On the agenda: Mona Powerpoint Presentation from October 27, 2026 meeting — Data Center (Oct 27)

````

Presentation to Mona City Council | October 27, 2026

Nebo North LLC
```````````````
Set Square
A triangular tool used by engineers to create the blueprints of
the early industrial revolutions

Confidential | 1

Our Commitment
to the Community
Transparency

Best Practices

Engagement

Community
Benefits

Earned Credibility & Trust
We Plan More Community Events to Listen to Residents

Confidential | 2

Our Commitment in Practice
T R AN SPAR E N CY

1

Information Gets More Specific as Decisions Are Made
Every question gets a clear response
B EST PRA CT I CES

2

Proven Design Standards to Protect the Community
Closed-loop cooling · Dark-sky lighting · 24/7 fenceline sound monitoring
E NG AGE M EN T

3

We Want to Understand What Matters to This Community
More community events to listen to residents
CO M MU N IT Y B EN E F I TS

4

Clear Expectations and Legal Accountability
The developer is legally accountable over the life of the project

Earned Credibility & Trust
Confidential | 3

Discussion Topics

01

Who Are We?

5

02

What Is a Data Center?

8

03

What Is Nebo North LLC and Why This Location?

10

04

Where Are We in the Process?

13

05

CUP Site Plan & Footprint

15

06

Community Concerns

21

07

Community Benefits

36

08

Community Engagement

42
Confidential | 4

SEC TION

01

Who Are We?

Confidential | 5

Set Square Principals

Jonathan Vanica

Sachin Divecha

Founding Partner

Founding Partner

Jon has 30 years of global, multistrategy investing experience across
the capital structure in growth equity,
real estate and private credit, working
with founders to fund and grow their
businesses.

Sachin is an investment professional
with 18 years experience investing in
technology, with a global
perspective and deep understanding
of technology-driven disruption.

Confidential | 6

Set Square Development
PH AS E 1

PH AS E 2

PH AS E 3

Horizontal
Development

Vertical
Development

Building
Operations

(Pre Development)

(Construction)

(Tenant)

Current Status

National Platinum
Data Center Developer

Hyperscale
Tenant

(Equinix · QTS · Digital Realty ·
CyrusOne · Aligned · Switch · STACK ·
Rowan · Compass · PowerHouse)

(Meta · Amazon · Google ·
Microsoft · Anthropic · OpenAI)

Examples of Potential Developers & Tenants

A Long Term Tenant Lease is Required Prior to Vertical Development
Confidential | 7

SEC TION

02

What Is a Data Center?

Confidential | 8

What Is a Data Center?

A data center is a specialized facility that houses computer servers, storage systems and networking
equipment — the digital infrastructure behind many services people and businesses use every day.

Data Centers Are Part of Our Everyday Life
Individuals & Businesses Use Data Center Capacity 24/7

Cloud Computing
Online Banking
Photo/Video Storage

Artificial Intelligence (AI)

TV/Movie Streaming

Online Shopping

Email/Word/Excel/PowerPoint

Smartphone Apps
AI Research

Every time you use your phone to send a text to a loved one, take a family photo,
stream a video on Netflix or purchase from Amazon, a data center is involved.
Confidential | 9

SEC TION

03

What Is Nebo North LLC and
Why This Location?

Confidential | 10

Nebo North
NEBO NORTH

360 Acres

NEBO NORTH

750 MW
Grid power via PacifiCorp (SB 132)

Proximity to Energy Infrastructure
Transmission Lines, Mona Substation

Proximity to Long Haul Fiber
Proximity to the Wasatch Front
Population, Large Economy

Proximity to I-15

Tenant Interest

Confidential | 11

Nebo North

NEBO NORTH

MONA SUBSTATION

CURRANT CREEK
POWER PLANT
CLOVER SUBSTATION

Existing Transmission

Confidential | 12

SEC TION

04

Where Are We in the Process?

Confidential | 13

Path to Permit
1

2

3

Conditional Use
Permit

Site Plan
Review

Building
Permit

12-1-1501 / 1502 / 1503

12-1-20

Single-page form

CO M PL ET E D

NO T S TA R T ED

NO T S TA R T ED

CUP Approved
April 15, 2026

Q1
2027

Q2
2027

Review and Approval by
Planning & Zoning Commission
and County Commission

Confidential | 14

SEC TION

05

CUP Site Plan & Footprint

Confidential | 15

Conceptual Site Plan – CUP Application

DRAFT PLAN
AND SUBJECT
TO CHANGE

Confidential | 16

CUP Site Plan – Is This the Final Site Plan?
No. The CUP Site Plan is conceptual and likely to change.
Tenant
The end user or tenant, in discussion with the developer, will determine the
final site plan, including the number of buildings, building size, setbacks and
building location

Building Size
Building sizes vary depending on the end user

Power Quantity
The amount of power (MW) per building is increasing
The final site plan may have fewer buildings
Confidential | 17

Building Size Examples
Nebo North CUP

Alternative A

Alternative B

750 MW

750 MW

750 MW

Powe r · 7 5 MW / Bldg

Powe r · 7 5 MW / Bldg

Powe r · 1 70 MW / B ldg

Buildings

Buildings

Buildings

10

10

4.4 → 5

Dime nsions

Dime ns ions

Dime nsions

1,000' × 315'

990' × 250'

1,250' × 200'

SF / Buil ding

SF / Buil ding

SF / Buil ding

315,000

247,500

250,000

SF / Total

SF / Total

SF / Total

3,150,000

2,475,000

1,250,000
Confidential | 18

Juab County Setback Requirements
Juab County Code §12-1-605 · Yard Regulations (Main Buildings)
N

Front Yard: 55 ft / 30 ft

SIDE · 10 ft

55 ft from the center of the public road or 30 ft
from the property line, whichever is greater; 50 ft
from a state or federal highway right-of-way

Side Yard: 10 ft

FRONT

20 ft

30 ft
BUILDABLE
AREA

from PL

55 ft
from road
center

PUBLIC STREET

REAR

Minimum 10 ft from a side lot line; on corner lots,
the street side must meet the front yard
requirement

Rear Yard: 20 ft
Minimum 20 ft for any main building

Accessory Buildings

SIDE · 10 ft

At least 10 ft behind the main building; 1 ft side
and rear yards when located over 100 ft from any
street
Confidential | 19

CUP Site Plan – Setback to Building 8
Building 8 to Eastern Deed Line (Goshen Canyon Road)

~324'
Closest Point
Building to Eastern Deed Line

~659'
Furthest Point
Building to Eastern Deed Line

DRAFT PLAN AND
SUBJECT TO CHANGE

Confidential | 20

SEC TION

06

Community Concerns

Confidential | 21

Addressing Community Concerns

Water

Sound

Lighting

Traffic

Confidential | 22

Addressing Community Concerns

Water

Sound

Lighting

Traffic

Confidential | 23

How a Data Center Uses Water
1

Water for Building Use

2

Water for Cooling

• Domestic Use

• Closed-loop system: the same water
recirculates, sealed from the air

• Cafeteria

• No evaporative cooling and no
continuous make-up water

• Irrigation
• Building Systems

• Filled once at startup, then topped
off for maintenance
• Can be purchased offsite and
delivered to site

~4,000–5,000 GPD

~1,000,000–2,000,000 Gal

≈ 4.5–5.6 Acre-Feet / Year

≈ 3–6 Acre-Feet (One-Time Fill)

Per Building

Per Campus

Confidential | 24

Closed-Loop Cooling Uses No Water
Air-Cooled Chillers · Heat Moves From the IT Load, Through a Sealed Water Loop, to Outdoor Air
D AT A H AL L

O U T DO O R / RO O F T O P

IT Racks (Heat Source)
Hot Return Air

Heat Rejected to Outdoor Air

Expansion Tank

Computer Room
Air Handler

Chilled Water Pumps
(N+1)
Cooling
Coil

Air-Cooled Chiller
Multiple Units · N+1 Redundancy Typical

Chilled Water Return
Warmed Water to Chiller

Evaporator
Water Gives Up
He at

Compressor
Raises
Refrigerant
Tem p

Condenser
Air-Cooled Coils
+ Fans

Chilled Water Supply
Cold Water to Data Hall

Cold Supply Air

Fans

Raised-Floor Ple num or Ducted / In-Row

Chilled Water Supply

Chilled Water Return

Refrigerant Circuit

Cold Air

Hot Air

Heat Rejection

Closed Loop: Same water recirculates continuously, sealed from the atmosphere; no evaporative make-up water.
Heat Path: IT Equipment → Room Air → Air Handler → Chilled Water → Chiller → Refrigerant → Condenser → Outdoor Air

Confidential | 25

Nebo North Water Use in Context

100%

Will Purchase Water Rights to Cover Any Usage

Covered by Water Rights

~5

Per Building Usage Equal to ~5 Residential Homes

Residential Homes

Confidential | 26

Addressing Community Concerns

Water

Sound

Lighting

Traffic

Confidential | 27

Juab County Noise Ordinance
Industrial Performance Standards · Juab County Code §12-1-1602

85

55

70

dBA

dBA Ldn

dBC

Maximum at the
Property Line

Day-Night Average
at the Property Line

Maximum at the
Nearest Residence

Compliance Is a Condition of Approval for the Life of the Project
Confidential | 28

Fenceline Sound Monitoring (CFSM)
Permanent Sensors at the Property Line · Logged 24/7 · Results Visible to Every Stakeholder
S IT E P L A N ( S C H E M A T IC )

D AT A FL O W
RESID ENTIAL

3

Fenceline Sensor Nodes

4

P R O PE R TY LI N E / F EN C ELI N E

~$500 / Node

Continuous, time-stamped sound levels at the locations
local code specifies

5

1

CFSM Data Platform
DA TA HA LL

Historical log, limit alerts, audit trail

6

Rooftop Mechanical

7

Operator

AHJ

Community

Real-Time Alerts
Source Diagnosis

Compliance Record
at Property Line

Public Dashboard
No “Trust Us”

2
S UB ST A T I ON

G ENERAT OR Y ARD

Periodic Public Report

8
P UB L I C R O A D

CFSM Sensor Node

Property Line / Fenceline

Filed with local government alongside water usage and
generator usage

Sound Contours (Illustrative)
Confidential | 29

Nebo North Sound in Context

24/7
Fenceline Monitoring

Study
Best Practices

55
dBA Ldn · County Limit

Committed to Continuous Sound Monitoring
At the Property Line · Public Reporting

Sound Study & Best-Practice Engineering
Reduce Sound to the Maximum Extent Possible

Quieter Than a Normal Conversation
At the Property Line · Conversation ≈ 60 dBA · Refrigerator Hum ≈ 50 dBA

Confidential | 30

Addressing Community Concerns

Water

Sound

Lighting

Traffic

Confidential | 31

Dark Sky Standards: Outdoor Lighting
DarkSky International · Five Principles for Responsible Outdoor Lighting
USE LIGHT ONLY IF IT IS NEEDED

1

Useful

All light should have a clear purpose. Consider how the use of light will impact the area,
including wildlife and their habitats.

DIRECT LIGHT SO IT FALLS ONLY WHERE IT IS NEEDED

2

Targeted

Use shielding and careful aiming so the light beam points downward and does not spill
beyond where it is needed.

LIGHT SHOULD BE NO BRIGHTER THAN NECESSARY

3

Low Level

Use the lowest light level required. Some surfaces may reflect more light into the night sky
than intended.

USE LIGHT ONLY WHEN IT IS NEEDED

4

Controlled

5

Warm-Colored

Use timers or motion detectors so light is available when needed, dimmed when possible, and
off when not needed.

USE WARMER COLOR LIGHTS WHERE POSSIBLE

Limit the amount of shorter wavelength (blue-violet) light to the least amount needed.

Source: DarkSky International, “Five Principles for Responsible Outdoor Lighting”

Confidential | 32

Power Plant Night View

Representative power plant at night (not Currant Creek)

Power plants work outside: exterior lighting is specifically regulated
Data centers work inside: minimal exterior lighting, Dark Sky compliant

Confidential | 33

Addressing Community Concerns

Water

Sound

Lighting

Traffic

Confidential | 34

Traffic During Construction
1

Construction Management Plan
Satellite parking and busing for workers

2

Limited Delivery Hours

3

Resident-Informed Safety Measures

500–1,000
4

5

Potential Onsite Workforce Housing
Further reduces traffic counts

Traffic & Road-Access Studies

Construction Workers
Traffic Can Be Materially
Reduced With a Construction
Management Plan

Underway with Juab County

Confidential | 35

SEC TION

07

Community Benefits

Confidential | 36

Community Benefits

Incremental
Taxes

Operational
Full Time Jobs

Community
Benefits
Agreement

+$5bn

Up to 300

Negotiable

taxable base

permanent jobs

investments in Juab

Generational Opportunity
to Fund Juab County

Keep Juab Kids in Juab
Pro Family

Direct Engagement with
Local Stakeholders

Confidential | 37

Incremental Tax Impact

~$5bn

Estimated Nebo North Taxable Base

Tax Base

$0

Pledge for No Tax Incentives

Tax Incentives

$22mn

Current Annual Juab County Tax Collections

Current Juab Taxes

~$45mn

Estimated Incremental Annual Taxes

Incremental Taxes

~20,000

Incremental Taxes Equal to ~20,000 Homes

Residential Homes

Confidential | 38

Employment Opportunities

Up to 300

Full-Time Operational Jobs

Permanent Jobs

$85–100k+

Average Wage Across Operational Roles

Average Wage

Long Term

Long-Term, Stable Careers in Juab County

Stable Careers

All Levels

Technical & Non-Technical Roles

Backgrounds

Local

Keep Juab Kids in Juab

Pro Family

Confidential | 39

Community Benefit Agreement

Binding

Enforceable Contract With Local Government

Legal Contract

Payments

Funding for Local High-Priority Items

To Local Government

Water

Hard Usage Caps and Cooling Type

Usage Commitments

Annual

Public Reporting and a Decommissioning Bond

Reporting & Closure

Jobs

Local Hiring, Workforce Size & Career Training

& Workforce

Confidential | 40

Mona Community Benefit Ideas

1

2

3

Reduce Resident
Tax Bills

Reduce Resident
Sewer Bills

WWTP
Water Reuse

4

5

6

Upgraded Water
Infrastructure

Public Park, Expanded
Cemetery, Library

PILOT
Payment

Ideas for Discussion · Final Terms Shaped With Local Residents & Elected Officials
Confidential | 41

SEC TION

08

Community Engagement

Confidential | 42

Community Engagement

We Are Here to Listen

We Are Planning More Events
to Meet With Concerned and Supportive Residents

Confidential | 43

Contact Nebo North
Questions, comments or concerns? Reach the Nebo North team directly.

WE B SI TE

projectneboutah.com
E MA I L

[email protected]
P H ON E

435-417-0975

Confidential | 44

Add Your Voice
The Nebo North team is conducting a
community survey to understand local
priorities and concerns related to data
centers in Juab County.

SU RVE Y CLOSE S

November 30
Questions or a printed copy?
[email protected]
(435) 417-0975

bit.ly/data-center-survey
Scan to take the survey

Confidential | 45

Parting Comment

Nebo North Is an Opportunity

to Preserve a Small Town,
Rural Way of Life
A Data Center Can Replace

1,000s of Residential Homes
While Providing Generational Funding and Employment Opportunities

Confidential | 46

````

Presentation to Mona City Council | October 27, 2026

Thank You
```````````````
Set Square
A triangular tool used by engineers to create the blueprints of
the early industrial revolutions

Confidential | 47