[{"_1":2,"_110":-5,"_111":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6477580,"mediaKeyId","5711557-fe55d2fd7eb13d55af8dfe50c9bcf244","parentId",5711557,"title","Planning commission recommends zoning changes at Marengo Springs despite public concerns about water and fire access","audioSeconds",1118,"startMs",3208000,"endMs",4326000,"viewUrl","/Search/View?dp=1&key=5711557-fe55d2fd7eb13d55af8dfe50c9bcf244&start=3208&end=4326","thumbnailUrl","https://assets.pipeline.soar.com/5711557-fe55d2fd7eb13d55af8dfe50c9bcf244/thumbnail_3208000.jpg","articleUrl","/articles/6477580/Washoe-County/Nevada/Planning-commission-recommends-zoning-changes-at-Marengo-Springs-despite-public-concerns-about-water-and-fire-access","mediaUrl","https://secure.pipeline.soar.com/6477580-bfa8356a3645bf58b256c0e7efb42a58/orig.mp4?Expires=1771066909&Signature=YswKTRk3UU48qLCIZYbtif~CkLoDxLktXCJFwvvZk2oLm3~RHR9ECdQN6yJEyXz~fpLdWrt7lg5Q2P6TRbApzgabixMtRrAEBRNLWcDgCazprlFtMA62NfOO6hj83KTY03fmFE4irwgkry7WktQUHQ9lVVbDsfgWM0xHDpegcEDfAJGWuUf0V~Jv9gt9NpamJR2F2l6SScpyCSVMmT62s9tVHXANb0GoBcGg5ImXFAGe2L28~Y~FqSKfwQ1I6qn~xA17ACrKTx5HJz1LynBPpWMBQG48WIxojwMZpZ0vTtPorDqIBcKZCqpP3WK-hgiiGHL~poniWbJWdgG6vNYmgA__&Key-Pair-Id=KUT5TJCACFTXG","author","Washoe County, NV","date","2025-09-03T15:10:22Z","article","Reno (Sept. 2)

The Washoe County Planning Commission voted Sept. 2 to recommend that the Washoe County Board of County Commissioners adopt a regulatory zone amendment affecting four parcels in the Marengo Springs area. The action would change zoning on a 35.5-acre parcel at 18090 Marengo Road from low-density rural (LDR) to medium-density rural (MDR) and convert about 9.7 acres of general rural (GR) on the four parcels to open space (OS). Staff said the change would raise the allowed density on the 35.5-acre parcel from four units to seven units.

Planner Julie O\u0000'Lander told the commission that the parcels are outside community water and sewer service areas and would require on-site wells and septic systems; the applicant must work with the Nevada State Engineer and Northern Nevada Public Health on water and septic approvals. \"These parcels are not within areas where they can be connected either to community water or community sewer,\" O\u0000'Lander said.

The applicant's materials state the LDR-to-MDR change would allow seven units on the 35-acre parcel instead of four, and that moving GR to OS on portions of the three lower parcels would limit residential development within riparian or steep areas. The applicant held a neighborhood meeting in June; staff said 13 members of the public attended and raised questions about wells, septic, stormwater, traffic on Toll Road, fire risk mitigation, and undergrounding power lines.

At the hearing, two Zoom commenters (Sue and Jim Moritz) and other public speakers told commissioners they worry about diminishing groundwater, long pump depths for new wells, prior fires in the area and constrained evacuation routes, and they urged the county to require secondary access, underground utilities and hydrants. Commissioner comments in the hearing record repeatedly flagged concerns about approving higher density where water availability and emergency access information are limited.

Commissioner Rob Pierce moved that the planning commission adopt the resolution recommending the regulatory zone amendment (WRZA25-0003) and forward it to the Board of County Commissioners; the motion carried, with one recorded nay during the roll call. (At the vote the chair called for ayes and nays; record shows one commissioner voted \"nay\" and the motion passed per commission procedures.)

The matter will proceed to the Washoe County Board of County Commissioners for final action. The planning commission record includes staff analysis, public comment and a petition transmitted to the commission prior to the hearing. The zoning change does not itself authorize new parcels or wells; any subdivision or parcel map, well permitting and septic approval would be handled in subsequent review processes.","mediaType","Video","parentTitle","Washoe County Planning Commission | September 2, 2025","oneSentenceSummary","The Washoe County Planning Commission on Sept. 2 recommended a regulatory zone map amendment for four parcels in the Marengo Springs area that would upzone a 35.5-acre parcel from low-density rural to medium-density rural and convert about 9.7 acres of general rural to open space on three parcels.","taxTitle","Washoe County, Nevada","taxId",2669,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6477586,"Commission OKs change to age-occupancy condition for Silverado Village continuum-of-care community",239,2956000,3195000,"/Search/View?dp=1&key=5711557-fe55d2fd7eb13d55af8dfe50c9bcf244&start=2956&end=3195","https://assets.pipeline.soar.com/5711557-fe55d2fd7eb13d55af8dfe50c9bcf244/thumbnail_2956000.jpg","/articles/6477586/Washoe-County/Nevada/Commission-OKs-change-to-age-occupancy-condition-for-Silverado-Village-continuum-of-care-community","https://secure.pipeline.soar.com/6477586-bcb97be1659cc6143bbd20cca8db44a2/orig.mp4?Expires=1771066909&Signature=ZFYCQ2159RjGk81eP1iWSZQecG-M8kQBjPv1~cR5X1A98aBw5Cx-654zs4Seo0SIltKNbvxvIS-TbFkQIgQuADHH3EUkS5oghK7JT35Y8iQEKJtf7o-h5MS2UITrF8qpAJuTRtOZs2oqEu7E7G1DF1iSvQ-2h5ydVEeU6gICEWtf56IcOUAxItvszUviGEQXkmJqlM1CM1YG59c~luAXVWiR7yCNBK8E1m7aSZNv0OlcuC6rh4avenMjIgitBzZ8sG8U2XrhSFQETiFJyuEQ5ZUUEuQvMIy7138n6yag9WmCkH5KywGXfdkpK5lFGyKDOMDlv0DpDZTTWuaLGvhuJg__&Key-Pair-Id=KUT5TJCACFTXG","Reno (Sept. 2)

The Washoe County Planning Commission unanimously approved an amendment of conditions on Sept. 2 that modifies an age-occupancy requirement for a continuum-of-care special-use permit and associated tentative subdivision map for the Silverado Village Eagle Canyon project.

Planner Julie O\u0000'Lander said the original special-use permit required at least one occupant of each residence be 62 or older. The applicant requested a change to follow newer federal guidance that would allow 80% of occupied residences to have at least one occupant aged 55 or older, giving the homeowners association more flexibility to allow spouses, partners or dependents younger than 55 to live with qualifying residents.

\"The proposed modification provides that at least 80% of the occupied residences must be occupied by at least one person who is 55 years or older,\" O\u0000'Lander said. She said 46 property owners within 500 feet were noticed and staff received no written opposition during the comment period.

Commissioner Rob Pierce moved to approve amendment of conditions case WAC25-0014 for Silverado Village Eagle Canyon LLC to modify conditions of approval; Commissioner Amy Owens seconded. The motion carried unanimously.

The amendment changes an eligibility condition for the special-use permit; it does not itself approve changes to the map or infrastructure. Appeals of the commission decision may be filed to the Washoe County Board of County Commissioners within 10 calendar days after the decision is reduced to writing and filed.","Washoe County planners approved an amendment allowing at least 80% of occupied residences in the Silverado Village Eagle Canyon project to include at least one occupant aged 55 or older, replacing the earlier requirement that one occupant be 62 or older.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6477589,"Commission approves removing three parcels from Saint James Village tentative map, trimming unit count",1364,1542000,2906000,"/Search/View?dp=1&key=5711557-fe55d2fd7eb13d55af8dfe50c9bcf244&start=1542&end=2906","https://assets.pipeline.soar.com/5711557-fe55d2fd7eb13d55af8dfe50c9bcf244/thumbnail_1542000.jpg","/articles/6477589/Washoe-County/Nevada/Commission-approves-removing-three-parcels-from-Saint-James-Village-tentative-map-trimming-unit-count","https://secure.pipeline.soar.com/6477589-3165d02378fb4d426e5df80a7fea9433/orig.mp4?Expires=1771066909&Signature=jEpEASbD7PW-MTRt~efAwL2ldoAFODY9MnxMMOGvhkd54KeTmX9xcug83Pvc6-8qabMDcJx-qtIrsaYvgHsLTJXfNvH-YJY42-yj-6XjdB680Wy4Xujm5mTdyd-fsFZAQQ6zjsDRfM4jfsvyP~rMFysyVQTg0kxNw~EbwfinqWwVQfPdkgBxfAWzlGEBYUcI630rlVb22PsnrHk9~F6-ra5yZcoxaZQkRYWxkLD-gbLAoX2XbtJL8roqlgxU7b-wTrm98sY1xrS7WltqW~sn~AmmNi54Ojg7JipgCBEJbt86gyhKGdPjhvxq7axAzVUClpLLVSglzp5GVJCJZawB0w__&Key-Pair-Id=KUT5TJCACFTXG","Reno (Sept. 2)

The Washoe County Planning Commission voted unanimously Sept. 2 to approve an amendment of conditions to the Saint James Village tentative subdivision map that removes three parcels (totaling about 224.1 acres on staff materials) that were separated from the original development footprint when Interstate 580 was constructed. The change reduces the subdivision\u0000's approved unit count from 510 lots to 450 lots.

Senior planner Chris Bronsick told the commission the three parcels lie east of I-580 and were effectively cut off from St. James Village by the freeway; the parcels sit in the South Valleys planning area and are intended to be part of a separate future subdivision. \"Staff was able to make all the required findings, and we are recommending approval with conditions,\" Bronsick said.

Bronsick and other staff noted that property owners within 1,500 feet were noticed (66 notices) and that the most recent prior amendment for the overall project occurred in December 2023. The applicant has separately filed a development agreement application seeking an extension of the tentative map authorization; that extension request is scheduled to be heard by the Washoe County Commission and will not return to the planning commission.

Several members of the public who live in Pleasant Valley and Washoe Valley spoke during a reopened public-comment period, expressing opposition to transferring the parcels and concerns about possible future density, water supply, septic systems and emergency access. One speaker urged commissioners to consider water availability; another said residents opposed annexation or higher-density development that would bring city water or sewer.

Trevor Lloyd and staff clarified that the action before the commission only removes the three parcels from the Saint James Village tentative map; it does not approve any new development plan or transfer of density to another subdivision. Staff said the amount of density associated with the three parcels is 75 lots and that the applicant proposed to reduce Saint James Village density by 80 lots; the density could be used with another development in the future but is no longer associated with Saint James Village.

Commissioner Linda Kennedy moved to approve amendment of conditions case WAC25-0010 with previously approved conditions included as Exhibit A; Commissioner Rob Pierce seconded. The motion carried unanimously.

The decision is appealable to the Washoe County Board of County Commissioners under the county appeals process; appeals must be filed in writing within 10 calendar days after the decision is reduced to writing and filed with the planning commission.","The Washoe County Planning Commission unanimously approved an amendment of conditions to remove three parcels cut off by I-580 from the Saint James Village tentative subdivision map, reducing the map\u0000\u0000\u0000\u0000\u0000\u0000's permitted unit count from 510 to 450.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":91,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6477591,"Planning commission approves partial abandonment of county interest in Cheryl Lane easements",587,955000,"/Search/View?dp=1&key=5711557-fe55d2fd7eb13d55af8dfe50c9bcf244&start=955&end=1542","https://assets.pipeline.soar.com/5711557-fe55d2fd7eb13d55af8dfe50c9bcf244/thumbnail_955000.jpg","/articles/6477591/Washoe-County/Nevada/Planning-commission-approves-partial-abandonment-of-county-interest-in-Cheryl-Lane-easements","https://secure.pipeline.soar.com/6477591-7e03066c3b61238cec7d677d9923560b/orig.mp4?Expires=1771066909&Signature=X2hzAg4nrT0AmX-v981Lp3HmljjnUu7ElU3EeoUco1oHJnVavXhrlzBuAdEVPw4K-tPW2rkMbAZ6V2EPknD9Mh8uXeijLedUWZM~IQ4RCqMTILCRief70UGDJAVCWx9tPwDH1D271VQXmi~HO2Rh3sG7wqGOJPdzfvRceiAOwDOdSdoR3NJFX39ZzsjnUcH8c4sq22OIoqgF2al5GXlSwWqJ6AYCzxMFQQcAXWMl7cdkm3S3UE7udiP9F7pUS34e7esPSOyADOc0DpMQ8rmUDRkN7d2WSIhxYXgK1~6~F80vnBuT4pq318PYzXfxXRSCJYqNOwZaUTclrgOrCMbVHw__&Key-Pair-Id=KUT5TJCACFTXG","Reno \u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000 (Sept. 2) \u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000The Washoe County Planning Commission voted unanimously on Sept. 2 to partially abandon the county\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000's interest in three access and public-utility easements on a parcel off Toll Road owned by Walter and Amy Husted, while preserving a 20-foot-wide access and public-utility easement along the parcel\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000's western boundary.

Staff planner Julie O\u0000'Lander told the commission the request (abandonment case WAB25-0005) concerns two 33-foot-wide easements and a 66-foot-wide easement on the Husted parcel and that the county\u0000is seeking to abandon only its interest, not utility rights held separately by AT&T and NV Energy. \"Staff is recommending a partial abandonment of this request,\" O\u0000'Lander said.

O\u0000'Lander told commissioners the existing dirt road known as Cheryl Lane mostly lies on the adjacent parcel rather than the applicant\u0000's property, and that a portion of the informal roadway currently jogs onto Bureau of Land Management property. The staff report noted an adjacent parcel contains a 40-foot-wide easement and that the county\u0000is proposing to retain a 20-foot access and public-utility easement along the western boundary to preserve access and utilities.

Land surveyor James Darryl, representing the owners, told the commission the applicants \"concur with the recommendations of the staff,\" and did not offer further presentation.

Commissioner Ralph moved to partially approve abandonment case WAB25-0005 to retain a 20-foot-wide access and public-utility easement along the western boundary and to adopt the conditions listed in the staff report; Commissioner Rob Pierce seconded. The motion carried unanimously.

The decision is appealable to the Washoe County Board of County Commissioners; appeals must be filed in writing within 10 calendar days after the decision is reduced to writing and filed, according to the appeals procedure read into the record.

The county will record the resolution and order of abandonment with the corrected documentation noted in the motion and the staff report.","On Sept. 2 the Washoe County Planning Commission voted unanimously to partially abandon the county\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000\u0000's interest in three access and public-utility easements on a parcel off Toll Road for Walter and Amy Husted, retaining a 20-foot access and utility easement along the western property boundary.","actionData","errors"]

Article not found

Planning commission recommends zoning changes at Marengo Springs despite public concerns about water and fire access

Commission OKs change to age-occupancy condition for Silverado Village continuum-of-care community

Commission approves removing three parcels from Saint James Village tentative map, trimming unit count

Planning commission approves partial abandonment of county interest in Cheryl Lane easements