Yorkville is moving closer to hosting one of the largest data center campuses in Illinois as the City Council unanimously approved the annexation agreement and Planned Unit Development (PUD) for Project Cardinal. Spanning more than 1,000 acres across 20 parcels on the city’s northwest edge, the development represents a massive investment in technology infrastructure, land servicing, and long-term job creation.
Led by Pioneer Development, LLC, the project proposes:
- 14 data center buildings
- Two substations
- Utility switchyard
- Stormwater management areas
This will lay the groundwork for a modern tech corridor along the Yorkville–Sugar Grove border.
A Transformative Campus in a Strategic Location
The Chicago Tribune reports that the site is situated northwest of Route 47 and Galena Road, bordered by Baseline Road and Ashe Road. This location, surrounded by open land and supported by a nearby ComEd electrical substation, positions Yorkville as a promising destination for large-scale digital infrastructure. City Administrator Bart Olson emphasized that Illinois’s power capacity, combined with state tax incentives for data centers, helps make the region attractive for tech development.
The campus will be built in phases, beginning in the northeast portion of the site rather than the west, a change made specifically to reduce construction impacts on nearby residents. Subsequent phases would move westward and then southeast across the remaining acreage. The east-to-west phasing also aligns with ComEd’s guidance on power distribution and substation placement.
Designing a High-Performance Data Infrastructure Hub
Though early in the approval process, the conceptual layout reveals a tightly planned campus designed for operational efficiency and environmental performance. According to Olson, the buildings are now planned closer together, creating greater buffers between the data centers and adjacent homes. The city is requiring a 100-foot-wide landscaped perimeter, which will introduce approximately 4,900 new trees, along with native plantings shaped around a restorative prairie landscape.
Pioneer Development representative Matt McCarron noted that these design changes “go beyond what is typical for a development of this kind,” emphasizing the project’s commitment to compatibility with Yorkville’s surrounding neighborhoods.
The facilities will employ closed-loop air chillers, meaning cooling will not rely on heavy water consumption. Municipal water use will be limited to domestic needs such as restrooms and break rooms—estimated at 170,000 gallons per day at full buildout, significantly lower than many residents had feared.
Construction Planning and Environmental Controls
Though still awaiting final rezoning and annexation ordinances, the project is expected to require a large and skilled construction workforce due to its scale and phasing. During the council discussions, Olson clarified that construction would be restricted between 7 a.m. and 7 p.m., with no work allowed on Sundays, ensuring predictable noise levels for nearby homes.
A sound study has already been conducted, and a traffic study will follow as part of future approvals. The city also requires a full photometric lighting plan to prevent light pollution and safeguard rural night-sky visibility.
Additionally, the annexation agreement prohibits onsite nuclear energy generation, addressing one of the larger resident concerns prompted by misinformation. The developer is also restricted from building anything other than a data center unless the council authorizes it at a later date.
Economic Impact and Long-Term Operations
Once operational, Project Cardinal could become Yorkville’s second-largest employer, according to city officials. McCarron estimates the campus could support 750 to 1,000 permanent jobs, not including the hundreds of construction workers required to build out the multi-year project. Data centers typically require technicians, electricians, network specialists, building engineers, security staff, maintenance teams, and operations managers.
Olson also highlighted that the development will significantly increase property tax revenue without adding school-aged population, offering notable benefits to the district’s financial health.
Construction Trades Involved
A project of this magnitude will activate nearly every major construction trade across multiple phases. Key trades include:
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Sitework and Earthmoving Crews – grading, excavation, and stormwater basin construction
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Concrete and Foundation Teams – pouring deep foundations, slab floors, and structural pads
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Steel Erectors and Ironworkers – assembling structural frames, mezzanines, and equipment platforms
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Electricians and High-Voltage Specialists – installing power distribution systems, conduits, switchgear, and substation connections
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Mechanical and HVAC Technicians – integrating closed-loop cooling systems and large-capacity air handlers
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Plumbers and Pipefitters – building domestic water lines, fire suppression systems, and mechanical piping
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Telecommunications Technicians – installing fiber routes, server-room cabling, and network infrastructure
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Carpenters and Finish Trades – constructing offices, support spaces, and interior walls
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Roofers and Waterproofing Contractors – ensuring building envelope integrity and moisture control
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Landscaping and Hardscaping Crews – installing trails, tree plantings, buffers, and prairie restoration areas
Together, these trades will deliver a highly complex, utility-intensive campus designed for durability and 24/7 operation.
A Community Divided but Moving Forward
Despite unanimous council approval, Project Cardinal remains controversial. Residents raised concerns over noise, health impacts, energy demand, and environmental risks. One resident has filed a lawsuit against the city, arguing the approval process improperly prioritized development interests. Supporters, meanwhile, point to job creation, increased tax revenue, fenced-in facilities that pose minimal policing needs, and controlled water consumption.
Though no construction date is set, the council’s vote marks a major step toward turning rural acreage into one of Illinois’s most advanced technology hubs.
