Council rejects STR Appeal — 801 Northwood Blvd. #31, 0–5

Approval of the November 5, 2026 Agenda

5 yes, 0 no

Approval of the October 1, 2026 Draft Minutes

5 yes, 0 no

WPVAR26-0003 (Kaz42 Setback Variance)

5 yes, 0 no

WADMIN26-0008 (Hernandez Care of the Infirm)

5 yes, 0 no

WAC26-0015 for WSUP24-0011 (TMWA Wellhouse)

5 yes, 0 no

WSTR24-0101 (STR Appeal — 801 Northwood Blvd. #31)

0 yes, 5 no

WSUP26-0017 (Hampton Residence)

5 yes, 0 no

WSUP26-0018 (Roberts' Residence)

5 yes, 0 no

WSUP26-0019 (Zayo I-80 Span 2)

5 yes, 0 no

Approval of the November 5, 2026 Agenda [For possible action]

5 yes, 0 no

Development Code Amendment WDCA26-0006 (PC/BOA Rules Update) — recommended approval

0 yes, 2 no

Linda Kennedy (no), Wendy Leonard (no)

Approval of the November 4, 2026, Agenda

6 yes, 0 no

Approval of the October 6, 2026, Draft Minutes

6 yes, 0 no

Abandonment Case Number WAB26-0010 (3400 Jenna Way Abandonment)

6 yes, 0 no

Amendment of Conditions Case Number WAC26-0016 (Sage Ridge School)

6 yes, 0 no

Failed motion to recommend denial of WDCA26-0006

0 yes, 0 no

Hampton Residence

Grading permit for a driveway and single-family home crossing slopes over 30%, with about 2,475 cubic yards of excavation.

still conditions-required

Roberts' Residence

Big grading permit for a home and four building pads on a steep 40-acre parcel — 51,000 cubic yards cut, 18,200 fill — with a 2,000-foot driveway crossing City of Reno parcels.

still conditions-required

Kaz42 Setback Variance

SR 28/Tahoe Boulevard and State Line Road, Crystal Bay, NV (APN 123-043-01)

Variance to reduce front, state-line and rear setbacks for a 950-square-foot accessory structure serving the restaurant across the state line in California.

approved (5-0) · still approved

Zayo I-80 Span 2

Permit to install 8.83 miles of underground fiber-optic cable by bore and plow methods as part of the Nevada Middle Mile project.

approved (5-0) · still approved

TMWA Wellhouse

Two-year extension of the building-permit deadline for a wellhouse on an 11.4-acre county-owned parcel in Spanish Springs.

approved (5-0) · still approved

Hernandez Care of the Infirm

Permit for a fifth-wheel trailer to be occupied by an infirm family member on a 1.05-acre North Valleys parcel.

approved (5-0) · still approved

STR Appeal - 801 Northwood Blvd. #31

801 Northwood Blvd. #31

Appeal seeking reinstatement of eight-person occupancy and two parking spaces for a short-term rental; the Board affirmed the director's reduction instead.

denied (0-5) · still denied

3400 Jenna Way Abandonment

3400 Jenna Way (APN: 142-241-42)

The commission partially approved abandoning county interest in the north, east, and south easements around this 2.5-acre parcel, keeping a 20-foot access strip on the north for a neighbor's emergency access.

approved (6-0) · still approved

Sage Ridge School Conditions Amendment

The commission approved updating Sage Ridge's 1998 special use permit to formally cover kindergarten through 12th grade, with no construction and no change to the 600-student cap.

approved (6-0) · still approved

Public Safety Updates

The sheriff's office and fire district will give their regular community update covering operations and trends in the district.

What it means: District residents wanting current information on fire and sheriff's operations in their area.

Raised 3 times this week

Swift Exit Evacuation Study

Washoe County is studying how to make emergency evacuations faster and safer for Spanish Springs residents. Emergency Manager Kelly Echeverria will walk through the strategic approach and what implementation could look like, with final findings due at a future meeting.

What it means: All Spanish Springs and District 4 residents who could need to evacuate during a wildfire or other emergency.

Raised 2 times this week

Washoe County Noise Ordinance Review

After four months of discussion, the Sun Valley board is ready to send county commissioners a letter laying out community concerns about noise rules and enforcement gaps. The letter could push the county to update standards that are currently unclear or hard to enforce.

What it means: Sun Valley residents bothered by noise who want clearer, enforceable rules.

Challenges facing seniors with disabilities

Ann Guinn will bring forward the various obstacles seniors with disabilities encounter in Washoe County, with possible board action to follow.

What it means: Washoe County seniors living with disabilities and their caregivers.

District 5 seat vacancy on the Senior Advisory Board

Candidates for the open District 5 seat will be introduced. No appointment vote is on this agenda, but the seat's fill will shape who speaks for District 5 seniors.

What it means: District 5 seniors, who will gain a voice on the board once the seat is filled.

RTC access services for seniors

The board will consider whether it can take action to improve RTC access services — the rides many seniors rely on for medical appointments, groceries, and independence.

What it means: Seniors who depend on RTC paratransit and access rides to stay mobile.

Deferred Compensation Program fee structure

The committee will revisit a possible cut of the administrative fee from its current level to 0.01%. A fee reduction would mean county employees participating in the deferred comp plan keep more of their investment returns.

What it means: A cut in the administrative fee to 0.01% would lower costs for every employee participating in the deferred comp plan.

Age Friendly Master Plan implementation

The board gets an update on the county's Age Friendly and Master Plan and will discuss volunteering opportunities for members to help coordinate its initiatives.

What it means: All county residents as the age-friendly plan moves from paper to action.

Participant access to Committee representatives

The committee wants to make sure participants know who their representatives are and how to reach them with questions and concerns. Better outreach could make the plan more responsive to employee feedback.

What it means: Active and retired plan participants who want to raise questions or concerns.

3400 Jenna Way easement abandonment

A landowner near 3400 Jenna Way wanted county easements on three sides of a 2.5-acre parcel abandoned so they have more buildable space. Staff kept a narrowed 20-foot easement on the north line so an eastern neighbor retains possible emergency access and so a setback requirement keeps building room sensible.

What it means: The Paras Living Trust gains more buildable area on its parcel, while neighbors keep potential emergency access.

Investment fund lineup change

Mariner's quarterly performance report could prompt a change to the investment fund lineup offered to participants. Any change would affect the menu of investment options available to county employees.

What it means: Deferred comp participants if the revised lineup improves performance or lowers costs.

Health insurance disruption from Renown-to-Kaiser transition

Some local seniors have had their primary care physicians dropped or downgraded by insurance providers during the Renown-to-Kaiser transition. The board will discuss options during open enrollment and what solutions exist for affected patients.

What it means: Seniors navigating open enrollment, especially those who lost their preferred doctors.

Sage Ridge School conditions amendment

Sage Ridge School has been teaching grades it wasn't permitted for since roughly 2005 — this amendment cleans that up and lets the school formally add kindergarten starting next year, with a cap of 14 new students and no construction. A neighboring Arrow Creek resident asked the school to plant trees to screen the gymnasium, but the commission noted it can't enforce landscaping through this permit.

What it means: No county cost; the school adds one kindergarten program with up to 14 students.

Planning Commission and Board of Adjustment rules update

A proposed code change would force Planning Commission and Board of Adjustment members to step aside while campaigning for county commission. Supporters say it avoids conflicts when appealed items come back before the same person; critics say existing ethics recusal rules already handle that and the rule punishes public service.

What it means: Residents who want tighter separation between appointed land-use boards and county commission campaigns.

Warso Residence Steep Slope Grading

Two large grading permits — Kelly Canyon and the Roberts 40-acre Verdi-area parcel with 51,000 cubic yards of cut — raised questions about driveway grades, erosion, fire safety and who has legal access.

What it means: The property owners building homes on difficult terrain.

Infirm resident occupancy of fifth-wheel trailer

A North Valleys family got permission for an infirm relative to live in a fifth-wheel trailer on their Tupelo Street property, screened by a 4.5-foot wall and hooked to sewer and water. Neighbors supported it.

What it means: The Hernandez family caring for an infirm relative.

Sewer line crossing of Lathrop irrigation ditch

A Carson City property owner wants to run a building sewer across the Lathrop irrigation ditch, which requires a variance from standard sewage and wastewater rules. The board will hear testimony on whether the crossing poses any risk to the ditch.

What it means: The property owner at 2305 Old Ranch Road, who would gain approval for the sewer crossing.

EMS Oversight Program FY26 Annual Report

The board will consider approving distribution of the annual report documenting how Washoe County's EMS oversight program performed in fiscal year 2026. It's the public's main window into ambulance response times and system performance.

What it means: Residents get a transparent look at how ambulance and EMS services are performing countywide.

Community Wildfire Resilience and Winter Preparedness

Fire Adapted Nevada and Truckee Meadows Fire will walk residents through local wildfire resilience programs and winter preparedness tips. With Washoe Valley's wildland-urban interface, this is some of the most directly relevant county programming for the district.

What it means: Homeowners in south Truckee Meadows and Washoe Valley looking for fire-hardening help and winter readiness tips.

Zayo I-80 fiber infrastructure

Zayo got approval to bury 8.8 miles of fiber-optic cable on BLM land from east Sparks through Truckee Canyon — part of the state's Middle Mile broadband buildout.

What it means: Local residents and businesses gain from expanded fiber connectivity.

Regional Dispatch Consolidation and Governance

An update on the regional 911 dispatch technology that routes emergency calls to fire and ambulance crews across Washoe County. Improvements here affect how fast help gets sent your way.

What it means: Anyone who calls 911 in Washoe County benefits from faster, better-coordinated dispatch.

County Service Request Follow-Up and Accountability

The chair will report on how the county resolved requests residents made at earlier CAB meetings — the feedback loop that makes the advisory system actually work.

What it means: Residents who filed requests with the county through prior CAB meetings and want to know where they stand.

Crystal Bay restaurant setback variance

A triangular parcel split by the Nevada-California state line needed setback relief to add a 950-square-foot accessory building for the Tahoe Smoke Door restaurant. The Board found all three hardship criteria met and approved the variance.

What it means: The restaurant owners and visitors to the Crystal Bay gateway area.

South Valleys Regional Park Master Plan Progress

County parks and engineering staff will report on where the South Valleys Regional Park master plan stands — what's completed and what phases are next. A chance for park users to weigh in while the plan is still taking shape.

What it means: Anyone who uses South Valleys Regional Park — sports leagues, trail users, and neighboring residents.

Short-term rental appeal - Northwood Blvd

An appeal of a short-term rental determination at 801 Northwood Blvd. #31. STR rules are a hot topic in Incline Village neighborhoods.

What it means: Depends on the outcome — either the STR operator or the objecting neighbors.

STR occupancy tied to parking spaces

The code links short-term rental occupancy to assigned parking — one space equals four guests. The Board affirmed cutting an Incline Village unit from eight to four occupants because its carport is too small for two legal spaces, and members called for a code relook.

What it means: Incline Village neighbors worried about parking congestion and overcrowding.

Hexagon CAD/RMS Software Implementation Status

An update on the regional 911 dispatch technology that routes emergency calls to fire and ambulance crews across Washoe County. Improvements here affect how fast help gets sent your way.

What it means: Anyone who calls 911 in Washoe County benefits from faster, better-coordinated dispatch.

Crash Responder Safety Week Recognition

The board will recognize November 2-6, 2026, as Crash Responder Safety Week, highlighting the dangers faced by tow operators, firefighters, and medics working at roadside crash scenes.

What it means: Roadside emergency responders, including medics, firefighters, and tow operators, and drivers who slow down for them.