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Agenda Item
13. Public Hearing: Appeal of the Washoe County Planning Commission's denial of Tentative Subdivision Map Case Number WTM24-001 (Sierra Reflections) and Special Use Permit Case Number WSUP25-0019 (Sierra Reflections Infrastructure) for a common open space tentative subdivision map for a 940-lot common open space development, with lots ranging in size from 2,876+/- square feet to 68,008+/- square feet. The project will include major grading of 3.6 million cubic yards of excavation, and 625,000 cubic yards of fill. This project meets the standard for a project of regional significance because it contains housing of more than 625 units, sewage use greater than 187,500 gallons per day, water usage greater than 625-acre feet per year, and traffic counts greater than an average of 6,250 trips daily; as such, any approval by Washoe County is provisional subject to the Truckee Meadows Regional Planning Commission's finding that the project is in conformance with the Truckee Meadows Regional Plan. The applicant also seeks approval of Special Use Permits for utility services (water tanks and two lift stations) and three bridge crossings over the Sensitive Stream Zone and Critical Stream Zone buffers for Steamboat Creek and Browns Creek. The applicant and appellant is World Properties, Inc. The proposed project is in the South Valleys Planning Area, to the west of old 395, south of Pagni Lane, between Pleasant Valley and Old Washoe City.
The property owner is World Properties Inc, the total acreage is 759.7 acres, and the APN's associated with the proposed subdivision are: 046-080-40, 046-060-47, 046-060-45, 046-060-55, 046-090-26, 046-090-25, 046-090-24, 046-090-23, 046-090-18, 046-090-17, 046-090-16, 046-090-15, 046-090-14, 046-090-13, 046-090-12, 046-090-11, 046-090-10, 046-090-09, 046-090-08, 046-090-07, 046-090-06, 046-090-05, 046-090-04, 046-090-01, 046-100-07, 046-100-02, 046-100-03, 046-100-04, 046-100-10
The Board shall consider the appeal based on the record on appeal and testimony and materials submitted at the Board's public hearing. The Board may affirm, modify or reverse the Planning Commission's decision. If the Board reverses the decision of the Planning Commission, it may remand the matter back to the Planning Commission with instructions or the Board may directly grant the application. Community Services.
(Commission District 2.) FOR POSSIBLE ACTION
The impacts on the local school, the disruption of soil that is mercury-contaminated, the traffic issue, the emergency response issues, and more speak so loudly as to the total disregard for the health and safety of the community by this developer.
I am writing to respectfully oppose the Sierra reflections development. This sentiment is largely shared by the community. We do not have the infrastructure to support so many homes, cars, people, emergencies….
Today, I found job listings for teaching positions at Pleasant Valley Elementary School- meaning we are already not meeting the needs of our local students. Adding many more students would further burden our struggling education system.
Another concern I have is our emergency infrastructure. As others have commented- we have limited escape routes out of our valley. This has already negatively affected members of our community. I fear what would happen if 900 more households were added to this situation. One of our fire stations was closed in 2022 due to a bat infestation. We saw and continue to see the burn scar as a daily reminder of the destruction that could await us without proper emergency services. Instead of building more homes in a service poor region, I ask why are we not focused on adequately protecting homes that are already in the area?? Why after a terrifying and destructive fire are we not rebuilding a fire station??
Lastly, I question whether this planned community will meet the needs of Washoe County on the whole. Are these homes affordable? Today on Zillow, I counted 16 homes for sale in the 89704 region of Washoe Valley- prices ranging from $140,000 to $4.73 million. To me, that is a large number of homes in an area that had a population of 3,235 people (per UNR’s 2025 housing report).
Adding over 900 homes to this area is simply not wanted by the people, feasible for the current infrastructure, and does not meet the housing needs of the community. I ask that you do not support Sierra reflections.
Sincerely,
Megan Pailing
UNR 2025 Housing Report Link
https://naes.agnt.unr.edu/PMS/Pubs/2025-6915.pdf
I am amazed that with all of its problems and overwhelming opposition, that this project is still under consideration. Please, listen to the people who elected you and deny this appeal. This is a bad project for all the reasons already stated, not a case on NIMBY. Just follow the Washoe County Master Plan for the area and there will be no problem.
Thank you
As a twenty-five year resident of Pleasant Valley area I've been evacuated three times for fire and twice for flooding. During the Andrew fire (2004) an accident closed one of the exits out of our valley and we had to drive THROUGH the fire to get out. I cannot imagine adding 1,000 or more residents who would have to use Old Hwy 395 to evacuate for fire. You are award that we've already had much property loss and deaths from wildfires in this area. Think about that road, clogged with traffic, with windswept fire coming down the hill. We'd be looking at a Paradise, CA style tragedy. And I promise you, from experience, fires can move at tremendous speed through our "windprone" valley. There are many problems with this proposed development and you will here testimony about those, but none is more pressing or possible, in my mind, that a catastrophe and loss of life during an evacuation for wildfire. People buying these houses won't be aware. But those of us who live here know - Pleasant Valley can't support that many more houses safely. Thank you for your time. Suzanne Williams, Paddlewheel Lane, Reno, NV
There is no reason for cluster homes or townhomes in Washoe Valley. This type of development takes away from the natural beauty and elegance of the valley, the ranches, open land, and wide spaced landscape that make the area unique.
If a developer wanted to build a neighborhood with multi-acre lots that respected the character of Washoe Valley, that would be one thing. But based on the plans, it’s clear this proposal is simply another attempt to pack in as many homes as possible for profit. It’s the same development pattern we’re seeing all over Reno, and the residents of Washoe Valley can see right through it.
This project does not appear to prioritize the longterm well being of current or future residents. Increased density will crowd the roads, create additional safety concerns during fire evacuations, and introduce more traffic and pollution into a valley that has historically valued space, safety, and a rural way of life.
It is obvious after the massive public opposition and the Planning Commission's unanimous denial at the January 6 meeting that the Sierra Reflection project needs to be denied in appeal on March 10. I see no avenue except denial given the overwhelming number of ways this project fails to meet criteria and violates the Envision Washoe 2040 Master Plan. Please enter my comments into the public record.
I wanted to respectfully voice my opposition to the proposed Sierra Reflection development. I am concerned with the long term implications that this development will have. The proposed site provides crucial wintering habitat for mule deer that would be adversely impacted. In addition to wildlife habitat, the proposed site also provides vital and natural flood mitigation, and this development would disrupt the delicate ecosystem in place. This proposed development would strain infrastructure - water resources needed for a 940 housing development, sewage needs, adversely impact the traffic corridor, and overwhelm the local schools and emergencies services. Additionally this project touts open spaces but in reality, by transferring density of undevelopable slopes, this would create high density housing is an area that cannot accommodate the strain of such a community. Please do not let this proposed development negatively impact the rural character that has been built in Pleasant and Washoe Valley, please respect the current residents of these beautiful valleys. Thank you for your time and consideration.
I am one of the 1,601 area residents who signed a petition opposing the Sierra reflections project. I’ve been a Washoe County resident for over 25 years and over the years, I have volunteered many hours of my time toward community hearings about our 10 year plans and about our scenic designation here in Washoe Valley along with various other community concerns.
At the January 6, 2006 Washoe County Planning commission meeting there was overwhelming evidence that the community is against this project for various reasons. These concerns show that the development is unacceptable and does not comply with our 10 year plan.
I was encouraged to see that all six of our appointed planning commissioners agreed with us .
Recently when the highway was closed due to high winds and overturn semis, we were again reminded at how vitally important it is to have an unrestricted road on both sides of the lake for vehicle traffic. It took three hours for most people to get from Carson City to Reno that day. Fortunately, there was not a fire that people were trying to evacuate from. I want to remind you that many residents out here in Washoe Valley have livestock that we need to transport in trailers. One of my major concerns with Sierra reflections are the two roundabouts that are proposed for the top and bottom of Washoe Hill. I can’t even imagine how much this would impact an evacuation during a fire not to mention how dangerous it would be in icy conditions to have to come to a stop at the top and bottom of a large hill, especially for large commercial trucks that are rerouted due to storms.
I saw what happened to our friends who lived in Callahan Ranch and Galena 20 years ago. I saw how their wells went dry I saw how they lost their sense of being a rural community with horses and gardens. It is my hope that you our elected board of County commissioners will take into account the existing community and how this development is completely unacceptable and does not comply with our 10 year plan.
Thank you for your service to our community,
Cathrin Rybicki
Washoe Vallley, NV 89704
I respectfully request that the Board deny the application for the proposed Sierra Reflections development, which would construct approximately 940 homes in our community. Many residents have serious concerns about the long-term impacts this project would have on infrastructure, environmental safety, and our rural quality of life.
Water resources are a major concern. The project proposes drilling a deeper well to supply the development, yet there is no guarantee this will not negatively affect nearby private wells. Many residents rely on these wells and fear they could be depleted or significantly reduced.
Traffic is another critical issue. Adding hundreds of homes would generate thousands of additional vehicle trips, worsening daily traffic and creating dangerous conditions during winter storms.
Local schools are already strained. The developer’s student projections appear to rely on unusually low attendance data from the COVID-19 period. Hundreds of new households would increase enrollment pressure and could require taxpayers to fund additional schools, facilities and staffing.
Residents are also concerned that taxpayers may bear the cost of millions of dollars to extend sewer infrastructure to serve the development.
Disturbing the Federal Toxic Superfund site heavy-metal-laden soil could pose serious health and environmental risks to groundwater and nearby waterways. The proposal to simply relocate contaminated soil within the development area does not adequately address these hazards.
Fire protection, sheriff services, and emergency medical response systems are already stretched thin, and no corresponding expansion of services has been proposed to support the additional population.
The project would also destroy wildlife habitat, increase light pollution, and permanently alter the rural character that residents value. It conflicts with the Envision Washoe 2040 Rural and Rural Residential Master Plan.
I respectfully urge the Board to deny the Sierra Reflections development application and prioritize the protection of existing residents, infrastructure, environmental health, and the open space rural character of Washoe Valley.
Please uphold the planning commissions denial. Even though the overall plan conforms to density limits, it will actually be more dense where the housing is located. This level of population would negatively impact the environment and quality of life for existing residents.
I respectfully request that the Board deny the application for the proposed Sierra Reflections development, which would construct approximately 940 homes in our community. Many residents have serious concerns about the long-term impacts this project would have on infrastructure, environmental safety, and our rural quality of life.
Water resources are a major concern. The project proposes drilling a deeper well to supply the development, yet there is no guarantee this will not negatively affect nearby private wells. Many residents rely on these wells and fear they could be depleted or significantly reduced.
Traffic is another critical issue. Adding hundreds of homes would generate thousands of additional vehicle trips, worsening daily traffic and creating dangerous conditions during winter storms.
Local schools are already strained. The developer’s student projections appear to rely on unusually low attendance data from the COVID-19 period. Hundreds of new households would increase enrollment pressure and could require taxpayers to fund additional schools, facilities, and staffing.
Residents are also concerned that taxpayers may bear the cost of millions of dollars to extend sewer infrastructure to serve the development.
Disturbing the Federal Toxic Superfund site heavy-metal-laden soil could pose serious health and environmental risks to groundwater and nearby waterways. The proposal to simply relocate contaminated soil within the development area does not adequately address these hazards.
Fire protection, sheriff services, and emergency medical response systems are already stretched thin, and no corresponding expansion of services has been proposed to support the additional population.
The project would also destroy wildlife habitat, increase light pollution, and permanently alter the rural character that residents value. It conflicts with the Envision Washoe 2040 Rural and Rural Residential Master Plan.
I respectfully urge the Board to deny the Sierra Reflections development application and prioritize the protection of existing residents, infrastructure, environmental health, and the open space rural character of Washoe Valley.
Please enter my comments into the public record.
Sincerely, Orion Bobo
Absolutely NO!! Terrible traffic!! Destroying the scenery that we have paid a lot for! Of all the places to build how about going Fernly direction! Lots of land that way and not the beauty that we who live in Washoe Valley enjoy!! Fires in that area a few times. Insurance won’t insure until you meet certain parameters which raises the rates! We are the last to get snowplows so you will have to deal with the snow yourself! Power outages all the time! Wind! Let me tell you about the wind! The worst I have ever seen!! STOP BUILDING OUT HERE!!!!!!
I oppose paving large sections of wetlands and flood zones when there are plenty of areas in Reno that can be redeveloped to creat a more cohesive community. These houses will not meaningfully address any housing shortage needs as they will not be affordable. This area is zoned for low density housing and should remain that way without any kind of trickery of using undevelapoable land to count. From what I know of this developer they are not the kind that opporates under the best of intentions and it would be best to take the suggestion of the board to deny this project. Further there is already a lack of workers in the construction industry that causes massive delays when trying to do renovations or private home construction so this obviously won't create *new* jobs as it will just delay or increase costs of existing Washoe residents.
My name is **Jeannette Porrazzo**, and I am the plaintiff in **Porrazzo v. World Properties, Inc., et al., Case No. 3:26-cv-00006-ART-CLB**, currently pending in the **United States District Court for the District of Nevada**.
I am here today regarding **Agenda Item 13** concerning the Sierra Reflections development.
For the record, the County and all parties are hereby **placed on notice** that this matter is the subject of **active federal litigation affecting the title, use, and development rights of the subject parcels**.
The litigation record now includes the following key actions:
• **January 6, 2026** – The Washoe County Planning Commission denied the Sierra Reflections development proposal.
• **February 6, 2026** – Federal litigation was filed in the United States District Court for the District of Nevada.
• **March 6, 2026** – A **Notice of Lis Pendens was officially recorded with the Washoe County Recorder as Document No. 5605849**.
The recorded notice provides **constructive notice to all persons and entities** that the following Washoe County **Assessor’s Parcel Numbers are subject to pending federal litigation**:
Because these parcels are now formally under notice of federal litigation, **any administrative action regarding development rights may directly affect matters currently pending before the federal court**.
Accordingly, I respectfully request that the Board **cancel or postpone this appeal hearing until the federal litigation has been resolved**.
Thank you for your time, and please include this statement in the public record.
Why, when I submitted both oral and written comments and I specifically asked for my comments to be included in the record, the record does not seem to include my comments? I will find a copy and submit it at this time, but the decision is allegedly to be made based on comments in the record, and I raised issues that no one else had raised, and my comments were not included in this record!
Strongly oppose. Please listen to the community.
The impacts on the local school, the disruption of soil that is mercury-contaminated, the traffic issue, the emergency response issues, and more speak so loudly as to the total disregard for the health and safety of the community by this developer.
I am writing to respectfully oppose the Sierra reflections development. This sentiment is largely shared by the community. We do not have the infrastructure to support so many homes, cars, people, emergencies….
Today, I found job listings for teaching positions at Pleasant Valley Elementary School- meaning we are already not meeting the needs of our local students. Adding many more students would further burden our struggling education system.
Another concern I have is our emergency infrastructure. As others have commented- we have limited escape routes out of our valley. This has already negatively affected members of our community. I fear what would happen if 900 more households were added to this situation. One of our fire stations was closed in 2022 due to a bat infestation. We saw and continue to see the burn scar as a daily reminder of the destruction that could await us without proper emergency services. Instead of building more homes in a service poor region, I ask why are we not focused on adequately protecting homes that are already in the area?? Why after a terrifying and destructive fire are we not rebuilding a fire station??
Lastly, I question whether this planned community will meet the needs of Washoe County on the whole. Are these homes affordable? Today on Zillow, I counted 16 homes for sale in the 89704 region of Washoe Valley- prices ranging from $140,000 to $4.73 million. To me, that is a large number of homes in an area that had a population of 3,235 people (per UNR’s 2025 housing report).
Adding over 900 homes to this area is simply not wanted by the people, feasible for the current infrastructure, and does not meet the housing needs of the community. I ask that you do not support Sierra reflections.
Sincerely,
Megan Pailing
UNR 2025 Housing Report Link
https://naes.agnt.unr.edu/PMS/Pubs/2025-6915.pdf
I am amazed that with all of its problems and overwhelming opposition, that this project is still under consideration. Please, listen to the people who elected you and deny this appeal. This is a bad project for all the reasons already stated, not a case on NIMBY. Just follow the Washoe County Master Plan for the area and there will be no problem.
Thank you
As a twenty-five year resident of Pleasant Valley area I've been evacuated three times for fire and twice for flooding. During the Andrew fire (2004) an accident closed one of the exits out of our valley and we had to drive THROUGH the fire to get out. I cannot imagine adding 1,000 or more residents who would have to use Old Hwy 395 to evacuate for fire. You are award that we've already had much property loss and deaths from wildfires in this area. Think about that road, clogged with traffic, with windswept fire coming down the hill. We'd be looking at a Paradise, CA style tragedy. And I promise you, from experience, fires can move at tremendous speed through our "windprone" valley. There are many problems with this proposed development and you will here testimony about those, but none is more pressing or possible, in my mind, that a catastrophe and loss of life during an evacuation for wildfire. People buying these houses won't be aware. But those of us who live here know - Pleasant Valley can't support that many more houses safely. Thank you for your time. Suzanne Williams, Paddlewheel Lane, Reno, NV
There is no reason for cluster homes or townhomes in Washoe Valley. This type of development takes away from the natural beauty and elegance of the valley, the ranches, open land, and wide spaced landscape that make the area unique.
If a developer wanted to build a neighborhood with multi-acre lots that respected the character of Washoe Valley, that would be one thing. But based on the plans, it’s clear this proposal is simply another attempt to pack in as many homes as possible for profit. It’s the same development pattern we’re seeing all over Reno, and the residents of Washoe Valley can see right through it.
This project does not appear to prioritize the longterm well being of current or future residents. Increased density will crowd the roads, create additional safety concerns during fire evacuations, and introduce more traffic and pollution into a valley that has historically valued space, safety, and a rural way of life.
It is obvious after the massive public opposition and the Planning Commission's unanimous denial at the January 6 meeting that the Sierra Reflection project needs to be denied in appeal on March 10. I see no avenue except denial given the overwhelming number of ways this project fails to meet criteria and violates the Envision Washoe 2040 Master Plan. Please enter my comments into the public record.
I wanted to respectfully voice my opposition to the proposed Sierra Reflection development. I am concerned with the long term implications that this development will have. The proposed site provides crucial wintering habitat for mule deer that would be adversely impacted. In addition to wildlife habitat, the proposed site also provides vital and natural flood mitigation, and this development would disrupt the delicate ecosystem in place. This proposed development would strain infrastructure - water resources needed for a 940 housing development, sewage needs, adversely impact the traffic corridor, and overwhelm the local schools and emergencies services. Additionally this project touts open spaces but in reality, by transferring density of undevelopable slopes, this would create high density housing is an area that cannot accommodate the strain of such a community. Please do not let this proposed development negatively impact the rural character that has been built in Pleasant and Washoe Valley, please respect the current residents of these beautiful valleys. Thank you for your time and consideration.
Sincerely,
John McLennan
I oppose the development. I ask that developers listen to the community.
I absolutely oppose the building of these housing units in this area.
NO Sierra Reflections
I am one of the 1,601 area residents who signed a petition opposing the Sierra reflections project. I’ve been a Washoe County resident for over 25 years and over the years, I have volunteered many hours of my time toward community hearings about our 10 year plans and about our scenic designation here in Washoe Valley along with various other community concerns.
At the January 6, 2006 Washoe County Planning commission meeting there was overwhelming evidence that the community is against this project for various reasons. These concerns show that the development is unacceptable and does not comply with our 10 year plan.
I was encouraged to see that all six of our appointed planning commissioners agreed with us .
Recently when the highway was closed due to high winds and overturn semis, we were again reminded at how vitally important it is to have an unrestricted road on both sides of the lake for vehicle traffic. It took three hours for most people to get from Carson City to Reno that day. Fortunately, there was not a fire that people were trying to evacuate from. I want to remind you that many residents out here in Washoe Valley have livestock that we need to transport in trailers. One of my major concerns with Sierra reflections are the two roundabouts that are proposed for the top and bottom of Washoe Hill. I can’t even imagine how much this would impact an evacuation during a fire not to mention how dangerous it would be in icy conditions to have to come to a stop at the top and bottom of a large hill, especially for large commercial trucks that are rerouted due to storms.
I saw what happened to our friends who lived in Callahan Ranch and Galena 20 years ago. I saw how their wells went dry I saw how they lost their sense of being a rural community with horses and gardens. It is my hope that you our elected board of County commissioners will take into account the existing community and how this development is completely unacceptable and does not comply with our 10 year plan.
Thank you for your service to our community,
Cathrin Rybicki
Washoe Vallley, NV 89704
Do not allow the destruction of Pleasant Valley. I was raised in Reno, and it is slowly being destroyed by developers. Leave Pleasant Valley alone,
I respectfully request that the Board deny the application for the proposed Sierra Reflections development, which would construct approximately 940 homes in our community. Many residents have serious concerns about the long-term impacts this project would have on infrastructure, environmental safety, and our rural quality of life.
Water resources are a major concern. The project proposes drilling a deeper well to supply the development, yet there is no guarantee this will not negatively affect nearby private wells. Many residents rely on these wells and fear they could be depleted or significantly reduced.
Traffic is another critical issue. Adding hundreds of homes would generate thousands of additional vehicle trips, worsening daily traffic and creating dangerous conditions during winter storms.
Local schools are already strained. The developer’s student projections appear to rely on unusually low attendance data from the COVID-19 period. Hundreds of new households would increase enrollment pressure and could require taxpayers to fund additional schools, facilities and staffing.
Residents are also concerned that taxpayers may bear the cost of millions of dollars to extend sewer infrastructure to serve the development.
Disturbing the Federal Toxic Superfund site heavy-metal-laden soil could pose serious health and environmental risks to groundwater and nearby waterways. The proposal to simply relocate contaminated soil within the development area does not adequately address these hazards.
Fire protection, sheriff services, and emergency medical response systems are already stretched thin, and no corresponding expansion of services has been proposed to support the additional population.
The project would also destroy wildlife habitat, increase light pollution, and permanently alter the rural character that residents value. It conflicts with the Envision Washoe 2040 Rural and Rural Residential Master Plan.
I respectfully urge the Board to deny the Sierra Reflections development application and prioritize the protection of existing residents, infrastructure, environmental health, and the open space rural character of Washoe Valley.
Please enter my comments into the public record.
Sincerely,
Patricia Bobo
Please uphold the planning commissions denial. Even though the overall plan conforms to density limits, it will actually be more dense where the housing is located. This level of population would negatively impact the environment and quality of life for existing residents.
I respectfully request that the Board deny the application for the proposed Sierra Reflections development, which would construct approximately 940 homes in our community. Many residents have serious concerns about the long-term impacts this project would have on infrastructure, environmental safety, and our rural quality of life.
Water resources are a major concern. The project proposes drilling a deeper well to supply the development, yet there is no guarantee this will not negatively affect nearby private wells. Many residents rely on these wells and fear they could be depleted or significantly reduced.
Traffic is another critical issue. Adding hundreds of homes would generate thousands of additional vehicle trips, worsening daily traffic and creating dangerous conditions during winter storms.
Local schools are already strained. The developer’s student projections appear to rely on unusually low attendance data from the COVID-19 period. Hundreds of new households would increase enrollment pressure and could require taxpayers to fund additional schools, facilities, and staffing.
Residents are also concerned that taxpayers may bear the cost of millions of dollars to extend sewer infrastructure to serve the development.
Disturbing the Federal Toxic Superfund site heavy-metal-laden soil could pose serious health and environmental risks to groundwater and nearby waterways. The proposal to simply relocate contaminated soil within the development area does not adequately address these hazards.
Fire protection, sheriff services, and emergency medical response systems are already stretched thin, and no corresponding expansion of services has been proposed to support the additional population.
The project would also destroy wildlife habitat, increase light pollution, and permanently alter the rural character that residents value. It conflicts with the Envision Washoe 2040 Rural and Rural Residential Master Plan.
I respectfully urge the Board to deny the Sierra Reflections development application and prioritize the protection of existing residents, infrastructure, environmental health, and the open space rural character of Washoe Valley.
Please enter my comments into the public record.
Sincerely, Orion Bobo
Absolutely NO!! Terrible traffic!! Destroying the scenery that we have paid a lot for! Of all the places to build how about going Fernly direction! Lots of land that way and not the beauty that we who live in Washoe Valley enjoy!! Fires in that area a few times. Insurance won’t insure until you meet certain parameters which raises the rates! We are the last to get snowplows so you will have to deal with the snow yourself! Power outages all the time! Wind! Let me tell you about the wind! The worst I have ever seen!! STOP BUILDING OUT HERE!!!!!!
I oppose paving large sections of wetlands and flood zones when there are plenty of areas in Reno that can be redeveloped to creat a more cohesive community. These houses will not meaningfully address any housing shortage needs as they will not be affordable. This area is zoned for low density housing and should remain that way without any kind of trickery of using undevelapoable land to count. From what I know of this developer they are not the kind that opporates under the best of intentions and it would be best to take the suggestion of the board to deny this project. Further there is already a lack of workers in the construction industry that causes massive delays when trying to do renovations or private home construction so this obviously won't create *new* jobs as it will just delay or increase costs of existing Washoe residents.
Good morning, Commissioners.
My name is **Jeannette Porrazzo**, and I am the plaintiff in **Porrazzo v. World Properties, Inc., et al., Case No. 3:26-cv-00006-ART-CLB**, currently pending in the **United States District Court for the District of Nevada**.
I am here today regarding **Agenda Item 13** concerning the Sierra Reflections development.
For the record, the County and all parties are hereby **placed on notice** that this matter is the subject of **active federal litigation affecting the title, use, and development rights of the subject parcels**.
The litigation record now includes the following key actions:
• **January 6, 2026** – The Washoe County Planning Commission denied the Sierra Reflections development proposal.
• **February 6, 2026** – Federal litigation was filed in the United States District Court for the District of Nevada.
• **March 6, 2026** – A **Notice of Lis Pendens was officially recorded with the Washoe County Recorder as Document No. 5605849**.
The recorded notice provides **constructive notice to all persons and entities** that the following Washoe County **Assessor’s Parcel Numbers are subject to pending federal litigation**:
045-310-55
045-310-56
045-310-57
045-310-58
045-310-59
046-060-45
046-060-47
046-060-55
046-080-40
046-090-01
046-090-04
046-090-05
046-090-06
046-090-07
046-090-08
046-090-09
046-090-10
046-090-11
046-090-12
046-090-13
046-090-14
046-090-15
046-090-16
046-090-17
046-090-18
046-090-23
046-090-24
046-090-25
046-090-26
046-100-02
046-100-03
046-100-04
046-100-07
046-100-10
Because these parcels are now formally under notice of federal litigation, **any administrative action regarding development rights may directly affect matters currently pending before the federal court**.
Accordingly, I respectfully request that the Board **cancel or postpone this appeal hearing until the federal litigation has been resolved**.
Thank you for your time, and please include this statement in the public record.
Why, when I submitted both oral and written comments and I specifically asked for my comments to be included in the record, the record does not seem to include my comments? I will find a copy and submit it at this time, but the decision is allegedly to be made based on comments in the record, and I raised issues that no one else had raised, and my comments were not included in this record!