Douglas County Planning Commission on July 13, 2021, approved a special use permit (DP21-0078) to allow a 9,320-square-foot USDA‑inspected meat-harvesting and processing facility inside an existing 40,391-square-foot building at 1300 Buckeye Road in Minden. The vote was 7–0. The approval includes standard conditions and a condition addressing wastewater and water service: the applicant must connect to public sewer and water or secure a variance or a formal MGSD refusal of annexation/connection before obtaining building permits.

The applicant, Park Ranch Holdings LLC (David Park), proposed an enclosed, USDA‑inspected harvest operation to process cattle, hogs, sheep/lamb and big-game animals. Applicant representatives said the facility would be inspected by USDA and used by local ranchers, FFA/4‑H members and hunters; it would reduce travel time for livestock destined for slaughter and keep much of the processing work inside an existing structure.

Staff presentation and requirements: Lorenzo Masino (planning) reviewed zoning (A‑19), the parcel’s location within the Buckeye Farm specific plan area and the special-use limits under Douglas County Code section 20.660.010: the ordinance allows small-scale harvest operations but sets operating and scale limits (the staff memo summarized thresholds including a cap in the code of 200 poultry/rabbits per day or 60 larger animals per week and restrictions on retail sales). Masino noted that the project will still require building permits, TRPA review and additional agency approvals for public health, fire and wastewater.

Water and wastewater: a central issue at the hearing was wastewater. The applicant proposed a commercial septic system with a 10,000‑gallon grease/solid interceptor and a denitrification treatment component (the application referenced a Biomicrobics FAST system sized to treat up to ~9,000 gallons per day). Applicant engineering estimates, based on cleaning and processing, put onsite water use at roughly 2 acre‑feet a year at an expected 30 large animals per week and up to 4 acre‑feet at 60 per week. County engineering (Jeremy Hutchings) and County counsel confirmed that county development code requires connection to public water and sewer when a project is within 2,000 feet of those mains. The sewer main runs in Buckeye Road; engineering recommended a condition to connect, with a fallback that if MGSD refuses annexation/connection then the applicant may proceed with an approved state commercial septic system.

Applicant response and public comment: applicant team described operational controls — fully enclosed harvest and processing, USDA inspection presence on site, spike/holding pens indoors, routine removal of rendering wastes and a proposed pretreatment system to remove fats and solids before any offsite discharge. Dozens of public speakers addressed the commission: many local ranchers, 4‑H/FFA supporters and longtime valley residents supported the facility as important for local agricultural infrastructure; some members of the public raised concerns about odor, traffic on Buckeye Road, proximity to future Buckeye Farm residences and groundwater/water‑resource impacts. Several supporters said the site’s soils and depth to groundwater (about 24 feet in the vicinity) make septic feasible; engineering and NDEP review were noted as additional controls.

Action and conditions: Commissioner Maureen moved to approve the special use permit; Commissioner Mark seconded. The motion passed unanimously (7–0). Conditions attached to the approval include the standard planning conditions listed in the staff report (packet pages 143–145) and an added condition requiring either: (a) connection to public water and sewer prior to issuance of building permits; or (b) a written finding (and documentation) that MGSD will not provide service or that the planning commission has approved a variance allowing an on‑site commercial septic system following submittal of a variance application and engineering review. If MGSD formally refuses annexation or service in writing, staff and the commission agreed that the applicant could proceed to obtain state approval for the commercial septic design and needed permits (NDEP), subject to review by county engineering and NDEP.

Next steps: the approval entitles the use on the property but the applicant must secure building permits, submit detailed site and mechanical plans, obtain NDEP approval for the septic if used, and satisfy fire and USDA inspection requirements prior to operation. Park Ranch representatives said they would continue coordination with MGSD, NDEP and the county and that they expect the facility to serve local ranchers and hunters and reduce long travel times to meat processors in Reno and Fallon.

Clarifying details: site address 1300 Buckeye Road; applicant Park Ranch Holdings LLC (DP21‑0078; APN 1320‑28‑004‑1); proposed enclosed USDA‑inspected harvest area ~9,320 sq ft inside existing ~40,391 sq ft building; applicant engineering estimated ~2 acre‑feet/yr water at 30 large animals/week, ~4 acre‑feet/yr at 60/week; proposed 10,000‑gallon grease/solid interceptor and Biomicrobics FAST denitrification system sized up to ~9,000 gpd. The county advised that sewer and water connection are required when project or parcel is within 2,000 feet of the mains (per county development standards); commissioners added a condition reflecting that requirement and the annexation/variance fallback.

The commission’s unanimous approval reflects local support from ranchers and 4‑H/FFA interests and a planning balance that the enclosed design, pretreatment and required agency review can mitigate impacts. The project will proceed through standard permit and agency reviews before operations may begin.