Nevius proposes AI data center in Independence; council presses on water, power and community benefits

Mark Coulter, counsel for Nevius, and the company’s design and engineering team presented the proposed AI-focused data center to the Independence City Council on Jan. 12, describing the project as “an AI factory” that the company intends to operate with ongoing local engagement.

The presentation emphasized community outreach, aesthetic design and lower water use than older data centers. Coulter said the facility would use a closed-loop, demineralized water cooling system with an initial fill of about 1,400,000 gallons and annual top-offs and recurring uses the company described in the range of “400 to 640,000 gallons a year” for irrigation, equipment washdown and staff restrooms. “We’re looking to really listen to the community,” Coulter said as he described the company’s outreach and planned panel.

Why it matters: Nevius’s proposal could bring large private investment and long-term tax and utility revenue to Independence but raises community questions about water use, noise, emissions, employment and the scope of any development that follows this initial phase.

Details and council questions Council members repeatedly pressed the team for specifics. Coulter and the design team said the project was still early in design and that certain technical studies — acoustical, lighting and detailed emissions modeling — are ongoing. Michael Lyons of HKS, the project architect, said preliminary acoustical work at related sites showed mitigated sound levels around the 60-decibel range in some cases, but cautioned that final numbers are not yet complete: “those are still early” numbers, he said.

On jobs and local hiring, Coulter estimated an on-site permanent staff of roughly 125 at full build-out, plus or minus 20 percent, and said decisions about contractors and the general contractor were still pending. On whether the project will use local construction labor, Coulter said the team has passed the expectation for local hiring to their contractors and expects to have more detail at the next council appearance.

Regulatory, zoning and incentives City staff told the council the Eastgate site is already zoned for industrial uses and that no zoning change is required. Coulter said Nevius has submitted a Chapter 100 incentive application and that, if awarded, it would be a key determinant for project timing; he suggested construction could begin by the end of summer if permitting and incentives proceed as planned.

Water and infrastructure City engineering staff said the city’s design and review processes remain in force and described a will-serve approach: the city issues a will-serve letter that commits specific flow capacity and any future increases would require new engineering review and infrastructure adjustments. Staff framed the data-center daily water need as small compared with municipal capacity, noting a planning cap of about 3,000,000 gallons per day would trigger additional infrastructure work if approached.

Environmental and power concerns Coulter said Nevius would register with EPA and other required jurisdictions and that on-site emissions are expected to be low; he also said the company would study any prospective on-site generation for emissions and noise impacts. Independence Power & Light and city staff later described separate power agreements and protective provisions (see related article on IPL and power protections).

Next steps Staff and Nevius committed to circulate outstanding technical follow-ups and additional data to council and the public. Coulter said the community engagement panel will be ongoing and that the company will incorporate public feedback into design revisions. The city indicated formal council action is likely to center on incentive approvals (Chapter 100) and any required road/vacation actions later in the process.

The council paused further action after the presentation and moved to a facilities construction update; staff said materials from the open house and this meeting are posted to the agenda and the city’s YouTube channel for public review.