[{"_1":2,"_110":-5,"_111":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74,86,98],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":56,"_68":69,"_70":56,"_71":72,"_73":72},"mediaId",6090149,"mediaKeyId","2867952-55f4b18a8b2dcfc2b82f9d07e927f071","parentId",2867952,"title","Board approves American Flat groundwater‑banking wells for Truckee Meadows Water Authority","audioSeconds",1836,"startMs",8183000,"endMs",10019000,"viewUrl","/Search/View?dp=1&key=2867952-55f4b18a8b2dcfc2b82f9d07e927f071&start=8183&end=10019","thumbnailUrl","https://assets.pipeline.soar.com/2867952-55f4b18a8b2dcfc2b82f9d07e927f071/thumbnail_8183000.jpg","articleUrl","/articles/6090149/Washoe-County/Nevada/Board-approves-American-Flat-groundwaterbanking-wells-for-Truckee-Meadows-Water-Authority","mediaUrl","https://secure.pipeline.soar.com/6090149-bd06ae10da770cca1181614effe1c327/orig.mp4?Expires=1770450652&Signature=GF2aZ06KaMiELfty5-6wBmzLc9T8C7Mmf9YCuE8MYn0LlGc4xLkYsqGqQEcOi~cDngx5Ia-6iIaGTP8PPz8TQGtQHp2pju7lHAJ9~~XoPEwoE0G8ReG~nojXjKfOX-nssRQSJo~ER96PF1u7zWgEmhiRtLjHrjtzLs0gnokwtnqhsuYDPum-aQflvEWdNqe1cjeNizBcqoFz8VsO3HgUwczcNpuHsJUQYJS3sMVB1IzX-UpqLBfqZVI-2iKxrJufP0zC5rWTFFdJVpeemUuRX3h2bnWtxRypZYJFP1um9HxCpD7TvYGz0V~sHz6nqCeRqGCHRU9VX7eAdM0Oq1t4IQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Washoe County, Nevada","date","2025-04-04T00:28:35.783Z","article","The Washoe County Board of Adjustment unanimously approved a special use permit (WSUP25-5) for the American Flat well field — a roughly 479-acre project area that will host injection wells, extraction wells, monitoring wells, pump stations, two storage tanks and a water-polishing facility to create an underground groundwater bank of up to 11,000 acre-feet for the Truckee Meadows service area.

Planner Tim Evans summarized the project and said it is part of the larger Advanced Purified Water Facility (APWF) project, which will treat recycled effluent and produce up to 2,000,000 gallons per day of advanced-purified (potable‑quality) water for storage and later use. “The proposed project for the construction of the wells, the installation of the monitoring wells, extraction wells, and injection wells, will be completed in one phase in the fall of 2026,” Evans said.

Applicant representatives from the Truckee Meadows Water Authority and the City of Reno explained the scope and the public-outreach program. Joe Coudrier, on behalf of the project, said the site has been tested: pilot injections, subsurface exploration and geophysical transects have been completed and the site was found suitable for aquifer storage and recovery at the scale proposed. The project team said technical studies, piloting and prior permitting work underpin the design.

As part of the permit, the applicant requested and staff recommended waiving the civic‑use landscaping standard in Article 412 of the Washoe County Development Code for the well-field area; staff also asked to remove condition 1.g in exhibit A because the 15 parking-space requirement referenced a treatment-facility parking calculation not required for the extraction/injection well area. The board accepted staff’s recommendation to waive landscaping for the well field and deleted the parking-space condition.

Agencies that reviewed the project provided recommended conditions; the record includes conditions from Water Rights Engineering, Environmental Health and the Truckee Meadows Fire Protection District. Staff reported 35 nearby parcels were noticed and that no written public comments were received in response to the county notice; a community workshop in January attracted residents and produced three follow‑up contacts, the applicant said.

Board members asked technical questions about hydrology, groundwater monitoring and funding. The project team said prior studies — including a multi‑month pilot injection and geophysical and soils testing — support the design and that the project team is pursuing federal and other funding, including a Bureau of Reclamation grant; project staff said alternative funding sources have been identified if federal funds do not materialize.

Board member Kathy Julian moved to approve the permit, including the landscaping waiver and deletion of the parking-space condition; the motion was seconded and passed unanimously. The board’s approval authorizes the applicant to proceed toward construction, subject to the conditions in exhibit A as amended.","mediaType","Video","parentTitle","Board of Adjustment | April 3, 2025","oneSentenceSummary","The Washoe County Board of Adjustment unanimously approved a special use permit for the American Flat well field to support the Advanced Purified Water Facility, allowing construction of injection, extraction and monitoring wells to create a groundwater bank of up to 11,000 acre‑feet.","taxTitle","taxId",2669,"location","headline","","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":56,"_68":69,"_70":56,"_71":72,"_73":72},6090154,"Board rejects Village Green grading permit after neighbors and some members raise flood and traffic concerns",2117,2126000,4243000,"/Search/View?dp=1&key=2867952-55f4b18a8b2dcfc2b82f9d07e927f071&start=2126&end=4243","https://assets.pipeline.soar.com/2867952-55f4b18a8b2dcfc2b82f9d07e927f071/thumbnail_2126000.jpg","/articles/6090154/Washoe-County/Nevada/Board-rejects-Village-Green-grading-permit-after-neighbors-and-some-members-raise-flood-and-traffic-concerns","https://secure.pipeline.soar.com/6090154-56837c57331a839d81d2107b77c40d95/orig.mp4?Expires=1770450652&Signature=WoTqbrUynSRIOAPiKSDUGv3qVuRG-LppXe6v6CXC7t5OUga6pqPbBZtKqFwqKRPKy37J4mJlclqaKjQiHZcRIHwh~61NCU5oWt4qf9r8LxD6iaaLjiy4NrG0uTZHcrT08qCCSvD-RdYM-PwQS4Zx2s0P7DBtsOERkEbrfMAPQ62u2gJ972Ao~cmBpP~BvK0FOHHAfuemeAmIHn3FFwmkxIm9QSBUL44FK1Md8pktil0JdJDb-zr03r~98ZSfn~G2bE-5AleeaelntphK9jQxnZyHCF8Y7ZHC0Iq9UQx86iRKRJ~Usc95E4pk7NvtnzqKj2Hmg~mynhgOHidvZjFIvA__&Key-Pair-Id=KUT5TJCACFTXG","The Washoe County Board of Adjustment on Wednesday denied a special use permit (WSUP25-7) that would have allowed major grading to raise elevations and prepare an 18.4-acre site in the Village Green area for future development and to comply with an approved FEMA conditional letter of map revision (CLOMAR).

County planner Trevor Lloyd described the proposal as excavation of roughly 36,000 cubic yards and import of about 60,000 cubic yards of fill, with regrading across about 18.4 acres to lift part of the site out of the floodplain and tie storm runoff into an existing detention pond. “The proposed grading will mitigate flood risk, improve drainage patterns and ensure compliance with FEMA's regulations,” Lloyd told the board.

Neighbors and multiple board members said the staff presentation and the applicant's plans did not adequately address several local concerns. Dan Engler, a nearby resident, told the board the retention pond that would receive diverted runoff had not been cleaned out following recent flood events and said he feared overflow. “That pond has not been cleaned out in the last two major flood events… With the rise of the retention pond, there's not enough capacity,” Engler said in public comment.

Other speakers raised questions about the CLOMAR mapping and how much of the property actually lies within the mapped floodplain. One resident, Dan Herman, told the board he believed the applicant was treating the whole parcel as floodplain when only a corner was shown on assessor maps. Several commenters worried about truck traffic to bring in tens of thousands of cubic yards of material: the applicant's material estimate would require several thousand dump-truck loads, neighbors said.

County senior licensed engineer Janelle Thomas and the applicant’s engineer explained the drainage approach and said the CLOMAR and drainage proposals were intended to reduce off‑site flooding. Janelle Thomas said the approved CLOMAR informed the grading plan and the county's Truckee Meadows Regional Drainage Manual criteria would govern stormwater control. John Browning of Tectonics Design Group said portions of the site had already been removed from the floodplain by earlier mapping related to adjacent projects and that the proposed grading work and channel would further mitigate flood potential.

Board members split on whether the submittal showed adequate mitigation. Peter Gishon noted the site is zoned industrial and said the entitlement before the board was the grading special use permit, not final site development. Don Christensen said he had “lost confidence in FEMA” and described the project as large in scale and potentially detrimental to nearby new houses; he opposed approval. Kathy Julian said residents’ concerns had not been sufficiently addressed in the staff packet and that traffic and hauling impacts had not been meaningfully analyzed. Gishon said he trusted staff and planned follow-up review at the grading-permit stage; Christensen and Julian said they could not support the item.

Board member Peter Gishon moved to approve the permit; the motion failed when the board recorded two votes in favor and three opposed. The application was denied, and the chair read the appeal procedure for applicants who wish to seek review by the Board of County Commissioners or by judicial review.","The Board of Adjustment denied a special use permit for major grading at Village Green that would have imported about 60,000 cubic yards of material and disturbed roughly 18.4 acres; board members and multiple neighbors said drainage, detention-pond maintenance and heavy truck traffic were not adequately addressed.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":56,"_68":69,"_70":56,"_71":72,"_73":72},6090158,"Board of Adjustment approves three Tahoe-area special use permits with conditions",826,521000,1347000,"/Search/View?dp=1&key=2867952-55f4b18a8b2dcfc2b82f9d07e927f071&start=521&end=1347","https://assets.pipeline.soar.com/2867952-55f4b18a8b2dcfc2b82f9d07e927f071/thumbnail_521000.jpg","/articles/6090158/Washoe-County/Nevada/Board-of-Adjustment-approves-three-Tahoe-area-special-use-permits-with-conditions","https://secure.pipeline.soar.com/6090158-70ca5e3aeaab49e03edc676ffa010a6f/orig.mp4?Expires=1770450652&Signature=bOSIOHMxLafKx7POyClbhmBxpyUPa5X01GGVcQpPgDQQs0YHwwR8y9oEDNrJoAXRpaEY65HA6Lr3o-VN0JiseObxYm6799KosEJRFxPKgJT7eL1fEbJAyTz6DO3iyPtm5Vss6Jon9HwFeX9khMCLMOuAabnKS37X307RLyWMBSCKI9XNtNhfcOXQC7PDEEsG--vA9kMxvFO7-I1uDiaXONHq~sXAM8P0vLNm6497zjZwbO6CkYCCRasVgKtdQGI2OxUTAlL2iXj6f1SkpoMbH7FB1gbzm0Tqmqpb9bADFLpO7UapW9R6a5Z485O3vtiMDOyMJ5ExvqpbT5ZmRd~UBQ__&Key-Pair-Id=KUT5TJCACFTXG","The Washoe County Board of Adjustment on Wednesday approved three special use permits for residential projects in the Tahoe Area Plan, granting permits for a new 5,304-square-foot Lakeshore Boulevard house (WSUP25-2), a parking-deck rebuild and storage conversion on Teresa Court (WSUP25-3), and a remodel on Bridge Court (WSUP25-4), each with the conditions listed in staff reports.

Staff planner Trevor Lloyd of Washoe County Planning and Building told the board the Tahoe Area Plan currently requires special use permits for certain residential work and that staff is working to remove that requirement in a future plan update. “This is very unique. We don't have this anywhere in the county,” Lloyd said as he introduced the items.

The projects approved were described in the staff reports as follows: demolition of an existing dwelling at 1713 Lakeshore Boulevard and construction of a 5,304-square-foot residence with a connected garage; refurbishment of an existing parking deck at 490 Teresa Court with a storage area under the deck; and a non-footprint-expanding exterior remodel and deck adjustments at 17683 Bridge Court. Staff found the required development-code findings for each application and recommended approval with the conditions included in exhibit A for each case.

Questions from board members focused on site-specific issues. Board member Kathy Julian asked about a partially abandoned right-of-way connected to Lakeshore Boulevard; Corinne Hoida, the applicant’s land-use consultant with Basin Strategies, confirmed a 20-foot portion had been abandoned while a 30-foot portion remained and that the proposed building would not encroach on the remaining right-of-way. For the parking-deck project in Crystal Bay, staff recommended two additional conditions because the property sits in a moderate avalanche zone: (1) execution of a hold-harmless/indemnification agreement prior to building permit issuance acknowledging avalanche risk, and (2) compliance with the natural-hazards provisions of Washoe County Code Section 110.2220.125; the applicant said the hold‑harmless requirement was standard and acceptable.

Board member Peter Gishon moved approval of the Lakeshore Boulevard special use permit “after giving reasoned consideration to the information contained in the staff report and information received during the public hearing,” citing the five findings set out in Washoe County Code; Leo Harishni seconded. The motion passed. Similar motions were offered and passed for the Teresa Court and Bridge Court permits; each motion referenced the staff report findings and the exhibit A conditions required by staff.

Public comment on these items was minimal: no speakers appeared in chambers or on Zoom for these projects. Notices were mailed to nearby owners for each permit as required by code (80 parcels noticed for the Lakeshore proposal; 48 for the Crystal Bay application; 342 for the Bridge Court remodel). The staff reports documented reviews of potential natural hazards (flood, seismic, avalanche, wildfire, landslide and tsunami/ seiche) and included relevant agency approvals where applicable (for example, TRPA approval for the Lakeshore project was noted in the staff packet).

By approving the permits, the board authorized staff to proceed with the conditions listed in each exhibit A; the approvals were recorded by voice vote during the hearing.","The Washoe County Board of Adjustment approved three special use permits for residential projects in the Tahoe Area Plan, including demolition and rebuild, parking-deck rebuild with storage, and a house remodel; staff said the requirements are unique to the Tahoe area and will be reevaluated in a plan update.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":56,"_68":69,"_70":56,"_71":72,"_73":72},6090143,"Board reverses hearing officer, orders removal of RVs from vacant Red Rock parcel",4860,1888000,6748000,"/Search/View?dp=1&key=2867952-55f4b18a8b2dcfc2b82f9d07e927f071&start=1888&end=6748","https://assets.pipeline.soar.com/2867952-55f4b18a8b2dcfc2b82f9d07e927f071/thumbnail_1888000.jpg","/articles/6090143/Washoe-County/Nevada/Board-reverses-hearing-officer-orders-removal-of-RVs-from-vacant-Red-Rock-parcel","https://secure.pipeline.soar.com/6090143-ced09c3d307545d1ef058add061c7bdc/orig.mp4?Expires=1770450652&Signature=iEp7SjlYNqwEyiLzBPblYZZyEiDDoQgnxJYj8VoMicqN7OzKSkSdXQPmbJqGYinFD0FtrhdZ6pRMjG4zNX5VLzI6sURp0We5I4hgpHJn37LncTcwPTMAHrQgGzPWix3T2f789wNlf9F9b58TQC5OYsJHQevgbKcgBMoFcn7ELAHGG7-UgznTPnVG2CKoUfIQvdbG5Af6FRiyUdROlbKStQQAY5hEhtakkc19zWKh~yBd1lA-~K89vqmJ7Q3dImJNh~4IDsheEoU4NSr4ZqgS0fYYuWOqr-9942~4YgD7Svi9CZzoSo09aR-m096Ro3LStCx6iLRnFzmm0bGcjOWxDQ__&Key-Pair-Id=KUT5TJCACFTXG","The Washoe County Board of Adjustment reversed an administrative hearing officer’s dismissal of a code-enforcement action and found that a Red Rock property at 120 Mule Tail Circle was in violation of Washoe County Code for outdoor storage on a vacant parcel (appeal of administrative hearing order). The board ordered removal of the stored recreational vehicles and any items not related to an agricultural use within 25 days and upheld a $100 penalty.

Planning Manager Chad Giesinger said code enforcement opened the case after an anonymous complaint on April 2, 2024, reporting RV living and storage on the 10‑acre parcel without an existing principal use. Giesinger said code enforcement initially sought compliance through establishment of a principal use (for example, submitting a building permit) and issued extensions while awaiting progress toward a building permit. Environmental Health Services also opened a concurrent case because of concerns about on-site sewage; EHS staff confirmed a test trench was completed in June 2024 and noted pump receipts had been requested from the property owner.

At an administrative hearing the property owner argued that an agricultural principal use had been established by bringing livestock onto the site and that, under Washoe County Code Section 110.330.55, certain buildings and structures used in conjunction with an agricultural use are permitted. The hearing officer concluded the RVs were necessary to support an agricultural use and dismissed the penalty notice. Code enforcement appealed that order to the Board of Adjustment, arguing code definitions make a key distinction: an ‘‘agricultural building’’ is a structure and the code defines ‘‘structure’’ as not including a tent, trailer or vehicle; therefore, RVs cannot qualify as agricultural buildings and the RVs on site were not permitted by that section.

At the hearing before the board, the property owner’s counsel argued the hearing officer’s factual findings should be afforded deference and that trailers on the site were towed structures used in support of agricultural activities. The owner’s counsel also said the owners had been working toward a building permit and septic permitting and would sell the property if the matter continued unresolved.

Board members questioned both legal and factual points. Several commissioners asked staff to display code definitions clarifying that an agricultural building is defined as a ‘‘structure’’ and a ‘‘structure’’ does not include a trailer or vehicle; staff cited Washoe County Code Article 902 definitions in support of the enforcement position. Environmental Health supervisor David Kelly confirmed that a well had been installed and that a test trench for septic was completed in 2024, that pump receipts had been provided in earlier correspondence but were requested again, and that EHS had no documented evidence of improper sewage disposal.

After discussion, board member Don Christensen moved to reverse the hearing officer, finding Ms. Jones in violation of Washoe County Code Section 110.3060.35(b), upholding a $100 penalty and ordering removal of the RVs and items not related to an agricultural use within 25 days; Leo Harishni seconded. The motion carried and the chair directed staff to prepare a written order to be filed with the secretary of the Board of Adjustment. The board’s order explains the appellant may seek judicial review in the Second Judicial District Court per county code and state law.","The Board of Adjustment reversed an administrative hearing officer's dismissal and found a Red Rock property in violation of county code for outdoor storage on a vacant parcel; the board ordered removal of two recreational vehicles and other items not related to an agricultural use within 25 days and upheld a $100 penalty.","actionData","errors"]

Article not found

Board approves American Flat groundwater‑banking wells for Truckee Meadows Water Authority

Board rejects Village Green grading permit after neighbors and some members raise flood and traffic concerns

Board of Adjustment approves three Tahoe-area special use permits with conditions

Board reverses hearing officer, orders removal of RVs from vacant Red Rock parcel