Regional board overturns RPC denial, finds Stonegate master-plan amendment in conformance after months of water and traffic concern

The Truckee Meadows Regional Planning Governing Board voted Oct. 9 to reverse the Regional Planning Commission's prior determination of nonconformance and found that the City of Reno's proposed Stonegate (Hines Ranch) master-plan amendment conforms with the 2019 Truckee Meadows Regional Plan.

The vote came after a full afternoon and evening session of the Regional Planning Governing Board (RPGB), extensive public comment from Cold Springs and North Valleys residents, presentations by regional and city staff, and an appeal filed by the project sponsor following the Regional Planning Commission (RPC) decision earlier this year.

Why it matters: The amendment would change land uses on roughly 1,767 acres in Cold Springs, north and south of U.S. Highway 395 and west of White Lake Parkway, shifting large portions of the property from residential-focused designations to industrial and commercial uses while retaining open space. Supporters say the change reduces projected water, sewage and student impacts while increasing jobs and fiscal returns; opponents warned it could stress an already constrained closed basin and change the area's character.

Staff presentations and appeals

Regional planning staff, joined by City of Reno and applicant representatives, reviewed the procedural history: the property was annexed and planned previously; a 2018 planned unit development (PUD) for about 5,000 homes was approved years ago but never built; the applicant submitted a master-plan amendment (MPA) and rezoning to allow about 1,350 dwelling units plus extensive industrial and commercial acreage. City staff and the applicant argued the amendment would reduce water demand (the applicant estimated roughly a 60% reduction versus the PUD), lower expected sewage disposal (about 44% lower), cut daily trips (roughly 17'percent in…