Data center profile · Southeast Tucson, unincorporated Pima County, Arizona (north of the county fairgrounds, west of Houghton Road)

Project Blue, Tucson

Beale Infrastructure's 290-acre, up to 600 MW campus southeast of Tucson, rejected by the city in Aug. 2025; grading began spring 2026, no tenant.

Grading begun, no tenant. Pima County closed the land sale in Dec. 2025; grading began Apr. 24, 2026. No tenant is signed (Amazon left in Dec. 2025) and no building permits are on record. The state Attorney General is appealing the power-deal approval.
The campus, Satellite image, Feb. 9, 2024
286 MW
first-phase power the utility expects to supply by 2028
up to 600 MW at full buildout per the city's summary (press); IT capacity never disclosed
$3.6B
capital investment planned over the build
developer figure filed with the state regulator
290 acres
bought from Pima County for $20.8M
plus $6.5M for relocating the trap and skeet range; closed Dec. 24, 2025
0
tenants signed
officials cited seven or eight possible end users (press)
OperatorBeale Infrastructure (Blue Owl-owned per trade press); land held by Bobcat B1 LLC
CustomerNone signed; Amazon Web Services did due diligence and withdrew in Dec. 2025
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 2027.
Next deadline2028: Developer says the first data center is anticipated to be operational in 2028; the utility expects 286 MW by then
From orbit

The site from above

Satellite overview1
Satellite image, Feb. 9, 2024. Pin: Project Blue site, pre-construction desert; small pre-existing pad.
From orbit

Project Blue site

Satellite views of the same ground on Feb. 9, 2024 and Oct. 15, 2026. The later view comes from a lower-resolution satellite (10 m pixels), so it is much softer than the first. Drag to compare.

after
before
◀ Satellite image, Feb. 9, 2024Lower-resolution satellite image, Oct. 15, 2026 ▶
Power

Power and the grid

286 MW contracted

Tucson Electric Power grid serviceContracted, approved by state regulator, under appeal
286 MW
initial-phase supply by 2028 after an 18-month load ramp; the contract's capacity figures are redacted; up to 600 MW at full buildout (press) State agency · Dec. 2025
Contracted
Other sources, size not disclosed
Not used, not on record, or dropped

Getting on the grid

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

  1. Aug. 25, 2025
    Utility files power deal
    Tucson Electric Power asks the Arizona Corporation Commission to approve an energy supply agreement with a Beale affiliate. State agency · Oct. 2026
  2. Dec. 3, 2025
    State approves the deal 4 to 1
    The commission approves the special contract at standard large-customer rates, with a 10-year term and a 75 percent minimum billing floor. State agency · Oct. 2026
  3. Jan. 21, 2026
    Rehearing denied
    The commission denies rehearing requests from the Attorney General and the City of Tucson. State agency · Oct. 2026
  4. Feb. 19, 2026
    Attorney General appeals
    The state asks a Maricopa County court to vacate the approval; no outcome is on record. see Lawsuits
  5. 2028
    286 MW expected
    The utility expects to deliver the first-phase 286 MW by 2028. State agency · Oct. 2026

What is next door

campus0.17 km · gas pipeline1.20 km · 345 kV+ line2.70 km · 345 kV+ substationcampus0.17 km · gas pipeline1.20 km · 345 kV+ line2.70 km · 345 kV+ substation

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

Permits

Permits checklist

1 denied · 1 appealed · 1 revoked · 3 granted · 2 checked, nothing on file

Approvals a campus like this normally needs, and what the record shows.

Risks

What could slow it down

Lawsuits

1 case on record

Money

Money on record

$3.6B
planned capital investment
filed with the state regulator State agency · Nov. 2025
$20.8M
land price paid to Pima County
plus $6.5M additional consideration; $500,000 earnest money Local government · Sept. 2025
$40M
exit cost if the power deal ends before service starts
after start, 10 years of minimum billing governs the termination plan State agency · Nov. 2025

Not on record: property tax incentives: none requested, developer statement in the county record Local government · Sept. 2025

Land assembly

1 recorded land document for the campus company in county records (Dec. 2025); it lists no price. Parcel counts come from the deed; acreage is not recorded.

Timeline

What happened, and what is due

SitePaper trailConstructionPowerPermitsMoneyLegalUpcoming
  1. Feb. 1, 2025
    Site Project Blue surfaces in Pima County agenda items; Amazon Web Services is later revealed as the prospective user News report · Oct. 2026
  2. June 17, 2025
    Permits Pima County supervisors approve the plan amendment and the $20.8M land sale Local government · Oct. 2026
  3. Aug. 6, 2025
    Permits Tucson's council votes not to proceed with annexation, ending talks and the planned reclaimed-water supply Local government · Oct. 2026
  4. Aug. 25, 2025
    Power Tucson Electric Power files its energy supply agreement for state approval State agency · Oct. 2026
  5. Dec. 3, 2025
    Power State regulators approve the power deal 4 to 1; the same week Amazon is reported to have withdrawn State agency · Dec. 2025
  6. Dec. 24, 2025
    Money Land sale closes; the deed goes to Bobcat B1 LLC Local government · Oct. 2026
  7. Dec. 24, 2025
    Money Land purchase recorded (no price on the deed): Pima County to Bobcat B1 LLC County deed records · Dec. 2025
  8. Feb. 19, 2026
    Permits Arizona Attorney General appeals the power-deal approval in court State agency · Oct. 2026
  9. April 24, 2026
    Site Clearing and grading begin; Tucson revokes the contractor's construction water meter the same day News report · Oct. 2026
  10. May 4, 2026
    Site Tucson's city manager tells Beale the city will provide no resource, including water, to the project News report · Oct. 2026
  11. May 2026
    Site Pima County issues a dust violation notice to the site contractor after May inspections News report · May 2026
  12. 2028
    Power Developer's target for first operation; utility expects 286 MW by then News report · April 2026
Construction activity

Satellite captures by quarter

Since Feb. 2024: 3 satellite captures.

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

Specs

290 acres
south half of Section 11, in the county's Southeast Employment and Logistics Center
Local government · Dec. 2025
Up to 10 buildings
about 2 million sq ft at full buildout; first phase four buildings (press)
News report · Dec. 2025
96 acre-feet a year
construction water from two permitted wells (press)
News report · May 2026
120+ jobs
projected (press); 75 end-user jobs above $75,000 committed in the land deal
Local government · Sept. 2025
Who is involved

Owners, partners and builders

Developer and owners
  • Beale Infrastructure Group: developer, owned by Blue Owl per trade press
  • Humphrey's Peak Properties and Humphrey's Peak Power: Beale affiliates (land and power contracts)
  • Bobcat B1 LLC: current landowner
  • Matthew Weisberg: signatory for the land entities
Decision-makers
  • Pima County Board of Supervisors: sold the land
  • Arizona Corporation Commission: approved the power deal 4 to 1, Commissioner Rachel Walden dissenting
  • Tucson Mayor and Council: rejected annexation
Power
  • Tucson Electric Power (UNS Energy): serving utility
Builders
  • Ames Construction: site contractor
Challengers
  • Arizona Attorney General Kris Mayes: appeal
  • City of Tucson: sought rehearing
Tenants
  • Amazon Web Services: withdrew Dec. 2025, never signed
  • Meta: rumored, unconfirmed
Still unknown

Open questions

Where this comes from

185 records from 33 documents

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

News report 14State agency 7Local government 4Company 4Dataset 2SEC filing 2Utility regulator 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 (29)
  • Developer: Beale Infrastructure Group (Beale Infrastructure)
    “to be developed by Beale Infrastructure Group and its affiliate, Humphrey's Peak Power, LLC”
    State agency · Oct. 2026 · grade A
  • Utility: Tucson Electric Power Company (TEP)
    “Tucson Electric Power Company (TEP) filed an application for approval of an Energy Supply Agreement”
    State agency · Oct. 2026 · grade A
  • Power plan: grid, TEP retail service under ACC-approved special contract (ESA); no dedicated generation
    “The Customer will take service pursuant to TEP's TILPSTHV Rate Schedule”
    State agency · Dec. 2025 · grade A
  • large load interconnection request: Energy Supply Agreement (special contract, TEP with Humphrey's Peak Power, LLC) approved
    “IT IS THEREFORE ORDERED that Tucson Electric Power Company Energy Supply Agreement with Humphrey's Peak Power, LLC, is hereby approved, as discussed herein.”
    Utility regulator · Dec. 2025 · grade A
  • On-site generation: not stated
    “no generation resources will be solely dedicated to providing electric service to the Customer”
    State agency · Nov. 2025 · grade A
  • Nearest power line of 345 kV or more: 1.20 km
    Measured on OpenStreetMap map data.
    OpenStreetMap · Oct. 2026
  • Nearest substation of 345 kV or more: 2.70 km
    Measured on OpenStreetMap map data.
    OpenStreetMap · Oct. 2026
  • Nearest gas pipeline: 0.17 km (, El Paso Natural Gas Line)
    Measured on OpenStreetMap map data.
    OpenStreetMap · Oct. 2026
  • Filing record: No SEC filing states a campus MW figure; Amazon's CIK contains zero mentions of Project Blue or Tucson - the reported AWS tenancy has no filing footprint
    “No SEC filing states a campus MW figure for this campus”
    SEC filing · Oct. 2026 · grade B
  • TEP is expected to reach the full 286 MW ESA initial-phase supply by 2028, after the 18-month load ramp (AG release summarizing TEP estimates)
    “By 2028, TEP estimates it will be providing 286 megawatts to the project”
    State agency · Oct. 2026 · grade B
  • ESA status: approved, ACC voted December 3, 2025; decision dated December 10, 2025; rehearing denied January 2026; AG court appeal filed February 19, 2026 (pending)
    “contesting the Arizona Corporation Commission's December 10, 2025 decision to authorize Tucson Electric Power's private energy agreement”
    State agency · Feb. 2026 · grade B
  • Utility service: 286 MW
    “By 2028, TEP estimates it will be providing 286 megawatts to the project”
    State agency · Dec. 2025 · grade B
  • Interconnection status: esa signed - TEP Energy Supply Agreement approved by the Arizona Corporation Commission on Dec 3, 2025 (Docket E-01933A-25-0187), 286 MW initial phase with service from May 2027; the City of Tucso
    “The agreement was approved by the Arizona Corporation Commission (ACC) in December 2025 in a transparent public process.”
    Company · Dec. 2025 · grade B
  • ESA approved vote: 4-1 (Commissioner Rachel Walden dissenting)
    “voted 4-1 on Wednesday, December 3, 2025, with Commissioner Rachel Walden casting the dissenting vote”
    State agency · Dec. 2025 · grade B
  • Utility service: 286 MW
    “That agreement will provide up to 286 megawatts, the same amount as under the project's previous design, and ensures important protections for TEP customers”
    Company · Sept. 2025 · grade B
  • Site acres: 290 acres
    “The proposed Project Blue data center would be built on a 290-acre site west of Houghton Road and north of the Pima County Fairgrounds”
    News report · Oct. 2026 · grade C
  • IT capacity: not stated
    “IT load never disclosed by Beale or in any primary document opened (ACC ESA record, county PSA and closing record, AG filings state utility-side capacity only; the public ESA redacts even its contract-capacity values); documented absence as of 2026-10-18”
    State agency · Oct. 2026 · grade C
  • City Manager executive summary of the draft development agreement: Potential Power Capacity up to 350 MW for the first four buildings and up to 600 MW in total at full buildout
    “Potential Power Capacity up to 350 megawatts for the first four buildings, and up to 600 megawatts in-total”
    News report · Oct. 2026 · grade C
  • A second, unexplored Project Blue site inside Tucson city limits (up to 700 MW, up to 1,040 acre-feet per year) appears in the draft development agreement; never book its c
    “A second site mentioned in the draft development agreement is under exploration and is within the city limits”
    News report · Oct. 2026 · grade C
  • Beale selects an air-cooled closed-loop design (no industrial cooling water) and confirms the ESA initial phase at 286 MW (Beale letter in the county record, retrieved via mirror)
    “Beale selected an air-cooled, closed-loop technology: no water consumed for industrial cooling”
    Local government · Oct. 2026 · grade C
  • Nov detail: PDEQ Notice of Violation: inspections on May 8 and May 11, 2026 found fugitive dust crossing property boundaries with no dust mitigation in use; contractor response letter dated May 15, 2026; exposure up to $
    “The Pima County Department of Environmental Air Quality said in its notice of violation that observations showed fugitive dust activities were generating visible emissions that were crossing property boundaries.”
    News report · May 2026 · grade C
  • Site geography: 290-acre campus just north of the Pima County Fairgrounds, west of Houghton Road, unincorporated Pima County (southeast Tucson edge); land bought from Pima County under the June 17, 2025 sale agreement
    “San Francisco-based developer Beale Infrastructure is leading the multi-billion-dollar data center project, seeking to build the data center campus just north of the Pima County Fairgrounds.”
    News report · May 2026 · grade C
  • Stated campus size: 600 MW
    “Power capacity: Up to 286-600 MW. The project would support full-time jobs for 120 plus employees”
    News report · May 2026 · grade C
  • Utility service: 350 MW
    “an energy supply agreement that authorizes the utility to serve nearly 300 megawatts of electricity to the data center for its initial phase, and up to 350 megawatts if it can find and purchase that power”
    News report · Jan. 2026 · grade C
  • Buildings planned: up to 10 buildings, approximately 2 million sq ft at full buildout (first phase: four buildings)
    “Reports suggest up to ten buildings totaling 2 million sq ft and 600MW are planned”
    News report · Dec. 2025 · grade C
  • Approvals: Tucson City Council rejected annexation of the site in August 2025 (7-0); the Arizona Corporation Commission approved a Tucson Electric Power energy service agreement in December 2025 and the Pima County Board
    “That same month, the Arizona Corporation Commission also approved an energy service agreement between Project Blue and Tucson Electric Power and the Pima County Board of Supervisors approved a binding agreement”
    News report · Dec. 2025 · grade C
  • Utility: Tucson Electric Power (TEP) - energy service agreement approved by the ACC, December 2025
    “the Arizona Corporation Commission also approved an energy service agreement between Project Blue and Tucson Electric Power”
    News report · Dec. 2025 · grade C
  • Cooling current: air-cooled closed-loop; no water consumed for industrial cooling
    “Beale selected an air-cooled, closed-loop technology: no water consumed for industrial cooling”
    Local government · Sept. 2025 · grade C
  • Stated campus size: 600 MW
    “Potential Power Capacity up to 350 megawatts for the first four buildings, and up to 600 megawatts in-total for the complex when fully built out”
    News report · July 2025 · grade C
Money and contracts (42)
  • County: Pima County, Arizona
    “On June 17, 2025, the Board of Supervisors approved a land acquisition agreement with Humphrey's Peak Properties, L.L.C.”
    Local government · Oct. 2026 · grade A
  • Buyer notice waiving PSA closing conditions triggers the closing clock; the county proceeds to close before December 25, 2025 as the agreement requires
    “County received buyer notice waiving certain closing conditions, triggering the closing timeframe”
    Local government · Oct. 2026 · grade A
  • Jurisdiction: Unincorporated Pima County (Southeast Employment and Logistics Center); outside City of Tucson limits
    “The contract allows the County's sale to proceed even if the City of Tucson does not annex the land”
    Local government · Dec. 2025 · grade A
  • Additional consideration: 6500000 USD
    “accepts the County's $6,500,000 estimate as the Additional Consideration to be paid at Closing”
    Local government · Dec. 2025 · grade A
  • land purchase: additional consideration 6500000 USD
    “accepts the County's $6,500,000 estimate as the Additional Consideration to be paid at Closing”
    Local government · Dec. 2025 · grade A
  • land purchase: assignment buyer may assign to an affiliate without seller consent (PSA section 15.16); the original buyer remains liable for all obligations
    “assignment to an Affiliate permitted without seller consent; original buyer remains liable for all obligations under the Acquisition Agreement”
    Local government · Dec. 2025 · grade A
  • land purchase: assignment exercised Humphrey's Peak Properties, LLC assigned the Acquisition Agreement to Bobcat B1 LLC on December 18, 2025; the Special Warranty Deed names Bobcat B1 LLC
    “Humphrey's Peak Properties LLC assigned its right, title and interest to Bobcat B1 LLC”
    Local government · Dec. 2025 · grade A
  • land purchase: waiver buyer waived the section 9.6.5 closing condition and the section 3.4 parcel split on December 18, 2025; a single legal description supports the Special Warranty Deed
    “buyer waives the Closing Condition in Section 9.6.5 and the splitting of the Property into multiple parcels”
    Local government · Dec. 2025 · grade A
  • Stated capital cost: 3600000000 USD
    “$3.6 billion of total capital investment planned over the course of the multi-year Project construction period”
    State agency · Nov. 2025 · grade A
  • power supply: term 10 years
    “The term of the ESA is ten (10) years following the Commencement Date and will automatically be extended for successive periods of one (1) year”
    State agency · Nov. 2025 · grade A
  • power supply: minimum billing minimum monthly billing required during the Service Period
    “Customer will be subject to minimum monthly billing requirements during the Service Period”
    State agency · Nov. 2025 · grade A
  • power supply: billing demand floor 75 percent of Contract Capacity
    “their contract capacity shall be deemed to be 75 percent of the Contract Capacity for the applicable billing period”
    State agency · Nov. 2025 · grade A
  • power supply: capacity increase customer may request increase of Contract Capacity up to the Maximum Contract Capacity by mutual written agreement; numeric capacity values are redacted in the public ESA
    “During the Load Ramp Period, Customer may request an increase to increase Contract Capacity up to the Maximum Contract Capacity”
    State agency · Nov. 2025 · grade A
  • power supply: termination post commencement customer may terminate on not less than 3 years' prior written notice; termination payment supported by financial security
    “may elect to terminate the ESA upon not less than three (3) years prior written notice to TEP”
    State agency · Nov. 2025 · grade A
  • power supply: termination pre commencement 40000000 USD
    “the Termination Cost after the Development Period and before the Commencement Date shall be $40 million”
    State agency · Nov. 2025 · grade A
  • power supply: termination plan Exhibit A Termination Plan: 10 years of minimum billing demand with corresponding monthly termination payments
    “The initial Termination Plan in Exhibit A consists of 10 years of minimum billing demand”
    State agency · Nov. 2025 · grade A
  • power supply: rate schedule Large Power Service Time-of-Use High Voltage (TILPSTHV) tariff; no discounted rate
    “The Customer will take service pursuant to TEP's TILPSTHV Rate Schedule”
    State agency · Nov. 2025 · grade A
  • power supply: infrastructure cost responsibility customer pays the total cost of the two new 138 kV lines directly; switchyard cost recovered through TEP's FERC Open Access Transmission Tariff USD (approx. 40000000 total
    “The Project's total estimated capital cost is approximately $40 million dollars, inclusive of the cost for the Line Extension”
    State agency · Nov. 2025 · grade A
  • power supply: delivery scope two 138 kV primary service lines from the future South Houghton 138 kV substation (southeast of I-10 and Houghton Road) to the site
    “two separate primary service lines extending from the future South Houghton 138 kV substation”
    State agency · Nov. 2025 · grade A
  • power supply: capacity redaction finding the ESA's numeric Contract Capacity and Maximum Contract Capacity values are redacted as proprietary in the public filing; Staff reviewed an unredacted copy under a Protective Agr
    “certain terms of the agreement have been redacted from the filing as proprietary and commercially sensitive”
    State agency · Nov. 2025 · grade A
  • power supply: regulatory treatment ACC approval guarantees no future ratemaking treatment of the Special Contract
    “does not guarantee any type of future ratemaking treatment related to the Special Contract”
    State agency · Nov. 2025 · grade A
  • land purchase: purchase price 20800000 USD
    “The County sells land to Humphrey's Peak for $20.8 million, including $500,000 in Earnest Money”
    Local government · Sept. 2025 · grade A
  • land purchase: earnest money 500000 USD
    “including $500,000 in Earnest Money which will be credited against the purchase price at Closing”
    Local government · Sept. 2025 · grade A
  • land purchase: review period 180 days
    “includes a 180-day review period through December 14, 2025”
    Local government · Sept. 2025 · grade A
  • land purchase: outside termination date
    “will terminate if Closing has not occurred by June 17, 2026”
    Local government · Sept. 2025 · grade A
  • land purchase: conditions deadline closing conditions must be met, or waived by Humphrey's Peak, by this date
    “conditions which must be met, or waived by Humphrey's Peak, by June 26, 2026”
    Local government · Sept. 2025 · grade A
  • land purchase: annexation condition sale may proceed without City of Tucson annexation; the annexation closing condition is waivable by the buyer only
    “The contract allows the County's sale to proceed even if the City of Tucson does not annex the land”
    Local government · Sept. 2025 · grade A
  • Land price: 20800000 USD
    “The County sells land to Humphrey's Peak for $20.8 million, including $500,000 in Earnest Money”
    Local government · June 2025 · grade A
  • Land purchase (recorded deed): contract value USD
    “Recorded: Dec. 24, 2025 · Grantor: PIMA COUNTY · Grantee: BOBCAT B1 LLC · Address: 000 ADDRESS EXCEPTION · City: CITY EXCEPTION”
    County deed records · Dec. 2025 · grade B
  • power supply: load ramp 18 months
    “the gradual increase in load over 18 months to ensures safe and reliable service for all TEP customers”
    State agency · Dec. 2025 · grade B
  • Tenants: not stated
    “No tenant is signed. AWS withdrew in December 2025 after due diligence only and was never under any agreement; no replacement tenant has been announced; neither the ESA nor the PSA names an end user; documented absence as of 2026-10-18”
    News report · Oct. 2026 · grade C
  • Project under discussion between officials and the developer under confidentiality since at least 2023; the county's non-disclosure agreement dates to at least June 2024
    “The data center has been under discussion by local officials since at least 2023”
    News report · Oct. 2026 · grade C
  • AWS exit reported: AWS never had an agreement (due diligence only); Beale confirms; county and city officials cite seven to eight prospective replacement end users; Meta rumored
    “potentially seven or eight different potential end-user tenants”
    News report · Oct. 2026 · grade C
  • City of Tucson revokes the contractor's construction water meter; about 2 acre-feet of city water had been used for dust control; grading under way at the site
    “Tucson Water revoked a construction water meter at the Project Blue site on April 24, 2026”
    News report · Oct. 2026 · grade C
  • City Manager Thomure letter to Beale: the City of Tucson will not provide any city resource, including water, to Project Blue; replenishment of the 2 acre-feet demanded
    “The City of Tucson will not provide any city resource, including our water supply to be used for Project Blue”
    News report · Oct. 2026 · grade C
  • Tenant history: Amazon Web Services: due diligence only, never any commitment or agreement; withdrew December 2025 over the air-cooling pivot
    “We do not have any commitments or agreements in place to develop this project”
    News report · Dec. 2025 · grade C
  • Tenant status: no tenant, speculative build
    “potentially seven or eight different potential end-user tenants”
    News report · Dec. 2025 · grade C
  • Incentives: No property tax incentives requested (developer statement in the county record)
    “No property tax incentives are being requested”
    Local government · Sept. 2025 · grade C
  • land purchase: jobs commitment 75 end-user jobs at over $75,000/yr salary
    “at least 75 of these roles will be directly employed by the end user, each with an annual salary exceeding $75,000”
    Local government · Sept. 2025 · grade C
  • Cooling original plan: reclaimed water via an 18-mile Tucson Water pipeline, replenished drop-for-drop under a development agreement, cancelled August 6, 2025
    “On August 6, 2025, the City Council voted to discontinue engagement on the proposed annexation, resulting in the cancellation of Beale's plans”
    Company · Aug. 2025 · grade C
  • development agreement: status not executed draft development agreement and annexation engagement discontinued by City Council vote on August 6, 2025; the agreement was never executed
    “On August 6, 2025, the City Council voted to discontinue engagement on the proposed annexation”
    Company · Aug. 2025 · grade C
  • development agreement: water terms draft 18-mile reclaimed water line built by the developer; drop-for-drop replenishment; potable and reclaimed allocation caps enforced by surcharges, not cutoffs; southeast site up to a
    “The draft agreement sets water allocation caps for both potable and reclaimed water”
    News report · July 2025 · grade C
Permits and government (27)
  • Land use approval (comprehensive plan amendment + specific plan) and land purcha: approved
    “On June 17, 2025, the Board of Supervisors approved a land acquisition agreement with Humphrey's Peak Properties, L.L.C.”
    Local government · Oct. 2026 · grade A
  • Energy Supply Agreement application (special contract): filed
    “On August 25, 2025, TEP filed an application for approval of a Special Contract”
    State agency · Oct. 2026 · grade A
  • Land sale closing: closed
    “closing documents prepared; funds for the purchase and the Trap and Skeet relocation deposited into escrow”
    Local government · Oct. 2026 · grade A
  • Commissioner inquiry letters to TEP on the ESA record, including service-list correspondence in Docket E-01933A-25-0187 (Commissioner Marquez Peterson letter, E000047762)
    “Docket No. E-01933A-25-0187”
    State agency · Oct. 2026 · grade A
  • Pima County Board of Supervisors: Comprehensive Plan Amendment, Specific Plan and Purchase-Sales Agreement for Project Blue (SELC, approximately 290 acres)
    “On June 17, 2025, the Board of Supervisors approved a land acquisition agreement with Humphrey's Peak Properties, L.L.C.”
    Local government · Oct. 2026 · grade A
  • Air permit status: No ADEQ (state) air permit and no PDEQ air permit for a generator fleet found as of Oct. 18, 2026; the only county air record is the construction fugitive dust permit and its NOV; the campus is in early e
    “PDEQ and ADEQ web/registry sweeps for Beale Infrastructure / Project Blue air permits returned only the fugitive dust permit matter”
    State agency · Oct. 2026 · grade B
  • Energy Supply Agreement approval: approved
    “voted 4-1 on Wednesday, December 3, 2025, with Commissioner Rachel Walden casting the dissenting vote”
    State agency · Oct. 2026 · grade B
  • Applications for rehearing of ESA approval: denied
    “requests that the Commission schedule a full evidentiary hearing and grant intervention to the State of Arizona and the City of Tucson”
    State agency · Oct. 2026 · grade B
  • Court appeal of ESA approval: filed
    “filed an appeal in Maricopa County Superior Court challenging the Arizona Corporation Commission's approval”
    State agency · Oct. 2026 · grade B
  • Arizona Corporation Commission (Open Meeting): TEP application for approval of an Energy Supply Agreement with Humphrey's Peak Power, LLC, Docket No. E-01933A-25-0187
    “IT IS THEREFORE ORDERED that Tucson Electric Power Company Energy Supply Agreement with Humphrey's Peak Power, LLC, is hereby approved”
    State agency · Oct. 2026 · grade B
  • Dust permit: Pima County DEQ fugitive dust activity permit held by site contractor Ames Construction; permit in force during April-May 2026 earthwork (existence established by the county NOV record reported May 29, 2026)
    “Pima County said contractor Ames Construction violated its fugitive dust permit during inspections on May 8 and May 11.”
    News report · Oct. 2026 · grade C
  • Construction stage: site work / grading, clearing and grading under way since spring 2026; county dust permit, wall permit and sewer connection secured; no vertical construction and no building permits located
    “By April, 2026, bulldozers were clearing the site”
    News report · Oct. 2026 · grade C
  • Annexation and development agreement engagement: rejected
    “the City of Tucson Mayor and Council voted to not proceed with annexation of the project site”
    Local government · Oct. 2026 · grade C
  • Dust control permit: issued
    “The company has already secured a basic dust permit, permission to build a wall and to connect to Pima County's sewer system”
    News report · Oct. 2026 · grade C
  • Wall permit: issued
    “The company has already secured a basic dust permit, permission to build a wall and to connect to Pima County's sewer system”
    News report · Oct. 2026 · grade C
  • Sewer connection: approved
    “The company has already secured a basic dust permit, permission to build a wall and to connect to Pima County's sewer system”
    News report · Oct. 2026 · grade C
  • Construction water meter: revoked
    “Tucson Water revoked a construction water meter at the Project Blue site on April 24, 2026”
    News report · Oct. 2026 · grade C
  • Building permits (vertical construction): none located
    “The company has already secured a basic dust permit, permission to build a wall and to connect to Pima County's sewer system. The dust permit is required by the county as contractors grade a portion of the 290-acre parcel.”
    News report · Oct. 2026 · grade C
  • Project Blue surfaces publicly through Pima County Board of Supervisors agenda items; Arizona Luminaria records reporting later reveals AWS as the prospective end user
    “the tech company behind it was only revealed to be Amazon Web Services after local reporters from Arizona Luminaria dug through public records”
    News report · Oct. 2026 · grade C
  • State groundwater well permits for construction water reported (ADWR); two wells at up to 20,000 gallons per day claimed by advocacy press, not verified in ADWR records
    “Those permits would be managed by the Arizona Department of Water Resources”
    News report · Oct. 2026 · grade C
  • City of Tucson adopts a large-water-user ordinance (8,500 CCF per month threshold, 4-3 vote); the project sits outside city service, so this is a policy signal only
    “The council approved that 8,500 CCF limit on a 4-3 vote”
    News report · Oct. 2026 · grade C
  • Arizona enacts a three-year pause on new data-center tax incentives in 2026 (per industry report); the project states it requested no property tax incentives
    “the state enacting a three-year pause on new data-center tax incentives in 2026”
    News report · Oct. 2026 · grade C
  • City of Tucson Mayor and Council: Project Blue annexation and draft development agreement, engagement
    “the City of Tucson Mayor and Council voted to not proceed with annexation of the project site”
    Local government · Oct. 2026 · grade C
  • City of Tucson Planning Commission (study session): Large Scale Data Center Unified Development Code Amendment
    “since the August 2025 annexation vote, the City has been developing a Large Scale Data Center Unified Development Code Amendment”
    News report · Oct. 2026 · grade C
  • Well permits: Bobcat Tucson Water LLC obtained permits to construct two wells at the Project Blue site, combined annual volume 96 acre-feet per year (31.2M gallons) - construction water supply after Tucson revoked the co
    “Permit records show that a company called Bobcat Tucson Water LLC successfully applied for permits for the construction of two wells at the Project Blue site, with a combined annual volume of 96 acre-feet per year”
    News report · May 2026 · grade C
  • Notice of Violation: Violation issued
    “The department also found that no dust mitigation practices (i.e. water) were being employed.”
    News report · May 2026 · grade C
  • Construction stage: clearing - clearing and grading began Apr 24, 2026 under a Pima County DEQ dust-control permit; Beale states the project is anticipated operational in 2028
    “The Houghton Road data center project is anticipated to be operational in 2028. Construction is currently underway - including clearing and grading”
    News report · April 2026 · grade C
Legal (5)
  • Arizona Attorney General Mayes appealed the ACC's ESA approval in Maricopa County Superior Court on Feb 19, 2026, after the Commission denied rehearing, arguing the ACC unlawfully allowed TEP and Beale to set rate schedu
    “The State is asking the court to vacate the Commission's decision and send it back with instructions to remove the offending provision.”
    State agency · Feb. 2026 · grade A
  • Stage: at risk
    “Attorney General Mayes today filed an appeal in Maricopa County Superior Court challenging the Arizona Corporation Commission's approval”
    State agency · Oct. 2026 · grade B
  • Attorney General files a rehearing request in Docket E-01933A-25-0187 (evidentiary hearing and intervention for the State and the City of Tucson requested); the City of Tucson filed its own rehearing application on Decem
    “Attorney General Mayes is contesting the Arizona Corporation Commission's December 10, 2025 decision”
    State agency · Oct. 2026 · grade B
  • Attorney General files an appeal in Maricopa County Superior Court asking the court to vacate the ESA approval; no outcome located as of the research date
    “filed an appeal in Maricopa County Superior Court challenging the Arizona Corporation Commission's approval”
    State agency · Oct. 2026 · grade B
  • The Commission denies the rehearing applications; the Attorney General states her office is preparing an appeal
    “AG Mayes issued a statement in response to the Commission's denial of the applications for rehearing”
    News report · Oct. 2026 · grade C
Site and other (10)
  • County code: 04019
    “Site is in unincorporated Pima County (PDEQ jurisdiction)”
    State agency · Oct. 2026 · grade A
  • Name: Project Blue
    “planned data center site that will be developed by Beale Infrastructure Group”
    State agency · Oct. 2026 · grade A
  • Site legal description: South half of Section 11, Township 16 South, Range 15 East, G&SRM; Harrison Road (west), Brekke Road (south), Houghton Road (east)
    “lying within the south half of Section 11, Township 16 South, Range 15 East”
    Local government · Dec. 2025 · grade A
  • Land (acres): 290.31 acres
    “Approximately 290.31 acres within the Southeast Employment and Logistics Center”
    Local government · Dec. 2025 · grade A
  • Site owner current: Bobcat B1 LLC
    “draft Special Warranty Deed showed the property was to be conveyed to Bobcat B1 LLC”
    Local government · Dec. 2025 · grade A
  • Land closing date: Dec. 24, 2025
    “closing documents prepared; funds for the purchase and the Trap and Skeet relocation deposited into escrow”
    Local government · Dec. 2025 · grade A
  • Announced: June 17, 2025
    “The project has been referred to in government documents as “Project Blue”.”
    Local government · June 2025 · grade B
  • Current target date: 2027
    “Starting in May 2027, the customer can only terminate upon multi-year notice”
    Local government · Oct. 2026 · grade C
  • Original target date: 2027
    “set to see its first data center go live in 2027”
    News report · Aug. 2025 · grade C
  • First announced: Feb. 2025
    “The data center has been under discussion by local officials since at least 2023”
    News report · Feb. 2025 · grade C

Imagery and records: Satellite imagery: Maxar via Esri World Imagery Wayback; Sentinel-2 (ESA Copernicus). County deeds: ATTOM.