August 13, 2025

Commissioner Hayden

stated there might be 1 typo on page 4 and I did tell staff about this.

Mr. Koenig

stated he wanted to clear up something stated during public comment. He is not aware of the 3- limit rule regarding traffic lights, as far as he knows you could have a hundred traffic lights. Putting in a traffic light on Highway 160 is not county it would be NDOT. b. Director’s Report Page 2 of 17

Mr. Osborne

stated Planning applications for the month of July, total applications received were 225 which was 3 less than last month. Total applications processed was 214 which was 71 more than last month. Since July 1“ 2024 to July 31, 2025 there have been 2,767 planning applications and 665 new code complaints received. Compared to July 1*, 2023, to July 31“, 2024, total applications were 2,644 planning applications, and 559 Code compliance complaints received. Code compliance new complaints for July was 90 which is 28 more than last month, closed cases were 53, which is 17 more than last month. Total active complaints through July 31*, 2025, are 395. Building permits for July for SFR was 26 which was 8 more than last month, MF (multi-family) was 2 which was 5 less than last month, commercial was 10 which is 2 less than last month. The total permits issued in all categories was 160, which was 5 more than last month. Total inspections were 441 which was 33 less than last month. Update on previous items heard by the RPC, ZCMP-24-18 an application for a Zone Change form LI (Light Industrial) to HI (Heavy Industrial) and ZCMP 25-2 and application for a Minor Master Plan Amendment from Community Development Area (BIA) for parcels located at 1401 and 1441 E. Pink Way, were heard at the 6/11/2025 RPC meeting and recommended for denial to the BOCC. The items were heard at the July 15" BOCC meeting and denied with a vote of 5-0. For Possible Action — WV-25-13: Public Hearing, discussion, and deliberation on an application for a Waiver from NCC 17.04.740 Landscaping located at 2280 E Basin Ave. Pahrump, NV. Assessor’s Parcel Number 035- 265-04. Josh Wheeler Revocable Trust — Property Owner/Applicant/Agent. (This item is Final Action by the Pahrump Regional Planning Commission unless appealed to the Board of County Commissioners, or as otherwise announced.) AM Amanda Marshall reviewed the staff report stating the applicant is requesting a waiver from landscaping on a property zoned Neighborhood Commercial. The property is currently going through site development for this project. Staff finds sufficient justification to recommend approval of this waiver. Josh Wheeler, applicant, stated that this is a storage facility he is required to put up an opaque fence in front and there will be decorative rock, this is also going to conserve water.

Commissioner Bohannon

asked if this property is in Great Basins service area?

Mr. Wheeler

stated it is not.

Commissioner Hayden

stated she read that he is going to place decorative rock in front of the fence.

Mr. Wheeler

stated yes, this is correct.

Commissioner Hayden

asked have you read, understand, and agree with the conditions in the staff report?

Commissioner Bohannon

stated it is his understanding construction is supposed to start within 30 days?

Mr. Wheeler

stated he would love to start in 30 days but every time he tries to move forward there are two steps back. He is in site development currently, waiting for this waiver to be approved. To his knowledge the answer is yes, he hopes to be moving forward.

Mrs. Marshall

stated the 30 days is after his site development is approved.

Mrs. Marshall

reviewed the staff report stating the proposed use is for a Commercial Kennel, a cat café, pet grooming, dog training, a rescue and a pet shop with new and used supplies. Staff finds sufficient justification to recommend approval, subject to the standard and special conditions of approval.

Commissioner Hayden

asked for clarification on the comments provided by animal services and who provides those?

Mrs. Marshall

stated yes, it is animal services, her name is Kristi Siegmond. Briana Kirsner, applicant, stated she believes this will make a difference in animals lives because we prevent unnecessary euthanasia due to medical or behavioral issues. We do dog play groups, the dogs get to hang out and play. The cats get to be free roaming, so it is increasing their quality of life.

Commissioner Tyler

asked have you read, understand, and do you agree to the conditions as outlined in the staff report?

Mrs. Kirsner

stated I believe so.

Commissioner Hayden

stated looking at the supporting documents it looks as though there are 15 dogs and it says indoor and outdoor runs as possible, what do you mean by that?

Mrs. Kirsner

stated ideally there will be doggie doors that allow the dogs to come in and out on their own, this makes for less anxiety, and she plans on implementing this as soon as possible.

Commissioner Hayden

asked about the runs in the garage, will that have air conditioning?

Mrs. Kirsner

stated yes it is and that would be where the indoor/outdoor runs would be for the future.

Commissioner Hayden

stated she assumes anything outside will have shade. Page 4 of 17

Commissioner Hayden

asked about a contingency plan?

Mrs. Kirsner

stated her board members are willing to help out.

Commissioner Bohannon

stated it mentions in the staff report 25 to 35 cats and dogs, as you know in our area the buildup of animals can happen really quick. How are you going to make sure you stick to your numbers?

Mrs. Kirsner

stated she overestimated that number She just wanted to have a general idea of what she could do. She says it is quality over quantity, and she plans on sticking to the numbers.

Commissioner Bohannon

stated it is his recommendation that this facility can handle 35 animals. Public comment opened at 6:51 pm. Patricia Leming stated she speaks from experience because she was a tenant on this property from 2019 to 2022. She ran a commercial kennel at this property and was not required to have a conditional use permit for that use. As a background she was running the operation when an animal control officer came and told her she was in violation for operating without a conditional use permit and needed to shut down immediately and given a cease and desist. She let it go for 3 months while she did research then had a meeting with Planning, Sheriff’s Office, and Animal Services. It was determined at that time a conditional use permit for this commercial property for a commercial kennel would not be required at that time. Since than I have not found anything that states that this procedure has been changed, so she is confused as to why this conditional use permit is needed. Kristi Siegmond stated she wanted to vocalize her support for Briana and her project, she has full confidence in the project.

Mrs. Clark

stated she wants to know will there be an area the dogs can run or will they just be cooped up. Will the kennels be misted for the 110-degree temperatures we have. She is glad she is working with animal services, she stated the animals should be local animals not brought from anywhere else.

Mrs. Kirsner

stated the dogs will have a play yard where they have plenty of room to run.

Commissioner Bohannon

asked what will you do if you get a bad animal that does not play well with others.

Mrs. Kirsner

stated she is a dog trainer and knows what to do.

Mrs. Marshall

reviewed the staff report stating this application proposes to develop 204 Build-to-Rent duplex units on a Mixed-Use parcel. Staff finds sufficient justification to recommend approval of the application for the proposed use, subject to the standard and special conditions of approval.

Commissioner Bohannon

asked was there criteria that staff suggested for number of units that can be there?

Mr. Osborne

stated what they proposed that is what we review by submitting the application.

Commissioner Kerr

asked about water rights going back to Great Basin Water Company.

Mrs. Marshall

stated yes that will all be reviewed during the site development process. Scott Burdette, applicant, stated these are 204 duplex units, the idea is to bring an affordable product for work force housing. The real estate developer who is actually doing this project has been in this field for years and would like to bring something here that will be good for Nevada and the market.

Commissioner Bohannon

asked if the landscaping in the example will it be like this?

Mr. Brudette

stated they plan on doing desert landscaping.

Commissioner Hayden

asks how big is each unit?

Mr. Brudette

stated there are 2 story units 600’ per floor, 2-3 bedrooms.

Commissioner Hayden

asked if they will have a property manager full-time?

Mr. Brudette

stated there will be a management team, he is not sure if they will be there 24 hours a day.

Commissioner Hayden

stated it is a lot of units how did you come up with this number?

Mr. Brudette

stated we looked at Nevada standards, and the lack of housing in this area.

Mrs. Marshall

stated they will be required to go through Cat 1 site development, it will address all of these issues.

Commissioner Tyler

asked the applicant if they have read, understand, and agree to the conditions as outlined in the staff report? Page 6 of 17 10.

Mr. Brudette

stated yes they agree. He wanted to add as a business model it will not be section 8 or low income it will be affordable housing.

Mrs. Marshall

reviewed the staff report stating this is an application for the operation of a Commercial Stable. This is a permissible use in the RE-1 zoning with an approved Conditional Use Permit. This application is due to a Code Compliance Case on the property for operating without a license. Staff finds sufficient justification to recommend approval of this application, due to the applicant’s timely submission of this application to address current violations.

Commissioner Kerr

stated she wanted to clarify the reason why site development is not required.

Mr. Osborne

stated it is already developed and is not commercial that is why site development is not required. Susan Rupert, applicant, stated she purchased the property 6 years ago and everything was already in place, it was being used as a training facility prior to us. We have our own horses there and we considered possibly boarding other horses. It was all set up to do so and we thought why not, we have a disabled son and wanted to do something where he could participate in a controlled environment. They have 5 personal horses and very recently we took in a friend’s horse to board. We really do not intend on getting more horses. They do have the capacity to take on more, but she really does not plan on it.

Commissioner Tyler

asked if they have read, understand, and agree to the conditions as outlined in the staff report?

Mrs. Rupert

stated yes she agrees.

Commissioner Hayden

stated she appreciates what they are tying to do. She wants to bring it to her attention it says in the staff report only 6 horses allowed.

Mrs. Rupert

stated she understands.

Commissioner Hayden

asked if all the stalls have shade?

Mrs. Rupert

stated it is a barn with runs, and in the turnout area there is shade and misters.

Commissioner Hayden

asked what are you doing with your manure?

Mrs. Rupert

stated they compost it.

Commissioner Bohannon

asked staff about the number 6 limit on horse. Page 7 of 17 11.

Mr. Osbourne

stated that it is based on what the applicant asked for.

Commissioner Bohannon

asked the applicant if they are okay with this number.

Mrs. Rupert

stated I think so, if I need to take on another horse am I stuck? Public comment opened at 7:29 pm.

Mrs. Kuglin

stated she is in favor of this if they go through the same process as she was required to do. These businesses are required to get all of their licenses just like she was. When I started researching all of these boarding facilities, not one of the 15 facilities had the proper licensing. The process for licensing takes way too long and needs to be streamlined. There is need for these horse boarding facilities in Pahrump but they all need to have their proper licenses and be following all the conditions set forth in the conditional use permit.

Mrs. Clarke

questioned if the Ruperts are going to offer horses for rehabilitation for people/children. Public comment closed at 7:32 pm.

Mrs. Marshall

reviewed the staff report stating the applicant is requesting a Conditional Use Permit to allow for the operation of a Commercial Stable. This is a permissible use in the RE-1 zoning district with an approved CUP. This application is due to a Code Compliance Case on the property for operating without a license. Staff finds sufficient justification to recommend approval due to the applicant’s timely submission of this application to address the current violations. Madeline Guarino, applicant, stated they have a high-end boarding facility, she has been in the boarding business for close to 50 years. They have a 10-stall barn plus an additional 15 stalls. They employ 5 people to help with the cleaning of the barn and stalls. Our entire property is covered in pea gravel so there is no dust, we have a 10-acre parcel, they have not had any complaints and are out in the middle of nowhere.

Commissioner Tyler

asked the applicant if they have read, understand, and agree with the conditions in the staff report.

Commissioner Hayden

asked what they do with the manure?

Mrs. Guarino

stated they have a dump trailer they haul to the dump every 2 weeks.

Commissioner Hayden

asked do you do training also?

Mrs. Gaurino

stated yes they do. Page 8 of 17 12.

Commissioner Bohannon

asked about the historical number of horses?

Mrs. Guarino

stated 20 — 25 is what they range from.

Commissioner Kerr

stated one of the conditions is an annual inspection by animal control.

Mrs. Guarino

stated that is fine.

Commissioner O’Brien

stated he sees no issue with 20 horses with animal service monitoring the facility.

Commissioner Bohannon

stated they have 25 stalls, when there is an event in town they may need to utilize all 25 stalls. He asks if they can handle 25 horses.

Mrs. Gaurino

stated yes they can handle 25 horses. Motion: to approve based on the findings and subject to the conditions as outlined in the staff report with a limit of 20 horses, Action: Approve, Moved by John O'Brien, Seconded by Salli Kerr.

Commissioner Hayden

stated each one of these have a different address, they want 4 signs in addition to the other locations?

Mrs. Medici

stated the signs are already there, but they are changing the face of them.

Commissioner O’Brien

stated the signs have already been changed over to Amalfi before approval. Micheal Pankritz stated the signs are existing signs from Thunder bluff that are getting changed over to Amalfi. He thinks the permit process was submitted and someone did not know they had to attend the meeting.

Commissioner O’Brien

stated they were switched over at least 6 months ago, there are 19 signs that are out there right now. On the weekend he sees trailers out there and additional signs for advertising.

Mr. Pankritz

stated he cannot speak on any other signs that are out there, only the 4 signs we are here to get permitted.

Commissioner Hayden

stated it is overkill and excessive.

Commissioner Bohannon

stated when a sign item comes up on the agenda he will go look at it. What concerns him the most is that the work is already done without approval.

Commissioner Kerr

asked what would they have to do if this becomes a code case?

Mr. Osborne

stated they would then be told to remove them, if they do not comply they could get fines imposed.

Commissioner Tyler

asked for clarification regarding the difference between changing the face of a billboard and these signs? The reason you are before this board is because the previous approval had expired, regardless of the face of the sign. They are not adding signs, they are all already there, they are just changing the face of the existing signs.

Mr. Osborne

stated the billboards do not require a conditional use permit for the billboard message to be changed, whereas these signs had a conditional use permit that had expired.

Mrs. Medici

stated the prior approval of these signs expired May 2024.

Commissioner O’

Brien stated there are already 5 signs and 1 billboard in this area advertising Amalfi.

Commissioner Hayden

asked what the procedure is when these signs expire?

Mrs. Medici

stated it is the responsibility of the applicant to know when the permits expire.

Mrs. Hollis

stated this is the second time we have been here for these signs, and this is the second time the appropriate representative has not been here. The developer should know this process they are not new to the process. This is an addition to the 20 signs, billboard, and flags and ballons. How does this enhance our community? The premise that even more signs are necessary to assist home buyers in finding their Amalfi home. Do not approve any more signs for this contractor and demand they are present for these meetings. Page 10 of 17 13.

Mrs. Clarke

stated these signs are pathetic, how many do we need? We have signs everywhere, and they want more. They are ugly and make the community look desperate and ugly. It is not fair to our community to have it trashed like this.

Mrs. Medici

reviewed the staff report stating that Richmond American Homes Nevada is requesting to install one off-premise sign. Richmond American has obtained written permission from the property owner. The applicant is also asking for a waiver to allow a sign to be located more than 100’ from Highway 372 or Highway 160 and to allow an Off- premise sign to be located south of Caas Road. Staff finds sufficient justification to recommend approval of the applications for the proposed use for this request, subject to the standard and special conditions of approval.

Commissioner Hayden

asked does this one have the same expiration of May 2024?

Mrs. Medici

stated yes they do.

Mrs. Hollis

stated she would demand that this developer or representative is here for these items.

Mrs. Clarke

stated get rid of all these signs we do not need them. This is waste of time and paper, the community does not want it. We do not need all these extra waivers, it is wasting time. The community looks trashy we do not need all these signs. Page 11 of 17

Commissioner O’

Brein stated he has been to the site of these signs, and he measured where the sign is and it does not meet setbacks.

Mrs. Medici

reviewed the staff report stating that Richmond American Homes Nevada is requesting to install one off-premise sign. Richmond American has obtained written permission from the property owner. The applicant is also asking for a waiver to allow a sign to be located more than 100’ from Highway 372 or Highway 160 and to allow an Off- premise sign to be located south of Caas Road. Staff finds sufficient justification to recommend approval of the applications for the proposed use for this request, subject to the standard and special conditions of approval.

Mrs. Medici

reviewed the staff report stating this is an application requesting a conforming Zone Change of three General Commercial (GC) parcels to Specific Plan (SP) to support a proposed Tentative Residential Subdivision Map and an Amended Development Agreement for Mountain Falls South. Staff finds sufficient justification to recommend approval of the application to change the zoning from General Commercial to Specific Plan.

Commissioner Hayden

asked about the Public works comment about the development agreement is that incorporated in the standard conditions of approval regarding 4b?

Mr. Osborne

stated if you wanted to add it to the conditions you could. Tyler Mulvey stated that the amendment for the development agreement is not approved yet, it is still going through review.

Commissioner Bohannon

stated when he was looking at the background for this he was looking at the CDA, he was struggling to find the SP notation on the masterplan and wanted to clarify this usage makes sense. Is it based on the CDA or the SPD and is that what we should be referencing?

Mr. Osborne

stated these parcels are master planned as CDA and based on the description which is CDA is intended for higher intensity dense areas, that is why we felt SP fits in the CDA.

Commissioner Bohannon

stated he is okay with that explanation. Mark Fiorentino stated he represents Adaven, this is the first step in a multi-step process to have the parcels added into the Mountain Falls South development agreement. This does conform to the Masterplan and all the code requirements. He agrees with Commissioner Hayden and if you want to add that it is contingent on the Development agreement we are okay with that. It is overkill because it is covered in code, but we would have no objection to adding that into the conditions. I have read the other conditions and we accept those.

Commissioner Hayden

asked are we going to get more signs placed out there?

Mr. Fiorentino

stated if they are going to do anything with signs we would come back to the board for that. Public comment opened at 8:50 pm.

Mrs. Hollis

stated 2 acres for a welcoming center, is it welcome to Pahrump or welcome to Amalfi? Who thought a welcoming center should be located on the opposite side of the Highway 160 as you enter Pahrump. Do you realize an incoming traveler will have to cross over 160 with incoming traffic coming in at 70 MPH in both directions. How does this welcoming center conform to the Masterplan requirements that must be of historical nature. She has to believe there will be a sign out there either welcome to Pahrump or Amalfi. This is a self-serving center, it is a sales office. The traffic in this area is already a problem. She would like to know what this welcoming center really is and what is going to be inside of it. These are questions she would like the developer to answer. This whole Amalfi project is becoming in her opinion a little out of control.

Commissioner Tyler

clarified this item is a completely different developer.

Mrs. Clarke

stated we do not need a welcoming center everyone knows where Mountain Falls is, and that is all the advertising they need. Where they are planning to put this makes no sense, it is dangerous. It would have been better to bring it into the property where there is less traffic. I cannot even imagine anyone wanting to live on that corner. Page 13 of 17

Commissioner Hayden

asked if the welcoming center is going to be directly on highway 160, is it a temporary or permanent structure. What is the plan for this parcel?

Mr. Fiorentino

stated the design does not have traffic coming off of highway 160. It will be initially model homes for people to view and see which one they want to buy, then when the rest of the project sells out then these homes would be for sale and it would become a subdivision. He apologizes he does not know why they called it a welcome to Pahrump center that is not what it is. It is a structure where you can go in and talk toa salesperson and see the floor plans available. He does not think the building itself is a permanent structure that building goes away but the model homes stay and become permanent homes. These are not new homes at this point we are adding acreage tonight to Mountain Falls South, we are actually reducing the overall density. We all recognize traffic is an issue and we are all working together to address these issues and see what we can do to help improve these issues.

Commissioner Hayden

asked if the welcome center is not a permanent structure is that going to re-purposed into another use for the development?

Mr. Fiorentino

stated it is a modular structure that will be removed, he does not know what it will be, what it won’t be is anything commercial.

Commissioner Hayden

asked if that welcoming modular center is removed would they be coming back for some sort of approval to re-purpose it in another way?

Mr. Osborne

stated yes they would have to go through the site development plan process to get that approved.

Commissioner Hayden

asked if they approve this how long does this modular get to stay there?

Mr. Osborne

stated he does not believe there is a timeframe, it will be in the development agreement.

Commissioner Bohannon

stated to make sure to consider this area for congestion, there is traffic and now suddenly you are 6 cars deep trying to get out of Mountain Falls, it is difficult.

Mr. Fiorentino

stated he drove it this morning and understands.

Commissioner O’Brien

stated it is our duty and responsibility to look at the 2020 Pahrump Masterplan. The questions they are tasked with, they have to preserve the quality of air and water resources. This is going from 62 single family plus the model homes that will eventually sell, so approximately 67 homes. The amount of water for commercial zone would be far less. This is also a golfer’s zone we intended for this zone to be along highway 160 with the purpose of homes not being backed up along the highway. In their previsions for the Pahrump Regional Planning Commission the number one priority is to preserve the quality of air and water. You are proposing a higher density project than a general commercial project that was agreed to in the original zoning. This project increases water usage by 40-50 times, they must protect the constituents. They made a plan and based on the number of lots in this community upon the facts of what they have for water.

Mr. Fiorentino

stated to clarify they are not increasing the number of homes, so water usage goes down. These homes are already allocated under the development agreement and water rights have already been allocated.

Commissioner Bohannon

stated they are really talking about placement due to adding acreage. There will be traffic concerns, but no additional water consumption will be occurring. Page 14 of 17 16. 17.

Mr. Fiorentino

stated that is correct.

Commissioner Bohannon

asked about the request for a formula animal rescues. This was brought up last month and hopefully we can get this on the September agenda.

Mrs. Medici

stated it is on the September agenda as a place holder, Mrs. Sandoval has been working with Kristi the animal services manager and they have been looking into some different things.

Commissioner O’Brien

stated there was a meeting held by all the animal rescues last week and they are working with animal control to try and smooth over some of the public concerns as far as establishing a new ordinance regarding quantities.

Commissioner Hayden

stated she would like to ask about the water board and BOCC, but where does the discussion happen if we are going to limit development at some point. We have limited water and while she wants to see Pahrump prosper, she has a concern regarding filling the water tables.

Mr. Koenig

starts there are development agreements signed years ago by previous boards that guarantee all this development can happen.

Commissioner O’Brien

gave an overview of information from the last meeting he attended for the Water Board.

Commissioner Tyler

gave direction to staff suggesting reaching out to water board to set a date and time for

Mr. Weeks

to come to the RPC meeting to give a presentation during the October or November meeting.

Mr. Koenig

recommends if you have questions, you should attend the water board meetings. Page 15 of 17 18. 19.

Mrs. Hollis

stated she had an experience 2 years ago following a BOCC meeting at which she again, probably for the hundredth time, was addressing the traffic issue on Highway 160 and Mt. Falls. Tonight it was avoided when asking where the entrance would be to the welcoming center. She had heard a remediation that included a roundabout at Manse, or a lane that you would get into and wait until it was safe to continue. She is sure there are discussions ongoing and she has been in touch with NDOT. The response has generally been that they just do not have the money to do anything. Perhaps the developers should be kicking in some money towards these road improvements.

Mrs. Clark

stated the bottom line here is they approve all this stuff, but the scope of it has changed. It would be okay if it was beneficial and it is not right now. The schools are overcrowded, traffic is an issue, no water, no infrastructure, so what are they doing. But you want to keep building all of these homes. We have to do more with the infrastructure here, stop saying yes to all the building until it can be accommodated. Roger Wilson stated he is actually here to talk about item #16 it was pulled for the evening. He has lived a few years and we as a society are way to reactive. He is here to say he is extending an open invitation to come to his home and see the benefits we have, he lives in Mt. Falls. This for a lot of us is going to be our forever home so regarding agenda item #16 he is afraid what will be developed behind his house is going to decrease the value of his home.