Commission approves removing three parcels from Saint James Village tentative map, trimming unit count

Reno (Sept. 2)

The Washoe County Planning Commission voted unanimously Sept. 2 to approve an amendment of conditions to the Saint James Village tentative subdivision map that removes three parcels (totaling about 224.1 acres on staff materials) that were separated from the original development footprint when Interstate 580 was constructed. The change reduces the subdivision's approved unit count from 510 lots to 450 lots.

Senior planner Chris Bronsick told the commission the three parcels lie east of I-580 and were effectively cut off from St. James Village by the freeway; the parcels sit in the South Valleys planning area and are intended to be part of a separate future subdivision. "Staff was able to make all the required findings, and we are recommending approval with conditions," Bronsick said.

Bronsick and other staff noted that property owners within 1,500 feet were noticed (66 notices) and that the most recent prior amendment for the overall project occurred in December 2023. The applicant has separately filed a development agreement application seeking an extension of the tentative map authorization; that extension request is scheduled to be heard by the Washoe County Commission and will not return to the planning commission.

Several members of the public who live in Pleasant Valley and Washoe Valley spoke during a reopened public-comment period, expressing opposition to transferring the parcels and concerns about possible future density, water supply, septic systems and emergency access. One speaker urged commissioners to consider water availability; another said residents opposed annexation or higher-density development that would bring city water or sewer.

Trevor Lloyd and staff clarified that the action before the commission only removes the three parcels from the Saint James Village tentative map; it does not approve any new development plan or transfer of density to another subdivision. Staff said the amount of density associated with the three parcels is 75 lots and that the applicant proposed to reduce Saint James Village density by 80 lots; the density could be used with another development in the future but is no longer associated with Saint James Village.

Commissioner Linda Kennedy moved to approve amendment of conditions case WAC25-0010 with previously approved conditions included as Exhibit A; Commissioner Rob Pierce seconded. The motion carried unanimously.

The decision is appealable to the Washoe County Board of County Commissioners under the county appeals process; appeals must be filed in writing within 10 calendar days after the decision is reduced to writing and filed with the planning commission.