OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Washoe County Planning Commission Meeting – May 5, 2026

Meeting Portal — Tuesday, May 5, 2026
BodyWashoe County, Nevada
SessionMeeting Portal
DateTuesday, May 5, 2026
StatusFILED
Video Record
0:00 / 1:49:40

Transcript — Verbatim
0:09

Recording in progress.

0:17

It is Tuesday, May 5th, 2026.

0:20

Happy Singer to Mayo.

0:22

I call this meeting of the Washoe County Planning Commission to order.

0:25

Could we have a determination of quorum, please?

0:32

Jim Barnes.

0:33

Here.

0:34

Michael Flick.

0:36

Here.

0:37

Linda Kennedy.

0:42

Is absent.

0:43

Daniel Lazareski.

0:45

Here.

0:46

Kate Nelson.

0:48

Here.

0:49

Amy Owens.

0:50

Present.

0:53

Rob Pierce.

0:54

Present.

0:55

We have a quorum.

0:57

Thank you.

0:57

Would you please join me in the Pledge of Allegiance?

1:22

Thank you.

1:22

Could we have the ethics law announcing?

1:25

Thank you.

1:25

Commissioners are reminded that if with respect to any matter or any person coming before the commission today, you've received a gift alone, you have a pecuniary interest.

1:34

You have a commitment in a private capacity, such as family employment business or similar relationship, or if you've provided representation or counseling before an agency to a person or entity for compensation within the last year on a matter that's being considered, you have an obligation to disclose that gift loan interest commitment or prior representation at the time the matter is being considered.

1:53

You must further abstain from deliberation or voting on the matter if it's clear the gift loan interest commitment or prior representation would materially affect the independence of judgment of a reasonable person.

2:03

Commissioners are also reminded pursuant to planning commission rules.

2:06

If you've had any contact with anyone outside this meeting interested in a matter coming before the commission today, you need to disclose the nature of that contact at the meeting.

2:22

Most decisions rendered by the planning commission are appealable to the Board of County Commissioners.

2:26

If you disagree with the decision of the planning commission and you qualify as an agreed person or party, you may appeal in writing within 10 calendar days from the date that 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.

2:44

Please call the planning staff immediately at 775-328-6100 for information on the appeal procedure and the application fee.

2:56

Do we have any general public comment at this time?

2:59

Yes, we have public comment in chambers.

3:02

We will start with Cliff Lowe, followed by Tammy Holt still.

3:23

Since the last time I spoke to you was uh January 6th of this year, um, which is a date many of you probably will remember.

3:33

Um I was only I was only one of dozens of people who spoke in opposition to this year reflections development on that very long night.

3:44

Um my comments tonight are umfortunately four months late.

3:50

Um after the after you reached your unanimous decision on that night, um like most of the public all the public.

3:58

I left and went out to the parking lot and I went to my car and realized that there was something I wanted to say in closing public comment.

4:05

I rushed back here, but you had understandably wrapped up your business for the night and had adjourned the meeting.

4:14

So my comments are that and I hope I hope they come across as sincere as I as I mean them.

4:22

I thank you for doing that for being on this commission.

4:25

I couldn't do it.

4:27

I've thought about it, thought about a number of things.

4:29

I couldn't do it.

4:30

For one thing, I'm too thin-skinned.

4:33

Um excuse me.

4:39

Sorry about that.

4:40

Um it's it has to be a difficult job.

4:44

In fact, I'm not sure it should be called a job, because I don't think you get paid, and I think people for jobs usually get paid.

4:51

Um it's often unrewarding, but I I also want to thank you, of course, for the decision that you reached.

5:01

Um that that you found you determined that you could not make at least one of the required findings.

5:08

Um that was a topic that many of us spoke about in public comment.

5:13

Unfortunately, the Board of County Commissioners rewarded your decision, as you likely know by reversing it on a vote of three to two.

5:23

And I think it's fair to say that the three at least two of the three who voted to reverse your decision, made their decision based on their relevant reasons, um, and paid little or no attention to the same findings that you were required that they were also required to make.

5:44

And I don't think that they did that.

5:46

I would like to think that you would make the same decision today if you had if you were faced with it again.

5:52

Um I just want to say thank you.

Discussion Breakdown — Share of Meeting
Engineering And Infrastructure███████████████████████23%
Procedural█████████████████17%
Zoning Code Review████████████12%
Environmental Protection█████████9%
Transportation Safety█████████9%
Public Safety███████7%
Water And Wastewater Management███████7%
Public Engagement██████6%
Pending Litigation███3%
Summary of Proceedings

Washoe County Planning Commission Meeting – May 5, 2026

The Washoe County Planning Commission met on Tuesday, May 5, 2026, at 2:00 PM. Commissioners present included Jim Barnes, Michael Flick, Daniel Lazareski, Kate Nelson, Amy Owens, and Rob Pierce; Linda Kennedy was absent. The meeting began with a pledge, ethics disclosures, and general public comment. The Commission then approved the consent agenda and minutes from the April 7 meeting before hearing two public hearing items: a condition amendment for Silverado Village at Eagle Canyon, and a major subdivision and special use permit for the Osage Road area. Both items were approved after discussion.

Consent Calendar

  • The Commission approved the consent agenda as a single package, consisting of two routine items (extensions of time or similar), without any requests to pull items for separate discussion.
  • The minutes from the April 7, 2026 meeting were also approved as written.

Public Comments & Testimony

  • Cliff Lowe (general comment): Thanked the Commission for their difficult work and their earlier unanimous decision to deny the “Year Reflections” development (January 6, 2026). He expressed disappointment that the Board of County Commissioners later reversed that decision on a 3–2 vote, and urged the Commission to make the same finding again if faced with the project.
  • Tammy Holt Still (general comment): Cautioned that when the Planning Commission denies a project and the County Commissioners overturn it without proper findings under NRS, residents lose their ability to seek judicial review. She cited personal experience of being sued by a developer after a similar reversal.
  • Russ Earl (on Item 9B – Osage Road): Opposed the development, stating that the applicant plans to move 92,926 cubic yards of fill and 122,158 cubic yards of cut on 53.22 acres, which he argued would remove 40 acre-feet of water storage and negatively impact surrounding properties and the Silver Knolls community. He warned of increased flood risk, insurance problems, and liability for Washoe County, referencing Reno’s costly experience in Lemon Valley.
  • Tammy Holt Still (on Item 9B): Argued that the development would connect Silver Lake to Swan Lake via the sewer lift station and that removing natural floodplain storage would increase flood risk for everyone. She claimed the developer has not fulfilled past promises and recommended that all developers be required to post performance bonds.
  • Catherine Yarte (on Item 9B): Questioned who would be responsible for maintaining retention ponds long-term if the HOA bylaws are amended, and noted that connecting sidewalks to Red Rock Road is of little value when Red Rock Road lacks sidewalks and is dangerous for pedestrians.
  • Kirk Johnson (via Zoom, on Item 9B): Raised concerns that on-site retention ponds are already full behind his property and that new paving would send water uphill, with emergency overflow directed into an already full pond.

Discussion Items

9A – Amendment of Conditions for Silverado Village at Eagle Canyon (WAC 26-003)

  • The applicant (Silverado Homes Nevada Incorporated) requested to redesignate a 0.81-acre parcel (APN 5320219) from “common open space” to “common area” to allow a private roadway connecting the existing Silverado Village phases 1 and 2 to the proposed Silverado 3 subdivision to the south.
  • The parcel is part of a 21.56-acre senior housing community approved in 2022. Previous amendments changed the age restriction and unit count (from 136 to 134 units). The roadway will be private, maintained by the HOA.
  • Noticing: 45 property owners within 500 feet were notified; no comments were received.
  • The Commission approved the amendment for both the special use permit and the tentative subdivision map with conditions (unanimous votes).

9B – Tentative Subdivision Map (WTM 26-002) and Special Use Permit (WSUP 26-004) for Osage Road Infrastructure

  • The project by Lifestyle Homes TND LLC proposes a 131-lot common open space subdivision on 53.22 acres at 10600, 10100, and 10101 Osage Road, including grading of 122,158 cubic yards of cut and 92,926 cubic yards of fill (major grading). A sewer lift station is also requested.
  • Key features: on-site retention ponds designed to capture 30% more stormwater than existing conditions (per county code), connection of Echo Avenue to Osage Road (providing a second egress), extension of Osage Road (1.41 miles paved), and a sidewalk on the north side of Osage. The developer stated that the retention ponds will be maintained by the HOA.
  • Traffic: The project is estimated to generate 1,270 daily trips, 95 AM peak hour trips, and 127 PM peak hour trips. A Traffic Impact Study was approved. 70% of trips are expected to use Echo Avenue.
  • Public safety: The extension of Echo Avenue will allow Reno Fire Station 9 to respond, reducing emergency response times. The Sheriff’s Office stated staffing levels have not changed in the last three years.
  • Floodplain: The site is partially within FEMA Zone AE. The applicant must obtain a Conditional Letter of Map Revision (CLOMR) prior to grading, and a final LOMR after construction. Staff confirmed that the CLOMR review will evaluate impacts on the entire floodplain.
  • Discrepancy noted: Public commenters and Commissioner Flick highlighted that the Regional Transportation Commission (RTC) 2050 Regional Transportation Plan originally showed widening of Red Rock Road from US 395 to Placerville Drive as a 2026–2030 project, but it has since been reverted to 2035–2050. Staff contacted RTC and confirmed the current window is 2035–2050, but could not verify the earlier timeline. The project’s previous zoning applications relied on the accelerated timeline.
  • Staff recommendation: Approval with conditions, with all 20 findings for the tentative map and 5 findings for the special use permit.

Key Outcomes

  • Approved (Item 9A): Amendment of Conditions for Silverado Village at Eagle Canyon (WAC 26-003) – Unanimous vote (6–0).
  • Approved (Item 9B, tentative map and special use permit): Osage Road Subdivision and Sewer Lift Station – Motion carried with one nay (Commissioner Flick voted opposed; the exact vote count was not clearly recorded as “aye” vs “nay” but described as “the motion carries” after a single nay).
  • Directive: Staff will contact RTC to investigate why the Red Rock Road widening timeline was pushed back from 2026–2030 to 2035–2050 and provide a memo to the Commission.
  • Future agenda: Commissioner Flick expressed interest in discussing code changes that could tie road capacity improvements to development approvals, echoing a public suggestion to make road capacity a required finding.

Meeting Transcript

Recording in progress. It is Tuesday, May 5th, 2026. Happy Singer to Mayo. I call this meeting of the Washoe County Planning Commission to order. Could we have a determination of quorum, please? Jim Barnes. Here. Michael Flick. Here. Linda Kennedy. Is absent. Daniel Lazareski. Here. Kate Nelson. Here. Amy Owens. Present. Rob Pierce. Present. We have a quorum. Thank you. Would you please join me in the Pledge of Allegiance? Thank you. Could we have the ethics law announcing? Thank you. Commissioners are reminded that if with respect to any matter or any person coming before the commission today, you've received a gift alone, you have a pecuniary interest. You have a commitment in a private capacity, such as family employment business or similar relationship, or if you've provided representation or counseling before an agency to a person or entity for compensation within the last year on a matter that's being considered, you have an obligation to disclose that gift loan interest commitment or prior representation at the time the matter is being considered. You must further abstain from deliberation or voting on the matter if it's clear the gift loan interest commitment or prior representation would materially affect the independence of judgment of a reasonable person. Commissioners are also reminded pursuant to planning commission rules. If you've had any contact with anyone outside this meeting interested in a matter coming before the commission today, you need to disclose the nature of that contact at the meeting. 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 agreed person or party, you may appeal in writing within 10 calendar days from the date that 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 775-328-6100 for information on the appeal procedure and the application fee. Do we have any general public comment at this time? Yes, we have public comment in chambers. We will start with Cliff Lowe, followed by Tammy Holt still. Since the last time I spoke to you was uh January 6th of this year, um, which is a date many of you probably will remember. Um I was only I was only one of dozens of people who spoke in opposition to this year reflections development on that very long night. Um my comments tonight are umfortunately four months late. Um after the after you reached your unanimous decision on that night, um like most of the public all the public. I left and went out to the parking lot and I went to my car and realized that there was something I wanted to say in closing public comment. I rushed back here, but you had understandably wrapped up your business for the night and had adjourned the meeting. So my comments are that and I hope I hope they come across as sincere as I as I mean them. I thank you for doing that for being on this commission. I couldn't do it. I've thought about it, thought about a number of things. I couldn't do it. For one thing, I'm too thin-skinned. Um excuse me. Sorry about that.

SUMMARIZED BY OPENPUBLICA AI
TRANSCRIPT VIA PUBLIC VIDEO
openpublica.com