Learn more about data centers here! Below are answers to some of the common questions about data centers and Project Bluestem.
Project Bluestem is a proposed data center development in Leavenworth County near the Tonganoxie Business Park. At this time, the development is conceptual and no formal requests have been submitted to the local jurisdictions for project approvals or permits.
Project Bluestem is being developed by Cloverleaf Infrastructure. Cloverleaf is an industrial real estate developer specializing in data centers. Cloverleaf prepares land for large technology companies that build and operate data centers — the facilities that store and process information for things like the internet, cloud services, and everyday online tools. Once sites are determined viable for development and power is confirmed, Cloverleaf will look for the right data center company to build and operate the facility.
Cloverleaf seeks to develop new projects by communicating transparently with communities and local stakeholders. Cloverleaf does not sign non-disclosure agreements (NDAs) with local governments and municipalities. As project plans are further confirmed, information will be shared via a project website, at voluntary community meetings, through formal submittals to the local jurisdictions, and at required public hearings. Additionally, Cloverleaf contact information will be provided via the project website to answer specific questions or concerns related to the development.
Cloverleaf Infrastructure prepares land and power commitments for technology companies that build and operate data centers. While Cloverleaf leads the front end to prepare for development, ultimately, we will transfer the development to the right company to build and operate it. Before any company takes over, the local jurisdiction will have the chance to meet the company that plans to purchase the project and learn about how it will invest in and work with the community.
Yes. All contractual obligations entered on behalf of the project will be transferred and assigned to the company that purchases the project, and that company will be legally required to adhere to those obligations.
Cloverleaf and its founders helped start and grow what is now the data center industry in the United States and around the world. The leadership team includes:
Data Centers are highly secure buildings filled with computer servers that store, process, and move data around the world. They are where the internet lives. Instead of information being stored on your phone or computer alone, data centers safely store it and make sure it’s available whenever you need it.
These facilities power almost everything we do in today’s world – banking, healthcare, education, farming technology, government services and business operations all depend on them. As more homes, farms, and businesses rely on digital tools, the need for reliable data centers grows.
Data centers are built to last for decades, and the buildings themselves don’t become obsolete when technology evolves. The building, electrical systems, cooling infrastructure, and fiber connections are all designed for long-term use. As servers and computer software get faster and more efficient, operators simply replace the equipment inside the existing structure rather than tear the facility down. Because of this, data centers remain productive for decades.
Every data center operator designs their facilities differently, but most data center buildings are 400,000 to 1,000,000 square feet. Hyperscale data centers are typically set up like a campus with several data center buildings with associated supporting structures such as offices and warehouse space for storing equipment.
Historically, one of the primary drivers of high-water use in data centers has been the requirements for cooling the large structure with lots of heat producing computer equipment. Project Bluestem will deploy the newest data center cooling technology by utilizing a closed-loop cooling system, which requires a one-time fill and therefore uses exponentially less water than historical data centers that are often complained about. Project Bluestem’s day-to-day water use will be for domestic purposes only, which includes sinks, toilets, kitchens, sprinkler systems, etc. – using about as much water as a typical office building.
A closed-loop cooling system reuses the same cooling fluid repeatedly inside sealed pipes. It doesn’t mix with outside air, which means nothing from the outside – like dust or contaminants – can get in. This helps keep the system clean, reliable, and efficient.
The equipment works a lot like the heating and cooling system in a home, just much larger. It includes parts such as coils, compressors, and fans — all designed by licensed engineers here in Kansas. Before any system like this is built, safety experts carefully study what could go wrong and make sure there are strong protections in place to keep workers, nearby residents, and the environment safe.
Chemicals used in industrial operations are contained through several layers of protection to prevent leaks and releases. These safety mechanisms are designed by registered professional engineers to meet federal, state, and local laws and regulations.
The data center will have advanced fire detection and suppression systems that can quickly isolate and extinguish potential fires to prevent harm to people and equipment. These systems use sensors to identify heat or smoke early to ensure fast response and minimal damage. Trained staff and local fire departments will also respond if needed to ensure safety. The company that operates the datacenter will ensure local fire departments are trained and have the resources they need.
Air pollution is regulated by the state. The project will secure required air permits and install emissions controls technologies as applicable, and the equipment will have modern, high-efficiency technology designed to minimize emissions.
No. Data centers are among the most secure commercial buildings. They are designed to protect the equipment inside, which means they include controlled access, 24/7 monitoring, reinforced construction, and multiple layers of physical security.
The bigger issue in the data world is cybersecurity, which is managed by the data center operator, not the city. Operators follow strict federal, state, and industry standards to protect the digital systems, and the host community is not connected to the data center’s internal networks, so residents, local businesses, and city systems are not exposed to additional cyber risk.
Project Bluestem commits to funding new power and transmission upgrades required for the project, to protect against an increase to electric rates. Additionally, Project Bluestem is currently engaged with Evergy who is studying the site from a power perspective to finalize total potential capacity at the site for this development.
Project Bluestem is committed to being a responsible neighbor in the communities where we develop. Our projects are designed so that local residents and small businesses are not asked to shoulder higher electric costs as a result of new development. We follow the principle of cost causation — meaning each project pays for the incremental infrastructure and energy generation it requires. That includes funding necessary transmission upgrades and dedicated energy resources.
The Kansas Corporation Commission has approved an electricity tariff aimed at high electricity users, including data centers, for Evergy customers. This “Large Load Power Service” tariff applies to Project Bluestem and includes conditions such as minimum contract terms, posting collateral for minimum bills, and ensuring the project pays a baseline amount even in lighter usage months. These conditions are in place to prevent other ratepayers (such as homes and small businesses) from subsidizing infrastructure costs for large consumers.
Project Bluestem will be connected to the electric grid and will consume electricity supplied by Evergy. The project is also currently evaluating opportunities for onsite power generation that would be supplied to the larger power grid (not directly to the project) to help support overall local generation and reliability for the area. On-site nuclear power is not under consideration for the project.
Evergy will perform a transmission study to determine what transmission upgrade requirements, if any, are needed to serve the site. Project Bluestem will be required to pay for transmission upgrades that are identified. In addition, new facilities for generation and capacity will be funded by Project Bluestem, which will provide more energy to the electrical grid, making the grid more reliable and resilient for all Evergy customers.
As noted above, Cloverleaf is committed to being a responsible neighbor in the communities where we develop and we seek to ensure our projects cover any costs associated with incremental infrastructure needs. These costs are typically addressed through funding contracts or development agreements with the relevant governing jurisdictions and utility providers. In addition, tax impact analyses are conducted to evaluate the project’s expected yearly tax contributions relative to infrastructure needs. Our goal is to structure projects so that they provide a net fiscal benefit to the community, while ensuring that any infrastructure upgrades needed for the development are responsibly planned and funded.
Project Bluestem represents a multi-billion-dollar taxable investment, which will inject a significant amount of new tax revenue into Leavenworth County and the Tonganoxie community. This tax revenue will have a direct impact on local schools, infrastructure, and community services.
In addition to tax revenue, Cloverleaf is exploring opportunities to invest in the community through a potential Community Benefits Agreement, which would provide grants or funding to organizations that support local residents in the project area. These agreements are intended to align with priorities identified by the community. Potential areas of support may include education and workforce development initiatives, programs that expand economic opportunity for underserved populations, grants to community organizations addressing local needs, or support for recreational amenities such as parks, trails, or other public spaces. Any initiatives would be developed in coordination with local stakeholders to reflect community priorities.
During the initial phase of development, Project Bluestem is expected to create over 1,000 construction jobs over a 2+ year period. Once operational, the first phase is projected to support more than 50 full-time positions, growing to over 200 full-time jobs at full buildout. These roles are high-paying positions—such as data center technicians, network engineers, and IT support staff—that often do not require four-year degrees. A local workforce is preferred and is typically supported through end-user-funded training programs.
Leavenworth County and the City of Tonganoxie have noise regulations that Project Bluestem will abide by. The project is conducting a noise analysis to understand existing ambient conditions. The campus will be designed to minimize noise impacts on adjacent properties through setbacks and, where necessary, mitigation measures such as vegetation, berms, or sound walls.
During construction, traffic levels will increase around the site. Project Bluestem will work with County, City, and Kansas Department of Transportation officials and engineers as needed to plan road use, routing, and determine any road improvements needed during or post construction. As noted previously, the project will seek to enter into funding agreements as appropriate with local authorities to cover improvements or mitigate impacts caused by the project’s construction phase.
The project will incorporate Dark Sky lighting practices, which include full cut-off fixtures, minimal overlay lighting, directional lighting, warm color temperatures, and other features. These practices can reduce light impacts by 99%. Berms, trees, and other landscaping features can minimize further visual impacts to the community. Data centers do not cause ground vibrations.
State and local laws and regulations will govern penalties, indemnification, termination, and permit suspensions if environmental regulations or operational limits are not met.
