Planning commission recommends zoning changes at Marengo Springs despite public concerns about water and fire access

Reno (Sept. 2)

The Washoe County Planning Commission voted Sept. 2 to recommend that the Washoe County Board of County Commissioners adopt a regulatory zone amendment affecting four parcels in the Marengo Springs area. The action would change zoning on a 35.5-acre parcel at 18090 Marengo Road from low-density rural (LDR) to medium-density rural (MDR) and convert about 9.7 acres of general rural (GR) on the four parcels to open space (OS). Staff said the change would raise the allowed density on the 35.5-acre parcel from four units to seven units.

Planner Julie O'Lander told the commission that the parcels are outside community water and sewer service areas and would require on-site wells and septic systems; the applicant must work with the Nevada State Engineer and Northern Nevada Public Health on water and septic approvals. "These parcels are not within areas where they can be connected either to community water or community sewer," O'Lander said.

The applicant's materials state the LDR-to-MDR change would allow seven units on the 35-acre parcel instead of four, and that moving GR to OS on portions of the three lower parcels would limit residential development within riparian or steep areas. The applicant held a neighborhood meeting in June; staff said 13 members of the public attended and raised questions about wells, septic, stormwater, traffic on Toll Road, fire risk mitigation, and undergrounding power lines.

At the hearing, two Zoom commenters (Sue and Jim Moritz) and other public speakers told commissioners they worry about diminishing groundwater, long pump depths for new wells, prior fires in the area and constrained evacuation routes, and they urged the county to require secondary access, underground utilities and hydrants. Commissioner comments in the hearing record repeatedly flagged concerns about approving higher density where water availability and emergency access information are limited.

Commissioner Rob Pierce moved that the planning commission adopt the resolution recommending the regulatory zone amendment (WRZA25-0003) and forward it to the Board of County Commissioners; the motion carried, with one recorded nay during the roll call. (At the vote the chair called for ayes and nays; record shows one commissioner voted "nay" and the motion passed per commission procedures.)

The matter will proceed to the Washoe County Board of County Commissioners for final action. The planning commission record includes staff analysis, public comment and a petition transmitted to the commission prior to the hearing. The zoning change does not itself authorize new parcels or wells; any subdivision or parcel map, well permitting and septic approval would be handled in subsequent review processes.