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All right. It is 6 p.m. September 1st, 2026. I call this meeting of the Washington County Planning Commission to order. Could we have a determination of quorum, please?

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Michael

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Flick, we're doing a roll call, we're

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doing a roll call to establish a corp.

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Here, thank you, Jim.

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Can we speak louder than the bike?

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Here.

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Thank you.

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Kate?

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Dan Nazarethski?

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Here.

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Amy Owens?

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Present.

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Wendy Leonard?

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Here.

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And Linda Kennedy?

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Here.

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We have a corp.

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Thank you very much. Would you please rise and join me in the pledge of allegiance?

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Congratulations to the Prime Minister and the Prime Minister and to the Republic for

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allegiance and one name.

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Can we

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have the Ethics Law announcement, please?

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Yes, commissioners are reminded that if we respect any matter or any person coming before the commission

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today you received a gift to alone. You have a pecuniary interest. You have a commitment

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in a private capacity such as family employment business or similar relationship. Or if you

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have provided representation or counseling before an agency to a person or entity for compensation

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within the last year on a matter before the board tonight, you must disclose that gift loan interest

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commitment or prior representation at the time the matter's being considered. You must further

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more of a stand for deliberation or voting on the matter if it's clear the gift loan interest

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commitment or prior representation would materially affect the independence of

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judgment of a reasonable person.

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Commissioners are also reminded under the Planning Commission rules if you've had any

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contact outside this meeting with any person interested in a matter coming before the Commission

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today.

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You need to disclose the nature of the contact at this meeting.

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Thank you.

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Could we have the appeals procedure?

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Most decisions rendered by the Planning Commission are appealable to the Board of County

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Commissioners.

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If you disagree with the decision of the Planning Commission and you qualify as an

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person or party, you may appeal in writing within 10 calendar days from the date the decision being

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appealed as reduced to writing filed with the Secretary of the Planning Commission and

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mail to the original applicant in the proceeding being appealed in accordance with

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Washoe County code. Please call the planning staff immediately at 775-328-6100 for information

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on the appeal procedure in the application fee. Thank you. Do we have any public comment at this time?

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I have Carolyn White in chambers.

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Please speak your first or last day for the record. Thank you.

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My name is Carolyn White and I'm a resident in Palamino Valley. For the past year, my

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neighbors and I have been working together to ensure that development in our area doesn't negatively impact our community

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or the limited resources we all rely on. Tonight I was prepared to speak to you about the Palamino

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2.5 to 2.82 acre lots at the corner of Whiskey Springs and Pyramid Highway.

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The applicant has requested the hearing be delayed, and so it will be to October 6th.

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That is what we've been told.

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But I had planned to speak, so I thought I would say a few words in interim.

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34 houses may seem trivial compared to a lot of the subdivision proposals that cross your

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desks, but in both proportion and precedent it is significant.

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The 1992 Worms Spring Specific Plan, which created the zoning on which the development application relies remains large land fulfilled today.

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As do the various infrastructure improvements, which were imagined as necessary components of any dense development in our area.

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If approved, Palamina Farms would be Palamina Valley's first subdivision, and would more than double the number of parcels under five acres in our planning area.

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But like the parcel maps that proceed it, it will rely entirely on domestic wells,

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cluster septic systems, and existing PVGID maintained roads.

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It proposes something very different than what the planners and original landowners

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imagined when they came up with the warmstring specific plan,

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and does little to address the community's concerns about water quality and availability,

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traffic, strain to our grid, or emergency response times.

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There are currently another 810 acres of sub-devitable land for sale in the warm spring specific planning area.

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In this application we'll likely...

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Service as a blueprint for future applicants looking to develop in our area. I hope that you will use this delay to carefully weigh the implications of that.

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And to consider the community report my neighbors and I spent the last year compiling.

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County staff have indicated to us that this is the moment in the planning process that the voices of ordinary citizens carry the most weight.

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I hope that's true. I'd also like to invite those of you who aren't familiar with Palamina

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Vidali to come out and see it for yourselves. What you'll find is a rural Vidali,

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whose residents are largely dependent on dirt roads, wells and septic systems, and who regularly

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drive half hour to buy groceries or gas. And who generally chose to live there for exactly

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those reasons. It's also beautiful. Thank you for your time and your consideration.

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and I look forward to speaking to you in October.

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Thank you, is there any further public comment at this time?

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I have no further public comment in chambers.

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I do have a hand raised on Zoom.

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Doug Flaherty, please unmute.

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And, uh, state you for the last name for the record.

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We can't hear you Doug, I see you're unmuted,

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but we can't hear you, so you might be muted on your end.

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For some reason, we can't hear you.

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All the controls look good.

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We're going to go to the next person.

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we'll keep both come back to you after Mr. Vinegar.

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Mark Finer, go ahead and unmute.

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State your first last day.

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Mark Finer, do you want to do a public comment?

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Grab your head, raise.

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Good evening, Jeremy.

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I can hear you just above it.

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Thank you.

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OK, that's seeing, that's seeing.

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All right, my name is Mark.

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Yes, my name is Mark Vinegar.

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Dr. Vainer, I've been a psychiatrist 30 years in rent living at a neighbor of Palamino farms.

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I raise my family here. I practice medicine here.

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And I've made the commute every day.

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Anyway, I'm just an ordinary citizen and when I live out here, there's plenty of nice smelling grass from palamino farms.

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It's rural. There's a brand new Reno events center right there. The ironwood, except.

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And there's a lot of lizards and deer and just beautiful wild out, but the problem is there's no people.

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Okay.

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And I've waited 30 years to have the opportunity to have a people up here.

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Is it psychiatrists?

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It's important for the community, mental health, to populate this area a little bit with regular houses.

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It's not healthy mentally to keep it so rural and isolated when we're only a few miles north.

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If you look at Clark County and what happens how they develop from the south, the cave you could see how far behind

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Wash yoke county and green know is up here in the northern parts and it's beautiful land and it would be very great to have 35 new neighbors and families.

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I don't want to relocate to an apartment in downtown as I retire.

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I want to stay on my 10 acre farm here and have door dash and maybe a little convenient store so I don't have to drive.

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So I'm really in faith. I'm in favor of this development and I really hope you guys do it.

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I pray you approve it. That's all I have to say. Thank you.

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Thank you. I still have Doug Flaherty. Doug, go ahead and unmute and see if it'll work this time.

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Yeah, sorry Doug. I don't even see sound coming.

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So I don't know what's going on, I would think it's something I hear, and so it's just, we just spoke to his

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designer.

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We do have more public comment available later in the meeting. If you'd like to try again,

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try to troubleshoot your issues, but we have to get this point we want.

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So no more public

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I would like to thank the planning department for

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in the community.

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Thank you very much.

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We do have some updates to the agenda.

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Item 9A, the Montrose sur.

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Item 9C, the Enclined Village Waldorf,

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and item 9F, Palamino Farms, or all continue to a future meeting.

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This is Commissioner Kennedy.

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I'd like to make a comment.

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I would like to thank the Planning Department

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for informing the commissioners of the changes in the agenda ahead of time.

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I know that I spend hours preparing for this meeting, and it was very gracious of you to let us know ahead of time that these would be areas that we could skip this month.

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And it was very much appreciated. I hope you continue to do this as things change. Thank you.

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All right, with those amendments,

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any other notes or changes on the agenda, otherwise we have a motion to approve as amended.

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This is Kennedy. I move. We approve as amended.

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All right. We have a motion a second. All those in favor.

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Hi. Hi.

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Any opposed? The motion carries. Thank you.

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We have the minutes from the August 4th meeting, and a notes,

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otherwise do we have a motion to approve.

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Commissioner Kennedy moves to approve the minutes is written.

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Commissioner Owen's first second.

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All those in favor?

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Aye.

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Aye.

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The motion carries. Thank you.

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All right, item 8,

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we recently had a planning commissioner move on from the Planning Commission to potentially bigger and better things, but we have a resolution to read in appreciation of his service.

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Whereas, Rob Pierce has since his appointment to the Planning Commission on July 1, 2022,

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a Ziat large representative North and Shrucky River, been an active and enthusiastic member of the Commission,

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serving the county and its citizens with dedication and distinction.

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Whereas, Rob was very generous with his time and energy.

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You know, he's demonstrated a passion for serving the residents of Washow County,

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whereas Rob rose to serve as the chair of the Washow County Planning Commission

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and provided exemplary leadership to the planning commission by serving as chair for two years.

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Whereas Rob always treated all of his fellow commissioners and staff with the utmost respect.

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Whereas Rob always asked insightful and thoughtful questions was diligent and conscientious and making decisions.

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Whereas Rob stated publicly that throughout his tenure he approached every meeting, every application,

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and every vote with the understanding that decisions have lasting impact on the residents of Washow County.

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This commitment to thoughtful, resident-centered decision-making exemplifies the spirit of public service that wash our county values.

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Whereas Rob was a dedicated planning commissioner. It was very thorough with his reviews and often performed site visits prior to commission meetings to better understand the project in preparation for meetings.

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Whereas Rob volunteered his time in talent to serve two years on the regional planning commission.

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From 2024 to 26, and whereas Rob volunteered his time and talent to serve four years on the

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parcel map review committee from 2022 to 26, whereas Rob in his statement before the planning

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commission on July 14, 2026 described his appointment to the planning commission as one of the greatest

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honors of his life. Now therefore, be it resolved that the Washow County Planning Commission does

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hereby commend Rob Pierce for his extraordinary concern and devotion to the citizens of

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through his service on the Washingtony Planning Commission, the Regional Planning Commission and other Commission appointed boards.

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And be it further resolved that the Washingtony Planning Commission will sorely miss the unique contributions of Rob Pierce and extends Rob its best wishes for a happy and prosperous future.

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Thank you, Rob.

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If it's possible, and Rob, I don't know if you have something to say beforehand, but we would all like to take a photo with Rob if that's possible.

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Yeah, I just want to say thank you. It has been a privilege and honor to be part of this team to learn about county planning, learn how things work.

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And as you all know, I'm running for county commissioner district five. This has given me the knowledge and experience that I need to be a good commissioner should the public point me.

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elect me to that position. So I want to thank you all your all professionals looking forward to

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working with you after this first year. Again, if I win and I would switch you all the best.

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You guys are doing a great job for the county. I'm thank

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you.

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You want me to have a child?

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Yeah.

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For me, do you do?

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All right, here we go.

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Play.

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You know.

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Well, thank you everybody.

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Appreciate it.

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Thanks.

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Thank you.

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Thank you.

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Good.

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Grab.

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All right,

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we're on to public hearings as discussed, 9A is continued, would you announce item 9B, please?

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All right, item 9B is master plan amendment case number WMPA 26003 and regulatory zone amendment case number WRZ826004 and special use permit case number WSEP260013.

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the lemon drive project for hearing discussion and possible action.

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To adopt an amendment of the Washoe County Master Plan, North Valley's Master Plan

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land use map, to change the Master Plan land use designation for three parcels, APNs 552-19002-20-21-21-toddling-9.19-acres from suburban residential to commercial and if approved authorized to chair to sign a resolution to this effect.

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Any adoption of the Planning Commission, by the Planning Commission, is subject to approval

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by the Washington Board of County Commissioners and a finding of conformance with the

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trucking Meadows Regional Plan by the Regional Planning Authorities and subject to final

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approval of the Associated Master Plan Amendment and a finding of conformance with the trucking

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Meadows Regional Plan, recommended adoption of an amendment to the North Valley's regulatory

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zone map to change the regulatory zoning for three parcels, APNs 5521900220220.

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21 from 3.8 acres of load density suburban and 5.37 acres of medium density suburban to neighborhood commercial and if approved authorized the chair to sign a resolution to this effect and

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2 approve a special use permit per Washow County Code 1, 10, 8, 10, 30 as required by Washow County Co. table 1, 10, 30, 203, to 021 for 3 existing residences.

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A 1,857 square foot residence on APN552,19002, a 1,440 square foot residence on APN552,19002, and a 2,880 square

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foot residence on APN552,19021.

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The application is submitted by Ryan Hardt Gold family trust on behalf of Elmer Baskess

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and Nilsa Chavez, and Ryan Hart-Gold family trust.

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The subject properties are located north of the intersection of

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lemon, drive, and buck driving consist of approximately 2.073.3 and 3.8 acres.

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The proposal is being reviewed under development code article 820,

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amendment of master plan, and article 821, amendment of regulatory zone,

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and is situated within Commission District 5 within the boundaries of the

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And this matter is planar to leave a lander.

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I'm good evening Julie, a lander for the record.

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So as Mr. Lloyd explained, this is a master plan amendment changing the suburban residential

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to commercial, the record for rezoning from low-density suburban to neighborhood commercials

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and especially use permit to allow the existing three homes to be remain on the properties.

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So the parcels are located off of lemon drive, apparently, and the paint just to give you

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some orientation.

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And that's all the city of Reno.

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00:21:54,550 --> 00:21:57,310
So this is a pocket of moisture coming into your

226
00:21:57,310 --> 00:21:59,270
jurisdiction, parcels.

227
00:21:59,530 --> 00:22:01,350
And now on the right, you can see the parcel sort of

228
00:22:01,350 --> 00:22:02,070
close up.

229
00:22:06,690 --> 00:22:09,450
The three houses on the properties are owned by the applicant,

230
00:22:09,670 --> 00:22:11,690
and they want to remain, have them remain there

231
00:22:11,690 --> 00:22:15,710
until the properties are developed by any, to a commercial use.

232
00:22:16,090 --> 00:22:19,290
The Silver State canals were located one of the parcels

233
00:22:19,290 --> 00:22:20,790
at 600 lemon drive.

234
00:22:20,950 --> 00:22:22,190
It is now closed.

235
00:22:22,950 --> 00:22:24,770
There are commercial uses to the south

236
00:22:24,770 --> 00:22:31,390
and to the residential uses are to the north and the east, and then Lemon Dr. Drive, which is a major arterial

237
00:22:31,390 --> 00:22:37,610
is located to the west. Lemon, drive the states as subdivision is the residential development

238
00:22:37,610 --> 00:22:45,390
that is located to the north. And here's showing the master plan, request changing, see,

239
00:22:45,530 --> 00:22:50,410
where it's orange still on the left-hand side, and then on the right-hand side it would be red,

240
00:22:50,410 --> 00:22:53,290
which is commercial, master plan, designation.

241
00:22:55,130 --> 00:22:56,790
And then here's the RCA request.

242
00:22:56,910 --> 00:23:01,870
Again, it's showing on the left the existing

243
00:23:01,870 --> 00:23:04,910
and then on the right it would all become neighborhood commercial.

244
00:23:05,690 --> 00:23:07,810
I'm not sure why that parcel is white.

245
00:23:07,970 --> 00:23:09,950
It should be pink, I apologize for that.

246
00:23:12,430 --> 00:23:13,850
Here's a view of the parcels.

247
00:23:13,990 --> 00:23:16,450
You can see the division between the subdivision

248
00:23:16,450 --> 00:23:17,970
that's to the north of this.

249
00:23:18,190 --> 00:23:21,470
These parcels, there's a fence, there's a drainage way,

250
00:23:21,470 --> 00:23:22,870
and then there's a bit of a slope.

251
00:23:23,650 --> 00:23:25,350
And then looking towards the east,

252
00:23:27,150 --> 00:23:30,390
there's some distinct hillsides over there.

253
00:23:30,570 --> 00:23:33,430
So there's some definition there that needs

254
00:23:33,430 --> 00:23:37,790
that just showing that there's open space in that direction.

255
00:23:40,980 --> 00:23:44,520
The change of the master plan is to allow

256
00:23:44,520 --> 00:23:47,360
to commercial would allow the regulatory zoning

257
00:23:47,360 --> 00:23:48,380
of neighborhood commercial.

258
00:23:48,600 --> 00:23:51,180
That's the reason they need both of these steps to be taken.

259
00:23:51,180 --> 00:23:56,060
and according to the applicant, the owners have joined this

260
00:23:56,060 --> 00:24:02,260
zone assembly as they are at the point of feeling squeezed out, given the surrounding area

261
00:24:02,260 --> 00:24:08,220
has been part of land use change and intensity changes to a more commercial character.

262
00:24:09,300 --> 00:24:21,160
The area has been developed as I pointed out to commercial uses to the south and then

263
00:24:21,160 --> 00:24:26,380
should use permit process a little bit. There are those three houses existing on each individual

264
00:24:26,380 --> 00:24:32,040
parcels I've listed there with the square footage and per wash or county code a few proposed

265
00:24:32,040 --> 00:24:40,120
to change the zoning to NC neighborhood commercial, especially as required. So in the situation

266
00:24:40,120 --> 00:24:45,680
they have to have the special use permit to be approved also to be able to remain in those houses.

267
00:24:46,500 --> 00:24:52,920
And then, as development occurs, the applicant will sell the properties and then move from the

268
00:24:52,920 --> 00:24:53,660
dislocation.

269
00:24:57,240 --> 00:24:59,700
Water on the site will be provided by trucking by just water.

270
00:25:00,000 --> 00:25:18,440
And then Sue will be provided by Washow County. The site is located off of Lemon Drive as I pointed out, and has direct access to 395. There is no proposed development yet, and so at that time when the development comes in, traffic will be assessed to meet Washow County code requirements.

271
00:25:18,440 --> 00:25:24,440
Trucking Meadows Fire Station 44 will provide fire and emergency services to the site.

272
00:25:27,100 --> 00:25:30,700
A neighborhood meeting was held on April 21st.

273
00:25:31,500 --> 00:25:33,200
There were three people at the meeting.

274
00:25:33,740 --> 00:25:34,780
One was the applicant.

275
00:25:36,520 --> 00:25:38,020
One was the applicant's representative.

276
00:25:38,820 --> 00:25:41,380
And the one person there had no significant comments.

277
00:25:42,020 --> 00:25:47,260
They seem to think that commercial located at this area was a reasonable choice.

278
00:25:47,260 --> 00:25:51,120
and so they didn't really bring up any real concerns.

279
00:25:54,840 --> 00:26:00,000
Approximately a thousand property ones within a thousand feet of the site were noticed.

280
00:26:00,180 --> 00:26:01,340
That was six or three notices.

281
00:26:01,920 --> 00:26:07,040
I did not receive any emails or phone calls and a legal ad was placed in the Reno Gazette.

282
00:26:10,700 --> 00:26:14,860
Various agencies review the application and their comments are included in the staff report.

283
00:26:15,720 --> 00:26:17,900
Again, this is a master plan zone change.

284
00:26:17,900 --> 00:26:22,700
Those, there's no, they can't provide conditions for that.

285
00:26:22,800 --> 00:26:27,040
And when I reached out to the individual agencies about the special use permit,

286
00:26:27,200 --> 00:26:32,360
which usually has conditions of approval on it, because these are existing homes with the understanding

287
00:26:32,360 --> 00:26:37,600
that they will be removed once commercial development occurs at that site.

288
00:26:37,660 --> 00:26:42,080
They didn't have any other comments or conditions for those that special use permit either.

289
00:26:45,310 --> 00:26:49,370
I have a possible motion staff desk recommend approval for these three items.

290
00:26:49,370 --> 00:26:52,170
and the motion can be found in my staff report.

291
00:26:52,590 --> 00:26:56,630
I'm available for any questions and the applicants representative is available.

292
00:26:56,930 --> 00:27:00,770
He has a presentation which he will present by Zoom online.

293
00:27:06,820 --> 00:27:08,480
Excuse me, John, I just never mind.

294
00:27:08,720 --> 00:27:08,960
He accepted.

295
00:27:19,240 --> 00:27:20,540
Thank you, Julie, for the introduction.

296
00:27:21,800 --> 00:27:23,080
Commissioners, can you hear me? Okay.

297
00:27:24,480 --> 00:27:24,780
Yes.

298
00:27:25,600 --> 00:27:26,160
Thank you.

299
00:27:27,000 --> 00:27:28,440
Chair Lazare Rashi.

300
00:27:29,860 --> 00:27:32,820
Commissioners, my name is John Crompoticum with KLS planning.

301
00:27:32,820 --> 00:27:38,940
I've been working with the property owners representing them since they decided to

302
00:27:38,940 --> 00:27:40,900
move forward with this land use change.

303
00:27:43,600 --> 00:27:43,820
Let's see.

304
00:27:43,920 --> 00:27:45,740
I need to share my screen at this point.

305
00:27:45,920 --> 00:27:46,720
Is that correct?

306
00:27:47,340 --> 00:27:48,080
I believe it.

307
00:27:48,100 --> 00:27:48,360
Correct.

308
00:27:50,000 --> 00:27:50,340
Okay.

309
00:27:51,380 --> 00:27:58,100
I don't want to assume anything because there's so many potential glitches in the.

310
00:27:58,340 --> 00:28:01,960
Remot these virtual presentations so bear with me.

311
00:28:02,100 --> 00:28:04,000
Please let me know if you can see that.

312
00:28:05,950 --> 00:28:14,590
We can see that. We can see it. Okay. Thank you very much and I also appreciate the opportunity to do.

313
00:28:14,610 --> 00:28:21,290
I had a one month vacation at the Tahoe with my wife scheduled, excuse me, a one week vacation schedule a year ago.

314
00:28:21,570 --> 00:28:26,990
So I appreciate the opportunity to present remotely. I disclose it to staff and share that same with you.

315
00:28:27,910 --> 00:28:32,310
Some of this is similar to the slides to what is a land or share.

316
00:28:32,310 --> 00:28:33,770
So I'm going to zoom through them quickly.

317
00:28:33,970 --> 00:28:39,030
The summary stuff, she already did a fine introduction on and just the last bullet point there

318
00:28:39,030 --> 00:28:44,090
is that at this time, this is light and use and the specialty use permit with the outer

319
00:28:44,090 --> 00:28:45,170
project yet.

320
00:28:47,030 --> 00:28:50,390
Here's a little different perspective on what's going on around the site, which is largely

321
00:28:50,390 --> 00:28:51,810
driving this request.

322
00:28:52,850 --> 00:28:57,570
The owners of Silver State canals closed two years ago.

323
00:28:57,790 --> 00:29:00,290
They operated for about 40 years.

324
00:29:00,290 --> 00:29:07,450
And Carolyn Gaul, who ran that operation, made it super clear to me that they were sort of,

325
00:29:07,450 --> 00:29:10,810
when we heard the term in the introduction squeezed out, that's what's going on.

326
00:29:10,910 --> 00:29:12,290
It's built up around them.

327
00:29:12,490 --> 00:29:15,330
There's obviously a cluster to the south.

328
00:29:16,170 --> 00:29:20,970
Jason to the site that's all commercial and then surrounding a great deal of commercial intensity.

329
00:29:21,630 --> 00:29:26,170
And then there's that for rent product to the north and then open space on the east.

330
00:29:26,170 --> 00:29:34,450
So, it was an opportunity to look at the shape of the parcel and the collection, excuse me, of the applicant, the application area,

331
00:29:36,530 --> 00:29:51,110
the three parcels, it's thought out such that they have enough real estate and a cohesive collection of parcels there to make something from a planning and development perspective. I think there's an opportunity there.

332
00:29:51,110 --> 00:29:57,530
There is existing LDS and MDS going to NC in the zoning.

333
00:29:58,410 --> 00:29:59,970
There is suburban reference.

334
00:30:00,000 --> 00:30:17,680
As an initial and commercial corresponding, in the exact same way with the master plan. So there you go, existing proposed zoning, master plan, existing proposed, then you have that collection of commercial parcels adjacent to commercial.

335
00:30:18,280 --> 00:30:24,100
One in touch on this, I think it was a key issue when we met with staff in our pre-application and our plan review process.

336
00:30:24,100 --> 00:30:30,880
Wanted to make sure we're doing a responsible job with the North Buffer the one in satellite view at the top of the half the top half of the page

337
00:30:30,880 --> 00:30:37,340
You can see that what we have to work with is a very foot buffer to existing a wall and a decline

338
00:30:37,340 --> 00:30:40,980
There's a depression to the residences to the north

339
00:30:40,980 --> 00:30:49,500
So we're confident we can and more precise development planning get a good handle on making sure that there's compatibility there

340
00:30:50,220 --> 00:30:56,180
similar on the east. It happens to be GR and open space with because of the rock outcropping.

341
00:30:56,780 --> 00:31:04,300
As you see in the image on the top half of the page and then as it's truly pointed out,

342
00:31:04,680 --> 00:31:09,920
there's a perspective of it. It's a big rock outcropping just across the property.

343
00:31:10,620 --> 00:31:14,760
So no real adjacency issues. There's what we're really trying to show.

344
00:31:15,620 --> 00:31:23,800
There's the list of property owners that we noticed for the community hearing, and as staff pointed out, I said,

345
00:31:23,920 --> 00:31:28,780
one attendee, it was said she said three, she's correct, because I didn't include myself,

346
00:31:29,100 --> 00:31:40,760
but the one person was actually favorable to this request because thought it would be more commercial and retail services to serve the residents of North Valley's.

347
00:31:41,380 --> 00:31:48,220
And there's our notice that we did, so that is all I have, glad to answer any questions.

348
00:31:48,540 --> 00:31:58,420
We are certainly in agreement with the staff for Portas Residen, Reswritten, first time in my career that I've seen a special use permit that didn't have a condition.

349
00:31:58,480 --> 00:32:00,440
That's a unique thing, so it's a good thing.

350
00:32:01,160 --> 00:32:06,980
So thank you for your time. I'm here for any questions or any further consideration you might have.

351
00:32:07,300 --> 00:32:08,540
Thank you.

352
00:32:08,540 --> 00:32:16,000
Thank you very much, Mr. Compotic. Do we have any questions from the board or staff or the applicant's representative?

353
00:32:19,640 --> 00:32:22,040
Do we have any public comment on this item?

354
00:32:22,620 --> 00:32:27,100
I have no public comment in chambers by do you have a hand raised on Zoom?

355
00:32:27,900 --> 00:32:30,820
Katherine, your RT, please state your first last day for the record.

356
00:32:33,080 --> 00:32:33,680
Can you hear me?

357
00:32:33,960 --> 00:32:34,420
Yes.

358
00:32:35,600 --> 00:32:39,860
Okay. Katherine, your RT for the record. Also for the record, I was the one attendee.

359
00:32:39,860 --> 00:32:43,020
At the meeting, I am fully in support of this change.

360
00:32:43,760 --> 00:32:45,100
I'm very familiar with the area.

361
00:32:45,400 --> 00:32:48,940
I actually, my first job at 16 was at Silver State kennels.

362
00:32:49,940 --> 00:32:53,060
So I've been familiar with this area for a very long time.

363
00:32:54,020 --> 00:32:57,780
I completely agree with everything that was presented that it is very squeezed out.

364
00:32:57,900 --> 00:33:02,440
There's no logic to keeping that as a larger property for individual use,

365
00:33:02,680 --> 00:33:09,300
making this a commercial property as a very logical next transition for these

366
00:33:09,300 --> 00:33:11,640
based on the development that's happened around it.

367
00:33:11,640 --> 00:33:13,140
I also stated during that meeting,

368
00:33:13,160 --> 00:33:16,380
if I could, we have a magic wand and choose what the development is,

369
00:33:16,660 --> 00:33:19,140
I would love to see some like affordable senior housing,

370
00:33:19,920 --> 00:33:22,180
just because it's so close to public transportation,

371
00:33:23,000 --> 00:33:24,720
but just getting like some small shops

372
00:33:24,720 --> 00:33:28,720
where we can get some locally owned businesses in there

373
00:33:28,720 --> 00:33:32,240
and restaurants and support local business

374
00:33:32,240 --> 00:33:35,660
for residents in Le Men Valley and in the North Valley

375
00:33:35,660 --> 00:33:38,120
to be able to give back to their communities.

376
00:33:38,120 --> 00:33:43,660
it's a great spot for it and I like it said I think it's a fantastic transition if the

377
00:33:43,660 --> 00:33:50,060
seeing is how the homeowners are on board with that and I fully as a community member and

378
00:33:51,480 --> 00:33:59,520
former resident of that area, fully support and back this project and I really hope that the board

379
00:33:59,520 --> 00:34:04,320
will see fit to approve it as it stands. So that's all I have. Thank you.

380
00:34:09,120 --> 00:34:10,600
No further public comment.

381
00:34:12,940 --> 00:34:16,400
All right. Thank you. Any discussion from the board?

382
00:34:16,940 --> 00:34:22,180
Yes, I'm Commissioner Leonard. The timing of this coming on the heels of the Hawke

383
00:34:22,180 --> 00:34:29,380
Fire when 42,000 residents were under evacuation orders and thousands of them were trapped in

384
00:34:29,380 --> 00:34:34,320
traffic in that immediate area for hours. They could not get out.

385
00:34:35,080 --> 00:34:44,580
I think that I could support this after a time that we hear from our emergency services on

386
00:34:44,580 --> 00:34:51,320
how they are going to provide updates to alleviate the traffic concerns with evacuation

387
00:34:51,320 --> 00:34:52,880
resources in our area.

388
00:34:54,220 --> 00:34:58,780
And on the heels of that, I would move to continue agenda item 9B Master Plan Amendment

389
00:34:58,780 --> 00:34:59,920
case number of WMP.

390
00:35:00,000 --> 00:35:13,720
2, 6, 0, 0, 0, 3, regulatory is on amendment case number, WR, VA26004, special use permit case number WSUP260013 lemon drive to a future meeting.

391
00:35:13,940 --> 00:35:20,860
New earlier than 60 days to provide adequate time for updated emergency preparedness planning and evaluation for this area of concern.

392
00:35:21,480 --> 00:35:29,900
The additional time will allow appropriate coordination, review of emergency response capabilities and consideration of any measures necessary to protect the public health safety.

393
00:35:31,500 --> 00:35:42,960
All right. Well, I hadn't called for motions yet, but no worries. Were there any other comments from the board before we address that motion?

394
00:35:46,330 --> 00:35:50,730
Okay. We have a motion. Do we have any seconds for that motion?

395
00:35:56,300 --> 00:35:58,660
Hearing no seconds, the motion does not pass.

396
00:36:02,330 --> 00:36:05,290
Do we have other motions?

397
00:36:07,660 --> 00:36:19,380
Kennedy moves. Can you hear me? Yes, glad window. Okay, Kennedy moves that after giving

398
00:36:19,380 --> 00:36:25,660
reason, consideration to the information contained in the staff report and information

399
00:36:25,660 --> 00:36:31,080
received during the public hearing, the Washoe County Planning Commission adopted

400
00:36:31,080 --> 00:36:38,960
resolution contained at attachment A of the staff report to amend the master plan and set

401
00:36:38,960 --> 00:36:49,540
forth in master plan amendment case number WMP826-003 having made at least three of the following

402
00:36:49,540 --> 00:37:04,260
five findings in accordance with wash-o-comic code section 110.82015D and 110208.45. I'm just going to indicate

403
00:37:04,260 --> 00:37:13,280
the titles. One is consistency with master plan. Two is compatible. Land uses three is response

404
00:37:13,280 --> 00:37:23,240
to change conditions for is availability of facilities and five is desired pattern of growth

405
00:37:23,760 --> 00:37:31,760
and north value areas plan finding section 110 that 208.45.

406
00:37:36,220 --> 00:37:37,660
Do we have a second?

407
00:37:40,090 --> 00:37:42,110
Mr. Nelson, second.

408
00:37:43,170 --> 00:37:44,490
All those in favour?

409
00:37:44,630 --> 00:37:45,150
Aye.

410
00:37:45,270 --> 00:37:45,630
Aye.

411
00:37:46,490 --> 00:37:47,150
Any opposed?

412
00:37:48,030 --> 00:37:48,270
Aye.

413
00:37:51,040 --> 00:37:51,520
Thank you.

414
00:37:53,140 --> 00:37:53,500
All right.

415
00:37:54,020 --> 00:37:56,160
I will draw further regulatory zone amendment.

416
00:37:57,500 --> 00:38:07,040
I move that after giving reason consideration to the information contained in the staff report and the information received during the public hearing the planning commission adopt the resolution included as attachment B.

417
00:38:07,040 --> 00:38:21,040
We're recommending adoption in the regulatory zone amendment, case number WRZ-A26-004, having made all the findings in according to the Welsh or county code section 110.821.15D.

418
00:38:21,840 --> 00:38:24,180
I further move to sort of by the resolution.

419
00:38:25,460 --> 00:38:35,680
As said in the staff report, for submission to the Welsh or county board of commissioners and authorize the chair to sign the resolution on behalf of the Welsh or county planning commission.

420
00:38:38,110 --> 00:38:40,430
Mr. Nelson II?

421
00:38:41,350 --> 00:38:42,410
All those in favor.

422
00:38:42,790 --> 00:38:43,430
Hi.

423
00:38:43,850 --> 00:38:43,970
Hi.

424
00:38:44,450 --> 00:38:44,630
Hi.

425
00:38:45,030 --> 00:38:45,590
Any opposed?

426
00:38:46,170 --> 00:38:46,390
No.

427
00:38:49,640 --> 00:38:50,060
All right.

428
00:38:50,820 --> 00:38:52,660
And as to the special use,

429
00:38:52,960 --> 00:38:55,520
I move that after giving reason consideration to the information

430
00:38:55,520 --> 00:38:58,800
contained in the staff report and information received during the public hearing

431
00:38:58,800 --> 00:39:02,600
the Washer County Board of Adjustment,

432
00:39:03,560 --> 00:39:06,680
Washer County Board of Planning Commission,

433
00:39:06,680 --> 00:39:14,160
Approved, especially as per my case number WSUP 26-0013 for

434
00:39:14,160 --> 00:39:19,640
our Umar Vaskas, Nelsa Chavez and Ryan Hargol, family trust having made all five

435
00:39:19,640 --> 00:39:25,240
findings in accordance with Washer County Code section 110.810.30.

436
00:39:28,500 --> 00:39:29,900
Mr. Nelsa little second.

437
00:39:30,960 --> 00:39:31,740
All those in favor?

438
00:39:32,780 --> 00:39:33,120
Hi.

439
00:39:34,540 --> 00:39:34,820
Any opposed?

440
00:39:35,160 --> 00:39:35,440
No.

441
00:39:37,320 --> 00:39:38,020
Thank you.

442
00:39:38,020 --> 00:39:42,700
That brings us to the end of item 9B.

443
00:39:43,560 --> 00:39:45,360
9C is continued.

444
00:39:47,180 --> 00:39:49,440
Would you announce item 9D, please?

445
00:39:50,280 --> 00:39:51,580
This is Master Plan of Amendment.

446
00:39:52,300 --> 00:39:57,780
Case number W, MPA, 26002, and regulatory zone

447
00:39:57,780 --> 00:39:59,540
amendment case number W R

448
00:40:02,360 --> 00:40:08,740
I'm reading the wrong one. I do apologize. Is that the right one?

449
00:40:10,490 --> 00:40:12,470
Well, my code of amendment, WDC-A20.

450
00:40:12,470 --> 00:40:15,630
No, I'm sorry. I was, I jumped ahead.

451
00:40:16,490 --> 00:40:27,390
I'll back up. This is, this is case number W-A website. This is case number W-D-C-A26004.

452
00:40:27,390 --> 00:40:33,470
for agriterism. For hearing discussion and possible action to initiate an amendment and approve

453
00:40:33,470 --> 00:40:41,950
a resolution to amend washable county code chapter 1-10 within articles 302-304-342-410 and

454
00:40:41,950 --> 00:40:48,490
for 12. The proposed amendments would make the following changes to define agriterism as a new

455
00:40:48,490 --> 00:40:56,610
use type under agricultural use types. Add agriterism to table 1-10-302-05.5 and establish the

456
00:40:56,610 --> 00:41:01,130
applicable permitting requirements for regulatory by regulatory zone.

457
00:41:01,630 --> 00:41:12,190
Rename the produce sales use type to farm stands, allow farm stands by right in the rural regulatory zones of LDS, LDS2, GC, and NC.

458
00:41:12,650 --> 00:41:16,830
Modified the definition of farm stand in Article 304.

459
00:41:16,830 --> 00:41:22,990
update article 342 to add sections establishing development and operational standards for

460
00:41:22,990 --> 00:41:28,870
agracherism, farm stands, and structures used for farm stands. Establish parking standards for

461
00:41:28,870 --> 00:41:35,550
agracherism, and farm stands in article 410, parking and loading. Exempt agracherism uses

462
00:41:35,550 --> 00:41:41,670
from article 412 landscaping, and all matters necessarily connected there with and pertaining

463
00:41:41,670 --> 00:41:47,910
there too. The proposal has been reviewed under Development Code Article 818, amendment of Development

464
00:41:47,910 --> 00:41:52,810
Code and is applicable to all districts. If the proposed amendments are initiated, the Planning

465
00:41:52,810 --> 00:41:56,590
Commission may recommend approval of the proposed ordinance as submitted recommended approval

466
00:41:56,590 --> 00:42:01,790
with modifications based on input and discussion at the public hearing or recommend denial. If

467
00:42:01,790 --> 00:42:06,870
approval is recommended, the Planning Commission is asked to authorize the chair to sign a resolution

468
00:42:06,870 --> 00:42:08,050
to that effect.

469
00:42:08,530 --> 00:42:12,790
So representing Washow County in this matter is as planner and show in Burtetto.

470
00:42:21,380 --> 00:42:25,100
The item before you is the presentation for the Agritorism ordinance.

471
00:42:29,470 --> 00:42:34,850
Starting off with some background, the Agritorism code amendments were prioritized by the Board

472
00:42:34,850 --> 00:42:36,050
of County Commissioners.

473
00:42:36,530 --> 00:42:42,130
This was in response to public feedback regarding challenges encountered by farmers and ranchers

474
00:42:42,130 --> 00:42:46,130
interested in starting agritorism businesses and farm stands.

475
00:42:46,130 --> 00:42:54,950
We heard that there was a desire to diversify income streams, provide education to the community and connected customers directly to growers and producers.

476
00:42:56,150 --> 00:43:00,510
And just so that everyone's on the same page when we say agritourism, what do we mean by that?

477
00:43:00,710 --> 00:43:09,770
Well, agritourism businesses can take many different forms, but it's essentially a business where visitors are coming to a working farm or ranch for education and enjoyment.

478
00:43:09,770 --> 00:43:15,370
use is include educational workshops, tours, and eupict operations.

479
00:43:19,130 --> 00:43:20,010
This is a look at our

480
00:43:20,010 --> 00:43:25,750
process for drafting these amendments, starting in October 2025. That's when this was

481
00:43:25,750 --> 00:43:32,290
prioritized by the BCC and we started our initial brainstorming. In spring 2026 we had

482
00:43:32,290 --> 00:43:38,070
phase one of outreach which included one on one stakeholder meetings. We circulated a public

483
00:43:38,070 --> 00:43:43,610
survey and had 18 responses, and we hosted an in-person community workshop with eight attendees.

484
00:43:44,970 --> 00:43:49,790
After that, the summer, based on feedback, we created our first draft of these amendments,

485
00:43:50,030 --> 00:43:53,750
and we coordinated with other departments, including building and the health department.

486
00:43:55,330 --> 00:43:59,130
And then later, the summer was phase two of our outreach, where we brought those amendments

487
00:43:59,130 --> 00:44:04,710
back to the public. We had another survey. We requested feedback from some of those initial stakeholders,

488
00:44:04,710 --> 00:44:08,050
and we hosted a virtual neighborhood meeting with six attendees.

489
00:44:09,190 --> 00:44:11,010
We incorporated some more of that feedback,

490
00:44:11,390 --> 00:44:13,910
and that brings us to where we are right now,

491
00:44:14,110 --> 00:44:16,730
which is the fall for adoption of the revised draft.

492
00:44:20,980 --> 00:44:23,700
And before I go into an overview of those amendments,

493
00:44:24,240 --> 00:44:26,620
I wanted to touch on what it currently looks like

494
00:44:26,620 --> 00:44:28,340
in the Water County Development Code.

495
00:44:28,840 --> 00:44:31,900
So right now, there is no definition for agritourism.

496
00:44:32,060 --> 00:44:34,620
So if somebody is wanting to start this type of business,

497
00:44:35,180 --> 00:44:36,860
they have to do a bit of a hodgepodge

498
00:44:36,860 --> 00:44:39,460
of other agricultural and commercial use types.

499
00:44:39,860 --> 00:44:41,100
And this is going to trigger things

500
00:44:41,100 --> 00:44:43,840
like the commercial parking and landscaping standards.

501
00:44:45,200 --> 00:44:47,900
For selling produce, we do have a use type called

502
00:44:47,900 --> 00:44:48,800
produce sales.

503
00:44:49,180 --> 00:44:52,240
It's allowed with a special use permit in several zones.

504
00:44:52,480 --> 00:44:55,800
But as you know, a special use permit is a link to your review process.

505
00:44:55,860 --> 00:44:58,120
It requires a public hearing process.

506
00:44:58,120 --> 00:44:59,980
Produce sales is allowed.

507
00:45:00,000 --> 00:45:16,000
Currently in the general rule zones with a minimum of 40 acres. And then the definition is very narrow. It specifies that a produce sales business can only sell produce grown by the seller. So we wanted to broaden that definition, based on what we heard from the needs of the community.

508
00:45:19,740 --> 00:45:28,720
The proposed changes to start off for agrochorism. We are proposing adding a definition for agrochorism businesses under agricultural use types.

509
00:45:28,720 --> 00:45:37,440
A key part of that definition is that agritours and businesses are secondary and supplemental to a primary agricultural use.

510
00:45:37,900 --> 00:45:42,240
And then, as I mentioned, typical uses are those workshops, tours, you pick businesses.

511
00:45:43,460 --> 00:45:48,800
For farm stands, we are changing the name of produce sales to farm stands.

512
00:45:49,080 --> 00:45:53,380
It's more descriptive of what's actually intended under that use type and awards confusion.

513
00:45:53,380 --> 00:46:04,720
And we also revised the definition to allow for the sale of value added goods that would be somebody being able to create something from these wax that is produced on their farm.

514
00:46:05,800 --> 00:46:11,720
And then also the minimum loss size required is being reduced from that 40 acres to 35,000 square feet.

515
00:46:15,360 --> 00:46:21,000
This is a look at the use table where agritourism and farm stand businesses would be allowed by right.

516
00:46:21,000 --> 00:46:27,060
That's the A, and then A are is an administrative review, which is an internal review process,

517
00:46:27,440 --> 00:46:31,040
where we would make sure it's appropriate use type for that regulatory zone.

518
00:46:36,870 --> 00:46:39,030
Other amendments include Article 342.

519
00:46:39,650 --> 00:46:43,470
This is where we set these standards for agrotourism and farm stands.

520
00:46:44,010 --> 00:46:50,710
Under agrotourism, a wash of county business license needs to be obtained for both the primary agricultural use and agrotourism.

521
00:46:50,710 --> 00:46:58,290
We set limits to the hours of operations 7 a.m. to 9 p.m. and it allows for the use of portable bathrooms,

522
00:46:59,050 --> 00:47:03,030
which is important as many of these areas are in rural rural areas.

523
00:47:03,730 --> 00:47:08,470
And then for farm stands, it establishes a loud structure size based on loud size,

524
00:47:08,790 --> 00:47:14,150
allows for temporary structures to be used as farm stands with provision that they are moved out of view and not in use.

525
00:47:14,150 --> 00:47:21,070
And it curves out a bathroom exemption for temporary farm stands that are open for less than four hours a day.

526
00:47:25,480 --> 00:47:34,320
Other amendments include Article 410, which establishes parking requirements of one parking space per employee during peak employment shift and a minimum of two spaces.

527
00:47:34,720 --> 00:47:37,080
That's for both agatourism and farm stand businesses.

528
00:47:37,760 --> 00:47:42,180
Article 412 exempts agatourism and farm stands from the landscaping requirements.

529
00:47:42,180 --> 00:47:55,100
And then Article 304, this is pretty minor, but it adds seedlings to the definition of crop production use type to allow for the sale of seedlings without being considered a full-blown retailer wholesale nursery.

530
00:47:58,900 --> 00:48:04,860
And now we do recognize that there are still going to be challenges for somebody who wants to start one of these businesses.

531
00:48:05,760 --> 00:48:12,200
One of those challenges is that utilizing existing structures like a barn, if you wanted to convert that into a classroom.

532
00:48:12,200 --> 00:48:15,780
that does require modifications to meet the building code.

533
00:48:16,560 --> 00:48:22,040
And then camping and overnight visitors would still be considered a different use type.

534
00:48:22,080 --> 00:48:23,800
We already have that established in the code.

535
00:48:23,940 --> 00:48:27,100
It might be considered a commercial campground, a bed and breakfast,

536
00:48:27,660 --> 00:48:28,880
maybe even a short-term rental.

537
00:48:29,340 --> 00:48:31,940
So that could be done in conjunction with this,

538
00:48:32,040 --> 00:48:35,660
but it will require those standards to be met.

539
00:48:36,440 --> 00:48:39,840
And then large events like festivals are not included in agritourism.

540
00:48:39,840 --> 00:48:44,100
that would still need to go through the special event permit process, which includes things like

541
00:48:44,100 --> 00:48:49,900
notifying the neighbors and a more extensive review of the impacts. And then if approved

542
00:48:49,900 --> 00:48:56,020
staff plans on creating a agro-tourism guide and implementation guide to help people through this process.

543
00:48:59,560 --> 00:49:02,240
And without we do provide a possible motion of approval

544
00:49:06,400 --> 00:49:09,060
and I'm available for questions and I'm here

545
00:49:09,060 --> 00:49:11,700
with my colleague Chris Sue co-authored the staff report.

546
00:49:14,460 --> 00:49:16,700
Thank you so much, any questions from the

547
00:49:16,700 --> 00:49:18,660
for staff at this time?

548
00:49:22,200 --> 00:49:25,940
Do we have public comment on this item? I have a hand

549
00:49:25,940 --> 00:49:29,780
breeze on Zoom. Catherine, you're a team. Please unmute. State your first

550
00:49:29,780 --> 00:49:34,800
last day for the record. Well again Catherine, you're a team for the record. I

551
00:49:34,800 --> 00:49:38,360
just want to thank staff for working so hard on this. This came up during the

552
00:49:38,360 --> 00:49:42,340
equine code amendment quite a few times that I was pretty heavily involved in.

553
00:49:43,860 --> 00:49:49,240
And it's it's a very valuable use. People are wanting to do these types of things when I

554
00:49:49,240 --> 00:49:56,100
reached out to during the equipment process. I learned there's no definition for beekeeping in

555
00:49:56,100 --> 00:49:59,980
the code and so people are looking for ways to be able to...

556
00:50:00,000 --> 00:50:07,500
You do these side businesses and to share their homegrown products and to do it within a legal framework

557
00:50:07,500 --> 00:50:12,620
of the county. I just want to thank staff so much for listening to the feedback that was given

558
00:50:12,620 --> 00:50:18,000
during the meetings and creating a very workable model that people can follow so that we can

559
00:50:18,000 --> 00:50:25,760
continue to support these home-based and agricultural-based businesses that really lean into the

560
00:50:25,760 --> 00:50:30,640
history of Nevada and some of the just the great things that this area can provide and we've

561
00:50:30,640 --> 00:50:35,180
really moved away from that farm-to-table field and this is a great way to bring that back and

562
00:50:35,180 --> 00:50:40,220
and I hope that that will help to continue this industry for this region. So I just want to say thank

563
00:50:40,220 --> 00:50:44,980
you. It's a great plan and I look forward to you all approving it hopefully. So thank you.

564
00:50:50,130 --> 00:50:56,070
I have no further public comment. Thank you so much. I would also like to thank staff for

565
00:50:56,070 --> 00:51:03,050
coming forward with a proposal to amend our code in a way that legalizes stuff that's

566
00:51:03,050 --> 00:51:09,170
already happening, does it without a whole bunch of burden to the community members who

567
00:51:09,170 --> 00:51:21,550
are doing beneficial things that people like and pay for and create a nice community.

568
00:51:21,550 --> 00:51:29,290
We don't have to make everything totally bureaucratic.

569
00:51:29,850 --> 00:51:31,310
That's my only comment on that.

570
00:51:31,610 --> 00:51:34,390
Any further comment from the board on this item?

571
00:51:34,750 --> 00:51:35,370
Discussion?

572
00:51:38,820 --> 00:51:40,220
Would anyone like to make the motion?

573
00:51:41,460 --> 00:51:44,500
The needy would like to move that after giving

574
00:51:45,640 --> 00:51:48,500
Reasoned consideration to the information contained in the

575
00:51:48,500 --> 00:51:52,400
Staff report and information received during the public hearing.

576
00:51:52,400 --> 00:52:01,720
the Washington County Planning Commission recommended approval of a WDCA26-00.

577
00:52:09,290 --> 00:52:12,050
Then there you still there, I think we lost you.

578
00:52:17,530 --> 00:52:19,390
Linda, we can't hear you anymore.

579
00:52:24,730 --> 00:52:27,350
Linda, I don't know what's going on. I'll go ahead and have us.

580
00:52:27,410 --> 00:52:28,230
I'll speak to the budget.

581
00:52:29,930 --> 00:52:32,670
I moved that after giving reason considerations.

582
00:52:33,050 --> 00:52:37,150
The information contained in the staff report and the information received during the public hearing.

583
00:52:37,150 --> 00:52:44,370
the Washer County Planning Commission recommend approval of WDC-826-004 to amend Washer County

584
00:52:44,370 --> 00:52:51,950
chapter 1-10 development code within article 302 304 342 and 412. I further moved to

585
00:52:51,950 --> 00:52:56,490
authorized chair to sign the resolution contained in attachment A on behalf of the Washer County

586
00:52:56,490 --> 00:53:00,610
Planning Commission and direct staff to present a report of this commission's recommendation

587
00:53:00,610 --> 00:53:05,150
to the Washer County Board of County Commissioners within 60 days of today's date.

588
00:53:05,150 --> 00:53:09,830
this recommendation for approvals based on all four findings in accordance with

589
00:53:09,830 --> 00:53:13,790
wash of county code section 110.818.15E.

590
00:53:16,460 --> 00:53:17,980
Mr. Owens for a second.

591
00:53:19,640 --> 00:53:20,980
All those in favor?

592
00:53:21,260 --> 00:53:21,780
Hi.

593
00:53:23,280 --> 00:53:23,900
Any opposed?

594
00:53:25,740 --> 00:53:26,840
The motion carries.

595
00:53:27,300 --> 00:53:28,560
Mr. Lloyd, would you announce?

596
00:53:28,680 --> 00:53:29,940
Can I just for the record?

597
00:53:29,940 --> 00:53:34,940
Let the last connection off so it's 6.83 to sort of at his aware for the Rick.

598
00:53:37,040 --> 00:53:38,940
Okay, hopefully we'll get her back.

599
00:53:40,560 --> 00:53:42,660
Item 9 E, the phone lane.

600
00:53:45,680 --> 00:53:47,160
Okay, this is Master Plan Amendment.

601
00:53:47,780 --> 00:53:53,280
To W MP826002 and regulatory zone amendment.

602
00:53:53,480 --> 00:53:57,840
Case number W R Z826003.

603
00:53:57,840 --> 00:54:04,780
for hearing discussion and possible action to adopt an amendment to the Washington Master Plan Forest,

604
00:54:04,800 --> 00:54:09,340
Master Plan Land Youth Map to change the Master Plan Land Youth designation for one,

605
00:54:10,280 --> 00:54:19,440
parcel totaling 40.01 acres from 36.81 acres of rural residential and 3.21 acres of open space,

606
00:54:20,000 --> 00:54:25,740
2.29.6 acres of suburban residential and 10.4 acres of open space.

607
00:54:25,740 --> 00:54:39,820
And if approved authorize the chair to send a resolution to this effect, any adoption, by the Planning Commission is subject to approval by the Washer County Board of County Commissioners and a finding of conformance with the Truckie Meadows Regional Plan by the Regional Planning Authorities.

608
00:54:40,840 --> 00:54:55,720
And subject to a final approval of the Associated Master Plan amendment and a finding of conformance with the Truckie Meadows Regional Plan recommended adoption of an amendment to the Forest Regulatory Zone map to change the regulatory zoning for one parcel from

609
00:54:55,720 --> 00:54:59,560
3, 36.81 acres of medium density rural.

610
00:55:00,000 --> 00:55:09,040
And 3.21 acres of open space, 2.29.61 acres of low-density suburban, and 10.4 acres of open space, and if

611
00:55:09,040 --> 00:55:14,280
approved authorize the chair to sign a resolution to the effect. The application is submitted by

612
00:55:14,280 --> 00:55:20,420
Metzker Trust. The subject property is located 0.25 miles south east of the intersection of Mount

613
00:55:20,420 --> 00:55:25,640
Rose Highway and fond lane. The proposal is being reviewed under development code article 820,

614
00:55:25,640 --> 00:55:31,700
amendment of master plan and development code article 821 amendment of regulatory zone and representing

615
00:55:31,700 --> 00:55:35,400
wash your county in this matter is senior planner Chris Bronser.

616
00:55:40,830 --> 00:55:43,070
Good evening Chris Bronser, senior

617
00:55:43,070 --> 00:55:53,230
planner. So we're looking at WMPA 26-2 and WRCA 26-3. This is for the fond lane MPA RCA.

618
00:55:56,930 --> 00:55:57,510
So the request

619
00:55:57,510 --> 00:56:05,330
is to approve a master plan amendment and a regulatory amendment for one parcel adjacent to fondland.

620
00:56:06,390 --> 00:56:12,690
The MPA is to change it from rural residential to suburban residential and to increase the open space

621
00:56:12,690 --> 00:56:20,950
designation. As mentioned, the suburban residential is proposed to be 29.61 acres,

622
00:56:20,950 --> 00:56:29,990
open spaces increasing from 3.21 acres to 10.4 acres and the regulatory zone amendment is to change

623
00:56:29,990 --> 00:56:36,190
from medium density rural, which allows for one dwelling per five acres to low density suburban,

624
00:56:36,750 --> 00:56:42,890
which allows for one dwelling per acre, as well as increasing that open space,

625
00:56:42,890 --> 00:56:51,130
regular for his own. And the LDS and open space zoning's coincide with the master plan

626
00:56:51,130 --> 00:56:52,070
acreage changes.

627
00:56:56,880 --> 00:57:03,340
Before you use the property in question highlighted, and it is south of Mount

628
00:57:03,340 --> 00:57:06,000
Rose Highway and adjacent to Bombay.

629
00:57:10,620 --> 00:57:13,540
The properties to the west are developed with residential

630
00:57:13,540 --> 00:57:20,680
uses. Those properties ranged from one acre to five acres. And they have an existing

631
00:57:20,680 --> 00:57:29,360
designation of suburban residential. Additionally, those properties to the West have a low-density

632
00:57:29,360 --> 00:57:34,860
suburban regulatory zone already. Properties to the North and East consist of undeveloped

633
00:57:34,860 --> 00:57:35,620
federal land.

634
00:57:41,750 --> 00:57:47,250
Before you is a side-by-side person of the Master Plan Amendment request,

635
00:57:47,250 --> 00:57:57,310
As you can see, the proposed master plan amendment is very similar in nature to the existing

636
00:57:57,310 --> 00:58:00,170
development pattern for the West and South.

637
00:58:04,380 --> 00:58:08,800
Similarly, this is a side-by-side comparison for the regulatory zone amendment.

638
00:58:09,220 --> 00:58:15,980
As you can see, it is very similar to the development pattern to the West and South.

639
00:58:20,270 --> 00:58:26,610
So access for this property currently is granted from fondlane through multiple recorded

640
00:58:26,610 --> 00:58:30,150
easements on the southwest corner of the site.

641
00:58:30,750 --> 00:58:35,470
There are additional access opportunities from the north and east.

642
00:58:36,650 --> 00:58:42,690
There is a roadway utility easement that was established by a recorded document 347026,

643
00:58:42,970 --> 00:58:48,330
which is the original patent deed for this parcel and a joining fondlane.

644
00:58:49,710 --> 00:58:56,130
All records that staff are able to review indicate that there are 33-foot roadway and utility

645
00:58:56,130 --> 00:58:57,590
easements during the parcel.

646
00:59:02,160 --> 00:59:07,640
This property is located within the Tamil service area and Tamil will serve the future

647
00:59:07,640 --> 00:59:08,200
development.

648
00:59:10,080 --> 00:59:16,480
Wash County will provide sewer, adequate sewer capacity for future development has been

649
00:59:18,360 --> 00:59:26,420
and there will be requirements for private easement sewer easements to cross private property.

650
00:59:31,760 --> 00:59:39,080
So because this is an MPA RCA, there is no development project associated with it.

651
00:59:39,380 --> 00:59:42,660
No development project has been submitted or reviewed as part of this.

652
00:59:43,080 --> 00:59:48,320
So any future traffic counts will come with any future development that comes for.

653
00:59:48,320 --> 00:59:55,660
However, this project was, this application was submitted to endot as well as Wash County Engineering.

654
00:59:56,960 --> 00:59:59,980
Both reviewed the application and no concerns for...

655
01:00:00,080 --> 01:00:08,380
Comments regarding traffic impacts were provided. Fire station 36, with truck administrator's fire, will serve this site.

656
01:00:12,040 --> 01:00:20,300
So there was a neighborhood meeting held at the South Valley's library on April 16, there were 15 attendees as part of this request.

657
01:00:21,740 --> 01:00:29,920
Concerns related to site access, lots under one acre on the subject parcel and number of homes for the future development.

658
01:00:29,920 --> 01:00:37,620
There was an additional neighborhood meeting hub where people could submit comments, concerns,

659
01:00:38,860 --> 01:00:46,540
opposition support, and we received two results from that, and they were in opposition of this request.

660
01:00:47,760 --> 01:00:52,260
Additionally, we did receive public comment.

661
01:00:52,280 --> 01:00:58,080
That public comment should have been provided to you as one of the exhibits.

662
01:00:58,080 --> 01:01:07,780
We also received additional public comment in the last couple days, which should have been provided to the commission earlier today.

663
01:01:08,960 --> 01:01:14,500
The overwhelming majority of those public comments were in opposition to this request.

664
01:01:18,520 --> 01:01:29,500
Before using the noticing map, staff went out to 1200 feet, noticed 36 individual property owners, and an ad was placed in the RGJ.

665
01:01:34,110 --> 01:01:42,150
So, and that was provided this application as part of the initial agency review.

666
01:01:42,870 --> 01:01:47,750
Staff did receive comments from the Department of Wildlife late last night.

667
01:01:49,650 --> 01:01:54,270
That agency review document should have been provided to the commission before this meeting.

668
01:01:54,870 --> 01:01:56,450
It was regarding yielder habitat.

669
01:01:56,450 --> 01:02:02,650
And so, a brief summary is this is endowed, mapped,

670
01:02:02,990 --> 01:02:09,810
yield your habitat, however due to existing development that has taken place.

671
01:02:09,910 --> 01:02:14,770
This is no longer a functioning migratory route from yield air.

672
01:02:17,800 --> 01:02:23,040
Staff is able to make all the required findings associated with this request,

673
01:02:24,080 --> 01:02:28,860
and the motions can be found within the staff report on page 18 and 18 and 19.

674
01:02:28,860 --> 01:02:31,580
for both the MPA and RCA.

675
01:02:34,160 --> 01:02:37,520
I'm available for any questions you may have. Thank you.

676
01:02:39,220 --> 01:02:42,060
Thank you. Does the applicant have a presentation, separate?

677
01:02:43,120 --> 01:02:43,720
Yes, they do.

678
01:03:01,600 --> 01:03:03,340
All right. Good evening, commissioners.

679
01:03:03,940 --> 01:03:06,880
My name is Eric Casey, I'm with Wooder Rogers, and I'm representing the applicant.

680
01:03:07,760 --> 01:03:09,600
Who's also here in attendance tonight.

681
01:03:10,620 --> 01:03:19,060
Chris take a job of going over the presentation. I'll try to not add on to that and just go through some of the things

682
01:03:19,060 --> 01:03:21,940
that we considered when submitting this application.

683
01:03:22,680 --> 01:03:24,820
I think we're all familiar with the project site.

684
01:03:25,300 --> 01:03:27,780
Again, it is a little bit over 40 acres,

685
01:03:28,360 --> 01:03:30,940
and it's within the forest area plan.

686
01:03:33,020 --> 01:03:36,660
As stated, we did host a neighborhood meeting in April.

687
01:03:36,820 --> 01:03:40,340
There was about 15 attendees from the surrounding community.

688
01:03:40,880 --> 01:03:46,040
We did here concerns considering the increased density

689
01:03:46,040 --> 01:03:49,540
within the area concerns about the lot sizes

690
01:03:49,540 --> 01:03:52,780
of the homes and then traffic along Fawn Lane.

691
01:03:53,920 --> 01:04:01,320
And so, you know, me being from the area as well as the applicant, we were also aware of some

692
01:04:01,320 --> 01:04:06,960
of the other developments that came in understood that this was going to be a concern in

693
01:04:06,960 --> 01:04:10,920
something that we wanted to address through this request tonight.

694
01:04:12,960 --> 01:04:19,520
So to give you an idea of what we're proposing, what we did was we looked at not only the

695
01:04:19,520 --> 01:04:24,080
existing master plan and zoning on site, but also the site features themselves.

696
01:04:24,680 --> 01:04:32,520
This is a slope map here showing the slopes on the site where the green areas indicate areas that are relatively flat.

697
01:04:32,640 --> 01:04:40,520
There are under 15% these are generally considered good for development and then the darker red areas are those that are over 30%

698
01:04:41,500 --> 01:04:50,160
And so we did take this into consideration when we proposed master plan designations and the lines as well as the same as the zoning.

699
01:04:51,160 --> 01:04:59,960
I would also like to point out that there are residents to the west that currently are adjacent to the property that the property.

700
01:05:00,000 --> 01:05:05,380
To the north and to the east is owned by the Forest Service. So there is some interest in protecting

701
01:05:05,380 --> 01:05:07,100
that open space as well.

702
01:05:10,150 --> 01:05:13,810
The current master plan designation, Chris, do a good job going over this.

703
01:05:13,890 --> 01:05:18,630
I just like to point out that there is about a little over three acres open space right now.

704
01:05:18,690 --> 01:05:23,810
And that's really in that area that was just showing you on the map with the really steep train.

705
01:05:24,750 --> 01:05:30,290
And what we're proposing to do would be to increase this by over seven acres.

706
01:05:30,290 --> 01:05:36,870
So increasing the open space to 10.4 acres of open space.

707
01:05:37,590 --> 01:05:39,990
So this not only protects the steep slopes,

708
01:05:40,290 --> 01:05:43,930
but also provides some buffer to the existing residents there.

709
01:05:46,190 --> 01:05:51,410
And looking at the zoning, this is the current zoning designation.

710
01:05:51,730 --> 01:05:55,870
It is MDR, and again, we are proposing to do the same thing,

711
01:05:56,010 --> 01:06:00,210
increasing that open space and proposing the LDS zoning.

712
01:06:00,210 --> 01:06:10,490
So we're going to blow density suburban and I'd just like to read something in the forest area plan that is in the Washow County Comprehensive Plan or this area.

713
01:06:11,070 --> 01:06:18,230
So the regional plan designates that the area within the TMSA in the forest area plan as tier three.

714
01:06:18,490 --> 01:06:26,870
So this area is in there. They're in the tier three TMSA areas outside of the TMSA are rural.

715
01:06:26,870 --> 01:06:39,750
This means that over the next 20 years, the area within the TMSA will continue to experience and accommodate suburban development at a current maximum density of about one to two dwelling units per acre.

716
01:06:40,630 --> 01:06:42,490
So this is what we're proposing.

717
01:06:44,070 --> 01:06:44,790
Excuse me.

718
01:06:45,290 --> 01:06:51,490
And this is in line with not only the master plan, but what is compatible with the surrounding area.

719
01:06:51,490 --> 01:06:58,070
So, we're asking for the zoning that is within the LDS, which is adjacent to the property.

720
01:06:58,470 --> 01:07:05,370
This will allow for one acre lots of minimum, and this, when we're comparing it to the existing zoning,

721
01:07:05,510 --> 01:07:08,410
will show you what the development standards will be.

722
01:07:08,890 --> 01:07:14,350
So, really, when you have the existing MDR zoning designation, and you compare that with the proposed LDS,

723
01:07:14,870 --> 01:07:18,870
the side setback is really the only thing that's changing as far as the setback's go,

724
01:07:18,870 --> 01:07:22,410
and we're reducing that for 15 feet to 12 feet.

725
01:07:23,070 --> 01:07:29,710
But I'd also like to point out that we are putting in this 30 to 40 foot buffer near the adjacent residents.

726
01:07:30,450 --> 01:07:38,810
So if there was a building there and they were on the side, they would have to be set back even further because of this open space buffer that we're proposing with this request.

727
01:07:39,590 --> 01:07:55,390
With this request as well, this will allow for 29 lots if we were to just propose on the entire development with just including that open space, we would be able to have about 38 lots.

728
01:07:56,650 --> 01:08:02,850
So with this request, we are limiting the amount of potential lots that can be on there for future development.

729
01:08:06,160 --> 01:08:11,060
Just looking at this, this is how the land use would look overlaid on a 3D image.

730
01:08:11,260 --> 01:08:19,100
So you can see that those steeper slopes are really protected, those pink areas that are shown there are relatively flat areas.

731
01:08:19,580 --> 01:08:30,040
And you can see how those buffers are in adjacent, especially when you look up at the northwest picture there, how that buffer interacts with that existing development there.

732
01:08:32,920 --> 01:08:37,820
Again, just going over the availability of facilities, we did do a discovery,

733
01:08:38,280 --> 01:08:43,800
I'd like to point out, right. Again, this is, there is no development that is associated with this at this time.

734
01:08:45,000 --> 01:08:49,360
But for future development, we have done a discovery from Tom Wall.

735
01:08:49,540 --> 01:08:54,960
There is the availability to extend water resources to this site if it should be needed.

736
01:08:55,740 --> 01:09:00,600
However, this will be evaluated with future development.

737
01:09:00,600 --> 01:09:02,360
Well, there's still an option.

738
01:09:03,100 --> 01:09:06,920
It just depends on what that development consists of.

739
01:09:06,960 --> 01:09:10,260
Again, I think Chris did a good job of saying how sewer is available.

740
01:09:11,000 --> 01:09:13,900
And police and fire already servicing this area.

741
01:09:16,780 --> 01:09:23,620
Looking at site access, there are a number of easements that are available to this project.

742
01:09:24,100 --> 01:09:26,540
These do access from fondlane.

743
01:09:27,380 --> 01:09:30,560
Again, site access does not to be established with rezoning,

744
01:09:30,560 --> 01:09:37,100
But considering that this is a part of the availability of the facilities and one of the findings,

745
01:09:37,840 --> 01:09:46,940
then we just wanted to go over this real quick, US Forest Service is also adjacent to the site from the north and to the east,

746
01:09:47,300 --> 01:09:50,300
and so this is a possibility of secondary access as well.

747
01:09:50,720 --> 01:09:56,500
So all those details will then be provided once we come forward with a development.

748
01:10:00,000 --> 01:10:15,080
So, just like to recap that we did submit this application in May, we did incorporate the comments from the neighborhood meeting staff recommends approval, and I'm available for any questions. So, thank you for your time.

749
01:10:18,030 --> 01:10:23,190
Thank you. Questions from the board for staff or the applicants representative?

750
01:10:26,020 --> 01:10:28,080
chair, I have a question for staff.

751
01:10:34,380 --> 01:10:48,520
So just a quick question on the density. If they were to come back with a project and do a cluster development, could that increase the density that we're seeing today?

752
01:10:49,770 --> 01:10:56,510
Chris Bronsick, Washingtony Planning, no, so cluster development,

753
01:10:57,430 --> 01:11:01,590
we're common open space development, allows for them to cluster,

754
01:11:02,230 --> 01:11:05,150
but they would be limited to what the underlying zoning is.

755
01:11:05,530 --> 01:11:11,410
So if it changed to low density suburban and allowed for 29 dwellings,

756
01:11:12,910 --> 01:11:16,190
they would still be limited to 29 dwelling units even in the cluster.

757
01:11:16,190 --> 01:11:22,410
Okay. Thank you. One other question and I don't know if you know the answer to this or not.

758
01:11:22,710 --> 01:11:28,650
The U.S. Forest Service parcels that are to the north and to the east. Are they part of the Mark

759
01:11:28,650 --> 01:11:34,650
Almadez lands bill or our Senators lands bill?

760
01:11:35,870 --> 01:11:41,670
Unfortunately, I'm not familiar with whether it's part of that lands bill or not.

761
01:11:41,950 --> 01:11:43,590
Okay. Thank you.

762
01:11:43,590 --> 01:11:44,130
I

763
01:11:47,620 --> 01:11:49,340
have a question for county staff.

764
01:11:49,560 --> 01:11:51,600
It's might be for engineering, though.

765
01:11:54,500 --> 01:12:00,500
The applicant's representative indicated that wells were a possibility to serve water to this.

766
01:12:00,700 --> 01:12:04,760
My understanding of the trucking method of service area was that if you're in the trucking

767
01:12:04,760 --> 01:12:12,420
method of service area, you don't get to sink new drinking water wells, you have to get service

768
01:12:12,420 --> 01:12:13,980
from trucking methods.

769
01:12:15,360 --> 01:12:23,300
So, I will first correct something and then I'll refer to engineering.

770
01:12:24,960 --> 01:12:29,220
So my presentation said that it was in the service area.

771
01:12:29,640 --> 01:12:31,740
It is in Tom was territory,

772
01:12:34,660 --> 01:12:36,940
based off page 9 of the staff report.

773
01:12:36,940 --> 01:12:46,200
It states that if they do everything that they need to do and they dedicate water rights to Toma,

774
01:12:46,900 --> 01:12:49,820
they would then get annexed into the service area.

775
01:12:51,440 --> 01:12:55,240
So then Toma would provide water for them.

776
01:12:55,880 --> 01:12:59,500
I'll refer to engineering for additional comments.

777
01:13:03,720 --> 01:13:17,100
I had an additional question along the same line, so what you're saying is there is definitely an opportunity for them to be wells and septic tanks, is that true?

778
01:13:20,300 --> 01:13:21,620
That's true, however.

779
01:13:23,100 --> 01:13:29,220
But so therefore you're proposing that we have wells and septic tanks on one acre lots.

780
01:13:29,220 --> 01:13:38,540
lots, I would say from experience in most of the county, that's inadequate for that type of water and drainage.

781
01:13:40,220 --> 01:13:47,110
Good stuff. So northern Nevada Public Health would regulate anything related to

782
01:13:48,000 --> 01:13:54,840
well-inceptic. However, again, there's no development before us. And the northern Nevada Public Health

783
01:13:54,840 --> 01:14:01,160
standards of five acre minimum lot sizes for new septic so I can not change I believe

784
01:14:01,160 --> 01:14:11,580
happened earlier this year. What I'm saying is I would be uncomfortable saying they

785
01:14:11,580 --> 01:14:21,320
could have one acre lots when there's no water guarantee by tumba or sewer available

786
01:14:21,320 --> 01:14:22,260
this area.

787
01:14:25,860 --> 01:14:32,940
Okay, that's a fair comment. I will just reiterate that as the code and

788
01:14:32,940 --> 01:14:41,320
the health code currently works, if development went forward on this parcel with Wells

789
01:14:41,320 --> 01:14:48,220
and septic, regardless of what the underlying zoning was, minimum lot sizes of five acres

790
01:14:48,220 --> 01:14:56,560
would apply in order for new septic systems to be installed? Is that accurate staff?

791
01:15:03,410 --> 01:15:33,370
I hope they have one acre lots. No, they have zoning that would allow for one acre lots. If this is approved, there would be zoning a master plan that would allow for one acre lots, but if they came forward with a tentative map proposal, or one acre lots and septic that would not meet Washow County health standards. And if they came forward with a tentative map proposal, or septic systems, the lots would have to be in one

792
01:15:33,370 --> 01:15:42,030
five acres average and that that is correct. I will respond to that. Yes, the health rules will

793
01:15:42,910 --> 01:15:49,250
limit the size of the lots to five acres unless they connect to community sewer system.

794
01:16:01,050 --> 01:16:09,810
As to what is what is going to be the yield, lot yield on this, if this is going forward.

795
01:16:11,320 --> 01:16:16,280
Are you asking the total number of lots that would, yes?

796
01:16:16,760 --> 01:16:17,340
Potential would be?

797
01:16:18,120 --> 01:16:18,440
Well, yeah.

798
01:16:18,880 --> 01:16:25,820
I understand that there's going to be some that are three quarters, just under three quarters of an acre, and some that are going to be an acre.

799
01:16:27,080 --> 01:16:33,380
And what you have before you is a request to change the master plan, land use plan.

800
01:16:34,460 --> 01:16:39,240
So we don't have in front of us a proposed tentative map at this time.

801
01:16:39,240 --> 01:16:53,780
There is the potential through a common open space development to reduce the lot sizes below that one acre, but that would require dedication of a certain number of acres of common open space.

802
01:16:53,780 --> 01:17:01,120
Now, what is before you as a request to ink, essentially upzone, or intensify the potential

803
01:17:01,600 --> 01:17:06,800
from what is currently allowed, currently the property would allow for seven total

804
01:17:06,800 --> 01:17:13,060
lots to be created with the proposed amendments that would be increased up to a total

805
01:17:13,060 --> 01:17:17,820
of 29 units, I believe, if I'm not mistaken, 29 units.

806
01:17:18,540 --> 01:17:25,080
That's an increase of, yeah, 22 essentially, and increase of, I see, 22 units.

807
01:17:26,480 --> 01:17:27,340
Thank you.

808
01:17:32,360 --> 01:17:32,560
All right.

809
01:17:32,660 --> 01:17:35,460
Do we have public comment on this item?

810
01:17:37,040 --> 01:17:38,540
I have public comment and chambers.

811
01:17:38,820 --> 01:17:43,000
I have Kent Taylor, followed by Mary Joe Spiro.

812
01:17:52,420 --> 01:17:53,200
Hello, I'm Kent Taylor.

813
01:17:53,360 --> 01:17:54,980
Thank you for the opportunity to speak.

814
01:17:55,900 --> 01:17:57,260
I'm opposed to this for two reasons.

815
01:17:57,260 --> 01:18:03,580
One has to do with access in the process, and the second has to do with emergency egress.

816
01:18:03,940 --> 01:18:10,700
Just for access first, pardon me, but staff in this represented by saying that this was adjacent to fun lane.

817
01:18:11,120 --> 01:18:13,480
This parcel is not adjacent to fun lane.

818
01:18:14,040 --> 01:18:17,940
In order to get from this parcel to fun lane, you have to cross private land.

819
01:18:18,660 --> 01:18:20,720
There are easements across this private land.

820
01:18:21,780 --> 01:18:27,920
But that's the ability of the development to use as a contestant.

821
01:18:28,300 --> 01:18:31,060
And in nearly identical case, on Fawn Lane,

822
01:18:32,420 --> 01:18:35,820
the data Supreme Court ruled that similar easements

823
01:18:35,820 --> 01:18:39,420
could not be used in this way to access Fawn Lane.

824
01:18:40,060 --> 01:18:43,380
So it's unclear yet whether or not they even had access to Fawn Lane.

825
01:18:44,020 --> 01:18:46,920
Also, there is, as been stated by staff,

826
01:18:47,540 --> 01:18:52,580
access along a far service route in the back of the parcel, which is not been considered

827
01:18:52,580 --> 01:18:53,480
at all.

828
01:18:53,760 --> 01:18:58,940
So, access is an issue here, and it seems to me premature that the commission here would

829
01:18:58,940 --> 01:19:04,520
spend all this time, the half time, public time, considering a parcel for a rezoning,

830
01:19:05,180 --> 01:19:09,560
where we don't even know if they have access to it yet, it's kind of like we're dragging

831
01:19:09,560 --> 01:19:10,680
everybody through this.

832
01:19:10,900 --> 01:19:15,620
So I would encourage you just to postpone the decision on this until the applicant can

833
01:19:15,620 --> 01:19:19,440
prove and demonstrate that they have access to it because it is contested right now.

834
01:19:20,060 --> 01:19:24,900
And secondly has to do with emergency egress, like just about everybody on Fung Lane, we're

835
01:19:24,900 --> 01:19:27,920
really concerned about the traffic on Fung Lane.

836
01:19:28,240 --> 01:19:32,540
You may recall that the Sente development has been proposed in the south and to Fung Lane.

837
01:19:33,160 --> 01:19:37,820
So traffic is increasing and as it gets built out, it will be even more increasing.

838
01:19:38,840 --> 01:19:47,820
This commission reviewed a plan for the second phase of a centae and this commission decided that

839
01:19:48,540 --> 01:19:53,960
a condition for approving the second phase of a centae, which has not been done yet,

840
01:19:54,420 --> 01:19:59,780
would be that additional access point be developed along the back side.

841
01:20:00,020 --> 01:20:11,400
And the reason was, because the fund lane is only 22 feet wide. So, you need access there. It's a big problem for us. We're really concerned about it during the fire evacuation.

842
01:20:12,600 --> 01:20:29,440
And, you know, I think this is the time to address it. You're adding 22 more homes. You're setting a precedent for many, many more times that. This is the time to address the issue about can you put enough residents down that road 22 foot wide road.

843
01:20:29,440 --> 01:20:31,380
during a fire evacuation.

844
01:20:32,220 --> 01:20:35,040
So for those two reasons, one, they don't have access yet.

845
01:20:35,080 --> 01:20:37,880
It's premature, the out of the access is contested.

846
01:20:37,980 --> 01:20:39,520
I guess we'll be the way to say it.

847
01:20:39,980 --> 01:20:40,580
That's one reason.

848
01:20:40,960 --> 01:20:43,540
And the second reason is this serious concern

849
01:20:43,540 --> 01:20:46,020
that we have about fire access.

850
01:20:46,100 --> 01:20:47,580
And you've saw this during the Hawke fire

851
01:20:47,580 --> 01:20:49,120
just how much we're proud of that is.

852
01:20:49,260 --> 01:20:50,480
Thank you very much for your time.

853
01:20:53,500 --> 01:20:54,680
I have Mary Joe Spiro.

854
01:20:55,960 --> 01:20:57,760
Follow by Dr. I apologize.

855
01:20:57,980 --> 01:20:58,920
I can't quite read the name.

856
01:20:58,920 --> 01:21:01,660
It starts, first, digital D is next.

857
01:21:03,360 --> 01:21:07,500
Meritio Spirofar, but followed by first digital D as a dog.

858
01:21:10,830 --> 01:21:11,410
Good evening.

859
01:21:11,570 --> 01:21:16,070
I'm Meritio Spiro, and I've lived on Fondlane for 39 years.

860
01:21:17,490 --> 01:21:22,870
And I think the woman who spoke about Almeno Valley,

861
01:21:25,340 --> 01:21:26,480
hit it on the nose.

862
01:21:27,900 --> 01:21:29,740
We moved out there because it was rural.

863
01:21:30,720 --> 01:21:33,320
If you want to live in the city, live in the city.

864
01:21:33,820 --> 01:21:38,180
If you want to live in rural, live in rural, please don't change that.

865
01:21:38,480 --> 01:21:42,020
It's already been changed by the Ascent Day Tall Project.

866
01:21:43,420 --> 01:21:45,480
I don't know if any of you have driven out there.

867
01:21:45,700 --> 01:21:51,240
But if you have, when you start on fun lane, you'll see all of our old country homes.

868
01:21:52,000 --> 01:21:53,840
And you get to the end of fun lane.

869
01:21:54,020 --> 01:22:02,220
And you see these two story, large, million dollar homes that don't fit in out there.

870
01:22:02,220 --> 01:22:09,580
I don't know if you guys live out there, maybe you do, maybe you don't, um, that's not our

871
01:22:09,580 --> 01:22:19,400
community out there. As Mr. Taylor said, the traffic is horrendous. I know eventually the

872
01:22:19,400 --> 01:22:28,040
semis are going to stop, but right now they pound down and back all day long. So now we're going

873
01:22:28,040 --> 01:22:35,640
put another 29 homes in there, along that project going to go. Are we all going to lose our wells?

874
01:22:36,460 --> 01:22:43,640
Are we all going to be forced to do Tomoa? Again, what is this benefiting us?

875
01:22:45,120 --> 01:22:51,480
Benefits of County because they're going to get more money for taxes, etc. That's a no-brainer.

876
01:22:52,120 --> 01:22:58,020
But what is it benefiting us who again moved out there? Sure, there's some people that are not

877
01:22:58,040 --> 01:23:01,960
out there for 40 years, but there's still quite a few of us that are.

878
01:23:02,380 --> 01:23:05,080
Please, please listen to us.

879
01:23:05,920 --> 01:23:08,360
We moved out there because we liked the world lifestyle.

880
01:23:09,320 --> 01:23:10,200
And that's changing.

881
01:23:11,120 --> 01:23:14,420
Please don't let this impact us even more.

882
01:23:17,400 --> 01:23:17,420
Thanks.

883
01:23:22,050 --> 01:23:24,130
Like I said, I can't read the name.

884
01:23:24,590 --> 01:23:24,990
I apologize.

885
01:23:25,190 --> 01:23:26,270
The first initial is D.

886
01:23:26,470 --> 01:23:27,410
You have a public comment.

887
01:23:32,120 --> 01:23:33,580
I don't want to read your address.

888
01:23:33,740 --> 01:23:36,110
I didn't want to.

889
01:23:36,110 --> 01:23:38,870
Okay, could you please stay here for the last day for the record,

890
01:23:41,190 --> 01:23:41,610
Doug Crow?

891
01:23:41,770 --> 01:23:42,670
Yeah, thank you.

892
01:23:42,830 --> 01:23:42,930
Okay.

893
01:23:43,210 --> 01:23:44,030
Thank you.

894
01:23:44,130 --> 01:23:45,370
I'd followed my Jeff Church.

895
01:23:47,710 --> 01:23:57,230
So I've been on the farm lane for 32 years plus and all I've seen is a lot of bad, bad construction.

896
01:23:58,510 --> 01:24:00,670
And it was approved by you guys.

897
01:24:01,010 --> 01:24:03,230
A Cynthia is built on a fault line.

898
01:24:03,230 --> 01:24:07,850
Okay, whatever, but this 29 homes, there's no way

899
01:24:07,850 --> 01:24:11,510
if one link can handle more wells or safety tanks.

900
01:24:12,030 --> 01:24:13,170
Period, there's no way.

901
01:24:13,870 --> 01:24:17,150
I had to deepen my well down to 455 feet.

902
01:24:17,450 --> 01:24:18,950
It cost me $24,000.

903
01:24:19,590 --> 01:24:22,190
The county gave me $9,000 back.

904
01:24:23,590 --> 01:24:25,630
So, the eaters, some serious issues.

905
01:24:26,290 --> 01:24:29,710
If they decide to do wells and safety tanks,

906
01:24:30,250 --> 01:24:31,970
it's going to dry us up.

907
01:24:31,970 --> 01:24:35,730
There's not enough water for 29 more homes in that bull.

908
01:24:36,710 --> 01:24:38,770
Another thing is fire evacuation.

909
01:24:39,130 --> 01:24:39,910
There's none.

910
01:24:40,610 --> 01:24:44,990
Juan Laine is a narrow road, one mile long, only in, only out.

911
01:24:45,070 --> 01:24:45,730
That's it.

912
01:24:46,110 --> 01:24:47,650
There's no other way out of there.

913
01:24:48,310 --> 01:24:50,330
So when we had a fire two years ago,

914
01:24:50,830 --> 01:24:53,030
you should have seen the chicken show that went on,

915
01:24:53,330 --> 01:24:55,570
trying to get out there with the people trying to get out of there.

916
01:24:55,790 --> 01:24:56,270
It was ridiculous.

917
01:24:56,390 --> 01:24:58,030
I'm surprised somebody didn't get ran over.

918
01:24:59,010 --> 01:24:59,930
So to me.

919
01:25:00,080 --> 01:25:08,440
The hot situation, we should take a serious look at that. That was really serious because that fire was right

920
01:25:08,440 --> 01:25:17,060
above our house. We're back up against the hill. The fire was right there. And it was basically a really

921
01:25:17,060 --> 01:25:22,700
crummy show to watch everybody trying to evacuate and get out of there down a narrow little road, which we love

922
01:25:22,700 --> 01:25:28,380
the real life. That's why we're there. Most people die there. They don't sell their house. They die there. Because

923
01:25:28,380 --> 01:25:34,320
It's funling the reason it's called funling is that's where the deer go to have their babies every spray

924
01:25:34,320 --> 01:25:38,020
We got 40 head deer. I don't care what indel says

925
01:25:38,020 --> 01:25:40,440
They probably didn't even look at it

926
01:25:40,440 --> 01:25:46,960
They have a lot of babies this year. We got nine almost like a dozen babies this year

927
01:25:48,120 --> 01:25:49,400
We're they gonna go

928
01:25:49,940 --> 01:25:53,340
We just keep building and forcing them out

929
01:25:53,340 --> 01:25:59,340
I sent pictures. I don't know if you got him. I sent him to Chris. And I mean, we've lost five

930
01:25:59,340 --> 01:26:05,220
deer ran over by construction employees going to the same day. Nothing's been done. There's

931
01:26:05,220 --> 01:26:10,820
been no counter on no car counter on fondling. There's been no traffic control on fondling.

932
01:26:12,060 --> 01:26:17,240
So it's just been, you know, kind of a bad situation for us because we've been there for so long.

933
01:26:17,240 --> 01:26:24,000
Well, you know, we love the area, but seriously, to add 29 more homes and they don't have

934
01:26:24,000 --> 01:26:29,680
a plan for water, sewer or something, that's going to be really ugly because there's

935
01:26:29,680 --> 01:26:33,220
not enough groundwater to support 29 more homes.

936
01:26:35,000 --> 01:26:36,400
That's basically all I got to say.

937
01:26:36,560 --> 01:26:37,520
Thank you.

938
01:26:40,660 --> 01:26:45,500
Jeff Church, followed by Jonathan Plasparauts,

939
01:26:51,100 --> 01:26:51,400
good evening.

940
01:26:51,440 --> 01:26:52,480
My name is Jeff Church.

941
01:26:52,480 --> 01:26:55,200
I own property right at the bottom of the hill from the development.

942
01:26:55,200 --> 01:27:01,340
But I apologize I'm right off the plane with no sleep from overseas, came straight here.

943
01:27:02,480 --> 01:27:10,340
The master change plan as a request must be for a compelling reason, like baseball.

944
01:27:10,620 --> 01:27:15,000
It's got to be for a compelling reason to overturn what people have done in advance.

945
01:27:15,920 --> 01:27:18,280
Importantly, there's an OML violation here.

946
01:27:18,640 --> 01:27:24,100
I ask you to ask Chris, if the application you have is accurate, because it's not.

947
01:27:25,460 --> 01:27:33,200
There are seven cases, six plus one being filed related to this property, not one, not

948
01:27:33,200 --> 01:27:41,280
.4, six, all in our favor that says there is no access, Nevada Supreme Court on down.

949
01:27:42,420 --> 01:27:48,180
If you look at the aerial view on my property, you'll see my barn, brand new, just built,

950
01:27:48,540 --> 01:27:52,140
approved by planning on the alleged easement.

951
01:27:52,140 --> 01:27:58,560
The applicant has already told me that my barn has to be moved or demolished upon approval.

952
01:27:59,340 --> 01:28:06,160
My barn brand new, hundreds of thousands of dollars would have to be moved and you approved it, the planning commission.

953
01:28:07,800 --> 01:28:12,340
I just handed over an attorney letter because, again, I apologize I'm just off the plane.

954
01:28:12,620 --> 01:28:17,680
It goes into great detail, but I ask you not to act until you talk to your attorney

955
01:28:17,680 --> 01:28:24,680
and until you review the spectacular decision and all the other decisions, and just as soon as we can, there's going to be a 7th.

956
01:28:25,940 --> 01:28:34,220
Please look at exhibit F, page 4. That makes it clear. Exhibit F, page 4 is a blank public document.

957
01:28:35,140 --> 01:28:42,940
100% redacted. Many of the people up here have the completed one that was given upon request, but the other people don't.

958
01:28:42,940 --> 01:28:46,400
That's about as blatant OML violation as you're going to get.

959
01:28:47,020 --> 01:28:51,440
Then add in the end-down report that just came out, we even had time to review that.

960
01:28:51,720 --> 01:28:53,060
Another OML violation.

961
01:28:54,100 --> 01:28:57,480
I emphasize there is no access to that property.

962
01:28:58,060 --> 01:29:01,660
None. It's been the court five times, six times.

963
01:29:03,360 --> 01:29:07,120
I point out also when the attachment, there is no water or sewer.

964
01:29:07,800 --> 01:29:10,240
Maybe there will be some day. There is no.

965
01:29:10,240 --> 01:29:13,080
I have it from Tomoa, I have it from the county.

966
01:29:13,540 --> 01:29:17,120
There's no sewer, no sewer planned, no water planned.

967
01:29:19,350 --> 01:29:21,790
There's a case pending right now,

968
01:29:22,290 --> 01:29:24,230
a de-joining property, a special property.

969
01:29:24,690 --> 01:29:26,490
Right now, I'm in front of Judge Presville.

970
01:29:27,230 --> 01:29:29,370
You're jumping the gun if you approve this

971
01:29:29,370 --> 01:29:31,790
and then, Presville rules differently.

972
01:29:32,210 --> 01:29:34,730
He is already ruled that it's a debatable question.

973
01:29:35,330 --> 01:29:36,610
That's all you really need to hear.

974
01:29:36,670 --> 01:29:39,650
It's a debatable question in the courts, not for you.

975
01:29:40,070 --> 01:29:41,150
Chris is not an attorney.

976
01:29:41,150 --> 01:29:47,210
ask your attorney, let's let the judge decide this is cannot go on, let's avoid litigation,

977
01:29:47,490 --> 01:29:51,530
we don't want to litigate, it's not going to litigate it so many times, we don't have to do it again, please.

978
01:29:51,870 --> 01:29:52,150
Thank you.

979
01:29:58,230 --> 01:29:59,030
Jonathan Vesperons.

980
01:30:03,210 --> 01:30:09,510
Good evening, commissioners, Jonathan Lesbrons, online resident for the records, speaking on behalf of myself.

981
01:30:10,830 --> 01:30:14,530
I will echo the points brought up about access being consisted.

982
01:30:14,970 --> 01:30:22,050
I think there are advantages, opportunities for access through some of the easements shown across the currently

983
01:30:22,050 --> 01:30:24,890
They're to the held properties that don't have to

984
01:30:24,890 --> 01:30:28,110
convert the private residences for context.

985
01:30:28,510 --> 01:30:31,390
I share common property boundary with the subject

986
01:30:31,390 --> 01:30:34,030
property for tonight's discussion.

987
01:30:34,510 --> 01:30:37,830
Recognizing that there's not a development before you

988
01:30:37,830 --> 01:30:40,490
at this moment, I do want to reiterate infrastructure

989
01:30:40,490 --> 01:30:43,790
concerns primarily water and sewer.

990
01:30:44,450 --> 01:30:48,490
Public water served by Thoma would be advantageous for the

991
01:30:48,490 --> 01:30:50,570
community from a fire protection standpoint.

992
01:30:50,570 --> 01:30:55,650
and also mitigate the potential impacts to the aquifer that are

993
01:30:55,650 --> 01:30:57,050
urban-stated by others.

994
01:30:57,730 --> 01:31:01,550
Sceptics are not desired and really present an

995
01:31:01,550 --> 01:31:04,990
untenable risk for the water quality in this aquifer.

996
01:31:05,350 --> 01:31:08,450
We're already within a nitrate plume on the lower end of the

997
01:31:08,450 --> 01:31:09,070
Glena fan.

998
01:31:09,710 --> 01:31:12,770
There's likely PFOS contamination, the counties investigating

999
01:31:12,770 --> 01:31:17,010
that as we speak, to adding additional point source

1000
01:31:17,010 --> 01:31:19,250
contributions for pollutants would be

1001
01:31:19,250 --> 01:31:25,290
advice and so I think public sewer service would be the right way to serve this when a development

1002
01:31:25,290 --> 01:31:30,790
comes forward. Potentially you could consider a conditional approval that would be contingent upon

1003
01:31:30,790 --> 01:31:38,050
public utilities serving water and sewer in addition to the access considerations. The one other item

1004
01:31:38,050 --> 01:31:44,810
I would mention while the application correctly states this is not in a FEMA flood zone. It is in a

1005
01:31:44,810 --> 01:31:50,970
localized flooding area. We have infrequent, but severe flooding on the southwest corner of

1006
01:31:50,970 --> 01:31:56,090
this property. I know because I've properties part of that terminal base and think it's

1007
01:31:56,090 --> 01:31:58,690
affected when we have, especially rain on snow events.

1008
01:32:00,970 --> 01:32:03,490
I will point out the applicant has been

1009
01:32:03,490 --> 01:32:07,670
responsive to a number of the concerns that we brought up at the neighborhood meeting. I want to

1010
01:32:07,670 --> 01:32:12,670
state on the record. I really appreciate the additional open space proposed. I think that's a benefit

1011
01:32:12,670 --> 01:32:20,050
to the community and the buffer along the Western boundary, while it's not required, it's really

1012
01:32:20,050 --> 01:32:26,290
appreciated by my family that we would have that buffer as a potential benefit for the

1013
01:32:26,290 --> 01:32:27,670
applicant's proposed project.

1014
01:32:28,670 --> 01:32:30,450
Please, my comments for this evening.

1015
01:32:30,590 --> 01:32:31,470
Thank you so much.

1016
01:32:38,000 --> 01:32:38,260
Thank you.

1017
01:32:39,660 --> 01:32:40,960
Thank you.

1018
01:32:45,340 --> 01:32:46,220
Thank you.

1019
01:32:47,700 --> 01:32:54,400
I'm speaking on behalf of my mom and dad, they own seven acres, adjacent to directly above

1020
01:32:54,400 --> 01:32:57,020
where the MRSA press is trying to develop.

1021
01:32:57,920 --> 01:32:59,860
We actually tried to come here by the clock.

1022
01:33:00,200 --> 01:33:04,660
We were told by the security guard that this meeting was canceled, so my parents ended up going

1023
01:33:05,500 --> 01:33:06,020
home.

1024
01:33:06,400 --> 01:33:12,320
I rushed back down here, so I just have a note from my parents, so I'm going to try to read.

1025
01:33:12,320 --> 01:33:20,300
says, hello, my name is Jerry Marari. I am 75 years old. My husband and Tony Marari, 81,

1026
01:33:20,800 --> 01:33:30,320
have lived in Nevada over 56 years. We reside at 1549y. We bought the seven acre parcels.

1027
01:33:31,960 --> 01:33:38,000
What they bought five acres in 1995, but they currently own seven acres. We have built seven single family dwelling

1028
01:33:38,000 --> 01:33:44,500
houses that we have least, the various individuals and some, to various individuals and some family members.

1029
01:33:45,660 --> 01:33:54,920
Over the years, as a houses were built, it became expedient to provide a common driveway

1030
01:33:54,920 --> 01:33:57,360
to the main access road, fondly.

1031
01:33:57,680 --> 01:34:00,580
We constructed and paved a 12-foot wide driveway.

1032
01:34:01,280 --> 01:34:03,100
Each tenant uses this common driveway.

1033
01:34:03,100 --> 01:34:10,000
Alongside this private paved driveway are water wells established landscaping four-year-old trees,

1034
01:34:10,360 --> 01:34:17,040
paved power pools, rock walls, brick and stucco pillars, fences, gates, both electric and manual,

1035
01:34:17,920 --> 01:34:23,640
black top and shrubbery. I'll have been upgraded to maintain and paid for by us the land owners.

1036
01:34:24,220 --> 01:34:30,000
We have paid all the taxes on all of these properties. The private paved driveway that runs between

1037
01:34:30,000 --> 01:34:36,960
the following addresses, Biffing for 90, Biffing for 100, Biffing for 20, Biffing for 30, Biffing for 40,

1038
01:34:37,080 --> 01:34:44,500
and Biffing for 82, is not a public asset access. This access were intended to provide a corridor

1039
01:34:44,500 --> 01:34:47,820
access to the smallest tract of bayet-bybe acres.

1040
01:34:50,950 --> 01:34:54,230
There are other granted easements to the parcel.

1041
01:34:55,030 --> 01:34:59,970
I know he did show on the slide there was some easements on the north and on the south.

1042
01:35:00,880 --> 01:35:16,940
But the easement that it was in the middle that accesses through the 1545445445445422 is a private easement, or a private driver, I should say.

1043
01:35:17,820 --> 01:35:18,600
Thank you.

1044
01:35:23,930 --> 01:35:29,750
Douglas Nassart, file, uh, excuse me, file, uh, followed by Brian Arnold.

1045
01:35:35,430 --> 01:35:37,870
Good evening, commissioners. My name is Douglas Newsart.

1046
01:35:37,870 --> 01:35:42,910
I'm speaking behalf of tonight of my in-laws, who on the 7-8 are part of the Trincine

1047
01:35:42,910 --> 01:35:46,810
had just spoke about, directly one of the proposed emergency trust development.

1048
01:35:47,950 --> 01:35:52,330
And as a resident, utilizing our private driveway daily, we are speaking in strong opposition

1049
01:35:52,330 --> 01:35:55,470
to this master plan event in regulatory zone development.

1050
01:35:56,170 --> 01:36:00,290
The developer's application is built on hidden facts and fails to meet the strict

1051
01:36:00,290 --> 01:36:04,190
building findings for infrastructure availability and public safety.

1052
01:36:04,190 --> 01:36:14,030
As Tom was official discovery documents under work order 25-0449 exposed, this project is a physical impossibility.

1053
01:36:15,940 --> 01:36:22,680
Standard number 12 explicitly mandates that utility easements must be 20 feet or greater in width.

1054
01:36:23,320 --> 01:36:25,760
Our private driveway is only 12 feet wide.

1055
01:36:25,760 --> 01:36:29,800
The developer must visit the developer physically cannot fulfill

1056
01:36:29,800 --> 01:36:33,760
come-was spatial engineering standards without legally

1057
01:36:34,360 --> 01:36:38,260
encroaching past our property boundaries and onto our rental

1058
01:36:38,260 --> 01:36:41,560
parcels. We do not and will not grant permission for this

1059
01:36:41,560 --> 01:36:45,220
encroachment. The developer must be forced utilize the alternative

1060
01:36:45,220 --> 01:36:49,200
raw easement corridor located at the northern end of these properties

1061
01:36:49,420 --> 01:36:53,160
instead. Furthermore, come-was standard number five

1062
01:36:53,160 --> 01:36:57,500
mandates that new developments require two separate sources of water supply.

1063
01:36:58,300 --> 01:37:02,980
Because we have denied access, the developer does not have even one legal utility pathway.

1064
01:37:03,860 --> 01:37:09,080
Tim will also note that it does not have the water rights in the area to satisfy this project.

1065
01:37:09,620 --> 01:37:14,080
Despite proposing huge estates, the state lots of two and a half acres and size,

1066
01:37:14,820 --> 01:37:19,520
the developer has mathematically factored in exactly zero gallons per minute for irrigation demand.

1067
01:37:19,520 --> 01:37:26,240
This omission proposes an unstudied threat of depleting the localized water table that are

1068
01:37:26,240 --> 01:37:30,820
family's seven homes and dozens of our neighbors rely on via private domestic wells.

1069
01:37:31,720 --> 01:37:38,640
Finally, look at the aerial satellite map in the topographic slope maps, a massive active

1070
01:37:38,640 --> 01:37:43,900
natural drainage wash and ravine cut directly through the middle of the project boundary

1071
01:37:43,900 --> 01:37:50,220
surrounded by severe 20-30% hillside slopes, tearing up this sensitive terrain and altering

1072
01:37:50,220 --> 01:37:56,700
a major natural watershed violates county hydraulic hydrologic codes and will cause catastrophic

1073
01:37:56,700 --> 01:38:03,680
stormwater runoff to flash flood directly down onto our private properties, driveway and homes,

1074
01:38:04,200 --> 01:38:09,840
as Jonathan was just speaking about. Also, funneling nearly 300 daily vehicle ships for an

1075
01:38:09,840 --> 01:38:15,080
looped dead end subdivision onto a narrow corridor creates an unacceptable wildfire evacuation

1076
01:38:15,080 --> 01:38:17,800
hazard for the entire South of Valley's pocket.

1077
01:38:18,620 --> 01:38:22,220
Because the developer lacks legally utility access, violates Temoan's spatial and

1078
01:38:22,220 --> 01:38:27,020
two source supply mandates, conceals irrigation demands, and creates severe regional flooding

1079
01:38:27,020 --> 01:38:31,920
evacuation hazards, I urge this commission to protect local residents and vote no on this

1080
01:38:31,920 --> 01:38:32,260
reason.

1081
01:38:32,800 --> 01:38:33,740
Thank you for your time.

1082
01:38:36,430 --> 01:38:46,430
Brian Arnold followed by forest or me, I believe, forgive me if I put you to your last day.

1083
01:38:47,690 --> 01:38:53,430
Good evening, commissioners. My name is Brian Arnold. I'm a homeowner property owner on fondlane.

1084
01:38:53,430 --> 01:38:58,010
current count on fond lane of homes before sentate development went in was

1085
01:38:58,010 --> 01:39:06,150
right about 60 houses. Sentate was approved for 219 to 225 homes with fond lane

1086
01:39:06,150 --> 01:39:13,610
being a primary ingress egress. The current road with the fond lane, somebody mentioned 22

1087
01:39:13,610 --> 01:39:19,310
foot earlier, I measured it 24 feet. There's currently no sidewalk, no hydrants,

1088
01:39:23,410 --> 01:39:23,410
no

1089
01:39:23,410 --> 01:39:25,550
a rule mail delivery out there.

1090
01:39:25,710 --> 01:39:28,210
It's also a rule bus route.

1091
01:39:28,630 --> 01:39:30,690
I do have a child that takes Wash County bus

1092
01:39:30,690 --> 01:39:32,410
to inform school every day.

1093
01:39:33,050 --> 01:39:37,130
I have height concern that we put another 29 homes

1094
01:39:37,130 --> 01:39:41,110
on fine lane with the current road width

1095
01:39:41,110 --> 01:39:43,030
and without any additional improvements.

1096
01:39:43,930 --> 01:39:45,850
How is it that the commission allows the development

1097
01:39:45,850 --> 01:39:49,070
like a centae to be built as the primary

1098
01:39:49,070 --> 01:39:51,110
ingress and egress for that many single family

1099
01:39:51,110 --> 01:39:53,130
residential homes to issue

1100
01:39:53,130 --> 01:39:57,610
the first building permit for that home. The commission should have required those improvements

1101
01:39:57,610 --> 01:39:59,590
have taken place on fondly.

1102
01:40:00,000 --> 01:40:07,040
And think about another 29 homes without those improvements being done and performed by the developers

1103
01:40:07,040 --> 01:40:14,240
and builders who were making these requests to you as ludicrous. Furthermore, the easements, I'm currently

1104
01:40:14,240 --> 01:40:31,420
in a litigation being sued for my private easement access. Your planning commission doesn't understand

1105
01:40:31,420 --> 01:40:38,660
of parcels has been subdivided as low as 1.2 acres. So you can get up to 4 parcels per

1106
01:40:38,660 --> 01:40:48,620
five acre land track. Now I was I stood in front of you last year you actually reduced an

1107
01:40:48,620 --> 01:40:53,560
easement on one of these land tracks down to 20 feet. There was an easement reduction approved

1108
01:40:53,560 --> 01:40:58,520
by your commission requested by your planning department.

1109
01:41:00,300 --> 01:41:02,560
Okay, so let's say we need 33 foot

1110
01:41:02,560 --> 01:41:04,480
for ingress and egress on one of these easements

1111
01:41:04,480 --> 01:41:07,100
and that private landowner goes, well, shoot.

1112
01:41:07,220 --> 01:41:09,580
You guys just approved a reduction down to 20 feet.

1113
01:41:09,640 --> 01:41:11,400
I wanna reduce it to 20 feet.

1114
01:41:11,740 --> 01:41:12,320
Which is it?

1115
01:41:12,320 --> 01:41:13,260
Is it 33 feet?

1116
01:41:13,280 --> 01:41:14,120
Is it 20 feet?

1117
01:41:14,680 --> 01:41:15,920
Do we get to abandon them?

1118
01:41:16,080 --> 01:41:17,900
Do we get to, you know, do they have to stay?

1119
01:41:18,680 --> 01:41:20,960
This is to me, it seems like the commission needs

1120
01:41:20,960 --> 01:41:22,520
to do more homework and more research

1121
01:41:22,520 --> 01:41:25,080
on what these easements actually are.

1122
01:41:25,460 --> 01:41:29,020
I pay property taxes for this private easement that I own,

1123
01:41:29,600 --> 01:41:31,220
nor the Lee inside the Lee 33 feet.

1124
01:41:31,720 --> 01:41:35,260
I told the commission, I intend to do a 20-foot reduction,

1125
01:41:35,440 --> 01:41:37,540
just the same as you approved for the neighbor

1126
01:41:37,540 --> 01:41:39,580
on the border and properties to me.

1127
01:41:40,400 --> 01:41:45,080
So, with that consideration, I oppose this.

1128
01:41:50,190 --> 01:41:51,490
Forced, or me?

1129
01:41:57,000 --> 01:41:59,560
How do you consider as my misforced or my property

1130
01:41:59,560 --> 01:42:06,500
on on land. I strongly oppose the addition of 29 new homes. Mostly for a few reasons that have

1131
01:42:06,500 --> 01:42:13,900
been reiterated by a number of people before me. I have two children. It is 5 and 3. We like to

1132
01:42:13,900 --> 01:42:20,020
ride bicycles and it has become untenable for us to do so due to the amount of traffic both from

1133
01:42:20,020 --> 01:42:25,500
construction vehicles, etc. There's no sidewalk that is safe for them and it's embarrassing to

1134
01:42:25,500 --> 01:42:29,760
that on a rural road, we have to drive somewhere else to rider bikes safely.

1135
01:42:30,440 --> 01:42:37,300
I'm concerned specifically to about the fire risks and the ability to escape safely with the addition of 29 new homes.

1136
01:42:37,760 --> 01:42:42,760
I'm concerned about the wells and the lack of water that we're going to have as global warming heats up.

1137
01:42:42,820 --> 01:42:47,400
It makes this harder and harder place to live the chance that we're going to have to get.

1138
01:42:47,400 --> 01:42:51,180
There was going to one dry, it's going to be higher and higher.

1139
01:42:53,460 --> 01:43:00,520
Like Mr. Arnold, I too involved in lawsuit regarding the easement that I currently live on.

1140
01:43:00,760 --> 01:43:04,560
I've been told that it is both a public road and also a private easement.

1141
01:43:05,180 --> 01:43:12,380
So I don't think that it is a established law that this land that they're going to develop 29 homes on has access

1142
01:43:12,380 --> 01:43:14,880
by these easements. It's still under active

1143
01:43:14,880 --> 01:43:17,240
vacation. Thank you.

1144
01:43:21,400 --> 01:43:22,220
I have no more public

1145
01:43:22,220 --> 01:43:24,660
comments and chambers. I do have some

1146
01:43:24,660 --> 01:43:27,680
of ads raised on zoo. Luke Busby, please

1147
01:43:27,680 --> 01:43:29,440
unmute and state your first to last day of

1148
01:43:29,440 --> 01:43:29,820
the record.

1149
01:43:40,150 --> 01:43:41,690
Luke, I'm not seeing your microphone.

1150
01:43:42,390 --> 01:43:44,310
I'm here and muted, but I don't see your microphone

1151
01:43:44,310 --> 01:43:46,270
working. Like there's no volume coming from your

1152
01:43:46,270 --> 01:43:49,110
end. So I'm going to go ahead and I'm going to

1153
01:43:49,110 --> 01:43:51,330
have Casey, Casey, go next and see if you could

1154
01:43:51,330 --> 01:43:53,270
fix your audio. Rob's Luke.

1155
01:43:57,640 --> 01:43:58,320
Casey, Brian

1156
01:43:58,320 --> 01:44:00,780
March, these on mute, state affairs

1157
01:44:00,780 --> 01:44:01,840
a last day for the record.

1158
01:44:02,720 --> 01:44:03,580
Can you all hear me?

1159
01:44:03,980 --> 01:44:04,280
Casey, right here.

1160
01:44:04,300 --> 01:44:06,000
I can hear you go ahead.

1161
01:44:06,160 --> 01:44:07,020
Oh, good.

1162
01:44:08,580 --> 01:44:10,620
My name is Casey, right, part?

1163
01:44:11,460 --> 01:44:14,660
I am a resident resident resident of FAN Lane.

1164
01:44:15,360 --> 01:44:17,660
I wanted to just voice the perspective of somebody

1165
01:44:17,660 --> 01:44:22,560
who has lived here for just over one year

1166
01:44:22,560 --> 01:44:27,780
and moved to FAN Lane with the intent of living somewhere

1167
01:44:27,780 --> 01:44:39,800
Yes, I have not lived here for 30 years, but these neighbors have welcomed me and my family and we moved here with the intent to live in a rural location.

1168
01:44:40,400 --> 01:44:48,940
There were many other highly dense places within Reno where we could have chosen to live and we chose to move somewhere that was not that.

1169
01:44:49,100 --> 01:44:57,460
Please do not undo a decision that our family read less than a year ago with the information and the maps that existed at the time.

1170
01:44:57,460 --> 01:44:58,120
Thank you.

1171
01:45:06,130 --> 01:45:13,120
Okay, Luke, we're going to try again. Go ahead and unmute. State your first last day for the break.

1172
01:45:21,220 --> 01:45:22,580
I look like you're still muted, Luke.

1173
01:45:29,120 --> 01:45:35,040
All right, Luke, I'm getting no response. So we're going to have to move on by apologies.

1174
01:45:36,960 --> 01:45:39,140
So I don't work for their public comment. I'll do.

1175
01:45:41,260 --> 01:45:46,380
Thank you very much. Let's bring it back to the board. I have

1176
01:45:46,380 --> 01:45:54,820
have some additional questions, per staff regarding adequacy, availability of facilities.

1177
01:45:56,260 --> 01:46:02,900
So setting aside Thor for the moment, if we approve the master plan and zoning change,

1178
01:46:03,060 --> 01:46:12,380
that will allow the creation of 29 of lots in a future tentative map, those 29 lots

1179
01:46:12,380 --> 01:46:22,340
If they don't enter into the Truckie Meadows water authority service, would be entitled to

1180
01:46:22,340 --> 01:46:29,260
sink domestic wells to take two and a half acre feet per year to serve their domestic

1181
01:46:29,260 --> 01:46:34,580
uses. So in the absence of

1182
01:46:37,430 --> 01:46:42,690
a clear plan to receive service from

1183
01:46:42,690 --> 01:46:50,950
trekking metals water of more centrally planned water service, it

1184
01:46:50,950 --> 01:46:59,990
seems that this upzoning would potentially create additional draw on the ground

1185
01:46:59,990 --> 01:47:07,830
water in this specific area in an area that I know that we have concerns about groundwater

1186
01:47:07,830 --> 01:47:08,870
drawdown.

1187
01:47:11,710 --> 01:47:20,130
So, Ken County staff speak to what availability of facilities is in terms of

1188
01:47:20,130 --> 01:47:27,570
adequate existing or planned, that is that the concept of a plan, adequate, or do there

1189
01:47:27,570 --> 01:47:37,970
have to be a will serve letter and access easement for water service. We have the division

1190
01:47:37,970 --> 01:47:41,850
director of engineering and capital projects to weigh in Smith to answer that.

1191
01:47:48,970 --> 01:47:53,490
For the record, this is Dwayne Smith. I'm the director of engineering and also serve as a

1192
01:47:53,490 --> 01:47:58,650
county engineer. I just wanted to take a minute to maybe help you as you go through your

1193
01:47:58,650 --> 01:48:04,330
deliberation process tonight to put a little context around the processes that would come

1194
01:48:04,330 --> 01:48:08,950
after this potential approval of the RZA MPA that's in front of you tonight.

1195
01:48:09,110 --> 01:48:14,130
What I'm speaking to is when a tentative map, which would come for this development,

1196
01:48:15,190 --> 01:48:19,330
and what the standard process would look like, and that would certainly include the condition

1197
01:48:19,910 --> 01:48:21,390
of municipal wastewater.

1198
01:48:21,770 --> 01:48:27,550
Yes, the service area is within Washow County, and so we would require through that tentative

1199
01:48:27,550 --> 01:48:31,930
map process that this development under a Washow County development code would be

1200
01:48:31,930 --> 01:48:39,150
municipally seward. It would be the responsibility of the developer to bring that sewer line

1201
01:48:39,150 --> 01:48:46,830
to collect that sewer from these 29 units, and then successfully convey that to one of the

1202
01:48:46,830 --> 01:48:51,230
interceptors which would then go to the South African Meadows water reclamation facility for

1203
01:48:51,230 --> 01:48:57,210
treatment and effluent management. So the water side while I do not want to speak specifically

1204
01:48:57,210 --> 01:49:02,910
to tumour, I want to continue that kind of vein of discussion that under Washingtonity Development

1205
01:49:02,910 --> 01:49:09,250
Code we would condition this project for municipal water service as well, placing the burden

1206
01:49:09,250 --> 01:49:18,770
on the developer to bring municipal water service to this parcel. These are a couple of the things

1207
01:49:18,770 --> 01:49:24,970
I wanted to comment on, you mentioned, sinking wells. I am, formerly with the Department of Water

1208
01:49:24,970 --> 01:49:29,110
resources before we merge with Tomla, I will tell you that there are certain things that

1209
01:49:29,110 --> 01:49:34,290
can and cannot be done. And one thing that cannot be done is simply, during a personal

1210
01:49:34,290 --> 01:49:41,950
map process, create domestic well credits unless well, unless actual water rights

1211
01:49:41,950 --> 01:49:48,350
needed and approved water rights were purchased and approved for use on those lots. So there's

1212
01:49:48,350 --> 01:49:54,390
a lot of work that would have to be done and even to consider something like a domestic well

1213
01:49:54,970 --> 01:49:59,890
approach. And again, we would be conditioning them through the tentative map process for, you know,

1214
01:50:00,000 --> 01:50:06,340
Global, water, municipal, sewer service. I hope that helps provide a little bit of clarity. Let me speak

1215
01:50:06,340 --> 01:50:11,080
also to the roadway issues. And while I certainly am not and will not pretend that I'm a lawyer,

1216
01:50:11,500 --> 01:50:15,660
we do have our district attorney here tonight to answer any of those legal questions about

1217
01:50:15,660 --> 01:50:21,600
access. But I did want to also comment on levels of service and access on to fungling and then on

1218
01:50:21,600 --> 01:50:27,040
to the Mount Rose Highway. Any future development that would come into Washington, a four consideration

1219
01:50:27,040 --> 01:50:33,400
would include those considerations for impact that might reduce the existing levels of service

1220
01:50:33,400 --> 01:50:39,180
to a point that other mitigations would have to be put in place. So as we understand through

1221
01:50:39,180 --> 01:50:45,620
development, development does and is required to mitigate those impacts. So if there were future

1222
01:50:45,620 --> 01:50:50,960
impacts associated with this development or any other development to that point, those appropriate

1223
01:50:50,960 --> 01:50:54,120
mitigations following Wash of County Development Code,

1224
01:50:54,820 --> 01:50:58,180
Ashto, IT, all the requirements that we've adopted,

1225
01:50:58,660 --> 01:51:01,000
National requirements that we've adopted to our code,

1226
01:51:01,380 --> 01:51:04,500
would be brought to bear as part of that consideration and conditioning

1227
01:51:04,500 --> 01:51:08,960
in a future project. So I hope that maybe clears up just a couple of

1228
01:51:08,960 --> 01:51:10,700
those pieces for you.

1229
01:51:11,100 --> 01:51:14,220
Do you have follow-ups? Does a 29 unit,

1230
01:51:14,940 --> 01:51:18,440
tentative map rise to the level of triggering a traffic study?

1231
01:51:18,440 --> 01:51:24,560
typically not, but as a county engineer, I can require even on developments that are less

1232
01:51:24,560 --> 01:51:30,600
than the threshold to comply with the requirement to understand what those impacts might be.

1233
01:51:31,980 --> 01:51:37,780
Okay, and in the case of water rates, when you propose a parcel split that creates additional

1234
01:51:39,000 --> 01:51:43,480
domestic wall possibilities, the water rate credits that you have to bring to the table,

1235
01:51:43,480 --> 01:51:51,040
are how local are those water rights? Is it within the basin? Is it within the hillside?

1236
01:51:51,140 --> 01:51:56,240
I guess the question of bringing water rights from the trucky river and saying that that

1237
01:51:56,240 --> 01:52:01,400
works for a well in the Mount Rose fan is potentially challenging.

1238
01:52:01,980 --> 01:52:06,840
Ultimately, that would be the purview of the state engineer's office, and so they would be the ones

1239
01:52:06,840 --> 01:52:11,940
that would have to accept those. But in general terms, it would have to be within that hydra-based.

1240
01:52:11,940 --> 01:52:25,400
But again, I want to be clear that we would be conditioning any future development for municipal water municipal sewer because we can't condition the regulatory zone amendment a master plan correct.

1241
01:52:26,760 --> 01:52:36,320
So we have to rely on staff and their intentions here and our standards of practice when those developments come in and under the development code that's exactly right.

1242
01:52:36,320 --> 01:52:38,000
I have a question,

1243
01:52:40,960 --> 01:52:46,720
sir, do we when the developer goes ahead and bring sewer to the property

1244
01:52:46,720 --> 01:52:52,140
that he wants to, and let's say it's 1,000 feet?

1245
01:52:53,660 --> 01:53:00,920
Is it typical for the municipality to go ahead and enter into reimbursement agreement as future

1246
01:53:00,920 --> 01:53:06,300
development takes up to the ASS that future development to sort of reimburse for a portion

1247
01:53:06,300 --> 01:53:13,780
of that line that he put in? Do we have that? Oh no. And again, Duane Smith, county engineer.

1248
01:53:14,960 --> 01:53:22,220
What you're speaking to, Commissioner, is if Washow County in our review process, identify

1249
01:53:22,220 --> 01:53:29,900
the need to up size that pipe to handle future developments or other considerations.

1250
01:53:29,900 --> 01:53:36,680
There is a mechanism that Washington could request that and enter into an over-sizing reimbursement

1251
01:53:36,680 --> 01:53:41,880
agreement for enlarging that pipe, so we're not opening it, but just enlarging it.

1252
01:53:42,080 --> 01:53:42,360
Correct.

1253
01:53:42,540 --> 01:53:49,060
We would only pay that proportional share for that over-sizing if we deemed that to be a requirement.

1254
01:53:50,120 --> 01:53:50,680
Thank you.

1255
01:53:50,680 --> 01:53:53,000
And we do do that from time to time.

1256
01:53:53,260 --> 01:53:53,340
Okay.

1257
01:53:53,440 --> 01:53:53,880
Thank you.

1258
01:53:56,080 --> 01:53:59,400
I just have a quick question regarding the traffic studies.

1259
01:53:59,400 --> 01:54:11,460
I've been serving on this commission for a very long time, and I don't think I've ever seen a traffic study done or being requested by staff to be done when they don't meet the threshold.

1260
01:54:13,480 --> 01:54:14,940
Can you provide any examples?

1261
01:54:15,760 --> 01:54:17,360
When you've required that?

1262
01:54:17,920 --> 01:54:26,960
Again, Wayne Smith County engineer, I will tell you commissioner that I have not, and the past 10 or 12 years required that for smaller developments.

1263
01:54:27,680 --> 01:54:35,180
But one of the things that we will consider under any development is how that might let me

1264
01:54:35,180 --> 01:54:41,180
say it this way. If previous developments are approved and they bring those levels of service

1265
01:54:41,180 --> 01:54:47,100
thresholds to a point which they may reduce and drop below Washington standards and this

1266
01:54:47,100 --> 01:54:53,940
development may trigger that level of service to go over that threshold. Then I would require

1267
01:54:53,940 --> 01:54:59,960
that. But in our deliberations and our understanding and our studies associated with the...

1268
01:55:00,000 --> 01:55:19,480
Development application. If it doesn't appear that it would reach that threshold, which would reduce that level of service to the point at which some type of mitigation would be required, then I wouldn't require that. It wouldn't be worth the effort at the time of the money if it wasn't going to substantially reduce that threshold.

1269
01:55:19,480 --> 01:55:23,660
And the threshold you're speaking of is like a level of service of C.

1270
01:55:24,280 --> 01:55:25,440
C is acceptable.

1271
01:55:25,780 --> 01:55:26,660
That's correct.

1272
01:55:27,420 --> 01:55:29,540
How do you tie that with?

1273
01:55:29,660 --> 01:55:33,480
I know there's a lot of concern about evacuations during fire events.

1274
01:55:36,880 --> 01:55:47,420
How has the county decided on moving forward with any increased review of developments in regards

1275
01:55:47,420 --> 01:55:49,420
to possible evacuation plans.

1276
01:55:52,360 --> 01:55:54,360
You're asking a very large question, Commissioner.

1277
01:55:54,680 --> 01:55:59,620
And it involves more than just watch the county community services and planning and engineering.

1278
01:56:01,120 --> 01:56:02,420
But let me speak to a couple of things.

1279
01:56:02,680 --> 01:56:08,060
First of all, as you're again considering this RZA and P.A, you're not considering a development tonight.

1280
01:56:08,640 --> 01:56:11,540
But when that development does come in, let's be real here.

1281
01:56:11,540 --> 01:56:13,200
That's the next step in the process.

1282
01:56:13,200 --> 01:56:20,280
That development would have to abide by the requirements, which include primary access and secondary emergency access.

1283
01:56:20,940 --> 01:56:24,700
So, no development would be allowed if it didn't meet both of those requirements.

1284
01:56:25,500 --> 01:56:33,040
That secondary fire emergency access or emergency ingress in egress, you know, this is certainly something and as of late,

1285
01:56:33,480 --> 01:56:36,340
is on everybody's mind and it's on our minds as well.

1286
01:56:36,340 --> 01:56:42,900
So, when we consider our development code, we also have to look to our partners, our emergency responders,

1287
01:56:43,480 --> 01:56:47,460
Kelly Etcher-Varia, Washington, he's emergency manager, Chief Edwards,

1288
01:56:48,020 --> 01:56:51,160
Trechemo's Fire Protection District, and the list goes on that these are the

1289
01:56:51,160 --> 01:56:57,280
professionals that we talk with to understand if there would possibly be a change required.

1290
01:56:57,880 --> 01:57:04,280
At this time, there is no change being contemplated, but if those discussions led to those changes

1291
01:57:04,280 --> 01:57:09,780
And the development code would need to be updated as an outcome of that we would fully support that.

1292
01:57:10,040 --> 01:57:10,280
Thank you.

1293
01:57:17,100 --> 01:57:20,680
Further questions or discussion from the board?

1294
01:57:24,740 --> 01:57:27,420
Chair, a couple of things I forgot to tell you that we had to

1295
01:57:27,420 --> 01:57:30,180
Commissioner Kennedy came back on at 6.54 for the record.

1296
01:57:30,880 --> 01:57:35,600
Also, Mr. Busby would like to do as public comment.

1297
01:57:36,520 --> 01:57:39,120
He dropped off. He's now back out and thinks he's able to have audio,

1298
01:57:39,120 --> 01:57:43,180
but I need to, I don't know if we could, I'd have to do as carpet as a two-lay.

1299
01:57:43,700 --> 01:57:45,480
I'm fine to reopen public comments from you.

1300
01:57:45,700 --> 01:57:47,280
Okay, I thought so.

1301
01:57:47,460 --> 01:57:50,260
Mr. Busby, I've alluded to you. Go ahead and unmute.

1302
01:57:52,840 --> 01:57:54,960
Okay, I think you can hear me now. Thank you so much.

1303
01:57:55,240 --> 01:57:56,520
Yes, so go ahead.

1304
01:57:57,000 --> 01:57:58,400
Okay, I'll be brief.

1305
01:57:59,120 --> 01:58:00,780
Good evening. My name is Luke Busby. I'm an attorney.

1306
01:58:00,800 --> 01:58:07,140
I represent Jeff Church. You did from earlier, who owns property near the subject parcel.

1307
01:58:07,340 --> 01:58:08,840
You know, his property is on phone lane.

1308
01:58:08,840 --> 01:58:13,060
I submitted a written objection letter before this hearing and it covers everything about

1309
01:58:13,060 --> 01:58:18,500
the say in more detail, but it has supporting documentation and I did just ask the letter

1310
01:58:18,500 --> 01:58:24,000
be made part of the record of both items. There are three central problems that we identify

1311
01:58:24,000 --> 01:58:29,980
with the applications. One is a recorded seven-lot limit. Second is access and third is an

1312
01:58:29,980 --> 01:58:36,340
open meeting law issue. On issue one, the person was already limited to seven-lots by a court settlement

1313
01:58:36,940 --> 01:58:43,780
In Turkey, Olsen, it's a second judicial district case number CV-04-024-192, reached in

1314
01:58:43,780 --> 01:58:50,220
2026, and that easement settlement was recorded, and it runs with the land and it's

1315
01:58:50,220 --> 01:58:54,460
binding all on all future owners including the applicant, and the applicant bought this

1316
01:58:54,460 --> 01:58:55,660
property with that on the record.

1317
01:58:56,560 --> 01:58:59,480
Now, there's something in the record from that that gets a layer of calling to limit

1318
01:58:59,480 --> 01:59:04,080
a recital, but if you read the settlement, it clearly tops the recitals as true and makes

1319
01:59:04,080 --> 01:59:07,600
group provision essential. It also says that any

1320
01:59:07,600 --> 01:59:11,120
dispute over this settlement should be subject to dispute

1321
01:59:11,120 --> 01:59:13,720
resolution before the district court, not the planning

1322
01:59:13,720 --> 01:59:16,260
commission. So here's essentially being asked to, you

1323
01:59:16,260 --> 01:59:18,620
know, resolve the easement dispute is relatively

1324
01:59:18,620 --> 01:59:21,720
about court settlement through the planning commission process,

1325
01:59:22,000 --> 01:59:25,860
which we think is improper. Issue two, the access

1326
01:59:25,860 --> 01:59:28,760
route runs across groups of land along fallen land that are

1327
01:59:28,760 --> 01:59:31,200
gated and are being subject to litigation right now,

1328
01:59:34,060 --> 01:59:34,060
and

1329
01:59:34,640 --> 01:59:39,980
in case number 2, 5, 0, 2, 8, 0, 1, that case is currently active before Judge Brezla

1330
01:59:39,980 --> 01:59:47,500
as Mr. Church mentioned. And there's various disputes involving these access easements

1331
01:59:47,500 --> 01:59:51,780
along fondly, and Judge Brezla recently denied motions to dismiss the case saying

1332
01:59:51,780 --> 01:59:57,620
they're genuine issues. A fact essentially related to these easements, so those issues are

1333
01:59:57,620 --> 01:59:59,980
that are left to the course to resolve.

1334
02:00:00,000 --> 02:00:08,480
I hope to be resolved in the course of the planning approval. Issue 3 is open meeting law. Now, some of the information

1335
02:00:08,480 --> 02:00:14,200
the application was redacted. And just a few days ago, in a case called Las Vegas Police

1336
02:00:14,200 --> 02:00:19,580
Protective Association, versus Las Vegas Metropolitan Police Deportment System Review Board,

1337
02:00:19,860 --> 02:00:25,360
it's an advanced opinion, 55, and it was decided on August 20, 26. So, they're about to

1338
02:00:25,360 --> 02:00:29,400
can core help the clean confidentiality of this

1339
02:00:29,400 --> 02:00:31,700
doesn't require, doesn't override disclosure requirements

1340
02:00:31,700 --> 02:00:32,860
in the open meeting law.

1341
02:00:33,400 --> 02:00:35,220
And I copy that decision as a touch to my letter

1342
02:00:35,220 --> 02:00:37,360
and I just ask that you reveal with your counsel.

1343
02:00:38,680 --> 02:00:39,960
The bottom line is we're asking you

1344
02:00:39,960 --> 02:00:42,920
to continue these items, post the complete application

1345
02:00:42,920 --> 02:00:46,200
without reductions as required for the open meeting law.

1346
02:00:46,280 --> 02:00:47,200
I'll read notice the hearing,

1347
02:00:48,100 --> 02:00:50,320
and otherwise Mr. Scherj asks you to dive

1348
02:00:50,320 --> 02:00:51,820
both applications for the substance

1349
02:00:51,820 --> 02:00:53,240
that you've raised in this point today.

1350
02:00:53,520 --> 02:00:54,500
And I think it's for your time.

1351
02:00:54,500 --> 02:00:58,240
and for allowing me back on after my Zoom crash. Thank you.

1352
02:01:02,740 --> 02:01:10,020
All right. I will close public comment again. I do have question for council.

1353
02:01:13,800 --> 02:01:16,660
Concerning representations of staff about future

1354
02:01:16,660 --> 02:01:23,640
conditions of a hypothetical parcel map. We cannot condition master plan and zoning changes

1355
02:01:23,640 --> 02:01:27,920
that's not within our authority,

1356
02:01:31,700 --> 02:01:36,840
the staff has represented certain things about future potential

1357
02:01:36,840 --> 02:01:47,820
conditions of a potential tentative map for development. Are those binding? You cannot

1358
02:01:47,820 --> 02:01:51,700
condition that and that would not be binding that would be for consideration when that tentative

1359
02:01:51,700 --> 02:02:02,040
is in front of you okay so I can 100% take staff at their word that that's their current

1360
02:02:02,040 --> 02:02:08,830
intention but different staff different time we all get raptured someone else is sitting up here

1361
02:02:08,830 --> 02:02:16,610
and someone else is out there representations about the future conditions of a tentative map might

1362
02:02:16,610 --> 02:02:21,970
or might not apply they would be for consideration. Today's center representations are based on

1363
02:02:21,970 --> 02:02:26,830
actual code language. You can rely that the code will be followed. But when a

1364
02:02:26,830 --> 02:02:30,730
representation is being made, when the code does not specifically set forth that

1365
02:02:31,550 --> 02:02:36,250
requirement, that is something that would have to come before you as the

1366
02:02:36,250 --> 02:02:40,810
conditions when the tenant mappings forward. Thank you.

1367
02:02:42,830 --> 02:02:43,770
I have a follow-up for

1368
02:02:43,770 --> 02:02:49,360
council. Is there a deed restriction to seven parcels on this? There is a

1369
02:02:49,360 --> 02:02:55,760
a private party settlement that the county had no involvement in is not bound by.

1370
02:02:59,400 --> 02:03:01,840
So explain that a little bit more.

1371
02:03:04,130 --> 02:03:09,190
The settlement agreement that has been referenced is not binding on the county.

1372
02:03:09,390 --> 02:03:13,630
The county is not obligated to make decisions with that settlement in mind.

1373
02:03:14,770 --> 02:03:21,310
So there's no official deeter restriction restricting this parcel to only seven possible lots.

1374
02:03:21,310 --> 02:03:23,030
No, thank you.

1375
02:03:32,730 --> 02:03:35,050
Any further discussion from the board?

1376
02:03:36,230 --> 02:03:38,230
Would anyone like to make a motion?

1377
02:03:48,920 --> 02:03:52,740
I'm going to be honest, I'm struggling with this because the availability of facilities

1378
02:03:53,940 --> 02:03:56,300
is potentially there.

1379
02:03:58,200 --> 02:04:05,260
But it's not clear to me that it is there specifically in terms of water.

1380
02:04:12,880 --> 02:04:21,540
sewer access would be existing health code would enforce that five-acre minimum

1381
02:04:21,540 --> 02:04:31,380
lot size average if there's not a sewer main to serve it but we don't have that same

1382
02:04:31,380 --> 02:04:35,860
guarantee on domestic water service and

1383
02:04:46,710 --> 02:04:48,590
with that in mind I don't think that I can make

1384
02:04:48,590 --> 02:04:49,770
I'm going to pour it right now.

1385
02:05:00,000 --> 02:05:17,380
I guess I will go ahead and make a motion if no one else wants to do. I moved that after giving reason consideration and the information contained in the staff report and the information received during the public hearing in the Washingtony planning commission reject the resolution contains a touch from the staff report.

1386
02:05:17,380 --> 02:05:26,380
not pass the master plan amendment or the regulatory zone amendment because I cannot make

1387
02:05:26,380 --> 02:05:36,740
finding for availability of facilities for fresh water service to this parcel at the increased

1388
02:05:36,740 --> 02:05:38,800
density that we would be consider.

1389
02:05:40,590 --> 02:05:48,070
Commissioner Nelson, I'll second that. I'm not being able to meet make finding number four availability of facilities.

1390
02:05:49,650 --> 02:05:52,450
We have a motion in a second. All those in favor.

1391
02:05:53,510 --> 02:05:54,030
Aye. Aye.

1392
02:05:55,230 --> 02:05:55,950
Any opposed?

1393
02:05:58,560 --> 02:05:59,500
The motion carries.

1394
02:06:07,490 --> 02:06:10,790
That brings us to the end of our district chair.

1395
02:06:11,230 --> 02:06:11,810
If it's okay.

1396
02:06:12,210 --> 02:06:13,290
Can I read the appeal procedure?

1397
02:06:13,290 --> 02:06:16,110
Please do. All right, most decisions right or by the Planning Commission are

1398
02:06:16,110 --> 02:06:19,810
are appealable to the Board of County Commissioners if you disagree with the decision of the Planning Commission.

1399
02:06:20,490 --> 02:06:24,570
And you qualify as a degree of person or party. You may appeal and writing within 10 calendar days from the

1400
02:06:24,570 --> 02:06:28,710
date the decision being appealed. This reduced to writing, filed with the Secretary of the Planning Commission

1401
02:06:28,710 --> 02:06:32,310
and mailed to the original applicant in the preceding being appealed in accordance with

1402
02:06:32,310 --> 02:06:37,370
washer County Code. Please call the Planning staff immediately at 775-328-6100.

1403
02:06:37,830 --> 02:06:40,650
For information on the appeal procedure and the application fee.

1404
02:06:43,880 --> 02:06:56,380
Thank you. That brings us to the end of our public hearings as far as future agenda items or requests for information from staff.

1405
02:06:57,040 --> 02:07:12,060
We've had a couple of times tonight from Commissioner Leonard and Commissioner Nelson that the issue of emergency evacuation and road capacity in the event of wholesale evacuation come up.

1406
02:07:12,060 --> 02:07:19,300
I know that this has been repeated issue brought up with respect to incline village and

1407
02:07:19,300 --> 02:07:23,860
that there is a study ongoing on it.

1408
02:07:26,040 --> 02:07:35,840
I think that I'd like to hear more about what the standards are for road service, when it

1409
02:07:35,840 --> 02:07:41,040
comes to evacuation, obviously day to day road service and evacuation are totally different

1410
02:07:41,040 --> 02:07:51,300
in terms of capacity. So what are the engineering standards and what are the conditions that

1411
02:07:51,300 --> 02:08:04,520
county staff consider adequate to serve and what is the county doing as far as emergency preparedness

1412
02:08:04,520 --> 02:08:11,020
if the expectation is not that everybody can evacuate all at the same time in a timely

1413
02:08:11,020 --> 02:08:20,900
manner what are alternatives that we're proposing in it. I guess I don't know what form

1414
02:08:20,900 --> 02:08:26,980
staff thinks would be appropriate to kind of bring this back to the board. And just to

1415
02:08:26,980 --> 02:08:34,260
to tee up off of that a little bit is I understand that you have to have a primary egress in

1416
02:08:34,260 --> 02:08:47,840
and a secondary one for emergency, but when that leads to only one other major roadway, such as like

1417
02:08:47,840 --> 02:08:56,430
fondling, it goes to the Mount Rose Highway, you can go east, you can go west, that's it. So you can't

1418
02:08:56,430 --> 02:09:06,350
go south. So that is where my thinking is like sure those people have two ways to get to the

1419
02:09:06,350 --> 02:09:12,010
mountains highway but what you get there you only have two ways to go and one way is probably

1420
02:09:12,010 --> 02:09:19,210
going to be blocked, right? So that's kind of what I would like staff to start to look at.

1421
02:09:20,730 --> 02:09:28,610
in regards to the evacuation, I've gotten stuck in two evacuations, and it is very unsettling.

1422
02:09:28,730 --> 02:09:34,390
I will agree when you're stuck waiting in traffic and you have nowhere to go.

1423
02:09:35,050 --> 02:09:35,670
It's very exciting.

1424
02:09:35,690 --> 02:09:37,690
Yes, I would add to that.

1425
02:09:38,150 --> 02:09:45,190
For example, there was a point where those in Palomio Valley were stuck because they

1426
02:09:45,190 --> 02:09:54,630
that go north because of the fire by Pyramid Lake and that world was closed and Pyramid

1427
02:09:54,630 --> 02:09:59,970
Highway was closed, so there was no way out, so...

1428
02:10:00,000 --> 02:10:07,140
It is definitely a topic that the county really needs to take some time to really investigate.

1429
02:10:09,690 --> 02:10:15,550
I would add on to that that our emergency services and our emergency planners do an outstanding job.

1430
02:10:16,230 --> 02:10:23,390
And no one could foresee what happened in the recent fires. I didn't plan on being evacuated twice in two weeks.

1431
02:10:24,030 --> 02:10:28,330
We're being under evacuation orders twice in two weeks or not being able to be let back in.

1432
02:10:28,570 --> 02:10:42,390
However, I would like to see the planning divisions specifically actively engaged in conversations with emergency services and not just left to the side on that.

1433
02:10:42,990 --> 02:10:52,710
I think it's very important for our future that this division become active even if you have to kind of force your way in.

1434
02:10:53,850 --> 02:10:55,980
I will second that one.

1435
02:10:58,680 --> 02:11:00,660
I also have another request for staff.

1436
02:11:02,900 --> 02:11:08,520
Congressman Omede has a lands bill that's going through Congress right now.

1437
02:11:10,160 --> 02:11:13,520
And maybe in court has mastow also has a lands bill.

1438
02:11:13,520 --> 02:11:21,600
All of those U.S. forced service lots that are within that lands bill to be transferred to jurisdictions.

1439
02:11:21,600 --> 02:11:30,660
could we get a map of that just so we can see where the possible growth in the future is going

1440
02:11:30,660 --> 02:11:33,160
to happen if that plans build up.

1441
02:11:33,320 --> 02:11:34,880
One of those lands will skip past.

1442
02:11:35,100 --> 02:11:38,080
I will search for that map if it is available.

1443
02:11:38,620 --> 02:11:40,900
Yeah, I will provide it to this planning commission.

1444
02:11:43,120 --> 02:11:48,700
If I can get more clarity on the previous request because what you're talking about,

1445
02:11:48,700 --> 02:11:57,160
Obviously this is in clearly it's the front of everyone's minds with the recent bug and a hawk fire.

1446
02:11:58,180 --> 02:12:06,420
It's unclear what the request is or the ask is specifically planning as clearly this is multi jurisdiction.

1447
02:12:07,540 --> 02:12:16,720
It's not just Washow County, it's multi-regional, it in fact it's quite possible.

1448
02:12:16,720 --> 02:12:24,640
that we're going to be seeing some bills that are going to be coming forth as a result of the recent fires as well.

1449
02:12:25,400 --> 02:12:31,200
So, if I can get more clarity so that I know what to provide this planning commission.

1450
02:12:32,520 --> 02:12:36,020
With the understanding that yes, fires are a big deal.

1451
02:12:36,540 --> 02:12:39,000
We rely very much on our partnering agencies.

1452
02:12:40,640 --> 02:12:48,960
the fire departments, the emergency management team, you know, in engineering staff, it's a

1453
02:12:48,960 --> 02:12:56,140
multi-disciplinary function. And so if there is a request of planning, I would like to

1454
02:12:56,140 --> 02:13:01,260
fulfill that request, but I need more clarity in terms of what it is that you all are looking for.

1455
02:13:02,380 --> 02:13:08,980
One of the things I'd like to know more about, and part of it goes to what the engineer talked about

1456
02:13:08,980 --> 02:13:19,240
is I'd like to really understand why we don't do more actual traffic studies on all of our proposals

1457
02:13:21,600 --> 02:13:30,240
because this is what has happened in the last couple months is a result of the growing traffic

1458
02:13:30,240 --> 02:13:38,520
and we do not get adequate information about the proposals in terms of the traffic impact

1459
02:13:38,520 --> 02:13:42,360
of most of the proposals that come before us?

1460
02:13:46,740 --> 02:13:50,540
Okay, I guess I will try to now my request.

1461
02:13:51,240 --> 02:14:04,320
One is to give a step-dition of, I mean, I think I have a sense that what we design for in terms of traffic is normal daily loads, not mass evacuation.

1462
02:14:04,320 --> 02:14:10,520
So I guess a statement from professional staff on how we

1463
02:14:10,860 --> 02:14:15,220
trade the concept of evacuation in terms of traffic planning.

1464
02:14:16,200 --> 02:14:24,340
And to whatever we have in terms of evacuation plans by neighborhood.

1465
02:14:24,380 --> 02:14:29,520
I know that they've been pursuing one in inclined village, but we have a lot of this county

1466
02:14:29,520 --> 02:14:30,740
at fire risk.

1467
02:14:31,060 --> 02:14:32,360
It's not just inclined.

1468
02:14:32,360 --> 02:14:33,160
I

1469
02:14:37,860 --> 02:14:46,620
hate to say it, but it's almost a traffic study on the main arterials of the area

1470
02:14:46,620 --> 02:14:56,220
when you have a certain area, like the mouse highway, it's four lanes and a center lane.

1471
02:14:56,860 --> 02:14:59,960
So obviously you're going to halt traffic and...

1472
02:15:00,000 --> 02:15:29,260
Push, you know, five lanes of traffic in one way. But then when it gets to, like, if you have to evacuate west, that it goes to a two lane. So what is the capacity of some of these evacuation routes? And I think that would help ease people's minds, like, you know, highway 395 has the evacuation capacity of 45,000 people. Like, that's what we asked it to do, right?

1473
02:15:29,260 --> 02:15:40,840
so can it do that? If not, does that mean that we have to start? Does the emergency group need to start having their ready set go?

1474
02:15:40,840 --> 02:15:44,200
Actually go to a go more quickly.

1475
02:15:46,440 --> 02:15:59,200
Or stage it in such a way that you can, you know, the past year that road is 2,000 vehicles in an hour, you know, do we know what area is that is?

1476
02:15:59,200 --> 02:16:01,780
and how to get those people out.

1477
02:16:02,600 --> 02:16:06,240
I'd like to add a couple months ago,

1478
02:16:06,760 --> 02:16:14,400
when we had the report about the standard capacity of roads,

1479
02:16:14,940 --> 02:16:18,280
based on national standards and our question them,

1480
02:16:18,640 --> 02:16:21,460
that they use national standards to decide

1481
02:16:21,460 --> 02:16:24,960
what our traffic patterns were.

1482
02:16:24,960 --> 02:16:34,740
And I don't think they took the actual conditions of our community into effect when they did that.

1483
02:16:35,380 --> 02:16:50,840
And what has happened the last few months is a good example of the fact that they can't just use a typical city of our size and use their stats for determining how we handle things.

1484
02:16:54,960 --> 02:17:04,760
Trevor, I think that maybe a good question to ask would be, when we reach a capacity in an area,

1485
02:17:05,020 --> 02:17:14,000
if there's a traffic capacity in an area, what's the next step? As we're taking these plans

1486
02:17:14,000 --> 02:17:19,420
and we're adding new homes in small parts and pieces, is there anything that's going to trigger

1487
02:17:19,420 --> 02:17:27,000
a review from planning to say, wait a second, we've reached a capacity, something else has to be done with those roads.

1488
02:17:27,700 --> 02:17:30,080
So maybe just get, is there a guideline?

1489
02:17:30,940 --> 02:17:36,500
Is there an overview that we can look at in specific areas for specific evacuation routes?

1490
02:17:37,300 --> 02:17:41,760
That we could confidently say, no, this is part of the plan.

1491
02:17:41,980 --> 02:17:45,320
We do know that this is the capacity for an evacuation

1492
02:17:45,320 --> 02:17:48,560
and maybe that just triggers the emergency services

1493
02:17:48,560 --> 02:17:52,300
to evacuate sooner, a little bit earlier, if they can.

1494
02:17:53,140 --> 02:17:57,980
But is there a capacity there that would give us guidance?

1495
02:17:59,280 --> 02:18:03,740
I have to assume that all of this has been studied,

1496
02:18:03,800 --> 02:18:06,500
and there are certainly answers to all of these questions.

1497
02:18:06,700 --> 02:18:11,400
We can reach out to our partners' emergency management primarily.

1498
02:18:13,140 --> 02:18:21,040
But it will certainly involve some work on our part to track down this information and find out where this is.

1499
02:18:21,200 --> 02:18:22,760
And again, it is multi-disciplinary.

1500
02:18:23,240 --> 02:18:29,860
It's not certainly one division that's going to be looking into all of this.

1501
02:18:29,980 --> 02:18:33,900
So we will certainly provide those answers to you, probably in a memo form.

1502
02:18:34,840 --> 02:18:39,920
And then if there's follow-up questions after that, then we can proceed in that fashion.

1503
02:18:39,920 --> 02:18:45,200
We recognize how massive this is, so thank you for looking into that.

1504
02:18:45,740 --> 02:18:51,620
Yeah, as you've seen, this comes up all the time when a new development is proposed.

1505
02:18:51,820 --> 02:18:58,080
People feel that the existing egress is inadequate for emergency evacuation of week.

1506
02:18:58,320 --> 02:19:04,120
Can have anything to point to in terms of how we're meeting national best practices or whatever.

1507
02:19:04,920 --> 02:19:07,480
I think there'll be real helpful in making findings.

1508
02:19:07,480 --> 02:19:08,160
Thank you.

1509
02:19:08,700 --> 02:19:09,720
Thank you.

1510
02:19:09,720 --> 02:19:10,480
Thank you.

1511
02:19:11,580 --> 02:19:11,840
Thank you.

1512
02:19:11,840 --> 02:19:11,880
Thank you.

1513
02:19:11,880 --> 02:19:12,040
All right.

1514
02:19:13,280 --> 02:19:13,520
11.

1515
02:19:13,740 --> 02:19:16,080
And a report on previous planning commission.

1516
02:19:18,520 --> 02:19:19,800
All right.

1517
02:19:19,800 --> 02:19:20,640
All right.

1518
02:19:21,000 --> 02:19:21,220
Yeah.

1519
02:19:21,280 --> 02:19:23,060
There's a couple of items to report on.

1520
02:19:23,340 --> 02:19:26,360
At the August 25th BCC meeting.

1521
02:19:27,140 --> 02:19:30,380
They heard the first reading of the Equand Business DCA.

1522
02:19:30,720 --> 02:19:34,780
The second reading is scheduled for September the 15th.

1523
02:19:34,780 --> 02:19:49,560
Also at that August 25th meeting the master plan amendment for the heat mitigation amendments were heard and approved by the planning I'm sorry by the county commission and that's all I have to report on.

1524
02:19:49,600 --> 02:19:51,660
Thank you any updates from legal.

1525
02:19:52,700 --> 02:19:56,160
All right, do we have any public comment at this time.

1526
02:19:56,460 --> 02:19:58,660
I have no public comment in chambers.

1527
02:19:59,000 --> 02:19:59,780
I have no.

1528
02:20:00,000 --> 02:20:06,700
The recording has stopped.