Washoe County Board of Adjustment Meeting - December 4, 2025
Washoe County Board of Adjustment Meeting - December 4, 2025
The Board of Adjustment convened at 1:30 p.m. on December 4, 2025, at the Washoe County Administrative Complex. The board heard two public hearing items: a special use permit for NV Energy's Incline Substation expansion and a combined special use/administrative permit for a Lockwood outdoor storage and laydown yard. The meeting lasted approximately 1 hour and 40 minutes. The board approved both items, with the Lockwood project passing 4–1 after extensive discussion on paving, landscaping, and enforcement.
Consent Calendar
- Agenda approved as written (motion by Leo Horishny, second by Rob Pierce).
- Minutes from the November 6, 2025 meeting approved as written (motion by Rob Pierce, second by Leo Horishny).
Public Comments & Testimony
- Item 8B (Lockwood): Austin Osborne, Story County Manager, requested natural landscaping and opaque fencing along the south boundary to screen the site from the Rainbow Bend community. He also noted traffic issues at the Lockwood interchange and requested dark‑sky lighting.
- Mitch Andrini, Canyon General Improvement District Manager for Lockwood, raised concerns about regulation of stored materials, mud and ice on the adjacent ramp, and lack of enforcement.
- Lisa Holman, representing Rainbow Bend residents, opposed the project unless the storage pad is paved, citing fuel seepage risks to the Truckee River and dust. She emphasized that the river is close and the groundwater table is high.
- Paul Scott, property owner in Lockwood, supported the project, stating the currently abandoned site is used for illegal dumping and that any development is an improvement.
Discussion Items
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Item 8A – Incline Substation Expansion (WSUP25‑0016): Staff recommended approval of a special use permit to expand the existing substation at 0 Sweetwater Road (2.72 acres). The applicant requested modifications to retaining wall height (up to 14 feet), landscaping (waive due to steep terrain and native screening), and parking surface standards (waive paving; use gravel). NV Energy representative Mark O'Sullivan supported staff's analysis. No public comment. The board approved unanimously with conditions in Exhibit A.
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Item 8B – Lockwood (WSUP25‑0021 / WADMIN25‑0005): Staff presented two requests: (1) a special use permit for grading within 300 feet of the Truckee River centerline, involving 585 cubic yards cut and 570 cubic yards fill, with phase II ground disturbance of 65,843 sq ft (approx. 1.51 acres); (2) an administrative permit for a wholesaling, storage, and distribution (heavy industrial) use – an outdoor storage yard for operable vehicles (e.g., light‑duty trucks) and non‑hazardous contractors’ materials, with no on‑site employees. The applicant, Doug Fellens (Tech Engineering), described the project as interim (phase I and II) before a future industrial development (phase III). He requested waivers of the commercial‑structure requirement, paving, and landscaping. Staff supported the structure waiver and landscaping waiver but recommended against waiving paving; engineering and environmental health had recommended paving. The director’s modification of standards was being handled separately; the board was asked for guidance. Board members discussed enforcement of non‑hazardous material restrictions, water quality mitigation (retention ponds and a sand‑oil separator required by condition 2M), and visual screening. Story County’s proposed landscaping condition was considered but not added to the motion because it fell under the director’s modification. Board member Julian expressed concerns about enforceability and wanted conditions on paving; she voted no. The motion was made by Rob Pierce to approve with the conditions in the staff report, including waiving the commercial‑structure requirement provided no buildings are constructed. Board voted 4–1, with Julian dissenting.
Key Outcomes
- Item 8A: Approved unanimously (motion by Kathy Julian, second by Rob Pierce). The special use permit allows expansion, modified retaining wall heights (up to 14 ft), and landscaping/parking waivers as detailed in Exhibit A.
- Item 8B: Approved 4–1 (motion by Rob Pierce, second by Peter Ghishan; Julian dissenting). The special use permit for grading and the administrative permit for outdoor storage were approved with conditions in Exhibit A. The commercial‑structure requirement was waived as long as no buildings are placed on site. The director’s modification on paving and landscaping remains under staff review; board guidance was recorded. Next step: a board education session is tentatively scheduled for January 15, 2026.
Meeting Transcript
Recording in progress. Good afternoon. I'd like to call the uh December 4, 2025, Washoe County Board of Adjustment meeting to order. May we please have a determination of quorum? Peter Gashawn. Present. Rob Pierce. Present. Kathy Julian. Present. Patrick Caldwell. Present. Leo Harishni. Present. Present. We have a quorum. Thank you. Let's all uh please stand and do the Pledge of Allegiance. I put the flag of the United States and two three public for which it stands. One nation under indivisible with liberty. Thank you. May we please have the ethics law announcement. Board members are reminded that if with respect to any matter or any person coming before the board today, you have received a gift or loan, you have a pecuniary interest, you have a commitment in a private capacity, such as a family employment or business or similar relationship, or you provided representation or counseling before an agency to a person or entity for compensation within the last year on a matter being considered. You must disclose that gift, loan, interest commitment, or prior representation at the time the matter is being considered. And you must further abstain from deliberation or voting on the matter if it is clear from that gift loan interest commitment or prior representation would materially affect the independence of judgment of a reasonable person. Board members are also reminded that under the board of adjustment rules. And then uh zoom instructions. This meeting will be held in the county commission chambers and via Zoom. To attend this meeting via Zoom, please log into the Zoom webinar using the link found on the agenda. You can also join the meeting by typing Zoom.us into your computer browser, clicking join a meeting on the Zoom website and entering this meeting ID. 8721567 5749. Alternatively, you can join the meeting via telephone only uh the telephone only by dialing 1669 900 9128, entering the meeting ID 872 1567 5749 and pressing pound. For those wishing to provide public comment via Zoom, log into the Zoom webinar using the link on the agenda and utilize the raise hand feature during any public comment period to provide public comment via telephone. Only press star nine to raise hand and star six to mute, unmute. Thank you. Mr. Lloyd, the appeal procedure, please. Yeah, most decisions rendered by the uh Board of Adjustment are appealable to the Board of County Commissioners. If you disagree with the decision of the Board of Adjustment and qualify as an agreed person or party, you may appeal in writing within 10 calendar days from the date that the decision being appealed is reduced to writing. Filed with the Secretary of the Board of Adjustment and mailed to the original applicant in the proceeding being appealed in accordance with Washoe County Code. Please call the planning staff immediately at 775-328-6100 for information on the appeal procedure and the application fee. Thank you. At this time, do we have any general public comment? For general public comment, I have nothing in chambers and no hands raised via Zoom. Okay, thank you. Uh on to today's agenda as everyone reviewed today's agenda. Any comments, questions, changes? Ms. Rob, I move to accept as written. This is uh Leo Harishni.
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