Data center profile · Hansel Valley, Box Elder County, Utah

Wonder Valley Stratos

Kevin O'Leary's planned off-grid gas-power and data-center project in Box Elder County, Utah, approved on paper but not started

Approved on paper, paused. State and county approvals are in place, but there is no land title, no air permit, no water approval, no tenant and no financing on record. The state authority says it is paused amid lawsuits.
The campus, Satellite image, June 22, 2023
3 GW
minimum power the Phase 1 deal requires
deadline April 24, 2031; contract floor
9 GW
on-site generation the developer has cited
company claim; 7.5 GW cited elsewhere
20,000
acres left in the project area
cut from 40,000 in June 2026
0
tenants, air permits or water rights in hand
both water applications withdrawn
OperatorO'Leary Digital (master developer); West GenCo handles permitting
CustomerNone named; capacity marketed to large cloud companies
Planned IT capacity4.6 GW at full build-out (our estimate from on-site generation). The developer cites 9 GW of on-site generation and the Phase 1 deal requires at least 3 GW of power; the project is paused with no land title
Next deadlineDec. 7, 2026: County 180-day data-center pause expires (Stratos is exempt)
The site

The site from above

Satellite overview
Satellite image, June 22, 2023.
Permits

Permits checklist

2 withdrawn · 2 contested · 2 granted · 1 checked, nothing on file

Risks

Why it stopped, what could revive it

Lawsuits

4 cases on record

Power

Power and the grid

None energized or contracted yet

On-site natural gas plant (Ruby Pipeline)Proposed, no air permit filed
9,000 MW
developer's full-buildout figure (press, Apr. 2026); 7.5 GW also cited; the signed deal requires only 3 GW; the developer described about 1 GW in Aug. 2026 (press) News report · April 2026
Phase 1 energy facility (contract floor)Required by the master deal, not built
3,000 MW
minimum the master deal requires by April 24, 2031 State agency · April 2026
Proposed
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. Feb. 17, 2026
    Project announced
    A 7.5 GW generation campus is announced by O'Leary Digital, with West GenCo on permitting. News report · Feb. 2026
  2. April 24, 2026
    State authority approves the deal
    The Military Installation Development Authority adopts the project area, the master development agreement and an energy tax. State agency · April 2026
  3. May 6, 2026
    First water application withdrawn
    About 3,900 protests lead the developer to pull a 1,900 acre-foot request; a second small one is withdrawn on May 27, 2026. News report · May 2026
  4. As of Oct. 2026
    No air permit filed
    The state air-quality tracker has no notice of intent for the gas plant or the data center. see Permits
  5. Not set
    Gas supply: not signed
    The deal allows an exclusive hookup to the Ruby Pipeline through Tallgrass, but no executed gas agreement is recited. State agency · April 2026
Money

Money on record

1.2%
in-lieu tax rate on property in the project
all personal-property payments refunded; 80% of the rest goes back to the developer State agency · April 2026
0.5%
initial local energy tax on data centers
may rise at the developer's request State agency · April 2026
~$20B
total program, press
Phase 1 about $4B plus $1B site work News report · May 2026
40 years
property tax MIDA may collect
up to 75%, on other property State agency · April 2026

Not on record: financing: no lender, raise or commitment found State agency · April 2026

Timeline

What happened, and what is due

SitePaper trailConstructionPowerPermitsMoneyLegalUpcoming
  1. Oct. 1, 2025
    Site Austin Pritchett starts approaching landowners; Jason Chaffetz introduces him to Kevin O'Leary News report · Oct. 2025
  2. Feb. 17, 2026
    Site Wonder Valley announced as a 7.5 GW campus News report · Feb. 2026
  3. March 25, 2026
    Permits Water change application filed for 1,900 acre-feet Company · March 2026
  4. April 24, 2026
    Permits State authority approves the project area and master deal, before the county votes State agency · April 2026
  5. May 4, 2026
    Permits County consents before 1,000+ residents Local government · May 2026
  6. May 6, 2026
    Permits First water application withdrawn after ~3,900 protests Company · May 2026
  7. May 28, 2026
    Site County attorney rejects the voter referendum; opponents sue News report · May 2026
  8. June 3, 2026
    Site Alliance for a Better Utah sues the state authority Court filing · June 2026
  9. June 4, 2026
    Site Project area halved to 20,000 acres under pressure from the state Senate president News report · June 2026
  10. June 23, 2026
    Site All three officials who backed the approvals lose their primaries News report · June 2026
  11. July 15, 2026
    Site State authority says it is paused; opponents file a federal defamation suit against O'Leary and Fox News (allegation) News report · July 2026
  12. Aug. 15, 2026
    Site Governor says the approval process was not good; promises reform in January 2027 News report · Aug. 2026
  13. Oct. 14, 2026
    Site Second defamation suit filed against O'Leary and Fox News (allegation) News report · Oct. 2026
  14. Dec. 7, 2026
    Permits County data-center pause lapses unless a new land-use code passes; Stratos exempt Local government · June 2026
  15. Jan. 2027
    Site Legislature reconvenes; Governor promises reform of the state authority News report · Aug. 2026
  16. April 24, 2031
    Power Deadline: Phase 1 plant able to make 3 GW State agency · April 2026
Construction activity

Satellite captures by quarter

Since Feb. 2022: 71 satellite captures. The chart starts in the first quarter of 2023; 4 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

20,000 acres
project area now, halved from 40,000
News report · June 2026
60 buildings
in six clusters in master-plan renderings (press)
News report · June 2026
Up to 1,800 acre-feet a year
water use at full scale, developer statement, design not final
News report · Sept. 2026
55 dB
noise limit at the data center and power plant
Local government · May 2026
2,000+ jobs
permanent, per state and county; ~4,000 construction (press)
Local government · May 2026
Who is involved

Owners, partners and builders

Owners
  • O'Leary Digital Utah Development Company: master developer
  • Bar H Ranch and Bar H Land: principal landowners
  • Murray Hollow LC and Bull Pass Ranch: consenting landowners
Decision-makers
  • Military Installation Development Authority: state authority holding land-use control
  • Box Elder County Commission: gave consent
  • Kevin O'Leary: lead investor and public face; Paul Palandjian: CEO, O'Leary Digital
Power partners
  • Tallgrass Energy: Ruby Pipeline operator, possible gas supplier
  • West GenCo: permitting partner
Builders
  • Clayco: construction partner named in press
  • Gensler: master plan
  • KPMG: financial adviser
Opponents
  • BEAR, Alliance for a Better Utah, Utah Civic Compact, Center for Biological Diversity
Still unknown

Open questions

Where this comes from

357 records from 42 documents

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

News report 26State agency 5Dataset 5Court filing 4Local government 3Company 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)
  • Conditions of approval: Interlocal guardrails: 55 dB noise limit at the data center and the power plant; building heights tied to county fire capacity or a new fire truck every 10 years; dark-sky compliance; a local land
    “Limits on noise levels at both the data center and power plant not to exceed 55 decibels”
    Local government · May 2026 · grade A
  • On-site generation: 3,000 MW
    “complete construction of the Energy Facility to be located in the Hansel Valley to the point that it is capable of producing at least three (3) Gigawatts of electricity”
    State agency · April 2026 · grade A
  • Power plan: onsite (behind-the-meter natural gas generation; no grid connection)
    “The Master Developer may enter into an Agreement with TallGrass Energy to acquire the exclusive right to connect to the Ruby Pipeline”
    State agency · April 2026 · grade A
  • Gas supplier: Ruby Pipeline natural gas via Tallgrass Energy, MDA section 7 contemplates an exclusive connection agreement; none is recited as executed
    “The Master Developer may enter into an Agreement with TallGrass Energy to acquire the exclusive right to connect to the Ruby Pipeline”
    State agency · April 2026 · grade A
  • On-site generation: 7,500 MW
    “The application states that the purpose of the change is to construct a 7.5-gigawatt natural gas power plant, along with a data center”
    State agency · March 2026 · grade A
  • Nearest substation: 14.62 km
    Measured on OpenStreetMap map data.
    OpenStreetMap · Oct. 2026
  • Nearest transmission line: 22.47 km
    Measured on OpenStreetMap map data.
    OpenStreetMap · Oct. 2026
  • Nearest gas pipeline: 4.77 km
    Measured on OpenStreetMap map data.
    OpenStreetMap · Oct. 2026
  • Construction stage: none, pre-development (studies and design only; no air NOI, no water approval, no land title; MIDA paused)
    “No Notice of Intent has been submitted to the Division of Air Quality”
    Company · Oct. 2026 · grade B
  • utility certificate / electric service agreement: none found
    “Application of Rocky Mountain Power for Approval of the 2026 Inter-Jurisdictional Cost Allocation Protocol”
    Utility regulator · Oct. 2026 · grade B
  • Utility: none, off-grid by design (no utility service)
    “The development will produce all power on site; it is stand-alone power that will not add pressure to the grid”
    Company · June 2026 · grade B
  • Interconnection status: none, no grid interconnection sought; stand-alone on-site generation
    “The development will produce all power on site; it is stand-alone power”
    Company · June 2026 · grade B
  • Cooling: closed-loop liquid chilling + dry (air) cooling (developer claim; final cooling design not disclosed)
    “would use a closed-loop chilling system combined with dry (air-based) cooling. There is no continuous water draw”
    Company · June 2026 · grade B
  • On-site generation: 7,500 MW
    “At full buildout, the project includes planned capacity of up to approximately 7.5 gigawatts of power at the Utah site”
    State agency · May 2026 · grade B
  • IT capacity: not disclosed, no IT-load figure appears in the MDA, the official project FAQ, or any other source opened MW
    “While the entire project area encompasses 40,000 acres, most of the acres will remain undeveloped”
    Company · Oct. 2026 · grade C
  • Grid operator: WECC (no ISO/RTO; PacifiCorp West balancing area, not interconnected)
    “100% off-grid — bypasses PacifiCorp / Rocky Mountain Power”
    Dataset · Oct. 2026 · grade C
  • On-site power technology: natural gas-fired generation (technology and OEM never named in any source); a ~3,000-acre solar array appears in master-plan materials
    “It's meant to be powered entirely by natural gas piped in from the Ruby Pipeline, rather than pulling from the state's electric grid”
    News report · Sept. 2026 · grade C
  • O'Leary publicly clarifies he has no evidence the named Utah groups and residents are funded by China or the Chinese Communist Party; Fox News airs an apology on June 26
    “On June 25, O'Leary acknowledged that he lacked evidence tying two Utah groups and several Utah residents to China or the Chinese Communist Party”
    News report · June 2026 · grade C
  • By Jun 4, 2026 O'Leary had agreed to cut the proposed campus from about 40,000 acres to about 20,000 acres, and Oct 2026 reporting describes the project as stalled amid local opposition and legal challenges; the 9,000 MW
    “By June 4, O'Leary had agreed to cut the proposed campus from 40,000 acres to about 20,000 acres.”
    News report · June 2026 · grade C
  • Gov. Cox signs an executive order raising the bar for data center proposals, directing state agencies to weigh water, air and utility rates
    “signed an executive order on May 29 telling state agencies to weigh water, air and utility rates in data center decisions”
    News report · May 2026 · grade C
  • On-site generation: 1,500 MW
    “The Governor stated that the initial phase would not exceed 2,000 acres and would require less than 1.5 gigawatts of power”
    News report · May 2026 · grade C
  • Code names: Shadow Grid (branding for the off-grid power model)
    “On-site generation via Ruby Pipeline natural gas (Shadow Grid)”
    News report · April 2026 · grade C
  • On-site generation: 9,000 MW
    “Full buildout target: 9 GW”
    News report · April 2026 · grade C
  • Project area acres as designated: 40000 acres
    “Kevin O'Leary's 9 GW off-grid AI data center and natural-gas power campus on ~40,000 acres in western Box Elder County, Utah”
    Dataset · April 2026 · grade C
  • On-site generation: 9,000 MW
    “Kevin O'Leary's 9 GW off-grid AI data center and natural-gas power campus on ~40,000 acres in western Box Elder County, Utah”
    Dataset · April 2026 · grade C
  • Interconnection status: none - off-grid by design: the Stratos campus (developer O'Leary Digital with West GenCo) is planned to run entirely on on-site natural gas generation drawn from the Ruby Pipeline rather than pull
    “It’s meant to be powered entirely by natural gas piped in from the Ruby Pipeline, which already crosses northern Utah, rather than pulling from the state’s electric grid.”
    News report · April 2026 · grade C
  • Developer identified: Stratos is a joint venture of West GenCo (permitting / energy) and O'Leary Digital (Kevin O'Leary); MIDA's board approved the 40,000-acre project area on Apr 24, 2026 and Box Elder County commission
    “The development is a joint venture between West GenCo, an energy infrastructure firm, and O'Leary Digital Limited, Kevin O'Leary’s technology investment arm.”
    News report · April 2026 · grade C
  • Wonder Valley Utah publicly announced: a 7.5 GW generation campus by O'Leary Digital with West GenCo on permitting
    “the scheme could offer up to 7.5GW of power for hyperscale data centers”
    News report · Feb. 2026 · grade C
  • O'Leary's team meets Gov. Spencer Cox and then Senate President Stuart Adams, who chaired MIDA
    “O'Leary's team meets with Gov. Spencer Cox and later meets with state Senate President Stuart Adams, who chaired MIDA”
    News report · Jan. 2026 · grade C
Money and contracts (48)
  • interlocal agreement: noise limit 55 dB maximum at both the data center and the power plant dB
    “Limits on noise levels at both the data center and power plant not to exceed 55 decibels”
    Local government · May 2026 · grade A
  • interlocal agreement: building height condition Building heights restricted to align with the county's emergency response capacity, or, if exceeded, the developer provides a new appropriately equipped fire truck every te
    “if exceeded, a requirement that the developer provide a new appropriately equipped fire truck every ten years”
    Local government · May 2026 · grade A
  • interlocal agreement: dark sky Compliance with dark sky regulations required
    “Compliance with dark sky regulations”
    Local government · May 2026 · grade A
  • interlocal agreement: infrastructure funding The developer pays for the construction, and maintenance, of public services infrastructure needed for the project, into the future
    “The developer is also required to pay for the construction, and maintenance of public services infrastructure needed for the project, and into the future”
    Local government · May 2026 · grade A
  • interlocal agreement: governance A local landowner sits on the Development Review Committee; the developer allows agriculture uses in and around the development area, including leasebacks for grazing, ranching and farmin
    “For the Developer to allow agriculture uses in and around the development area, including leasebacks to landowners for grazing, ranching and farming”
    Local government · May 2026 · grade A
  • Name: Stratos Project Area (Wonder Valley Stratos)
    “STRATOS PROJECT AREA MASTER DEVELOPMENT AGREEMENT”
    State agency · April 2026 · grade A
  • Land control date: not obtained, no land sale closed as of late Sep 2026; the MDA is contingent on the developer obtaining legal title
    “This Agreement is contingent upon the Master Developer (or an affiliated entity) obtaining legal title to real property”
    State agency · April 2026 · grade A
  • Current target date: none committed, no COD in the MDA or FAQ; the contractual Phase 1 energy deadline is April 24, 2031
    “within the first five (5) years of the Effective Date, they will submit for approval the Wonder Valley Phase 1 Plan”
    State agency · April 2026 · grade A
  • Financing: none disclosed, no financing commitment, raise or lender in any source opened; the MDA recites significant developer spend to date
    “has expended significant funds to bring the Development Project to fruition, and will further expend hundreds of millions of dollars more”
    State agency · April 2026 · grade A
  • Incentives: LOC in-lieu payments of 1.2% of taxable value: 100% of data-center personal-property LOC reimbursed; 80% of remaining real-property LOC paid to the Master Developer; MET initial rate 0.5% for data center camp
    “The 80% portion described in Subsection 13(a)(iii) shall be paid to the Master Developer within thirty (30) days of receipt by MIDA”
    State agency · April 2026 · grade A
  • master development agreement: scope Develop energy generation, hyperscale data centers and advanced manufacturing (branded Wonder Valley) in the Stratos Project Area
    “to develop state-of-the-art energy and hyperscale data centers and advanced manufacturing facilities”
    State agency · April 2026 · grade A
  • master development agreement: term 30 years from the Effective Date years
    “The term of this Agreement shall commence upon the Effective Date and continue for a period of thirty (30) years”
    State agency · April 2026 · grade A
  • master development agreement: condition precedent Agreement is contingent on the Master Developer (or an affiliated entity) obtaining legal title to the Exhibit A real property and on constructing/generating the minimum
    “This Agreement is contingent upon the Master Developer (or an affiliated entity) obtaining legal title to real property”
    State agency · April 2026 · grade A
  • master development agreement: phase deadline Submit the Wonder Valley Phase 1 Plan and complete construction of the Hansel Valley Energy Facility to the point it is capable of producing at least 3 GW, within 5 years of t
    “complete construction of the Energy Facility to be located in the Hansel Valley to the point that it is capable of producing at least three (3) Gigawatts of electricity”
    State agency · April 2026 · grade A
  • master development agreement: exclusivity Once Phase 1 is fulfilled the Master Developer is fully vested and holds exclusive rights to develop Energy Generation Facilities, Data Center Campuses and Advanced Manufacturing
    “Master Developer shall be fully vested, and shall have exclusive rights to development Energy Generation Facilities, Data Center Campuses, and Advanced Manufacturing facilities in the Project Area”
    State agency · April 2026 · grade A
  • master development agreement: gas connection Master Developer MAY enter into an agreement with Tallgrass Energy to acquire the exclusive right to connect to the Ruby Pipeline; no executed gas agreement is recited
    “The Master Developer may enter into an Agreement with TallGrass Energy to acquire the exclusive right to connect to the Ruby Pipeline”
    State agency · April 2026 · grade A
  • master development agreement: incentive, in-lieu tax rate Compute Complex LOC Payments equal 1.2% of taxable value on all real and personal property (Utah Code 63H-1-501(4)) % of taxable value
    “The LOC Payments equal 1.2% of the taxable value on all real and personal property in the Compute Complex”
    State agency · April 2026 · grade A
  • master development agreement: incentive, personal property ALL LOC Payments on Data Center Campus personal property are reimbursed to the taxpayer within 30 days of MIDA's receipt (100% relief)
    “all LOC Payments made on personal property in a Data Center Campus shall be reimbursed to the Taxpayer within thirty (30) days of receipt by MIDA”
    State agency · April 2026 · grade A
  • master development agreement: incentive, real property split Of the remaining real-property LOC payments: 20% retained by MIDA (a portion to the State; remainder for military purposes) and 80% paid to the Master Develop
    “The 80% portion described in Subsection 13(a)(iii) shall be paid to the Master Developer within thirty (30) days of receipt by MIDA”
    State agency · April 2026 · grade A
  • master development agreement: incentive, other property Non-Compute property pays LOC Payments until a Certificate of Occupancy, then regular property taxes; MIDA may collect 75% of property taxes for up to 40 years int
    “MIDA may collect 75% of the property taxes for up to forty (40) years, as determined by MIDA”
    State agency · April 2026 · grade A
  • master development agreement: energy tax Municipal Energy Tax (MET): initial rate for Data Center Campuses is 0.5%, paid to the County per the Interlocal minimums; may be raised at the developer's request to assist Energ
    “the initial rate of the MET is 0.5% and it will be adjusted to ensure the County is paid the minimum amounts described in the County Interlocal Agreement”
    State agency · April 2026 · grade A
  • master development agreement: fees cap MIDA grading and infrastructure permit fees capped at 2.5% of the grading or infrastructure improvement value %
    “limits any percentage-based fee or deposit to not more than two and one-half percent (2.5%) of the grading or infrastructure improvement value”
    State agency · April 2026 · grade A
  • master development agreement: default and cure Any failure to perform that continues uncured 60 days after a Default Notice is a default; a cure commenced within the period and diligently prosecuted counts as cured days
    “Any failure by either Party to perform any term or provision of this Agreement, which failure continues uncured for a period of sixty (60) days following written notice”
    State agency · April 2026 · grade A
  • master development agreement: termination NEITHER party has a right to terminate the agreement; the sole and exclusive remedy for an uncured default is legal proceedings to enforce the terms; neither party may pursue or
    “neither Party shall have a right to terminate this Agreement nor shall either Party have the right to pursue, claim or collect money damages”
    State agency · April 2026 · grade A
  • master development agreement: cross-default The agreement is NOT cross-defaulted with any other agreement, including any phase-specific development agreement
    “this Agreement shall not be cross-defaulted with any other agreement, including, without limitation, any phase-specific Development Agreement and this Agreement”
    State agency · April 2026 · grade A
  • master development agreement: force majeure Enforced-delay extensions for war, insurrection, strikes, floods, earthquakes, epidemics, conflicting laws and new environmental regulations; changes in a party's financial sta
    “Changes in the financial standing of the Parties shall not serve as a basis for excused performance”
    State agency · April 2026 · grade A
  • master development agreement: assignment Assignment (whole or part) requires a Transfer Acknowledgment executed by MIDA, the Master Developer and the assignee; rights run with the land and transfer only with the land; th
    “such rights and obligations shall only be transferrable along with the land to which such rights and obligations relate”
    State agency · April 2026 · grade A
  • master development agreement: assignment, affiliates Transfers to affiliates, joint ventures, and pledges of the Project Area as financing security are NOT assignments subject to MIDA's acceptance process; the Master De
    “Master Developer's pledging of part or all of the Project Area as security for financing shall not be deemed to be an assignment subject to the acceptance process by MIDA”
    State agency · April 2026 · grade A
  • master development agreement: mortgagee cure Eligible Mortgagees must receive copies of Default Notices and get an Additional Cure Period of 90 days; if the agreement is terminated, an Eligible Mortgagee may obtain a new
    “each Eligible Mortgagee shall have an additional period (Additional Cure Period) of ninety (90) days to cure, commence to cure or cause to be cured any default”
    State agency · April 2026 · grade A
  • master development agreement: noise No numeric limit in the MDA: the developer must ensure development does not create excessive noise disturbing surrounding properties and must demonstrate mitigation technology to the D
    “The Master Developer shall ensure that the development does not create excessive noise that disturbs the surrounding properties”
    State agency · April 2026 · grade A
  • master development agreement: moratorium exclusion The Project Area is excluded from any moratorium unless the MIDA Board finds on the record that it is necessary to avoid jeopardizing a compelling, countervailing public
    “The Project Area shall be excluded from any moratorium adopted pursuant to Applicable Law unless such moratorium is found on the record by the MIDA Board”
    State agency · April 2026 · grade A
  • master development agreement: missing-clause finding The MDA states NO full-buildout capacity: the word Gigawatts appears exactly once (the 3 GW Phase 1 minimum). No 7.5 GW or 9 GW commitment, no IT-load figure, no tenan
    “capable of producing at least three (3) Gigawatts of electricity (Phase 1)”
    State agency · April 2026 · grade A
  • project area plan: adoption Stratos Project Area Plan adopted (Res. June 2026); Development Standards and Guidelines adopted (Res. July 2026); municipal energy tax levied (Ordinance Jan. 2026); Interlocal execution authorized,
    “Unanimous Approval of Resolution 2026-06, adopting the Stratos Project Area Plan”
    State agency · April 2026 · grade B
  • Bar H Ranch change application a54385 filed with the Utah Division of Water Rights (1,900 acre-feet)
    “received a water right change application on March 25. However, it was withdrawn on May 6”
    Company · March 2026 · grade B
  • Tenant status: none found, no tenant, LOI or lease in any source opened
    “it's being built as speculative capacity, not for one contracted buyer”
    News report · Oct. 2026 · grade C
  • Paper or real: paper: project area, MDA and tax package exist; real: no land title, no DAQ NOI, both water applications withdrawn, no tenant, no disclosed financing, no COD, nothing physical is approved or built
    “This Agreement is contingent upon the Master Developer (or an affiliated entity) obtaining legal title to real property”
    State agency · Oct. 2026 · grade C
  • Status verdict: paused/stalled
    “MIDA had left its signature off the interlocal agreement and paused work amid litigation over the referendum.”
    News report · Oct. 2026 · grade C
  • Interlocal agreement status: unsigned by MIDA
    “MIDA had left its signature off the interlocal agreement and paused work amid litigation over the referendum.”
    News report · Oct. 2026 · grade C
  • Tenant announced: not stated
    “none of the allotted land had been sold and no tenant had been announced”
    News report · Oct. 2026 · grade C
  • The Verge publishes its months-long investigation into the project (Josh Dzieza), covering the approval process, water fight and political fallout
    “The project is technically called Stratos, but it's more prominently known as Wonder Valley”
    News report · Oct. 2026 · grade C
  • Tenants: None publicly named; speculative capacity marketed to hyperscalers
    “No specific corporate tenant — no Microsoft, Meta, or OpenAI — has been publicly named”
    News report · Sept. 2026 · grade C
  • Water use stated: no more than ~1,800 acre-feet/yr at full scale (developer statements); final cooling design not disclosed or contracted
    “developers say the project's closed-loop cooling system will need no more than about 1,800 acre-feet of water a year at full scale”
    News report · Sept. 2026 · grade C
  • Utah Civic Compact discloses that Commissioner Boyd Bingham sits on the board of Western AgCredit, which holds an active lien on 10 Bar H Ranch parcels inside the project footprint, undisclosed before his May 4 yes vote;
    “Box Elder County Commissioner Boyd Bingham, who voted yes on May 4, sits on the board of Western AgCredit, an agricultural lender that holds an active lien on 10 of the Bar H Ranch parcels”
    News report · June 2026 · grade C
  • Water use stated: 13,000 acre-feet/yr of existing rights attached to the land / under contract (3,000 on-site + 10,000 near Snowville) per project representatives; never formally submitted to the state
    “Project representatives have publicly claimed they are seeking 3,000 AF on-site and 10,000 AF near Snowville”
    News report · May 2026 · grade C
  • Second change application (a54536, 11 acre-feet/yr) withdrawn after 700+ protests
    “The Stratos/Wonder Valley data center project has WITHDRAWN their second water rights change application filed with the Utah Division of Water Rights”
    News report · May 2026 · grade C
  • Stated capital cost: ~$20B total program; Phase 1 ~$4B plus ~$1B site preparation (press summaries of developer materials) USD
    “Total projected investment: approximately $20 billion”
    News report · May 2026 · grade C
  • General contractor: Clayco (construction partner in approval-week coverage); Gensler (master plan/architecture); KPMG (financial advisory)
    “Key partners: Gensler (architecture), Clayco (construction), KPMG (financial advisory)”
    News report · April 2026 · grade C
  • The Governor's Office of Economic Development refers the Stratos project to MIDA on an energy-resilience / national-security theory
    “Utah's Governor's Office of Economic Development referred the Stratos project to the Military Installation Development Authority”
    News report · Jan. 2026 · grade C
Permits and government (28)
  • Sponsor claimed stage: pre-construction
    “Wonder Valley Utah is in the pre-construction stage and advancing through Utah-specific planning, land entitlement, permitting, and infrastructure development activities.”
    Company · Oct. 2026 · grade A
  • land use moratorium: adopted
    “The Box Elder County Commission voted Wednesday to adopt Ordinance No. 654, establishing a temporary 180-day land use regulation for data centers”
    Local government · June 2026 · grade A
  • County Ordinance No. 654 adopts a 180-day moratorium on new data center applications in unincorporated Box Elder County; Stratos is exempt
    “establishing a temporary 180-day land use regulation for data centers, data center power plants, and associated digital infrastructure”
    Local government · June 2026 · grade A
  • Box Elder County Commission: Ordinance No. 654, temporary 180-day land use regulation (moratorium) for data centers, data center power plants and associated digital infrastructure in unincorporated Box Elder County
    “establishing a temporary 180-day land use regulation for data centers, data center power plants, and associated digital infrastructure within unincorporated Box Elder County”
    Local government · June 2026 · grade A
  • Opposition: BEAR (Box Elder Accountability Referendum); Utah Civic Compact; Alliance for a Better Utah; Grow the Flow; Friends of Great Salt Lake; Center for Biological Diversity; ~3,700-4,000 formal water protests; 2,50
    “Protest of Water Right Application A54385 (Water Right: 13-4148), Bar H Ranch; Hearing Requested”
    State agency · May 2026 · grade A
  • county consent resolution: approved
    “On May 4, 2026, the Commission, which is Box Elder County's lawmaking body, by Resolution 26-11, gave its consent to the Stratos Project Area Plan”
    Court filing · May 2026 · grade A
  • interlocal agreement resolution: adopted
    “On May 4, 2026, the Commission also enacted Resolution 26-12 which adopted a form of Interlocal Agreement”
    Court filing · May 2026 · grade A
  • water change application: protested
    “Protest of Water Right Application A54385 (Water Right: 13-4148), Bar H Ranch; Hearing Requested”
    State agency · May 2026 · grade A
  • County Commission consents (Res. 26-11) and adopts the interlocal form (Res. 26-12) before 1,000+ residents at the fairgrounds
    “The Box Elder County Commission today approved a resolution giving consent to the Military Installation Development Authority (MIDA) to create the Stratos project area”
    Local government · May 2026 · grade A
  • Box Elder County Commission: Resolution 26-11 (consent to the Stratos Project Area) and Resolution 26-12 (form of Interlocal Agreement with MIDA)
    “The Box Elder County Commission today approved a resolution giving consent to the Military Installation Development Authority (MIDA) to create the Stratos project area”
    Local government · May 2026 · grade A
  • development agreement: approved and executed
    “THIS STRATOS PROJECT AREA MASTER DEVELOPMENT AGREEMENT is made and entered as of the 24th day of April 2026”
    State agency · April 2026 · grade A
  • air quality approval order: not filed
    “No Notice of Intent has been submitted to the Division of Air Quality”
    Company · Oct. 2026 · grade B
  • water change application: withdrawn
    “However, it was withdrawn on May 6. The applicant has indicated the intent to refile and provide more information”
    Company · May 2026 · grade B
  • project area plan: adopted
    “Unanimous Approval of Resolution 2026-06, adopting the Stratos Project Area Plan”
    State agency · April 2026 · grade B
  • development standards: adopted
    “adopting the MIDA Stratos Project Area Development Standards and Guidelines that will control the development of property within the Box Elder location”
    State agency · April 2026 · grade B
  • energy tax ordinance: adopted
    “Unanimous Approval of Ordinance 2026-01, levying a municipal energy sales and use tax in the Stratos Project Area”
    State agency · April 2026 · grade B
  • MIDA Board unanimously adopts the Stratos Project Area Plan, Development Standards, Master Development Agreement and MET ordinance, before Box Elder County consent
    “Unanimous Approval of Resolution 2026-06, adopting the Stratos Project Area Plan”
    State agency · April 2026 · grade B
  • MIDA Board of Directors: Adopt the Stratos Project Area Plan (Res. June 2026), Development Standards and Guidelines (Res. July 2026), Master Development Agreement (Res. Aug. 2026), municipal energy tax (Ordinance Jan. 2026), and
    “Unanimous Approval of Resolution 2026-06, adopting the Stratos Project Area Plan”
    State agency · April 2026 · grade B
  • water change application: filed
    “The Division of Water Rights evaluates water availability and received a water right change application on March 25”
    Company · March 2026 · grade B
  • Time to service (months): 54+, nothing can be energized before land title, a DAQ approval order and water; the MDA allows until Apr 2031 for the Phase 1 energy facility months
    “within the first five (5) years of the Effective Date”
    State agency · Oct. 2026 · grade C
  • Air permit status: no application filed
    “no approvals or permits have been applied for, let alone issued”
    News report · June 2026 · grade C
  • No Notice of Intent or air-quality permit application for Stratos/Wonder Valley : no application filed (negative)
    “no approvals or permits have been applied for, let alone issued”
    News report · June 2026 · grade C
  • project area boundary amendment: approved
    “Approved interlocal agreement modifications and boundary amendments finalized by the Box Elder County Commission on June 4, 2026, reducing the project area from 40,000 to approximately 20,000 acres”
    News report · June 2026 · grade C
  • Box Elder County Commission: Interlocal agreement modifications and project-area boundary amendment (approx. 40,000 to approx. 20,000 acres)
    “O'Leary made a concession, halving the project size in response to demands from Senate President Stuart Adams”
    News report · June 2026 · grade C
  • water change application: withdrawn
    “The Stratos/Wonder Valley data center project has WITHDRAWN their second water rights change application filed with the Utah Division of Water Rights (Change Application a54536; Water Right 13-2645)”
    News report · May 2026 · grade C
  • Application 13-4148 sought 1,900 acre-ft/yr from Salt Wells Spring Stream, Hanse: water right application withdrawn
    “Developers behind the proposed Stratos hyperscale data center project in Box Elder County have withdrawn their water rights application after almost 4,000 formal protests were filed (press release dated May 7, 2026)”
    News report · May 2026 · grade C
  • Utah House Bill 60 takes effect, narrowing the public-welfare test the state engineer may apply to water applications; reporting ties its timing to the Stratos fight
    “the Utah legislature passed House Bill 60, effective May 6, 2026, narrowing what the state engineer is allowed to weigh when deciding whether to deny a water rights application”
    News report · May 2026 · grade C
  • Box Elder County Commission: MIDA briefing on the Stratos proposal
    “MIDA formally briefs the commissioners on March 25th and tells them approval is needed by the end of April or the deal could collapse”
    News report · March 2026 · grade C
Legal (11)
  • Lawsuits: ABU et al. v. MIDA et al. (UT 3rd Dist., filed June 3, 2026, amended Sept. 28, 2026); BEAR referendum appeal (UT 1st Dist., pending); ABU/Elevate/Kanter/Finlayson v. O'Leary & Fox News (D. Utah defamation, filed 2026
    “Plaintiffs, Alliance for a Better Utah, Inc. (ABU), and Jane Does 1-5, for causes of action against defendants Military Installation Development Authority (MIDA)”
    Court filing · Oct. 2026 · grade A
  • Second defamation suit against O'Leary filed in D. Utah by Taylor Knuth, another Stratos opponent named in the June 2026 retraction
    “Knuth v. O'Leary | District Court, D. Utah | 1:26-cv-00203 | filed 2026-10-14”
    Court filing · Oct. 2026 · grade A
  • Most recent dated event found on or before Oct 20 2026: second defamation suit Knuth v. O'Leary (D. Utah 1:26-cv-00203) filed Oct 14 2026 over O'Leary's China-funding claims about Stratos opponents
    “Document 1 Filed 10/14/26”
    Court filing · Oct. 2026 · grade A
  • Defamation suit filed against Kevin O'Leary (O'Leary Digital principal) and Fox News in D. Utah by Wonder Valley/Stratos opponents he had accused of being China-funded; the campus fight is now in federal court
    “Kanter v. O'Leary | District Court, D. Utah | 2:26-cv-00664 | filed 2026-07-15”
    Court filing · July 2026 · grade A
  • Alliance for a Better Utah et al. v. MIDA, Adams, Stevenson and the Box Elder County Commission, constitutional challenge filed in Utah 3rd District Court (Salt Lake County); amended complaint filed Sep 28, 2026
    “Plaintiffs, Alliance for a Better Utah, Inc. (ABU), and Jane Does 1-5, for causes of action against defendants Military Installation Development Authority (MIDA)”
    Court filing · June 2026 · grade A
  • Taylor Knuth, former Alliance for a Better Utah executive director, sues Kevin O'Leary and Fox News Network LLC for defamation in the U.S. District Court for the District of Utah
    “The former executive director of a Utah nonprofit is suing businessman Kevin O'Leary and Fox News Network LLC, alleging they repeatedly broadcast defamatory statements”
    News report · Oct. 2026 · grade C
  • Alliance for a Better Utah MIDA-constitutionality suit (filed Jun 3 2026) remained active; amended complaint filed Sep 28 2026
    “An amended complaint was filed on September 28, 2026.”
    News report · Sept. 2026 · grade C
  • Utah News Dispatch reported MIDA has said the project is paused while the referendum court case is pending; O'Leary simultaneously said the 20000-acre project is still moving forward
    “The authority has said the project is paused as the still-pending referendum court case plays out.”
    News report · Sept. 2026 · grade C
  • Gov. Cox says MIDA has had mission creep and the Stratos approval process, especially the MIDA process, was not good; he promises major MIDA reform when the legislature reconvenes in January 2027
    “told reporters MIDA has had mission creep beyond its original purpose and said the Stratos approval process was not good”
    News report · Aug. 2026 · grade C
  • Alliance for a Better Utah, Elevate Strategies, Joshua Kanter and Gabrielle Finlayson file a federal defamation complaint against O'Leary and Fox News; the defendants move to dismiss in late September 2026
    “Alliance for a Better Utah, political consulting firm Elevate Strategies, Joshua Kanter and Gabrielle Finlayson filed a federal defamation complaint against businessman and Stratos Project backer Kevin O'Leary”
    News report · July 2026 · grade C
  • The county attorney rejects BEAR's referendum applications, ruling the approvals were administrative acts that cannot be referred to voters; BEAR sues in Utah 1st District Court (Judge Spencer Walsh; no ruling as of mid-
    “On May 28 the county attorney rejected the applications, ruling the resolutions were administrative acts and only legislative acts can be referred to voters”
    News report · May 2026 · grade C
Site and other (35)
  • Project area acres current sponsor: 13000 acres
    “The project is being developed on approximately 13,000 acres in Box Elder County, Utah, within the Stratos Project Area.”
    Company · Oct. 2026 · grade A
  • Moratoria: Box Elder County Ordinance No. 654 (adopted June 10, 2026): 180-day suspension of new data-center applications in unincorporated county; Stratos EXEMPT (inside the MIDA project area)
    “The temporary land use regulation does not affect the Stratos Project. The Stratos Project is located within a project area governed by MIDA”
    Local government · June 2026 · grade A
  • Land use authority: MIDA holds exclusive land-use jurisdiction inside the project area for the next 50 years (county characterization); county land-use law does not apply
    “On May 4, 2026, the County Commission passed Resolution 26-11, transferring exclusive land-use jurisdiction to MIDA for the next 50 years”
    Local government · June 2026 · grade A
  • Address: Unincorporated western Box Elder County, UT (Hansel Valley and Locomotive Springs areas; Golden Spike District)
    “a state-of-the-art data center to be built in an unzoned area of western Box Elder County”
    Local government · May 2026 · grade A
  • Acres: 40000 acres
    “The project area encompasses approximately 40,000 acres of privately held vacant land split into three different sites”
    Local government · May 2026 · grade A
  • Workforce estimate: 2,000+ permanent jobs (MIDA/county); ~4,000 construction jobs (press)
    “MIDA anticipates the creation of an estimated 2,000+ jobs associated with the project”
    Local government · May 2026 · grade A
  • Aliases: Wonder Valley; Stratos Project; Wonder Valley Utah
    “The Master Developer is branding and marketing the Development Project as Wonder Valley”
    State agency · April 2026 · grade A
  • Developer: O'Leary Digital Utah Development Company, LLC (Master Developer)
    “O'LEARY DIGITAL UTAH DEVELOPMENT COMPANY, a Utah limited liability Company (Master Developer)”
    State agency · April 2026 · grade A
  • Parcel IDs: Not published, Exhibit A legal description is a blank placeholder page in the publicly posted MDA copy
    “Tax Parcel Nos. (See Exhibit A)”
    State agency · April 2026 · grade A
  • County code: 49003
    “Box Elder County, Utah FIPS 49003”
    grade B
  • Change application a54385 withdrawn after ~3,700-4,000 protests; the applicant says it will resubmit with more information
    “However, it was withdrawn on May 6. The applicant has indicated the intent to refile and provide more information”
    Company · May 2026 · grade B
  • Announced: April 24, 2026
    “Unanimous Approval of Resolution 2026-06, adopting the Stratos Project Area Plan”
    State agency · April 2026 · grade B
  • Phase2 site locality: Locomotive Springs, Box Elder County UT (41.7238, -112.9326); named Phase 2 area in the original designation, dropped from the project area in June 2026
    Measured on OpenStreetMap map data.
    OpenStreetMap · Oct. 2026
  • Phases: 2 named phase areas, Hansel Valley (Phase 1) and Locomotive Springs (Phase 2), within a 3-site project area
    “The campus is split across two named phase areas: Hansel Valley (Phase 1, this site) and Locomotive Springs (Phase 2, separate site)”
    Dataset · Oct. 2026 · grade C
  • Stage: approved on paper, pre-development in fact; paused amid litigation, at risk
    “Out of respect for the referendum process and litigation, MIDA is paused on Stratos”
    News report · Oct. 2026 · grade C
  • Latest sponsor statement: Palandjian: predevelopment engineering and studies continue
    “O'Leary Digital CEO Paul Palandjian says predevelopment, engineering and studies continue.”
    News report · Oct. 2026 · grade C
  • Verge investigation (Oct 1 2026) and summaries describe the project as stalled; O'Leary still says full steam ahead with a downsized 1 GW first phase and hopes to break ground within 12 months
    “Celebrity investor Kevin O'Leary's plan to build one of the world's largest AI data centres in Utah has stalled”
    News report · Oct. 2026 · grade C
  • Latest sponsor statement found: O'Leary Digital CEO Paul Palandjian told KSL (Oct 2 2026) that predevelopment, engineering and studies continue; no construction claimed
    “O'Leary Digital CEO Paul Palandjian says predevelopment, engineering and studies continue.”
    News report · Oct. 2026 · grade C
  • Land sold: not stated
    “none of the allotted land had been sold and no tenant had been announced”
    News report · Oct. 2026 · grade C
  • Verge reporting: O'Leary continues to say full steam ahead and hopes to break ground in the next 12 months on a downsized single-gigawatt first phase
    “O'Leary continues to say that the project is “full steam ahead” and that he hopes to break ground in the next 12 months”
    News report · Oct. 2026 · grade C
  • By August 2026 O'Leary is describing a roughly one-gigawatt facility in interviews, instead of nine gigawatts (The Verge's account)
    “by August he was talking about a one-gigawatt facility instead of nine”
    News report · Aug. 2026 · grade C
  • MIDA spokesperson said agency work on Stratos was paused, citing no pending action and the referendum process
    “paused at this time as there is no action before us, and we continue to respect the referendum process”
    News report · July 2026 · grade C
  • In the same July 29 reporting, Kevin O'Leary said the project was full steam ahead, contradicting the agency pause
    “We are full steam ahead on the project.”
    News report · July 2026 · grade C
  • MIDA spokesperson Kristin Kenney Williams: MIDA is paused on Stratos, out of respect for the referendum process and litigation
    “Out of respect for the referendum process and litigation, MIDA is paused on Stratos”
    News report · July 2026 · grade C
  • Republican primaries: Senate President Stuart Adams loses to Stephanie Hollist; Commissioners Boyd Bingham and Lee Perry lose to Vance Smith and Nathan Tueller, all three Stratos approvers lose their seats
    “On June 23, Republican voters replaced Stuart Adams with Stephanie Hollist, a lawyer, ending a legislative career of more than twenty years”
    News report · June 2026 · grade C
  • Project area acres current: 20000 acres
    “O'Leary Digital CEO Paul Palandjian agreed on June 4 to drop two of the three project areas, cutting the total from about 40,000 to about 20,000 acres and leaving only the Hansel Valley parcel”
    News report · June 2026 · grade C
  • Acres: 20000 acres
    “O'Leary made a concession, halving the project size in response to demands from Senate President Stuart Adams”
    News report · June 2026 · grade C
  • Buildings: 60 data center buildings in six clusters (Gensler master plan renderings, as reported)
    “The design, per renderings released by O'Leary Digital, envisions 60 data center buildings arranged in six clusters”
    News report · June 2026 · grade C
  • O'Leary agrees to Senate President Adams' demanded concessions: project area halved to ~20,000 acres, a water commitment to the Great Salt Lake, and open-space/wildlife/agriculture set-asides
    “O'Leary made a concession, halving the project size in response to demands from Senate President Stuart Adams”
    News report · June 2026 · grade C
  • O'Leary says on Fox Business that project opponents are backed by Chinese agents; he later admits he had no evidence
    “On May 11th, Kevin O'Leary went on Fox Business with a dramatic explanation for why his Utah data center project was getting pushback. Chinese agents, he said”
    News report · May 2026 · grade C
  • BEAR (Box Elder Accountability Referendum) files referendum applications against the county approvals
    “BEAR group files a referendum application to challenge the county's approval”
    News report · May 2026 · grade C
  • Site landowner consent: 100% landowner consent on private parcels (Bar H Ranch, Bar H Land LLC, Murray Hollow LC, Bull Pass Ranch, and others)
    “100% landowner consent on private parcels (Bar H Ranch, Bar H Land LLC, Murray Hollow LC, Bull Pass Ranch, and others)”
    Dataset · April 2026 · grade C
  • Developer: O'Leary Digital (Kevin O'Leary's firm; CEO Paul Palandjian)
    “It will be developed by his firm, O'Leary Digital, in partnership with several other companies”
    News report · Feb. 2026 · grade C
  • Announced: Feb. 17, 2026
    “TV's Kevin O'Leary is plotting a second Wonder Valley development, this time in the US state of Utah”
    News report · Feb. 2026 · grade C
  • Austin Pritchett begins approaching Box Elder County landowners about a data center project; former Rep. Jason Chaffetz introduces him to Kevin O'Leary
    “Utah real estate entrepreneur Austin Pritchett begins approaching Box Elder County landowners about a data center project”
    News report · Oct. 2025 · grade C

Imagery and records: Satellite imagery: Maxar via Esri World Imagery Wayback.