Rep. Jed Davis Files "Property Owner Protection from Data Center Impacts Act"
The tension surrounding Project Cardinal has now reached the state level with the filing of House Bill 4319, titled the "Property Owner Protection from Data Center Impacts Act." Introduced by State Representative Jed Davis in January 2026, the bill directly addresses the grievances of citizens living in the shadow of these industrial giants.
In Yorkville, Illinois, a massive industrial development known as "Project Cardinal" has become a focal point of intense local debate, highlighting the growing friction between rapid data center expansion and residential quality of life. The project, which involves the construction of a massive data center campus on hundreds of acres of former farmland, has drawn significant concern from neighbors regarding noise pollution, infrastructure strain, and the potential for declining property values. As Yorkville positions itself as a new hub for digital infrastructure, residents have voiced their fears to the Yorkville City Council on how the project will permanently alter the character of their rural-suburban community.
Representative Davis, whose 75th district includes Yorkville, recently shared his insights on the legislation, emphasizing that the proposal grew directly out of constituent concerns. "Residents and business owners came to me after learning how close proposed data centers would be to homes and existing businesses and how little recourse they would have once construction began," Davis stated. He framed HB 4319 as a shield for ordinary homeowners, ensuring that "developers—not taxpayers or neighbors—are responsible for the consequences of their siting decisions."
On November 10, 2025, at the Yorkville City Council Meeting, Michael Scheinholtz, a resident and professional software developer who has worked for companies such as Google and LinkedIn, strongly opposed the project, cautioning city officials about its long-term risks. Scheinholtz pleaded with the city to consider the lasting consequences, mentioning that "there are communities that have had a lot of trouble with them, and I just don't want us to get stuck with something we can't deal with." His ultimate desire, he stated, was to preserve the city's current state. He ended his comments by saying, "Essentially, I like Yorkville the way it is, and I don't want it to decline because we make a bad decision that we'll regret."
The project site covers 1,000 acres and includes approximately 20 parcels in the northwest corner of Yorkville, near the border with Sugar Grove. It is located northwest of the intersection of Route 47 and Galena Road. The proposal includes plans for up to fourteen data center buildings, totaling over 17 million square feet, along with two electrical substations and related infrastructure. This development is one of two massive data center proposals currently being processed by the city, signaling a major shift in Yorkville’s economic and physical landscape.
HB 4319 proposes a framework where property owners located within 1,000 feet of a data center would be eligible for compensation if the facility is proven to cause a "measurable reduction" in fair market value or business revenue. The bill specifically targets the "adverse environmental or operational impacts" that have fueled the citizens’ concerns, including excessive noise, vibrations, increased traffic, stormwater burdens, and light pollution.
Dorothy Flisk, who operates a horse boarding and farming business in nearby Sugar Grove, shared her profound concerns about the data center's proposed location, about 1,000 feet from her property. Flisk, a mother of a three-year-old, warned that industrial development is incompatible with her life and livelihood. Flisk detailed the impact the constant operation and years-long construction would have, stating, "I do not want to raise my daughter across the street from a data center. The noise alone will drive the horses nuts. I will have to close my business that my husband and I have spent 10 years building." She went on to say, "We have 20 years of construction across the street. That's just it's not viable. It's not livable." Flisk ended by urging the council to reject the plan, arguing that the project’s short-term financial gains do not justify the permanent cost to residents. "I just urge you to please consider that this will impact, this will change the community forever," she pleaded. "We can't go back after this."
One of the primary challenges for the legislation is the subjective nature of industrial "nuisance." Davis clarified that the bill relies on a rigorous, independent appraisal process to ensure objectivity. "It relies on certified, licensed appraisers under Illinois law, requires independent appraisals from both sides, and uses a neutral third appraiser if there is a significant disagreement," he explained. Davis stated that this “removes subjectivity and prevents either side from controlling the outcome.”
Furthermore, the bill addresses the skepticism Yorkville residents have expressed regarding physical mitigations like "green belts." Under HB 4319, mitigation is optional and entirely at the property owner's discretion. If a developer proposes a sound wall or landscape buffer, the resident can reject it in favor of direct financial compensation if they believe the measure is insufficient.
Representative Davis explained, “If a resident or business does not believe mitigation meaningfully solves the problem, they are not required to accept it in lieu of compensation. This decision remains with the people affected.”
When asked if the proposed bill would take away some local controls, Davis replied, “HB 4319 does not take zoning decisions away from municipalities. It establishes a statewide floor for property-owner protections when large data center developments cause harm. Cities can still regulate siting and operations; this bill simply ensures affected residents and businesses are not left without a remedy when impacts occur.”
Photo: State Representative Jed Davis, January 12, 2026, Facebook, https://www.facebook.com/repjeddavis?
If passed, the legislation would create a formal appraisal procedure to evaluate the negative impacts of facilities like Project Cardinal and establish a specific formula for real property and business loss compensation. Beyond financial payouts, the bill empowers property owners to pursue civil actions for damages and attorney fees while maintaining local government’s zoning and land use authority.
HB4319 would not apply to projects already in process. The bill would look at future projects after enactment. “The bill also sends a clear signal going forward: large developments must account for their downstream effects before breaking ground,” Davis stated.
Project Cardinal data center proposal remained in limbo after the November 10, 2025, meeting. A significant amount of time was spent discussing the project, but again deferring a final vote. The city did take a significant step in the project when it unanimously approved two key ordinances related to Project Cardinal. After receiving recommendations from the Planning and Zoning Commission (PZC) and the Economic Development Committee (EDC), the City Council voted to approve two crucial items that pave the way for the massive data center campus. This approval was formalized through two separate ordinances: one approving a Planned Unit Development (PUD) Agreement with Pioneer Development, LLC for the project, and a second authorizing the execution of an Annexation Agreement for the necessary territory.