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Agenda Item
21. Public hearing: Pro Pony, LLC's appeal of the Washoe County Board of Adjustment's failure to approve Special Use Permit Case Number WSUP23-0029 and opposing neighbor Jill Brandin's appeal, filed to preserve her right to judicial review. Pro Pony, LLC requests approval of a special use permit to bring an existing legal non-conforming commercial stable to board 35 horses into conformance with Washoe County Code and to allow for the construction of a 13,500 SF indoor riding arena structure. Pro Pony, LLC is also requesting modifications to remove the requirement for paved parking surfaces to allow non-paved surfaces (110.410.25(e)) and to waive landscape standards for commercial uses (110.412.40(a-d)).
The applicant and property owner is Pro Pony, LLC. The address is 3400 Holcomb Ranch Lane (Silver Circle Ranch) in Reno. The Assessor's Parcel Number is 040-670-12.
The Board of County Commissioners shall consider the appeal based on the record and any testimony and materials submitted at the public hearing. The Board of County Commissioners may approve or deny the special use permit. Community Services. (Commission District 2.) FOR POSSIBLE ACTION
From 1989 to 1994 I rode and boarded two horses at Silver Circle Ranch. Although there were no formal lessons at that time, the barn was at full capacity. I was a teenager back then, but I believe it is fair to assume it was “for profit” as my family paid monthly to have our horses cared for. We were not the only boarders and the barn was at capacity. I myself am a third generation Nevadan. I was born and raised in Reno and have been a resident for 49 years. The properties and land over Windy Hill have always been considered horse country! While I have never had the opportunity to live there (I would in a heartbeat if I financially could), I had several friends who did live off of Holcomb and the like growing up. Every one of them had horses and we were constantly riding…down the roads, to and on the ditch trails and in their backyards. Never once was there any complaints. Fast forward 30 plus years and suddenly you aren’t supposed to have horses in horse country because they are too messy, too noisy, too confined? Needless to say I was thrilled to return to Silver Circle and see it thriving once again. Building four walls and one roof over an existing arena that is already in use does not deserve the push back it’s getting. It is very important to note building this well thought out indoor arena will bring in no new horses! All it does is allow existing clients to ride in an arena they currently ride in an opportunity to do so during inclement weather. While space is limited to comment, many if not all the oppositions complaints have been refuted by evidence, found to be untrue, and in some cases make no sense. I may not physically live by or near Silver Circle Ranch or Pair of Aces, but I am a long time Reno resident and have deep family history rooted in this town and it’s surrounding areas including that over Windy Hill. Please take into consideration that continuing our ability to enjoy horses in this part of town is not new and allowing equestrian enthusiasts the ability to ride safely during inclement weather with a appropriately scaled indoor arena keeps this heritage going.
Please vote in favor of Pro Pony/Silver Circle Ranch. This is a great project for both the community and neighborhood. Your vote of support is greatly appreciated.
I believe this project meets all the requirements necessary.
As one of Silver Circle Ranch's closest neighbors we strongly urge the county to approve the special use permit and all indoor arena building requests. The business is perfect for the rural horse ranch neighborhood and for the community at large. We have never had an issue with noise, flies, dust, pollution, traffic or any of the other complaints that some of our more vocal neighbors have claimed to experience. I have heard claims that this was not a commercial boarding facility in the past. That is simply not true. One of my closest family friends paid to board her horses on the property as a part of the Nelson's commercial business for many years. The building will look like an arena and will fit in with the fits in with neighborhood's standards and you will barely be able to see it from the street. We love the rural ranch neighborhood and consider Silver Circle Ranch and Pro Pony LLC to be one of the reasons why it is so special. They are excellent neighbors and provide a much needed service to the community. Please approve this project.
Pro Pony is an amazing organization, and we support them! It’s troubling a private property owner such as Landess Witmer has been made to jump through so many hoops while all the housing developments are approved with a rubber stamp. The housing development next to Pro Pony was passed quickly. My kids have visited Pro Pony and our family supports their riding program. Why not approve a project that focuses on our youth.
I support the silver circle ranch indoor arena because I'm family of one of the riders there and I think this indoor arena would really help improve the safety of both the riders and coaches
I am a neighbor of Silver Circle Ranch and strongly support the approval of the SUP, the proposed indoor arena and all of the other operations that are currently in place. In fact I live in this area BECAUSE of the equestrian lifestyle. Arguments against that claim increased traffic and activity are without merit as the number of horses, lessons, shows and clinics will remain unchanged. Current lessons during inclement weather are still held but involve unmounted activities. Adding the indoor arena will simply allow ridden lessons at those times. In Addition, it is of benefit to the local economy.
In 2017 the American Horse Council published a National Economic Impact Study that found "The horse industry contributes approximately $50 billion in direct economic impact to the U.S. economy, and has a direct employment impact of 988,394 jobs. Additionally, the industry itself contributes $38 billion in direct wages, salaries, and benefits.
From those direct effects, the horse industry’s contribution ripples out into other sectors of the economy. Adding these ripple effects results in an estimate of the total contribution of the horse industry to the U.S. economy of $122 billion, and a total employment impact of 1.7 million jobs."
Not only does Silver Circle Ranch enhance the area aesthetically, it provides a place for youth to learn responsibility and sportsmanship from the 2023 Trainer of the Year and contributes to the local economy. Please approve the SUP and the proposed indoor arena.
I'm a student and rider and Pair of Aces and I support this indoor arena because it would help provide safety for both coaches and riders. Silver Circle Ranch has followed all of the guidelines necessary for the indoor barn.
An applicant who has met all the county requirements for their SUP is entitled to approval of their project. Pro-Pony is such an applicant and this Board must approve the application. This applicant has made many concessions and adjustments on the project to meet county standards and address neighbors concerns but nothing short of getting rid of this use of this property will suffice for them. You will hear comments from the opponents that are provided without them having to be sworn to tell the truth, for if they had to swear to the veracity of their representations many of those comments, based on incorrect or downright false information, would not be made. The applicant has made her case based on facts and conformance with Washoe County codes and requirements; you must vote for approval.
Horse back riding is an art that’s an integral part of Nevadan culture and history. It is important for riders to have a place to keep their skills sharp and celebrate our historic tradition.
My name is Joanne Zuppan, I have lived at 8801 Lakeside Drive which is across from the Silver Circle Ranch for 34 years. The Silver Circle Ranch, while owned by Warren Nelson was NEVER a commercial boarding/riding facility. I know this because I had inquired about riding lessons for my daughter and I was told it was a private facility.
The ProPony group are the first to try and convert a pastoral setting into a noisy, congested, dusty and polluted platform. With ProPony’s SUP application they are requesting the construction of a building large enough to hanger a 737 aircraft, within a flood zone, in the middle of a residential neighborhood. Does that make any sense? Previously presented to you are the hazardous effects to the ground water for the amount of urine and manure from the number of horses that they propose at that facility. The dust and noise generated from their ridding events is another factor to be considered. All hazardous to the public’s safety.
I would like to add that the ProPony group have been disrespectful to both the commissioners and the community by continuing their public events without the proper licensing.
When will this end? This project has been denied and ProPony continues to appeal and we all spend our time presenting the same issues.
Please oppose this SUP that is detrimental to our neighborhood and to all others that live along our ditch waterway system.
I am Lisa Petersen-Trujillo, a proud third-generation Nevadan, writing to advocate for the construction of an indoor arena at the Historic Silver Circle. As a former rider at the Silver Circle horse barn in the late '80s, I returned almost a decade ago to witness its transformation into a vibrant horse training facility under the ownership of Landess Witmer (family) and Pair of Aces.
I seek your support for the indoor arena project at Silver Circle, which has faced opposition employing deceitful tactics and misinformation rooted in personal grievances against the property owners. I urge you to make an unbiased decision based on overwhelming support from planning committees, consultants, and the community.
Contrary to the opposition's claims, the indoor arena will not impact traffic flow, outside infrastructure, home prices, or create an unremarkable presence. It is a conservative addition supporting the training needs of Pair of Aces, a facility owned by Liz Reader, a top US Equestrian Trainer.
The request for the indoor arena is a small, well-thought-out addition that allows equestrian riding and training during winter months. I implore you to consider the genuine needs and aspirations of our community and the horse-riding community at Silver Circle.
May your decision reflect the truth and support for the indoor arena.
Sincerely,
Lisa Petersen-Trujillo
Horse Owner & Rider at Pair of Aces/Silver Circle
Best thing to happen in winter to keep you horse riders active and engaged. Beats Tic-Tok by a mile. Approve and support this for the future of healthy outdoor activities in Reno and Washoe County.
Thanks,
Rocky Morrison
I’ve been to the Siver Circle Ranch an I’m in total support and believe this is a great addition to our community. So many benefits for kids and adults alike.
I have been riding with Pare of Aces Stable for 5 in a half years. I wud like to have a indoor arena
because we can still ride, even in bad weather, like snowing and windy and raining . When the temperature is very cold or very hot, it will be great for the instructors, the riders, and the horses so we can all be safe and very comfortable too. It will be very good because the winter is here, so we can still ride. I hope you like my idea! Please support us because we need the indoor arena really bad! Please support the Silver Circle, Ranch project!
Please support the proposed indoor arena at Silver Circle Ranch!!! It would add a safe, year round, equine community facility and add value to the youth equestrian groups as well as lifelong equestrians in our area. The team behind the proposed indoor that currently operates the existing ranch facility is courteous, proactive, family and community oriented.
I SUPPORT! From a parent whose daughter loves horses and has benefitted from this amazing ranch …. This will be an amazing addition to our community and the future generations of horse enthusiasts, riders and lovers!
I support this project wholeheartedly! We (MRD Foundation, Inc- a non profit) are eager to start
Equine Assisted Therapy (EAT) for victims of PTSD and trauma. EAT is already successful in many states- time for Nevada to launch!
Thank you!
The indoor arena will provide safety for horses, riders and the trainers year around.
The building will not change or increase traffic in any way - there is no change to the business capacity it is needed for the safety of the horses, riders and trainers.
The building will be built over an existing arena that has been there for 50 years.
From 1989 to 1994 I rode and boarded two horses at Silver Circle Ranch. Although there were no formal lessons at that time, the barn was at full capacity. I was a teenager back then, but I believe it is fair to assume it was “for profit” as my family paid monthly to have our horses cared for. We were not the only boarders and the barn was at capacity. I myself am a third generation Nevadan. I was born and raised in Reno and have been a resident for 49 years. The properties and land over Windy Hill have always been considered horse country! While I have never had the opportunity to live there (I would in a heartbeat if I financially could), I had several friends who did live off of Holcomb and the like growing up. Every one of them had horses and we were constantly riding…down the roads, to and on the ditch trails and in their backyards. Never once was there any complaints. Fast forward 30 plus years and suddenly you aren’t supposed to have horses in horse country because they are too messy, too noisy, too confined? Needless to say I was thrilled to return to Silver Circle and see it thriving once again. Building four walls and one roof over an existing arena that is already in use does not deserve the push back it’s getting. It is very important to note building this well thought out indoor arena will bring in no new horses! All it does is allow existing clients to ride in an arena they currently ride in an opportunity to do so during inclement weather. While space is limited to comment, many if not all the oppositions complaints have been refuted by evidence, found to be untrue, and in some cases make no sense. I may not physically live by or near Silver Circle Ranch or Pair of Aces, but I am a long time Reno resident and have deep family history rooted in this town and it’s surrounding areas including that over Windy Hill. Please take into consideration that continuing our ability to enjoy horses in this part of town is not new and allowing equestrian enthusiasts the ability to ride safely during inclement weather with a appropriately scaled indoor arena keeps this heritage going.
Please vote in favor of Pro Pony/Silver Circle Ranch. This is a great project for both the community and neighborhood. Your vote of support is greatly appreciated.
I believe this project meets all the requirements necessary.
As one of Silver Circle Ranch's closest neighbors we strongly urge the county to approve the special use permit and all indoor arena building requests. The business is perfect for the rural horse ranch neighborhood and for the community at large. We have never had an issue with noise, flies, dust, pollution, traffic or any of the other complaints that some of our more vocal neighbors have claimed to experience. I have heard claims that this was not a commercial boarding facility in the past. That is simply not true. One of my closest family friends paid to board her horses on the property as a part of the Nelson's commercial business for many years. The building will look like an arena and will fit in with the fits in with neighborhood's standards and you will barely be able to see it from the street. We love the rural ranch neighborhood and consider Silver Circle Ranch and Pro Pony LLC to be one of the reasons why it is so special. They are excellent neighbors and provide a much needed service to the community. Please approve this project.
Pro Pony is an amazing organization, and we support them! It’s troubling a private property owner such as Landess Witmer has been made to jump through so many hoops while all the housing developments are approved with a rubber stamp. The housing development next to Pro Pony was passed quickly. My kids have visited Pro Pony and our family supports their riding program. Why not approve a project that focuses on our youth.
I support the silver circle ranch indoor arena because I'm family of one of the riders there and I think this indoor arena would really help improve the safety of both the riders and coaches
I am a neighbor of Silver Circle Ranch and strongly support the approval of the SUP, the proposed indoor arena and all of the other operations that are currently in place. In fact I live in this area BECAUSE of the equestrian lifestyle. Arguments against that claim increased traffic and activity are without merit as the number of horses, lessons, shows and clinics will remain unchanged. Current lessons during inclement weather are still held but involve unmounted activities. Adding the indoor arena will simply allow ridden lessons at those times. In Addition, it is of benefit to the local economy.
In 2017 the American Horse Council published a National Economic Impact Study that found "The horse industry contributes approximately $50 billion in direct economic impact to the U.S. economy, and has a direct employment impact of 988,394 jobs. Additionally, the industry itself contributes $38 billion in direct wages, salaries, and benefits.
From those direct effects, the horse industry’s contribution ripples out into other sectors of the economy. Adding these ripple effects results in an estimate of the total contribution of the horse industry to the U.S. economy of $122 billion, and a total employment impact of 1.7 million jobs."
Not only does Silver Circle Ranch enhance the area aesthetically, it provides a place for youth to learn responsibility and sportsmanship from the 2023 Trainer of the Year and contributes to the local economy. Please approve the SUP and the proposed indoor arena.
I'm a student and rider and Pair of Aces and I support this indoor arena because it would help provide safety for both coaches and riders. Silver Circle Ranch has followed all of the guidelines necessary for the indoor barn.
An applicant who has met all the county requirements for their SUP is entitled to approval of their project. Pro-Pony is such an applicant and this Board must approve the application. This applicant has made many concessions and adjustments on the project to meet county standards and address neighbors concerns but nothing short of getting rid of this use of this property will suffice for them. You will hear comments from the opponents that are provided without them having to be sworn to tell the truth, for if they had to swear to the veracity of their representations many of those comments, based on incorrect or downright false information, would not be made. The applicant has made her case based on facts and conformance with Washoe County codes and requirements; you must vote for approval.
Horse back riding is an art that’s an integral part of Nevadan culture and history. It is important for riders to have a place to keep their skills sharp and celebrate our historic tradition.
My name is Joanne Zuppan, I have lived at 8801 Lakeside Drive which is across from the Silver Circle Ranch for 34 years. The Silver Circle Ranch, while owned by Warren Nelson was NEVER a commercial boarding/riding facility. I know this because I had inquired about riding lessons for my daughter and I was told it was a private facility.
The ProPony group are the first to try and convert a pastoral setting into a noisy, congested, dusty and polluted platform. With ProPony’s SUP application they are requesting the construction of a building large enough to hanger a 737 aircraft, within a flood zone, in the middle of a residential neighborhood. Does that make any sense? Previously presented to you are the hazardous effects to the ground water for the amount of urine and manure from the number of horses that they propose at that facility. The dust and noise generated from their ridding events is another factor to be considered. All hazardous to the public’s safety.
I would like to add that the ProPony group have been disrespectful to both the commissioners and the community by continuing their public events without the proper licensing.
When will this end? This project has been denied and ProPony continues to appeal and we all spend our time presenting the same issues.
Please oppose this SUP that is detrimental to our neighborhood and to all others that live along our ditch waterway system.
Joanne Zuppan
8801 Lakeside Drive
Reno, NV 89511
Dear Board of County Commissioners,
I am Lisa Petersen-Trujillo, a proud third-generation Nevadan, writing to advocate for the construction of an indoor arena at the Historic Silver Circle. As a former rider at the Silver Circle horse barn in the late '80s, I returned almost a decade ago to witness its transformation into a vibrant horse training facility under the ownership of Landess Witmer (family) and Pair of Aces.
I seek your support for the indoor arena project at Silver Circle, which has faced opposition employing deceitful tactics and misinformation rooted in personal grievances against the property owners. I urge you to make an unbiased decision based on overwhelming support from planning committees, consultants, and the community.
Contrary to the opposition's claims, the indoor arena will not impact traffic flow, outside infrastructure, home prices, or create an unremarkable presence. It is a conservative addition supporting the training needs of Pair of Aces, a facility owned by Liz Reader, a top US Equestrian Trainer.
The request for the indoor arena is a small, well-thought-out addition that allows equestrian riding and training during winter months. I implore you to consider the genuine needs and aspirations of our community and the horse-riding community at Silver Circle.
May your decision reflect the truth and support for the indoor arena.
Sincerely,
Lisa Petersen-Trujillo
Horse Owner & Rider at Pair of Aces/Silver Circle
Best thing to happen in winter to keep you horse riders active and engaged. Beats Tic-Tok by a mile. Approve and support this for the future of healthy outdoor activities in Reno and Washoe County.
Thanks,
Rocky Morrison
I’ve been to the Siver Circle Ranch an I’m in total support and believe this is a great addition to our community. So many benefits for kids and adults alike.
I have been riding with Pare of Aces Stable for 5 in a half years. I wud like to have a indoor arena
because we can still ride, even in bad weather, like snowing and windy and raining . When the temperature is very cold or very hot, it will be great for the instructors, the riders, and the horses so we can all be safe and very comfortable too. It will be very good because the winter is here, so we can still ride. I hope you like my idea! Please support us because we need the indoor arena really bad! Please support the Silver Circle, Ranch project!
Please support the proposed indoor arena at Silver Circle Ranch!!! It would add a safe, year round, equine community facility and add value to the youth equestrian groups as well as lifelong equestrians in our area. The team behind the proposed indoor that currently operates the existing ranch facility is courteous, proactive, family and community oriented.
I SUPPORT! From a parent whose daughter loves horses and has benefitted from this amazing ranch …. This will be an amazing addition to our community and the future generations of horse enthusiasts, riders and lovers!
I support this project wholeheartedly! We (MRD Foundation, Inc- a non profit) are eager to start
Equine Assisted Therapy (EAT) for victims of PTSD and trauma. EAT is already successful in many states- time for Nevada to launch!
Thank you!
The indoor arena will provide safety for horses, riders and the trainers year around.
The building will not change or increase traffic in any way - there is no change to the business capacity it is needed for the safety of the horses, riders and trainers.
The building will be built over an existing arena that has been there for 50 years.
I support.
An indoor area a would increase the safety of the riders by providing a stable training environment.