Senior County Planner Eric Young Explains Reduction To Required Findings
Mr Young opened the Zoom workshop by explaining the background of the five "Findings" a developer must meet to get a proposed subdivision approved. The five findings are located in Section 408 of the development standards called the "Common Open Space Development" section. He said he didn't recall a time when a developer did not use this development code to design their subdivision.
The five findings were added to the master plan in April 2025. Young explained that they were added to aid planners in deciding if "it's looking at the right things". He added that this system is used throughout the planning department for other permits already.
He then went on to explain the reasoning for changing from the requirement that all five of the findings be met to just three of the five.
Young explained that he and Trever Lloyd, the planning manager, have made a point over the years that "common open space" cannot be just sidewalks, green strips, retention ponds, parks, or other features that are not really "open space".
Common open space developments give developers "flexibility" in the design of their projects. "Flexibility means smaller parcel size and the ability to go in and do a variety of different parcel sizes that help you put whatever your allowable density is on tha parcel in the most efficient way."
"What are we going to get out of it?"
Section 1 allows the developer to use natural features that are constrained by development such as steep slopes, wetlands, heavily forested areas.
Section 2 is similar but "it's more specific" as it takes in ridge lines, waterways, large trees, and other things that are "community identifiers".
- A more efficient use of land. "The development is designed in a manner that reduces the overall linear surfaces of roadways. This can be a significant benefit in maintenance and build a sense of community."
He said what they've learned in Washoe County is that its important for developments to have a sense of community while also having accessible open space for recreation.
Young went on to say that not all parcels have the features that can be met by the 5 findings. Some may not have steep slopes, trees, waterways or views. The first two findings have been a barrier to "some new housing types", "creation of some new housing incentives", "smaller parcels" and providing open space.
Public Comment
The meeting was opened to public comment at this point.
Commenter One stated that would create too much grey area. Mr Young responded that was the current problem. What is a "Ridgeline?" Planner and developer might have two different opinions.
Speaker 2 called it a "terrible idea" stating that the findings were already easy for the developers to make. They said the "sense of community" may apply inside the development but what about the surrounding communities affected by higher densities? In areas with a lot of already unbuildable land, like Sierra Reflections, it allows developers to put twelve units per acre on the buildable land. The speaker asserted the change will not create more open space but the ability to create urban clusters in a rural environment.
Speaker 3 and 4 agreed with the previous, mentioning unbuildable slopes allowing concentrated housing in flat areas and called for more restrictions, not less.
Speaker 5 stated it Wass scary that a developer could "three of the five". They stated many residents have lived here for many years paying taxes and are seeing their way of life being eroded by developers being given more leeway.
Speaker 6 noted that the developers don't seem to be held to the standards of the current Envision 2040 Master Plan and it appears the county is "bending over backwards" to accommodate them. They felt it ws very concerning to bring this up during the "big Sierra Reflections" fight.
Senior Planner Young, commented at this point noting that until last year there were no findings required. He said "I should be transparent and clear, that the county sees this as a, as an important too to enable important development."
He said previously every parcel could be completely used up with roads and houses. If there were slopes a developer could get a "special use permit" and "chop them up".
He went on to say he ws surprised to amount of resistance to the idea and "I think some of this is coming from the recent experience with Sierra Reflections, which I'm just not familiar with and not really able to comment on."
Next Steps
Mr Young finished the zoom meeting by saying there would be an in person public meeting at a later date. Then sometime in the summer it will be presented to the County Commissioners for approval. In the meantime he encouraged residents to contact him by phone (775-3283613) or email: [email protected]
Members Discussion