Planning Commission Roundup

Industrial and Data Center Development Standards Under Review

How much water should a data center use? What about the electricity it needs, the noise from backup generators, or the effect of large industrial buildings on nearby properties?

Those were among the questions before the Churchill County Planning Commission on Oct. 14 as new rules for industrial development were proposed. After discussing the proposal, commissioners decided they needed more time before making a recommendation.

The proposed ordinance would set new standards for industrial projects, including data storage and processing facilities. Data centers would be divided into three categories based on their electrical needs: those using less than 10 megawatts, those using 10 to 100 megawatts, and those using 100 megawatts or more.

The rules would address water use and conservation, electricity demand, backup generators, noise, lighting, traffic, drainage, sanitation, and the size and appearance of industrial facilities.

County Public Works Director Randy Hines said the county wants rules in place before new industrial projects arrive, rather than waiting until developers submit applications. "We were trying to get this through because we wanted to get ahead of any industrial development that comes," Hines said.

Several commissioners worried that some requirements could discourage businesses from coming to Churchill County, particularly if the county imposed restrictions already covered by state or federal regulations.

Commissioner Jeff Goings urged flexibility, saying the rules should account for where a project would be built and what surrounds it. "I don't want us to hamstring ourselves," Goings said.

Commissioner Mark Hyde supported moving ahead with the regulations but wanted some changes, including more opportunity for public comment on projects in certain industrial zones. "I think you're really close," Hyde said, who suggested a “few tweaks” may yet be needed.

Hyde also questioned whether the county needed to duplicate monitoring already handled by other agencies. "I don't think we should be creating too much for office staff to be concerned about that way," he said.

Rather than move the ordinance forward, commissioners voted 6-0 to postpone it until December, giving them more time to review the proposal and consider comments.

Commissioners also considered changes to another set of development rules, this time covering landscaping, screening, outdoor storage, shipping containers, and related requirements.

These rules affect how commercial and industrial properties look and operate, including where businesses can store materials, when screening is required, and what landscaping must be provided.

Senior Planner Dan Cahalane explained that staff had rewritten the landscaping requirements to make them easier to follow. The proposed rules would focus on multifamily, commercial, and industrial properties along major roads rather than applying the same standards throughout the county.

The discussion also touched on shipping containers, particularly whether they should be allowed on smaller residential properties.

Hines explained that staff had concerns about allowing containers on half-acre lots. "If everybody had a shipping container, it would kind of look like a shipping yard," he said.

The proposal would limit shipping containers in residential zoning districts, although commissioners discussed possible exceptions for larger properties.

Another question was how much an existing business could expand before it would have to meet updated landscaping requirements. Commissioners agreed on a proposed 25% expansion threshold, giving property owners and county staff a clearer standard to follow.

The commission voted 6-0 to recommend changes to Titles 14 and 16 of the Churchill County Code covering landscaping, screening, outdoor storage, shipping containers, and related development requirements. The Board of County Commissioners will make the final decision.

The Planning Commission also reviewed the proposed service plan for the Churchill-Hazen Industrial Park (CHIP) General Improvement District, which would provide roads, utilities, and other services for future industrial development near Hazen.

Commissioners voted 5-1 to recommend approval of the service plan, subject to eight conditions recommended by county staff. Planning Commission Chair Tami Edgmon cast the dissenting vote.

On Oct. 15, the Churchill County Board of Commissioners held a separate public hearing on the proposed district and conditionally approved the service plan with recommended changes. The approval did not formally establish the district, which requires further action.

In other business, commissioners approved a special use permit, with conditions, for Ashley Maxwell of Silver Dunes Homestead LLC to operate a home-based cottage bakery and gift business at 988 Bench Road.

The business would offer pastries made by advance order, with customers picking up their purchases at scheduled times. Maxwell also discussed plans to participate in pop-up events with other Fallon businesses.

Commissioners also unanimously approved a tentative map for the proposed Birch Creek subdivision off Birch Lane.

The proposed industrial development standards will return to the Planning Commission in December, while the landscaping and related code changes will move to the Board of County Commissioners for consideration.

See article: "Hazen Industrial Park Clears First Hurdle" for more on the CHIP public hearing and proposed district.