Planning Commission denies Oppidan data center conditional use permit after commissioners cite public-services and health concerns

The Reno Planning Commission on Jan. 15 denied a conditional use permit request for the Oppidan data center (LDC-25-22), a proposed edge-style facility on a seven-acre vacant parcel east of Stead Boulevard and north of North Virginia Street.

Jeff Foster, associate planner, told commissioners the use is allowed in the Industrial Commercial zone with a conditional use permit and that staff’s review found the proposal would be “generally compatible with the existing land uses in the area” when conditioned. The project plan included a building with interior data halls, an on-site generator yard, rooftop infrastructure prepared for photovoltaic arrays and proposed security and landscape screening. Foster said the applicant had secured a will-serve commitment from NV Energy and that the site is separated from most residentially zoned parcels by industrial uses and the freeway.

The project drew extensive public comment, much of it opposed. Olivia Tanninger, executive director of the Sierra Club’s Toiyabe chapter, said she had appealed an earlier approval for a separate data center and urged the commission to delay approvals for new centers until the city completes a comprehensive ordinance that addresses resource use and public impacts. “Data centers require an extreme amount of both energy and water,” she said in public comment and asked the commission to “refrain from making a determination” until broader policy and reporting are in place. Several other residents and climate advocates raised similar concerns about energy demand, water consumptive use and sewage capacity in the Swan Lake basin.

Applicant representatives described the project as an “edge” data center designed to bring capacity closer to users, with a phased buildout that would start at lower power demand and expand over time. Dylan Rusk, representing Oppenet Investment Company, said the facility would initially deliver lower IT critical load and that the applicant had incorporated noise mitigation, screening and sustainability measures. “The intention of an Edge data center is to bring additional server capacity closer to the users,” Rusk said.

Commission questions centered on water use and sewage capacity, generator operation, hours of truck arrivals and the distinction between data centers and other industrial uses that could be built on the parcel by right. Staff said some public-service checks (for sewer/wastewater capacity) occur at the building permit stage and that the commission could extend the time for the applicant to demonstrate utility availability. Commissioners also asked whether other industrial or manufacturing uses (for example, chip fabrication or larger industrial operations) could develop on the site by right and noted that some such uses would have significant water or power demands without prior discretionary review.

When commissioners voted on a motion to approve the Oppidan CUP, the motion failed. Several commissioners stated they could not make required findings related to public services and potential detriment to public health, safety and welfare. The denial was grounded in concerns over utility capacity and the project’s broader environmental and public-health implications in the absence of a citywide policy or ordinance specifically addressing data-center impacts.

The applicant may appeal the commission’s decision to the Reno City Council within the appeal window.