Daybreak Development “continued” …

Yesterday, the Reno City Council voted to “continue” the consideration of the Daybreak Development (Butler Ranch area) until their meeting on November 28 at 6:00 PM.  This was a contentious vote passing only with a bare majority (4 to 3).  The developer had requested the continuance this time with the vague excuse that they needed more time to talk to stakeholders about natural resources.  The developer sent out the request for a continuance only hours before the City Council meeting.  This caused confusion.  Some interested residents decided not to go since the continuance was requested, but some came who didn’t hear about the request or who had not heard that it had been granted.

Here are some of the points and highlights.

  • The County Clerk reported that the Council had received 13 letters in opposition to the Daybreak development, 5 letters expressing concern, and 1 letter in support.
  • Councilman Brekhus opposed the continuance: she is ready with her questions and it is time to move forward.  The coming City Council meetings have full agendas.  There is no convenient time to reschedule.
  • Councilman Weber is newly elected and would like a continuance since she is not familiar with the project.
  • Councilman Jardon wants ample time to consider the project; “It’s too big an elephant to consider.”
  • Councilman Brekhus suggested sending the project back to the Planning Commission.  Alternately, it could be considered in a City Council workshop meeting dedicated to the single topic.
  • Brekhus voted “no” along with Delgado and Bobzien.  Jardon, Duerr, Weber, and Schieve voted to approve the continuance as requested by the developer.
  • Darrin Sweeney representing the fire fighters union says the union has no position on the development, but “A new fully staffed fire station will be needed.  Nearby stations are seeing growing demands.  There is nothing in the Daybreak plan that allows for fire fighters”.
  • Kim Rhodemyre expressed agreement with Brekhus in public comment.  She went on to say that the developers lost their permit from the Army Corps of Engineers.
  • Terri Thomas made a public comment “We don’t have waste treatment capacity for the many projects that are already in the pipeline.  We need to decide which ones will get service first.”
  • Councilman Duerr said “The project they’re considering should be the same one that the Planning Commission approved.  If this keeps changing, it should go back to the Planning Commission.”

The meeting was broadcast on Spectrum local access channel 192.

Lemmon Drive Estates appeal denied

Yesterday (11/13/18), the Board of County Commissioners denied the appeal by the developer regarding the Lemmon Drive Estates development.  This is a 98-home development with reduced setbacks to achieve higher density.  This is located on the east side of Lemmon Drive just south of Military Road.  See this LINK for more about the development.  The Planning Commission had denied the development unanimously on May 1, 2018.    The developer had done preliminary grading without a permit and will be required to repair the damage to the extent possible working with Washoe County Code Enforcement.


  • Commissioner Jung requested an instruction period by staff on the sewer facilities.
  • Commissioner Jung asked staff to figure out a way to have traffic studies done by a third party with no interest in the developer or the development.
  • Commissioner Jung wants to see more high-density housing developed within the McCarran loop.
  • Commissioner Lucey had no comment whatsoever.
  • Ms. Holt-Still made a public comment requesting that Commissioner Herman have her earlier board assignments restored.  She should be on the flood-related boards that will be considering special assessments for flood remediation.


Tammy Holt-Still’s notes edited by Steve Wolgast

Planning Comm. denies Toll Rd. re-zoning

At their November 7 meeting, the Washoe County Planning Commission voted unanimously to deny the zoning amendment and master plan amendment which would permit the development of the Estates at Marango Springs development at the south end of Toll Road (at Marango Road).  The application was denied because none of the five required “findings” were met according to the planning commissioners.  The current plan is to build 50 homes on the 80 acre property.

Estates at Marango Springs details.

Discussion points, notes

  • Commission counsel advised Thomas Bruce to recuse himself since the applicant, Harry Fry, is his dentist.  Thomas Bruce did so.
  • A super-majority is needed to approve this amendment.  Derek Wilson (Rubicon Design) representing the applicant asked what the super-majority vote threshold would be given that Commissioner Horan is absent and Commissioner Bruce is recused.  Commission counsel replied that a minimum of 4 “yes” votes would be needed to approve.
  • Commissioner Lawson had gone to see the site in preparation for the meeting.
  • The applicant will need to obtain water rights for this new development.  The applicant will pay for water and sewer to be extended to this new development.
  • The possibility was raised that Toll Road have an extension to connect it to Rhodes Road so that there would be more flexibility to handle traffic.  A Rhodes Road resident spoke out against this possibility.  The applicant did not offer to build this extension.
  • Several residents of Majestic Ranch Estates testified to bad faith interactions with the applicant, Harry Fry, and made reference to a pending suit against him for issues relating to Majestic Ranch homes.
  • Derek Wilson asserted that no traffic study would be required for such a small development, but did not refer to a specific statute indicating this.  Trevor Lloyd (county planner) said that a traffic study is needed if the peak traffic is expected to exceed 80 trips.  Toll Road and Marango Road have no shoulder or sidewalks, so traffic safety is a critical issue.  It currently takes REMSA (ambulance service) nine minutes to respond to an emergency on Toll Road when there is only light traffic.  A fire fighter testified that it took an hour for fire crews to reach the end of Toll Rd. during a wildfire evacuation.
  • One area resident says that he has seen four 100-year floods in the 27 years he has lived there.  Flooding is a chronic problem in the area.
  • Commissioner Chesney expressed concern that there is already a lot of development approved but not yet built in the area that will increase traffic.  He says that the LDS zoning is not applicable since some of the property is on a slope which cannot be built on.
  • A long time resident pointed out that it took years to develop the area plan, and that this development will not be compliant.  Commissioner Lawson read the introduction from the South Valleys Area Plan and pressed Mr. Lloyd about the importance of the “character statement”.  Commissioner Chesney asserted that the South Valleys are being “laid to waste” by development.  He hesitates to go against the neighbors.


Planning Commissioners:

James Barnes, Thomas Bruce (recused), Sarah Chvilicek, Larry Chesney, Francine Donshick, Mike Lawson, Phillip Horan (absent)