Beale Luckett Road North / South

FJI source-qualified: four-document gate met, including project-specific government evidence. Qualification evidence and decisions →

Project status: January rezoning survives September 29 appellate referendum decision; construction and power delivery unverified. Capacity scope: Approximately 600-acre coordinated campus; 550–750 MW each parcel estimated demand, not committed IT load. How we verify evidence.

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Phase-specific evidence; approximate locality pin. Reviewed October 8, 2026.

The investment takeaway

Northwest Tucson coverage adds a distinct Marana site under a different municipality and utility mix from Project Blue. An appellate ruling clarifies the rezoning pathway, while the campus remains a substantial development proposal rather than operating load.

Count the coordinated campus once

The town explicitly describes two adjacent approximately 300-acre parcels as one coordinated campus. Luckett North/South and former internal Jaguar West are one entry. It is west of I-10 at Luckett/Hardin Roads, south of the county line. The map pin represents Marana locality and is not a parcel centroid.

Government and court milestones

October 2025 applications led to December 10 recommendations and January 6, 2026 Ordinances 2026-002 / 003. The September 29 opinion, 2 CA-CV 2026-0174, affirms judgment rejecting the referendum petitions and attempted committee withdrawal. It does not prove that building permits, financing or utility infrastructure are complete. Later review outcomes beyond that opinion remain unestablished.

Power and water boundaries

The town estimates 550–750 MW per parcel with TEP and Trico pathways, not a committed 1.5 GW IT allocation. Beale says service agreements require ACC approval and it will fund infrastructure. Town rules limit potable water to office functions and require review for changing cooling design. Company water-use estimates are forecasts, not metered consumption.

Companies, ownership and timeline

Independent reporting links Fremont Peak Properties LLC to Beale; the court says it is under contract to purchase both parcels, not that the purchases closed. Town lists separate Kai-family entities and a church landowner. Beale forecasts construction Q1/Q2 2027 and occupancy late 2028/early 2029. Future occupant is unknown; targets are not guarantees.

Risks and what would change the assessment

Our analysis: grid capacity, tariff/cancellation security, final design, environmental permits, capital and customer commitments dominate remaining execution. Final regulated service terms, land-closing records, financing and construction evidence would improve the case. Revised scale, further successful legal action or failed utility/tenant arrangements would weaken it. Chamber coverage is stakeholder-affiliated and not counted as independent confirmation.

Financial significance

Beale projects significant tax receipts and private road/water/power improvements; those forecasts are not current income or financing close. Our analysis: surviving rezoning removes one documented entitlement challenge, but the large planned demand still requires utility infrastructure and cost allocation. No project lease revenue, incurred capex or utility earnings contribution is established.

Sources and claim verification

Structured source and government-record audit → · Reviewed October 8, 2026. Event dates and publication dates are separate.

Distinct project-specific documents; repeated releases count once. Company claims remain attributed and do not independently establish delivery.

1. Town of Marana · publication date not established · reviewed 2026-10-08 · event 2026-01-06

   Official project page confirms October 2025 applications, December 10 recommendation and January 6, 2026 adopted rezoning. Two adjacent roughly 300-acre parcels form one coordinated campus. Lists landowners and office-only potable-water restriction. Estimates 550–750 MW each parcel; these are proposed electrical demand, not committed service or IT capacity.

   Government record →
2. Arizona Court of Appeals, Division Two · 2026-09-29 · reviewed 2026-10-08 · event 2026-09-29

   Opinion 2 CA-CV 2026-0174, superior case C20261567, affirms judgment rejecting incomplete referendum petitions and attempted committee withdrawal. Identifies Ordinances 2026-002 / 2026-003 adopted January 6, 2026 and Fremont Peak Properties LLC’s purchase contracts. Does not establish construction, service agreements or financing.

   Government record →
3. Beale Infrastructure · publication date not established · reviewed 2026-10-08

   Issuer identifies Luckett Road phased campus, TEP/Trico electricity pathways and planned private infrastructure funding. Construction Q1/Q2 2027 and initial occupancy late 2028/early 2029 are forecasts. Service agreements remain subject to ACC approval; customer and final building count not disclosed.

   Company disclosure →
4. AZPM · 2026-01-08 · reviewed 2026-10-08 · event 2026-01-06

   Original council reporting establishes January 6 rezoning and identifies Fremont Peak Properties as Beale subsidiary. Former internal Jaguar West name is same Luckett campus. Caption year typo does not override actual 2026 meeting date.

   Independent local reporting →
5. AZPM · 2026-05-04 · reviewed 2026-10-08

   Original reporting describes superior-court rejection of petitions and withdrawal request. September appellate opinion provides the later controlling documented milestone.

   Independent local reporting →
6. Chamber Business News · 2026-10-01 · reviewed 2026-10-08 · event 2026-09-29

   Reports appellate affirmation. Arizona Chamber participated as amicus; this is stakeholder-affiliated business coverage and is not used as independent corroboration. Primary court opinion supports the outcome.

   Stakeholder-affiliated reporting →