Data center profile · Northeast corner of Eldamain and Faxon roads, Yorkville, Kendall County, Illinois

CyrusOne Yorkville Campus (CHI-11)

Speculative eight-building, 228-acre Yorkville, Illinois campus: about 540 MW of IT capacity planned on ComEd power, no tenant, first building slipped to spring 2027.

Site work under way. The city has approved the campus, and grading for site access and the on-site electrical substation began in spring 2026. No building is under construction: CyrusOne's own filings moved the first building from fall 2026 to spring 2027, and no tenant is announced.
The area around the site, Lower-resolution satellite image, Oct. 11, 2026
540 MW
critical IT capacity planned, eight buildings
petitioner's filings; 810 MW utility load by the same math
654 MW
maximum power load the petitioner told the city
city staff flagged a draft 960 MW figure against 540 MW; the petitioner answered 654
228 acres
site, seven parcels, annexed in 2005
CyrusOne paid nearly $61M in 2024 (press)
$250M
state investment commitment, minimum
Illinois tax-exemption agreement; 20 jobs
OperatorCyrusOne (C1 Yorkville LLC); owned by KKR and Global Infrastructure Partners
CustomerNone named; speculative build
Planned IT capacity540 MW at full build-out (our estimate from the company or utility power figure)
First building in serviceOur estimate: 2027 (range 2027 to 2028); company says 2027.
Next stepCity action on the final plat (filed Sept. 22, 2026); first building planned for spring 2027
The site

The site from above

Satellite overview1
Lower-resolution satellite image, Oct. 11, 2026. Pin: Yorkville parcel core, farmland.
Power

Power and the grid

None energized or contracted yet

ComEd transmission service via an on-site substationApproved for initial power, substation under construction
810 MW
810 MW utility load from building-level figures; the petitioner also states a 654 MW maximum; interconnection approved for initial flows in 2026 to 2027 Local government · Oct. 2026
Approved

Getting on the grid

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

  1. Jan. 6, 2026
    Crane filings begin
    The first of two FAA crane filings in the campus corridor is cleared. FAA · Jan. 2026
  2. March 2026
    City hires substation reviewer
    The city approves an engineering contract of up to $149,600 to review the substation, paid by the developer (press). News report · Oct. 2026
  3. April 2026
    Substation grading under way
    Construction starts with grading for site access and the electrical substation. Local government · Oct. 2026
  4. As of Oct. 2026
    Interconnection approved for initial power
    The petitioner's power study says approvals are in place for initial power flows in 2026 to 2027, and the load is in PJM's forecast. Local government · Oct. 2026
  5. Dec. 2027
    Site energization expected
    CyrusOne expects the site to be energized before the end of 2027. Local government · Oct. 2026
Permits

Permits checklist

1 pending · 5 granted · 1 checked, nothing on file

Approvals a campus like this normally needs, and what we found.

Risks

What could slow it down

Money

Money on record

$250M
minimum capital investment committed to the state
20 jobs; up to 20 years of sales-tax exemption, about $15.6M estimated State agency · Oct. 2026
$61.0M
paid for the land, recorded July 2024
Yorkville Nexus LLC to CI Yorkville LLC (county deed records); the assembler bought the land for $8.4M in June 2023 County deed records · July 2024
$16.8M a year
projected city revenue at build-out
consultant estimate; about 95% is the city's electric utility tax News report · Oct. 2026
$626M
projected payments under a ComEd rider over 30 years
consultant projection, not a commitment Local government · Oct. 2026
Land assembly

2 recorded land documents for the campus company in county records (June 2023 to Dec. 2025); 2 list a price. 1 related-party transfer is shown greyed. 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.

Timeline

What happened, and what is due

SitePaper trailConstructionPowerPermitsMoneyLegalUpcoming
  1. May 24, 2005
    Site Property annexed into Yorkville and zoned for manufacturing Local government · Oct. 2026
  2. 2023
    Paper trail Green Door Capital buys the land for about $8.5M (press) News report · Oct. 2026
  3. March 29, 2023
    Paper trail Yorkville Nexus LLC registered in Illinois
  4. 2024
    Money CyrusOne pays nearly $61M for about 230 acres (press) News report · Oct. 2026
  5. June 28, 2024
    Paper trail C1 Yorkville LLC registered in Delaware and Illinois
  6. July 9, 2024
    Permits City approves the planned unit development for nine buildings Local government · Oct. 2026
  7. July 26, 2024
    Site CI Yorkville LLC buys the site from Yorkville Nexus LLC for $61.0M (county deed records) County deed records · July 2024
  8. Feb. 10, 2026
    Permits City approves a minor amendment cutting the plan to eight buildings Local government · Oct. 2026
  9. April 2026
    Construction Site grading for access and the substation begins Local government · Oct. 2026
  10. May 6, 2026
    Site City staff flags a draft 960 MW figure against 540 MW in the filing; the petitioner answers 654 MW Local government · Oct. 2026
  11. July 1, 2026
    Money Illinois pauses new data-center tax-exemption agreements; this campus's 2024 agreement predates the pause State agency · Oct. 2026
  12. July 14, 2026
    Permits City approves the major change to eight single-story buildings Local government · Oct. 2026
  13. Sept. 22, 2026
    Permits Final plat filed; the same filing moves the first building start to spring 2027 Local government · Oct. 2026
  14. Dec. 2027
    Power Site energization expected before the end of the year (petitioner) Local government · Oct. 2026
Construction activity

Building activity by quarter

Since May 2023: 2 FAA filings (Jan. 2026 to Aug. 2026): tallest crane 200 ft (Jan. 2026); 2 satellite captures.

FAA filings
Satellite
’24
’25
’26
Dot size: records in the quarter, largest = 1. Two-digit years mark each first quarter.
The buildings

Specs

8 buildings, 1.85M sq ft
as finally requested in the July 2026 plan (down from nine buildings, 2.45M sq ft, in 2024)
Local government · Oct. 2026
72 MW each
critical IT capacity in seven buildings (108 MW utility); one 36 MW building
Local government · April 2026
1,881 jobs
permanent at full build-out, consultant estimate
Local government · Oct. 2026
Weekdays 11am to 5pm
only window for generator testing under the amended agreement
Local government · Oct. 2026
Who is involved

Owners, partners and builders

Developer and owners
  • CyrusOne: developer, owned by KKR and Global Infrastructure Partners
  • C1 Yorkville LLC: petitioner and owner
  • Yorkville Nexus LLC (Green Door Capital): former owner and co-petitioner
Utility
  • Commonwealth Edison (ComEd): transmission and retail service
  • PJM: grid operator
Decision-makers
  • Yorkville City Council and Planning and Zoning Commission
  • Illinois Department of Commerce and Economic Opportunity
Advisers
  • Rosanova & Whitaker: counsel
  • Gruen + Associates: economic impact
  • The Power Bureau: electric system study
Still unknown

Open questions

Where this comes from

188 records from 25 documents

Drawn from local government records, public and commercial datasets, news reports, business registries, state agency records, securities filings and satellite captures, each kept with its date and source. The bar shows documents by type.

Local government 11Dataset 6News report 6State agency 3SEC filing 1Satellite 0
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 (24)
  • Buildings approved 2024: 9 two-story buildings totaling 2,451,200 sq ft plus an on-site substation (Preliminary PUD Plan)
    “The Preliminary PUD Plan specifically approved development of the Property with nine (9) two-story data center buildings comprising 2,451,200 square feet of total building area”
    Local government · Oct. 2026 · grade A
  • Utility service: 654 MW
    “Petitioner anticipates maximum power load to be 654 MW”
    Local government · Oct. 2026 · grade A
  • Construction stage: Site work under way: grading for site access and the on-site electrical substation commenced spring 2026; no building construction yet
    “Construction on the Property commenced spring of 2026 with site grading associated with access to the Property and the electrical substation”
    Local government · Oct. 2026 · grade A
  • Substation area sq ft: 401120 sq ft
    “Substation Area 436' x 920' (401,120 sq. ft.)”
    Local government · Oct. 2026 · grade A
  • City staff caught three different MW figures inside the petitioner's own CHI 11 packet: the draft Power Bureau study called the project a 960 MW data center, the GG+A reports used 540 MW of critical IT capacity, and staff re
    “Staff notes the analysis references the project being a 960- megawatt data center. This is inconsistent with prior references to 540-megawatt center”
    Local government · Oct. 2026 · grade A
  • State preemption check: Illinois does not preempt local data-center zoning, and because the site was annexed in 2005 the City of Yorkville - not Kendall County - is the land-use authority. The county's roles are road acc
    “The Property was originally annexed to the City pursuant to Ordinance No. 2005-48 on May 24, 2005”
    Local government · Oct. 2026 · grade A
  • Utility service: 654 MW
    “to begin operations in 2027 and then grow over time to a targeted 654 MW.”
    Local government · Oct. 2026 · grade B
  • Interconnection status: Full allocation of electrical capacity obtained (petitioner statement in the city-filed PUD major-amendment petition); site expected energized before the end of 2027 with the first transformers du
    “CyrusOne has obtained full allocation of electrical capacity for the project, is scheduled to take delivery of the first electrical transformers for the Yorkville campus later this fall”
    Local government · Oct. 2026 · grade B
  • large load interconnection request: interconnection approvals approved for initial power flows in 2026-2027; developer obligated to pay the full interconnection costs under a ComEd TSA
    “the interconnection approvals for the Project have already been approved for initial power flows to begin during the 2026-2027 period”
    Local government · Oct. 2026 · grade B
  • IT capacity: 540 MW
    “Buildings 1, and 3, 4, 5, 6, 7, and 8 are planned to each contain 246,387 square feet of building space and support approximately 72 megawatts (MW) of critical IT load (108 MW utility load)”
    Local government · Oct. 2026 · grade B
  • Utility service: 810 MW
    “Collectively, these eight buildings would support approximately 540 MW of critical IT capacity, assuming a power usage effectiveness (PUE) of 1.5”
    Local government · Oct. 2026 · grade B
  • On-site generation: not stated
    “No utility scale battery energy storage is proposed”
    Local government · Oct. 2026 · grade B
  • Power plan: Grid - ComEd transmission service via a dedicated developer-built substation fed by two 345 kV lines from a modified ComEd Plano substation, under a FERC-jurisdictional Transmission Security Agreement
    “Electric service for the Project will be provided by a modification of ComEd's Plano substation that will accommodate the extension of two (2) 345 kV lines to the site”
    Local government · Oct. 2026 · grade B
  • Stage: Building on track for the site and substation phase; the first building (11A) start slipped from fall 2026 to spring 2027 in the petitioner's own filings
    “CyrusOne anticipates commencing site development activity for Phase 2 and construction of Building 11A in spring of 2027”
    Local government · Oct. 2026 · grade B
  • First power: 2027
    “CyrusOne has obtained allocation of electrical capacity necessary for the project and expects to have the site energized before the end of 2027”
    Local government · Oct. 2026 · grade B
  • Utility: Commonwealth Edison (ComEd)
    “Owners of new large loads in the ComEd service territory are required to enter a Transmission Service Agreement (TSA)”
    Local government · Oct. 2026 · grade B
  • Grid operator: PJM
    “the additional load for the Project has already been included in PJM's load forecast”
    Local government · Oct. 2026 · grade B
  • interconnection approval: approved for initial power flows
    “the interconnection approvals for the Project have already been approved for initial power flows to begin during the 2026-2027 period”
    Local government · Oct. 2026 · grade B
  • The petitioner's power study projects the project will pay over $626 million under ComEd's Rider ETAC (Energy Transition Assistance Charge) over its first 30 years of operations - a consultant projection in a petitioner-
    “the Yorkville Data Center is projected to pay over $626 million”
    Local government · Oct. 2026 · grade B
  • IT capacity: 540 MW
    “support approximately 72 megawatts of critical IT load; Building 2 is planned to include 129,350 square feet of building space with 36 MW of critical IT load; derived 7 x 72 + 36 = 540”
    Local government · April 2026 · grade B
  • Utility service: 810 MW
    “approximately 72 megawatts (“MW”) of critical IT load (108 MW utility load); Building 2 ... with 36 MW of critical IT load (54 MW utility load); derived 7 x 108 + 54 = 810”
    Local government · April 2026 · grade B
  • Stated campus size: not stated
    “the project would consist of up to nine two-story buildings developed over 10-20 years and an on-site substation”
    News report · Oct. 2026 · grade C
  • Original target date: not stated
    “Russ Whitaker, a spokesperson for CyrusOne, said the project would consist of up to nine two-story buildings developed over 10-20 years and an on-site substation”
    News report · Oct. 2026 · grade C
  • Illinois SB 25 (signed Jan 8, 2026, effective Jun 1, 2026) requires IEPA air permit applications for most data centers filed on or after Dec 1, 2026 to propose EPA Tier 4 emergency diesel generators, beyond the federal T
    “air permit applications submitted to the Illinois Environmental Protection Agency (IEPA) for most data centers will need to propose emergency diesel backup generators meeting U.S. EPA Tier 4 emissions standards”
    News report · Oct. 2026 · grade C
Money and contracts (39)
  • Buildings current: 8 single-story buildings (CHI 11 PUD Plan, approved Jul 14, 2026)
    “The site will consist of eight (8) one-story standalone buildings with a total building area of up to 2,163,800 square feet”
    Local government · Oct. 2026 · grade A
  • Building area sq ft: 1854805 sq ft
    “Petitioner is requesting approval of 1,854,805 square feet, which reflects a decrease in buildable area of approximately 310,000 square feet”
    Local government · Oct. 2026 · grade A
  • Dceo investment commitment: 250000000 USD
    “C1 Yorkville LLC 2024 Yorkville $250,000,000 $15,625,000 20 N”
    State agency · Oct. 2026 · grade A
  • Dceo estimated benefit: 15625000 USD
    “The Estimated Value of Credit is calculated at 6.25% of the investment commitment”
    State agency · Oct. 2026 · grade A
  • PUD Agreement (Ordinance 2024-33): scope Special use PUD for an Energy Industrial Use data center campus: nine two-story buildings (2,451,200 sq ft) plus an on-site substation, phased over 10-20 years
    “On July 9, 2024, the City approved a special use for a planned unit development and a Planned Unit Development Agreement (the PUD Agreement) for the Property”
    Local government · Oct. 2026 · grade A
  • PUD Agreement (Ordinance 2024-33): vested rights / waiver of future standards (Sections 2.1 and 4.3) Waiver of subsequently adopted, more stringent Energy Industrial Use regulations; the development standards in the 2024
    “Sections 2.1 and 4.3 of the previously approved PUD Agreement permit the waiver of subsequently adopted, more stringent Energy Industrial Use regulations”
    Local government · Oct. 2026 · grade A
  • PUD Agreement (Ordinance 2024-33): utility recapture (modification standard #12, Regional Utility Improvements) Developer extends public water and sanitary utilities to and through the property and receives recapturable
    “the proposed development will extend public utilities (water and sanitary) to and through the property resulting in recapturable payments to the developer”
    Local government · Oct. 2026 · grade A
  • PUD Agreement (Ordinance 2024-33): amendment criteria (Section 7.1) A major amendment is triggered by, among other things, a more than 10 percent increase in building square footage, any structure over 100 feet in height
    “Section 7.1 of the approved Planned Unit Development (PUD) agreement established the criteria for major amendments”
    Local government · Oct. 2026 · grade A
  • PUD Agreement (Ordinance 2024-33): parking (Section 2.4) Parking ratio of 0.2 spaces per 1,000 square feet of net floor area, and in no case less than 400 parking spaces including ADA spaces
    “the approved Planned Unit Development (PUD) agreement stated in Section 2.4 that the parking ratio shall be 0.2 spaces per 1,000 square feet of net floor area”
    Local government · Oct. 2026 · grade A
  • PUD Agreement (Ordinance 2024-33): appearance standards deviation (Section 2.11) Deviation from certain UDO appearance standards permitted; petitioner must provide prototype building elevations and updated elevations wit
    “Per Section 2.11 of the approved Planned Unit Development (PUD) agreement, the petitioner was permitted to deviate from certain aspects of the Appearance Standards”
    Local government · Oct. 2026 · grade A
  • PUD Agreement (Ordinance 2024-33): signage (Section 2.12) Petitioner may install a monument sign on Eldamain Road at the project entrance and a monument sign on Faxon Road (the Faxon Road sign was dropped under the CHI 1
    “Per Section 2.12 of the previously approved Planned Unit Development (PUD) agreement, the petitioner was allowed to install a monument sign on Eldamain Road”
    Local government · Oct. 2026 · grade A
  • PUD Agreement (Ordinance 2024-33): condition (photometric plan) Developer agrees to submit a photometric plan with manufacturers cut sheets for the parking-area lighting standards to the City for approval, with the final
    “the developer agrees to submit to the City for its approval a photometric plan with manufacturers cut sheets of the proposed lighting standards”
    Local government · Oct. 2026 · grade A
  • Minor Amendment to the PUD (Ordinance Sept. 2026): scope Amended PUD Plan: the nine approved buildings reduced to eight two-story buildings totaling 2,163,800 sq ft
    “Ord. 2024-33 approving a special use Planned Unit Development and Ord. 2026-09 Minor Amendment to the Approved Planned Unit Development”
    Local government · Oct. 2026 · grade A
  • First Amended PUD Agreement: scope / amendment Major change approved with the CHI 11 PUD Plan: eight single-story buildings, 1,854,805 sq ft as finally requested; secondary access moved from Faxon Road to a full access o
    “On July 14, 2026, the City approved a major change to the Amended PUD as reflected on Exhibit D (the CHI 11 PUD Plan)”
    Local government · Oct. 2026 · grade A
  • First Amended PUD Agreement: conditions (acknowledgments to be written into the amended agreement) Petitioner must acknowledge: generator operational testing only between 11am and 5pm on weekdays, non-holidays (UDO 10-4-
    “Staff will require written confirmation from the petitioner acknowledging this standard as part of the amended Planned Unit Development (PUD) agreement”
    Local government · Oct. 2026 · grade A
  • DCEO Data Center Investment Program MOU: investment floor 250000000 USD
    “Make at least a $250 million capital investment collectively between the data center owner/operator and any tenants”
    State agency · Oct. 2026 · grade A
  • DCEO Data Center Investment Program MOU: jobs floor At least 20 new full-time or full-time-equivalent jobs in the operation or maintenance of the data center, with total compensation at or above 120 percent of the averag
    “The jobs must have total compensation equal to or exceeding 120% of the average wage paid to fulltime employees in the county”
    State agency · Oct. 2026 · grade A
  • DCEO Data Center Investment Program MOU: benefit / term Sales and use tax exemptions (state and local retailers occupation, use, service use and service occupation taxes) for up to 20 years, with exemption certificates i
    “While the qualifying data center owners and operators may receive exemptions for up to 20 years, tax exemption certificates are issued in five-year increments”
    State agency · Oct. 2026 · grade A
  • DCEO Data Center Investment Program MOU: clawback / repayment The MOU must state the repayment obligations if the capital investment or jobs targets are not achieved; an agreed-upon-procedures report from an independent
    “The repayment obligations should these targets not be achieved and any conditions under which repayment by the data center or tenant claiming the exemption will be required”
    State agency · Oct. 2026 · grade A
  • DCEO Data Center Investment Program MOU: condition (carbon neutral) Within two years of the project being placed in service, the data center must demonstrate that it is carbon neutral or has attained an approved green bu
    “Within two years of the project being placed in service, demonstrate that the data center is carbon neutral or attained one of the following green building standards”
    State agency · Oct. 2026 · grade A
  • Illinois paused the Data Center Investment Program effective July 1, 2026 while a new framework is negotiated. C1 Yorkville's MOU dates to 2024, before the pause, and DCEO's report notes that exemption certificates may c
    “Gov. JB Pritzker paused the Data Center Investment Program effective July 1, 2026”
    State agency · Oct. 2026 · grade A
  • Tenant status: none found - CyrusOne develops for its customer base; no tenant named for Yorkville
    “none found”
    grade B
  • Tenants: not stated
    “construction is planned to begin with Building 11A (northwest quadrant) this fall with an anticipated tenant occupancy by the end of Q1 2028”
    Local government · Oct. 2026 · grade B
  • Tenant status: No tenant announced; speculative build
    “construction is planned to begin with Building 11A (northwest quadrant) this fall with an anticipated tenant occupancy by the end of Q1 2028”
    Local government · Oct. 2026 · grade B
  • Projected city tax revenue at build-out: 16794087 USD per year
    “The CyrusOne data center campus is forecast to generate approximately $16,794,100 of annual tax revenue for the city of Yorkville General Fund at build-out”
    Local government · Oct. 2026 · grade B
  • PUD Agreement (Ordinance 2024-33): termination FINDING: No termination, cancellation, or failure-to-develop clause was located in the public record for the PUD Agreement. The executed agreement text is not published in t
    “The previously approved Planned Unit Development (PUD) agreement for the C1 Yorkville (CHI-11) CyrusOne data center campus (Ordinance 2024-33)”
    Local government · Oct. 2026 · grade B
  • PUD Agreement (Ordinance 2024-33): condition (investment and jobs floors) FINDING: No investment floor, jobs floor, development milestone or clawback running to the City appears in the PUD Agreement as described in the c
    “The original PUD Agreement established the following:”
    Local government · Oct. 2026 · grade B
  • Transmission Security Agreement (TSA): cost responsibility / financial security The developer pays the full cost of connecting the project to the PJM regional grid and provides financial security for 10 years of transmis
    “The TSA requires the Project developer to provide financial security for 10 years of transmission service revenues under a take or pay structure”
    Local government · Oct. 2026 · grade B
  • Transmission Security Agreement (TSA): shortfall / customer protection If the project fails to meet its projected load ramp, the developer is obligated to cover all cost shortfalls, which are then credited back to ComEd
    “If the Project fails to meet its projected load ramp, then the developer is obligated to cover all cost shortfalls, which are then credited back to ComEd customers”
    Local government · Oct. 2026 · grade B
  • ComEd retail delivery service: rate class / supply The project is a ComEd retail customer; once its demand exceeds 10 MW it is placed in the Extra-Large Load Delivery Class, and it must secure supply either through ComEd
    “Once the Project demand exceeds 10 MW it will be placed in the Extra-Large Load Delivery Class”
    Local government · Oct. 2026 · grade B
  • Green Door Capital's Yorkville Nexus IV LLC holds parcels adjoining the campus (east on Beecher Road, where the petitioner also bought land for utility improvements, and south of Faxon Road). Annexed and rezoned Green Do
    “YORKVILLE NEXUS IV LLC % GREEN DOOR CAPITAL INVESTMENTS LLC”
    Local government · Oct. 2026 · grade B
  • Land purchase (recorded deed): contract value 12784500 USD
    “Recorded: Dec. 17, 2025 · Price: $12,784,500 · Grantor: JYJ LLC · Grantee: PGP DEVELOPMENT LLC · Parcel number: 02-17-300-001 · Address: 2622 BEECHER RD · City: YORKVILLE”
    County deed records · Dec. 2025 · grade B
  • Land purchase (recorded deed): contract value 25552000 USD
    “Recorded: Dec. 17, 2025 · Price: $25,552,000 · Grantor: PGP DEVELOPMENT LLC · Grantee: CI YORKVILLE LLC · Parcel number: 02-17-300-001 · Address: 2622 BEECHER RD · City: YORKVILLE”
    County deed records · Dec. 2025 · grade B
  • Land purchase (recorded deed): contract value 60964500 USD
    “Recorded: July 26, 2024 · Price: $60,964,500 · Grantor: YORKVILLE NEXUS LLC · Grantee: CI YORKVILLE LLC · Parcel number: 02-18-400-004 · Address: 2700 ELDAMAIN RD · City: YORKVILLE”
    County deed records · July 2024 · grade B
  • Land purchase (recorded deed): contract value 8409500 USD
    “Recorded: June 14, 2023 · Price: $8,409,500 · Mortgage1amount: 12500000 · Grantor: NGH FARMS LLC · Grantee: YORKVILLE NEXUS LLC · Parcel number: 02-18-300-004 · Address: 2700 ELDAMAIN RD · City: YORKVILLE”
    County deed records · June 2023 · grade B
  • Land acquisition price: 61000000 USD
    “In 2024, CyrusOne paid nearly $61 million for about 230 acres in Kendall County to develop a data center in Yorkville”
    News report · Oct. 2026 · grade C
  • Engineering services contract (substation review): scope / cost pass-through 149600 USD
    “The contract is for the CyrusOne data center substation project in the city, and costs from the contract are set to come in at no more than $149,600”
    News report · Oct. 2026 · grade C
  • Yorkville's city administrator states that none of the city's three approved data center projects receives local tax incentives. This campus pays full property tax plus the municipal electric utility tax; GG+A projects a
    “Yorkville City Administrator Bart Olson says none of them are getting local tax incentives”
    News report · Oct. 2026 · grade C
  • The site's chain of title runs ComEd to NGH Farms (2003, $3.8M) to Green Door Capital (2023, about $8.5M) to CyrusOne (2024, nearly $61M). The land assembler's affiliate, Yorkville Nexus LLC, then appears as owner and co
    “That farm operator, NGH Farms, purchased the land from ComEd in 2003 for $3.8 million”
    News report · Oct. 2026 · grade C
Permits and government (21)
  • Zoning: M-2 General Manufacturing District
    “The Property is zoned M-2 General Manufacturing District under the United City of Yorkville Unified Development Ordinance”
    Local government · Oct. 2026 · grade A
  • Jurisdiction: City of Yorkville holds land-use jurisdiction (site inside city limits since 2005); Kendall County has no zoning authority over the site
    “The subject property consists of seven (7) parcels and is zoned M-2 GENERAL MANUFACTURING DISTRICT”
    Local government · Oct. 2026 · grade A
  • annexation: annexed
    “The Property was originally annexed to the City pursuant to Ordinance No. 2005-48 on May 24, 2005”
    Local government · Oct. 2026 · grade A
  • special use / planned unit development: approved
    “On July 9, 2024, the City approved a special use for a planned unit development and a Planned Unit Development Agreement (the PUD Agreement) for the Property”
    Local government · Oct. 2026 · grade A
  • PUD minor amendment: approved
    “On February 10, 2026, the City approved a Minor Amendment to the approved Planned Unit Development and the amended PUD Plan”
    Local government · Oct. 2026 · grade A
  • site development permits: issued
    “Shortly after the City's approval of the Amended PUD Plan, Petitioner pulled necessary and appropriate site development permits and commenced construction”
    Local government · Oct. 2026 · grade A
  • PUD major amendment: approved
    “On July 14, 2026, the City approved a major change to the Amended PUD as reflected on Exhibit D (the CHI 11 PUD Plan)”
    Local government · Oct. 2026 · grade A
  • final plat of subdivision: petition filed - pending
    “Petitioner now seeks approval of a Final Plat of Subdivision (the Final Plat) pursuant to plans submitted herewith”
    Local government · Oct. 2026 · grade A
  • environmental information report: report provided
    “The petitioner has provided a Natural Resources Information report dated June 2024 as prepared by the Kendall County Soil & Water Conservation District”
    Local government · Oct. 2026 · grade A
  • state incentive qualification: qualified - MOU executed
    “The Department entered into MOUs and issued tax exemption certificates with the following 34 data center owners or operators as of December 31, 2025”
    State agency · Oct. 2026 · grade A
  • Yorkville Planning and Zoning Commission: Public hearing - case PZC 2024-15, C1 Yorkville special use PUD and Preliminary PUD Plan
    “The public hearing is tentatively scheduled for Wednesday, June 12, 2024 at 7:00 PM at the United City of Yorkville, City Hall”
    Local government · Oct. 2026 · grade A
  • Yorkville City Council: Approval of special use PUD and PUD Agreement (Ordinance 2024-33)
    “On July 9, 2024, the City approved a special use for a planned unit development and a Planned Unit Development Agreement (the PUD Agreement) for the Property”
    Local government · Oct. 2026 · grade A
  • Yorkville City Council: Minor Amendment to the approved PUD (Ordinance Sept. 2026)
    “On February 10, 2026, the City approved a Minor Amendment to the approved Planned Unit Development and the amended PUD Plan”
    Local government · Oct. 2026 · grade A
  • Yorkville Plan Council: Staff review of the CHI 11 major amendment (case PZC March 2026): Community Development Director memo of May 6, 2026 with petitioner responses
    “Petitioner anticipates commencing construction of the first building of the campus before the end of the 4th quarter of 2026”
    Local government · Oct. 2026 · grade A
  • Yorkville City Council: Major change to the PUD (CHI 11 PUD Plan) and First Amended PUD Agreement
    “On July 14, 2026, the City approved a major change to the Amended PUD as reflected on Exhibit D (the CHI 11 PUD Plan)”
    Local government · Oct. 2026 · grade A
  • FAA OE/AAA Determination (crane): Determined - No Hazard
    “6097.00-IL CyrusOne - CHI 11A - Yorkville; Crane; 160 ft AGL; Determined - No Hazard”
    FAA · Aug. 2026 · grade A
  • FAA OE/AAA Determination (temporary crane): Determined - No Hazard
    “Temporary Crane, 200 ft AGL, 41.69428056,-88.48816944, Kendall County, Determined - No Hazard”
    FAA · Jan. 2026 · grade A
  • FAA OE/AAA filings evidence vertical construction at the CyrusOne CHI-11 West campus (Yorkville IL): a 160-ft crane whose FAA description names the campus directly ('6097.00-IL CyrusOne - CHI 11A - Yorkville'), submitted
    “ASN 2026-AGL-13661-OE: 6097.00-IL CyrusOne - CHI 11A - Yorkville, Crane, 160 ft AGL, 820 ft AMSL, 41.68390,-88.48730, Determined - No Hazard, submitted 2026-08-25”
    FAA · Jan. 2026 · grade B
  • Residents opposed the project at the 2024 PZC hearing (noise and construction concerns; two homes sit between the parcels) and spoke critically at 2026 council meetings. The city responded with staged developer-paid nois
    “Community members have spoken against rezoning the land, citing concerns about construction and noise levels”
    News report · Oct. 2026 · grade C
  • Yorkville Planning and Zoning Commission: Recommendation on PZC 2024-15 (special use PUD and Preliminary PUD Plan)
    “The PUD for the data center project was unanimously approved for recommendation”
    News report · Oct. 2026 · grade C
  • Yorkville City Council: Contracts approved: Sargent & Lundy for CyrusOne substation project plan review and commissioning support (not to exceed $149,600, a pass-through expense to the developer), and Soundscape Engineer
    “The costs are a passthrough expense to the developer, and therefore will not have an impact on the city's general fund”
    News report · Oct. 2026 · grade C
Site and other (13)
  • Name: CyrusOne Yorkville Campus (CHI-11)
    “also known as CyrusOne's CHI-11 campus”
    Local government · Oct. 2026 · grade A
  • Developer: CyrusOne
    “Petitioner is a wholly owned subsidiary of CyrusOne”
    Local government · Oct. 2026 · grade A
  • Site description: NE corner of Eldamain Road and Faxon Road, Yorkville, Kendall County, IL; east of Eldamain Rd, north of the BNSF railroad and Faxon Rd, west of Beecher Rd
    “immediately east of Eldamain Road, north of the Burlington Northern Santa Fe railroad and Faxon Road, and west of Beecher Road”
    Local government · Oct. 2026 · grade A
  • County: Kendall County
    “northeast corner of Eldamain Road and Faxon Road in the City of Yorkville”
    Local government · Oct. 2026 · grade A
  • Site acres: 228.57 acres
    “TOTAL SITE AREA ±9,956,767.47 SF (±228.57 AC)”
    Local government · Oct. 2026 · grade A
  • Parcel IDs: 02-18-300-001; 02-18-300-002; 02-18-300-003; 02-18-300-004; 02-18-400-004; 02-19-100-004; 02-19-100-005
    “PINs: 02-18-300-001; 02-18-300-002; 02-18-300-003; 02-18-300-004; 02-19-100-004; 02-19-100-005; and 02-18-400-004”
    Local government · Oct. 2026 · grade A
  • Annexation: Annexed to the City of Yorkville by Ordinance No. 2005-48 on May 24, 2005
    “The Property was originally annexed to the City pursuant to Ordinance No. 2005-48 on May 24, 2005”
    Local government · Oct. 2026 · grade A
  • Dceo jobs commitment: 20 jobs
    “The project must result in at least 20 new full-time or full-time equivalent jobs associated with the operation or maintenance of the data center”
    State agency · Oct. 2026 · grade A
  • Building 11A's construction start moved from fall 2026 (April-May 2026 filings, with an occupancy goal of end-Q1 2028) to spring 2027 in the petitioner's Sep 22, 2026 Final Plat petition - a one-to-two-quarter slip visib
    “CyrusOne anticipates commencing site development activity for Phase 2 and construction of Building 11A in spring of 2027”
    Local government · Oct. 2026 · grade A
  • Filing record: CyrusOne is private (KKR/GIP) and files no periodic reports; Yorkville Nexus LLC and C1 Yorkville LLC have no Form D; CyrusOne's pre-buyout registrant record (CIK 0001447945) contains no mention of Yorkvil
    “Form D searches for "Yorkville Nexus" and "C1 Yorkville" each returned 0 documents”
    SEC filing · Oct. 2026 · grade B
  • Current target date: 2028
    “construction is planned to begin with Building 11A (northwest quadrant) this fall with an anticipated tenant occupancy by the end of Q1 2028”
    Local government · Oct. 2026 · grade B
  • Projected jobs at build-out: 1881 jobs
    “On-going operations of the CyrusOne data center development at full build-out are estimated to support 1,881 permanent jobs within the Kendall County economy”
    Local government · Oct. 2026 · grade B
  • Site acres: 228 acres
    “requesting final plat of subdivision approval for approximately 228 acres referred to as the Cyrus One CHI-11 West data center campus”
    Local government · Sept. 2026 · grade B

Imagery and records: Satellite imagery: Sentinel-2 (ESA Copernicus). County deeds: ATTOM.