The Washoe County Board of County Commissioners met on October 27, 2026, at 10:00 a.m. in Reno, Nevada, with Chair Clara Andriola presiding and a quorum present. The meeting included public comment, presentations on veterans services and defensible space, acceptance of donations, approval of a consent calendar and block items, an appointment, a flood-risk program authorization, first readings of two ordinances, and final adoption of a reduced meeting schedule. The meeting adjourned at 11:59 a.m. Consent Calendar - The board unanimously approved the consent calendar. It included approval of minutes and communications; Hawk Fire tax roll changes reducing taxable values by $43,681.61; favorable recommendations on Truckee Meadows Water Authority temporary water-right transfer applications involving 1,480.165 acre-feet and 68.0 acre-feet; assignment of the Rilite development agreement to the City of Reno; personnel reclassifications with no net fiscal impact; a $20,000 RTC Gerlach paratransit agreement; a $27,600.40 Older Americans Act home-delivered meals grant; a $5,000 Reno Aces Foundation grant; donation of a surplus trailer to Truckee Meadows Fire Protection District; a new policy on naming county buildings and donor naming rights; initiation of an amendment to reduce Washoe County Stadium Authority meetings; behavioral health subgrants of $113,381 and $96,042; medical examiner grants of $63,875 and $142,675; and Reno Justice Court conference costs of $4,500. Donations - Item 6.A.1: accepted in-kind donations valued at $5,575 for homeless services. - Item 6.A.2: accepted $6,744.31 in monetary donations to the Senior Services Fund. - Item 6.A.3: accepted $16,460.61 in in-kind donations and $18,320.14 in monetary donations to Child Protective Services. All three donation items were approved unanimously, with Finance directed to make necessary budget amendments. Block Items (10-17) - The board unanimously approved Items 10 through 17 in a single block. The block included: tax roll change requests reducing values by $318,868.70; acknowledgement of a 2026/2027 assessment roll change log with a net increase of $488,690,640 in assessed value; award of the 911 Parr Elevator Modernization base bid to Kone Elevator for $1,348,092 plus a $134,809.20 contingency, for a total not to exceed $1,482,901.20; award of the Sierra Front Trail Construction project to Dirt & Diesel Excavation LLC for $375,000 plus a $50,000 contingency, for a total not to exceed $425,000; approval of Washoe County's participation in the Albertsons opioid settlement with an estimated net allocation of $730,213.54; approval of the Gerlach Artrail Trailhead interlocal agreement with an estimated total project cost of $1,053,000; approval of the Microsoft Office 365 Enterprise Agreement with an annual amount not to exceed $2,141,232.03 and a $514,000 FY27 General Fund contingency; and approval of the Buckhead Capital Management to BCM Fixed Income investment services assignment with an estimated annual cost of $531,000. Public Comments & Testimony - Terry Brooks spoke about social class and discrimination; no action was requested. - Edith Guadarama of Employ NV reported that the first annual Washoe County job fair drew a 44% increase in attendance over similar events, with 115 employers and more than 3,660 available positions. She expressed support for continued partnership. - Jeff Church of RenoTaxRevolt.com accused RTC's Bill Thomas of misleading the board about fuel tax revenues, asserting revenue actually increased 7.9% and grew 62% over 10 years. He challenged officials to prove him wrong. - Nicholas St. John demanded removal of the building metal detector, calling it an unconstitutional suspicionless warrantless search, and demanded commissioners state their allegiance to the U.S. Constitution. - During board announcements, Commissioner Clark placed a statement in the record about candidates using nicknames on ballots, arguing state law requires legal names. Vice Chair Garcia requested a future agenda item on increasing the county stabilization fund, which she noted was created in 1997 and is currently set at $4 million. Chair Andriola reminded the public that early voting ends October 30. Presentations - Nevada Department of Veterans Services Director Mary Devine reported on the first year of the county partnership. Two Veteran Service Officers assisted 830 veterans, generated $2.89 million in annual benefits, and brought $3.43 million in retroactive or one-time payments into the county. County support had been provided through ARPA funds, with continuing funding still being pursued. - Emergency Management Administrator Kelly Echeverria presented on defensible space during Fire Prevention Month. She highlighted a student competition with Washoe County School District and AACT; student Emma Cates designed the winning artwork, now used on banners and the Ready Washoe website. The presentation described three defensible space zones: 0-5 feet ember-resistant, 5-30 feet lean/clean/green, and 30-100+ feet reduced-fuel. Discussion Items - Appointment to the Open Space and Regional Parks Commission: Applicants who spoke included Kim Toulouse, George Jostlin, Elton "Mac" Rossi, Vanessa Vaupel, Adam Bishop, and Sean Sullivan. After a roll-call vote, Kim Toulouse received 5 votes and was appointed unanimously to a full term ending January 19, 2030. - Flood Risk and Debris Flow Assessment Program: Staff requested authority to work more than four hours, approximately 20-30 hours, to begin a countywide program identifying flash-flood and debris-flow risks, mitigation strategies, capital costs, and funding options. The board approved the request unanimously. Commissioner Clark raised concerns about clogged culverts near East Lake Boulevard; staff clarified the program targets high-intensity events exceeding existing stormwater infrastructure capacity, rather than routine stormwater management. - Agritourism Ordinance First Reading: Planning staff presented amendments defining agritourism, renaming produce sales to farm stands, and adjusting parking and landscaping standards. Outreach included 18 survey responses, an 8-person community workshop, and a 6-person virtual meeting. Vice Chair Garcia and Commissioner Hill asked staff to explore allowing limited primitive camping in the high desert. Marnie Benson of Burning Man Project supported the ordinance but requested that limited dry camping be allowed as an accessory use on qualifying general rural properties. The District Attorney advised that adding camping would be a substantive change requiring another first reading or Planning Commission review. The board voted unanimously to refer the ordinance back to the Planning Commission. - Animal-Handling Training Ordinance First Reading: Staff introduced a state-mandated ordinance to comply with Nevada Assembly Bill 418, requiring certain pet-handling businesses to complete approved training every two years. The proposed training is free, online, and limited to four hours, with veterinarians, animal shelters, and qualifying domestic-violence nonprofits exempt. A motion to introduce the ordinance was made and the item was closed; the transcript does not record a separate vote. The ordinance was initially announced as Bill 1965, then corrected to Bill 1964 after the agritourism ordinance was not advanced. - Reduction of BCC Meetings: The board considered the second reading of Ordinance 1770, reducing regular monthly meetings from three to two. Public commenter Brian Wadsworth opposed the reduction, stating commissioners are full-time public officials who should remain accessible. Commissioner Herman also expressed opposition, citing consultant costs and potential for overlong meetings. The ordinance was adopted 3-2. Key Outcomes - Approved all donations, the consent calendar, and Items 10-17 unanimously. - Appointed Kim Toulouse to the Open Space and Regional Parks Commission. - Authorized staff to begin developing the Washoe County Flood Risk and Debris Flow Assessment Program. - Approved the Kone elevator award and Dirt & Diesel Excavation trail award. - Approved participation in the Albertsons opioid settlement with an estimated net county allocation of $730,213.54. - Approved the Microsoft Office 365 agreement and $514,000 FY27 contingency. - Referred the agritourism ordinance to the Planning Commission for consideration of camping amendments. - Introduced the AB 418 animal-handling training ordinance. - Adopted Ordinance 1770 reducing BCC meetings from three to two per month by a 3-2 vote. - Adjourned at 11:59 a.m.
Public Meetings - Washoe County, Nevada
Public Meetings - Washoe County, NevadaThe special concurrent joint meeting of the City of Reno Parks and Recreation Advisory Board, the City of Sparks Park and Recreation Commission, and the Washoe County Open Space and Regional Parks Commission convened on October 26, 2026, at 6:00 p.m. The primary agenda item was a presentation and discussion by Pros Consulting on the feasibility of forming a regional parks, trails, and open space district. The boards reviewed findings, heard public testimony, and discussed the funding framework and next steps. Public Comments & Testimony - Julie Conway, a Washoe County resident and former Reno parks and recreation director, expressed strong support for the initiative, stating the current system is "broken" and offering her expertise from 25 years of experience. - Iris Jalee Papard, Executive Director of One Truckee River, formally conveyed the consensus support of the One Truckee River Partnership Council and Board (representing 188 entities) for the feasibility study and requested investment in the Truckee River Corridor. - Mac Rossi, a former Reno Parks Commission member, supported the district and argued that renters should pay a small fee to contribute to park maintenance. - Sean Sullivan introduced himself as a candidate and expressed interest in further analysis. Discussion Items - Consultant Presentation: Leon Younger and Mike Celito presented their framework and findings. They concluded the park systems are comparably underfunded, residents strongly favor a regional approach, and a unified district is a feasible solution. - Funding Framework: The proposal includes a baseline tax share agreement ($25 million annually from member agencies) plus a voter-approved parcel assessment ($20 million at $8.33 per month per parcel), creating a total budget of $57 million. This would bring per capita funding to $107, in line with national benchmarks. - Questions and Deliberation: - Commissioner Dake questioned the adequacy of the current state statute on development impact fees (NRS 278.4983), which has not been updated since 1973, contributing to a funding deficit. - Commissioner Hill clarified the governance model, stating the district would initially be a dependent government agency with appointed board members. - Commissioner Joel expressed concern that forming the district should not be made entirely contingent on passing the assessment, citing potential efficiencies of a regional approach. - The consultants and Chair Jones emphasized the critical level of deferred maintenance, noting 75% of new funds would likely go to maintaining existing assets. - Commissioner Baker distinguished between the assessment fund (for operations and maintenance) and development impact fees (for new capital construction). Key Outcomes - The boards unanimously approved the meeting agenda for October 26, 2026. - No binding vote was taken on the regional park district proposal. - Chair Jones directed all three boards to agendize this item at their next regular meetings to determine if a formal recommendation should be made to their respective city councils and the county commission. - The consulting team plans to return to the individual commissions in December 2026 or January 2027 to seek a vote on advancing to the service plan development phase. - The meeting was adjourned at 7:21 p.m.
The District Board of Health of Northern Nevada Public Health (NNPH) convened on Thursday, October 22, 2026, at 1:00 PM. Key actions included the adoption of revised dust control regulations, extensive debate on proposed fee increases for Air Quality and Environmental Health programs, approval of the REMSA Community Investment Fund protocol, and unanimous adoption of performance evaluation goals for the District Health Officer. Consent Calendar - The Board unanimously approved the consent calendar, which included: - Approval of the September 24, 2026, draft minutes. - Acceptance of state subawards for the TB Prevention Program ($109,006), ASPR Public Health Preparedness ($471,713 with $47,171 cash match), Rural Health Transformation ($523,807), and the Tobacco Prevention and Control Grant ($264,580). - A service agreement with National Jewish Health for tobacco cessation coaching not to exceed $138,278. - $500 administrative penalties for Zippy Mart, Peavine Construction, and UNR Main Station Farm for uncontested gasoline vapor recovery testing violations. - Acceptance of the 2025 Annual Report as the Solid Waste Management Authority. Public Comments & Testimony - Maria Paz Fernandez, Deputy Chief of Facilities Maintenance and Capital Programs for the Washoe County School District (WCSD), expressed opposition to the proposed fee increases (Item 11). She stated WCSD's annual fees would rise by an estimated $100,000, from approximately $235,000 to $335,000, and requested the board consider waiving fees or phasing in increases. - Dan Morgan, representing the Builders Association of Northern Nevada, requested the board defer action on the fee increases. He argued the proposed 57–97% increases for some services lacked sufficient transparency and documented justification, and requested adequate time for stakeholder evaluation. - No speakers presented during the final public comment period. REMSA Health Monthly Report - Presentation: CEO Barry Duplantis reported 7,334 emergency calls, 4,692 transports, and a 98% patient satisfaction rate in September 2026. Priority 1 average response times were 5:24 (Reno), 5:38 (Sparks), and 8:25 (Washoe County). He noted anticipated call volume increases due to Medicaid changes and discussed dispatch consolidation efforts. - Board Discussion: Board Member Driscoll criticized the 10% late response rate, noting 25 daily calls where fire resources hold scenes and requesting better exemption data. Board Member Brown and Chair Reese challenged the relevance of the 8-minute 59-second standard, emphasizing the need to focus on patient outcomes rather than an archaic industry metric. - Outcome: The report was accepted unanimously. Community Investment Fund Protocol - Presentation: Andrea Esp presented the formal protocol for the REMSA Community Investment Fund, which outlines a review process (EMS Program → Joint Advisory Board → District Health Officer) for eligible expenditures such as car seats, AEDs, and data repositories. - Outcome: The Board unanimously approved the protocol. Chair Reese confirmed the District Health Officer retains final spending authority under board policy. Adoption of Dust Control Regulations – Chapter 040.030 - Presentation: Ben McGollen presented revisions to better define dust control permit processes, add track-out standards, remove archaic dust log requirements for non-permitted sites, and clarify administrative requirements. Board Member Anderson confirmed language was modified so that disputed fees at one site do not delay permits for other projects. - Outcome: The revisions were adopted unanimously. Air Quality and Environmental Health Fee Increases - Presentation: Aaron Dixon presented the Business Impact Statements (BIS) for proposed fee increases. The study by MGT Consulting aimed at achieving full cost recovery. Staff detailed extensive outreach (12,400+ emails, postcards, workshops) but acknowledged stakeholder concerns about the magnitude of the increases. - Board Action: Board Member Anderson moved to approve the Business Impact Statements while directing staff to return to the November meeting with an analysis of a phased implementation approach and to continue addressing stakeholder concerns before the public hearing scheduled for December 17, 2026. The motion passed unanimously. District Health Officer Performance Evaluation Goals - Presentation: Jan Perkins (Raftelis) facilitated the goal-setting process. District Health Officer Chad Kingsley presented seven goals: Staff Communication & Culture, Board Partnership, Leadership Clarity, Workforce & Strategic Plan, Effectiveness & Preparedness, Financial Stability, and Community Health. - Board Feedback: Board Members agreed on the seven goals but emphasized the need for weighting. Driscoll highlighted the strategic plan and accreditation. Reese and Anderson emphasized staff culture, organizational effectiveness, and financial stability. - Outcome: The Board unanimously approved the 2026-2027 goals and outcomes. Staff Reports and Program Updates - Air Quality Management: Reported zero exceedances of ozone/PM standards in September. Noted $180 million in national DERA funding. Burn code season resumes November 1. - Community and Clinical Health Services: Showcased the "Mama Care Kits" program for postpartum support and the upcoming Stillbirth Prevention Conference. Board Member Anderson expressed concern over rising fetal demise rates in Washoe County. - Environmental Health Services: Announced the first positive West Nile virus samples of the season (Sparks area). - Population Health: Dr. Diao reported an early, severe flu season with H1N1 predominant, 12 hospitalizations in the first week of the season, and the first flu-related death of the season (unvaccinated elderly male, 80s). Farewelled Epidemiology Fellow Emily Nelson. - Office of the District Health Officer: Updated on building renovations and installation of a new community mural.
The Western Regional Water Commission (WRWC) and the Northern Nevada Water Planning Commission (NWPC) held a joint meeting on October 22, 2026. Key actions included the unanimous approval of the FY28 priority setting budget, acceptance of the FY26 audited financial statement, and the reappointment of Dr. Mylin Newen to the NWPC. The commissions received a detailed update on the regional wastewater and stormwater feasibility study by Raftelis and an update on the draft Regional Water Management Plan. Outgoing commissioners Naomi Doer and Susan Sievert were honored with resolutions of appreciation. Consent Calendar - Approval of Agendas: The agendas for both the WRWC and NWPC were approved unanimously. - Approval of Minutes: The minutes from the August 19, 2026 WRWC meeting and the October 7, 2026 NWPC meeting were approved unanimously. Public Comments & Testimony - No public comments were made during the designated public comment period. Discussion Items - Reappointment of Dr. Mylin Newen: Staff recommended the reappointment of Dr. Mylin Newen as an NWPC voting public-at-large member. Legal counsel confirmed the act is silent on late reappointments, and reappointing a willing member is standard practice. The reappointment was approved unanimously by both bodies. - FY26 Audited Financial Statement: Seth Macy from Macy & Associates presented the WRWC fiscal year 2026 audit, reporting a clean opinion with no findings. The audit showed the commission's net position increased by $140.2 million, the general fund balance increased by $144,200, and general revenues increased by approximately 43 percent compared to the prior year. The report was accepted unanimously. - Regional Wastewater and Stormwater Feasibility Study (Raftelis Update): Zach Green provided a status update on Phases 1B and 1C. Mr. Green reported that a firm consensus had emerged from stakeholder engagement to study a reorganization under the Truckee Meadows Water Authority (TMWA) for wastewater rather than the status quo. The path for stormwater remains less certain, requiring further study on phasing, governance, and rate structure impact. Commissioners asked about grant funding eligibility and the need for enabling legislation; legal counsel indicated no major new state legislative act would be required to proceed. - FY28 Priority Setting & Draft Budget: Kim Rigdon presented the results of the October 7 NWPC annual priority setting session. Wastewater and effluent management ranked the highest priority. The draft professional services budget for FY28 totals $2.7 million, a decrease from the FY27 budget of $3.1 million. The results and draft budget were accepted unanimously by both commissions. - Regional Water Management Plan Update: An update was given on the public review of the draft plan chapters and a new web-based infographic designed to improve public accessibility. The infographic is coded to be responsive and directly integrated into the WRWC website platform. A commissioner raised a question about language accessibility for the site, which staff agreed to explore further. The plan is scheduled to return to the NWPC in January 2027 for recommendation, followed by a 30-day public comment period and final adoption by the WRWC in March 2027. - Resolutions of Appreciation: Resolutions were adopted unanimously recognizing Commissioner Naomi Doer for 12 years of service representing the City of Reno and Commissioner Susan Sievert for 14 years of service representing the Sun Valley General Improvement District. - Future Meeting Schedule: Staff proposed a new meeting schedule to avoid conflicts. NWPC meetings will be held on the first Monday of each month. WRWC meetings will be held on the second Wednesday, aligned with TMWA. No meetings will be held in June, July, or December. Key Outcomes - Votes and Approvals: - Reappointment of Dr. Mylin Newen (Unanimous) - Acceptance of WRWC FY26 audited financial statement (Unanimous) - Adoption of FY28 priority setting results and draft professional services budget of $2.7 million (Unanimous) - Adoption of Resolution 262 for Naomi Doer and a resolution for Susan Sievert (Unanimous) - Next Steps and Directives: - Raftelis will continue work on Phase 1C of the feasibility study, with an interim report on Phase 1B findings to be issued soon. - The Regional Water Management Plan update is to be presented to the NWPC in January 2027 for recommendation, followed by a 30-day public comment period and final adoption by WRWC in March 2027. - Staff will investigate the feasibility of adding language translation tools to the new water management plan infographic and website. - The new meeting schedule will be adopted, canceling the November and December 2026 meetings for both boards.
The Washoe County Board of County Commissioners met on October 13, 2026 at 10:00 a.m. The meeting included a proclamation, an election update, multiple consent items, first readings of two code enforcement ordinances, a second reading of a development agreement extension, a public hearing on a solar facility amendment, and public comments on various topics. The meeting adjourned at 11:35 a.m. Proclamation - The Board unanimously adopted a proclamation declaring October 2026 as Cybersecurity Awareness Month, recognizing the importance of strong cybersecurity practices and the county’s commitment to protecting digital infrastructure. Technology Services staff were present. Presentation: 2026 General Election Update - Andrew McDonald, Registrar of Voters, provided an update on the November 2026 general election. Key points included: all mail ballots have been mailed; 6,600 ballots were reprinted and delivered on the meeting date; online voter registration remains open until October 20; early voting runs October 17–30 at 18 locations (including six “super centers”); and a new “Don’t Wait Washo” campaign encourages early voting to reduce election-night ballot processing delays. The county will post election results twice daily (by noon and 5:00 p.m.) after Election Day. McDonald noted changes in USPS processing that make it risky to mail ballots on Election Day, and recommended dropping mail ballots by October 30 or voting in person. The presentation was for discussion only; no action was taken. Donations - 7.A.1: Accepted a donation of Rectangular Rapid Flashing Beacon equipment valued at $27,000 from the Caughlin Ranch Homeowners Association for installation at Caughlin Parkway and Plateau Road. County installation cost estimated at $2,420. Approved unanimously. - 7.B.1: Retroactively accepted a donation of 1,000 pre-packaged meals (estimated market value $10,000) from Chartwells and the University of Nevada, Reno, used by CrossRoads, Our Place Campus, and the Washoe County Detention Facility. Approved unanimously. Consent Calendar - The Board approved the Consent Calendar (Items 8.A.1 through 8.J.1) in a single motion, including: - Approval of minutes for August 25 and September 9, 2026. - Roll change requests due to the Bug Fire (cumulative decrease to taxing entities of $17,104.64). - Interlocal agreements for Lake Tahoe water quality projects. - Zero-dollar interlocal with DMV for on-site services at Nevada Cares Campus. - Multiple grant acceptances (Child Death Review, Chafee Foster Care, Title IV-B, In-Home Services, etc.). - Washoe Opioid Abatement and Recovery Fund Public Benefit Recapture Policy. - District Special Fund grants ($10,000 each to Baby’s Bounty and Katie Grace Foundation). - ARPA fund transfer for facility improvements. - Resolution supporting transfer of 771 Southwood Boulevard to Reno Housing Authority for attainable housing. - Approval of Enterprise Agreement with Microsoft (three-year, up to $2,125,511.52 annually). - And other routine contracts, grants, and appointments (Vinita Busse to NTCD, etc.). - The Board also approved a block of Items 10–24 and 26 in a single motion (Items 10 through 24, and Item 26), with Commissioner Hill disclosing her employment with the University of Nevada, Reno (subrecipient on Item 22). Discussion Items - Items 27 and 28 – First Readings of Code Ordinances: - Bill 1962 (Chapter 50): Proposed amendments to clarify definitions of blight, obstruction, public view (including public access easements and trails), and to declare residing in a recreational vehicle in an unauthorized manner a public nuisance. Exceptions exist for disaster victims (6 months to apply for building permit; up to 36 months with active permit). Vice Chair Garcia described real-life hoarding and obstruction issues. Commissioner Herman expressed concern about fire victims living in RVs during rebuilding; staff confirmed exceptions. Commissioner Clark raised concerns about illegal hookups to septic systems and called for proactive inspections. The ordinance was introduced unanimously; second reading set for November 17, 2026. - Bill 1963 (Chapter 125): Proposed amendments to strengthen enforcement, including eliminating the 50% fine discount after the third penalty notice, allowing posting of notices at conspicuous locations (not just front doors), withholding discretionary approvals for properties with unresolved violations, clarifying hearing order outcomes, and authorizing automatic continuing fines after due process is exhausted. An abatement fund provision was removed for later consideration. Staff noted this applies to unincorporated areas and is used by code enforcement, Regional Animal Services, and fire officials. Commissioner Hill requested fine schedule examples at second reading. The ordinance was introduced unanimously; second reading set for November 17, 2026. - Item 29 – Second Reading of Montreux 2000 Development Agreement Extension: Ordinance 1769 was adopted unanimously, extending the deadline for recording the next final map from July 24, 2026 to July 24, 2027, for the Montreux 2000 subdivision (357 lots, 56 remaining). - Item 30 – Public Hearing on Solar Facility Amendment to Truckee Meadows Regional Plan: The Board approved a resolution initiating an amendment to the 2019 Truckee Meadows Regional Plan Map 3 to include a solar electric generating facility (up to 450 MW photovoltaic, 200 MW battery storage, 345 kV substation) on ±1,680 acres in Honey Lake Valley. No public comment was offered. Approved unanimously. Public Comments & Testimony - Terry Brooks: Discussed the importance of eliminating discrimination in voting and upholding constitutional principles. - Nicholas St. John: Challenged the constitutionality of metal detectors at county building entrances, citing Supreme Court cases and demanding removal to protect First and Fourth Amendment rights. - Kimberly Weingartner? (speaker not clearly identified): Represented a nonprofit network serving 475 organizations; reported 145,000 people served annually, 250,000–350,000 pounds of food diverted from landfill, and thanked Commissioner Clark for a $10,000 donation. - Virginia Wiggins (Safe Camp): Alleged retaliation after speaking at a prior meeting, described denial of ADA-accessible shower, removal of medical accommodations, and unsafe conditions at the shelter. She requested action and stated she would continue advocating for homeless residents’ rights. - Sean Sullivan: Criticized automatic license plate reader cameras, citing documented abuse (romantic stalking, wrongful stops), security vulnerabilities (Axon devices), and lack of crime reduction. He asserted the cameras constitute an illegal search and seizure under the Fourth Amendment and called for their removal. - Robert Harrison (IVGID General Manager): Expressed gratitude for county support on senior/disabled transportation transition, Incline Village Skate Park funding, e-bike regulations, and stop sign installation. Reported a reward of $147,000 for information on poisoning of 16 trees at Burnt Cedar Beach. Requested county leadership to address the loss of TARC Connect transportation service, which has negatively impacted residents and visitors. Noted IVGID’s progress toward removal from fiscal watch. Key Outcomes - Proclamation for Cybersecurity Awareness Month adopted unanimously. - Donations accepted unanimously. - Consent Calendar (23 items) and Block (Items 10–24, 26) approved unanimously. - Bill 1962 (Chapter 50 amendments) introduced (first reading) unanimously; second reading set for November 17, 2026. - Bill 1963 (Chapter 125 amendments) introduced (first reading) unanimously; second reading set for November 17, 2026. - Ordinance 1769 (Montreux 2000 development agreement extension) adopted unanimously. - Resolution initiating Truckee Meadows Regional Plan amendment for Honey Lake Valley solar facility approved unanimously. - Items 9 and 25 were pulled from the agenda by County Manager Thomas; Item 9 (Open Space and Regional Parks Commission appointment) will be heard on October 27, 2026. - New appointments announced: Vinita Busse as alternate to NTCD; Dr. Stephanie Woodard as Behavioral Health Administrator. - Meeting adjourned at 11:35 a.m.
The Truckee Meadows Regional Planning Governing Board (RPGB) convened on October 8, 2026. The meeting featured a detailed presentation on data centers by Story County Commissioner Clay Mitchell, a public hearing on a tier amendment, a preview of the FY 2027-28 budget, and the annual evaluation of Executive Director Jeremy Smith. Commissioners also heard extensive public comment regarding data center development and regional planning. Consent Calendar - Agenda: The board voted 5-4 to approve the agenda as amended, which excluded the bundled item 7B (Regional Plan Annual Update) to allow for separate consideration of its components (schools policy, heat island, and mapping changes) at a later meeting. - Minutes: The minutes of the previous meeting were approved unanimously. Public Comments & Testimony - Robin Palmer (Community Advocate): Cited a May Gallup poll finding 70% of Americans opposed to AI data centers. Expressed concern over the trade-off between water and energy consumption in cooling technologies. - Elizabeth Bree Casper (No Desert No Data Nevada): Argued the region lacks power and water resources for proposed projects. Noted only 10% of Story County's planned centers are operational. Requested a presentation from DRI on local environmental impacts before further steps are taken. - Sean Sullivan: Raised fire and explosion hazards from on-site gas generation and LNG transport. Characterized the data center industry as a speculative bubble driven by AI hype, questioning long-term viability and noting risks from stable coins and mass surveillance. - Alison Hartman: Presented public records documenting nitrogen exceedances in groundwater monitoring near the Tahoe Reno Industrial Center (TRIC). Expressed concern over unlined effluent ponds and the quality of drinking water sources for workers in the park. - Laura Fallon (Chemical Engineer, MBA): Stated the climate crisis tipping point has been passed based on accelerating risk factors. Urged the board to consider the ecological costs of rapid development. - Christian Brown (Former Data Center Electrician): Shared firsthand experience building data center facilities, stating he stopped working on them due to long-term environmental concerns and resource impacts. - Later General Comment: Casper reported an agency survey received over 9,000 responses, the majority expressing strict opposition to the data center boom. Sullivan elaborated on AI bubble risks. Hartman concluded with specific critiques of TRIC's regulatory oversight by NGID and TRIGID. Discussion Items - Presentation on Data Center Impacts (Clay Mitchell, Story County Commissioner): Commissioner Mitchell provided an overview of Story County's experience with data centers since 2017. He detailed the approval processes, cooling technologies (new centers use no fresh potable water, relying on dry cooling or recycled effluent), and power constraints (largest campuses planned at 200-250 MW, with 1 MW powering roughly 800 homes). He emphasized regulating impacts rather than project titles. Key Q&A topics included the 3rd place ranking of data center water use in the park, no formal heat studies conducted, and the lack of current decommissioning requirements. Mitchell noted Story County is pursuing a bill to halve data center abatement durations at the state legislature. - Regional Plan Amendment (Item 7C - Ladira Properties): Staff recommended approval of a land designation amendment from Tier 2 to Tier 1 for a site in Reno to allow Suburban Mixed-Use development. The board voted unanimously to adopt the resolution. - Budget Preview for FY 2027-28: Jeremy Smith presented the budget outlook, noting the FY 2025-26 budget outperformed expectations (deficit of $14k vs budgeted $70k). The initial plan for the next budget cycle factors in a 3% cost-of-living adjustment (matching West Region CPI), continued use of interns, and increased legislative engagement costs. The board unanimously directed staff to proceed with developing the budget based on these assumptions. - Executive Director Evaluation: Attorney Jessica Prenti reported Jeremy Smith's overall performance rating fell within the 'Exceeds Expectations' category. Board members provided strong commendations for his leadership on the regional housing strategy, data center research, GIS data, and regional collaboration. The evaluation report was accepted unanimously. Additional Reports & Updates - Washoe County School District (Naomi Dewar): Flagged upcoming board decisions on administrative facility relocation, the old STED elementary site RFP, and school consolidation. - Legal Counsel (Jessica Prenti): 1. Noted an Open Meeting Law complaint against the Regional Planning Commission (RPC) from a May meeting is under investigation by the Attorney General's office. 2. Reported a petition for a writ of mandamus filed by the Pleasant Valley/Steamboat Valley Landowners Association challenging the board's September 11 decision on Sierra Reflections. - Staff Announcements (Jeremy Smith): - The bundled 7B policy will be split into three items (Schools, Heat Island, Housekeeping) for the RPC and return to the RPGB in December. - A draft Data Center report will be published for public feedback in October, with final adoption expected in December. Key Outcomes - Votes: - Agenda (excluding 7B): Passed 5-4. - Ladira Properties Tier Change (7C): Unanimously approved. - Budget Direction (Item D): Unanimously approved. - Executive Director Evaluation (Item E): Unanimously accepted. - Directives & Next Steps: - Staff to develop FY 2027-28 budget based on presented assumptions. - Draft Data Center report to be released for public comment in October; final report targeted for December vote. - Regional Plan update (7B) to be re-introduced as three distinct items in December. - Legal counsel to manage AG investigation and respond to Sierra Reflections writ of mandamus. - Future agendas to include a legislative update and an NDOT presentation as requested by Commissioner Rodriguez.
The Northern Nevada Water Planning Commission (NNWPC) convened on October 7, 2026, at 9:30 a.m. to review the Cold Springs Water Balance Report, accept draft chapters of the 2026-2045 Regional Water Management Plan, and conduct the Fiscal Year 2028 priority setting session. All items were approved unanimously. Consent Calendar - Approval of Agenda: Motion by Commissioner Crump, second by Commissioner Sosa; unanimous. - Approval of Minutes (August 5, 2026): Motion by Commissioner Crump, second by Commissioner Sosa; unanimous. Public Comments & Testimony - No public comments were offered at the beginning or end of the meeting. Discussion Items - Cold Springs Water Balance Report: Dwayne Smith (Washoe County) and Claire Archer (Stantec, hydrogeologist) presented the first predictive scenario—a full build‑out (worst‑case) model for the Cold Springs hydrobasin. The model simulated 40 years (2023‑2063) and found: - Groundwater levels in the deeper aquifer could decline near pumping wells north of White Lake, potentially causing well‑efficiency problems. - Shallow aquifer levels could rise adjacent to the wastewater reclamation facility and south of White Lake due to increased runoff, leading to groundwater mounding at rapid infiltration basins (RIBs) and potential flooding east and south of White Lake. - White Lake stage was predicted to increase by approximately 4.2 feet over 40 years, with maximum stage about 15 years into the simulation. - The perennial yield of the Cold Springs basin was re‑estimated between 1,700 acre‑feet per year (native yield) and 3,600 acre‑feet per year (with maximum capture by strategic pumping). - A separate scenario using recycled water to mitigate undesirable effects is already under development. - 2026‑2045 Regional Water Management Plan – Draft Chapters 2, 7, 9, 10, and Executive Summary: - Kim Rigdon (Program Manager, WRWC) presented the chapters, noting they are near‑final drafts. - Chapter 2 (Regional Water Resources): Updated baseline sustainable resource of approximately 193,997 acre‑feet annually (a slight increase from the August consensus forecast). - Chapter 7 (Growth and Regional Water Outlook): No water supply deficits projected; all wastewater facilities are expected to meet 2045 demands except the Cold Springs Water Reclamation Facility, for which a facility plan is already underway. - Chapter 9 (Infrastructure Investment): Presented by Catherine Hansford. The five‑year capital improvement plan (2026‑2031) is estimated at $1.3 billion (in 2026 dollars), of which 65% is for rehabilitation and 35% for new growth. Water supply accounts for 50% of planned expenditures, wastewater 31%, stormwater and flood control 19%. User fees are not the primary driver of development pace or location. - Chapter 10 (Implementation Priorities): Reorganized around regional issues rather than planning areas, providing flexibility to update priorities without plan amendments. Priority subjects align with legislative requirements and ongoing initiatives. - Executive Summary: Highlights the five‑year implementation framework and the roles of the Water Planning Commission and WRWC. - Fiscal Year 2028 Priority Setting Session: Members ranked 20 existing projects (no new projects were proposed). The top subject was wastewater (regionalization feasibility study), followed by flood control/stormwater conveyance. Total funding needed is approximately $2.7 million, within the FY28 budget estimate. - Future Meeting Dates: Staff proposed moving NNWPC meetings to the first Monday of each month to avoid conflicts with Reno City Council meetings; WRWC meetings would move to the second Wednesday. Confirmation via email was requested. Key Outcomes - Motion to Accept Draft Chapters (2, 7, 9, 10, and Executive Summary): Moved by Commissioner Crump, seconded by Commissioner Inlow. Approved unanimously. Staff directed to post the accepted drafts on the website for public review. - Motion on FY28 Priority Setting: Moved by Commissioner Henderson, seconded by Commissioner Crump. Approved unanimously. Staff directed to evaluate the results and present them to the WRWC at the concurrent meeting on October 22, 2026. - Recognition: Commissioner John Enlow presented Program Manager Kim Rigdon with a five‑year service award from Washoe County.
The Truckee Meadows Fire Protection District Board of Fire Commissioners met on Tuesday, October 6, 2026, at 10:01 AM. Chair Clara Andriola presided, with Vice Chair Mariluz Garcia, Commissioners Alexis Hill and Jeanne Herman present; Commissioner Michael Clark was absent. Fire Chief Richard J. Edwards and Deputy District Attorney Jennifer Gustafson were also present. The meeting included public comments on recent wildfires, a proclamation for Fire Prevention Week, updates on operations and regional dispatch, and approval of the 2027 health benefits program. Consent Calendar - Approved the meeting minutes from September 1, 2026. - Ratified a reimbursement of $168,280 from the Washoe County Other Post-Employment Benefits Trust Fund for retiree health insurance premiums. - Approved the re-classification of one EMS Coordinator position (annual salary range $90,833–$118,060) to an Account Clerk position (annual salary range $60,153–$78,249). All consent items were approved unanimously. Public Comments & Testimony - Sam Hicks (Nevada Team Three) provided an update on the Bull Fire: 1,529 acres, 56% containment, 228 personnel, estimated cost of $4 million, and one RV lost. He noted the west side of the fire is the primary focus for containment and that the fire has little chance of movement until significant rain occurs. - Sandy Tibbet (Horizon Hills resident) criticized the response to the earlier Hawk Fire, alleging delays in deploying air and ground resources. She stated that according to CAD reports, the fire was known to be heading toward Seneca Drive at 12:42 PM, but air support did not arrive until 5:14 PM and fire trucks not until 17:20—four and a half hours later. She claimed homes were destroyed and an 83-year-old resident died after being left alone. She held Chief Edwards and the command structure accountable and called for a full investigation and systemic changes. Discussion Items Fire Prevention Week Proclamation - Fire Marshal Jenny Williamson read the proclamation designating October 4–10, 2026 as Fire Prevention Week, with the theme "Charge into Fire Safety: Safe Charging is Your Superpower." The proclamation urges residents to practice safe charging habits for lithium-ion battery devices. - Approved unanimously. Fire Chief Report - Capital Projects: New engines received and being upfitted; one expected to be displayed at the November meeting. - Washoe Valley Consolidated Fire Station: Chief Edwards met with USDA to explore grant/loan opportunities, but Nevada received no USDA grants this budget cycle. He also met with Senators Cortez Masto and Rosen’s offices to learn about congressional directed spending. - Regional Dispatch: A target date of June 30, 2027 has been set. Meetings on governance and finance are occurring monthly; an architect is evaluating space at Spectrum and possible surplus school sites. A cost-per-call or usage-based formula is being considered for equitable funding. - Emergency Management Training: A joint workshop for elected leaders from Reno, Sparks, and the Tribal community is scheduled for Thursday, January 28, 2027, at 9 AM, facilitated by Jacob Green & Associates. - Octave CAD: 8 blocker cases remain, primarily on the law enforcement side due to their integrated records management system. Chief Edwards noted that progress has been slow but some cases have been resolved recently. - Green Waste Program: Over the weekend, 549 loads of vegetation were collected and 16 dumpsters filled at Silver Lake and East Lake. The next event is October 18 at Lazy Five Regional Park. 2027 Health Benefits Program - HR Manager Carla Arriaga presented: renewal with Kaiser Permanente (formerly Hometown Health) for the same benefit plans (high deductible, PPO national/non-national). Initial renewal increase was 15%, negotiated down to 8%. Total cost to the district is estimated at $2.9 million ($250,000 increase). Dental, vision, life, HSA, and HRA remain unchanged. - One provider (Pinnacle) will be dropped, but employees retain access to all existing providers. Commissioner Garcia expressed concern about possible provider network changes; Arriaga confirmed no immediate changes but acknowledged potential future adjustments. Commissioner Hill suggested the new wellness program could help reduce claims. - Approved unanimously. Key Outcomes - All consent items, the Fire Prevention Week proclamation, and the 2027 Health Benefits Program were approved unanimously (votes: 4-0, with Commissioner Clark absent). - The Board accepted the Fire Chief’s report and noted the upcoming regional dispatch target and emergency management training. - Public comment criticisms regarding the Hawk Fire response will be considered; Chief Edwards did not respond during the meeting. - The next Board meeting is presumed to follow the regular schedule; the Regional Fire Services Study Board meeting is set for October 22, 2026 at 6:30 PM.
The Washoe County Planning Commission met at 6:00 p.m. on Tuesday, October 6, 2026, with Chair Dan Lazaretti presiding. A quorum was present. After opening procedures and an initial public comment period, the commission approved its agenda and prior meeting minutes, then heard three public hearing items. The principal item, the 34-lot Palomino Farms subdivision, drew extensive public opposition from residents, community groups, and a tribal community member, and was ultimately approved on a 4-1 vote. Consent Calendar - The commission approved the agenda as written and the minutes of the September 1, 2026 meeting without substantive discussion. Public Comments & Testimony Initial public comment period (before agenda approval) - Carolyn White, a Warm Springs Rural CAB member and neighbor, opposed the Palomino Farms application, citing basin groundwater overdraft. She stated NDWR estimates the Warm Springs Basin perennial yield at 3,000 acre-feet, current commitments at 8,351.15 acre-feet, and long-term pumping of 4,000-6,000 acre-feet per year. She also cited a county staff report acknowledging that current groundwater dedication requirements are insufficient. - Lori Squartzhoff, a six-year property owner, argued the dedication rate is based on a 4,000 acre-foot perennial yield rather than the recognized 3,000, and commits only 1 acre-foot per domestic well while wells may legally use up to 2 acre-feet annually. - Andy Webb, a resident, said domestic wells grew from about 205 in 1992 to over 770 today, with 1,500+ parcels representing 3,000+ acre-feet of commitments. He said over 400 residents signed a petition urging a moratorium on new subdivisions in Warm Springs until a sustainable water budget is adopted. - Wayne Mortenson raised wastewater and groundwater pollution concerns, including 99,000 pounds of nitrogen in soils beneath the site and the vulnerability of the unconfined aquifer. - David Dudley, a 27-year resident, said 28 percolation tests were required; 10 showed rates over 40 minutes per inch, 9 less than 6 minutes per inch, and only 7 fell in the ideal range, creating septic filtration risks. - Robbie Moen said emergency medical response to Warm Springs is estimated at over 30 minutes in 90% of cases, and sheriff response over 40 minutes, far exceeding national and county standards. - Julie Osborne, a retired firefighter, said Warm Springs is a high fire hazard area, the closest full-time station has a 20+ minute response time, and there is no plan for a full-time station in Warm Springs. - Cindy Bruns said Palomino Valley has no public transit; the nearest RTC service is a 15-minute drive and the proposed subdivision would increase vehicle miles traveled and traffic on Pyramid Highway. - Laura Levin said staff misidentified the schools serving the subdivision; she said students would attend Alice Taylor Elementary, Shaw Middle, and Spanish Springs High School, and detailed overcrowding and inadequate capacity in those schools. - Jan Mortensen said Whiskey Springs Road is a chip-sealed road unsuitable for primary access, and the subdivision would conflict with the Warm Springs SPA development handbook's planned spine road and developer-financing obligations. - Brent Dowell said the application was not updated to reflect preliminary FEMA floodplain revisions placing portions of the site in an AE floodplain. - Scott Hooper said the drainage plan relies on ditches and a retention basin rather than the SPA's planned major drainageways, conflicting with the regional drainage manual. - Brian DeMambro, a 23-year resident, said the site overlaps or is near two critical source water protection areas, including the Ironwood Equestrian Center well across Whiskey Springs Road, yet the application did not evaluate impacts from 34 septic systems. - Linda Waterhouse cited the Carson Wandering Skipper, sage grouse, Lahontan cutthroat trout, and cui-ui, and said the application failed to identify or mitigate impacts to rare and endangered species. - Zane Vaughan said the geotechnical report's fault claims were inaccurate, including that a strand of the Warm Springs Valley Fault lies about 0.3 miles south of the site, and warned of seismic risk for dense development. - Sharon Korn said NV Energy has not confirmed capacity, seasonal fire-safety shutoffs have caused multi-day outages, and the area is vulnerable without backup power for wells. - Karen Gates said the subdivision would degrade the Pyramid Highway scenic corridor, placing 34 homes within 2,000 feet of the highway and a retention pond within 100 feet. - Robin White said the project would harm dark skies, and alleged the applicant's neighborhood meeting summary misrepresented resident concerns about lighting. - Pam Roberts said the SPA's promised infrastructure never materialized and the subdivision would open the floodgates to more development in a flood-prone area. - Mark Sturdevan, in unscripted remarks, said the county would face lawsuits related to the horse facility, irrigation pumping changes, street ownership by the GID, and inadequate funding. He said it would be Lemon Valley all over again. - Faith Johnson, via Zoom, strongly opposed the project, saying it would destroy wildlife habitat she views each morning and that the applicant's mitigation analysis was inadequate. Public comment during the Palomino Farms public hearing - Paul Woods opposed the subdivision as leapfrog urban sprawl, citing traffic, nitrate contamination, and incompatibility with surrounding 40-acre rural parcels; he suggested 10-acre zoning instead. - Britt Giannotti said light pollution from Spanish Springs already affects the valley and the project would further degrade the night sky. - Sally Armstrong said she spent $20,000 to deepen her well and worried more homes would worsen water scarcity. - Stephen Lagreca cited stormwater runoff and groundwater contamination risks from new impervious surfaces; he later returned during final public comment to ask why approval proceeded despite what he called gaps in the review. - Christine Biglieri criticized the lack of infrastructure and the failure of agencies to respond to requests for comment. - Brian Wadsworth, a Pyramid Lake Paiute Tribe member and candidate for Washoe County Commission District 5, said he stood with residents, raised concerns about traffic and highway deterioration, and said he was concerned about the lack of tribal consultation and impacts on groundwater and Pyramid Lake. - Julie Osborne, a retired firefighter, warned that piecemeal development would bypass the SPA's planned public water/sewer and fire protection, and noted that the only two HOAs in the valley had dissolved, raising questions about long-term maintenance of promised HOA amenities. No public comment was offered on the Project Max abandonment or the NV Solar WRX condition amendment. Discussion Items Project Max abandonment (WAB26-0009) - Staff presented a request to abandon approximately 115,036 square feet of a 60-foot-wide public access easement on Reno Park Boulevard to support future industrial development. A replacement access easement has been recorded, the remaining portions of the road will continue to provide access, and 12 adjacent owners were noticed with no responses received. - The commission approved the abandonment with conditions in Exhibit A. NV Solar WRX condition amendment (WAC26-0014 / WSCP26-0008) - Planner Julie O'Lander explained that the amendment adds a condition to the previously approved special use permit prohibiting construction of the solar electric generating facility in the playa area of the parcel, in conformance with Envision Washoe 2040's policy to buffer playas and protect water resources. The condition had not been included in the original staff report. No public comment was received, and the amendment was approved unanimously. Palomino Farms tentative subdivision map (WTM25-0001) - Staff planner Tim Evans presented the request for a 34-lot common open space subdivision on 773.36 acres, with lots from 2.5 to 2.82 acres, approximately 99.9 acres of development area, and approximately 102.76 acres of common open space. Grading would involve about 28,500 cubic yards. Staff noted the maximum theoretical density for the site is 615 lots; the applicant's representative later stated the applicant could have built up to 461 lots, a discrepancy not resolved on the record. - The subject property is in the Warm Springs planning area with multiple zoning districts. Water would be provided by individual wells and wastewater by individual septic systems; Northern Nevada Public Health granted a variance reducing the minimum lot size to 2.5 acres, with a resulting density of one septic system per five acres. - Thirty-five agencies were given notice; six provided conditions. Thirty-seven property owners were noticed; 11 public comments were received, 10 in opposition and 1 in support. A traffic letter projected about 26 a.m. and 34 p.m. peak-hour trips. - Staff recommended approval with conditions, including a revised Exhibit A. New condition 7C requires proof of groundwater right relinquishment at the rates in effect when the final map is considered. County Engineer Dwayne Smith stated Washoe County is updating Warm Springs water dedication requirements and the rate may increase from 2.5 to approximately 5 acre-feet per lot. Staff also recommended deleting conditions 3A through 3G because they were inadvertently written for a community water/sewer system rather than wells and septic systems. - Applicant representative Brooke Oswald said the project would replace irrigated agriculture using about 830 acre-feet per year with 34 homes expected to use about 34 acre-feet per year, plus about 34 acre-feet for irrigation. She highlighted 105 acres of open space, an HOA-maintained trail and roads, private construction of infrastructure, fire breaks, two access points, and a rebuilt Whiskey Springs Road. She said the project meets all findings and accepted staff conditions. - Commissioner Linda Kennedy disclosed she lives in Palomino Valley but outside the noticed area and stated she could make an impartial decision. She later questioned missing information on NV Energy capacity, school capacity, fire prevention, and hydrology. Staff responded that NV Energy declined to comment and the school district did not respond. Commissioner Barnes said he could not make Finding D (availability of services) because public safety response times do not meet county targets, but he voted for approval because the fire and sheriff agencies did not object. - A motion to deny the Palomino Farms application failed for lack of a second. A substitute motion to approve passed on a roll call vote. Key Outcomes - Approved Project Max abandonment case WAB26-0009 with conditions. - Approved NV Solar WRX amendment WAC26-0014 for special use permit WSCP26-0008 unanimously. - Approved Palomino Farms tentative subdivision map WTM25-001 for Palomino Farms LLC, 4-1, with Chair Lazaretti, Commissioner Barnes, Commissioner Nelson, and Commissioner Owens voting yes, and Vice Chair Kennedy voting no. The approval included Exhibit A conditions, deletion of conditions 3A through 3G, and addition of condition 7C. Commissioner Barnes stated on the record that he was unable to make Finding D (availability of services). - The commission requested a future presentation from emergency preparedness staff once the in-process evacuation plan is completed. - Staff reported that the equine code update had been adopted and the heat mitigation plan had been found in conformance with the regional plan. - The appeal procedure was read: decisions are appealable to the Board of County Commissioners in writing within 10 calendar days of the decision being reduced to writing, filed with the planning commission secretary and mailed to the applicant.
The Washoe County Board of Adjustment convened at 9:30 AM on October 1, 2026, and adjourned at 2:10 PM. The board heard one public comment and approved three agenda items: a special use permit for a landscape business with an on-site dwelling, an extension of time for a wall variance, and a variance for a carport encroaching into a front yard setback. All votes were unanimous. Public Comments & Testimony - Chris Swanson (Gerlach business owner) stated that his request for a director’s modification to waive the parking lot paving requirement for his store at 395 Main Street in Gerlach was verbally denied by Trevor Lloyd. He submitted an appeal on September 11, 2026, but the matter was not placed on the current agenda. He expressed frustration about not receiving a list of planning requirements to move forward with his business license application. He requested expedited handling and indicated he would submit future appeals directly to the Board of Adjustment. Discussion Items - Item 8A – WSUP 26-0016 (715 U.S. Highway 395 South): Special Use Permit for a Construction Sales and Services Use with an On-Site Dwelling Unit - Proposed by Fermín Muñoz Acuña for a landscape business. The 0.72-acre site is zoned General Commercial. The project includes a 2,790-square-foot building with a workshop (1,500 sq ft), office (645 sq ft), and a one-bedroom dwelling unit (645 sq ft) above the office. The dwelling is for the applicant’s personal use. Staff noted all required findings were met, 20 agencies were noticed with three providing conditions, and no public comments were received. Board member Peter disclosed that the applicant is his landscape contractor but stated it would not affect his judgment. The board discussed the concept positively. A motion to approve with conditions (Exhibit A) carried unanimously. - Item 8B – WAC26-0013 (515 Rhodes Road): Amendment of Conditions for Wall Variance - Requested by Curtis and Judith Coulter. The variance originally approved on February 5, 2026 (and affirmed by the Board of County Commissioners on April 28, 2026) allowed a 15-foot-8-inch-high wall on the eastern property line. A condition required obtaining a building permit within 120 days (by August 6, 2026), which was not met due to delays in securing an engineering firm. The applicant requested either a 180-day extension (Option 1) or a 120-day extension with permit issuance upon county review (Option 2). Staff supported the request. The applicant’s representative noted that the building permit application had been submitted and requested Option 2 to protect the variance. After discussion, the board approved Option 2, which extends the submission deadline to 240 days from the original variance approval. Motion carried unanimously. - Item 8C – WP VAR 26-004 (759 Geraldine Drive, Incline Village): Variance for Carport in Front Yard Setback - Requested by Justin Bilicki and Brittany Lindell-Bilicki. The property has a 15-foot front yard setback; the proposed carport would extend 12 feet into it, leaving 3 feet. The parcel is constrained by steep slopes, a stream environment zone, an open space easement, and a protected old-growth tree (30-inch diameter). The carport would cover an existing parking space and is elevated approximately 9 feet above the roadway, not affecting sight lines. Staff made all required findings and recommended approval. The applicant’s representative highlighted hazards from falling pine cones and ice. The board found the variance justified and approved with conditions (Exhibit A). Motion carried unanimously. Key Outcomes - Item 8A: Motion to approve WSUP 26-0016 with conditions, all five findings made. Vote: unanimous ayes. - Item 8B: Motion to approve amendment of conditions (Option 2) for WAC26-0013 with conditions, all five findings made. Vote: unanimous ayes. - Item 8C: Motion to approve WP VAR 26-004 with conditions, all five findings made. Vote: unanimous ayes. - The board also approved the October 1, 2026 agenda and the September 3, 2026 draft minutes (with a minor spelling correction). No future agenda items or training updates were finalized; board training will be scheduled later in the year.