Reno County planning panel approves draft changes and schedules Jan. 15 hearing on shipping-container, ADU rules

The Reno County Planning Commission on Thursday approved a draft of text amendments to local zoning regulations and set a public hearing for Jan. 15, 2026, at 4:30 p.m. at the Reno County Public Works building, 600 Scott Boulevard.

Mark Viance, the county planner, told the commission the draft clarifies definitions and use rules, and specifically revises how the county treats shipping containers and permanent accessory buildings. "If somebody has an inkling to have 6, then it's a conditional use permit," Viance said as he summarized the staff revisions and the board's direction.

Why it matters: the changes will determine when property owners may place shipping containers or similar intermodal freight units on parcels without first securing a conditional-use permit (CUP). Under the draft language the commission endorsed, up to four shipping containers would be allowed by right on many parcels; uses that exceed that threshold would require a CUP and site review. Commissioners said the higher threshold would spare many rural homeowners typical storage needs — boats and campers — from the three-month, roughly $300 CUP process while preserving the board's ability to review larger or more intensive storage operations.

The commission also adopted a clearer definition for "permanent accessory building," describing it as a four-sided structure attached or anchored to a concrete slab, stem wall or basement. Viance said the change was intended to close a loophole and ensure accessory-dwelling-unit (ADU) rules apply only to permanently anchored structures.

Board members debated several points before the vote: whether it is consistent to exempt agricultural and residential uses while limiting commercial and industrial sites, how CUP review would affect existing businesses, and the visual impact of stacked containers on neighboring properties. "When you have a shipping container, that's more of an industrial look, and some people may not want to look like they're living in an industrial park," Viance said during the discussion about visual impacts. Commissioners agreed on a pragmatic approach: set an initial numeric threshold (four) and revisit the rule if the county sees many CUP applications.

Procedural outcome and next steps: the motion to accept the draft with the discussed edits and to set a public hearing was moved, seconded and approved on roll call by the commissioners present. The hearing will be held Jan. 15, 2026, at 4:30 p.m. at Reno County Public Works, 600 Scott Boulevard, where members of the public may comment on the proposed amendments before the commission makes a formal recommendation to the county commissioners.

Votes at a glance: - Elect chairman pro tem (Harley): passed by roll call vote of present members (unanimous among those voting). - Approve minutes from Oct. 16: approved by voice vote. - Recess to executive session for legal training/advice (inviting Don Britton and Mark Venochin): passed by roll call (unanimous among those voting). - Accept draft text amendments with modifications and set Jan. 15, 2026 public hearing: passed by roll call vote of present members.

The commission also discussed next year's calendar and tentatively moved May meetings to May 14, and it voted to postpone a subdivision training until December so more members can attend. The meeting was adjourned after the scheduled business.