The Urbana Board of Zoning and Appeals (BZA) unanimously denied an appeal from Thor Equities LLC, Urbana Investment Group LLC, and Highland Real Estate, upholding the city’s determination that a proposed data center site plan application was incomplete.
Board President of Council, Dwight Paul, provided a statement further clarifying the decision the board has made.
The appeal stems from a February 13, 2026 submission by Choice One Engineering on behalf of Thor Equities for a proposed data center project. According to city officials, a representative from Choice One indicated the same day that the application was not ready for submission but had been filed at the direction of the applicant’s legal counsel. City staff later determined the application was incomplete and could not be accepted or processed. Officials also stated the project may require major subdivision approval rather than site plan approval.
The applicants formally appealed that determination on March 20, arguing the city’s decision was improper and requesting the application be accepted and moved forward to the planning commission.
At the start of the hearing, an attorney representing the applicants requested a continuance until May 11. He cited due process concerns, arguing his clients did not receive proper notice of the hearing and needed additional time to prepare their case. The attorney also raised concerns about the board not being at full membership, suggesting that could further complicate due process.
City officials maintained that proper notice had been provided, including mailings to property owners listed through the Champaign County Auditor’s website and publication in local newspapers. Several nearby property owners in attendance confirmed they had received notice.
The BZA voted unanimously to deny the request for a continuance, requiring the hearing to proceed as scheduled.
The meeting then shifted into a lengthy, court-like proceeding, with attorneys for both the applicants and the city presenting evidence, arguments, and supporting studies. Public comment was also taken from community members in attendance.
Throughout the hearing, officials emphasized that the issue before the board was not the merits of the proposed data center itself, but whether the submitted application met the requirements to be considered complete.
Following deliberation, the board voted unanimously to sustain the city staff’s determination, effectively rejecting the appeal and preventing the application from moving forward in its current form.
In response to the decision, Thor Equities released a statement from Raj Vohra, Head of Digital Investments for the company:
“Thor Equities’ goal remains to provide meaningful economic benefits and technological investment that will help Urbana thrive for years to come. We look forward to working closely with the community to ensure this partnership delivers lasting value. This project is designed to provide millions of dollars annually for Urbana schools, police, fire, and infrastructure, ensuring the city has the resources it needs to grow.”
