The Churchill County Planning Commission voted unanimously on March 11 to recommend approval of a wide-ranging ordinance updating multiple sections of the county code, describing the effort as a long-overdue cleanup to improve clarity and consistency.
Commissioners voted 5-0 to forward Bill 2026-A to the Board of County Commissioners, with a minor amendment to correct language related to roadway design standards.
The ordinance makes a series of technical revisions across zoning, building, and development regulations, with staff emphasizing that the changes are not intended to create new policy but to align existing code with the county’s master plan and eliminate conflicting language.
“This is more just a cleanup,” Public Works, Planning & Building Department Director Randy Hines told the commission. “The intent of these changes more or less is to have more clarity in the code … and to reduce some of the headaches for us through the department.”
One of the more significant updates addresses long-standing inconsistencies in the county’s E-1 zoning designation. While the code previously suggested smaller parcel sizes could be allowed, the county’s master plan has required a minimum of five acres in many cases.
Hines said the update is meant to resolve confusion for property owners.
“We’ve had two or three people come in, and they have E-1, and they want to do one acre, and then they’re shut down because they can’t do it,” he said. “This just helps clean up code so we don’t have somebody looking at one section and not looking at the other sections.”
Commissioners and members of the public also raised concerns about how the five-acre standard affects development patterns, with some noting that it may not reflect current market demand. Others pointed to long-standing tensions between zoning language and the county’s master plan, suggesting the issue may need a broader review in the future.
The ordinance also includes updates to manufactured home standards, including a requirement that replacement manufactured homes in certain industrial zones meet more modern construction thresholds. While not a focus of discussion during the meeting, the change could affect property owners replacing older units or planning new placements in those areas.
In addition to zoning changes, the ordinance updates building permit requirements, adding clearer expectations for application details, including project valuation, property access, and water and sanitation plans.
The proposal also expands public notification requirements for certain land-use applications, requiring notice to nearby property owners and ensuring that a broader group of residents is informed of proposed developments.
Other revisions address land division rules, road access standards, and development requirements, including updated regulations for accessory dwelling units and permitting procedures.
The ordinance further clarifies that adult entertainment businesses are limited to heavy-industrial zoning districts and require a special-use permit, reinforcing existing restrictions. The update clarifies existing code language to eliminate ambiguity and ensure consistent enforcement.
Even within the allowed industrial zones, such businesses would not be permitted by right. Operators would still be required to obtain a special use permit, allowing the county to review each proposal on a case-by-case basis and evaluate potential impacts on surrounding properties and the community.
Another key component would move detailed engineering and infrastructure standards out of county code and into a separate Public Works Design Manual, allowing for more efficient updates to technical requirements without requiring formal code amendments.
Overall, the proposed changes represent a comprehensive effort to streamline county regulations, reduce ambiguity, and modernize development standards while maintaining existing land use policies.
With the Planning Commission’s recommendation, the ordinance will now move to the Churchill County Board of Commissioners for final consideration.
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