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Re: Oleblue post# 142995

Sunday, 05/28/2023 7:48:25 PM

Sunday, May 28, 2023 7:48:25 PM

Post# of 195774
Amazon data centers to replace at least 11 Loudoun, Fairfax office buildings

Belvoir Corporate
The Belvoir Corporate Campus is coming down, to be replaced with an Amazon data center.

By Michael Neibauer – Managing Editor, Washington Business Journal
May 22, 2023
Updated May 23, 2023 12:28pm EDT

Amazon.com Inc.’s data center arm has filed plans to demolish and replace nine office buildings in Sterling with four data centers spanning more than 900,000 square feet between them.

A trio of site plans filed with Loudoun County, and currently in different stages of review, shows the three Loudoun Commerce Center buildings at 45965, 45969 and 45975 Nokes Blvd. would be demolished, as would 46000, 46010 and 46020 Manekin Plaza and 21660, 21670 and 21680 Ridgetop Circle.

Amazon Data Services Inc. acquired the Nokes Boulevard properties last summer for $30.8 million from Clarke-Hook Corp., a Chantilly-based commercial real estate firm. It bought the Ridgetop Circle properties for $26.4 million from an affiliate of St. John Properties in January 2022, and the Manekin Plaza buildings for $21 million frin SIP/CREF Manekin Plaza LLC in December 2021.

The Nokes Boulevard buildings will be replaced with a single two-story data center totaling 311,672 square feet of gross floor area, while the Manekin Plaza buildings will be demolished in favor of a three-story, 313,000-square-foot data center and generator yard. The Ridgetop Circle buildings, part of the Loudoun Tech Center, will be razed and replaced with two data centers, one 254,139 gross square feet and the other about 60,000 gross square feet, according to the site plans filed with the county.

In a statement, Amazon Web Services did not address the projects directly, as it rarely speaks to its data center strategy, but focused on the economic benefit of its data centers in the commonwealth.

"Since 2006, AWS has invested more than $35 billion in Virginia, and has supported thousands of highly skilled jobs and helped grow the GDP of the Commonwealth by billions of dollars in that time," per the statement. "We are proud of the ways we benefit our communities and look forward to helping the continued growth in Sterling."

Amazon (NASDAQ: AMZN) has steadily grown its regional data center footprint in two ways, through ground-up construction on vacant land, and via its acquisition of aging or empty office buildings. Given the vast number of obsolete, non-Metro accessible office buildings across the suburbs, and the increasing community angst over data centers consuming vacant land near residential communities, the latter option appears to be gaining momentum.

For an idea of what’s to come in Sterling, look to Springfield, where AWS recently launched the demolition of the Belvoir Corporate Campus. Amazon acquired 7951 and 7961 Loisdale Road for $28 million in February 2021 from an affiliate of Philadelphia’s Rubenstein Partners.

The buildings, which delivered in 2013 but were never occupied, will be replaced with a 100-foot-tall data center and adjacent 55,500-square-foot generator yard.
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