Project Cardinal Data Center Campus (Annex Agreement, Rezone, Preliminary PUD & PUD)

Case Number: PZC 2025-08

Notice: 

Project Cardinal has two upcoming public hearings on their development: one scheduled for Tuesday, June 10th City Council meeting to discuss their annexation agreement, and one scheduled for Wednesday, June 11th Planning and Zoning Commission (PZC) meeting to discuss their rezoning, special use / PUD, and preliminary PUD plan requests.  Updates on both of these public hearings are provided below.

First, the public hearing scheduled for Tuesday, June 10th at 7pm at City Council to discuss the Project Cardinal annexation agreement, will be held as originally planned.  The developer will be present at the meeting to give a general development presentation and answer questions from the public and the City Council.

Second and final, the public hearing for the Project Cardinal rezoning, special use/PUD, and preliminary PUD plan—originally scheduled for Wednesday, June 11th at 7:00 p.m. before the Planning and Zoning Commission—will be functionally delayed until the Commission’s next meeting on Wednesday, July 9th. Per Yorkville City Code, the Economic Development Committee (EDC) must first review the proposal and provide feedback to the Commission. However, due to the cancellation of the June 3rd EDC meeting (lack of quorum), that step could not be completed in time. As a result, the June 11th public hearing will be opened and then continued to the July 9th meeting. No presentation will be made by the developer on June 11th. Residents, especially those within 500 feet who received a mailed notice, are encouraged to attend the July 9th meeting when the developer will give a full presentation, the developer will be available to answer questions from the public, and public comments on the project will be taken. However, residents who choose to attend the June 11th public hearing and wish to provide public comment will still be permitted to do so, even though the developer’s presentation will take place on July 9th.

Proposed Project

Pioneer Development, LLC, as the petitioner and contract purchaser, along with property owners Galena & 47th, LLC, MPLIV10, LLC, Sanjay and Sameer Gupta, Dale L. Konicek, LLC, and The Konicek Family Limited Partnership, have submitted applications to the United City of Yorkville, Kendall County, Illinois, requesting annexation, annexation agreement, rezoning, special use authorization for a Planned Unit Development (PUD), and preliminary PUD Plan approval for approximately 1,037 acres across 20 parcels. The proposal aims to rezone the parcels from R-1 Single-Family Suburban Residence District, R-2 Single-Family Traditional Residence District, R-3 Multi-Family Attached Residence District, and B-3 General Business District to M-2 General Manufacturing District to facilitate the development of a state-of-the-art data center campus. The project envisions fourteen (14) data center buildings totaling over 17 million square feet, two (2) electrical substations, a utility switchyard, and associated stormwater detention basins. Requested deviations from the Yorkville Unified Development Ordinance (UDO) include modifications to yard setbacks, energy use standards, minimum parking requirements, cross access, pedestrian circulation, bicycle parking, off-street loading spaces, landscaping, mechanical unit screening, fencing, industrial appearance standards, frontage on public streets, and public street and circulation requirements. The subject property is generally located northwest of Route 47 and Galena Road, south of Baseline Road, and east of Ashe Road.

Proposed Location

Project Cardinal - Location Map 6.2.25

Documents

Project Cardinal Application Package consists of the following:

  • Project Cardinal Introduction
  • Application for Annexation
  • Application for Rezoning
  • Application for Planned Unit Development
  • Petition for Special Use and PUD Approval
  • Conceptual Plan
  • Building Elevations
  • Landscape Plan
  • Traffic Impact Analysis
  • Stormwater Calculations
  • Security Fencing
  • Annexation Map
  • Legal Description
  • Consent of Owners
  • Contiguous Owners
  • Public Hearing Sign Application
  • Fee Schedule
  • Acknowledgement of Financial Responsibility

Supplemental Application Package Information: 

Updated Application Submittal on May 30, 2025

Updated Application Submittal on July 3, 2025

Initial Sound Study Presentations for 8-12-25 City Council Meeting

*Application submittals are subject to modification

Public Meeting Schedule

The following meeting schedule for this project is tentative, and subject to change:

Economic Development Committee (EDC)
  • Packet materials can be found here
Tuesday, May 6, 2025 at 6PM
Economic Development Committee (EDC)
  • Packet materials can be found here
Tuesday, June 3, 2025 at 6PM (additional meeting due to lack of quorum at previous month's meeting) The Economic Development Committee meeting scheduled for June 3, 2025 at 6:00 PM has been CANCELLED due to lack of quorum. This project is now scheduled for Tuesday, July 1, 2025 at 6PM
City Council Public Hearing - Annexation Agreement Only 
  • Packet materials can be found here
Tuesday, June 10, 2025 at 7PM - Public Hearing held, public comments taken, and hearing closed.
Planning and Zoning Commission (PZC) - Public Hearing 
  • Packet materials can be found here
Wednesday, July 9, 2025 at 7PM 
The Planning and Zoning Commission continued the public hearing at the June 11th meeting on the rezoning, special use authorization for a PUD, and preliminary PUD plan approval to Wednesday, July 9, 2025.
Planning and Zoning Commission (PZC) - Public Hearing continued
  • See packet materials above
Wednesday, July 9, 2025 at 7PM
City Council 
  • Packet materials can be found here
Tuesday, July 22, 2025 at 7PM

Public Hearing Notices

CITY COUNCIL

The public hearing for annexation agreement is scheduled for Tuesday, June 10, 2025 at 7:00 PM at the United City of Yorkville, City Hall, located at 651 Prairie Pointe Drive, Yorkville, Illinois 60560.  Remote attendance will also be available via Zoom. All interested parties are invited to attend the public hearing and will be given opportunity to be heard.  Any written comments should be addressed to the United City of Yorkville Community Development Department, City Hall, 651 Prairie Pointe Drive, Yorkville Illinois, and will be accepted up to the date of the public hearing.

PLANNING & ZONING COMMISSION

The public hearing for rezoning, special use authorization for a Planned Unit Development (PUD), and preliminary PUD Plan approval has been continued to  Wednesday, July 9, 2025 at 7:00 PM at the United City of Yorkville, City Hall, located at 651 Prairie Pointe Drive, Yorkville, Illinois 60560.   Remote attendance will also be available via Zoom. All interested parties are invited to attend the public hearing and will be given opportunity to be heard.  Any written comments should be addressed to the United City of Yorkville Community Development Department, City Hall, 651 Prairie Pointe Drive, Yorkville Illinois, and will be accepted up to the date of the public hearing.

Additional Information

For further information, contact the Community Development Director, Krysti Barksdale-Noble, at knoble@yorkville.il.us or 630-553-8573.