Washoe County Planning Commission Meeting - November 20, 2025

The Washoe County Planning Commission met on Thursday, November 20, 2025, at 6:00 p.m. in the County Commission Chambers and via Zoom. The primary agenda item was a public hearing for Special Use Permit Case WSUP25-0018 (Iveson Ranch), which involved a high-technology industrial use for drone research and testing, a private airstrip, outdoor storage, and a hazardous materials special use permit for explosives testing and storage. After extensive public comment and discussion, the commission voted 5-2 to approve the permit with amended conditions.

Consent Calendar

• Agenda approved unanimously.
• Minutes from the November 4, 2025 meeting approved unanimously.

Public Comments & Testimony

• Evan McQuirk (Nevada Bighorns Unlimited) opposed the permit, citing significant wildlife impacts from noise and drone activity, and stated the impacts were not properly assessed.
• Arlo Stockham (representing Bright Holland Company and affiliates) expressed concerns about flyovers, noise, and groundwater contamination, asking for concrete limitations and monitoring.
• Mike Stewart (Lawson Farm, Gerlach) described his organic alfalfa farm and wildlife corridor, worried about impacts on bighorn sheep, sage grouse, and deer.
• Cheyenne Acevedo (Nevada Department of Wildlife) detailed potential disturbances to mule deer, pronghorn, and sage grouse, recommending seasonal timing restrictions and fire risk safeguards.
• Stephen Lacam (volunteer at Fly Ranch) raised concerns about toxic explosives plumes and water contamination from Cottonwood Creek.
• Robert Warner (Friends of Black Rock High Rock) requested denial or strong conditions including independent sound monitoring, geofencing, and drone flight restrictions over wilderness.
• Ashton Casselli (Coalition for Nevada's Wildlife) opposed the permit, citing decades of wildlife restoration efforts and the threat from noise and fire.
• Larry Johnson (Coalition for Nevada's Wildlife) argued for rejection or heavy conditions, noting wildfire risk and the need for bonding.
• Sev Carlson (attorney for Burning Man Project) proposed four additional conditions agreed upon with the applicant: limit energetics tests to 12 pounds and 375 tests per year; no airplane/drone flights on Sundays except five per year; no testing between sunset and sunrise except FAA-approved nighttime drone testing; and an operations plan to avoid heavy traffic during Burning Man.
• Christy Evans (Gerlach resident, CAB member) supported the permit, emphasizing economic development opportunities, housing, and the applicant's community engagement.
• Mel Belding opposed, questioning fire response capability and water storage in winter.
• Christy Marcese opposed, stating wildlife impacts were not adequately studied and the permit primarily benefits a foreign entity.
• Linda Linton (attorney) argued the detriment outweighs any benefit to Washoe County, citing enforcement challenges and potential expansion.
• Chris Foston (Coalition for Nevada's Wildlife) opposed, citing wildlife disturbance and fire risk.
• Carlos Cardillo (Nevada Center for Applied Research) supported, noting Nevada's FAA-approved UAS test site status and economic potential.
• Marjorie Reynolds (Gerlach property owner) criticized insufficient public notice, questioned noise comparisons, and described drone intrusions over hot springs.
• Bryce Pollock (Coalition for Nevada's Wildlife) echoed wildlife concerns, emphasizing the lack of a defined flight plan.
• George Forbush (Nevada Predator Hunting Association) opposed, citing his bomb technician expertise and warning of wildlife dispersal and fire risk.
• Russell Byerley (Gerlack CAB president) requested clear distinctions between projections and restrictions, noting that SUPs are permanent.
• Elizabeth Gambrell (Gerlach resident) strongly supported, highlighting the cleanup of debris, economic benefits, and the applicant's willingness to negotiate.

Discussion Items

• Staff presentation covered the project location (320 acres, 26 miles north of Gerlach), zoning (General Rural), and the three special use permit components: high-tech industrial (drone testing), private airstrip, and general industrial heavy (explosives testing). Modifications to parking, landscaping, noise, and paving standards were requested due to remoteness. Staff recommended approval with findings of consistency, site suitability, and non-detriment to military installations, and noted conditions from NDOW (timing restrictions for mule deer and pronghorn fawning) and other agencies.
• Applicant presentation emphasized remoteness (2.4 miles from nearest non-Iveson building), noise variance for airstrip (only for takeoff/landing), explosives testing up to 10 pounds (mostly less than one gram), no drone-dropped explosives, and commitment to 10-pound maximum. They agreed to three conditions from Burning Man as read by Mr. Carlson.
• Staff proposed amending conditions: remove BLM condition 2C (duplicate) and move FAA documentation condition from engineering to planning.
• Commissioner Flick raised security concerns about the explosives magazine, asking about on-site security. The applicant described a former police officer as ranch lead, camera system, alarms, and commitment to have at least two trained personnel. Flick expressed concern about making the finding that the permit is not detrimental to public safety.
• Commissioner Nelson asked about wildlife fencing; applicant noted existing barbed wire and willingness to adjust if needed.
• Commissioner Pierce inquired about drone and chase aircraft altitudes. Applicant stated typical flight altitudes 1,000–5,000 feet above ground level (AGL), with the chase aircraft (light sport plane) in visual sight. Flight profiles mostly over the Black Rock playa, avoiding wilderness areas.
• Chair and other commissioners discussed the enforceability of Burning Man conditions. Staff confirmed three conditions could be added: limit tests to five per day, no drone/airplane flights on Sundays (except five per year), and no testing between sunset and sunrise except FAA-approved nighttime drone testing.

Key Outcomes

• Motion by Commissioner Nelson, seconded by Commissioner Owens, to approve the special use permit and recommend the hazardous materials permit to the Board of County Commissioners with amended conditions (as proposed by staff) and inclusion of the three Burning Man conditions (test frequency, Sunday flight restriction, sunset-to-sunrise testing restriction). The motion also included waiving parking, landscaping, noise, and paving standards as requested.
• Vote: 5-2 in favor. Commissioners Flick and Kennedy voted against, with Flick citing the finding that the permit is not detrimental to public health, safety, or welfare, particularly regarding explosives security.
• The approved permit includes all conditions in Exhibit A as amended, and the recommendation to the Board of County Commissioners covers the hazardous materials special use permit.
• Next steps: The decision is appealable to the Board of County Commissioners within 10 calendar days from the date the decision is reduced to writing.