Jenny Kane

jkane@rgj.com

Black Rock City, LLC, a branch of the nonprofit that hosts the annual Burning Man gathering, has scored a major zone change that will help the organization develop a rural ranch property outside of the Black Rock Desert.

The zone change, approved unanimously Tuesday by Washoe County commissioners, means that up to 500 workers and volunteers will be able to temporarily stay at Black Rock Station, a parcel of land owned by Black Rock City, LLC. Crews working for the Burning Man nonprofit spend several months preparing for the main Burning Man event at Black Rock Station. Burning Man is a 70,000-person, weeklong celebration of the arts that lasts through Labor Day weekend in the Black Rock Desert.

While maybe not immediately, the piece of property will undergo major changes in the future, according to Washoe County Senior Planner Eric Young.

"I think (the landowners) have a lot of different aspirational ideas, but they are just are ideas at this point. They haven't expressed any kind of specific plan yet, but they do have all kinds of ideas, so far all of them still support the annual event," Young said.

Fluorescent Stonehenge rises in Nevada desert

The agreement to make the property a "specific plan zone" puts to rest about seven years of frustration and banter between the county and the organization over how Burning Man's organizers could operate the work ranch without disrupting the rural and quiet community surroundings. In that time, the county issued six special use permits -- for auto repair, wood/metal fabrication, storage/distribution, inoperable vehicle storage, communication facilities and operable vehicle storage.

While well-intentioned, the permits, some of their conditions and rules overlapping or canceling each other out, created a mess, both sides agreed.

"The county’s requirements changed over time and made it challenging for all stakeholders -- the Burning Man organization, nearby residents, and Washoe County -- to navigate and understand," said Burning Man spokesman Jim Graham, adding that recent negotiations have "paved the way" for a better understanding for both parties.

The specific plan zone, a new zone classification passed via an ordinance in the last year, is a new designation that Washoe County officials came up with to give commercial entities, not just Burning Man, a chance to coexist with residential communities, according to Young.

“One of the real benefits of this – even though some traffic could increase on (State) Route 34 – they’ve really had to shuttle a lot of people back and forth. This ability to keep the people and the equipment that they need on-site should be a real benefit over time,” Young said.

Black Rock City, LLC keeps much of its infrastructure, vehicle fleet and art year-round at its 200-acre parcel, affectionately called "The Ranch" by Burners. Art cars, sculptures, tents, cones and staff vehicles are just a few of the items kept on-site.

The plot of land is also where crews build the iconic "man," a wooden effigy which is burned in early September, on the penultimate day of the event.

In years past, only 20 or so people could stay at the staging area and most of the crews helping to prepare for the event had to stay in Gerlach, a town of about 100 people just 20 miles south of the site. The rural, desert fringe community is about two hours north of Reno.

“I’m just looking at my little Gerlach as needing their economy picked up, and I am hoping and praying this is what happens,” said county commissioner Jeanne Herman, whose district includes the Gerlach and surrounding area. “It just needs a little boost."

Herman said it's impossible to ignore the economic gift of Burning Man to Northern Nevada, and she wants to ensure that the organization remains happy in the area.

Approval of the zone change was contingent on Black Rock City, LLC's agreement to create annual traffic reports, a safety plan and detailed descriptions of all activity on the property.

The new zone breaks the property into five areas: civic, residential, industrial, agricultural and future, the last being open-ended. Uses on the property currently include housing, campgrounds, cargo living units, barracks, modular units, art installations, art parks, a community farm, a communication facility, vehicle storage (both operable and inoperable), commercial storage and administrative offices.

This grandma takes better Burning Man photos than you

The county made clear that whatever housing, temporary or permanent, is erected on the site, it must be up to code with current water and sewage requirements.

"Now, Burning Man doesn’t have to worry that they don’t know what the rules are, and we don't have to worry if what they're doing is breaking the rules. This allows a huge amount of transparency for the owner, the county and the community. Everybody knows what is allowed to happen, and how it’s allowed to happen," said Young.

Community members in the past have expressed concern about the noise and light pollution, the additional traffic that is incoming and outgoing, mostly during the month leading up to the event, and the appearance of the expected development of the land, according to a staff report.

"The concern with Black Rock Station is the proposed intensity of development and its potential impact on neighbors. At a distance, the developed site may not look substantially different from a ranch or agricultural operation, but the buildings, fences and other structures may have a significant impact on adjacent properties," the report states.

The report also notes that there is a concern about the "proliferation of individuals who may not understand or respect the importance of maintaining the rural character of the area," the report states. As part of the agreement, the landowners will need to write a code of conduct concerning trespassing, illegal drugs, excessive alcohol consumption and other worries on behalf of the year-round residents of the area.

While some of the closest neighbors to the property still have their concerns, most have agreed to let Black Rock City, LLC give the new rules a go.

Burning Man's organizers insist that they will make their buildings and units neutral color, so that they blend in with the tawny surroundings, and enforce 10 p.m. noise curfews, as well as a policy against illegal drugs and excessive alcohol consumption, according to the staff report.

"I think everybody has worked hard, on both sides. It’s very unusual, but probably because the whole situation is unusual," said Herman.

That said, the landowners also are allowed to have future development plans that are not currently part of the agreement. Those plans have to be mapped out at least five years in advance and approved by the Washoe County commissioners, according to Young.

Burning Man organizers have been somewhat mum about what currently is stored on-site and what improvements they will make immediately to the property, if any at all, although it is clear from the county's staff report that the arts nonprofit has every intention to develop aspects of the property, whether with art, housing or other facilities eventually.

"Although there are no current plans for change at Black Rock Station, our specific plan ensures a smoother process going forward if and when property improvements are needed," Graham said on behalf of the Burning Man organization.