Overview of the Proposed Development
The information on this website is based upon presentation made by consultants for the developer a public meeting conducted at the South Valleys Library on April 17, 2025.
The application was submitted to the Planning and Building Department and is currently scheduled to be voted on by the Washoe County Planning Commission on:
Tuesday, November 4, 2025 at 6:00 pm
The date has already been changed twice so don’t be surprised if it changes again.
What is Sierra Reflections?
Sierra Reflections high density housing development being proposed in the Pleasant Valley / Washoe Valley area of Northern Nevada. The development would be situated at the North end of Eastlake Blvd in Washoe Valley. The development would be located East of I-580, West of Highway 395-A, South of Pagni Lane, and North of Little Washoe Lake. If allowed to proceed, it will forever alter the rural lifestyle that we all enjoy.
Note: The current iteration of the Sierra Reflections development plan (Washoe County Case - WTM24-001) is not the same as the Sierra Reflections Plan (Washoe County Case - TM06-001) that was initiated in 2006. The name is the same but the case numbers are different.
What is proposed?
- 960 New homes
- New 600 foot well to provide water to the new development
- 2000+ New vehicles associated with the development
- Only two entrance and exit routes for the entire development. Eastlake Blvd and Pagni Lane.
- 4000 to 6000 vehicle transitions to/from Eastlake Blvd per day
- Sewer lines will be brought in from South Reno.
- No new schools are being proposed.
- No new fire stations are being proposed.
Developer Presentation (Including Maps of the development)
The following presentation was given by a representative of the developer to the community on July 22, 2024. It includes maps of the planned development. It also includes various studies including mercury contamination, slope analysis, and zoning. Note: If your browser does not show the complete presentation, just click on the following link to open the presentation in a new window.
Click here to open the presentation in full screen.
Concerns of Area Residents
- No guarantee local wells will not go dry due to the deeper well to provide water to the new homes
- Unbearable traffic congestion on Eastlake, Pagni, and Old 395. Imagine Spanish Springs like traffic.
- Traffic will be bad when the weather is good and a nightmare when the weather is bad.
- Local schools are currently overcrowded with barely enough teachers for the current student load.
- Taxpayers will have to pay for additional schools.
- Taxpayers will have to pay to have sewer lines brought to the development site.
- The development site is located on a Federal Toxic Superfund site. Contaminates includes mercury, arsenic and lead.
- Fire, sheriff, and emergency medical services will be stressed due to the additional homes.
- Destruction of wildlife habitat and light pollution.
- The rural lifestyle that we all enjoy will be forever diminished.
- The approval of this project will open the floodgates to more high density housing projects.
- Increased crime due to increased population in the area.
Washoe County Envision Washoe 2040
Washoe County Master Plan Development Code
Neighborhood Meetings Website (Click on Sierra Reflections in Project List)
Sierra Reflections Neighborhood meeting presentation (7/22/24)
Sierra Reflections Application (Search for WTM24-001 and click on the links)
EPA Carson River Mercury Superfund Site
Planning Commission (Including Commission meeting Schedule and Agenda)
Planning Commission Membership Roster
Planning Commission Membership Rules, Policies and Procedures
- Notify the Washoe County Planning Staff, Washoe County Planning Commission, and the Washoe County Board of Commissioners with your objections to the project.
- Prepare a list of your objections to the project and be ready to email them to the Planning Staff.
- Prepare a 3 minute speech stating your objections to give to the County Planning Commission when the case comes before them for approval or rejection. The Planning Commission meets on the first Tuesday of the month at 6:00 P.M.
- Now that you know about Sierra Reflections, inform you neighbors.
- Have your neighbors tell their neighbors. Getting the information out is paramount.
- Sign the petition of opposition. Send an email to STAFF@STOPSR.com and ask when and where you can sign petition.
- Stay informed. Send your email address to STOPSR@STOPSR.com to be added to the email list.