Planning commission backs amendment to common open space findings, asks staff for implementation guidance

The Washoe County Planning Commission on June 2 voted to recommend that the Board of County Commissioners adopt WDCA26-00002, an amendment to article 408 of the development code that changes how findings for common open space developments are applied.

Senior Planner Eric Young explained the proposal would keep three general findings (efficient land use, minimize road building, encourage community) as always required and make two findings that reference site-specific conditions — preserving existing steep slopes and protecting site-specific natural and scenic resources — applicable only when those particular conditions exist on a parcel. "Two of the findings that we brought forward in April have very site-specific concepts associated with them and those might not always exist on parcels that come forward," Young said, adding that staff revised language after a neighborhood meeting to reflect public input.

Commissioners asked for clarity about implementation. One commissioner asked whether there is a definition for "large-diameter trees" and how staff would assess preservation; Young replied the phrase exists in the landscaping/article 412 provisions and that planners typically perform site visits and rely on those landscaping standards during subdivision review. On grading and slopes, Young said slopes between 15% and 30% are managed with conditions and slopes over 30% are generally not permitted, and that article 438 contains grading standards staff would apply.

A motion to recommend approval and to authorize the chair to sign the attached resolution carried; the commission directed staff to present the recommendation to the Washoe County Board of County Commissioners within 60 days. Commissioners also requested staff return with more detailed information and options on how density is calculated for common open space projects — including whether and how unbuildable acreage is counted — so the commission can consider potential adjustments in a future, properly noticed agenda item.

What happens next: the commission’s recommendation will be transmitted to the Board of County Commissioners for consideration; staff will prepare additional materials on tree-preservation implementation, grading thresholds, and density-calculation options for future review.