per year to 2039 $0.4915; PILOTs run 10 years per building from the year after bond closing;
    “PILOTS for a portion of the Project will begin the calendar year following the year in which the series of bonds is closed ... and will continue for 10 years thereafter”
    Local government · Sept. 2025 · grade A
  • Development Agreement: irb ceiling Resolution of Intent in a principal amount not to exceed $50,000,000,000; City will not consider IRBs for Abatements after year 2040, nor for Exemptions after 40 years from the Resoluti
    “the City will consider the adoption of a resolution of intent in a principal amount not to exceed $50,000,000,000 (the Resolution of Intent)”
    Local government · Sept. 2025 · grade A
  • Development Agreement: sales tax exemption Sales tax exemption on construction materials, equipment (including servers), furnishings and other tangible personal property and labor services, for Developer itself and for i
    “to obtain an exemption on ad valorem property taxes and to obtain an exemption on sales taxes for construction materials, equipment (including, but not limited to, servers)”
    Local government · Sept. 2025 · grade A
  • Development Agreement: franchise fee City to amend Ordinance No. 2331: franchise fee for the Project of 3.75% of gross receipts from sale, transmission and distribution of electricity to the Project, capped at $5,500,000
    “the Franchise Fee attributable to the Project shall be 3.75% of the gross receipts attributable to the sale, transmission and distribution of electricity to the Project”
    Local government · Sept. 2025 · grade A
  • Development Agreement: fee cap Aggregate City Fees capped at $1,000,000; excess waived and treated as an economic development grant; cap expires on the 25th anniversary of the Effective Date (Sec. 9.1) USD
    “City Fees shall not in the aggregate exceed One Million and 00/100 Dollars ($1,000,000.00) (the Cap on City Fees)”
    Local government · Sept. 2025 · grade A
  • Development Agreement: water funding All Water Project and Sewer Project improvements are funded by the Developer; no City general obligation bonds or City credit support; new offsite industrial wastewater facility inclu
    “Any and all agreed upon improvements shall be funded by the Developer and shall not require the City's issuance of any General Obligation Bonds”
    Local government · Sept. 2025 · grade A
  • Development Agreement: water condition City water service beyond Phase I is contingent on Kansas Department of Agriculture, Division of Water Resources (DWR) approval of additional water rights (Exhibit H)
    “The City's commitment to provide water service beyond Phase I is therefore contingent on DWR approval of water rights”
    Local government · Sept. 2025 · grade A
  • Development Agreement: reporting Developer files an Annual Report (Exhibit F form) by March 31 each year, evidencing compliance, listing facilities/owners/tenants on the site, and reporting progress toward the Minimum In
    “No later than March 31 of each year during the Term ... Developer will file with the City an annual report that provides evidence of compliance with this Agreement”
    Local government · Sept. 2025 · grade A
  • Development Agreement: termination DEVELOPER TERMINATION RIGHT: Developer may terminate this Agreement at any time upon written notice to the City; termination effective upon delivery of notice (Sec. 8.3)
    “Developer may terminate this Agreement at any time upon written notice to the City. Termination shall be effective upon delivery of such notice unless specified otherwise.”
    Local government · Sept. 2025 · grade A
  • Development Agreement: termination CITY TERMINATION RIGHT: on a continuing Developer default, the City may refuse further IRB financing or Abatements, terminate existing Abatements (with portion carve-outs), and terminat
    “the City may: (i) refuse to approve any further IRB financing or Abatements, and/or terminate existing Abatements ... (ii) terminate this Agreement and the Resolution of Intent”
    Local government · Sept. 2025 · grade A
  • Development Agreement: default Failure to make the Minimum Investment is an event of default, regardless of changes to the Total Project Budget (Sec. 8.1(e))
    “Developer fails to make the Minimum Investment, regardless of changes to the Total Project Budget”
    Local government · Sept. 2025 · grade A
  • Development Agreement: remedy limitation City has NO right to specific performance of the Minimum Investment or of construction of any portion of the Project, and no lost-tax-revenue, punitive or consequential damages (S
    “under no circumstances will Developer be liable for or the City seek or have any right to: (i) specific performance of the Minimum Investment or construction of the Project”
    Local government · Sept. 2025 · grade A
  • Development Agreement: cure period 60-day cure for monetary defaults and material covenant defaults; 30-day cure for representation/warranty breaches; diligent-pursuit extension where cure cannot be completed in period (
    “Developer fails to cure or remedy the same within sixty (60) days after the City has given Developer written notice specifying such default”
    Local government · Sept. 2025 · grade A
  • Development Agreement: finding no jobs floor FINDING: the Agreement contains no jobs or employment floor, no wage requirement, and no employment-based clawback. The only hard performance duty is the $700M Minimum Investm
    “nothing herein will be construed to require the commencement or completion of any portion of the Project, other than the Minimum Investment”
    Local government · Sept. 2025 · grade A
  • Development Agreement: force majeure Force majeure (Sec. 9.3) extends performance periods for listed events including permit moratoria and lawsuits delaying construction; expressly does NOT apply to inability to obtain f
    “The provisions of this Section 9.3 shall not be applicable to delays resulting from the inability of a party to obtain financing”
    Local government · Sept. 2025 · grade A
  • Announced: Aug. 21, 2025
    “This Agreement was presented to City Council and approved on August 21, 2025”
    Local government · Aug. 2025 · grade A
  • Tenants: Unnamed large technology company
    “the campus will host a large technology company tenant contracted via a long-term lease”
    Company · April 2026 · grade B
  • Tenant status: Signed long-term lease (per developer statement; tenant unnamed)
    “the campus will host a large technology company tenant contracted via a long-term lease”
    Company · April 2026 · grade B
  • Phases: 4
    “At full buildout, the campus is expected to encompass four buildings and more than one million square feet”
    Company · April 2026 · grade B
  • Buildings: 4 buildings
    “At full buildout, the campus is expected to encompass four buildings and more than one million square feet”
    Company · April 2026 · grade B
  • Stated capital cost: 3000000000 USD
    “four buildings and more than one million square feet with an estimated development value of $3 billion”
    Company · April 2026 · grade B
  • Utility tariff framework (Evergy LLPS): term Minimum contract term 12 years, plus an optional load ramp period of up to 5 years, for a total contract length of 17 years
    “The contract term will be a minimum of 12 years, plus an optional load ramp period of up to 5 years ... for a total contract length of 17 years”
    State agency · Nov. 2025 · grade B
  • Utility tariff framework (Evergy LLPS): minimum billing Minimum monthly bill based on 80% of contract demand, regardless of actual usage
    “Customers on the plan will pay a minimum monthly bill based on 80% of their contract demand, regardless of actual usage”
    State agency · Nov. 2025 · grade B
  • Utility tariff framework (Evergy LLPS): collateral Customer must provide collateral equal to two years of minimum monthly bills
    “They will also be required to provide collateral equal to two years of minimum monthly bills”
    State agency · Nov. 2025 · grade B
  • Utility tariff framework (Evergy LLPS): termination exit fee Early termination exit fee: customer pays all minimum bills that would have been billed had service continued for the remaining term
    “If the contract is terminated early, an exit fee will apply that will require the customer to pay all minimum bills that would have been billed”
    State agency · Nov. 2025 · grade B
  • Land purchase (recorded deed): contract value USD
    “Recorded: Sept. 30, 2025 · Grantor: FLINT COMMERCE CENTER LLC · Grantee: PILOT KC HOLDINGS LLC · Address: 000 ADDRESS EXCEPTION · City: CITY EXCEPTION”
    County deed records · Sept. 2025 · grade B
  • Electric service agreement (campus-specific): finding no campus esa FINDING: no campus-specific Evergy ESA, contracted MW, term, or minimum-billing figure for Project Pilot is in the public record as of Oct. 18, 2026. Any E
    “the Company will provide these updates on a confidential and anonymized basis”
    Utility regulator · Feb. 2025 · grade B
  • Land purchase (recorded deed): contract value USD
    “Recorded: Aug. 3, 2023 · Grantor: FLINT COMMERCE CENTER LLC · Grantee: FLINT COMMERCE CENTER MANAGER LLC · Address: 000 ADDRESS EXCEPTION · City: CITY EXCEPTION”
    County deed records · Aug. 2023 · grade B
  • Land purchase (recorded deed): contract value USD
    “Recorded: June 29, 2023 · Grantor: FLINT COMMERCE CENTER LLC · Grantee: FLINT COMMERCE CENTER MANAGER LLC · Address: 000 ADDRESS EXCEPTION · City: CITY EXCEPTION”
    County deed records · June 2023 · grade B
  • Land purchase (recorded deed): contract value USD
    “Recorded: June 27, 2023 · Grantor: FLINT COMMERCE CENTER LLC · Grantee: FLINT COMMERCE CENTER MANAGER LLC · Address: 000 ADDRESS EXCEPTION · City: CITY EXCEPTION”
    County deed records · June 2023 · grade B
  • Land purchase (recorded deed): contract value USD
    “Recorded: June 2, 2023 · Grantor: FLINT COMMERCE CENTER LLC · Grantee: FLINT COMMERCE CENTER MANAGER LLC · Address: 000 ADDRESS EXCEPTION · City: CITY EXCEPTION”
    County deed records · June 2023 · grade B
  • Land purchase (recorded deed): contract value USD
    “Recorded: April 13, 2022 · Grantor: HEITZMAN · Grantee: FLINT COMMERCE CENTER LLC · Address: 000 ADDRESS EXCEPTION · City: CITY EXCEPTION”
    County deed records · April 2022 · grade B
  • Land purchase (recorded deed): contract value USD
    “Recorded: March 8, 2022 · Grantor: ARISEN · Grantee: FLINT COMMERCE CENTER LLC · Address: 000 ADDRESS EXCEPTION · City: CITY EXCEPTION”
    County deed records · March 2022 · grade B
  • Tenant status: Unnamed large technology company tenant contracted via a long-term lease (per Beale)
    “Once built, the campus will host a large technology company tenant contracted via a long-term lease”
    News report · Oct. 2026 · grade C
  • Approvals construction: De Soto City Council approved a Development Agreement with Mount Sunflower, LLC in August 2025 (with an Industrial Revenue Bond resolution of intent); site plan approved spring 2026; grading and e
    “In August 2025, the De Soto City Council approved a Development Agreement with Mount Sunflower, LLC. They also provided a Resolution of Intent to use Industrial Revenue Bonds.”
    News report · Aug. 2026 · grade C
  • Square feet: 2900000 sq ft
    “The Beale spokesperson said the entire project is expected to be nearly 3 million square feet”
    News report · July 2026 · grade C
  • Beale filed plans expanding the campus from 1.14M sq ft to about 2.9M sq ft; the City had not formally approved the expansion as of May 2026 reporting; the City later stated the approved Phase 1 site plan is zoning-compl
    “Beale filed plans to expand the project to 2.9 million square feet. However, the City of De Soto has not yet formally approved the proposal”
    News report · May 2026 · grade C
  • Square feet: 1140000 sq ft
    “The four buildings of the project will each be 285,000 square feet for a total of 1.14 million square feet”
    News report · Aug. 2025 · grade C
  • Stated capital cost: 3100000000 USD
    “A new $3.1 billion large-scale data center campus will be built near the new Panasonic electric vehicle battery plant in De Soto”
    News report · Aug. 2025 · grade C
  • Kansas Senate Bill 98 (2025) authorizes long-term sales tax exemptions for data center construction and equipment (described as a 20-year exemption), relied on by this project in addition to the City IRB exemptions
    “Sales tax exemptions for data center equipment are permissible under Kansas Senate Bill 98”
    News report · Aug. 2025 · grade C
Permits and government (10)
  • development agreement: approved
    “This Agreement was presented to City Council and approved on August 21, 2025”
    Local government · Aug. 2025 · grade A
  • De Soto City Council: Development Agreement with Mount Sunflower Properties, LLC and IRB Resolution of Intent
    “This Agreement was presented to City Council and approved on August 21, 2025, which authorized the Mayor to enter into this Agreement”
    Local government · Aug. 2025 · grade A
  • DeSoto's Neighbors United Coalition is gathering petition signatures for a citywide data center ban, citing water use, low-frequency noise, and the risk that tax abatements shift school and road costs onto households; re
    “DeSoto's Neighbors United Coalition is gathering petition signatures for a citywide ban, citing water use, low-frequency noise”
    News report · Oct. 2026 · grade C
  • De Soto City Council: Public comment: residents demand investigation of Chamber/EDC funding and possible developer NDAs tied to data-center lobbying
    “taxpayer dollars are being funneled into a private entity that is actively lobbying the state legislature for Senate Bill 51 and data centers projects”
    News report · Aug. 2026 · grade C
  • site plan expansion: filed not approved
    “Beale filed plans to expand the project to 2.9 million square feet. However, the City of De Soto has not yet formally approved the proposal”
    News report · May 2026 · grade C
  • Site plan approval date: April 2026
    “the De Soto Planning Commission approved a site plan for the first phase of the campus, which covers about half the property and consists of two buildings”
    News report · April 2026 · grade C
  • site plan: approved conditional
    “the De Soto Planning Commission approved a site plan for the first phase of the campus, which covers about half the property and consists of two buildings”
    News report · April 2026 · grade C
  • De Soto Planning Commission: Phase 1 site plan (Buildings 1-2)
    “BizJournal reports city planners approved a site plan for the development this week, under the condition Beale provide a new landscaping plan for planning commission approval before receiving an occupancy permit”
    News report · April 2026 · grade C
  • land closing: closed
    “Pilot KC Holdings LLC, another company associated with Beale, then bought the land parcels last September, according to property filings”
    News report · Sept. 2025 · grade C
  • irb resolution of intent: adopted
    “In August 2025, the De Soto City Council approved a Development Agreement with Mount Sunflower, LLC. They also provided a Resolution of Intent to use Industrial Revenue Bonds”
    News report · Aug. 2025 · grade C
Site and other (21)
  • Owner companies: Mount Sunflower Properties, LLC
    “between the City of De Soto, Kansas (the City), and Mount Sunflower Properties, LLC, a Delaware limited liability company (the Developer)”
    Local government · Sept. 2025 · grade A
  • Developer: Beale Infrastructure
    “Beale Infrastructure has announced the first phase of its De Soto, Kansas data center campus”
    Company · April 2026 · grade B
  • Groundbreaking date: May 2026
    “The development will break ground in May, making it the first hyperscale data center to be announced in the state of Kansas”
    Company · April 2026 · grade B
  • Jobs stated: 50 operational roles; hundreds of construction jobs
    “The first phase will add hundreds of construction jobs and 50 operational roles to the local economy”
    Company · April 2026 · grade B
  • Site acres: 288.4557 acres
    “288.4557 ACRES, MORE OR LESS.”
    Local government · Sept. 2025 · grade B
  • Original target date: 2027
    “Phase 1 Completion Target: 2027”
    Local government · Aug. 2025 · grade B
  • Full build-out date: 2035
    “Full Build-Out: Approximately 2035”
    Local government · Aug. 2025 · grade B
  • Aliases: Beale: De Soto 1
    “Beale: De Soto 1 ... Short Code: Project Pilot”
    News report · Oct. 2026 · grade C
  • Stage: building (early site works; no vertical construction documented)
    “Grading and early site preparation are underway for the first two buildings”
    News report · Oct. 2026 · grade C
  • Opposition: DeSoto's Neighbors United Coalition petitioning for a citywide data center ban; resident objections at Aug 2025, Jun 2026 and Aug 2026 meetings
    “DeSoto's Neighbors United Coalition is gathering petition signatures for a citywide ban, citing water use, low-frequency noise”
    News report · Oct. 2026 · grade C
  • Construction stage: clearing - official groundbreaking May 2026; grading and early site preparation under way for the first two buildings (site plan approved with a landscaping-plan condition); four facilities planned at
    “Grading and early site preparation are underway for the first two buildings, which the construction received conditional approval”
    News report · Aug. 2026 · grade C
  • Construction stage: clearing / grading and early site preparation
    “Grading and early site preparation are underway for the first two buildings”
    News report · Aug. 2026 · grade C
  • Beale Infrastructure withdrew its Gardner, Kansas campus application (Project Brewer; it does not affec
    “San Francisco-based Beale Infrastructure attempted to develop a 300-acre data center project in eastern Gardner. However, the developer pulled the plug on the project”
    News report · Aug. 2026 · grade C
  • Beale held a public open house at De Soto High School for the project in June 2026
    “California-based Beale Infrastructure is leading the De Soto project, which has a planned open house from 4:30 to 6:30 p.m. on Thursday at De Soto High School”
    News report · June 2026 · grade C
  • Current target date: 2029
    “Official groundbreaking is scheduled for May 2026, while first-phase completion is planned for 2029”
    News report · May 2026 · grade C
  • Land owner: Pilot KC Holdings LLC
    “Pilot KC Holdings LLC, another company associated with Beale, then bought the land parcels last September, according to property filings”
    News report · Sept. 2025 · grade C
  • Land control date: Sept. 2025
    “Pilot KC Holdings LLC, another company associated with Beale, then bought the land parcels last September, according to property filings”
    News report · Sept. 2025 · grade C
  • Code names: Project Pilot
    “the four-phase project known as Project Pilot will take seven to nine years for full build-out”
    News report · Aug. 2025 · grade C
  • Address: Northwest corner of 103rd Street and Edgerton Road, De Soto, KS (Flint Commerce Center)
    “Located at the northwest corner of 103rd Street and Edgerton Road, the four-phase project known as Project Pilot”
    News report · Aug. 2025 · grade C
  • Water use stated: Kansas River source via City/RWD #7; city water rights expandable from 2.5-3 MGD to 6.5-8 MGD; all campus water and sewer infrastructure developer-funded
    “allowed to expand from 2.5 to 3 million gallons of water to 6.5 to 8 million gallons of water a day”
    News report · Aug. 2025 · grade C
  • Acres: 290 acres
    “approval for the construction of a four-phase data center that would cover a 290-acre land parcel”
    News report · Aug. 2025 · grade C

Imagery and records: County deeds: ATTOM.