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Data Center Development

A sourced record of proposed hyperscale data center projects in Calvert County — from early zoning changes and secret NDAs to formal site plan filings and commissioner votes.

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Background The Proposals Full Timeline NDA Controversy Zoning & Regulation Community Concerns Open Questions Sources

Background

How a quiet conversation between county officials and private developers became the most contested local issue in years.

Calvert County is a largely rural, water-bounded peninsula on the Western Shore of the Chesapeake Bay. Its largest industrial anchor has long been the Calvert Cliffs Nuclear Power Plant, operated by Constellation Energy near Lusby. Surging national demand for cloud computing and AI infrastructure has put Southern Maryland — with proximity to Northern Virginia's data center corridor, available heavy-industrial land, and a major power source — on the radar of some of the world's largest technology companies.

What began as quiet discussions between county officials and private companies became public in early 2026, when Amazon Web Services job postings for data center construction roles in Lusby surfaced on social media. The postings revealed that county leadership had been operating under nondisclosure agreements with at least two prospective developers — without informing residents.

Since then, the issue has generated the most sustained public controversy in Calvert County in years, touching on questions of transparency, environmental risk, energy costs, infrastructure, and what kind of county residents want Calvert to be.

What's at stake

Two active proposals — one from Amazon Web Services and one from Natelli Holdings — would bring multiple large-scale data center buildings to Calvert County. Together they represent billions of dollars in investment, hundreds of acres of land, and unresolved questions about power costs, water use, noise, and community character.

The Proposals

Two separate developers have presented concept plans to county officials. Neither has received a site plan approval or construction authorization.

Proposal 1 — AWS

Calvert Technology Center

Amazon Web Services is evaluating two parcels owned by Constellation Energy adjacent to the Calvert Cliffs Nuclear Power Plant at 1650 Calvert Cliffs Parkway in Lusby. Preliminary concept plans dated November 2024 were obtained by The Baltimore Banner through a public records request. AWS later submitted a formal concept site plan application to Calvert County on May 4, 2026. Departmental review is now underway.

Site area
~2,050 acres
Buildings
8 data centers
Total sq. ft.
~2.46 million
Campuses
3 independent

Proposal 2 — Natelli Holdings

Appeal Digital Park

Natelli Holdings, a family-owned Maryland real estate firm, presented concept plans on March 24, 2026 to purchase approximately 133 acres of county-owned land at the former Dominion Energy laydown site on Solomons Island Road — roughly 6 miles south of the AWS site. As a condition of the deal, Natelli pledged to build a $30 million regional park on an adjacent parcel between three county public schools.

Site area
~133 acres
Buildings
4 data centers
Investment
$3+ billion
Park pledge
$30 million

Status note

As of June 2026, neither project has received a site plan approval, special exception, or construction authorization. The AWS concept site plan is in county departmental review. The Natelli proposal has not yet been formally submitted for planning review. Both remain subject to a full public engagement process.

Full Timeline

Key dates sourced from public records, official county documents, and named news reporting. Updated June 2026.

Fall 2024

Early developer interest begins Developer

Natelli Holdings later confirms its interest in Calvert County began in fall 2024. A concept site plan document titled "Calvert County Data Center Project" — linked to AWS — also dates to November 2024, per records obtained by The Baltimore Banner.

August 2024

County signs NDA with Rowan; separate agreement with Natelli Holdings Transparency

The Board of County Commissioners, then led by President Earl "Buddy" Hance, enters a confidentiality agreement with Natelli Holdings in August 2024 regarding data center development. A separate NDA is later signed with a company called Rowan — whose chief development officer previously held senior roles at AWS — though the nature of Rowan's relationship to AWS or Natelli Holdings has not been publicly confirmed. Commissioner Hance initially stated at the March 3, 2026 meeting that the NDA was with AWS, but later recanted, saying he had misspoken. There is no documented record of a direct NDA between the county and Amazon Web Services. Neither agreement was disclosed to the public at the time. Source: The BayNet, May 8, 2026; Winchester Star, April 14, 2026.

Aug. 29, 2024

County attends Maryland Data Center Summit Government

County representatives attend the inaugural Maryland Data Center Summit to hear from industry experts and state officials. Source: Calvert County official website.

Oct. 2024 – Mar. 1, 2025

Constellation property rezoned to heavy industrial Zoning

The rezoning of land surrounding the Constellation nuclear plant from forest and farming to I-2 Heavy Industrial is initiated in October 2024 and finalized when the broader countywide zoning ordinance is approved at a public hearing on February 18, 2025, taking effect March 1, 2025. Nearby residents later say the change was not adequately communicated to them and may be inconsistent with the county's 2016 Comprehensive Plan. Source: The BayNet, May 8, 2026; Calvert County official website.

Oct. 22, 2024

Data Center Coalition briefing to commissioners Government

Josh Levi, President of the Data Center Coalition, presents an industry overview — including economic projections and potential challenges — to county officials. Source: Calvert County official website.

Sept. 5, 2025

MDE permit filed for Calvert Cliffs site Developer

A permit application for "Minut Developers LLC — Data Center" at 1650 Calvert Cliffs Parkway is filed with the Maryland Department of the Environment. The county notes these are state-level regulatory permits — not county project approvals. Source: Calvert County FAQ.

Dec. 2025 (revealed 2026)

Commissioner Hance's NDA denial scrutinized Transparency

In a December 2025 joint legislative meeting, Delegate Mark Fisher (R-27C) asks directly whether the county has entered an NDA with a "data center." Commissioner Hance reportedly says it is not with a data center. Later disclosures confirm NDAs with both AWS and Natelli Holdings. Source: The BayNet, May 8, 2026.

Jan. 28, 2026

BOCC advances environmental text amendments Government

At a special meeting, commissioners advance proposed zoning text amendments requiring closed-loop cooling systems, banning on-site groundwater wells for cooling, mandating developer-funded infrastructure, and enforcing Tier 4 generator emissions standards. Source: Calvert County official website.

Early March 2026

AWS job postings in Lusby spark public alarm Community

Amazon Web Services posts a job listing for a "senior construction manager" for data center construction in Lusby. The posting goes viral on social media. Residents — many unaware of any discussions — react with concern and anger, prompting immediate pressure on county officials. Source: The BayNet, March 4, 2026.

March 3, 2026

Commissioners add AWS to agenda; unanimous moratorium vote to explore Government

Under public pressure, the BOCC adds the topic to its meeting agenda. AWS representative Becky Ford confirms the NDA's existence but says no formal plans have been filed. Commissioner Mike Hart moves to impose an immediate 24-month moratorium. The board votes unanimously to begin the formal process to explore one — noting that an actual moratorium requires an ordinance and public hearing. Sources: Southern MD Chronicle; Southern MD News, March 4, 2026.

March 24, 2026

Natelli Holdings presents Appeal Digital Park Developer

Tom Natelli Jr. presents concept plans for a multi-building campus on 133 acres of county-owned land at the former Dominion laydown site on Solomons Island Road, bundled with a $30 million regional park commitment. A third-party economic impact study projects total construction investment exceeding $3 billion. Sources: The BayNet; Southern MD News, March 25, 2026.

March 31, 2026

AWS holds public informational session Developer

AWS representative Becky Ford presents updated concept plans publicly. The Calvert Cliffs site is confirmed to be already zoned heavy industrial — no rezoning required. Commissioner Mark Cox emphasizes no permits are in the planning system. Source: The BayNet, March 31, 2026.

April 3, 2026

Baltimore Banner reports three-campus Amazon plan Developer

The Baltimore Banner publishes documents obtained via public records request, revealing Amazon's intent to build seven facilities across three campuses on ~2,000 acres of Constellation-owned land. The earliest concept plan is dated November 2024. Source: Baltimore Banner, April 3, 2026.

April 7, 2026

Moratorium defeated on 2–3 vote Government

The BOCC votes 2–3 against the two-year moratorium. Commissioners Hart and Grasso support it; Commissioners Hance, Ireland, and Cox vote against. The majority directs staff to pursue tighter zoning text amendments instead. The vote draws significant audience anger. Sources: The BayNet; Southern MD News, April 2026.

April 30, 2026

SMECO briefs county on power grid implications Government

Southern Maryland Electric Cooperative presents on large-load customer impacts. Regional wholesale electricity capacity prices have risen sharply — from $49.49/MW-day in a prior PJM auction to $269.92/MW-day for 2025/2026. SMECO pledges to protect existing ratepayers. Source: Southern MD Chronicle, April 30, 2026.

May 4–26, 2026

AWS files formal concept site plan Developer

AWS submits the "Calvert Technology Center" application on May 4, pays fees May 18 and May 26. The plan calls for eight data center buildings totaling ~2.464 million sq. ft. across three campuses at 1650 Calvert Cliffs Parkway. A stormwater report describes largely forested terrain, Johns Creek, and significant nontidal wetlands. County departmental review is now underway. Sources: Southern MD Chronicle; Calvert County, May 2026.

May 6, 2026

BOCC tightens environmental language; second moratorium attempt fails Government

A second moratorium attempt by Hart and Grasso fails. The board instead directs staff to draft a text amendment that would require applicants to fund independent environmental studies, for the BOCC's future consideration. Commissioner Hance confirms there will be no fast-tracking. Source: Southern MD News, May 6, 2026.

June 2026

Concept site plan review underway; 2026 elections approaching Government

County departments are conducting review of the AWS concept site plan. Data center policy has emerged as a central issue in the 2026 commissioner elections. No formal approval or denial has been issued for either proposal. This page will be updated as events develop.

The NDA Controversy

Much of the early public anger centered not on data centers themselves, but on how the county handled communications with developers before anything became public.

The Board of County Commissioners signed a nondisclosure agreement with Natelli Holdings in August 2024, and a separate NDA with a company called Rowan. Neither was disclosed to the public. Commissioner Hance initially stated at the March 3, 2026 public meeting that the NDA had been signed with Amazon Web Services — but later recanted, saying he had misspoken and that the agreement was with a different company, Rowan, which is no longer involved with the county. Rowan's chief development officer previously held senior roles at AWS; whether Rowan was working on behalf of AWS or in another capacity has not been publicly confirmed. There is no documented record of a direct NDA between Calvert County and Amazon Web Services.

When Delegate Mark Fisher asked directly in December 2025 whether the county had signed an NDA with a "data center," Commissioner Hance reportedly said it was not with a data center — a response that drew public criticism when the existence of both NDAs came to light. Commissioner Ireland defended the agreements as standard economic development practice. Commissioner Hart argued residents were left in the dark about a decision that could shape the county for decades. When AWS job postings went viral in March 2026, many residents felt they were learning about the project from a LinkedIn listing — not from their elected officials.

Documented transparency concern

The zoning change converting land surrounding Constellation from forest and farming to heavy industrial was made in October 2024. Nearby residents later said this was not clearly communicated to them and may conflict with the county's 2016 Comprehensive Plan. The change effectively removed the rezoning barrier for the AWS project before the public knew the project existed.

Zoning & Regulatory History

The county's formal regulatory response has evolved significantly — but critics argue the pace of developer-driven action outpaced public input at key moments.

March 1, 2025 — Updated Zoning Ordinance

New ordinance takes effect limiting data centers to I-2 Heavy Industrial zones in Districts 1 and 2, with requirements for open space, setbacks, noise studies, and non-potable water use.

Jan. 28, 2026 — Text Amendments Advance

BOCC unanimously advances proposed amendments requiring closed-loop cooling, banning groundwater wells for cooling, mandating developer-funded infrastructure, and enforcing Tier 4 generator standards.

May–June 2026 — Concept Review Underway

AWS's formal site plan application is in county departmental review. All applications must complete a full public engagement process before any approval is granted.

Key regulatory facts

The AWS site at 1650 Calvert Cliffs Parkway is already zoned I-2 Heavy Industrial and does not require rezoning. The Natelli site is also designated I-2 in the Comprehensive Plan. Current ordinance requires at least 30% open space, 200-foot property line setbacks, 400-foot setbacks from residential buildings, and developer-funded infrastructure.

Community Concerns

Resident opposition has been vocal and organized. A Change.org petition calling for a moratorium gathered thousands of signatures. Public meetings have drawn standing-room crowds.

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Energy Costs & Grid Strain

PJM capacity prices have risen from $49.49 to $269.92/MW-day. Maryland imports ~40% of its electricity. AWS says it will cover its own connection costs, but distribution-level ratepayer impacts remain unresolved.

💧

Water Use

Large data centers can consume millions of gallons daily for cooling. Calvert's water supply feeds residential wells, farms, and the Chesapeake Bay. No independent water impact study has been completed.

🌿

Environmental Impact

The AWS site includes Johns Creek, extensive nontidal wetlands, and portions of the St. Leonard Creek watershed. A preliminary stormwater report notes terrain in the FEMA Zone A floodplain. No public EIS has been completed.

🔊

Noise & Air Quality

Backup diesel generators and cooling systems run continuously. Current zoning requires noise and vibration studies, but residents near proposed sites have raised concerns about cumulative impacts on neighborhoods and schools.

🏞️

The Park Trade-Off

Dominion donated the former laydown site to the county in 2018 for a park that was never built. Natelli is offering a $30M park on a different parcel as a condition of its deal — a swap many residents have rejected: "Don't do it as a trade-off."

🔍

Transparency & Process

Residents who first learned of the projects through social media — after NDAs were signed, a zoning change made, and MDE permits filed — have argued that meaningful public input was foreclosed before the conversation started.

Open Questions

The following questions are documented as unresolved based on public record. This page will be updated as answers become available.

Questions with no documented public answers as of June 2026:

  • Will the county commission an independent environmental impact study covering water, land, and air — and if so, who funds it and who conducts it?
  • What is the full scope of the NDA agreements with Rowan and Natelli Holdings? What was Rowan's relationship to AWS or other developers? What information did the agreements restrict, and for how long?
  • Does AWS plan a behind-the-meter power connection to the Calvert Cliffs nuclear plant? What are the implications for ratepayers if nuclear-generated power is allocated to a private customer?
  • How will the county protect Johns Creek, the St. Leonard Creek watershed, and the nontidal wetlands that cover significant portions of the AWS site?
  • If the Natelli Holdings deal requires sale of county-owned land — donated originally for a park — what public process governs that sale?
  • What happens to ratepayer cost assurances AWS and Natelli have made verbally if they are not codified in any binding agreement with SMECO or the county?
  • When will the zoning text amendments advanced in January 2026 be adopted in final form and subject to public hearing?
  • Where do all 2026 commissioner candidates stand on each proposal?

Sources & Further Reading

All claims on this page are sourced from public records, official county documents, or named news reporting.

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