September 10, 2025

Commissioner Tyler

welcomed our new RPC Commissioner Richard Ewing to the board. Commission/Committee/Director Reports: a. BOCC Liaison Report John Koenig stated if anybody is interested with what happened at the 2025 legislative sessions especially things that will impact the counties or towns at the next BOCC meeting on Tuesday we are tentatively scheduled for a session by the County Manager to go over what happened at the 2025 session. b. Director’s Report

Mr. Osborne

stated the question asked during public comment regarding the agenda and noticing. All of the items we put on the agenda meet all the requirements or we would not put them on the agenda, any requirements the items need have been completed. Page 2 of 13 Celeste Sandoval stated the public hearing notices for Zone Changes is an NRS requirement, we had to adjust the notices where it does ask the public if they support or oppose. This is only the Zone change applications, and again this is a NRS due to our population has reached the level that this is required per NRS.

Mrs. Sandoval

stated Planning applications for the month of August, total applications received were 187, which was 38 less than last month. Total applications processed was 147, which was 67 less than last month. Since July 1** 2024 to August 31, 2025 there have been 2,954 planning applications and 765 new code complaints received. Compared to July 1*', 2023, to August 31“, 2024, total applications were 2,823 planning applications, and 615 Code compliance complaints received. Code compliance: new complaints for August was 100, which is 10 more than last month, closed cases were 37, which is 16 less than last month. Total active complaints through August 31", 2025, are 457. Building permits for August for SFR was 46, which was 20 more than last month, MF (multi-family) was 1 which was 1 less than last month, commercial was 13 which is 3 more than last month. The total permits issued in all categories was 201, which was 41 more than last month. Total inspections were 436 which was 5 less than last month. Update on previous items heard by the RPC, ZCMP-25-7 an application for a Zone Change to change 14.77 acres from GC (General Commercial) to SP (Specific Plan) to allow for 62 single family residential subdivision lots, and a Welcome to Pahrump/Home finding center and Model Home park located at 6120 E. Mountain Falls Blvd. This item was heard at the 8/13/2025 RPC meeting and recommended for approval to the BOCC. This item will be heard by the BOCC on 9/16/2025. Discussion and deliberation regarding housing capacity for animal housing units, shelters, rescue and kennels when applying for Conditional Use Permits. (no action will be taken on this item at this meeting)

Mrs. Sandoval

stated we have provided you with six separate attachments we found online that any facility could google to try to get some help whether or not they have any knowledge of how to mn a facility appropriately. Recommendations for setting animal limits will come under the purview of Animal Services at a request from planning on a case-by-case basis. The planning commission is to determine only if the land-use is appropriate for the request by the applicant and the recommended limit as stated by Animal Services. If ever the BOCC or Animal Services wants to have some sort of limit it would fall under title 6 not under title 17.

Commissioner Tyler

stated we have had a lot of discussion about potential limits and that is outside our purview, all we can determine is whether or not the land use is appropriate.

Mrs. Sandoval

stated yes that is correct, Animal Services do the facility inspections and issue the kennel permits. The one thing all these documents address, whether it is a shelter or rescue, is that animal wellness and wellbeing are vital. The facility must ensure that they are continually evaluating the capacity to ensure the level of care can be maintained for all animals coming into the facility, and as mentioned they will have those inspections by animal control. The Planning department will continue to work with the Animal Services department and their manager to request inspections and any information on facilities before they come to the Planning Commission to address recommendations of limits and allowable uses under the purview of Animal Services.

Commissioner Bohannon

if there is a guidance on number of animals on the facility that is based on workers and not necessarily based on square feet. If we have the applicant come in and it is 2 acres and they want 200 animals what is going to keep that from happening?

Mrs. Sandoval

stated when they make an application with us, we will reach out to the entities whether it is fire, sheriff, and Animal Services and we will ask them for their comments on this type of application. We will Page 3 of 13 provide them with the site plans and justification letters, they also can go out the property and make contact with the owners.

Commissioner Bohannon

stated he is making the assumption the recommendation would come from Animal Services.

Mrs. Sandoval

stated yes, we do ask Animal Services regarding the number limit. It is vital that we have Animal Services input on those things, we are not specialist in animals they are.

Commissioner Bohannon

stated he looks forward to that recommendation from Animal Services. If they are comfortable with the number it makes him feel comfortable because they will know the situation better. As we look at these, that kind of feedback is very important.

Commissioner Tyler

stated what staff pointed out is that we as a board can only look at land use.

Mr. Koenig

stated ongoing he does not see any discussion when it comes to this board, what animal services gives you for a number, that is what you should go by.

Mrs. Sandoval

stated when the applications come in, we make sure the justification letters address the number of animals they would like to have and what the facility is like, we want you to have as much information as possible.

Commissioner Bohannon

asked Kristi Siegmund if she was comfortable with recommending the limits and if someone comes in requesting a higher number at the RPC and that number getting approved? Kristi Siegmund stated yes, she is comfortable with recommending limits on the animals based on the facility. For Possible Action — CU-25-22; Public Hearing, discussion, and deliberation on an application for a Conditional Use Permit to allow a Commercial Stable on a 4.4-acre parcel zoned RE-2 (Rural Estates), located at 400 W Stagecoach Rd, Pahrump, NV. Assessor’s Parcel Number 035-094-10. Bush Eric Steven & Kaelin— Property Owners/Applicants. (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 Conditional Use Permit to allow for the operation of a Commercial Stable which is a permissive use in the RE-2 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 of this application, due to the applicant’s timely submission of this application to address current violations.

Commissioner Bohannon

asked about the number of animals, did that number come internally or from Animal Services?

Mrs. Marshall

stated it came from the owner and the number of stalls they have to accommodate the horses. Kaelin Bush, applicant, stated she is here today to request the approval for a horse boarding facility. Horses are not only her livelihood, but it is also her passion, she has been around horses her whole life. Her family is actively involved in high school rodeo and horse shows. It is more than a business, it is a family passion that they are proud to share with others, she takes pride in the reputation she has built over the past 20 years. They provide quality care, and remain dedicated to providing youth involvement by creating a positive environment. Her goal is to provide local horse owners with a facility that offers excellent care, proper amenities, and a supportive environment for equine services. She is committed to following all requirements and community standards. Her Page 4 of 13 vision is to continue making their facility one of the best in Pahrump while also contributing to the agriculture character that defines Nye County.. She stated has additional support letters to be accepted into the back up.

Commissioner Hayden

asked Mrs. Bush about her stalls and if she is able to accommodate for the 15 horse limit requested, and how many of the horses are your own.

Mrs. Bush

stated yes, she can accommodate 15 and actually has room for more but 15 is what she feels comfortable with. She currently has 6 of her own and a couple miniature donkeys.

Commissioner Hayden

stated there are no employees and this is a family business, how many family members do you have helping you?

Mrs. Bush

stated she has 2 daughters, herself, and her mother. This is her full-time job, and she has been doing it for about 20 years, and she has a good system down.

Commissioner Hayden

asked if she is asking for 20 horses to stay on the property consistently?

Mrs. Bush

stated it varies due to some clients only board for 60 days.

Commissioner Hayden

asked if they are composting all the manure?

Mrs. Bush

stated yes or they dispose of it.

Commissioner Tyler

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

Mrs. Bush

stated yes, her only question was the limit on the horses.

Commissioner Hayden

stated she thinks they need to be consistent when setting these limits.

Mrs. Bush

stated she moved out here from Las Vegas and went through this process there and you are allowed up to 50 horses on 2 acres. It is justified by minimum stall square footage and adequate turnout areas, and exercise area. She understands all of that and her facility has all of these things including shade and misters.

Commissioner Bohannon

asked if the number of 15 horses is what she is comfortable with?

Mrs. Bush

stated yes, she is comfortable with that number in addition to her own horses.

Commissioner Bohannon

asked about some compliance concerns and keeping things current, how are they going to make sure they stay on top of it.

Mrs. Bush

stated she is absolutely committed to staying in compliance.

Commissioner Bohannon

stated he would like to commend staff for all the feedback, and all the back-up. This is all very useful in making out decisions.

Mrs. Medici

reviewed the staff report stating the purpose of this application is to vacate portions of public utility easements granted by certain maps recorded in file 591683, file 620660, file 641821 and file 1045821 of Nye County, Nevada, Official Records, in lieu of the public utility easements to be granted by the upcoming Mountain Falls Planning Area 9E Final Subdivision Map LD -25-20. Staff finds sufficient justification to recommend approval based on the findings as outlined in the staff report. The additional back up is from ATT agreeing to the abandonment.

Commissioner Bohannon

asked if there were any other expected memos? Page 6 of 13 10.

Mrs. Medici

stated no. Rebacca Chiriboga, applicant, stated they have reviewed all the staff conditions, and she would like to thank staff for submitting the updated letter from ATT, and they agree with all the conditions in the staff report.

Mrs. Medici

stated Mrs. Sandoval is adding the additional backup to the website right now. Public comment closed at 7:01 pm.

Mrs. Medici

reviewed the staff report stating this is an application requesting a conforming Zone Change of two parcels to Specific Plan (SP) to support a proposed Tentative Residential 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 RH-4.5 and VR-20 to Specific Plan. It is important to note that the existing development agreement for Mountain falls south is 5160 rooftops they are not increasing rooftops this is not a land grab. They are taking these parcels making sure the zoning is correct and adding them to the amended development agreement that will go to the BOCC in November.

Commissioner Bohannon

asked why this was not done a few years ago?

Mrs. Medici

stated this is just how the applications have come into our office, and we have a couple maps in review regarding this project.

Commissioner Kerr

asked for clarification on the number of homes, she thought they were only approved for three thousand homes?

Mrs. Medici

stated Mountain Falls is a separate development agreement from Mountain Falls South. This development is approximately 5160 homes.

Commissioner Hayden

asked if there was going to bea flood study from FEMA and what impact if any could it have on what we are doing today?

Mrs. Medici

stated currently they are redoing new study of the valley with FEMA, they are trying to push this out to the developers so far they are building to the standard that FEMA is okay with. All of these developments go through drainage studies and that involves Public works and the people they contract out with, all of these things will be addresses when we go through the tentative map process. Page 7 of 13

Commissioner Tyler

stated all of those things are under staff purview not ours. Mark Fiorentino, representing the applicant, stated this would be for the Mountain Falls South agreement, there are no new units, it creates more acreage with the same number of units. These will all fall under the same set of development standards. If you approve the zone change, they have to do the development agreements. They have read and agree with all the conditions in the staff report. They are also aware of FEMA and the requirements of a drainage study which we will be completing.

Commissioner Bohannon

asked will this development add to the flooding issue or help that problem?

Mr. Fiorentino

stated it is a matter of doing the drainage study, which is in process. Public comment opened at 7:13 pm. Roger Wilson stated he has questions as far as how many homes will be built and over what period of time. The applicants letter dated 6/10/25 to the planning department stated the community is fully supportive of this type of master planned community and it will improve property values, what basis does the applicant have to make this claim. He states that it will negatively impact our property values. The letter also states Great Basin Water Company and Valley Electric have ample capacity for full build out, how can they make this assertion when the total number of homes is not known yet. What was the final tally on the public hearing notices for support or opposition and what will be done with these results? Maryan Hollis asked where the Mountain Falls South Masterplan is? According to the applicant the public is fully supportive, who did they ask, she is not in support. It will be integrated with amenities, which is the golf course and residence center and the current parking lot is too small now. The selling point is for young families how does this affect our schools. She believes there should be a moratorium on building until the water board has presented their study. Site access will be provided on east Mountain Falls Blvd., if you go down that short stretch or road there in no line of sight due to the curving road. It is really great you work with the road department but once you leave the Boulevard you are on NDOT property, and she sees no communication with them. The BOCC just approved a letter to NDOT regarding this exit, and they have responded nothing will happen this fiscal year, this is a disaster for this exit. Linda Zeskin stated she is one of the homeowners being affected by this proposed development. There seems to be confusion on Mountain Fall vs Mountain Falls South. How many homes are planned for the parcel that has the alfalfa field, she would like an actual number. How is the board able to make a recommendation to the BOCC if you do not have that information in front of you? She understands you are looking at land-use only. She would like to say it is unfair what is going on here and they need details. She is urging this board to ask more questions and get more documentation from the applicant. Beth Borysewich stated she went and looked at the potential layout of homes even though this is not what you are talking about tonight and she came up with 651 homes in those areas which means an additional 1634 people living in Mountain Falls. Mountain Falls is drawing a lot of water and this needs to be stopped. You should stop giving out building permits until the water board has completed the study. Victoria Poulsen stated she lives in Mountain Falls by the alfalfa field. She stated she sent questions to the board and is still waiting for a response. She in not enthused with this project and no one told her about it. They should wait until the water study comes back, we are being told we are running out of water. Do not change the zoning leave it farmland, the water usage will be less. The people living by this development are 55 and older, they do not want children running around. Page 8 of 13 11. Ron Hoernke stated he decided to buy in Mountain Falls. We have a great view, it is 55 plus so we can stay away from a lot of things. This will take all of that away they wanted to be in Pahrump because it is rural, this is very frustrating as a resident. Robert Fuller stated he lives in Mountain Falls, and the field is right over his back wall. He echoes everything these other folks have said. He is concerned about the water, all they hear is that they do not have any water. He agrees with waiting for the water study. Charlie Callahan stated his property is on Brusca Way and one of the selling points for him was the alfalfa field. He cannot manage dirt anymore after 30 years in waste management. He chose to live in the 55 plus area of Mountain Falls, we all know that development eventually does happen. He would just ask that they be mindful when they develop that property in such a way that it is considerate of those that do live there. We moved here for peace and quiet and he enjoys the dark skies.

Commissioner O’Brien

asked staff to clarify the number of rooftops that are already approved for Mountain Falls and Mountain Falls South?

Mr. Osborne

stated Mountain Falls is 3,000 and Mountain Fall South is 5,160 homes.

Commissioner Tyler

asked if Mountain Falls is fully built out.

Mr. Osborne

stated no it is not.

Commissioner Bohannon

asked if Mountain Falls South is just these 2 parcels?

Mr. Osborne

stated no it is not.

Commissioner Kerr

stated she started looking back on the BOCC meetings and looking at these development agreements. She then gave numbers on what she had researched, and the total was 8,057 homes. She would like the water board to look into these big developments and tell us what the water usage would be.

Commissioner Bohannon

asked how long this development agreement has been in place?

Mr. Fiorentino

stated ruffly 20 years. All of the water rights have been dedicated for quite some time. These developments have been on the Masterplan for decades and we are following through with that plan.

Commissioner Hayden

asked staff what would happen if we continued this until the water study is completed?

Mr. Osborne

stated the water rights are allocated already, but yes it would slow down the project. Typically, the smaller lots with homes have less water usage than agriculture water usage.

Mrs. Medici

reviewed the staff report stating the property owners are requesting a Major Master Plan Amendment for CDA (Community Development Area) to SPD (Specific Plan of Development) and a Planned Unit Development to allow for a Mixed-Use Community on the old Binion property located between Wilson Rd. and Basin Ave. Staff finds sufficient justification to recommend Approval of ZCMP-25-9 and PU-25-1 to the Board of County Commissioners. The project will have 830 units both single family and multi family, and 25,000 to 150,000 feet of commercial development. Mark Mulhall, representing the applicants, stated the property is 139 acres and is undeveloped, it has currently been the subject of unhoused people creating multiple calls to the Sheriff’s office and sometimes putting strain on those organizations. They are here to ask for this approval to move forward with a development agreement. He gave an overview of how the project is going to be planned with the housing and the commercial side of this development. This development will help families in the community, it is very easy to access the commercial centers due to the location of this project. We have been working with the Nevada Division of Water and Great Basin Water company regarding the water for this development.

Commissioner Tyler

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

Commissioner Bohannon

asked Mr. Mulhall about having mixed-use here and if that will be creating jobs also? Is there a development agreement already in progress?

Mr. Mulhall

stated yes to both questions.

Commissioner Hayden

asked for clarification when he talked about amenities for the development what will those be?

Mr. Mulhall

stated the amenities are not currently decided that will be negotiated in the development agreement process and site development.

Commissioner Hayden

asked what the commercial development side of the development will look like?

Mr. Mulhall

stated that it will be determined later when the development agreement is moving forward.

Commissioner O’Brien

stated he has some concerns which are the density, water, and traffic. This is proposing a commercial development which requires a special plan of development, the problem is density, we have to weigh in on findings of fact when making a decision.. Our Masterplan calls for this parcel to be a lower density use, a change causing congestion and adding to our public safety is the issue. Page 10 of 13

Mr. Mulhall

stated the plans before the board today will be subject to the standards in the development agreement, this approval does not give us the right to go start the homes, this is just the first step for the development.

Commissioner Tyler

stated this is just to start the process not to approve the size of the lots. Looking at the area and understanding the need for affordable housing, this development is behind everything needed such as grocery stores, banks, and restaurants. She would challenge this, if not in this location, then where?

Commissioner O’Brien

stated when a developer comes in front of us and says they are going to put 830 units on 130 acres then they will and if not why put it on the back-up.. The people around this area have larger lots, I am not disagreeing with this project, just the density of the project.

Commissioner Bohannon

stated his concern is from a water standpoint does this put us over the limit for water usage?

Mr. Osborne

stated they are going to have to get the water rights to be able to build, and that goes through the state.

Mrs. Medici

stated just to clarify the lot sizes in that area are not larger. The current masterplan is actually CDA which allows for more intensive uses than homes.

Commissioner Bohannon

stated staff and the applicant mentioned workforce housing, that is something we do lack here. The issue is we have water, traffic, and safety concerns, but we do need workforce housing.

Commissioner Tyler

stated this is giving them and staff the ability to move forward with the project, and that will cover things such as schools within the impact fees. We have had multifamily come to us before and the issue was the location, this is a great location for this development.

Commissioner Kerr

stated we currently have 300 multi-family units in development now, we are moving towards more multi-family housing.

Commissioner Hayden

stated she is concerned with density, and is there going to be an HOA?

Commissioner Tyler

stated they cannot answer if there is going to be an HOA, that is way down the road and outside our purview. Water is a concern but as the RPC we do not have any say that falls elsewhere. We are not Page II of 13 12. 13. 14. the final action it will go before the BOCC in October, all we can do is give a recommendation based on the findings or have alternate findings for denial and it still goes to the BOCC for final action.

Commissioner Bohannon

asked can it be added to the conditions that we make sure we are not surpassing our water limits during this development?

Commissioner Tyler

stated that Director Osborne stated they cannot move forward with the project until they secure water rights. Staff and the BOCC have leverage to be able to create a development agreement that works well for us and the developer.

Commissioner Kerr

asked what are some of the permission uses under CDA area?

Mr. Osborne

stated the definition of the CDA masterplan. This entire property is designated as CDA.

Mr. Osborne

stated it is zoned NC/RH-4.5, a tiny part is the NC zoning and the rest is RH-4.5.

Commissioner Tyler

stated we are not changing any zoning, this is just approving to enter into an agreement or not.

Commissioner Tyler

stated the next RPC meeting is October 15, 2025.

Commissioner Kerr

asked if staff could bring forward an item regarding all development agreements and the status of these agreements.

Commissioner Bohannon

asked if we can also get the water usage information for these development agreement projects?

Mr. Osborne

stated yes, we can give a report on development agreements.