Washoe County Planning Commission Meeting - December 2, 2025
Washoe County Planning Commission Meeting
December 2, 2025, 6:00 p.m. | Washoe County Administrative Complex, Commission Chambers, Reno, NV
The Washoe County Planning Commission convened on Tuesday, December 2, 2025, at 6:00 p.m. The meeting included a postponement of the Rock Springs Solar amendment of conditions and the approval of a master plan amendment and regulatory zone amendment for Sunset Ranch. All votes were unanimous.
Consent Calendar
- The agenda was approved as presented, with the exception that Item 7A (Rock Springs Solar) was withdrawn from the consent calendar and moved to a public hearing for postponement.
Public Comments & Testimony
- No public comments were made during the public comment periods.
Discussion Items
- Item 7A – Amendment of Conditions, Case WAC25-0018 (Rock Springs Solar): The applicant, CED Rock Springs Solar LLC, represented by Doug Thornley of Holland & Hart, requested postponement to the February 2025 meeting to address administrative issues. The request was granted unanimously. The item was postponed to be rescheduled in February.
- Item 7B – Master Plan Amendment WMPA25-0004 and Regulatory Zone Amendment WRZA25-0005 (Sunset Ranch): The applicant, Sunset Ranch LLC (represented by Wood Rodgers, Inc.), requested a master plan land use designation change from Rural (R) to Rural Residential (RR) and a regulatory zoning change from General Rural (GR) to Medium Density Rural (MDR) for a ±41.7-acre parcel at 5000 Old US 395 (APN: 055-042-37). The parcel is part of a 578-acre property owned by the Gallant family since 1998. The applicant stated the intent is to create up to four residential lots (approximately 6-19 acres each) for family members.
- Staff (Julee Olander, Senior Planner) presented the proposal, noting the area is surrounded by existing five-acre lots and is outside the Truckee Meadows Service Area, requiring a minimum 5-acre lot size for well and septic. The change from GR to MDR would allow lot sizes as small as 40 acres per Washoe County Code, but state regulations limit development to 5-acre minimums for well/septic. The applicant’s representative added that the proposed zoning matches adjacent properties to the west and south. A neighborhood meeting was held on August 25, 2025, with questions about lot sizes, access, and drainage. No emails or phone calls were received from the 42 notices sent.
Key Outcomes
- Item 7A – Rock Springs Solar: Postponed to February 2025 (unanimous).
- Item 7B – Sunset Ranch Master Plan Amendment: Adopted (unanimous). The Commission adopted the resolution amending the South Valleys Master Plan Land Use Map for the subject parcel from Rural (R) to Rural Residential (RR). The resolution will be certified and submitted to the Washoe County Board of County Commissioners for final approval, subject to a finding of conformance with the Truckee Meadows Regional Plan.
- Item 7B – Sunset Ranch Regulatory Zone Amendment: Recommended for adoption (unanimous). Subject to final approval of the master plan amendment and regional plan conformance, the Commission adopted a resolution recommending the regulatory zone change from General Rural (GR) to Medium Density Rural (MDR) for the same parcel, and authorized the chair to sign the resolution.
- Other: The Director reported that the senior housing code amendment had its first reading at the November 18 County Commission meeting and is scheduled for second reading on December 16; the small housing and infill development code amendment is scheduled for first reading on December 16; and a special use permit (Umison) heard on November 20 has been appealed to a January County Commission hearing.
Meeting Transcript
Recording in progress. All right. It is 6 p.m. on Tuesday, December 2nd. This Washoe County Planning Commission meeting is called to order. Um could we have um the termination of quorum, please? Jim Barnes? Here. Michael Flick. Here. Linda Kennedy. Here. Daniel Lazareski? Here. Kate Nelson. Okay, could you repeat that one more time, please? I'm here. Perfect. Amy Owens, present. Rob Pierce. Present. We have a quorum. Thank you. Ms. Kennedy, would you please lead us in the Pledge of Allegiance? I pledge allegiance to the flag of the United States of America. And to the Republic vote to the same one nation under God. Thank you very much. Could we have the ethics law announcement, please? Thank you. Commissioners are reminded that if with respect to any matter or any person coming before the commission today, you have received a gift or loan, you have a pecuniary interest, you have a commitment in a private capacity, such as family employment, business, or similar relationship, or you provide a representation or counseling before an agency to a person or entity for compensation within the last year on a matter being considered. You're required to disclose that gift loan interest commitment or prior representation at the time the matter is being considered. You must furthermore abstain from deliberation or voting on the matter. If it is clear the gift loan interest commitment or prior representation would materially affect the independence of judgment of a reasonable person. Commissioners are also reminded under the planning commission rules. If you've had any contact outside this meeting with any person interested in a matter coming before the commission today, you need to disclose the nature of that contact at this meeting. With regard to the Zoom instructions, this meeting is being held in the county commission chambers and via Zoom. To attend via Zoom, log into the Zoom webinar using the link found on the agenda. The meeting can also be joined by typing Zoom.us into the computer browser, clicking join a meeting on the Wazoom website and entering meeting ID 842 7265-9406. Alternatively, the meeting can be joined via telephone only by dialing 1669-900-9128, entering the same meeting ID and pressing pound. For those wishing to provide public comment via Zoom, log into the Zoom webinar using the link. Use the raise hand feature during any public comment period. To provide public comment via phone, press star nine to raise your hand and star six to mute or unmute. Thank you. Uh could we have the appeals procedure, please, Mr. Ly? Certainly. Most decisions rendered by the planning commission are appealable to the Board of County Commissioners. If you disagree with the decision of the planning commission and you qualify as an aggrieved person or party, you may appeal in writing within 10 calendar days from the date the decision being appealed is reduced to writing filed with the Secretary of the Planning Commission and mailed to the original applicant in the proceeding being appealed in accordance with Washoe County Code. Please call the planning staff immediately at 775-328-610 for information on the appeal procedure and the application fee.
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