Casey Road Commercial Development Moves Forward in Early Review

A proposed mixed-use development on Casey Road returned to the Churchill County Planning Commission Sept. 9 with revisions aimed at addressing concerns raised during an earlier workshop.

Silver Spur Village, proposed by Silver Sage Development LLC on nearly 16 acres immediately west of Walmart, would include 70 attached townhomes, a four-story hotel with up to 137 rooms, and commercial development, including retail space, a sit-down restaurant, and several drive-through restaurant sites.

The Sept. 9 conceptual hearing followed an Aug. 25 Planning Commission workshop. Both meetings were informational only, and Commissioners have not been asked to approve the development. A formal Planned Unit Development application, additional map review, and other permits would still be required for the project to be preliminarily approved.

The property sits where commercial development, open land, and established residential neighborhoods meet. Much of the site remains undeveloped, although portions are already zoned R-2 Multifamily Residential and C-1 General Commercial. The Churchill County Master Plan designates the area as Urbanizing, identifying it for increased development as the community grows.

Karen Downs with RVi Planning, representing Silver Sage Development LLC, said Silver Spur Village is intended as infill and to provide “a transition from the existing commercial development that's there to the residential.”

Following the August workshop, revisions included increased setbacks and landscaping near existing homes, a gated emergency-access route to Casey Road, improved pedestrian access, and simplified internal intersections.

Commissioner Jeff Goings, who previously raised concerns about emergency access, asked how the proposed route would be kept from becoming a regular entrance. Downs said it would be gated, which Goings said was much better than the initial plan.

Traffic remains one of the larger variables. According to Downs, a traffic study has been prepared and will accompany the formal PUD application.

Commissioner Mark Hyde said he supported the proposed use but questioned whether the study could ultimately require significant changes.

“I couldn't be more thrilled about the proposed use in that area. I think it's wonderful for our community,” Hyde said. But he asked, “Could that study ultimately require substantial changes to the plan that we're actually looking at tonight?”

Hyde also asked who would be responsible if the study determines Casey Road needs “widening, turn lanes, you know, signals, sidewalks, lighting or other improvements” — the developer or the county. Downs said that discussion would occur if the study identifies those improvements.

Commissioner Dennis Mills asked whether the traffic study would examine the Casey Road corridor rather than concentrating on the development entrance.

“They don't just look at that one intersection going into the site,” Public Works, Planning & Building Department Director Randy Hines said. “They're going to look at more.”

Hyde also described the conceptual plan as “very vehicle-oriented” and questioned how residents could safely walk from the townhomes to commercial areas. Downs said the formal submission will include a pedestrian circulation plan showing sidewalks, pathways, and crosswalk locations.

Commissioners have also questioned Truckee-Carson Irrigation District easements, Bureau of Reclamation easements, emergency access, and existing irrigation and drainage ditches. Senior Planner Dan Cahalane explained that some ditches could be abandoned or drainage easements rerouted as the project advances.

Regarding water and sewer, Hines said that services would come through existing Churchill County infrastructure already stubbed into the former Casey Road mobile home park parcel.

Resident Michelle Anderson raised many of the same infrastructure concerns while continuing to view the development positively.

“I think Silver Sage could be a really positive addition to Churchill County,” Anderson said. “My concern isn't whether we should have the development. My concern is making sure we plan for it responsibly.”

For Eddie Delgado, whose Casey Road home would be bordered by the development on three sides, those questions are personal.

Delgado has lived on the property for 26 years, where he raised his son and is still raising his 15-year-old daughter. He also operates his business, R.L. Hyde Carpet Cleaning, from there. The revised concept calls for an 8-foot solid sound wall around Delgado's property, together with an 8-foot landscaped buffer.

In a later interview, Delgado said he understands Silver Spur Village remains early in the planning process. His primary concerns include traffic and access, irrigation and drainage, and the deer, wild turkeys, and smaller wildlife he regularly sees on and around his property.

Delgado said he and his family do not want to move, even if surrounded by the development and an 8-foot wall. “That location for me is perfect to run a small business,” Delgado said, adding, “there's a lot of history in there.”

Delgado was careful not to characterize his concerns as opposition to the development and expressed confidence in those reviewing it.

“I trust the county commissioners,” Delgado said, “because they're good people and they're professionals.” He wants to know how the county and developer will address the current concerns.

Silver Spur Village remains conceptual. More detailed traffic, access, engineering, and infrastructure plans will be reviewed before the county is asked to approve the development.