Reno council upholds Planning Commission approval for 273‑unit Plumas redevelopment after 4‑3 vote

Reno City Council on April 23 denied an appeal and upheld the Planning Commission’s approval of a conditional use permit for a 273‑unit multifamily redevelopment at the former Lakeridge Tennis Club site, after a contentious hearing that drew dozens of residents and neighborhood leaders to public comment.

The project — proposed by Thompson Thrift and presented to council by consultant Andy Dirling — would place two four‑story residential buildings with on‑site amenities and surface parking on a plus/minus 9‑acre parcel near the intersection of South Plumas and McCarran Boulevard. The applicant argued the plan is less dense than previously approved alternatives, complies with city zoning and design standards, and has been revised to respond to neighborhood feedback on building facades and materials.

Opponents — including documenters from multiple Lakeridge homeowner associations — urged the council to reverse the Planning Commission decision and deny the permit. Appellant Terry Rupert and dozens of neighbors cited pedestrian and traffic safety at the McCarran/Plumas intersection, evacuation risks during wildfire events, the loss of mature trees along the road, and a perceived mismatch in scale between two‑ and three‑story homes nearby and the proposed buildings. Several speakers said existing traffic congestion makes the site unsafe for an additional development of that scale.

City planning staff and the applicant said the proposal meets the city’s zoning standards for the site (general commercial zoning applies) and that the project contains fewer units than a previously approved concept for the site. Staff recommended approval and the Planning Commission issued a unanimous recommendation in favor of the conditional use permit before the council hearing.

Council debate and votes

Councilmember Naomi Duerr moved to affirm the appeal and reverse the Planning Commission approval, citing inability to make findings tied to traffic mitigation and public safety. The motion failed on a 3‑to‑4 vote. Vice Mayor Taylor then moved to deny the appeal and uphold the Planning Commission — effectively approving the conditional use permit. The council approved that motion 4‑3.

The council’s decision means the applicant may proceed toward the next steps in the development process, subject to any remaining plan checks, permits and the city’s standard timelines. The decision does not immediately change the roadway design or funding for McCarran Boulevard; the Truckee Meadows Regional Transportation Commission and NDOT control larger design and funding decisions for McCarran and the council asked staff and regional partners to continue coordination.

What neighbors asked for and what the applicant changed

Neighbors sought lower building height, fewer units, additional setbacks and a third access point onto McCarran that would reduce reliance on Plumas for ingress and egress. The applicant provided revised elevations with lighter colors, more open balconies and additional landscape treatment and noted the current proposal is lower than an earlier, more intensive entitlement. The applicant and some council members said the developer had increased parking beyond code minimums and made facade changes in response to neighborhood feedback; neighbors said the changes did not resolve traffic and evacuation concerns.

Authorities referenced: the applicant’s submission relied on the Reno Municipal Code (Title 18) and the City of Reno Master Plan. Planning staff’s recommendation referenced those standards in recommending the conditional use permit.

Local context and next steps

Residents, neighborhood associations and council members asked that City staff work with the Truckee Meadows Regional Planning Agency, RTC and NDOT to expedite any necessary McCarran safety and design improvements near Plumas. The council discussion made clear that while land‑use approvals are local, road capacity and funding for major arterial improvements are controlled at the regional and state level. The developer will continue permitting and building‑permit review; community leaders asked the developer to continue neighborhood coordination during construction.

Excerpted quotes

"This project conforms with codes and standards and is lower intensity than earlier entitlements," said Andy Dirling, project representative. "We’ve revised facades and added parking and landscaping in response to neighborhood input."

"This will worsen an already‑dangerous evacuation and traffic pinch point at McCarran and Plumas," appellant Terry Rupert said during public comment. "I respectfully ask that you support my appeal and deny the proposed project."

Ending

The council’s 4‑3 decision upholds the Planning Commission’s conditional‑use approval for the Plumas redevelopment, allowing the applicant to proceed with the next permitting steps. Neighbors said they will press regional agencies for McCarran improvements and continue to monitor permitting progress.