Washoe County Planning Commission Meeting - November 4, 2025

The Washoe County Planning Commission met on Tuesday, November 4, 2025, at 6 p.m. to consider several land use and development code amendments. The meeting included a public hearing on a development code amendment for employee housing in the High Desert area, a comprehensive small housing and infill development package, and a master plan and regulatory zone amendment for a 17.2-acre parcel in Sun Valley. The commission also heard public comments on traffic and housing concerns.

Consent Calendar

• Approval of Agenda: Approved unanimously as written.
• Approval of Minutes (October 7, 2025): Approved as amended, unanimously.

Public Comments & Testimony

• General Public Comment: Mark Newman spoke during general public comment, opposing apartment development in Sun Valley and advocating for more for-sale housing. He cited traffic congestion and asserted that large out-of-state LLCs would benefit from the project.
• Item 8C – Sun Valley 48 LLC: Multiple residents testified in opposition:
  • Carol Burns described Sun Valley as historically rural and argued that additional development would worsen traffic and stress.<br>- Mark Newman repeated his opposition to apartments, urged a cottage development instead, and stated that the county commission often overrides planning commission votes.<br>- Veronica Cortez, a Sun Valley resident and candidate for County Commission District 5, opposed the master plan amendment, citing inadequate traffic studies and a lack of basic services (grocery store, bank). She shared her personal experience with traffic and affordable housing.

Discussion Items

Item 8A – WDCA 25-0010 (Ibison DCA – Employee Housing in High Desert)

• Staff Presentation: Senior Planner Chris Bronzik presented the proposal to amend Washoe County Code to allow permanent employee housing on general rural parcels in the High Desert planning area at densities up to one dwelling unit per 5 acres with a special use permit (currently limited to 1 per 40 acres). The amendment is intended to support remote businesses like ranches and hunting lodges. A public workshop on September 23, 2025, drew six attendees, who expressed support and questions about density and unit remediation.
• Applicant Presentation: Dave Snellgrove (Willman Consulting) noted that the High Desert area is larger than Rhode Island and Delaware combined, making employee housing essential. He emphasized flexibility and reduced vehicle miles traveled.
• Public Comment: Elizabeth Gambrell (Gerlach) spoke in support, noting ranch needs for year-round housing. She also requested a map name correction (Squaw Valley Reservoir to Granite Mountain Reservoir).
• Commission Discussion: Commissioner Owens asked about occupant limits; staff clarified that “dwelling unit” includes bunkhouses and shared accommodations. Commissioner Flick sought clarification on the unit count per acre.
• Motion: Commissioner Pierce moved to approve the amendment, based on all four findings (consistency with master plan, promotes purpose of code, response to change conditions, no adverse effects). Seconded by Commissioner Kennedy. Passed unanimously.

Item 8B – WDCA 25-0008 (Small Housing and Infill Development)

• Staff Presentation: Chris Bronzik detailed a package of amendments to encourage smaller, more affordable housing. Key changes include: increasing ADU size allowance from 50% to 80% of primary dwelling (caps unchanged), increasing cottage court maximum size from 1,000 to 1,200 sq ft, allowing cottage courts on individual parcels, establishing small lot development standards with reduced setbacks, and creating infill development standards for front yard setbacks in designated areas (Verdi, Sun Valley, Wadsworth, Gerlach) and commercial setbacks. Maps showed areas affected.
• Applicant/Public Comment: Dave Snellgrove supported the package, citing affordability issues for young professionals. Pat Davison (District 5 resident) presented statistics: median MDS housing unit size is 1,706 sq ft, while units under 1,200 sq ft are declining. He praised the cottage court individual sale provision and noted the need for smaller units to meet demand for 15,757 new residents over 20 years.
• Commission Discussion: Commissioner Owens asked about infill standards and why the code was being revisited so soon after previous housing amendments. Staff explained that the infill and small lot provisions are new, and the ADU proportionality change responded to public feedback. Commissioner Flick asked about side yard setbacks; staff clarified that residential infill only affects front yards, not side/rear (which remain per zoning).
• Motion: Commissioner Pierce moved to approve the package, based on all four findings. Seconded by Commissioner Owens. Passed unanimously.

Item 8C – WMPA 25-0005 and WRZA 25-0006 (Sun Valley 48 LLC – Master Plan and Zone Change)

• Staff Presentation: Planner Julie O'Lander described the proposal to change 17.2 acres (plus 1.2 acres) from Suburban Residential to Urban Residential (14 acres) and Open Space (4.4 acres), and regulatory zoning from Medium Density Suburban (MDS) to Low Density Urban (LDU) and Open Space. The site is off First and Second Avenues in Sun Valley, sloping west toward Red Hill open space. A previously approved tentative map (2022) for 48 single-family lots was not feasible due to MDS’s 3 units/acre density. The new density (LDU) allows up to 10-14 units/acre, enabling a conceptual 160-unit development. A traffic study showed less than 3% increase in intersection traffic. Water and sewer capacity is available. A neighborhood meeting on August 26, 2025, drew mixed comments (traffic, school impacts, open space access).
• Applicant Presentation: Chris Baker (Manhart Consulting) noted that surrounding projects (e.g., 480 apartments in Reno, multifamily near the school) have already increased density in the area. He argued the proposal aligns with regional planning and qualifies for federal housing funds (qualified census tract). No specific development is proposed at this stage; future approvals (tentative map, special use permit) would be required.
• Commission Discussion: Commissioner Owens disclosed she attended a Sun Valley Citizens Advisory Board meeting where the applicant presented but had no other contact. She opposed the plan due to lack of basic services (grocery, bank) and traffic. Commissioner Pierce supported it, citing walkability, proximity to town, and the traffic study’s findings. Commissioner Flick expressed concern about traffic and lack of coordination with circulation planning. Commissioner Lazareski noted difficulty in making the “desired pattern of growth” finding given the density increase on the periphery.
• Key Votes:
  • Master Plan Amendment (WMPA 25-0005): A motion to deny (by Commissioner Kennedy, seconded by Owens) failed on a voice vote. A subsequent motion to approve (by Pierce, seconded by Nelson) passed 5-2. Roll call: Barnes (yay), Flick (yay), Kennedy (nay), Lazareski (yay – but noted he could not make finding five), Nelson (yay), Owens (nay), Pierce (yay). A two-thirds majority was required; the motion carried.
  • Regulatory Zone Amendment (WRZA 25-0006): A motion to approve (by Pierce, seconded by Flick) passed 4-3. Roll call: Barnes (yay), Flick (yay), Kennedy (nay), Lazareski (nay – could not make finding six), Nelson (yay), Owens (nay), Pierce (yay). The chair initially questioned whether a supermajority was needed, but staff confirmed a simple majority was sufficient, so the motion carried.

Key Outcomes

• WDCA 25-0010 (Ibison DCA): Approved unanimously. The chair was authorized to sign the resolution, and staff will present to the Board of County Commissioners within 60 days.
• WDCA 25-0008 (Small Housing and Infill): Approved unanimously. Same directives for resolution and transmittal to BCC.
• WMPA 25-0005 (Sun Valley Master Plan Amendment): Approved 5-2. The resolution certifying the amendment will be submitted to the BCC.
• WRZA 25-0006 (Sun Valley Zone Change): Approved 4-3. The resolution recommending the zone change will be forwarded to the BCC.
• Future Agenda Items: Commissioner Flick requested a future discussion on the “desired pattern of growth” finding. Staff indicated this will be addressed at a training session in early January 2026.
• Reports: Staff reported that the BCC had adopted several previous planning commission recommendations (Crystal Bay condo DCA, Morengo Springs RZA) and the senior housing code amendments will have a first reading on November 18, 2025.