Lyon County commissioners approve zoning change to heavy-industrial for three Silver Springs parcels over residents' objections

The Lyon County Board of Commissioners on Sept. 9, 2025, approved a zoning map amendment to change three parcels totaling approximately 19.68 acres at 1700 East U.S. Highway 50 in Silver Springs from split Title 10 districts to Title 15 Heavy Industrial Suburban. The motion passed 3-2 after public comment and an extended staff presentation.

Senior planner Louis Cariola told the commissioners the three parcels are commonly owned and sit east of the Silver Springs traffic circle and north of Highway 50. Cariola said the parcels are shown in the county master plan as industrial, and staff recommended consolidating the split zoning to bring the parcels into a single Title 15 heavy-industrial suburban district to match both the master plan and adjacent zoning to the west.

“The proposed zone change would be consistent with the master plan,” Cariola said, and staff noted the site already contains large industrial buildings and has direct access to Highway 50. Cariola and county planning staff also told commissioners that future development likely would require tenant improvement permits and could trigger additional entitlements if parcel lines were changed.

Several residents and commissioners raised concerns about nearby housing and potential odor, noise and air-quality impacts from future industrial operations. A resident who identified herself as living across from the old plant recounted prior odor issues and said she thought the area should have a buffer and perhaps be zoned light industrial rather than heavy industrial.

“I don't see the point of expanding the problem just to bring in commonly owned parcels,” a commissioner said during debate, expressing concern about proximity to homes. Planning staff responded that Title 15 contains industrial standards that give county code enforcement discretion to respond to noise and odor complaints, and that the Nevada Division of Environmental Protection would be responsible for air-quality permits if required.

Steve Wright, who spoke during comment, cautioned commissioners to base their decision on the required findings for a zoning map amendment rather than on a particular proposed use. Jim Deshambault, another public commenter, said the parcels’ adjacency to other industrial operations made approval reasonable.

Commissioners debated whether rezoning would broaden the range of uses allowed on the parcels and noted the applicant was not present at the hearing. After discussion, the board voted to approve the amendment. The motion, brought forward by the board as consistent with the planning staff’s findings, passed 3-2.

The approval applies to APNs 01527110, 01527114 and 01527117 under PLN case PLZ2025-050 and does not itself authorize a specific industrial use; any future operations would be subject to building-department permits and any required environmental permitting.

The board recorded a correction during the hearing clarifying that the parcels have direct access to Highway 50 (not 95A). Commissioners also noted that the Planning Commission and the Silver Springs Citizens Advisory Board had previously recommended approval.

The county manager and planning staff said they will inform applicants that tenant improvements and any expansion beyond existing development could require additional entitlements.

Questions and follow-up requests from commissioners included clarifications about which Title 10 uses convert to Title 15 allowances and how odor complaints are handled at the property boundary by code enforcement and NDEP.