|
Home
About
Articles
History
Outdoors
Local Services
Links
Lifestyle
Photos
Garden Tips
Submissions
Map of WV
-HOT TOPICS-
Scenic Byway
South Valleys Area Plan
Nuisance Ordinance
Revision
Regional Open Space Plan
Fire Prepardness
Sign Up For New
Content Notification!
Featured Local Blogs
Local Food Northern
Nevada
Tucker Times
A Fresh Path
Gem's Musings
Nevada
Backyard Traveler
The urban blog
WildWashoe
Ellen
Hopkins Amazon Blog
Cory Farley
Sleepy Cat Hollow
10 Things You
Can Do To be involved in washoevalley.org
1. Send in a WV story or quip.
2. Send in a photo.
3. or a recipe, poem or question..
4. Tell someone about this site.
5. Check out the site regularly.
6. Attend a meeting and tell us about it.
7. Report on our schools.
8. Report on our churches.
9. support local businesses.
10. share your WV history.
Many links to documents
(PDF) require this free program.
Download it by clicking
on the logo
Washoe
County TV
Schedule
The county cable channel 17 has the county
commissioner meetings, a news show, and various public info segments.
|
Draw Me A Picture!
Regional Planning explained
with a flowchart. |
|
Meet our staff:
 |
| |
Meeting Invite and Staff Report for Planning Commission
Meeting of September 19th
This is an email from county Planner Eric Young we received on September
13, 2006 regarding an upcoming public meeting on September 19th, 2006 (ed).
Hello,
Please consider
attending the September 19th,
Washoe County Planning
Commission meeting and take advantage of an
opportunity to express your goals and expectations for the
development of the final draft of the South Valleys
Area Plan Update. Attached is the staff report to the Planning commission that
explains the purpose and goal of the meeting.
Please take special note that the Planning
commission will NOT take action on the adoption of the update at this meeting.
Rather, the purpose of the meeting is to
ensure that the planning commission has some prior knowledge
of the issues the community has grappled with as
part of the update, that the planning
commission has
some advanced understanding of the expectations of the community regarding the
final draft, and that the planning
commission can have a dialogue with
the community,
CABs and staff prior to the development of
the final draft. Staff intends to use the discussion from this meeting as a
guide to the development of a draft that can go to the CABs for review and the
Planning Commission for public
hearing and adoption at a later date.
This meeting is a good opportunity to ensure that
the Planning Commission is aware of the input
you have provided staff over the past many months, and an opportunity for the
Planning
Commission to discuss with staff the
disposition of that input.
Special note to the
members of the West Washoe Valley CAB and its constituents:
We are aware that
the regularly scheduled meeting of the WVV CAB is also the evening of September
19th.
Please consider delegating some of your
members and constituents to attend the PC meeting. However, be assured that
the draft that is developed after the PC meeting
will be presented to your CAB for review and comment prior to any PC public
hearing for adoption.
Agenda Item No: 3
Staff Recommendation: Non-Action Item
WASHOE COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
To: Washoe County Planning Commission
Re: South Valleys Area Plan Update (CP-05-004)
Date: 19 September 2006 Prepared By: Eric M. Young, Planner
SUMMARY
A draft of the South Valleys Area Plan update is nearing completion. The last
community workshop held for this update was held July 19 at the Pleasant Valley
Elementary School. Staff continued to receive input from that meeting until
recently, and is working on making adjustments to the current draft to reflect
that input. It is staff’s intention to bring this final draft to the CABs and
then to the PC for adoption at a public hearing.
The general purpose of this agenda item is to provide the Planning Commission
with an advanced look at where the draft is heading and to learn about the
issues staff and the communities have been working through in the update
process. Specifically, the purpose of this agenda item is as follows;
Provide CAB members and other individuals in the community an opportunity to
inform the Planning Commission of their goals for this update, to give a sense
of their comfort level regarding the direction of the update, to relay any
critical issues they may feel are yet to be addressed, an provide their
expectations regarding the content of a final draft.
To provide the planning commission with a review of some of the more significant
changes to the existing area plan the commission draft is likely to see in a
final draft.
Provide staff an opportunity to relay some of the more significant areas of the
draft that are still under consideration and construction.
To provide the Planning Commission with an opportunity to communicate to staff
the commission’s own expectations regarding the content of a final draft.
Ensure the Planning Commission is aware of the issues surrounding the South
Valleys Area Plan update and has had an opportunity to hear from the CABs and
public prior to the presentation of a final draft at a public hearing at a later
date.
STAFF RECOMMENDATION AND POTENTIAL MOTION
This item is agendized as a non-action item. However, staff intends to use the
planning commission’s discussion of this item as guidance in the development of
the final draft that will come before the commission for adoption at a later
public hearing. Therefore, staff recommends that the Planning Commission
consider staff’s presentation and the community’s comments regarding this
update, and then engage in a robust discussion of the update, including any
questions of staff and the community.
Attachments: Preliminary draft of the South Valleys Area Plan.
CC:
Adrian P. Freund, AICP, Director, Community Development Department
Mike Harper, FAICP, Advanced Planning Manager
Gary Houk, Chair, East Washoe Valley Citizens Advisory Board
Hans Struffert, Chair, West Washoe Valley Citizens Advisory Board
Dena Wiggins, Chair, Galena-Steamboat Citizens Advisory Board
Jeanne Ruefer, Washoe County Department of Water Resources.
Attachment: Preliminary Draft, South Valleys Area Plan
Introduction
The South Valleys Area Plan responds to a citizen-based desire to identify,
implement and preserve the community character that has evolved throughout the
South Valleys over time.
Upon direction from the Washoe County Planning Commission, the Department of
Community Development sponsored a series of public workshops to identify the
distinguishing characteristics of the South Valleys communities.
The result of this effort is the development of a comprehensive vision for the
South Valleys planning area that identifies separate community character areas
and establishes the existing and desired future character of each of these
areas. The South Valleys Area Plan implements and preserves this community
vision and character.
Vision
Through cooperation with the Washoe County Board of County Commissioners and the
Washoe County Planning Commission, the South Valleys community will maintain and
apply objective standards and criteria that serve to manage growth and
development in South Valleys in a manner that:
Respects the scenic, and rural heritage of the area by encouraging architectural
and site design standards that are responsive to this heritage;
Maintains a rural character in the landscape between the urban areas of Reno and
Carson City;
Respects private property rights;
Provides a limited range of housing opportunities complementary to the area’s
rural and historic character;
Encourages the development of commercial opportunities that are limited in scope
and location in a manner that helps define the community, provide needed
services, and otherwise highlight the character of the community;
Provides ample open space and recreational opportunities;
Addresses the conservation of natural, scenic and cultural resources;
Ensures that infrastructure is coincident with development and appropriate in
scale and character to the community character articulated below; and,
Coordinates resource availability with the construction of infrastructure
through the implementation of facilities and resources plans.
Character Statement
The South Valleys, namely Steamboat, Pleasant and Washoe valleys are located at
the extreme southern border of the County. These valleys are largely rural
agricultural communities filled with scenic vistas, wildlife habitats, and
numerous outdoor recreation areas. Together, these three valleys comprise the
last expansive vista of extended greenbelt, water resources, mountains and
wildlife habitat in southern Washoe County. U.S. Highway 395, which winds
through these verdant valleys, is a scenic corridor offering peaceful bucolic
scenery, pastoral respite and magnificent mountain vistas. I-580, a freeway
extends through the valleys from Reno to Carson City providing a major
transportation link that helps to integrate the broader region. Maintaining the
scenic, agricultural, and rural character of these valleys will provide an
important break between the more urban and suburban landscapes of Reno and
Carson City.
The South Valleys planning area is home to a great variety of natural, scenic,
cultural and economic resources. The recreational, educational, scientific and
lifestyle opportunities afforded by these resources make a significant
contribution to the area’s character and to its quality of life. This character
is supported by land uses that are distributed within several distinct
communities. In general, the land uses found in the South Valleys planning area
reflect a rural character. While some land use designations in the South Valleys
are also typical of more suburban areas, the area’s communities enjoy a
decidedly rural feel. This rural atmosphere extends to the commercially
designated areas. This rural atmosphere and community character are supported by
an intimate integration of the natural environment, extensive historical
resources, widespread agricultural activities, and livestock/equestrian
stewardship. Large, contiguous public land holdings by the Bureau of Land
Management (BLM), United States Forest Service (USFS), the University of Nevada
Reno (UNR), the State of Nevada and Washoe County contribute to and support this
character. Ready access to these areas contributes to a proliferation of outdoor
recreational opportunities. The pressure on these lands to accommodate all of
the various uses and users will require an ongoing effort to effectively manage
these important areas to prevent degradation of the resources they contain, and
potential negative impacts on residents.
Future growth into previously undeveloped areas will be minimal, and any
development that does occur will be managed to minimize negative impacts on the
character of the area’s communities, particularly those impacts related to the
generation of light, air, and water pollution, wildlife and wildlife habitat and
the blending of new development with any existing development. Extensive
re-shaping of the landscape by grading prior to development is not
characteristic of the South Valleys planning area. Dwellings are generally
secondary focal points with a variety of structures and uses throughout the
South Valleys Planning Area contributing to the traditional rural character,
creating a more interesting appearance and allowing land use opportunities not
available in the suburban areas.
The scenic value of the natural hills and valleys is an important component of
the South Valleys’ character. Mountain views, ranchland, woodland and/or wetland
elements dominate the viewshed and provide a cohesiveness that form the backbone
of the area’s visual character. Wildlife habitat and migratory routes are also a
key component of the area’s character. In fact, Washoe Valley is part of the
Pacific Flyway, which provides necessary habitat for migratory birds.
International agreements exist for the protection of these important
environments. Not only are the South Valleys resources enjoyed for the scenic
opportunities they afford, but also for the extensive opportunities for
scientific research they have provided, and will continue to provide for future
generations.
The existence of livestock, particularly horses, for recreational, economic and
educational purposes is commonplace and recognized as a significant contributor
to the local character. Access to equestrian and multi-use trails is an
important component of the local character. Proximity to trails and public lands
greatly facilitates the pleasure riding and other outdoor activities associated
with this aspect of the area’s character. In addition to horses, many residents
also own hobby livestock such as alpaca, llama, donkey, fowl, etc. for similar
purposes.
A significant amount of home based business, agriculture, and agricultural
related business exists in and around these communities. These activities are a
key component of the character in these rural areas. These communities exist in
and around large blocks of federal land, controlled primarily by the Bureau of
Land Management. The key cultural, archaeological, natural, habitat,
recreational and other special resources on these federal lands, as well as on
private lands, are a key component of the areas’ character. Residents in these
rural areas have expressed a particular interest in innovative approaches to
resource conservation and preservation, including production and utilization of
alternative energy sources at the individual residence level, water conservation
technology, and innovative waste management technologies. The lack of air,
water, noise and light pollution, as well as low traffic congestion, are
commonly cited as key components of the rural areas’ character.
The role of the planning area’s water resources is particularly important in
shaping the area’s character. The area’s water resources provide key scenic
resources in the form of the Washoe Lake system, other seasonal wetlands that
support significant wildlife populations and agricultural activities. However,
the area’s specific hydrogeology also creates some unique challenges for the
provision of water resources for residential, commercial and other uses.
In Washoe Valley, Washoe Lake occupies approximately 25 percent of the total
valley floor. The lake is fed primarily from streams originating in the Carson
Range (Ophir, Franktown, Lewers and Musgrove Creeks). Winter and Spring mountain
front recharge provides most of the runoff feeding the lake. The lake is
underlain by a thick sequence of alluvial sediments, ranging up to 1,500 feet in
thickness on the southwest side of the lake. The sediments thin to less than 200
feet on the northeast side of the lake. The alluvial sediments are underlain by
fractured volcanics and granodiorite with limited storage capacity.
Figure 1 is a generalized cross-section of Washoe Valley. This cross-section
shows that alluvial sediments are relatively thin on the east side of Washoe
Lake, compared to the thick deposits on the west side of the valley. Abundant
mountain front recharge, surface water irrigation practices, and thick alluvial
sediments on the west side of Washoe Lake have resulted in high groundwater
levels and readily available groundwater supply. Hydrogeologic conditions on the
east side of the Lake have resulted in less available storage, and consequently,
less available groundwater.
It is these physical constraints that have dictated the water policies in Washoe
Valley. The transfer of water rights from one side of the basin to the other is
discouraged because of the inability to extract water from the aquifer on the
east side without harming existing water users. Surface water rights cannot be
transferred from west to east, as there is no surfaces water source on the east
side.
The South Valleys is home to several areas of distinctive character. Some of
these areas form separate communities, while others are more identifiable for
other characteristics, such as prominent natural resources or an historic mix of
residential and commercial land uses. A statement of the existing and future
character of these areas follows:
Pleasant Valley Community. Commercial land use designations are not desired.
Steamboat and Pleasant Valleys are predominately rural residential communities
within unincorporated Washoe County. On the north end of the valley sits
historic Steamboat Hot Springs. On the hills surrounding the Hot Springs, the
Washoe Indians would spend winter months, leaving behind a treasure trove of
artifacts. South of Pagni Lane, historic railroad trestles left from the
Virginia and Truckee Railroad can be found. The vistas enjoyed by the residents
are of the Virginia Range along the south and east sides and the Carson Range to
the west. Steamboat and Pleasant Valleys have an unpredictable climate typical
of arid western valleys, ranging from extended drought to flood conditions, and
are extremely sensitive to prevalent environmental conditions. The various
creeks running through the valleys such as Galena Creek and Steamboat Creek
provide essential water to sustain life along their shores, including century
old cottonwood trees, indigenous wildlife, pastures, livestock, and a source for
local wells. Several of the low areas of the valleys have always functioned as
pastures and are still dedicated to that use, which is not only providential but
vital, since these open pastures have been proven to be essential to the
sustained environmental viability of the valleys, acting as valuable recharge
areas to the aquifers that run through the valleys. Due to the unique and
fragile environmental conditions of the area, it is absolutely essential to
protect the delicate natural balance created by these creeks, springs, and
pastures. Indeed that is crucial to maintaining and preserving the rural, rustic
quality of life in these valleys.
Residents of this rural area create and maintain homes consistent with their
independent lifestyle. Housing density is very low, with most homes being built
on minimum one-acre lot sizes. Residents also maintain their own sources of
water and septic systems, preferring not to be dependent upon anything other
than nature for these essentials. Valley inhabitants also enjoy living in an
area abundant with animals, both wild and domestic. They favor very liberal
policies regarding the maintenance of animals, including the lack of leash laws
and the freedom to own horses and a vast variety of livestock. Residents further
enjoy the opportunity to go horseback riding and hiking on the mountain trails
on either side of the valley and wish to maintain these trails as future
development is considered. The protection of all of these elements cited above
is vital to the preservation of the rural character of these valleys.
There is very limited commercial activity in the area including a geothermal
plant high on the hill overlooking Steamboat Valley and several small,
independent and locally owned businesses that have existed for many years. These
businesses fold neatly into the nooks and crannies of the valleys and, for the
most part blend in well with the rural character of the area. The residents of
the valleys feel that there is neither need nor desire for further commercial
development, which would only serve to irrevocably alter and destroy the rustic
residential feel endemic to the area.
Other than the scenic byway along the 395 corridor, Steamboat and Pleasant
Valleys have no attractions for tourist activity. There is only one small public
park which sits at the back of the elementary school and a very small hot
springs resort at Steamboat. Again, these minimal and modest recreation features
fit in well with the rural character of the area. Residents prefer that any
future development of recreation or resort facilities be planned with the
pastoral, serene, bucolic, residential nature of the area in mind and designed
with consideration of the impact such development would have on the character
and charm of the Steamboat and Pleasant Valleys.
Washoe Valley. Washoe Valley and its communities are located on the southern
boundary of Washoe County and are surrounded by the Carson Range to the west,
the Virginia Range to the east, the Washoe Mountains to the south, and Steamboat
Hills on the north. Much of the area can be characterized as rolling to
mountainous terrain with significant features including Slide Mountain and
Allen’s Canyon. These mountainous areas separate the Valley from developed areas
in Pleasant Valley to the north, and Carson City to the south.
Little Washoe Lake, Big Washoe Lake, and adjacent wetland areas are located on
the Valley floor, and are mostly surrounded by either private or public open
space including ownership and management by U.S. Forest Service, Bureau of Land
Management, Nevada Division of Wildlife, Nevada State Parks, and Washoe County.
Washoe Valley is predominantly a natural wildlife habitat, recreational area,
and rural community prospering over the years by mining, logging, and ranching.
Mining and logging operations are long gone, however, associated open space and
historic preservation efforts give us insight into the valley’s important and
colorful history including the Scripps Wildlife Management Area, Bowers Mansion
Park, Davis Creek Regional Park, Wilson Commons Park, and the Winter’s Ranch.
The Valley covers about 28 square miles, and is seven miles long and four miles
wide at the widest section, with the lakes and wetlands occupying about 12
square miles of that area. Developed tracts within the Valley include cattle
ranching operations, residential and commercial development in “Old” Washoe City
bisected by U.S.-395/South. New Washoe City is located along Eastlake Boulevard
and is comprised of cattle ranching operations, agriculture, equestrian
facilities, residential development and very limited commercial. General land
use in the Valley consists of open space, parks and recreation, ranching and
agriculture, rural development and limited commercial.
Despite the two lakes and recharge from the surrounding watersheds, limited
water resources are available for ongoing and intensified residential or
commercial development. Over the next 20 years the community will work together
with the focus on protecting Washoe Valley’s character as a wildlife sanctuary,
historical, cultural and recreational area, while maintaining the Valley as an
unincorporated community, with development consistent with the general rural
designation, and limiting commercial to existing commercial areas.
Washoe Valley is popular for its outdoor heritage and opportunities including
parks, lakes, open areas, ranches, views, and recreational opportunities.
Recreational amenities in the Valley include a golf course, designated and
undesignated open space areas, parks, two public campgrounds, multi-use trails,
equestrian facilities, two boat landings, and a public pool at Bowers Mansion.
Recreation and trail access is also available to Virginia City via Jumbo Grade,
to Lake Tahoe and the Tahoe Rim Trail, and Hobart and Galena Creeks.
The primary vision of this plan is to maintain, preserve, and facilitate this
outdoor heritage and way of life, while improving multi-use trails, upgrading
facilities at the state and county parks, implementing guidelines and policies
for private, commercial, residential, and public lands while respecting personal
property rights. It is hoped and intended with this plan to respect the rights
of existing residents, identified as the major stakeholders in the Valley, with
ongoing efforts to preserve the Valley’s scenic beauty, rural character and
lifestyle, historical and cultural amenities.
Along with preserving the existing lifestyle and amenities of the Valley, any
existing and/or future planned development will also identify mitigation efforts
specific to additional commercial development including traffic congestion
generated by that development. In addition, pass-through traffic, or commuters
will be limited to existing and currently approved transportation facilities, in
an effort to minimize air and noise pollution, and other potential impacts that
will be caused by growth in the urban areas located directly north and south of
the Valley including Carson City and Reno.
East Washoe Valley Community. is characterized by a generally low-density
residential suburban land use pattern.
West Washoe Valley Community. Once again, the existence of livestock and other
animals for recreational, educational and economic reasons is recognized as a
significant contributor to the local character.
Old Washoe City mixed use historic Community. The Historic Washoe Valley
Commercial District offers goods and services for both visitors and residents
while maintaining a small town atmosphere that respects the rural character. The
district also provides for the integration of commercial establishments that
enhance the natural setting of the South Valleys.
Steamboat Community.
Washoe Lake.
Vision and Character Management
Land Use
Goal One: The pattern of land use designations and the specific allowed land
uses in the South Valleys Area Plan will implement the community character
described in the Character Statement.
Policies
SV.1.1 The South Valleys Character Management Plan map (SVMPM) shall identify
the Pleasant Valley Character Management Area (PVCMA), East Washoe Valley Rural
Character Management Area (EWVRCMA), West Washoe Valley Rural Character
Management Area (WWVRCMA), and the Old Washoe City Historic Mixed-use District (OWCHMD),
the Steamboat Valley Rural Transition Mixed-use Character Management Area, and
the Washoe Lake Natural and Recreational Resources Character Management Area.
SV.1.2 The Policy Growth Level for the East Washoe Valley Rural Character
Management Area is 75 new residential units of land use capacity. Land use
intensifications will not add more than 75 new units of Land Use Capacity
through 2025. The Washoe County Department of Community Development will be
responsible for tracking increasing land use potential to ensure this growth
level is not exceeded.
SV.1.3 The Policy Growth Level for the West Washoe Valley Rural Character
Management Area is 75 new residential units of land use capacity. Land use
intensifications will not add more than 75 new units of Land Use Capacity
through 2025. The Washoe County Department of Community Development will be
responsible for tracking increasing land use potential to ensure this growth
level is not exceeded.
SV.1.4 The Policy Growth Level for the Pleasant Valley Character Management Area
is 50 new residential units of land use capacity. Land use intensifications will
not add more than 50 new units of Land Use Capacity through 2025. The Washoe
County Department of Community Development will be responsible for tracking
increasing land use potential to ensure this growth level is not exceeded.
SV.1.5 The Policy Growth Level for the Steamboat Valley Rural Transition
Mixed-use Character Management Area is 200 new residential units of land use
capacity. Land use intensifications will not add more than 50 new units of Land
Use Capacity through 2025. The Washoe County Department of Community Development
will be responsible for tracking increasing land use potential to ensure this
growth level is not exceeded.
SV.1.6 Residential development in the Old Washoe City Historic Mixed-use
District should occur through the implementation of the mixed use provisions
described under goal ______, or in accordance with existing land use
designations. Land use intensifications are generally not appropriate in the
OWHCMD and proposals for intensification must meet the findings for such changes
as described under policy SV.26.2.
SV.1.7 The following Regulatory Zones are permitted within the Pleasant Valley
Rural Character Management Area:
Low Density Rural (LDR – One unit per 10 acres).
Medium Density Rural (MDR – One unit per 5 acres).
High Density Rural (HDR – One unit per 2.5 acres).
Low Density Suburban (LDS – One unit per acre).
Neighborhood Commercial/Office (NC).
Public/Semi-public Facilities (PSP).
Parks and Recreation (PR).
General Rural (GR).
Open Space (OS).
SV.1.8 The following Regulatory Zones are permitted within the East and West
Washoe Valley Rural Character Management Areas:
General Rural (GR – One unit per 40 acres).
Low Density Rural (LDR – One unit per 10 acres).
Medium Density Rural (MDR – One unit per 5 acres).
Public/Semi-public Facilities (PSP).
Parks and Recreation (PR).
Open Space (OS).
High Density Rural (HDR) (Limited to the areas designated HDR as of the
effective date of this plan).
Neighborhood Commercial (Limited to those areas designated NC as of the
effective date of this plan).
SV.1.9 The following Regulatory Zones are permitted within the Old Washoe City
Historic Mixed use District:
a. General Rural (GR – One unit per 40 acres).
b. Low Density Rural (LDR – One unit per 10 acres).
c. Medium Density Rural (MDR – One unit per 5 acres).
d. Low Density Suburban (One unit per 1 acre).
e. Public/Semi-public Facilities (PSP).
f. Parks and Recreation (PR).
g. Open Space (OS).
h. High Density Rural (HDR) – Limited to the areas designated HDR as of the
effective date of this plan).
Neighborhood Commercial.
SV.1.10 The following Regulatory Zones are permitted within the Steamboat Valley
Rural Transition Character Management Area:
General Rural (GR – One unit per 40 acres).
Low Density Rural (LDR – One unit per 10 acres).
Medium Density Rural (MDR – One unit per 5 acres).
Low Density Suburban (One unit per 1 acre).
Medium Density Suburban (Three unit per 1 acre).
High Density Suburban (Seven units per 1 acre).
Public/Semi-public Facilities (PSP).
Parks and Recreation (PR).
Open Space (OS).
High Density Rural (HDR) (Limited to the areas designated HDR as of the
effective date of this plan).
Neighborhood Commercial.
SV.1.11 The following Regulatory Zones are permitted within the Washoe Lake
Natural and Recreational Resources Character Management Area:
Open Space (OS).
Parks and Recreation (PR).
General Rural (GR).
Public and Semi-public facilities (PSP).
Goal Two: Establish and support the development of a mixed-use district that
will provide a focal point for the scenic, recreational, and historic character
of Washoe Valley while providing commercial services for visitors and local
residents.
Policies
SV.2.1 The Old Washoe City Historic Commercial District (OWCHCD), as depicted on
the South Valleys Character Management Plan map, will provide a range of land
uses specifically tailored to provide the local population with retail and
service opportunities and to provide visitors to the valley with limited
commercial services to facilitate small scale tourism and recreation.
SV.2.2 The land uses available in the regulatory zones established in the Old
Washoe City Historic Commercial District differ from those in the same
regulatory zones in the Development Code. Table 1 – Allowable Land Uses in the
Old Washoe City Historic Commercial District, lists the land uses available
under each land use designation in this district.
SV.2.3 Development in the Old Washoe City Historic Commercial District will
conform to the site development, streetscape and architectural guidelines
established in Appendix A. These guidelines will implement and preserve a built
environment that conforms to the character described in the community character
statement.
Goal: Steamboat Valley Rural Transition Mixed-use Character Management Area:
Establish and support the development of a small mixed-use district that will
provide a transitional area between the urban character areas within the
incorporated City of Reno to the North and the rural character of the steamboat
and pleasant valleys.
SV. The Steamboat Valley Rural Transition Mixed-use Character Management Area,
as depicted on the South Valleys Character Management Plan map, will provide a
range of land uses specifically tailored to provide the local population with
retail and service opportunities and to provide visitors to the valley with
limited commercial services to facilitate small scale tourism and recreation.
SV. The land uses available in the regulatory zones established in the Steamboat
Valley Rural Transition Mixed-use Character Management Area differ from those in
the same regulatory zones in the Development Code. Table 1 – Allowable Land Uses
in the Steamboat Valley Rural Transition Mixed-use Character Management Area,
lists the land uses available under each land use designation in this district.
SV. Development in the Steamboat Valley Rural Transition Mixed-use Character
Management Area will conform to the site development, streetscape and
architectural guidelines established in Appendix A. These guidelines will
implement and preserve a built environment that conforms to the character
described in the community character statement.
Goal Three: Common Development Standards in the South Valleys Planning Area.
Establish development guidelines that will implement and preserve the community
character commonly found within the South Valleys planning area.
Policies
SV.3.1 The use of curb and gutter will be minimized. Pedestrian facilities
should utilize alternative design and materials to avoid traditional sidewalk
appearance. Proposals for the construction of curb, gutter, or traditional
concrete sidewalks must be justified by demonstrating benefit to the health,
safety and welfare of the community. Washoe County may permit the placement of
roadside ditches in Public Improvement Easements to facilitate the
implementation of this policy. Such ditches will be designed to a
“recoverable-ditch” standard as determined by the Washoe County Department of
Public Works.
SV.3.2 When feasible, given utility access constraints, grading in subdivisions
established after the date of final adoption of this plan will:
Minimize disruption to natural topography.
Utilize natural contours and slopes.
Complement the natural characteristics of the landscape.
Preserve existing vegetation and ground coverage to minimize erosion.
Minimize cuts and fills.
SV.3.3 Site development plans in the South Valleys planning area must submit a
plan for the control of noxious weeds. The plan should be developed through
consultation with the Washoe County District Health Department, the University
of Nevada Cooperative Extension, and/or the Washoe Story Conservation District.
The control plan will be implemented on a voluntary compliance basis.
SV.3.4 Applicants required to present their items to the Citizen Advisory Board
(CAB) must submit a statement to staff regarding how the final proposal responds
to the community input received at the CAB.
SV.3.5 Proposals for residential development projects must include a process for
ensuring that potential homeowners in the project area are provided adequate
notice regarding the existence of livestock and the potential for accompanying
noise and odor throughout the South Valleys planning area.
SV.3.6 During review of tentative maps and other development proposals, the
Planning Commission will review the adequacy of the minimum standards
established under Goals 3, 4, 5, 6 and 7; and upon a finding that a standard is
inadequate to implement these goals, may impose other similar standards as
necessary to implement the relevant goal. Said similar standards may include but
are not limited to, perimeter parcel matching and alternative construction
materials.
SV.3.7 Any lighting proposed must show how it is consistent with current best
practice “dark-sky” standards. In subdivisions established after the date of
final adoption of this plan the use of streetlights will be minimized.
SV.3.8 Street lights, security lights, and other outdoor lighting should be
powered by solar or other renewable energy sources whenever possible.
SV.3.9 Perimeter fencing must be consistent with an “open fencing” concept. The
use of block, concrete, or similar material should be limited to posts, pillars
and similar uses and not used for panel or wall sections. Perimeter fencing on
individual parcels is optional. Plans for the maintenance of perimeter fences
will be submitted with tentative map applications or non-residential site plans.
SV.3.10 Whenever feasible, new homes should be located in a manner that
facilitates the immediate use of, or future conversion to, renewable energy
technologies. This includes home orientation to solar and wind exposure and
geothermal resources.
SV.3.11 All landscape designs will emphasize the use of native vegetation, with
non-native and atypical vegetation integrated sparingly into any landscaped
area.
SV.3.12 Prior to their incorporation into the Development Code, the standards
established in policies SV.3.1-SV.3.11 will be implemented through tentative map
conditions, improvements plans, CC&Rs, deed restrictions, or other methods
deemed as appropriate by the Director of Community Development. When
appropriate, Washoe County staff shall establish the implementation measures as
conditions of tentative map approval.
SV.2.13 The impact of development on adjacent land uses will be mitigated. The
appropriate form of mitigation should be determined through a process of
community consultation and cooperation. Applicants should be prepared to
demonstrate how the project conforms to this policy.
Goal Four: Pleasant Valley Rural Character Management Area. Establish a land use
pattern, site development guidelines, and architectural guidelines that will
implement and preserve the Pleasant Valley Community Character as described in
the Pleasant Valley Vision and Character Statement.
Policies.
SV.4.1
SV.4.2
Goal Five: East Washoe Valley Rural Character Management Area. Establish a land
use pattern, site development guidelines, and architectural guidelines that will
implement and preserve the East Washoe Valley Rural Community Character as
described in the South Valleys Vision and Character Statement.
Policies.
SV.5.1
SV.5.2
SV.5.3
SV.5.4
SV.5.5
SV.5.6
SV.5.7 The standards established in policies SV.5.1-SV.5.9 will be implemented
through tentative map conditions, improvements plans, CC&Rs, or deed
restrictions as appropriate. Washoe County staff shall establish the
implementation measures as conditions of tentative map approval.
Goal Six: West Washoe Valley Rural Character Management Area. Establish a land
use pattern, site development guidelines, and architectural guidelines that will
implement and preserve the West Washoe Valley Rural Community Character as
described in the South Valleys Vision and Character Statement.
Policies.
SV.6.1
SV.6.2
SV.6.3
SV.6.4
SV.6.5
SV.6.6
SV.6.7
SV.6.8
SV.6.9
SV.6.10
Goal Seven: Old Washoe City Historic Commercial District. Establish a land use
pattern, site development guidelines, and architectural guidelines that will
implement and preserve the Old Washoe City Historic Commercial District
Community Character as described in the South Valleys Vision and Character
Statement.
Policies.
SV.7.1 Mixed-use development and redevelopment in certain portions of the Old
Washoe City Historic Commercial District Management Area are encouraged. In
order to facilitate a more efficient and community-oriented land use pattern, to
attempt to influence average daily trips on local roadways, to promote a better
job-housing balance, and to provide for necessary community services, the
following bonuses and design standards may be applied:
In residential regulatory zones, in conjunction with a primary use allowed under
that designation, uses allowed under the NC regulatory zone can be established.
In NC regulatory zones, in conjunction with a primary use allowed under that
designation, uses allowed under a residential regulatory zone can be
established.
The Director of Community Development must certify that single family detached
residential will not be in conflict with the above stated intent of any proposed
mixed-use development.
Mixed-use developments must be proposed as a unified project.
Mixed-use developments must integrate pedestrian features, landscaping and
buffering so as to create a unified design.
SV.7.2 The standards established in policies SV.7.1 will be implemented through
tentative map conditions, improvements plans, CC&Rs, or deed restrictions as
appropriate. Washoe County staff shall establish the implementation measures as
conditions of tentative map approval.
Goal: Steamboat Valley Rural Transition Mixed-use Character Management Area:
Establish a land use pattern, site development guidelines, and architectural
guidelines that will implement and preserve the Steamboat Valley Rural
Transition Mixed-use Character Management Area as described in the South Valleys
Vision and Character Statement.
Transportation
Goal Eight: The regional and local transportation system in the South Valleys
planning area will be a safe, efficient, multi-modal system providing access to
commercial services, public lands and recreational opportunities and efficient
connections to the greater region. The system will contribute to the
preservation and implementation of the community character as described in the
South Valleys Vision and Character Statement.
Policies
SV.8.1 Washoe County’s policy level of service (LOS) for local transportation
facilities in the South Valleys planning area is LOS “C.” All development
proposals must demonstrate how the established level of service on local
transportation facilities will be maintained.
SV.8.2 The Washoe County Regional Transportation Commission (RTC) sets levels of
service on regional roads. Washoe County will advocate for the RTC to establish
policy levels of service “C” for all regional roads in the South Valleys
planning area.
SV.8.3 Washoe County will work with the RTC and neighboring jurisdictions to
ensure that the mitigation of potential development impacts in neighboring
jurisdictions is consistent with the intent of Policies SV.8.1 and SV.8.2.
SV.8.4 The necessary right-of-way and intersection requirements identified in
the Regional Transportation Plan will be protected through dedication, setback
or other method deemed adequate and appropriate by the Regional Transportation
Commission and Washoe County.
SV.8.5 Washoe County will ensure that the details of all new road construction
that implements the adopted Regional Transportation Plan will be subject to a
comprehensive public review and comment process.
SV.8.6 Washoe County will work with the Regional Transportation Commission to
ensure that the design of all road improvements identified in the RTC Regional
Transportation Plan provide for the safe intersection of any trail or proposed
trail identified on the Recreational Opportunities Map.
SV.8.7 Washoe County will be an advocate for the establishment of efficient
transit services to and within the South Valleys planning area.
SV.8.8 Prior to the completion of I-580, Washoe County will be an advocate for
restricted access to U.S. 395. Upon completion of I-580, access to U.S. 395 will
be restricted according to the corridor management plan conducted the Nevada
Department of Transportation.
SV.8.9 Washoe County will work with the Regional Transportation Commission (RTC)
to develop and implement a bikeways plan for the South Valleys planning area
that is integrated with the local and regional trails system and provides access
to recreational opportunities, and public spaces such as schools and commercial
areas. [See Recreational Opportunities Plan map.]
SV.8.10 Washoe County will work with the Nevada Department of Transportation to
conduct and implement a corridor study for the portion of Highway 395 that
traverses the planning area.
Resources
Goal Nine: Resources key to the implementation of the preservation and character
described in the Character Statements will be protected and where possible,
enhanced.
Policies
SV.9.1 Should Washoe County undertake to study the merit of supporting the
disposal of federal land in the planning area for development or other purposes,
the criteria used to identify specific areas for disposal must include the
protection of key cultural, archaeological, natural (including water), habitat,
recreational, and other special resources from adverse impacts.
SV.9.2 Washoe County will cooperate with other agencies, institutions, and local
residents to ensure that recreational, educational and scientific activities
based on the area’s key resources will be supported and encouraged, particularly
where those activities contribute to the character of the local community and
are beneficial to the broader region.
SV.9.3 Washoe County will continue to pursue opportunities for the public
acquisition of lands in the planning area that contain key resources necessary
for the long term preservation and enhancement of the area’s character.
Scenic/Recreational/Cultural Resources
Goal Ten: Maintain open vistas and minimize the visual impact of hillside
development in a manner that implements the community character described above.
Policies
SV.10.1 With the exception of temporary infrastructure for construction
projects, Washoe County will require the underground placement of new utility
distribution infrastructure within the South Valleys Management Area. Utility
transmission facilities will be subject to a special use permit. In considering
whether to grant a special use permit, or in consideration of any conditions,
including underground placement, which may be placed upon an approval, the
Planning Commission will utilize the best available information, including but
not limited to the most recent Regional Utility Corridor Report, and any
Environmental Impact Statement or other study undertaken regarding the proposal.
SV.10.2 The Washoe County Departments of Community Development and Public Works
will establish and oversee compliance with design standards for grading that
minimize the visual impact of all residential and non-residential hillside
development, including road cuts and driveways.
SV.10.3 The grading design standards referred to in Policy SV.10.2 will, at a
minimum, ensure that disturbed areas shall be finished and fill slopes will not
exceed a 3:1 slope, and that hillside grading will establish an undulating
naturalistic appearance by creating varying curvilinear contours.
SV.10.4 When necessary to mitigate the impact of road cuts, driveways and
similar features on prominent hillsides, staff may require the installation of
landscaping that will significantly soften the visual impact within three years
of installation. Maintenance plans for these landscaped areas may be required.
Goal Eleven: Maintain and enhance the scenic value of the U.S. 395 corridor
through the planning area.
Policies
SV.11.1 Washoe County will work with the Nevada Department of Transportation to
complete and implement that agency’s corridor management plan for the US 395
corridor through the planning area.
SV.11.2 The U.S. 395 corridor through the planning area is designated a Scenic
Corridor as depicted on the South Valleys Character Management Plan map.
SV.11.3 Development Standards along the corridor will be consistent with the
implementation of the corridor study described in policy 8.10.
Goal Twelve: Public and private development will respect the value of cultural
and historic resources in the community.
Policies
SV.12.1 Prior to the approval of comprehensive plan amendments, tentative maps,
or public-initiated capital improvements in the South Valleys planning area, the
Nevada Department of Conservation and Natural Resources will be contacted and,
if the department requests, an appropriate archaeological investigation will be
conducted.
SV.12.2 Washoe County will cooperate and participate with state, federal and
Native American agencies in the planning and conservation activities of those
agencies related to cultural and historic resources.
SV.12.3 Washoe County will pursue funding opportunities for the identification
and conservation of cultural and historic resources.
SV.12.4 Educational and interpretive displays will be provided at all parks and
trailheads to provide the public with pertinent information regarding cultural
and historic resources located in or near those facilities.
Goal Thirteen: The South Valleys planning area will contain an extensive system
of trails that integrates other recreational facilities, the Regional Trail
System, public lands and schools, and transit facilities; and contributes to the
preservation and implementation of the community character.
Policies
SV.13.1 Updates to the Parks District Master Plan for the South Valleys planning
area will look to this goal and the following policies for direction. The Parks
District Master Plan will seek to preserve and implement the community
character.
SV.13.2 New trails will be designed to accommodate equestrian, pedestrian and
off-road bicycle traffic, unless technical or severe environmental or economic
hardships warrant consideration of a more limited use.
SV.13.3 Trails that provide links to the facilities listed in Goal 13 should
receive priority for funding, planning, and construction.
SV.13.4 Parking will be provided at all trailheads unless technical or safety
issues prevent the construction of parking facilities or it is determined that
the parking facility cannot be adequately screened or buffered from adjacent
residential properties. Points of access other than trailheads may be depicted
on the Recreational Opportunities Map but do not require parking facilities.
SV.13.5 As new residential and commercial properties develop in the South
Valleys planning area, the Washoe County Department of Parks and Recreation will
review development proposals for potential trail connections.
SV.13.6 Access to existing trails will be protected and improved whenever
possible. During the process of development review, the Washoe County
Departments of Community Development and Regional Parks and Open space will
request dedication of property and/or easements when appropriate trail
alignments have been identified that link significant nodes within the South
Valleys planning area or connect existing trails or otherwise implement Goal 10.
SV.13.7 Development proposals and population trends will be evaluated on their
impact to an established community standard of seven acres of Community Park per
1,000 residents. When warranted, the Washoe County Department of Parks and
Recreation will request the dedication of an appropriate amount of community
park acreage as property develops within the planning area.
Goal Fourteen: Cooperate with state and federal agencies in the management of
public lands in the planning area.
Policies
SV.14.1 Washoe County recognizes a growing pressure on public lands brought on
by an increasing demand for outdoor recreational activities. Washoe County will
work with the BLM and USFS to ensure that Management Plans for federal lands in
the planning area consider the growing impact of recreational activities on
residents of the area. Washoe County supports the concept behind the BLM Mission
Statement, “Preserve and Protect for Future Generations.”
SV.14.2 Washoe County will continue to pursue opportunities for the public
acquisition of lands in the planning area that contain key resources necessary
for the long term preservation and enhancement of the area’s character.
SV.14.3 Washoe County will work cooperate with the Nevada Division of State
Parks to develop and implement programs which enhance the value and contribution
of the Division’s lands to the local community and the broader region, and
contribute to the maintenance of the character described in the Washoe Lake
Natural and Scenic Area Character Statement.
Natural Resources
Air Resources
Goal Fifteen: The South Valleys planning area will maintain or exceed federal,
state and local carbon monoxide, ambient particulates (pm10) and ozone air
quality standards, and the vistas of the surrounding ridges and more distant
mountain ranges will not be obstructed by man-made pollutants.
Policies
SV.15.1 Washoe County will ensure that the Regional Transportation Commission
gives significant consideration to issues of air quality in the creation of any
regional transportation plan that may have the ability to positively or
negatively impact air quality in the South Valleys planning area.
SV.15.2 Development in the South Valleys area will comply with all local, state
and federal standards regarding air quality.
SV.15.3 The granting of special use permits in the South Valleys must be
accompanied by a finding that no significant degradation of air quality will
occur as a result of the permit. As necessary, conditions may be placed on
special use permits to ensure no significant degradation of air quality will
occur. The Department of Community Development will seek the advice and input of
the Air Quality Division of the Department of Health in the implementation of
this policy.
Land Resources
Goal Sixteen: The built environment will minimize the destructive potential of
any identified geological hazard.
Policies
SV.16.1 Development proposals, with the exception of single family homes and
uses accessory to single family homes, within the South Valleys planning area
will include detailed soils and geo-technical studies sufficient to:
Ensure structural integrity of roads and buildings.
Provide adequate setbacks from potentially active faults or other hazards.
Minimize erosion potential.
SV.16.2 Development proposals on areas with identified geological hazards will
follow the recommendations of any geo-technical study conducted pursuant to
Policy SV.8.1.
Goal Seventeen: Public and private development will respect the value of
wildlife and wildlife habitat to the community.
Policies
SV.17.1 Prior to the approval of comprehensive plan amendments, tentative maps,
public initiated capital improvements, or any project impacting 10 or more acres
in the South Valleys planning area, the Nevada Department of Wildlife will be
contacted and given an opportunity to provide conservation, preservation, or
other wildlife and habitat management input to the project.
SV.17.2 Any development that has the potential to negatively impact an
established wildlife migration route or critical habitat, including but not
limited to traditional mule deer migration routes and the Pacific Flyway for
migratory birds and their associated habitat must demonstrate how that project
will protect the integrity of the migration route or habitat.
Goal Eighteen: Mining in the South Valleys planning area will be compatible with
existing residential, agricultural, ranching, and educational uses.
Policies
SV.18.1 Mining activities in the South Valleys must be adequately screened
and/or buffered from residential and educational land uses and from roadways
designated arterials or highways on the South Valleys Streets and Highways map.
SV.18.2 Proposals for mining activities will be subject to a Public Health
Impact Review (PHIR), to be conducted jointly by Community Development staff and
Washoe County District Health Department Staff. The specific content and
methodology of the PHIR will be determined by the Washoe County District Health
Department with the cooperation of the Washoe County Community Development
Department, on a case-by-case basis.
Goal Nineteen: Protect, and where possible, enhance the economic feasibility of
agricultural activities in the planning area.
Policies
SV.19.1 Washoe County will work with local, state and federal agencies to
identify the economic or other challenges faced by agricultural and ranching
interests in the planning area.
SV.19.2 Washoe County will work with local, state and federal agencies to
encourage the development of alternative crops, livestock, techniques, and
technology that will assist agricultural and ranching interests in the planning
area to respond to any identified challenges.
SV.19.3 Washoe County will develop incentives for the implementation of
sustainable agricultural processes, the use of alternative fuels, and the
production of products that contribute to the supply chain for alternative
energy production.
Water Resources – Flooding
Goal Twenty: Personal and economic loses associated with flooding will be
minimized. Development in the South Valleys planning area will mitigate any
increase in volume of runoff to ensure that the flood hazard to existing
developed properties is not exacerbated.
Policies
SV.20.1 Development within the South Valleys planning area will conform to
Regional Water Plan Policy 3.1.c, “Flood Plain Storage Outside the Truckee River
Watershed,” as well as locally specific flood control requirements as adopted by
Washoe County.
Water Resources – Supply
Goal Twenty-One: Water resources will be supplied to land uses in the South
Valleys planning area according to the best principles/practices of sustainable
resource development. Because all existing residences are supplied by
groundwater wells, future development must be constrained to the sustainable
groundwater yield of the Washoe Valley, Pleasant Valley, and other adjoining
basins in the planning area, and minimize pumping impacts to domestic wells.
Policies
SV.21.1 Development proposals must be consistent with Regional Water Plan
Policies:
1.3.b, “Protection and Enhancement of Groundwater Recharge”;
1.3.d, “Water Resources and Land Use”;
1.3.e, “Water Resource Commitments”; and,
1.3.g, “Groundwater Resource Development and Management of Water
Quality.”
SV.21.2 The Washoe County Department of Water Resources will protest the
transfer of water resources in and between hydrographic basins whenever the
department determines that the transfer will result in a significant negative
impact to the sustainable use of the resource.
SV.21.3 Washoe County will require the use of certificated water rights in an
amount necessary to serve all new development in the Washoe Valley Hydrographic
Basin and certificated, permitted or imported water rights from immediately
adjoining hydrographic basins for the Eagle Canyon, Pleasant Valley and Truckee
Meadows Hydrographic Basins of the South Valleys planning area. Imported water
rights can be dedicated only when the parcel is split by the hydrographic basin
boundary.
SV.21.4 Water rights shall be dedicated to Washoe County for all maps of
division into large parcels, parcel maps, and subdivision maps, as well as all
new, civic, commercial and industrial uses.
SV.21.5 No new parcels or subdivisions of less than five acres will be created
in the East lake area of the Washoe Valley Hydrographic Basin until a new
imported water source is available. (See South Valleys Hydrographic Basin map)
SV.21.6 In cooperation with the Washoe County Department of Water Resources, the
Department of Community Development will provide an annual report on the
implementation of all water related policies in this plan.
SV.21.7 Unless approved by the Washoe County Board of Commissioners, water from
the South Valleys area will not be diverted to supply land uses outside the
planning area.
Water Resources – Quality
Goal Twenty-Two: The quality of water from the South Valleys Hydrographic Basins
will be protected from further degradation resulting from human activities.
Policies
SV.22.1 The Washoe County Department of Water Resources will implement and
maintain a Wellhead Protection Plan for Washoe County’s municipal well
facilities in the South Valleys hydrographic basins, and encourage other
purveyors to develop and implement plans for the protection of groundwater
resources.
SV.22.2 The use of new production wells for future development must not create
water quality degradation towards existing production and domestic wells.
Goal Twenty-Three: Watershed protection and groundwater recharge will be prime
considerations towards future development activities.
Policies
SV.23.1 The Washoe County Regional Water Planning Commission will continue to
work towards implementing a Watershed Protection Plan (Policy 3.1.e) for the
South Valleys basins and encourage development to implement plans for the
protection of groundwater resources.
SV.23.2 Natural groundwater recharge areas will be protected from development
when possible. When planned development does impose on natural recharge areas,
mitigation measures will be taken.
SV.23.3 The use of curb and gutter will be minimized. The use of roadside
ditches is encouraged for the purpose of augmenting groundwater recharge.
Goal Twenty-Four: Maintain and enhance the value of wetlands and their
associated habitats for their groundwater recharge, aesthetic, environmental,
educational, recreational, effluent reuse, storm water runoff and flood control
purposes. Washoe County will act to ensure the best possible balance between
these wetland area uses.
Policies
SV.24.1 All development will meet or exceed the standards for wetland
development and impact established by state and federal agencies responsible for
wetlands management.
SV.24.2 Land use proposals that include wetlands areas must demonstrate how they
are consistent with Goal 24.
SV.24.3 Development proposals that impact any area designated “potential
wetlands” on the Development Suitability map must conduct a wetlands delineation
study and obtain Army Corps of Engineers certification of the proposed wetlands.
SV.24.4 Washoe County will work with state, federal, and private agencies to
support the development and implementation of programs and initiatives that are
consistent with Goal 24.
Water Resources – Service/Wastewater
Goal Twenty-Five: Water resources and wastewater treatment and disposal will be
provided to residential and non-residential uses in a manner that implements and
preserves the community character as described in the South Valleys Vision and
Character Statement.
Policies
SV.25.1 Tentative subdivision maps will not be approved for any development
until the infrastructure and resource needs of that development have been
evaluated by the Department of Water Resources and found consistent all
applicable water and wastewater resources and facilities plans.
Plan Maintenance
Goal Twenty-Six: Amendments to the South Valleys Area Plan will be for the
purpose of further implementing the Vision and Character Statement, or to
respond to new or changing circumstances. Amendments will conform to the South
Valleys Vision and Character Statement. Amendments will be reviewed against a
set of criteria and thresholds that are measures of the impact on, or progress
toward, the Vision and Character Statement.
Policies
SV.26.1 In order for the Washoe County Planning Commission to recommend the
approval of ANY amendment to the South Valleys Area Plan, the following findings
must be made:
The amendment will further implement and preserve the Vision and Character
Statement.
The amendment conforms to all applicable policies of the South Valleys Area Plan
and the Washoe County Comprehensive Plan, and the Regional Water Management
Plan.
The amendment will not conflict with the public’s health, safety or welfare.
SV.26.2 For any amendment that proposes to
Revise the Vision and Character statement;
Revise Goal One or its associated policies;
The Washoe County Planning Commission must find that the Department of Community
Development has conducted a series of community visioning workshops with the
South Valleys Citizen Advisory Board (CAB) and the results of that process,
including any CAB and staff recommendations, have been included and discussed in
the staff analysis of the proposed amendment. Proposals to alter the boundaries
of an identified character management area must be accompanied by a proposed
land use change, and the land use proposal must meet all of the applicable
policies of the South Valleys Area Plan.
SV.26.3 In order for the Washoe County Planning Commission to recommend approval
of any amendment involving a change of land use, the following findings must be
made:
A feasibility study has been conducted, commissioned and paid for by the
applicant, relative to municipal water, sewer and storm water that clearly
identifies the improvements likely to be required to support the
intensification, and those improvements have been determined to be in
substantial compliance with all applicable existing facilities and resource
plans for South Valleys by the Department of Water Resources. The Department of
Water Resources will establish and maintain the standards and methodologies for
these feasibility studies.
A traffic analysis has been conducted that clearly identifies the impact to the
adopted level of service within the South Valleys planning area and the
improvements likely to be required to maintain/achieve the adopted level of
service. This finding may be waived by the Department of Public Works for
projects that are determined to have minimal impacts. The Department of Public
Works may request any information it deems necessary to make this determination.
For amendments that propose new or intensified commercial land use, the scale of
the intended use has been shown to be community serving in nature.
For residential land use intensifications, the potential increase in residential
units will not exceed Washoe County’s applicable policy growth level for the
South Valleys Area Plan, as established under Goal One.
If the proposed intensification will result in a drop below the established
policy level of service for transportation (as established by the Regional
Transportation Commission and Washoe County) within the South Valleys planning
area, the necessary improvements required to maintain the established level of
service are scheduled in either the Washoe County Capital Improvements Program
or Regional Transportation Improvement Program within three years of approval of
the intensification. For impacts to regional roads, the Washoe County Planning
Commission, upon written request from the Regional Transportation Commission,
may waive this finding.
If roadways impacted by the proposed intensification are currently operating
below adopted levels of service, the intensification will not require
infrastructure improvements beyond those articulated in Washoe County and
regional transportation plans AND the necessary improvements are scheduled in
either the Washoe County Capital Improvements Program or Regional Transportation
Improvement Program within three years of approval of the intensification.
Washoe County will work to ensure that the long range plans of facilities
providers for transportation, water resources, schools and parks reflect the
policy growth level established in Policy 1.2.
If the proposed intensification results in existing public school facilities
exceeding design capacity and compromises the Washoe County School District’s
ability to implement the neighborhood school philosophy for elementary
facilities, then there must be a current capital improvement plan or rezoning
plan in place that would enable the District to absorb the additional
enrollment. The Washoe County Planning Commission, upon request of the Washoe
County School Board of Trustees, may waive this finding.
Any existing development in the South Valleys planning area, the Forest planning
area, or the Southeast Truckee Meadows planning area which is subject to the
conditions of a special use permit will not experience undue hardship in the
ability to continue to comply with the conditions of the special use permit or
otherwise to continue operation of its permitted activities.
SV.26.4 For proposals to establish or intensify commercial land uses, a market
analysis has been conducted that clearly articulates the anticipated trade area,
provides convincing evidence of a need to increase the inventory of commercial
land use opportunities, and otherwise demonstrates the scale of the intended use
to be community serving in nature.
SV.26.5 The Department of Community Development will provide the Planning
Commission with a status report on the implementation of this plan no later than
18 months from the date of adoption.
|
