From orbit
The site
Views of the same ground from above on Feb. 16, 2012 and Feb. 13, 2024. Drag to compare.
Power
Power and the grid
Contracted, size not disclosed
Blue Valley gas plant, phase 1 (off campus)Planned, unpermitted
about 15 gas turbines, 200 to 250 MW, due Oct. 2027; no state air permit found News report · Dec. 2025
Blue Valley gas plant, phase 2 (off campus)Planned, unpermitted
combined cycle, due Dec. 2029; about 1.1 GW with phase 1 News report · Oct. 2026
Proposed
Other sources, size not disclosed
- City utility service under an energy services agreement (interim contracts) Contracted, not yet deliveringdelivery was scheduled to begin Oct. 2026; Nebius reimburses the city; the contract text is not public News report · Dec. 2025
Backup generators (emergency use, not a power supply)
- Backup generators on campus Anticipatedtwo emergency generators per building; backup only, not supply Company · Oct. 2026
Getting on the grid
Who supplies what, what it costs, and what is still not public.
- Dec. 1, 2025Gas plant plan approvedThe city council approves, 6 to 0, an industrial development plan for the private gas plant at the retired Blue Valley site. News report · Dec. 2025
- Dec. 19, 2025Power contracts reported executedCity staff report a signed power purchase agreement with the plant developer and an energy services agreement with Nebius. News report · Dec. 2025
- Jan. 20, 2026Interim supply contractsThe city lines up NextEra ($10.7M, June 2026 to May 2027) and Evergy (about $5.6M, June to Nov. 2027) to bridge until the plant runs; Nebius repays the cost. News report · Jan. 2026
- As of Oct. 2026No air permit for the gas plantNo Missouri air construction permit for the Blue Valley plant was found in the state's public notices. see Permits
- Not setPlant lease, management and construction contractsAs of Feb. 2026 the plant developer still needed a lease, an energy management agreement and a construction contract; no later source confirms them. News report · Oct. 2026
Queue positions on record
- March 1, 2025SPP queue GEN-2024-207778.6 MW, active, in-service date July 2029, at Blue Valley - Blumil 161 kV Line Dataset · Dec. 2025
- March 1, 2025SPP queue GEN-2024-206226.3 MW, active, in-service date July 2026, at Blue Valley 161 kV Substation Dataset · Dec. 2025
- The city-owned utility is outside state rate regulation and sits in the Southwest Power Pool; the plant developer holds two generator interconnection agreements in the SPP queue. News report · Nov. 2025
- The deal is structured so residential rates do not rise and Nebius pays the full cost of power and infrastructure. News report · March 2026
What is next door
Distances from mapped lines and plants. OpenStreetMap · Oct. 2026
Permits
Permits checklist
1 denied · 2 granted · 3 checked, nothing on file
The campus itself needed no rezoning. The open items are the air permit for the supply plant and the city's new rules for future projects.
- ✕Residents' bid to put the plan to a vote DeniedJackson County court · March 25, 2026: petition rejected by the city clerk, then by the judge News report · March 2026
- ✓Zoning GrantedCity of Independence · Dec. 2025: industrial by right; no rezoning needed News report · Dec. 2025
- ✓Chapter 100 tax-abatement plan and bonds (Ordinance 19791) GrantedIndependence City Council · March 2, 2026: up to $150.6B bond authorization ceiling, a ceiling and not project cost; in effect immediately News report · March 2026
- –Checked, nothing on file: Campus air registration (backup generators), Air construction permit, Blue Valley gas plant, Building and site permits
Risks
What could slow it down
- HighGas plant has no air permitThe off-campus plant meant to supply the campus long term has no state air construction permit on record, and its lease and construction contracts were still open as of Feb. 2026. News report · Oct. 2026
- MediumSupply gap until Oct. 2027The campus relies on interim purchased power through Nov. 2027, which the city fronts and Nebius repays. News report · Jan. 2026
- MediumLocal oppositionA resident referendum drive and lawsuit failed (court ruling Mar. 25, 2026), and opposition is credited with several pro-project councilmembers losing their seats. News report · Oct. 2026
- WatchTougher city rulesNew setbacks and permit rules apply to future projects; whether they touch the approved campus is not stated. A 180-day pause on new applications also applies; Nebius is exempt. News report · Oct. 2026
Lawsuits
1 case on record
- Petition denied Mar. 25, 2026 Residents v. City of Independence (Ordinance 19791)Jackson County court News report · March 2026three residents sought a vote on the tax deal
Money
Money on record
$650M+
payments in lieu of taxes over 20 years
projected; advocacy group Good Jobs First puts it near $651.5M News report · March 2026
98% / 90%
real and personal property tax abatement for 20 years
plus sales-tax exemption on construction materials News report · March 2026
$330M+
sales-tax exemptions (outside estimate)
no clawback or job benchmarks found in public descriptions News report · March 2026
$15M+
interim power contracts the city fronts and Nebius repays
$10.7M NextEra plus about $5.6M Evergy News report · Jan. 2026
$5.75B
Nebius convertible notes, Aug. 2026
company-level, for data-center build-out generally; no project financing disclosed News report · Oct. 2026
Timeline
What happened, and what is due
SitePaper trailConstructionPowerPermitsMoneyLegalUpcoming
- Nov. 20, 2025Power City staff brief the utility board on a roughly 1,000 MW gas plant at the retired Blue Valley site News report · Nov. 2025
- Dec. 1, 2025Permits Council approves the gas plant's development plan, 6 to 0 News report · Dec. 2025
- Dec. 2025Site Nebius closes on 398 acres from NorthPoint Development Company · Dec. 2025
- Jan. 20, 2026Power Council takes up interim power contracts to bridge until the plant is running News report · Jan. 2026
- March 2, 2026Permits Council approves the Nebius tax plan and bond ordinance News report · March 2026
- March 25, 2026Site Court rejects residents' bid to put the tax deal to a public vote News report · March 2026
- May 12, 2026Site Nebius breaks ground; its quarterly letter calls it one of two gigawatt-scale US sites SEC filing · Oct. 2026
- July 2026Permits Council passes a 180-day moratorium on new data-center applications; Nebius is exempt Local government · July 2026
- Oct. 5, 2026Permits Council unanimously adopts new data-center rules: 1,000-foot setbacks, special permits above 2.5 MW News report · Oct. 2026
- Oct. 8, 2026Site A labor-group record says the Nebius project faces another lawsuit (no details found) News report · Oct. 2026
- Oct. 2026Power City utility service to the campus scheduled to begin News report · Dec. 2025
- Oct. 2027Power Blue Valley phase 1 (about 225 to 250 MW) due News report · Dec. 2025
Construction activity
Satellite captures by quarter
Since Feb. 2012: 73 satellite captures. The chart starts in the first quarter of 2023; 11 earlier records are not drawn.
Satellite
’23
’24
’25
’26
Dot size: records in the quarter, largest = 6. Two-digit years mark each first quarter.
The buildings
Specs
2.5 million sq ft
planned, up to 10 buildings built in stages over 3 to 5 years (press)
- Closed loop: cooling; one-time fill of 1M gallons per 200 MW, then 400,000 to 640,000 gallons a year Company · Oct. 2026
- No rezoning: the site is already zoned industrial News report · Dec. 2025
Who is involved
Owners, partners and builders
Owners and developers
- Nebius Group (Nasdaq: NBIS): developer and owner-occupant
- NorthPoint Development: sold the land
- Independence Power Partners (Exigent Energy, United Energy Trading, Rainbow Energy): Blue Valley gas plant developer
Utility and power
- Independence Power & Light: city-owned utility
- NextEra and Evergy: interim power suppliers
Decision-makers
- Independence City Council: approved the tax plan, then the moratorium and new rules
Builders and advisers
- HKS: project architect
Still unknown
Open questions
- Delivered power to the campus and the in-service date.
- Whether the gas plant gets an air permit and its remaining contracts.
- Any campus air registration or city building permits.
- Which end customer, if any, the campus is built for (Nebius's Microsoft and Meta contracts are not tied to this site).
Where this comes from
373 records from 35 documents
Drawn from news reports, public and commercial datasets, securities filings, company statements, state agency records, local government records, our own analysis and satellite captures, each kept with its date and source. The bar shows documents by type.
News report 20Dataset 7SEC filing 4Company 3State agency 3Local government 1Analysis 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 (35)
- Nebius company-wide contracted power: more than 2 GW (Feb 2026, 20-F) rising to more than 3.5 GW (Q1 2026 letter) with YE2026 guidance raised above 5 GW (Q2 2026 letter). Independence (1.2 GW) is one of two US gigawatt-s“>2.5 GW (Aug’25) >3 GW (Nov’25) >4 GW (Feb’26) >5 GW (May’26) Current 5GW”SEC filing · Oct. 2026 · grade A
- Stated campus size: 1,200 MW“alongside the 1.2 GW AI factory in Independence, Missouri”SEC filing · May 2026 · grade A
- Stated campus size: 1,200 MW“alongside the 1.2 GW AI factory in Independence, Missouri”SEC filing · May 2026 · grade A
- Stated campus size: 1,200 MW“alongside the 1.2 GW AI factory in Independence, Missouri”SEC filing · May 2026 · grade A
- County code: 29095“Eastgate Commerce Center anchor: Jackson County MO (29095) per FCC point-in-county lookup on the commerce-center point (39.0731865,-94.3253689); the campus and its Eastgate substations are in Jackson County”Dataset · Oct. 2026 · grade B
- Nearest power line of 345 kV or more: 7.66 kmMeasured on OpenStreetMap map data.
- Nearest substation of 345 kV or more: 14.55 kmMeasured on OpenStreetMap map data.
- On-site generation: not stated“Anticipate two back-up emergency generators for each facility”Company · Oct. 2026 · grade B
- Grid operator: SPP“Derived from Independence Power & Light (IPL) and IPL participation in the Southwest Power Pool (SPP)”Company · Oct. 2026 · grade B
- Water use: closed-loop cooling; one-time fill 1M gallons per 200 MW; recurring use 400,000-640,000 gallons per year“One-time, 1M gallon/200 MW system fill; Recurring use of 400,000 — 640,000 gallons/year for staff and process support”Company · Oct. 2026 · grade B
- Air emissions class: minor source (company statement); EPA registration planned“Facility expected to be a minor source of air emissions. Nebius will register with the EPA in addition to other local jurisdictions”Company · Oct. 2026 · grade B
- Stated campus size: 1,200 MW“The approval of the plan enables Nebius to proceed with the construction of the Independence AI factory, which has potential capacity of up to 1.2 GW.”Company · March 2026 · grade B
- Utility: Independence Power & Light (IPL, municipal)“The campus connects to Independence Power & Light (IPL), the city’s municipally owned utility”Company · March 2026 · grade B
- Interconnection status: ESA signed with Independence Power & Light (municipal utility): ESA power delivery to the campus begins October 2026; dedicated supply comes from Independence Power Partners' Blue Valley redevelop“The campus connects to Independence Power & Light (IPL), the city's municipally owned utility, and is structured so as not to increase residential power rates.”Company · March 2026 · grade B
- Stated campus size: 1,200 MW“The approval of the plan enables Nebius to proceed with the construction of the Independence AI factory, which has potential capacity of up to 1.2 GW.”Company · March 2026 · grade B
- generator interconnection request: active - generator interconnection request“"SPP"; "Blue Valley - Blumil 161 kV Line"”Dataset · Dec. 2025 · grade B
- generator interconnection request: active - generator interconnection request“"SPP"; "Blue Valley 161 kV Substation"”Dataset · Dec. 2025 · grade B
- Stated campus size: 800 MW“800 (City of Independence-stated minimum campus demand; Nebius project page now says up to 1,200 MW ultimate)”grade B
- Stated campus size: 800 MW“800 (City of Independence-stated minimum campus demand; Nebius project page now says up to 1,200 MW ultimate)”grade B
- Nearest gas pipeline: none mapped within 16 kmMeasured on OpenStreetMap map data.
- Associated generation offsite: Independence Power Partners (United Energy Trading / Exigent Energy / Rainbow Energy) is rebuilding the retired Blue Valley Power Plant site to serve the campus - about 250 MW by Oct. 2027“Power would be drawn from a new facility developed by Independence Power Partners (IPP) at the retired Blue Valley Power Plant site.”News report · Oct. 2026 · grade C
- IT capacity: not stated“Contracted power is capacity that has been secured by land and contracted power commitments”SEC filing · Oct. 2026 · grade C
- Utility service: not stated“an energy services agreement (ESA) between IPL and Nevius [Nebius]. City staff said both agreements were executed after Nevius closed on the land”News report · Oct. 2026 · grade C
- Power plan: hybrid: IPL municipal grid service under executed ESA, backed by dedicated off-campus IPP Blue Valley gas plant plus SPP market energy and interim passthrough contracts“the ESA will deliver power for a large data center beginning Oct. 2026”News report · Oct. 2026 · grade C
- Regulatory jurisdiction: Site is inside Independence city limits (charter city); land use and Chapter 100 incentives are city decisions; IPL is a municipal utility outside Missouri PSC rate regulation; air permitting is“the Eastgate site is already zoned for industrial uses and that no zoning change is required”News report · Oct. 2026 · grade C
- Land closed (398 acres from NorthPoint Development, early Dec 2025); IPL-Nebius ESA and IPL-IPP PPA/ESA executed Dec 2025; council approved the separate IPP Blue Valley Chapter 100 plan Dec 1, 2025“The data center’s power and rate arrangements are tied to two contracts: a power purchase agreement (PPA) between Independence Power and Light (IPL) and Independence Power Partners, and an energy services agreement (ESA) between IPL and Nevius”News report · Oct. 2026 · grade C
- ESA power delivery scheduled to begin Oct 2026 via interim passthrough contracts; IPP Blue Valley phase 1 (~225-250 MW, ~15 turbines) due Oct 2027; first campus phase launch 2028; Blue Valley phase 2 (~850 MW combined cy“The energy services agreement has us providing power to the data center starting in October 2026”News report · Oct. 2026 · grade C
- The campus's supply plant is OFF-CAMPUS: Independence Power Partners is redeveloping the retired Blue Valley Power Plant site (built 1958, retired 2020 at 90 MW) with ~1,100 MW of planned new gas generation in two phases“Staff described a proposed project by Independence Power Partners (Exigent Energy, United Energy Trading, Rainbow Energy) to build up to ~1,000 MW at Blue Valley in two phases”News report · Oct. 2026 · grade C
- Utility: Independence Power & Light (IPL)“The campus connects to Independence Power & Light (IPL), the city's municipally owned utility”News report · March 2026 · grade C
- Interconnection status: SPP queue position located: City of Independence requests GEN-2024-207 (778.6 MW gas, Blue Valley - Blumil 161 kV) and GEN-2024-206 (226.3 MW gas, Blue Valley 161 kV), filed March 1, 2025, total 1,00“Power would be drawn from a new facility developed by Independence Power Partners (IPP) at the retired Blue Valley Power Plant site”News report · Dec. 2025 · grade C
- large load interconnection request: ESA executed; power delivery to the data center begins October 2026 (city utility staff, Public Utility Advisory Board briefing, Dec 19, 2025)“the energy services agreement has us providing power to the data center starting in October 2026”News report · Dec. 2025 · grade C
- Stated campus size: 800 MW“This project will require at least 800MW, according to the city”News report · Dec. 2025 · grade C
- generator interconnection (off-campus supply plant): two generator interconnection agreements in SPP queue“two generator interconnect agreements are already in the Southwest Power Pool (SPP) queue”News report · Nov. 2025 · grade C
- On-site generation: 1,000 MW“Staff said the proposal contemplates two phases: Phase 1 of roughly 225 megawatts expected to come online in late 2027, and Phase 2 of about 775 megawatts by 2030”News report · Nov. 2025 · grade C
- generator interconnection request: PPA and ESA executed (city utility staff, Dec 2025); generation plan briefed to PUAB Nov 20, 2025 - Phase 1 ~225 MW late 2027, Phase 2 ~775 MW by 2030“Staff said the proposal contemplates two phases: Phase 1 of roughly 225 megawatts expected to come online in late 2027, and Phase 2 of about 775 megawatts by 2030”News report · Nov. 2025 · grade C
Money and contracts (32)
- Nebius's named hyperscaler contracts (Microsoft and Meta, multi-year, multi-billion dollar, five-year per the 20-F) are company-level capacity contracts; no filing, city document or release ties either customer to the In“In 2025 and early 2026, we secured significant long-term committed contracts with two large hyperscalers, Microsoft and Meta. These multi-year, multi-billion dollar agreements”SEC filing · Oct. 2026 · grade A
- compute services (end customer): scope not named end customer“The planned AI factory at this location will be delivered in phases beginning in 2027 and will add to Nebius's rapidly expanding US footprint, alongside the 1.2 GW AI factory in Independence, Missouri.”SEC filing · May 2026 · grade A
- Tenants: Nebius (owner-occupied AI cloud; self-occupied)“Nebius is building an AI factory near Route 78 and Little Blue Parkway”Company · Oct. 2026 · grade B
- Tenant status: owner-occupied - no tenant“The approval of the plan enables Nebius to proceed with the construction of the Independence AI factory, which has potential capacity of up to 1.2 GW.”Company · March 2026 · grade B
- Tenant status: no third-party tenant or named end customer for this campus“we secured significant long-term committed contracts with two large hyperscalers, Microsoft and Meta”SEC filing · Oct. 2026 · grade C
- energy services agreement (ESA): minimum bill / payment schedule FINDING: no minimum-demand, minimum-bill or take-or-pay schedule for the ESA has been published; the ESA text is not public (negotiations authorized in exe“authorizations in executive session were consistent with Missouri statute section 610.021 because negotiations involved sealed proposals and contracts”News report · Oct. 2026 · grade C
- Company-level (not site-specific): Nebius closed a private offering of convertible senior notes in August 2026 with gross proceeds of approximately $5.75 billion, with proceeds earmarked in part for data center construct“intends to use the net proceeds from the offering of the Notes to finance the continuing growth of its business, including expenditures related to the construction and build-out of its data centers”News report · Oct. 2026 · grade C
- Chapter 100 industrial development plan and bonds: authorization 150600000000 USD“The Independence City Council passed Bill No. 26-019, Ordinance No. 19791, authorizing revenue bonds and approving documents tied to the Nebius project”News report · March 2026 · grade C
- energy services agreement (ESA): rate protection structured so residential rates are not increased; Nebius pays full cost of power and infrastructure“The campus connects to Independence Power & Light (IPL), the city's municipally owned utility, and is structured so as not to increase residential power rates”News report · March 2026 · grade C
- Chapter 100 industrial development plan and bonds: PILOT 650000000 USD (projected, over 20-year term)“Nebius will make Payments in Lieu of Taxes (PILOT) projected to deliver over $650 million to the city, local school districts, and other taxing jurisdictions over the 20-year term”News report · March 2026 · grade C
- community benefits commitment: scope STEM and AI literacy programs, workforce development, first-responder support, Community Engagement Panel“a broad community benefits plan, including STEM and AI literacy programs for local schools, workforce development, support for first responders, and the establishment of a Community Engagement Panel”News report · March 2026 · grade C
- Incentives: Chapter 100 plan approved March 2, 2026 (Ordinance 19791): 98% real / 90% personal property abatement, 20 years; sales tax exemption on construction materials; PILOT projected over $650M over the term“Nebius will make Payments in Lieu of Taxes (PILOT) projected to deliver over $650 million to the city, local school districts, and other taxing jurisdictions over the 20-year term”News report · March 2026 · grade C
- Financing: Chapter 100 pass-through: city issues up to $150.6B taxable industrial development revenue bonds in two series; Nebius is the obligor, bonds are an authorization ceiling, not project cost or city debt“the ordinance authorizing the city to issue up to $150.6 billion in revenue bonds for the project went into effect immediately”News report · March 2026 · grade C
- Chapter 100 industrial development plan and bonds: scope two series of taxable industrial development revenue bonds; pass-through structure, Nebius is the obligor“two series of Taxable Industrial Development Revenue Bonds totaling around $150 billion”News report · March 2026 · grade C
- Chapter 100 industrial development plan and bonds: abatement (real property) 98 percent“a 98 percent real property tax abatement and a 90 percent personal property tax abatement lasting for twenty years”News report · March 2026 · grade C
- Chapter 100 industrial development plan and bonds: abatement (personal property) 90 percent“a 98 percent real property tax abatement and a 90 percent personal property tax abatement lasting for twenty years”News report · March 2026 · grade C
- Chapter 100 industrial development plan and bonds: sales tax exemption construction materials exempt; outside estimate of total sales tax breaks over $330M“More than $330 million in sales tax exemptions”News report · March 2026 · grade C
- Chapter 100 industrial development plan and bonds: jobs floor / clawback FINDING: no job-creation benchmarks, capital investment milestones, annual compliance reporting, clawback or automatic abatement-reduction provisio“It is unclear whether the agreement includes: Clear job-creation benchmarks; Defined capital investment milestones; Annual compliance reporting; Clawback provisions”News report · March 2026 · grade C
- interim passthrough power contract: scope / value 10700000 USD“Independence Power and Light will pay for NextEra to provide $10.7 million of energy to the data center from June 2026 to May 2027, with Nebius reimbursing the costs”News report · Jan. 2026 · grade C
- interim passthrough power contract: scope / value 5600000 USD“A second set of contracts between the city and Evergy will last from June to November 2027, for about $5.6 million”News report · Jan. 2026 · grade C
- Chapter 100 lease: decommissioning If a data center ceases operations for more than a year, the company must remove data-center-specific infrastructure and restore the site to greenfield condition, or the city may comple“Chapter 100 lease language already requires decommissioning if a data center ceases operations for more than a year”News report · Jan. 2026 · grade C
- Stated capital cost: 6600000000 USD“The $6.6 billion, 400-acre data center campus”News report · Jan. 2026 · grade C
- energy services agreement (ESA): termination / withdrawal cost protection Nebius remains liable for initial costs fronted by the city if it withdraws“the company would still be on the hook to pay back the initial costs the city covered”News report · Jan. 2026 · grade C
- energy services agreement (ESA): service commencement“the energy services agreement has us providing power to the data center starting in October 2026”News report · Dec. 2025 · grade C
- power purchase agreement (PPA): scope“City staff reported executed purchase power and energy services agreements with Independence Power Partners to redevelop the Blue Valley site”News report · Dec. 2025 · grade C
- energy services agreement (ESA): scope“City staff reported executed purchase power and energy services agreements with Independence Power Partners”News report · Dec. 2025 · grade C
- energy services agreement (ESA): scope“an energy services agreement (ESA) between IPL and Nevius [Nebius]. City staff said both agreements were executed after Nevius closed on the land”News report · Dec. 2025 · grade C
- Chapter 100 industrial development plan (power plant): scope Industrial development plan for the IPP gas plant on IPL land at Blue Valley approved; city retains the land; private partners fund and construct the plant“Private partners will fund and construct the plant, and the city would retain the land and have the option to buy the plant or the power at a future date”News report · Dec. 2025 · grade C
- Chapter 100 industrial development plan (power plant): obligor / indemnity Private entity is the bond obligor and must provide indemnity and insurance protections for the city; structure does not obligate the city to pay“the private entity would be the obligor for bond payments and the company would be required to provide indemnity and insurance protections for the city”News report · Dec. 2025 · grade C
- Square feet: 2500000 sq ft“Nebius is planning a 2.5 million sq ft (232,255 sqm) campus in the existing Eastgate Commerce Center”News report · Dec. 2025 · grade C
- power purchase agreement (PPA): performance guarantee / abandonment protection performance guarantees and a bond/performance mechanism protect the city if the developer abandons the project“performance guarantees and a bond/performance mechanism to protect the city if a developer later abandons the project”News report · Dec. 2025 · grade C
- Chapter 100 industrial development plan (power plant): purchase option City holds an option to purchase the plant or the power at a future date; first option to purchase power“the city would retain the first option to purchase power and an option to acquire assets at the end of the lease”News report · Nov. 2025 · grade C
Permits and government (20)
- FAA airspace cases within 5 nautical miles: 76 cases“2026-ACE-3591-OE Transmission Line Tower 83 ft 38.97720556,-94.432425 Evaluating submitted 08/03/2026”FAA · Oct. 2026 · grade B
- air registration / minor source (campus backup generators): company statement only“Facility expected to be a minor source of air emissions. Nebius will register with the EPA in addition to other local jurisdictions”Company · Oct. 2026 · grade B
- Nebius careers board (Greenhouse, via careers.nebius.com) carries four Independence, Missouri postings at capture, including a new-build general manager: General Manager, Data Center (New Build); DC Operations Manager -“General Manager, Data Center (New Build)”Company · Oct. 2026 · grade B
- Post-approval policy reversal for future projects: 180-day moratorium on new data center applications (July 2026, Nebius expressly exempt) followed by UDO amendments (Oct 5, 2026) imposing 1,000-foot setbacks, special us“The temporary moratorium applies only to new projects or applications that have not already been submitted to, authorized or approved by the City. It does not apply to previously submitted, authorized or approved projects, including the Nebius data center project”Local government · Oct. 2026 · grade B
- City Council: 180-day moratorium on acceptance, processing and issuance of permits for NEW data center and battery energy storage applications“The temporary moratorium applies only to new projects or applications that have not already been submitted to, authorized or approved by the City”Local government · July 2026 · grade B
- Entitlement status: Chapter 100 industrial development incentive plan approved by the Independence City Council on Mar 3, 2026; tax breaks secured Mar 2026“Approval by City Council of Independence, Missouri, enables Nebius to proceed with construction of its largest US AI factory to date”Company · March 2026 · grade B
- Site acres: 398 acres“land closed early Dec 2025, 398 acres from NorthPoint Development; city council process Dec 2025”grade B
- air construction permit (off-campus supply plant): not located“The following public notices have been issued for currently open public comment periods”State agency · Oct. 2026 · grade C
- building / site permits (campus): not retrieved“AI cloud provider Nebius has broken ground on its data center campus in Independence, Missouri”News report · Oct. 2026 · grade C
- Chapter 100 plan and Ordinance 19791 approved by City Council; effective immediately; residents' referendum petition rejected by the city clerk, then by Jackson County court (Mar 25, 2026)“March 2: The Independence City Council passed Bill No. 26-019, Ordinance No. 19791, authorizing revenue bonds and approving documents tied to the Nebius project. The ordinance went into effect immediately”News report · Oct. 2026 · grade C
- Sustained resident opposition: referendum petition drive (Mar 2026), litigation (lost Mar 25, 2026), and organized opposition credited with several pro-project councilmembers losing their seats in subsequent elections. L“the Nebius data center being built there is facing another suit”News report · Oct. 2026 · grade C
- IPP still needed a lease, an energy management agreement and an EPC contract before Blue Valley phase 1 construction could begin (PUAB, Feb 2026); no later source confirms those are in place, and no MDNR air permit for t“the Independence Power Partners project needs a lease, an energy management agreement and an EPC contract before phase 1 construction begins”News report · Oct. 2026 · grade C
- City Council: Unified Development Ordinance amendments for data centers and BESS adopted unanimously: 1,000-foot setbacks from residences and specified public facilities, special use permit required above 2.5 MW, noise i“Independence, Missouri, unanimously approved new zoning rules for data centers and battery energy storage systems amid an existing moratorium on new data center projects”News report · Oct. 2026 · grade C
- City Council: Chapter 100 industrial development plan for the Nebius campus approved; Bill No. 26-019 enacted as Ordinance No. 19791 (up to $150.6B taxable industrial development revenue bonds, two series; 98% real / 90%“The Independence City Council passed Bill No. 26-019, Ordinance No. 19791, authorizing revenue bonds and approving documents tied to the Nebius project. The ordinance went into effect immediately”News report · March 2026 · grade C
- City Council: Interim passthrough power contracts (NextEra June 2026-May 2027, $10.7M; Evergy June-Nov 2027, ~$5.6M) to bridge until Blue Valley phase 1; Chapter 100 decommissioning language discussed“This is just following through on the commitments that we have to provide that capacity prior to the plant coming online”News report · Jan. 2026 · grade C
- Public Utility Advisory Board: Staff report: executed PPA and ESA with IPP; Phase 1 ~15 gas turbines ~200-250 MW by Oct 2027; Phase 2 ~850 MW combined cycle by Dec 2029; ESA delivery to the data center begins Oct 2026“City staff reported executed purchase power and energy services agreements with Independence Power Partners to redevelop the Blue Valley site”News report · Dec. 2025 · grade C
- City Council (study session): Briefing on Nebius campus (just under 400 acres, up to 10 buildings, 2.5M sq ft over 3-5 years) and the linked IPL-Nebius ESA and IPL-IPP PPA“City staff used a Dec. 8 study session to brief the council on a proposed Nevius data-center campus and the companion power-generation plan”News report · Dec. 2025 · grade C
- City Council: Industrial development (Chapter 100) plan for the IPP power plant on IPL land at Blue Valley“The ordinance cleared second reading and passed on a recorded roll call, 6 in favor, 0 opposed”News report · Dec. 2025 · grade C
- Zoning: industrial, by right; no rezoning required“City staff told the council the Eastgate site is already zoned for industrial uses and that no zoning change is required”News report · Dec. 2025 · grade C
- Public Utility Advisory Board: Staff briefing on Independence Power Partners plan for ~1,000 MW of new generation at Blue Valley (Phase 1 ~225 MW late 2027; Phase 2 ~775 MW by 2030)“Staff described a proposed project by Independence Power Partners (Exigent Energy, United Energy Trading, Rainbow Energy) to build up to ~1,000 MW at Blue Valley in two phases”News report · Nov. 2025 · grade C
Legal (1)
- Developer: Nebius Group N.V.“Our Missouri and Finland data centers are greenfield facilities”SEC filing · April 2026 · grade A
Site and other (20)
- Construction stage: under construction (phase 1 site construction underway)“We broke ground at our Missouri location yesterday”SEC filing · Oct. 2026 · grade A
- Stage: building“We are in the active construction phase at several of our owned sites, including Missouri and Alabama”SEC filing · Oct. 2026 · grade A
- Groundbreaking; phase 1 construction underway (confirmed in Nebius's SEC-filed Q1 2026 shareholder letter: broke ground at our Missouri location yesterday)“We have now secured two gigawatt-scale sites in the US. We broke ground at our Missouri location yesterday”SEC filing · Oct. 2026 · grade A
- Construction status: Ground broken May 12, 2026; in active construction; operational expected 2027“We are in the active construction phase at several of our owned sites, including Missouri and Alabama, which we expect to be operational in 2027”SEC filing · May 2026 · grade A
- Groundbreaking date: May 12, 2026“We broke ground at our Missouri location yesterday”SEC filing · May 2026 · grade A
- Site control: Land and capacity secured February 2026; owned greenfield site“Missouri – in February 2026, we secured the land and capacity needed to commence operations in a newly owned data center site located in Missouri”SEC filing · April 2026 · grade A
- Name: Nebius Independence AI Factory“Nebius is building an AI factory near Route 78 and Little Blue Parkway”Company · Oct. 2026 · grade B
- City: Independence“Nebius x Independence, Missouri”Company · Oct. 2026 · grade B
- Land control: purchased; closed early December 2025 from NorthPoint Development“December 2025 — Nebius Acquired Land”Company · Dec. 2025 · grade B
- County: Jackson County“campus in the existing Eastgate Commerce Center, off Little Blue Parkway and Missouri Highway 78 in Jackson County”News report · Oct. 2026 · grade C
- Current target date: 2028“the first phase of the campus could launch in 2028”News report · Oct. 2026 · grade C
- Construction start: Ground broken May 2026“Nebius broke ground on the project in May this year.”News report · May 2026 · grade C
- Project status: under construction - broke ground May 2026; grading/site work mapped as an active construction polygon at Eastgate“AI cloud provider Nebius has broken ground on its data center campus in Independence, Missouri.”News report · May 2026 · grade C
- Jobs permanent stated: 130“around 130 permanent high-tech positions once the AI factory is fully operational”News report · March 2026 · grade C
- Jobs construction stated: 1200“approximately 1,200 skilled construction jobs, mostly among local building trades”News report · March 2026 · grade C
- Site identity: Eastgate Commerce Center, off Little Blue Parkway and Missouri Highway 78, Independence, Jackson County; 398 acres purchased from NorthPoint Development (closed early December 2025); up to 10 buildings and“NorthPoint previously sold 398 acres in Independence to neocloud Nebius for the construction of a large data center development.”News report · Dec. 2025 · grade C
- Site: Eastgate Commerce Center, off Little Blue Parkway and Missouri Highway 78“Up to ten buildings could be developed on 400 acres”News report · Dec. 2025 · grade C
- Acres: 398 acres“Nebius closed on a deal to acquire 398 acres in the commerce center from NorthPoint Development in early December”News report · Dec. 2025 · grade C
- Buildings: 10“Up to ten buildings could be developed on 400 acres”News report · Dec. 2025 · grade C
- Original target date: 2028“the first phase of the campus could launch in 2028”News report · Dec. 2025 · grade C
Imagery and records: Aerial imagery: local aerial photography via Esri World Imagery Wayback.