We are a team of data center technology and energy experts that partner with communities to maximize economic development opportunities through our long-term vision, master-planned development projects. Our technology campuses, which will house data centers, are thoughtfully designed and planned to maximize economic benefits for communities while minimizing disruption. We work closely with citizens, municipalities, and utility companies to ensure everyone is involved through every step of the process. We are proud that this approach minimizes unplanned impacts and differentiates us from more traditional ad-hoc data center development.
- We work closely with communities to create economic impact that directly supports local priorities. Revenues from data-center campuses contribute to better local infrastructure, schools, and services, with minimal traffic or municipal strain.
- We work closely with local economic development departments to help establish diversified long-term local tax base, with permanent well-paying jobs and community investment that extends beyond our technology campus.
- Our team works directly with energy companies to ensure that power resources are efficiently deployed and build dedicated substations.
- We work collaboratively with municipalities to ensure that the development and infrastructure plans align with local priorities. Our long-term horizontal planning and community-first approach provides a strategic commitment from planning through development.
- We work directly with state and local officials to develop a strategic approach to development that supports critical infrastructure improvements, job growth, and significant economic impacts locally, regionally, and statewide.
Data centers support the physical infrastructure for the technology we rely on in our daily personal and professional lives. Data centers store data and applications so businesses, hospitals, banks, and more can safely store and process their and their users’ data. When you shop or bank online, store photos on the cloud, or run any streaming service, you rely on a data center.
Almost every technology-based activity interfaces with data centers to some degree. This includes all modern industries based in IT, telecommunications, financial services, healthcare, media, government, education, and energy sectors which all rely on data centers to ensure operational continuity, data security, and regulatory compliance.
The concept and execution of our business is built on the culmination of decades of exposure and experience in every facet of the digital infrastructure economy. We are proud to have more than 200 collective years of multi-faceted experience in engineering, constructing and operating telecommunications, data networking, and data center infrastructure.
Compared to residential, commercial, and other industrial land uses, data centers produce far less traffic, produce a greater economic return, create jobs, and have less impact on community resources (i.e., schools, parks, first responders, social services, etc).
When researching ideal markets for our technology parks, we look at several factors: Proximity to fiber networks, availability of power and proximity to existing high-powered transmission lines, the ability to integrate with the regional technology architectural network, proximity of consumers, a diverse and local workforce that can fill a wide array of jobs, and the opportunity to partner with a community so that we can bring a low-impact project that has high economic return. Based on the factors above, Lyon County is an ideal location for a technology park, and we hope to show the significant economic benefits it will create including job opportunities, generating tax revenue, attract capital investment, and stimulate the growth of ancillary businesses and services in the area.
At full build-out, it is expected that this technology park will bring significant tax revenue to Lyon County, the Lyon County School District, and Central Lyon Fire District. A comprehensive financial analysis evaluating the full scope of tax generation is in process. The results of the tax generation analysis will be shared with the public once completed and reviewed by the County.
How taxes generated from this use are distributed will be determined by the County, School District, and Central Lyon Fire through their annual budget review process. Potential improvements that could receive the tax allocation could include, but are not limited to:
Schools: Building improvements, purchase of new technology, improve sports facilities, increase teacher salaries
Emergency Services: Improve or construct new facilities such as fire and police stations, purchase of new technology, purchase of new equipment (e.g ladder truck), training programs for first responders
Infrastructure: Water and sewer upgrades, road improvements
Community Facilities: New parks, new trails, improve park features such as play equipment, seating, shelters, and restrooms. Tract will work with local staff to determine appropriate facilities.
Government Employees: Addition of police and fire personnel, retain existing employees and attract top talent for open positions
Property Tax: In many jurisdictions where data centers are located, property tax increases can be off-set by the tax contributions that can cover many of the overall budget needs.
The construction of data centers and data center-specific infrastructure require a variety of specialized trades including but not limited to electricians, network engineers, utility contractors, plumbers, steel workers, and myriad other heavy civil trades which can be filled by Lyon County residents. Once built, the data centers will require ongoing (permanent) skilled labor that can also be filled by local residents. These jobs consist of security, IT technicians, data center operations technicians, HVAC technicians, electricians, engineers, etc.
This campus at full build is anticipated to create approximately 270 new high-quality jobs. It is likely there will be other ancillary jobs related to the ongoing maintenance of the facility i.e., landscaping, painting, misc. repair, etc. There are some management and technical roles where degrees are preferred, but most on-site jobs require certifications or licenses rather than degrees. Master Planned Data Center Campuses also stimulate additional jobs in and around the area. A study out of Northern Virginia[1] has shown that for each 1 job inside a data center, 3.5 jobs are created in the surrounding community.
Colleges near Lyon County with degrees relevant to a career in data center:
Coastline Community College – NAS Fallon
Western Nevada College
Technical details of the project
Tract looks for several key considerations when identifying land for a data center campus. Land located near existing high-powered transmission lines means that minimal extensions of power infrastructure are needed to serve the site. Large assemblages of land enable a data center campus to be planned with greater setbacks / buffer areas and climate appropriate landscaping to reduce the visibility of the buildings from neighboring properties. Additionally, with larger tracts of land, campuses can be planned with minimal to no impacts to natural environmental features such as wetlands and floodplains. Once a potential site is identified, Tract prepares a “test fit” to better understand how many buildings could be constructed in consideration of larger setbacks and landscape buffer areas, protection of natural features, and the location of the infrastructure (water, sewer, roads) that will be needed to serve the property.
Location: The site is located northwest of Silver Springs and the intersection of HWYs 95 and 50. The site is accessed off of Carson and Elm Streets which intersect HWY 50. Upon submittal to Lyon County a conceptual framework plan will be available that highlights items like access points and general development areas.
Size: Tract is under contract on approximately 1070 acres of land in Lyon County, however the proposed development area is only approximately 460 acres, which supports a larger master planned campus to enable larger setbacks and buffer areas than what would be minimally required under Lyon County Code. The remainder of the site is not planned for any development at this time and will remain under its current zoning designation
Power: An Engineering Services Agreement (ESA) has been signed with NV Energy and a System Impact Study is currently being developed. NV Energy has existing plans to route 345kV transmission through and/or adjacent to the site which make this a favorable location for interconnection. Tract will be working with to identify specific project needs that will be used to design the needed electrical infrastructure for the site.
Renewable Energy: Tract and future end-users have a common mission in procuring and utilizing renewable energy sources, energy-efficient equipment, and power management strategies to reduce the campus’s carbon footprint and ensure reliable electric supply for the facilities.
[1] Data Source: Northern Virginia Technology Council, The Impact of Data Centers on the State and Local Economies of Virgina, 5th Biennial Report – April 2024
Zoning: The purpose of the Master Plan Amendment is to establish the Land Use, Zoning and Character Districts that will allow for the data center as a use by right. The existing Land Use designation is Rural Residential, and the proposed designation is Employment. The existing Zoning is Rural Residential (20 acre minimum), and the proposed Zoning is Service Industrial. There is currently an existing portion of the property in the Suburban Character District and this will be expanded to align with the Land Use and Zoning changes mentioned above. All of these changes will be specific to the approximately 460 acres of proposed data center campus. The remaining property will not have any proposed changes to Land Use, Zoning and Character Districts. Detailed Maps showing the existing and proposed areas for each adjustment will be available upon submittal to Lyon County. In addition to the Master Plan Amendment processes which will run concurrently, there will be a proposed development agreement. This agreement will include any additional development standards that are different or above and beyond the Lyon County code as well as establish other construction timing, vesting, and other development obligations. This development agreement as well as the zoning changes mentioned above will only apply to the portion of the property that is being developed as a data center site.
Fiber: The project will have no negative impact on connectivity in the area. In fact, broadband connectivity may improve as a result of this project. Further information on the fiber will be provided as it becomes available.
Water / Wastewater: Data center developers prioritize water efficiency and sustainability in their operations. They employ technologies such as advanced cooling systems, water recycling, and efficient landscaping practices to minimize water consumption and environmental impact. The project will be served by Silver Springs Mutual Water Company (water), upon approval of annexation into the water district, and Lyon County Utilities (sewer). Water and sewer demands are expected to be minimal as it is anticipated that the end-users will utilize air-cooled technology. The project will generate new taxes to help fund the water & sewer providers in addition to other County projects.
Roads & Traffic: In general, data centers produce significantly less traffic than residential and commercial development and other types of industrial development due to a relatively low number of visitors and deliveries. Tract has submitted a Traffic Impact Study to the Nevada Department of Transportation and has received approval of this study. Tract will pay for all required road upgrades that directly serve this project.
We will keep our Silver Springs Technology Park web page up to date, but please don’t hesitate to reach out to us directly with any questions.
We are here to listen to and answer any questions you may have.
Mitchell Nelson
Director of Entitlements – Lyon County Liaison
mitch.nelson@tract.com
