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.

Thank you.

Thank you.

Um we all have the agenda for the evening.

Unless anyone has any modifications, can we have a motion to approve?

I think we had one withdrawal, right?

The red rock.

We'll let the applicant uh make that request for delay.

With that one withdrawal, I'll uh recommend to approve as uh written.

Commissioner Owens for a second.

All those in favor?

I'll close.

All right.

Uh we're on to public hearings.

So item 7A.

Okay, this is a amendment of conditions, case number WAC 250018 for Rock Springs.

Um, I believe the applicant is here and would uh like to request a postponement good evening, Mr.

Chair, members of the commission.

My name is Doug Thornley with the law firm No Holland and Hart.

I'm here tonight on behalf of the applicant CED Rock Springs Solar LLC.

Unfortunately, we do need just a couple more months to check a few administrative boxes.

The planning staff has been incredible helping us work through a couple of sticky and sort of tricky issues.

So I do want to express my thanks to them.

But with that, we would like to postpone to the February meeting.

I'm happy to move to postpone this to be rescheduled in February by staff.

So we have a motion and a second.

All those in favor?

Aye.

Any opposed?

Motion carries.

Thank you very much.

We have item 7B.

This is Master Plan Amendment case number WMPA 25004 and regulatory zone amendment case number WRCA 25005 of the Sunset Ranch for hearing discussion and possible action to adopt an amendment to the Washoe County Master Plan South Valley's Master Plan Land Use Map to change the master plan land use designation for a 41.7 acre parcel from rural to rural residential, and if approved, authorize the chair to sign a resolution to this effect.

Any adoption by the planning commission is subject to approval by the Washoe County Board of County Commissioners and a finding of conformance with the Truckee Meadows Regional Plan by the Regional Planning Authorities.

Secondly, subject to the final approval of the associated master plan amendment and a finding of conformance with the Trucking Meadows Regional Plan.

Recommend adoption of an amendment to the South Valley's regulatory zone map to change the regulatory zoning on the same parcel from general rural to medium density rural, and if approved, authorize the chair to sign a resolution to this effect.

Good evening, Julia O'Lander for the record.

So as um Mr.

Lloyd said, this is a master plan and zone change for 41.7 acre parcel in the South Valleys planning area.

And the request is to go on the master plan designation for rural to rural residential, and the regulatory zoning changing from general rule to medium density rule.

This parcel is um located off of old 395.

You can see where it's outlined in blue, and then it's adjacent to Franktown Road also.

The 41-acre parcel is mostly undeveloped agricultural land.

The site is accessed from a local north um from north property boundary via private unpaved road that connects with O395 through the property to the west, which is owned by the applicant.

The site is entirely um fenced with barbed wire fence barb barbed wire for cattle grazing.

Appropriate access easements for any newly created parcel or parcels would be addressed as part of the map entitlement process.

You can see on the left is what the existing master plan is, R, rural, and then on the left is rural rural residential.

And then the same thing for the zoning.

On the left is um what it's currently is, which is GR, and then on the left, I mean the right is um MDR.

The Sunset Ranch properties have been owned by the Gallant family for nearly three decades and include nine adjoining parcels totaling approximately 578 acres.

The applicant states the intent of the subject amendment is to eventually develop a maximum of four parcels through a future mapping entitlement and are intended to serve as future homes for home sites for family members.

The proposed parcel sizes are expected to range from approximately six acres up to 19 acres.

The applicant states that the remaining portion of the Sunset Ranch properties outside of the project site will continue to operate as they currently do.

Envision Washo 2040 master plan states that rule residential uh rule um designation is a land use category intended for remote areas suited for commercial agriculture, extraction, energy production, or rural commerce with residential lots typically over 40 acres.

While the area is rural, it is not necessarily remote and is surrounded by existing five-acre lots to the west and the south.

The proposed rural residential designation better supports the area vision by allowing for large residential lots, small-scale agricultural conservation, and rural commerce, with densities ranging from one acre per one unit per 40 acres to one unit per five acres.

The zoning options under RR also more effectively support these uses than those available under the currently R designation and are more compatible with the surrounding uses and is reflected of for the adjacent residential properties, which are an average of five acres.

So concerning the regulatory zone change from general rule to MDR, although MDR regulatory zone allows a minimum lot size of 40 acres, the location of this property project site outside of Turkey Meadows service area, the TMSA requires a minimum of five acre for development to serve be served by well and septing.

Therefore, appropriate approval of this amendment would allow a maximum of eight potential future parcels.

This includes the extension of existing power and communication services into the project site from adjacent properties.

Water will be provided through the granting of water rights owned by the applicant, and permitted wells for each parcel can be accommodated up on a minimum five acre parcel.

It is anticipated that the future development of five acre minimum parcels will be able to be accommodated, accommodate residential septic and leech fields for each parcel.

Concerning the access traffic and circulation, the intended roadway network will be established via appropriate easements through the future mapping entitlement process.

The site is already capable of accommodating future traffic and is large enough to allow for future development to include separate on site dry vials for egress and ingress and egress for residential development.

Future development of the project site would require additional site improvements, including drainage facilities, and would be evaluated based on the density and intensity of the future development and designed to meet minimum requirements outlined in Washoe County development code.

A neighborhood meeting was held via Gulu Meet on August 25th, and there were questions and comments, including noticing requirements for the neighborhood meeting, purpose of the requested amendment, development potentials, site access, drainage, and the applicant responded that the future lot sizes and compatibility will be addressed as part of the future mapping application with the intent of having a maximum of four parcels, and then questions on how to the process and how to provide comments on this item.

Property owners within 1,300 feet of the site were noticed, and 42 notices were sent out.

No emails or phone calls were received, and a legal notice was placed in the Reno Gazette 10 days before this hearing.

Applicable agency review the application and their comments are included in your staff report, and the um those who had comments excuse me, and are included in your staff report, and the staff can make all the findings as explained in the staff report.

Possible motions can be found on your staff report also.

And the applicant's representative is also available, is here and has a presentation.

And I'm available for any questions.

Thank you very much.

If the applicant's representative would like to make their presentation now.

All right, thank you.

I'm with Wood Otters.

I'm representing the applicant, the Gilmont's and Julie did a really good job on this.

I don't really know if I have too much more to add other than I just would like to restate that this is for the family use.

Um this Sunset Ranch is part of this larger 578 acres that they've owned since 1998.

And so the uh the yellow outline there is the entirety of Sunset Ranch and the blue parcel is the subject parcel.

And you can see that the parcel that's located uh closest to all those homes that are around the same size acreages of what we're kind of looking to accomplish here.

Um, you know, that's why we chose this site for this proposed request.

So zooming in on the site, you can see those size acres of lots to the west and to the south are about what we are looking to do.

And again, um with this master plan amendment and zone change application.

Currently, right now, with the current zoning designation of GR, um we would not be allowed to go to anything less than 40 acres and put a dwelling unit on there.

Um and so through this application, we are proposing the medium density rural, and the whole reason behind that was because that is what is adjacent.

That's the zoning that's adjacent to the west.

And so we're just continuing that into this property.

We're matching the um the surrounding neighborhood to the west as well as to the south, and looking to um to have up to four lots on here.

This would be for the families use.

So just diving into the property a little bit more.

Um there is some FEMA flood zone on there.

Um, however, you know that doesn't that doesn't that something you should should think about for development, but that that doesn't really gonna not gonna limit the size of the the parcels here.

Um and so as Julie said this is outside of the the service area, so even though Washoe County code does allow to go to four um minimum four-acre lots, uh the state regulations would only allow a five-acre lot for if you're being served by Well and Septic.

Um anything else other than um four lots would require tentative map, so we'd have to come uh in front of the planning commission uh requesting a tentative map application uh with the four four lots.

We would just be able to go to um uh parcel map.

So if we did go over four lots, then we'd have to come back here and go through this process with a tentative map.

So um that's really all I had to add.

I will I would be happy to answer any other questions or concerns that you guys have, but that will conclude my presentation.

So thank you.

Thank you so much.

Uh do we have any questions for staff of the applicant from the board?

Uh if not, do we have any public comment on this item?

I have no public comment in chambers or via zoom.

All right.

Uh any discussion.

If not, I'm happy to hear a motion.

Or I can make it.

Uh for the master plan amendment.

I move that after giving a reason consideration to the information contained in the staff report and the information received during the public hearing.

The Washoe County Planning Commission adopt the resolution contained as attachment A of this staff report to amend the master plan as set forth in master plan amendment case number WMPA 25-0004.

Uh, having made at least three of the following, having made all findings in accordance with Washoe County Code section 110.820.15D.

I further move to certify the resolution and the proposed master plan amendments in WMPA 24-25-0004 as set forth in the staff report for submission to the Washoe County Board of County Commissioners and authorize the chair to sign the resolution on behalf of the planning commission.

I second the motion.

All those in favor?

Aye.

Any opposed the motion carries unanimously for the regulatory zone amendment?

I move that after giving reasoned consideration to the information contained in the staff report and the information received during the public hearing.

The planning commission adopted the resolution included as exhibit B recommending adoption of the regulatory zone amendment case number WRZA 25-0005.

Having made all the findings set forth on the Washoe County Code Section 110.821.15.

I further move to certify the resolution and the proposed regulatory zone amendment in WRZA 24-0005 as set forth in the staff report for submission to the Washoe County Board of Commissioners and authorize the chair to sign the resolution on behalf of the Washoe County Planning Commission.

Commissioner Owens per second.

Motion a second.

All those in favor?

Aye.

Aye.

Any opposed the motion carries unanimously.

That brings us to the end of hearings.

Do we have any future agenda items from the board or request for information from staff?

Hearing none, uh, do we have any reports on previous planning commission items?

Mr.

White.

Yeah, I have a few items to report on.

Um the uh the November 18th county commission meeting.

Uh the senior housing code amendment was read into uh the record.

Uh it's scheduled for December 16th for the second reading.

Uh the small housing and infill development code amendment um is scheduled for the December 16th here uh for a first reading.

Umison uh special use permit that was heard by the planning commission in uh on the 20th of November.

That item was uh was appealed.

It will be going to a January County Commission hearing.

Um also uh I did send all of you, all the planning commission a uh a survey.

This was an evacuation study uh survey that was uh being released from the Washoe County Emergency Management.

Just want to give you a heads up that uh that would be in your inbox.

That's all I have.

Thank you very much.

Any updates from legal?

Thank you very much.

Uh do we have any public comment at this time?

No further public comment.

Thank you so much.

We are adjourned.