Washoe County committee approves four-lot parcel map on Carroll Drive in Sun Valley

The Washoe County Parcel Map Review Committee approved a tentative parcel map on June 12 to divide a 24.7-acre vacant parcel off Sun Valley Boulevard on Carroll Drive into four lots (WTPM25-0006). Committee members voted unanimously to approve the parcel map subject to the conditions listed in the staff report.

The action matters because the parcel is inside the Sun Valley plan area and partially within a FEMA-designated floodway; although no structures are proposed now, future building permits will have to comply with Washoe County Development Code Article 4.16 (Flood and Hazards) and the parcel will require Sun Valley General Improvement District (GID) water and sewer service for any development.

Julie (staff planner) told the committee the proposal divides a vacant 24.7-acre parcel into four lots: three roughly 0.2028-acre parcels and one about 1.64 acres. She said the property is zoned Medium Density Suburban, that the required minimum lot size is 12,000 square feet and that the smallest proposed lot meets the corrected minimum of 12,231 square feet. She noted a previously approved tentative parcel map from March 9, 2023 had expired on Feb. 10, 2025, prompting the current application.

Ryan Sanders, representing the applicant, said the owner examined other options, including combining the site with an adjacent parcel on Leon Drive, but chose the four-lot parcel map because full subdivision improvements would be expensive relative to expected market returns. "The decision was made kinda based on the cost of full subdivision improvements," Sanders said.

Committee member Rob Pierce suggested the owner consider the county's Cottage Court development standard as a potential higher-density option, and Pierce asked staff to note that idea for the property owner. No members of the public spoke on the item.

James English moved to approve the parcel map, saying he had "given reasoned consideration to the information contained within the staff report and the information received during the public meeting" and that the project met the applicable Washoe County code criteria; Dale Way seconded. The motion passed unanimously.

The committee recorded no flood-related conditions on the parcel map because no structures were proposed, but Julie and staff emphasized that any future building permits will trigger compliance with floodplain regulations and Sun Valley GID service requirements. The committee did not set further conditions beyond those in the staff report.

A copy of the staff report and the conditions of approval will remain on file with Washoe County Planning and Building; appeals of parcel map decisions are governed by the Washoe County Development Code and must be filed in writing to the planning staff within 10 calendar days of the secretary's signed decision.

No additional follow-up items were scheduled for this parcel map beyond normal permit review and utility coordination.