On the agenda: meeting — hyperscale (Jun 18)

Storey County Planning Commission
Meeting Agenda
Thursday June 18, 2026 at 6:00 p.m.

Storey County Courthouse, District Courtroom*
26 South B Street, Virginia City, NV
Alexia Sober – Chairperson
Rachel Holderread – Planning Commissioner
Jim Umbach – Planning Commissioner

Lee Sterrett- Vice Chairperson
Kristen Brown – Planning Commissioner
Denise Victorine – Planning Commissioner
Carlos Negrete – Planning Commissioner

This meeting will be held in person and the public is welcome to attend.
Members of the public who wish to watch the meeting remotely may do so by accessing the Storey
County Clerk’s new YouTube channel. To access the Channel and the Live Stream:
1. Open your browser and go to www.youtube.com/@storeycountyclerk
2. Click on the Storey County seal
when it has the LIVE display,
or click on the video picture for the meeting in the playlist under the county seal
with the LIVE display on the graphic.
- Public comment may be made by in-person appearance only. For additional information or supporting documents please contact the
Storey County Planning Department at 775-847-1144.
All items include discussion and possible action to approve, modify, deny, or continue unless marked
otherwise.

1.

Call to Order at 6:00 p.m.

2.

Roll Call

3.

Pledge of Allegiance

4.

Discussion/For Possible Action: Election of Chairperson of the Planning Commission for 2026.

5.

Discussion/For Possible Action: Election of Vice-Chairperson of the Planning Commission for 2026.

6.

Public Comment (No Action): Public comment is welcomed at the beginning and end of each meeting.
These comments should be limited to matters not already on today’s calendar agenda. Public comment
is again welcomed after each item on the agenda, & those comments should be limited to the agendized
topic. Public comment is limited to 3 minutes per individual.

7.

Discussion/For Possible Action: Approval of Agenda for June 18, 2026.

8.

Discussion/For Possible Action: Approval of Minutes for February 5, 2026.

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9. Discussion/For Possible Action: Special Use Permit (File 2017-020-A2-2026) The applicant, Asia Union
Electronic Chemicals – Reno, Inc. (AUECC), requests an amendment to Special Use Permit (SUP) Number
2017-020-A1-2020 to modify the original Chemical Product List by adding N-Methylpyrrolidone (nMP)
which was not included in the original Chemical Product List or the amended SUP. The subject
property is located at 1400 Waltham Way, APN 004-093-36, McCarran, Storey County, Nevada.

10. Discussion/For Possible Action: Determination of next Planning Commission meeting.
11. Correspondence (no action): Letter to Planning Commissioners from Patty Dewey, see packet.
12. Public Comment (no action)
13. Staff (no action)
14. Board Comments (no action)
15. Adjournment (no action)
Notes:
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Supporting material is available to the public and may be obtained at https://www.storeycounty.org/agendacenter
or the Storey County Courthouse, Planning Department, 26 South B Street, Virginia City, Nevada.
There may be a quorum of Storey County Commissioners in attendance, but no action or discussion will be taken
by the Commissioners.
Public comment will be allowed after each item on the agenda (this comment should be limited to the item on the
agenda). Public comment will also be allowed at the end of each meeting (this comment should be limited to
matters not on the agenda). Public Comment is limited to 3 minutes per individual.
Items on the agenda may be taken out of order, the public body may combine two or more agenda items for
consideration, and the public body may remove an item from the agenda or delay discussion relating to an item on
the agenda at any time.
Additional information pertaining to any item on this agenda may be requested from Lyndi Renaud, Planning
Department (775-847-1144).
Supporting material is available to the public and may be obtained at https://www.storeycounty.org/agendacenter
or the Storey County Courthouse, Planning Department, 26 South B Street, Virginia City, Nevada.

Certification of Posting
I, Lyndi Renaud on behalf of the Storey County Planning Commission, do hereby certify that I posted, or caused to be
posted, a copy of this Agenda at the following location on or before June 9, 2026: Storey County Courthouse and Storey
County website at https://www.storeycounty.org/agendacenter. And the Nevada State website at https://notice.nv.gov/.
Courtesy copies of the agenda may be posted at the Storey County Community Development; Virginia City Fire Station 71;
Mark Twain Community Center; Lockwood Community/Senior Center; Canyon GID; Lockwood Fire Station; Virginia City
Highlands Fire Station; Virginia City Highlands Online Message Board.

By Lyndi Renaud, Secretary of the Planning Commission

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STOREY COUNTY PLANNING COMMISSION
MEETING
Thursday February 5, 2026, at 6:00 p.m.
Storey County Courthouse
26 S B Street, Virginia City, Nevada
MEETING MINUTES
Pro Tem CHAIRPERSON: Kristen Brown

VICE-CHAIRPERSON:

COMMISSIONERS:
Denise Victorine, Carlos Negrete, Jim Umbach, Alexia Sober, Lee Sterrett, Rachel Holderread
1. Call to Order: The meeting was called to order by the Chairman at 6:04 P.M.
2. Roll Call: Kristen Brown, Denise Victorine, Jim Umbach, Carlos Negrete.

Absent: Alexia Sober, Lee Sterrett, Rachel Holderread.

Also Present: Planner Jessica Prager, Planning Director Kathy Canfield, and Chief Deputy District Attorney Brian
Brown.
Because Chairperson Sober and Vice Chairperson Sterrett were not present at the meeting, a Pro Tem Chairperson
was motioned to Chair the meeting.
Motion: Elect Pro Tem Chairperson Kristen Brown, Action: Approve, Moved by Commissioner Victorine, Seconded
by Commissioner Umbach, Vote: Motion carried by vote (summary: Aye=4).
3. Pledge of Allegiance: The Chairperson led the Pledge of Allegiance.
4. Public Comment (No Action): Public comment is welcomed at the beginning and end of each meeting. These

comments should be limited to matters not already on today’s calendar agenda. Public comment is again welcomed
after each item on the agenda, & those comments should be limited to the agendized topic. Public comment is
limited to 3 minutes per individual.
No Public Comment.

5. Discussion/For Possible Action: Approval of Agenda for December 4, 2025.

No Public Comment
Motion: Approval of Agenda for February 5, 2026, including an amendment to continue items 4 and 5, Election of
Chairperson and Vice Chairperson for 2026 to the next Planning Commission Meeting, and a correction of the title of
the agenda to reflect the meeting date of February 5, 2025 to February 5, 2026, Action: Approve, Moved by
Commissioner Umbach, Seconded by Commissioner Victorine, Vote: Motion carried by vote (summary: Aye=4).
No Public Comment.

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6. Discussion/For Possible Action: Approval of Minutes for December 4, 2025.

Motion: Approval of Minutes for December 4, 2025, Action: Approve, Moved by Commissioner Umbach, Seconded
by Commissioner Victorine, Vote: Motion carried by vote (summary: Aye=4).
No Public Comment.
7. Discussion Only/For Possible Action: 2026-006 Division of Large Parcels Map. The applicant is requesting a

Division of Land into Large Parcels, File 2026-006. The existing large parcel of land with a total of approximately
606.78 acres will be subdivided into two new large parcels to facilitate future development, with both parcels being
over 40 acres in size. This request also includes a waiver to the requirement of the submittal of the tentative map.
The subject property is located west of USA Parkway at the Storey/Lyon County boundary, having Assessor’s Parcel
Number 004-181-13, Storey County, Nevada.

Planner Jessica Prager summarized the request.
The existing parcel extends southwest along the Storey/Lyon County boundary, west of USA Parkway, Storey
County, Nevada. The existing parcel is a total of approximately 606.78 acres. There is no existing development on
the property. The parcel of land was rezoned from F Forestry zoning to I2 Heavy Industrial zoning, at the January 16,
2024, Board of County Commissioners meeting. Surrounding land uses include vacant Forestry zoned property to
the west and southwest that the Storey County Master Plan identifies to transition to I2 Heavy Industrial zoning, and
vacant I2 Heavy Industrial zoned land to the north, and vacant Lyon County land to the east and southeast.
The parcels in question are located near the Tahoe Reno Industrial Center, however, the property is not a part of the
Industrial Center and is not subject to the Development Agreement between the Tahoe Reno Industrial Center and
Storey County. The 2024 Storey County Zoning Ordinance applies to this property.
This parcel of land was part of a previous Storey County approved subdivision in April 2024 (File # 2024-002). The
previous subdivision took an original parcel of land from 1530.68 acres to 5 parcels all greater than 40 acres. The
proposed map will split one of those parcels into two parcels of land.
The applicant is requesting a Division of Land into Large Parcels. The existing parcel of 606.78 acres will be
subdivided into two new parcels, with both parcels over 40 acres in size.
The existing parcel and the newly created parcel will have access to the property from USA Parkway. The existing
parcel and the newly created parcel will have access through a provided 50-foot wide access easement being
created with this project. Both parcels will be larger than 40 acres in size. Per Nevada Revised Statutes (NRS), this
division of land is considered a Division of Land into Large Parcels (NRS 278.471 through 278.4725), and follows the
requirements of that section. The proposed land uses for the parcels are not a part of this requested approval. A
separate review and approval for any uses on the parcels will be required at the time of proposed development.
Planning staff supports the waiver of the tentative map for this project. The proposed division of large parcels is
straightforward and the need for analysis of road, utility and drainage improvements can be accomplished with the
mapping provided for the level of review needed for this division of large parcels. Allowing for the waiver of the
tentative map process does not eliminate any of the review performed on the application but it does allow for the
process of approving the final map to be streamlined for straightforward application requests.
Mitch Nelson, representing the applicant, stated that the staff report explained the request and he had nothing to add.
Commissioner Umbach asked if, because the Division of Large parcels is directly adjacent to Lyon County, does it
require approval from their commission. Planner Prager answered that no; it would not because the property being
divided is only in Storey County.

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Motion: In accordance with the recommendation by Staff, the Findings under section 3.A of the Staff Report, and in
compliance with all Conditions of Approval, I Jim Umbach, hereby recommend waiving the requirement for a
Tentative Map and recommend approval of the Division of Land into Large Parcels, File 2026-006. The existing large
parcel of land with a total of approximately 606.78 acres will be subdivided into two new large parcels to facilitate
future development, with both parcels being over 40 acres in size. This request also includes a waiver to the
requirement of the submittal of a tentative map. The subject property is located west of USA Parkway at the
Storey/Lyon County boundary, having Assessor’s Parcel Numbers 004-181-13, Storey County, Nevada., Action:
Approve, Moved by Commissioner Umbach, Seconded by Commissioner Victorine,
Planner Jessica Prager read the findings into the record.
(1)

The applicant is requesting a Division of Land into Large Parcels, File 2026-006. The existing large
parcel of land with a total of approximately 606.78 acres will be subdivided into two new large
parcels to facilitate future development, with both parcels being over 40 acres in size. This
request also includes a waiver to the requirement of the submittal of a tentative map. The subject
property is located west of USA Parkway at the Storey/Lyon County boundary, having Assessor’s
Parcel Number 004-181-13, Storey County, Nevada.

(2)

The Division of Land into Large Parcels complies with NRS 278.471 through 278.4725 relating to
the adjustment of one parcel to two parcels, both 40 acres or more in size.

(3)

The Division of Land into Large Parcels complies with all Federal, State, and County regulations
pertaining to Parcel Maps and allowed land uses.

(4)

The Division of Land into Large Parcels will not impose substantial adverse impacts or safety
hazards on the abutting properties or the surrounding vicinity.

(5)

The conditions of approval for the requested Division of Land into Large Parcels do not conflict
with the minimum requirements in Storey County Code Chapter 16.40 Division of Land into Large
Parcels, Chapter 17.35 Heavy Industrial Zone or any other Federal, State, or County regulations.

Vote: Motion carried by vote (summary: Aye=4).
No Public Comment
8. Discussion/No Possible Action: Status of Design Review Standards Update.

Planning Director Kathy Canfield summarized the update:
Storey County has a contract with DOWL Engineering to update the County’s Design Standards ordinance. The
review will include updating the current regulations to make them more relevant to Storey County. This current
code was originally done in 2018 when there was talk of some large scale potential development that was going to
occur and was likely drafted based on codes from surrounding jurisdictions. The goal is to cater this to Storey County,
streamline it and provide better direction and options on the design of planned unit developments and similar
projects.

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9.

Discussion/For Possible Action: Determination of next planning commission meeting.
Motion: Next planning commission meeting to be tentatively held on March 5, 2026, at 6:00 P.M. at the Storey County
Courthouse, District Courtroom, Action: Approve, Moved by Commissioner Umbach, Seconded by Commissioner
Victorine, Vote: Motion carried by vote (summary: Aye=4).
No Public Comment

10. Correspondence (No Action) – None
11. Public Comment (No Action) – None
12. Staff Report (No Action) – Planning Director Canfield mentioned current ongoing projects:

- Zoning Code update including an overhaul of the Definitions chapter 17.10
- Virginia City Parking Study
- Drainage Plan project for the Tahoe Reno Industrial Center
- B Street Boundary Survey
13. Board Comments (No Action) – None
14. Adjournment (No Action) - The meeting was adjourned at 6:40 p.m.

To obtain a recording of the meeting please email [email protected] or call the office at 775.847.1144
Respectfully Submitted, By Lyndi Renaud

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Storey County
Planning Department

Storey County Courthouse
26 South B Street, PO Box 176, Virginia City, Nevada 89440
Phone 775-847-1144 – Fax 775-847-0949
[email protected]
To:

Storey County Planning Commission

From:

Storey County Planning Department

Meeting Date:

June 18, 2026 at 6:00 p.m.

Meeting Location:

Storey County Courthouse, 26 S. B Street, Virginia City, Storey County, Nevada

Staff Contact:

Jessica Prager

File:

Special Use Permit Amendment File 2017-020-A2-2026

Applicant:

Asia Union Electronic Chemicals-Reno, Inc (AUECC)

Property Owner:

Waltham Road Industrial LLC

Property Location:

1400 Waltham Way, McCarran, Storey County, Nevada, APN 004-093-36
(formerly APN 004-091-81)

Request:

Special Use Permit Amendment 2017-020-A2-2026 by applicant Asia Union
Electronic Chemicals – Reno, Inc. (AUECC). The applicant requests an
amendment to Special Use Permit (SUP) Number 2017-020-A1-2020 to
modify the original Chemical Product List by adding NMethylpyrrolidone (nMP) which was not included in the original
Chemical Product List or the amended SUP. The subject property is
located at 1400 Waltham Way, APN 004-093-36, McCarran, Storey
County, Nevada.

1.

Proposed Project. The applicant is requesting to modify their previously approved Chemical
Product List by adding an additional chemical associated with their Special Use Permit. The
applicant now has a business opportunity to process, package and sell another solvent used in
the semi-conductor industry to supply to customers. They are requesting to add NMethylpyrrolidone (nMP) to their chemical list. N-Methylpyrrolidone (nMP) is a widely used
solvent in various semi-conductor applications. This material was not included in the original
Chemical Product List (Amended Exhibit B).
This application only addresses modifying the Chemical Product List. No other portion of the
Special Use Permit is being addressed at this time. If the modification to add an additional
chemical to the Chemical Product List is not approved, the original conditions of approval
remain in effect.
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2.

Chemical Product List Modifications. The existing Chemical Production List of Special Use
Permit 2017-020-A1-2020 is requested to be amended by adding a new chemical. The new
chemical the applicant is requesting to add is N-Methylpyrrolidone (nMP). nMP is a widely used
solvent in various semi-conductor applications. The addition of the chemical will allow the
applicant the opportunity to process, package and sell solvents used in the semi-conductor
industry to supply to their customers.

3.

Special Use Permit. A Special Use Permit was issued for this project in 2017, and an amended
Special Use Permit was issued in 2020. This request is to add a chemical to the Chemical
Production List associated with SUP 2017-020-A1-2020.
If approved, the Chemical Production List would be modified, and all other conditions of
approval would remain in effect. The Special Use Permit only authorizes the uses described in
the original SUP.
If this amended Special Use Permit request is denied, the proposed conditions of approval
requested to be modified would not occur. The Special Use Permit 2017-020-A1-2020 remains
in effect as was approved in 2020. This Special Use Permit does not address any other portions
of SUP 2017-020-A1-2020 other than the requested modified Chemical Production List stated in
this SUP amendment.

4.

Nevada Division of Environmental Protection - Chemical Accident Prevention Program (CAPP)
Regulation. Per NAC459.95323, N-Methylpyrrolidone is not regulated by NDEP’s Chemical
Accident Prevention Program (CAPP) program. It is similar to other chemical listed solvents that
are approved for the applicant. This chemical is not regulated by CAPP due to the NFPA
flammability rating being below 4.
Planning staff received confirmation from NDEP’s CAPP staff that “N-Methylpyrrolidone (nMP) is
not on the CAPP Table of Highly Hazardous Substances. Since it is not in the table,
interconnected to the ammonia process, or could result in the release of the covered process, it
is outside CAPP regulations. At this time, the NDEP-CAPP has no concerns with nMP at this
facility in relation to the other listed chemicals at this location.”
The applicant also corresponded with Storey County Fire Marshall. After review by Storey
County Fire, there are no objections to the applicant’s proposal of amending their SUP by adding
nMP to the Chemical Production List, or use of the chemical at the project location.
The applicant, AUECC, stores and processes the flammable materials in dedicated areas that are
designed for the family of chemicals that nMP belongs to (flammables) as part of their facility
engineering design and risk reduction. All chemicals previously approved for the applicant have
some nuance on storage and processing requirements or best-known practices such as chemical
compatibility, temperature control to prevent freezing or off gassing for example.

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The average quantity of nMP that will be stored on-site will be approximately 40,000 lbs. The
maximum quantity that could be stored is approximately 120,000 lbs. depending on shipping
and receiving schedules and timelines.
The proposed new chemical, nMP, will be stored in HDPE plastic drums and totes and portable
tanks/tank wagons. The applicant will then process the chemical to purify it (e.g. filtration or ion
exchange, etc.) and then repackage the product in plastic or glass bottles, HDPE drums or totes.
All solvents at this location are stored and processed in the two detached buildings south of the
main building. The process and storage areas are designed for flammable materials. Using
these detached buildings for storage and processing is part of their facility engineering/safety
design. The tank wagons or portable tanks will be stored next to these detached buildings, or in
other trailer parking areas on the south side of the facility. The product will be delivered to the
facility in tank wagons and there is a possibility the applicant may ship out a tank wagon or
portable tank to their customers.
5.

Compatibility and Compliance. The proposed modifications to the Chemical Production List are
consistent with the Zoning Code and Master Plan. The modifications to the Chemical Production
List do not impact the original modelling of offsite impacts. All descriptions of the proposed
activities and operations remain the same, with the exception of the proposed modification.
Rationale is provided for the proposed modification to justify the need for the modification and
to demonstrate how the project will remain implemented in a safe and reasonable way with the
proposed changes.
In no way does the proposed modification of the Chemical Production List expected to diminish
the safety needs or protocols. The additional chemical allows for the applicant to expand their
services.

6.

Findings of Fact
A.

Motion for approval. The following Findings of Fact are evident with regard to the
requested special use permit modifications when the recommended conditions of
approval in Section 5, Recommended Conditions of Approval, are applied.
(1)

This approval is for Special Use Permit Amendment 2017-020-A2-2026 by
applicant Asia Union Electronic Chemicals – Reno, Inc. (AUECC). The applicant
requests an amendment to Special Use Permit (SUP) Number 2017-020-A12020 to modify the original Chemical Product List by adding NMethylpyrrolidone (nMP) which was not included in the original
Chemical Product List or the amended SUP. The subject property is
located at 1400 Waltham Way, APN 004-093-36, McCarran, Storey
County, Nevada.

(2)

The Amended Special Use Permit 2017-020-A2-2026 conforms to the 2024
Storey County Master Plan for the McCarran planning area in which the subject
property is located.

(3)

Granting of the Amended Special Use Permit 2017-020-A2-2026 amending the
Special Use Permit to modify the original Chemical Production List will not under
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the circumstances of the particular case adversely affect to a material degree
the health or safety of persons/property in the neighborhood of the subject
property and will not be materially detrimental to the public welfare or
materially injurious to property improvements in the neighborhood or area of
the subject property.

B.

(5)

The Amended Special Use Permit 2017-020-A2-2026 amending Special Use
Permit to modify the original Chemical Production List will not impose
substantial adverse impacts or safety hazards on the abutting properties or the
surrounding area, and it will comply with all federal, state and county
regulations.

(6)

The conditions under the Amended Special Use Permit 2017-020-A2-2026
amending Special Use Permit to modify the original Chemical Production List
does not conflict with the minimum requirements in the Storey County Zoning
Ordinance.

Motion for denial. Should a motion be made to deny the Special Use Permit request,
the following findings with explanation why should be included in that motion.

(1)

This denial is for Special Use Permit Amendment 2017-020-A2-2026 by
applicant Asia Union Electronic Chemicals – Reno, Inc. (AUECC). The applicant
requests an amendment to Special Use Permit (SUP) Number 2017-020-A12020 to modify the original Chemical Product List by adding NMethylpyrrolidone (nMP) which was not included in the original
Chemical Product List or the amended SUP. The subject property is
located at 1400 Waltham Way, APN 004-093-36, McCarran, Storey
County, Nevada.

(2)

The conditions under the Amended Special Use Permit 2017-020-A2-2026
conflict with the minimum requirements in the Storey County Zoning Ordinance.

(3)

The conditions under the Amended Special Use Permit 2017-020-A2-2026 do
not adequately mitigate potential adverse impacts on surrounding uses or
protect against potential safety hazards for surrounding use.

7. Recommended Conditions of Approval. The following conditions will be amended as shown.
The remaining conditions of the prior Special Use Permit (SUP 2017-020-A1-2020) will remain
unchanged and will be incorporated into SUP 2017-020-A2-2026.
A.

Special Use Permit. This approval is for Special Use Permit 2017-020-A2-2026 request
by the applicant Asia Union Electronic Chemicals - Reno, Inc. The applicant requests an
amendment to Special Use Permit (SUP) Number 2017-020-A1-2020 to modify the original
Chemical Product List by adding N-Methylpyrrolidone (nMP) which was not included in

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the original Chemical Product List or the amended SUP. The subject property is located
at 1400 Waltham Way, APN 004-093-36, McCarran, Storey County, Nevada.
B.

Requirements. The Permit Holder shall apply for all required permits and licenses,
including building and fire permits, for the project within 24 months from the date of
final approval of this Special Use Permit, and continuously maintain the validity of those
permits/licenses, or this approval shall be null and void. This permit shall remain valid as
long as the permit holder, its heirs, assigns, or successors remain in compliance with the
terms of this permit and Storey County, Nevada State, and federal regulations.

C.

Substances Limitations. The chemicals and other substances allowed on the subject
property associated with the onsite manufacturing are those which are included in
Special Use Permit Application No. 2017-020-A2-2026 (See amended Exhibit B). The
quantities of those materials listed therein must not be exceeded. The Permit Holder is
required to obtain and maintain a State Fire Marshal (SFM) hazardous materials permit.
A copy of such permit shall be provided to the County Fire Marshal.

D.

Allowed Modes of Transport. The facility may receive and distribute chemicals and
other substances via truck and rail. All loading and unloading of liquid substances by
either truck or rail must occur in designated areas having spill containment consistent
with Condition S of this approval.

E.

Compliance. The use on the subject property must comply with federal, state, and
county codes and regulations and the submitted plans and reports, as approved. The
Permit Holder must provide the community development department plans drawn to
scale prior to obtaining a building permit The Permit Holder shall be responsible for
maintaining the premises and managing operations in accordance with all conditions
and stipulations set forth by this Special Use Permit and all other federal, Nevada State,
and Storey County codes and regulations. Failure to comply with the requirements
herein shall elicit a written warning to the Permit Holder by Storey County on the first
and second offense. A third offense shall warrant Storey County to revoke the Special
Use Permit. Storey County shall reserve the right to conduct periodic reviews of the
Permit Holder's compliance with all conditions and stipulations of the Special Use Permit
In the event of a life safety issue, standard stop work orders and red tags will be issued
as approved within the fire and building codes.
Storey County may refer this Special Use Permit to the Board of County Commissioners
for show-cause hearing for revocation based on reasons listed in this section. The
procedures for show-cause will be pursuant to Storey County Code (SCC) 17.03
(Administrative Provisions). The continuation of uses of a revoked SUP is a violation of
SCC Title 17 (Zoning) and will be punishable as provided for therein or other applicable
codes. The SUP may be referred to show-cause for the following reasons:
•

Failure to comply with the SUP conditions, or federal, state, and county regulations,
without appropriate remedy;

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•

Any misrepresentation made in the application for the SUP or in other official
documents, or amendments thereof, submitted to a federal, state, or local agency;

•

Failure to provide notice to the county on violations, disasters, notice of decisions,
and other such correspondence from federal, state, and local agencies as required
in this SUP.

F.

Taxes. Before obtaining a building permit, the Permit Holder must show the building
department valid evidence that all property taxes on the land are paid-to­date.

G.

Emergency Management Plan. The Permit Holder must submit an emergency plan to
the Storey County Fire Protection District, Community Development, Emergency
Management and Planning Departments for review and approval. At a minimum, the
elements of the plan must include disaster management, Emergency Medical Services
(EMS) and First-Aid response, transportation, and environmental protection. This plan
shall include industry best practices implementation in addition to local, state and
federal requirements. Specific items to be included in the plan are as follows. The
following list is not exhaustive; the County may impose additional requirements as
necessary. Requirements of State and federal agencies which fulfill the following may
suffice when documentation thereof is submitted to the Fire District.
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Basic company, owner, site, and emergency contact information
Plot Plan (detailed drawings) of the site and access points
Site evacuation and emergency procedure
Area and regional evacuation and emergency procedure for each applicable
emergency situation
Initial and ongoing training and education of county and fire district emergency
response personnel applicable to the subject use, and at the permit holder's
expense
Emergency contact procedures, including for the NDEP, Dispatch 9-1-1, and
Storey County Emergency Services
Facility shut-down and startup procedure
Special training and identification of any payment for the Fire District and
Emergency Management to address site specific hazards
Wildland and structure fire prevention and suppression
Emergency vehicle access, circulation, and staging
Documenting and reporting of emergency situations, including spills and gas-off
Post disaster management, cleanup, and material disposal
Documenting and reporting of NDEP and other environmental permits and __
notices
Stormwater drainage and detention
Facility closure
Risk Management Plan
Industry Best Practices Plan
Internal Training Syllabus for Hazwoper
Complete index of MSDS
Community Right to Know Plan and Information
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Copy of all Fire Marshall Permits for Hazardous Materials
Copy of NDEP Chemical Accident Prevention Program (CAPP) review and
approval demonstrating consistency with Nevada Revised Statutes (NRS)
278.147
Dates, time and attendees of all drills held at facility
Proof of contract with third party private clean-up and release mitigation
response company to be available to this facility and properly equipped to
respond to products onsite.

H.

Transfer of Rights. This Special Use Permit shall inure to the record owner of the Subject
Property and to the Permit Holder and shall run with the land defined herein. This
Special Use Permit, subject to its terms and conditions, may be transferred by the
Permit Holder, its successors, heirs or assigns. Any /all transfers of Special Use Permit
2017-020-A2-2026 shall be advised in writing to Storey County Planning Department
180 days prior to assignee taking over operation of facility. The operators of the facility
must sign and accept all stipulations and requirements of the Special Use Permit 2017020-A2-2026. The operators of the facility must within 60 days of this notice contact
Storey County in order to schedule a consultation with the Storey County Fire District,
Emergency Management Department, and all other applicable federal, state, and local
emergency response agencies (including Quad County or equivalent response agency
pursuant to Condition DD), and demonstrate the ability to maintain the level of security,
safety, and conformance with the requirements of this special use permit, including the
codes and regulations of the applicable agencies during and after the transition to new
ownership.

I.

Abandonment. In the event that the use authorized by this Special Use Permit is
abandoned for a period of more than twenty-four (24) calendar months from the date
of last producing operations, this permit shall become null and void and a new Special
Use Permit shall be required. In the event of a force Majeure such as and not limited to
a flood, damage or destruction of the access to the site, earthquake, or other events
beyond the control of Storey County of the Permit Holder, the period of abandonment
shall not be deemed to commence until such time as the permit holder may be found to
once again have reasonable access to the site. In this connection, the permit holder shall
reasonably attempt to establish access to the site.

J.

Closure. The Permit Holder shall be responsible for the cost for the closure of this
facility as permitted under Special Use Permit 2017-020-A2-2026. Complete closure
shall consist of providing reclamation that would eliminate any hazardous materials or
environmental damage to the existing site or adjacent areas proven to be contaminated
by the Applicant's processes

K.

Post-Closure Monitoring. In the event that the permit lapses or the use is discontinued
or abandoned, the Permit Holder, its heirs, assigns or successors shall remain
responsible for environmental monitoring and post-closure maintenance. Under no
circumstances shall Storey County, its officers, or representatives bare any cost or
responsibility for the deconstruction, disassembly, or removal of equipment or
environmental monitoring or clean-up.
7

L.

Setbacks. Any proposed buildings and storage tanks and accessory structures
containing chemical substances shall be setback a minimum 50-feet from the property
line. Other accessory structures must meet the standard setback requirements for the
12 zoning. The fire district may impose more restrictive setbacks on any structure,
container, or apparatus on the subject property when the need for additional separation
is demonstrated. Any additional setbacks based on the use/materials contained within
accessory structures and separation requirements shall be identified.

M.

Nuisances. As stated in Section 17.12.l00(A), noise, smoke, odor, gases, or other
noxious nuisances shall be controlled so as not to become objectionable, or adversely
affect the properties in the vicinity, and shall not be detrimental to the public health,
safety and welfare.

N.

Separate Permits Required. This Special Use Permit shall not be construed to be a
permit for design or construction. A separate Storey County plan review, fire safety
review, and building permit will be required. A Nevada Division of Environmental
Protection Chemical Accident Prevention Program (CAPP) along with any required air
quality control permit must be obtained for the project consistent with NRS 278.147
requirements. A copy of the NDEP approval shall be forwarded to Storey County
Planning Department for inclusion with Amended Special Use Permit If there is a
violation of NDEP permit, Storey County shall be notified of the violation, corrective
action to be taken and date to be completed.

O.

Legal Responsibility. Issuance of this permit does not convey property rights of any sort
or any exclusive privilege; nor does it authorize any injury to persons or property, any
invasion of other private rights, or any infringement of state or local laws or regulations.

P.

Plan Submittal. This permit incorporates by reference that standards, objectives,
conditions, terms and requirements of the operating plan, safety plan, training plan,
waste management plan, fire suppression plan, and closure plan, to be submitted
separately from this permit. The requirements of all submitted plans become part of
this Special Use Permit as ongoing, updateable working documents.

Q.

Indemnification. The Permit Holder warrants that the future use of land will conform to
the requirements of the County of Storey, State of Nevada, and applicable federal
regulatory and legal requirements for the production, refining, purification, processing,
dilution, blending, distribution and use of hazardous and non-hazardous chemical
products associated with the microelectronics industry; further, the Permit Holder
warrants that continued and future use of the land shall so conform. The Permit Holder,
its assigns, heirs or successors agrees to hold harmless, indemnify and defend Storey
County, its officers, officials, employees, agents and representatives against all claims,
demands, causes of action, suits or judgements including costs and/or attorney fees
arising out of Applicant's activities allowed under this special use permit whether or not
caused by Applicant's negligence.

8

R.

Liability Insurance. The Permit Holder, as well as its assigns, heirs or successors, shall
provide proof of insurance to Storey County and maintain a satisfactory liability
insurance for all aspects of this operation under Amended Special Use Permit 2017-020A2-2026 for a minimum amount of $5,000,000.00 (five million dollars).

S.

Operations Safety. The facility /site design and layout must meet International Fire
Code 2012 and International Building Code 2012 with amendments, National Fire
Protection Association standards, and International Building Code 2012 requirements
with amendments, as well as Federal, State and County environmental and safety
requirements.
The facility must have a hazardous occupancy designation. The main building will be
subdivided into numerous areas to provide and comply with the required hazardous
occupancy requirements and emergency egress routes defined in both above
mentioned Codes. Each area is designed to be able to be sealed off from the rest of the
facility in case of an incident. The Codes have descriptions for construction, quantities
allowed to be stored, how products are stored in regards to compatible versus
incompatible chemicals and other building features which must be complied with such
as wall assembly fire ratings.
Corrosive, toxic and high toxic materials will be stored and processed in areas specified
and designed to meet H4 occupancy requirements. Proposed onsite materials that
require the H4 requirements include hydrochloric acid, hydrofluoric acid, phosphoric
acid, ammonium fluoride, ammonia and ammonium hydroxide.
Materials classified as oxidizers, class II combustibles, class II water reactives and
flammables, will be stored and processed in areas specified and designed to meet H3
Occupancy requirements. Proposed materials that require H3 requirements include:
anhydrous hydrofluoric acid, sulfuric acid, acetic acid, nitric acid and solvents and
flammables. Solvents and flammable materials will be stored and processed in areas
separated from the main building and specified and designed to meet H3 occupancy
requirements with additional electrical classification requirements.
Warehousing of finished products will be separated from the office and process areas by
Code to allow for the segregation of packaged materials by hazard classification.
Administrative offices will be located at the front of the building and segregated from
the factory operations.
All building occupancy classifications must be equipped with independent and dedicated
heating and ventilation systems and meet containment and fire separation and
suppression requirements, including scrubbed exhaust ducting interlocks. All filling
processes must be completed in an enclosure that has air monitors, and if a leak is
detected, the process must be automatically or manually shut down and the air within
the enclosed section must be automatically treated through the closed system
scrubbers.

9

Emergency response plans and protocols must be established, documented and
practiced prior to operations commencing on site. All operators must be trained and
certified in OSHA's Hazwoper course, and plant management and engineers will be
trained in incident command. Multiple drills must be practiced annually and jointly with
the local emergency responders.
All loading and unloading of Anhydrous Hydrogen Fluoride materials must occur within
the enclosed structure with any access doors closed in order to contain all elements
from transport to building within a controlled environment. Loading, unloading and
temporary outdoor storage of empty totes, tank wagons and other appropriate
materials as determined by regulating agencies must be in a controlled area and must
follow all local, state and federal requirements for capture of any release or spill
containment. The Permit Holder shall follow all NDEP requirements, including the
Chemical Accident Prevention Program, International Building Code requirements,
International Fire Code requirements, National Fire Protection Association standards,
Environmental Protection Agency requirements, State Fire Marshal's office regulations,
Department of Transportation regulations and Department of Homeland Security
requirements. Under no circumstances will Anhydrous Hydrogen Fluoride or Anhydrous
Ammonia be stored, loaded, or unloaded outside or in the covered tank yard.
T.

External Safety. The following security measures must be implemented at a minimum.
The main entrances of the facility will be gated, each with a security guard. Admittance
will be allowed for pre-authorized personnel only. The site will be fenced with at least a
six-foot iron bar or chain-link fence. The fence will be topped with a minimum of three
strands of barbed wire or otherwise topped to prevent climb-over. Closed caption video
monitoring with 360 degree views feeding to the command-and-control office shall be
installed. All security measures shall be consistent with U.S. Homeland Security
requirements (See Condition GG).
The premises must be well lit in order to maintain property security. At a minimum, all
entrances, driveways, walkways and areas in which chemicals and other substances and
control systems related to those systems must be well illuminated. However, the
lighting plan shall be designed to provide necessary operation, but not be over obtrusive
to avoid safety hazard(s) for adjacent right-of-ways and/or light pollution, and shall
comply with Chapter 8.02 of the Storey County Code.
The permit holder must coordinate with the U.S. Department of Homeland Security to
implement required safety measures.

U.

Permit Contents. This permit incorporates by reference the standards, objectives,
conditions, terms and requirements of the operating plan, safety plan, training plan,
waste management plan, and closure plan, to be submitted separately from this permit
The requirements of all submitted plan, along with support material submitted with the
application, become part of this Special Use Permit.

V.

State/Federal Taxes. Whenever Nevada law requires the payment of a sales and/or use
tax, all materials and equipment purchased or rented for this project should be received
10

in Storey County and the value reported as 'county-of-delivery' on the Nevada Dept. of
Taxation form TXR-01.01 'Sales/Use Tax Return'. Proof of appropriate reporting is
required prior to a 'Certificate of Occupancy' being issued. Additionally, when
applicable, the permit holder shall be responsible for reporting and paying all Federal
Motor Fuels and Lubricants taxes.
W.

Emergency Training. The Permit Holder shall provide and/or pay for any and all special
training and/or equipment needed for the Storey County Fire Protection District that is
required due to the operation of the facility, including training to combat petroleum
hydrocarbon fires, foam usage, and applicable chemical type fires. This may include
plugging, diking, air monitoring, Level A response suits or any other item required to
properly and safely respond to the facility. This may also include medical equipment
specifically need for exposure to specific products.

X.

Emergency Response Training. A minimum of one full scale regional response drill will
be hosted by the facility within 6 months of the start of operation and continued once
every three years, or as needed as determined by Storey County, after the initial training
event.

Y.

Fluid Containment. The Permit Holder shall construct containment systems in areas
where chemicals and other types of hazardous materials are being stored or processed
to prevent spills, if any, from entering the environment The containment system shall be
designed and installed to the satisfaction of the Storey County Fire Protection District
and Community Development and Planning Departments. The containment system shall
be capable of holding at least 100 percent of the facility's liquid containers cumulatively,
including fire suppression, fog deluge system for containing releases and foam that may
typically be applied during an emergency event as determined by the Storey County Fire
Protection District. Before operations may commence, a plan containing detailed
specifications on how the operation will adequately contain all hazardous materials
from escaping the facility shall be submitted to the Storey County Fire Protection District
and Community Development Department This plan must conform to NFPA Standards,
Industry Best Management Practices, and International Fire Code. As required, the
Storey County Fire Protection District may use a Licensed Fire Protection Engineer to
consult, validate and review said plan. If this is done all costs shall be borne by the
applicant. Community Development may use industrial hygienist, chemical engineers
and other technical experts to provide review and assist in plan review, inspections and
code analysis.

Z.

Water Connection. The Permit Holder shall provide a Will Serve' letter from Tahoe-Reno
Industrial Center General Improvement District to the Storey County Building
Department for the necessary water to operate the facility that is above and beyond the
Permit Holder's existing and/or planned resources. Alternatively, the Permit Holder shall
provide documentation that the existing well on site and any additional water storage
on site provides adequate water for all identified uses onsite, including fire flow.

AA.

Environmental Monitoring. Before operations commence, the Permit Holder shall
submit to Storey County a copy of the environmental monitoring requirements
11

applicable to the facility under the environmental permits issued for the facility. The
Permit Holder shall include storm water management measures on its site plan which
shall be submitted to Storey County Community Development Department for approval.
Community Development may employ engineers to provide details of this system at the
cost of said engineers being borne by AUECC.
BB.

Incident Reporting. Any release of a hazardous substance meeting the notification
requirements specified in Nevada Administrative Code (NAC) 445A.347 or 445A.34 73 or
any release that has the potential for offsite consequences shall be immediately
reported. Additionally, under Nevada State law, the incident shall be immediately
reported to Storey County Emergency Management, Storey County Fire Protection
District, Building and Planning Departments and the Nevada Division of Environmental
Protection (NDEP) and the Local Emergency Planning Committee (LEPC). The Permit
Holder shall comply with the NDEP's clean-up requirements and provide Storey County
with a copy of NDEP's completion of remediation. All hazardous materials incident
clean-up and response costs shall be borne by the permit holder as part of the issuance
of this special use permit Incidents exceeding a standard first alarm fire will be billed to
the company. If mutual aid is warranted to suppress an incident, those costs shall also
be funded by the company. AUECC shall be required to maintain a 24/7 /365 contract
with third party private clean-up and mitigation companies that are fully equipped,
trained and prepared for responses to their facility. A copy of this contract shall be
submitted to the Storey County Fire Protection District, Planning Department and
Emergency Management.

CC.

Deed Restriction. Upon the close of escrow for the real property being purchased by
Applicant a deed restriction must be recorded with the Storey County Recorder's Office
limiting the future uses on the parcels abutting the parcel being purchased by applicant
which are currently under common ownership to the uses listed in Exhibit C herein.
Storey County is to be identified as an express third-party beneficiary of the deed
restriction with the right to enforce the restriction. The deed restriction is to be
identified as one which runs with the land. The deed restriction may be removed upon
cessation of all activities authorized by this special use permit upon approval of Storey
County.

DD.

Quad-County Hazardous Materials Response Team. The Permit Holder must
demonstrate to the fire district, community development department, and planning
department valid written evidence that the Quad-County Hazardous Materials Response
Team agrees to respond to all-risk incidents, including all types of Hazmat, disaster, and
emergency incidents within the policies of the Quad-County group that may occur on
the subject property and associated with the uses under this special use permit. This
evidence must be provided to said entities before the special use permit becomes
effective. If the Quad-County team at any time notices the Permit Holder, county, or the
fire district that it will no longer respond to such incidents, the permit holder must
contract with another equally or better qualified public or private entity that will
provide such hazmat, disaster, and emergency response to a degree that meets or
exceeds the satisfaction of the county and fire district, and which will be authorized to
provide such services by the Storey County Board of County Commissioners. The
12

agreement must remain in place for the duration of the subject use and throughout the
facility closure period.

8.

EE.

Air Emissions. Air emissions from the facility shall meet the Nevada Division of
Environmental Protection permit requirements. Copies of the annual reports of
environmental quality, necessary to comply with the requirements of the permit issued
by the Bureau of Air Pollution Control, Nevada Division of Environmental Protection
(NDEP) shall be submitted to Storey County Planning Department. In the event that
there is an air discharge in excess of the standards approved by NDEP under the
construction or operating permit, the permit holder shall provide Storey Community
Planning Department a copy of any notice of the event or plan to remediate the event
submitted to NDEP. If the Permit Holder is required by the Bureau of Air Pollution
Control, Nevada Division of Environmental Protection to prepare a report on the event,
the permit holder shall submit a copy of the report to Storey County Planning
Development. There shall be no obnoxious odors released into the air that are a
nuisance to abutting properties.

FF.

Nevada Division of Environmental Protection (NDEP). The Permit Holder shall
demonstrate all required permits from the NDEP have been obtained prior to
commencing the project.

GG.

Security Approval. The Permit Holder shall provide to Storey County a copy of the U.S.
Homeland Security review, recommendations and approval of required and proposed
security measures to be implemented. The project shall comply with all required
security measures at all times.

Public Comment
As of June 9, 2026, Staff has not received any comments from the public.

9.

Power of the Board & Planning Commission
At the conclusion of the hearing, the Planning Commission must take such action thereon as it
deems warranted under the circumstances and announce and record its action by formal
resolution, and such resolution must recite the findings of the Planning Commission upon which
it bases its decision. The decision of the Planning Commission in the matter of granting the
Amended Special Use Permit is advisory only to the Board of County Commissioners and that
governing body must consider the report and recommendation and must make such a decision
thereon as it deems warranted.

10.

Proposed Motions
This section contains two motions from which to choose. The motion for approval is
recommended by staff in accordance with the Findings of Fact under Section 6.A of this report.
Those findings should be made part of the approval motion. A motion for denial may be made
and that motion should cite one or more of the findings shown in Section 6.B. Other findings of
fact determined appropriate by the Planning Commission should be made part of either motion.
13

A.

Recommended motion for approval
In accordance with the recommendation by staff, the Findings of Fact under
Section 6.A of this report, and other findings deemed appropriate by the
Planning Commission, and in compliance with the conditions of approval, I
(planning commissioner), recommend approval of Special Use Permit
Amendment 2017-020-A2-2026 by applicant Asia Union Electronic Chemicals – Reno,
Inc. (AUECC). The applicant requests an amendment to Special Use Permit (SUP)
Number 2017-020-A1-2020 to modify the original Chemical Product List by
adding N-Methylpyrrolidone (nMP) which was not included in the original
Chemical Product List or the amended SUP. The subject property is located at
1400 Waltham Way, APN 004-093-36, McCarran, Storey County, Nevada.

B.

Alternative motion for denial
Against the recommendation by staff, but in accordance with the Findings of
Fact under Section 6.B of this report, and other findings deemed appropriate
by the Planning Commission, I (planning commissioner), recommend denial of
Special Use Permit Amendment 2017-020-A2-2026 by applicant Asia Union Electronic
Chemicals – Reno, Inc. (AUECC). The applicant requests an amendment to Special Use
Permit (SUP) Number 2017-020-A1-2020 to modify the original Chemical Product
List by adding N-Methylpyrrolidone (nMP) which was not included in the
original Chemical Product List or the amended SUP. The subject property is
located at 1400 Waltham Way, APN 004-093-36, McCarran, Storey County,
Nevada.

14

Attachment 1
Amended Exhibit B of SUP 2017-020-A2-2026
Updated Chemical Product List

15

CORRESPONDENCE
Patty Dewey<[email protected]>
planning <[email protected]>

Dear Storey County Planning Commissioners,
I am writing as a resident of Northern Nevada to express serious concerns regarding the
continued approval of large-scale data-center campuses in Storey County.
While these projects are located outside Reno city limits, their impacts are regional. The
electrical load associated with hyperscale data centers places significant strain on NV
Energy’s grid and requires major new investments in generation, substations, and
long-distance transmission lines. These costs do not remain within Storey County — they
are ultimately borne by ratepayers across Northern Nevada, including residents in Reno,
Sparks, and the Tahoe region.
Additionally, large-scale data centers require substantial water resources, cooling
infrastructure, and heavy construction activity. Without transparent disclosures and
environmental review, it is difficult for the public to understand the long-term effects on
regional aquifers, air quality, and infrastructure.
I respectfully request that Storey County:
• Require full disclosure of projected electrical load and cooling methods for all proposed
data-center facilities • Conduct environmental and infrastructure impact studies before
approving additional large-load campuses • Coordinate with regional jurisdictions to ensure
that the costs of new power and water infrastructure are not shifted onto residents outside
Storey County • Consider a temporary pause on new approvals until a comprehensive
regional framework is established
Northern Nevada deserves responsible, transparent planning for projects of this scale. I
urge the Commission to take a cautious and collaborative approach before approving
additional hyperscale data-center developments.
Thank you for your time and consideration.
Sincerely, Patty Dewey Reno, Nevada