Washoe County Planning Commission Meeting Summary – February 3, 2026

The Washoe County Planning Commission met on Tuesday, February 3, 2026, at 2:00 PM. The meeting included three main agenda items: a consent agenda item for an extension of a solar project permit, a development code amendment to allow multifamily uses in commercial zones (AB 241), and a development code amendment to establish expedited review processes for attainable housing (AB 540). All commissioners were present except Commissioner Kennedy (excused). Public comments were received on the solar project and the multifamily amendment.

Consent Calendar

• Consent Agenda: Approved unanimously. Item was a first extension granted under state law (no further details provided).

Public Comments & Testimony

• Public Comment on Item 8A (Rock Springs Solar Extension): A member of the public (Julie Wardly) expressed concern about road damage from the previous phase of the solar project on Fish Springs Road. She reported that residents and visitors, including herself, have suffered flat tires due to loose rocks and ruts, especially in winter. She asked what measures would be taken to address the traffic impact and road damage, and stated that the first phase had already disrupted the peace and quiet in the area.
• Public Comment on Item 8B (Multifamily in Commercial Zones): Pat Davison (District 5 resident) spoke in support of the concept, noting it could help commercial owners provide housing for employees. He also noted that concern about loss of neighborhood-serving commercial could be addressed through staff review during project approval.
• Public Comment on Item 8C (Expedited Review for Attainable Housing): Pat Davison spoke again, expressing general support for the state mandates and noting that staff had shown awareness of unintended consequences. He specifically supported the expedited review process and prioritization for projects receiving state funds, and welcomed the inclusion of above-median income levels (up to 150% AMI) and the new Nevada Attainable Housing Account.

Discussion Items

• Item 8A – Rock Springs Solar Extension (WAC 25-0018): This item was an amendment of conditions for a special use permit (WSUP 21-001) originally approved May 4, 2021, for a 120-megawatt solar photovoltaic generating facility with an 84-megawatt battery storage system on approximately 660 acres (nine parcels). The amendment (1) extends the deadline to obtain building permits from May 4, 2026, to May 4, 2028 (two years), and (2) removes a 12.25-acre parcel and adds a 1.5-acre parcel to the project. Staff (Julie Olander) reported that delays were due to a threatened condemnation by California Rural Electric Cooperative (2022–2023), requiring potential reconfiguration. 46 public notices were sent; no comments were received from agencies or the public (other than the public comment noted above). The board discussed existing condition 2.J (construction traffic/haul route plan and mitigation), which applies before construction. The motion to approve was initially made and carried, but the chair clarified that findings under Code Section 110.810.35 (natural resources) were also required. After correction, the amended motion (including all five findings under 110.810.30 and three additional findings under 110.810.35) passed unanimously on a revote.
• Item 8B – Multifamily in Commercial Zones (WDCA 25-005): Senior Planner Eric Young presented a development code amendment required by AB 241 to allow multifamily residential uses by right in neighborhood commercial (NC), general commercial (GC), and tourist commercial (TC) zones. The amendment also creates standards for mixed-use development (vertical mixed use). Key provisions:
  • Densities: NC – up to 5 du/ac (existing) or matching high-density suburban (7–9 du/ac) for projects with minimum 25% commercial. GC and TC – 14 du/ac (matching low-density urban).
  • Mixed-Use Standards (proposed): Minimum 80% transparent glass facade on ground floor; minimum 10-foot ground floor ceiling height (90% of floor area); pedestrian/multimodal circulation plan; minimum 80% of ground floor street frontage dedicated to commercial or civic use; minimum 25% commercial square footage; maximum civic use percentage; requirement for municipal water/wastewater.
  • Exclusions: Not applicable in the Tahoe Basin. The board discussed removing the glass, ceiling height, and pedestrian plan requirements (sections D, E, H of 110.403.15) because these are not applied to other commercial or residential development. Chair Lazareski moved to remove D, E, and H and to add a height limit of 35 feet for mixed-use and multifamily in commercial zones, with a special use permit required for heights above 35 feet. The motion passed 5–1. The item will be forwarded to the Board of County Commissioners with this recommendation.
• Item 8C – Expedited Review for Attainable Housing (WDCA 25-012): Senior Planner Kat Oakley presented an amendment required by AB 540. The amendment:
  • Updates definitions: Changes “affordable housing” to “attainable housing,” creating five tiers up to 150% of area median income (AMI). Tier 1–5 affordable housing are for those earning ≤150% AMI, and “attainable housing projects” are those receiving state funding from the Nevada Attainable Housing Account.
  • Creates an expedited administrative review process (no public hearing) for attainable housing projects that would otherwise require a special use permit. Projects must provide proof of state funding. The Director of Planning and Building makes the decision, with public notice and ability to appeal.
  • Establishes a prioritization process for tier 1–5 affordable housing projects (those within income limits but not necessarily receiving state funds). These projects can request a staff liaison to coordinate with partner agencies and expedite review. The board approved the amendment unanimously without modification.

Key Outcomes

• Item 8A (Rock Springs Solar Extension): Approved unanimously (with corrected findings) – extension to May 4, 2028, for building permits, parcel substitution, and no additional conditions.
• Item 8B (Multifamily in Commercial Zones): Approved 5–1 with modifications: removal of specific design standards (transparent glass, minimum ceiling height, pedestrian plan) and addition of a 35-foot height limit with a special use permit for taller buildings. Forwarded to Board of County Commissioners.
• Item 8C (Expedited Review for Attainable Housing): Approved unanimously without modification. Forwarded to Board of County Commissioners.
• Reports: Staff reported that at the January 13, 2026, Board of County Commissioners meeting, the Iveson SUP appeal was upheld, the Iveson code amendment was approved on second reading, and the Sunset Ranch master plan/regulatory zone amendment was approved.
• Adjournment: The meeting adjourned at 7:37 PM.