Planning commission recommends approval of two Microsoft substations in Silver Springs amid neighbor concerns

The Lyon County Planning Commission on Wednesday recommended that the Board of County Commissioners approve two conditional use permits for substations proposed by Microsoft for its Silver Springs data-center campus in Silver Springs.

Staff said the larger "Nighthawk" facility would occupy about 32.59 acres and be constructed as a 345/120-kilovolt regional substation that NV Energy will ultimately own and operate; the applicant also presented a separate roughly 18.7-acre, 120-kilovolt substation design to step down power for the adjacent data center. Senior planner Louis Cariola summarized county findings that the sites lie within master-plan utility corridors and that the county will require applicable state and federal approvals, including FAA review for structures as tall as about 150 feet.

Why it matters: Both substations are components of a major private development that will require multiple permits and interagency approvals. If the Board of County Commissioners concurs, the permits will clear a key step for Microsoft's broader Silver Springs campus and for NV Energy's Greenlink interconnection plans.

In presenting the project, Stacy Huggins of Wood Rodgers (representing Microsoft) said the company and NV Energy have coordinated design and site logistics and that the applicant proposes mitigation including setbacks, limited night lighting and perimeter security walls or fences. "We feel like these substations, this one and the next one, are consistent with county planning policies," Huggins said during the hearing.

Residents raised concerns about proximity and notice. Neighbor Brent (Bridal) Lovett, who said his rental property abuts Microsoft's line, asked why the company chose a site adjacent to high-density housing and said "the fact that it's a 175 feet tall next to what my high density residential property" left nearby residents "in shock." Staff and the applicant responded that NV Energy requirements and FAA review drive some design elements and that the county's review includes noise limits and independent fire-district review.

The commission debated whether routine, nonmaterial design changes to a conditional-use permit should return to a public hearing or be handled administratively. After a short recess, staff reported the applicant would accept the staff-recommended condition language; the commission discussed adding a numerical threshold (10%) so that substantial changes would come back to the public. That compromise language was accepted for recommendation to the Board.

Voting and next steps: The Planning Commission moved the Nighthawk CUP and the Microsoft substation CUP forward to the Board of County Commissioners with the conditions recommended by staff. The Nighthawk CUP motion was made by Commissioner Audrey Allen and seconded; the record shows the commission approved the recommendation, with Commissioner Mark Jones recusing himself from the Nighthawk vote because of a disclosed business connection to an online commenter. Both CUPs now proceed to the Board for final action and for any required state or federal authorizations, including FAA Form 7460-1 review.

The county staff report and applicant materials (including site plans, technical photos and proposed conditions) remain the official record; building permits and FAA clearance are required before construction can begin.