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Agenda Item
23. Public hearing: Appeal of the Washoe County Planning Commission's approval of Regulatory Zone Amendment Case Number WRZA24-0003 which seeks to amend the North Valleys Regulatory Zone Map to change the regulatory zone on two parcels from 169.91 acres of Low Density Suburban (LDS- 1 du/acre) to 163.92 acres of Medium Density Suburban (MDS- 3 du/acre) and 5.99 acres of Open Space (OS).
The applicant and property owner is Silver Sky Ranch, LLC. The addresses for the parcels are 10235 White Owl Dr. and 12000 Red Rock Rd., Reno. The Assessor's Parcel Numbers are 086-250-81 and 086-250-01. The appellant is Russ Earle who lists his address as 11400 Osage Road. The applicant also filed an appeal to preserve their rights to judicial review.
The Board of County Commissioners shall consider the appeals based on the record and any testimony and materials submitted at the public hearing. The Board of County Commissioners may affirm or reverse the Planning Commission's decision. If the Board affirms the Planning Commission's decision, it may adopt the requested regulatory zone amendment. If adopted, the Board shall authorize the Chair to sign a resolution to this effect. Community Services. (Commission District 5.) FOR POSSIBLE ACTION
My request is the Commission reject the appeal of Case: WRZA24-0004 Osage Road, keeping in line with the Master Plan Values.
My concerns
The property contains development constraints such as floodplain, floodways, wetlands, major drainages. We are in a closed hydrologic basin.
On Jan. 11, 2017, an atmospheric river dumped rain; in 24 hours a dry Silver Lake was full and flooding properties around it. In the past 29 years the lake has gone from dry to full in less than 48-hours. There are no outlets for this lake. This project takes away from natural ground absorption capabilities and adding measurable run off water. Silver Lake has the potential to be another Swan Lake disaster.
There not currently sufficient water rights to accommodate the proposed amendment. My understanding is that water will be imported and a determined portion of groundwater reclaimed for use. I am deeply concerned how this will affect current well water levels and quality.
From the Regional Significance Information: Question 6: Will the full development potential of the Regulatory Zone amendment increase traffic by 6,250 or more average daily trips? No, IT WILL have a significant impact on Osage Road. The zone change would increase housing on this one mile stretch by 5 times the number of homes. According to the U.S. Census Bureau, on average,126 housing units, could minimally increase vehicle trips by 668 daily seriously impacting safety on the road. The project will substantially create a hazard to public safety.
Regulatory Zone Amendment Findings: 2. Compatible Land Uses: The Master Plan talks about Community Equity, public health, and the impact of land use on a overall community health. It talks about Community vision for Silver Knolls rural lifestyle and that a rural lifestyle without degrading the environment and maintaining a rural character due to the lifestyles of residents of these areas should be supported. The community thrives on the lack of air, water, noise, and light pollution, as well as equestrian and livestock activities, and low traffic. The WRZA24-0004 Osage Road project is inconsistent with the current General Plan zoning and the Master Plan Values. Rezoning will impact all of us.
Uphold appeal of item 23, reject appeal of item 24.
I have lived in Silver Knolls since 1990.
Consideration of these cases is against the backdrop of the current Washoe County Master Plan, Envision Washoe 2040. My view of these cases, in light of that plan, leads me to conclude the Commission should override the approval of the White Owl case and uphold the denial of the Osage case.
The Master Plan mentions values 24 times. Of interest here are non-monetary values of people living near the properties in question (the Silver Knolls neighborhood). The community values shown on page 18 of the Master Plan “relied on broad and representative community input to establish a unified vision and clearly articulate the shared values of the County’s diverse population.”
The developer’s arguments in these cases claim to meet the needs of Washoe County in ways that are consistent with the Master Plan, i.e. more housing in general, some portion of it being affordable and smart. That captures the gist of their rationale for increased building.
As you are likely aware there are already 3 development plans on the books for areas immediately to the north of the Silver Knolls neighborhood. These projects will deliver over 9,000 dwelling units (DU’s) of various types for the County. These developments have been approved to points well beyond changing regulatory zones. They are far closer to being built from a zoning perspective than the matters being considered here. These approvals were made prior to adoption of Envision 2040.
The cases here are not consistent with the values expressed in the current Master Plan. Specific values listed in the Master Plan which would be compromised are:
Respect for Property Rights (of existing residents e.g. by adding congestion, etc.)
Support Mature Neighborhood Composition
Honor Historic Character
Maintain Rustic/Rural Feeling
Increase Amount of Open Space
Preserve Natural Resources (recall my previous message to you about the Loyalton deer migration corridor which bisects Silver Knolls.)
My request is that the Commission reject the Osage appeal and accept the Whiteowl appeal. These actions will be consistent with Master Plan values and not impede development already on the books.
My request is the Commission reject the appeal of Case: WRZA24-0004 Osage Road, keeping in line with the Master Plan Values.
My concerns
The property contains development constraints such as floodplain, floodways, wetlands, major drainages. We are in a closed hydrologic basin.
On Jan. 11, 2017, an atmospheric river dumped rain; in 24 hours a dry Silver Lake was full and flooding properties around it. In the past 29 years the lake has gone from dry to full in less than 48-hours. There are no outlets for this lake. This project takes away from natural ground absorption capabilities and adding measurable run off water. Silver Lake has the potential to be another Swan Lake disaster.
There not currently sufficient water rights to accommodate the proposed amendment. My understanding is that water will be imported and a determined portion of groundwater reclaimed for use. I am deeply concerned how this will affect current well water levels and quality.
From the Regional Significance Information: Question 6: Will the full development potential of the Regulatory Zone amendment increase traffic by 6,250 or more average daily trips? No, IT WILL have a significant impact on Osage Road. The zone change would increase housing on this one mile stretch by 5 times the number of homes. According to the U.S. Census Bureau, on average,126 housing units, could minimally increase vehicle trips by 668 daily seriously impacting safety on the road. The project will substantially create a hazard to public safety.
Regulatory Zone Amendment Findings: 2. Compatible Land Uses: The Master Plan talks about Community Equity, public health, and the impact of land use on a overall community health. It talks about Community vision for Silver Knolls rural lifestyle and that a rural lifestyle without degrading the environment and maintaining a rural character due to the lifestyles of residents of these areas should be supported. The community thrives on the lack of air, water, noise, and light pollution, as well as equestrian and livestock activities, and low traffic. The WRZA24-0004 Osage Road project is inconsistent with the current General Plan zoning and the Master Plan Values. Rezoning will impact all of us.
Uphold appeal of item 23, reject appeal of item 24.
I have lived in Silver Knolls since 1990.
Consideration of these cases is against the backdrop of the current Washoe County Master Plan, Envision Washoe 2040. My view of these cases, in light of that plan, leads me to conclude the Commission should override the approval of the White Owl case and uphold the denial of the Osage case.
The Master Plan mentions values 24 times. Of interest here are non-monetary values of people living near the properties in question (the Silver Knolls neighborhood). The community values shown on page 18 of the Master Plan “relied on broad and representative community input to establish a unified vision and clearly articulate the shared values of the County’s diverse population.”
The developer’s arguments in these cases claim to meet the needs of Washoe County in ways that are consistent with the Master Plan, i.e. more housing in general, some portion of it being affordable and smart. That captures the gist of their rationale for increased building.
As you are likely aware there are already 3 development plans on the books for areas immediately to the north of the Silver Knolls neighborhood. These projects will deliver over 9,000 dwelling units (DU’s) of various types for the County. These developments have been approved to points well beyond changing regulatory zones. They are far closer to being built from a zoning perspective than the matters being considered here. These approvals were made prior to adoption of Envision 2040.
The cases here are not consistent with the values expressed in the current Master Plan. Specific values listed in the Master Plan which would be compromised are:
Respect for Property Rights (of existing residents e.g. by adding congestion, etc.)
Support Mature Neighborhood Composition
Honor Historic Character
Maintain Rustic/Rural Feeling
Increase Amount of Open Space
Preserve Natural Resources (recall my previous message to you about the Loyalton deer migration corridor which bisects Silver Knolls.)
My request is that the Commission reject the Osage appeal and accept the Whiteowl appeal. These actions will be consistent with Master Plan values and not impede development already on the books.