Recording in progress.

Okay, folks, the time is now 1 30.

I'd like to call the April 2nd, 2026 meeting of the Washoe County Board of Adjustment to Order.

May we please have a determination of quorum.

Peter Gishon.

Present.

Rob Pierce.

Present.

Kathy Julian.

No.

Okay.

President.

Pat Caldwell.

Present.

Leo Harishny.

Present.

We have a quorum.

Thank you.

Would you all please uh stand and join us in the Pledge of Allegiance.

The United States of America.

And to the Republic for which it stands, one nation under God, individual with liberty and judges for all.

Okay, we are without counsel at the moment, but we're gonna proceed anyway.

Mr.

Lloyd, the ethics law announcement, please.

Yeah, board members are reminded that if with respect to any matter or any person coming before the board today, one, you have received a gift or loan, two, you have uh pecuniary pecuniary interest.

Three, you have a commitment in a private capacity, such as a family employment, business or similar relationship, or four, 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 furthermore abstain from deliberation or voting on the matter if it is clear that the 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, if you had any contact outside this meeting with any persons interested in a matter coming before the board today, you must uh or you should disclose the nature of that contact at this meeting.

Thank you.

And uh now will you please share the appeal procedure?

Yeah, most decisions rendered by the 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 aggrieved person or party, you may appeal in writing within 10 calendar days from the date 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.

Uh, do we have any general public comment in chambers?

There is no general public comment in chambers or via Zoom.

Okay, thank you.

Moving on to today's agenda.

We have no changes on today's agenda.

Is everyone approved?

Any comments or questions?

Rob, I move to approve is written.

We have a motion.

Uh Julian, I second.

All those in favor say aye.

Aye.

Aye.

Any opposed say nay.

Nay.

Oh, sorry.

No.

Let the record reflect that this was five to zero in approval of the April 2nd, 2026 agenda.

Uh moving on to uh the March 5th, 2026 draft minutes.

Uh, once again, any comments, questions, concerns.

Pat, would you like to motion?

Mrs.

Rob, I'll make a motion to accept as written.

Uh this is Pat Caldwell second it.

Okay.

Um those in favor say aye.

Aye.

Any opposed say nay.

Okay.

Motion carries those are approved.

Okay, let's move on to the public hearing.

Item 8A, special use permit case number WSUP 26-0003, crossbow court daycare.

Mr.

Lloyd, may you please?

Okay, for hearing discussion and possible action to approve a special use permit for a 7,000 one uh 7,219 square foot child daycare in a 4,800 square foot neighborhood center on two parcels totaling 1.82 acres in the low density suburban regulatory zone.

And representing Washoe Planner at Washoe County is uh senior planner Chris Bronsick.

Good afternoon.

Good afternoon.

Chris Bronze, Washoe County Planning.

We're looking at WSEP 26-0003.

This is crossbow court daycare.

So the applicant is requesting a special use permit for a child daycare that is uh in a structure of 7,219 square feet.

The underlying zoning is low density suburban, which does require special use permit for both proposed uses.

The child daycare is intended to have 11 children, ages 18 to 6 years of age, and 14 total employees.

However, they are uh looking at providing options for parents that will accommodate times to 7 30 a.m.

and 8 30 a.m.

as well as 2 30 p.m.

to 5 30 p.m.

As of today, there are no tenants identified yet for the proposed neighborhood center.

Before use the vicinity map associated with the proposed project, it is located within uh in between three schools off of Arrow Creek Parkway.

It should be noted that this is uh the um fourth SUP associated with these parcels.

Uh the first one was in 2014, second one was 2018, third was 2020, and now this one before you before you is the site plan highlighted in yellow is the proposed neighborhood center, and highlighted in blue is the proposed daycare.

Uh the applicant is providing uh ample parking.

There's 55 total parking spaces provided, 48 is required.

There's associated grading with this proposed project, but the majority of that grading will be located under buildings, uh drive aisles and ornamental landscape.

One of the things that came out of the review associated with this project is uh safe routes to school document asking for additional upgrades at the crosswalks, and one of those is the rectangular rapid flashing beacon that you see at many other uh schools within the county.

Uh the applicants were made aware of this uh request from St.

Ralph to schools, and the applicants did provide a letter that is outlined in exhibit C stating that they're willing to do those off-site accommodate um improvements.

There was a neighborhood meeting held on January 13, 2026.

Uh there were concerns related to the height of the overall structure, uh, the site lighting of the proposed development, as well as traffic during peak pickup and drop-off hours.

There were 34 properties noticed, no emails or phone calls were received.

Staff was able to make all required findings.

Those are consistency, improvements, site suitability, issuance not detrimental, and effect on a military installation.

Staff is recommending approval with conditions and emotions before you on the screen.

I'm available for any questions you may have.

Great, thank you.

Um, any questions for staff at this time?

Uh Leo Hiroshini for the record.

You said one of the concerns was the height of the building.

It doesn't appear to be a higher profile.

What um what was what is the height of the building?

The height is I believe it's 21 feet, 21 feet seven inches.

There is a provision and code within the modifiers that limits the height in these areas to 35 feet, and this does meet that provision, and it's well under the record.

Um what is the height of the adjacent buildings?

Are they similar height than the high schools or the other schools?

I don't know the answer for that question, unfortunately.

Yeah.

I don't know the exact height.

I've certainly driven around the area quite a few times.

I know that uh the Sage Ridge has a gymnasium, I believe that's fairly fairly tall.

Um, also down the way is the uh the new Arrow Creek Middle School.

They also have some fairly fairly tall buildings as well.

Okay, thank you.

Anyone else?

Uh can actually this pack hold for the record.

Can I ask one more question?

Um what was the issue with the three previous special use permits that nothing happened?

Or is it the same owner?

Uh Chris Bronzik for the record.

Um, so the first one that came in back in 2014 that just simply expired.

Um the next one that came in with was withdrawn.

Um, because with neighborhood centers, uh, the underlying zoning is low density suburban, so the uses associated with it must stay with that low density suburban.

Um, and some of those planned tenants at the time were more appropriate for neighborhood commercial or general commercial.

So they withdrew.

The last one happened during the pandemic, and so there was issues related to that.

Okay.

Yep, thank you.

Seeing no one else is um the applicant present.

Do they wish to make a presentation?

Sean Tubman for the record.

So as we just heard, I was gonna recap a lot of the stuff that we just talked about.

Uh, this is for a daycare neighborhood center on uh crossbow court.

Uh these are two currently vacant undeveloped parcels.

Um there's three schools directly, pretty much directly adjacent to the property.

Currently zoned, low density suburban, and uh we feel like this is a pretty good use that's compatible with the neighborhood and the three surrounding properties being schools.

Uh for context, there's some other stuff that we feel like could be allowed by right in this on this parcel that maybe wouldn't be as good of a fit, crop production, animal production.

Uh you know, this is preschool and child daycare, uh, a small neighborhood center with you know exact tenants to be determined, but presumably designed to support the surrounding community and these schools that are nearby.

7,219 square feet currently proposed, about 111 children uh aged 18 months to six years, uh two outdoor play areas, a covered play area, uh generally following school timelines with the ability of for parents to show up early or late as needed potentially, uh half day use, uh 14 employees.

The neighborhood center uh would be 4800 square feet, uh, two or three tenants, and uh conforming uses small small-scale neighborhood serving uses.

Phase one would be the development of the preschool and the site in general, uh, with phase two being the neighborhood center itself coming in a later date.

Uh this is these are the elevations of the proposed daycare building.

Uh it's consistent with surrounding development, low profile architecture with a more residential character.

Uh the site layout is designed to provide buffering and separation, and obviously intended to support the surrounding neighborhood.

Uh in this picture, the left side elevation, you can see the covered player in the back versus the front of the building.

Site functionality.

Uh the two parcels combined are about 1.2 acres.

Uh, we're providing two access points for circulation, uh, aligning with adjacent property access.

Uh there's on-site parking and allowing interim traffic flow.

The grading and layout generally is designed to conform with the existing topography of the site and the shape of the parcel, and uh site fits pretty well for this object-shaped parcel.

For context, uh a concept landscape plan, uh, landscaping will be provided per code, and this shows some of the play areas in the back of the building that uh will be for outdoor play use of the kids.

Um big item is traffic and safety.

Um the items that are being addressed by the property is providing no parking and time signs over project frontage.

Uh, this is an existing condition that is attempting to be improved.

Uh this would improve visibility for drivers and pedestrians, reducing conflicts between vehicles already parking on the side of the road and the moving traffic of the street, and keeping emergency service access clear.

Um, we've also got ADA compliant access across the site, um, including uh standard ADA features.

Uh we have the proposed uh safe roots to school, rectangular rapid flashing beacons uh would be installed at the northern access, and this increases driver awareness, pressing crossings, and provides an added level of protection beyond standard crosswalks.

Uh obviously stop signs provided for assigning right-of-way access and reducing turning conflicts, low speed vehicle movements.

Uh we have heard from the community that uh this generally is a desirable project uh with the proximity of the other schools.

Uh provides needed child care with the neighborhood, supporting families with children attending nearby schools, reducing travel consolidating trips.

Uh it's convenient and neighborhood center would be community focused.

And uh yeah, maybe some some testimonials of the support for the project and concept.

And uh I'd turn it over to leadership to come up and say a little bit about what they're intending here.

Hi, good afternoon.

I'm Dr.

Alexandra Magliar Diddy, and I'm a UNR medical school alumna who has um used my medical background with my passion and also background in early childhood education to have over 12 years of ground up development experience in premier preschools for children, and I come today with that background as well as the information that I learned from my published research research in community support for new mothers to really tailor my passion towards this career, and I hope to continue that here in Reno with the development of the school site here on Crossbow Court.

That concludes our presentation.

Uh we're available for questions, and we do have the uh traffic engineer with us as well if there's any traffic related questions specifically.

Thank you.

Questions?

Uh this Peter Gishon for the record.

The traffic study is a couple hundred pages.

Can you tell us what the traffic study tells us about what happens at not the intersection of Air Creek Parkway, but it appears that your ingress and egress is immediately adjacent to the ingress and egress for the middle school?

Is that right?

Correct, across from.

Yeah, so how does that movement pattern expected to operate when you've got all that volume of traffic in the morning?

I will turn this over to the traffic engineer to speak a little bit more about that.

Thanks.

David Jockman, Kimley Horn, traffic engineer for the record.

So the primary staff concern there was about pedestrians and how they would be going across with the daycare.

So the situation that staff would like to see addressed was the RRFB.

That was uh agreed to by the applicant, and so that's the main concern the staff had that the applicant is willing to address.

Okay, but do you you look at traffic counts, but do you look at how those two opposing ingress and egress operate?

Yes, so another thing that we did was we align those intersections with the um driveways that are across the street, and that made it so that there would be no conflicting movements and the um intersections operate acceptably per standards as well.

Okay, thank you.

Anybody else Kathy Jillian for the record?

Was the um the community made aware of the traffic study or what kind of access did they have to the traffic study, perhaps during the neighborhood meeting and so forth?

Yes, it was made available to the public part of the neighborhood meeting.

Okay.

Anyone else?

Okay.

Thank you.

Uh, do we have any public comment?

There is no public comment in chambers or hands raised via Zoom.

Okay, let's uh close the public hearing and bring it back to the board for discussion.

Anyone have anything thoughts?

Uh Peter, for the record, it's uh uh easy one for me to find um all the findings consistency, uh improvements are adequate, the site is suitable, and the issuance wouldn't be detrimental.

And of course, uh there's no military installation, so I would be supportive.

Can I give up can I give a motion?

Please.

I move that after giving recent consideration of information contained in the staff report and information received or the public hearing, the Washoe County Board of Adjustments approved with conditions, special use permit case number WSUP 26-0003 for Russell on test sorry.

Sorry if I said that wrong.

LLC would the conditions include an exhibit A to this matter, having made all five findings in accordance with Washwell County Code section 11810.30.

Half the Jillian for the record, I second.

Okay, we have a motion and a second.

All those in favor say aye.

Aye.

Any opposed say nay.

Motion carries.

All right.

Okay, moving on to item eight b amendment of conditions case number WAC26-0002 for WSUP 17-0025.

Mr.

Lloyd.

Yeah, for hearing discussion and possible action to approve an amendment of conditions for special use permit case number USCP 170025.

Uh this is the T Mobile Hidden Valley uh golf club uh to amend and allow a 17-foot uh extension to the existing tower with six antennas and related equipment.

The site will also be updated with two equipment cabinets and associated utilities on the ground with physical dimensions of the existing facility and easements.

And representing Washoe County in this matter is planner Julie O'Lander.

Good afternoon, Julie O'Lander for the record.

So this is to amend the special use um SUP 1725 to add that 17 feet.

Um there's an existing tower at this location, it's a monopole tower.

Um site was um also is also beginning updated with new equipment, so there's some new equipment they're gonna propose to add to.

Here is a picture on the um left of basically it's the um hidden valley golf course, the whole course.

However, the only place there the tower where the tower is existing is in the southern portion in their maintenance um area, and I have a picture on the right sort of pointing out where that um where the tower and the equipment is located.

So on February um 1st, um 2018, this board approved SUP to um 1725, and the approval was to permit for the construction of a new wireless tower consisting of a 70-foot high south monopole structure, and it was to be located on the hidden golf hidden valley golf course maintenance yard.

And the site um has a regulation of PR parks and regulation, and um the pad is leased from the hidden valley golf course.

East of the maintenance yard is single family residence uh subdivision, and the nearest dwelling is approximately 280 feet from where the tower is located.

Here on the left, you have the proposed, and on the right, you have the existing tower.

So you can see that that 17 feet is basically another rung of equipment.

The applicant is requesting that 17 feet and the antennas um associated with it to it to the 70-foot existing tower.

The permitted height for towers is regulated by the um the zoning of the district, which is PR, which allows 65 foot height allowance.

Um, additionally, there's um in code where there's for a tower, you can get an additional 10 feet for a significant gap coverage, and then an initial 25 feet when the pole is um stealth, and this tower is a monopole, so it's considered a south tower.

So you take the 65 feet, add the 10 feet, and then um for 75 feet, and then the 25% um 25% is an additional 16 feet.

So the tower could be approximately um 91 feet.

However, they're not they're proposing 87 feet.

Um the applicant is also proposing to update the equipment on the property and um bringing it up to the state the the test established to um to support the um the the increased height, and there are no other proposes change proposed changes to the original SUP parcels within 500 feet were noticed of the um of the site, and 413 notices were sent out.

I did not receive any emails or phone message or phone calls concerning the tower increased height.

Various departments and agencies review the application and their comments are included in exhibit B of the staff report and agencies with conditions which there weren't any are were included in exhibit A.

Um, staff is able to make all the findings, and I provide a possible motion.

Okay, thank you.

I don't believe is the applicant available online.

I thought they were.

Oh, yeah.

He's here.

The applicant available for any questions if you have questions.

I knew that he had responded.

I just couldn't remember to one.

Thank you, Julie.

Any questions for staff at this time?

No.

No.

Okay.

Um the applicant is present.

Would you like to make a presentation?

Okay.

Any questions for uh the applicant?

Um this is Leo Horishni for the record, nothing um serious.

I'm curious though if this 17 foot um tower and improvements essentially bringing it up to the max permitted height is necessary for coverage increase.

Where do we go from where do you go from here if there are future concerns for coverage?

Uh good afternoon.

My name is Folk Thomas.

I represent T Mobile.

Um pertaining to T Mobile or for another carrier wanted to jump in.

Well, or just or just whoever it's not it isn't necessarily specific to T Mobile.

No, if I I assume I I'm I'm anger at so I'm assuming that whether it was T Mobile or another carrier, um if the concern if the need for this increase bringing it essentially up to the max height is to increase the coverage.

What what is the what are the next concerns in case there needs to be additional coverage?

I don't know.

I I don't know if this is an engineering question that I don't know.

I I already have answered.

I yeah, the the tower I don't believe can go any higher.

I mean, it technically it could go four more feet, but that's right.

But the reason we're adding equipment to the site is because we have no presence in the area right now.

Ah so right now the only two carriers on that tower is Verizon and T Mobile Verizon and ATT.

Okay.

So T Mobile would be adding their coverage to the site.

So one of the one of the main reason, there's two main reasons.

We're adding uh the height is obviously the higher you go, the better your coverage, generally speaking.

You can there there is cases where you can actually be too high.

Um but the the problem with this tower is we can't go below the existing carrier.

Uh the coverage just would be terrible.

Plus, we would not meet the emissions standards because it's too low to the ground.

Sure.

So by if you have to be at least 30 35 feet just to meet emissions, and then I think the lowest carrier is only at 40.

So we wouldn't even be able to use that.

So that's that's that's fine.

Thank you.

Anything else?

Okay, thank you.

Thank you.

Um, any public comment?

There is no public comment in chambers or via Zoom.

And Chair Gashan, please know that um our DH has lehman has joined us on Zoom.

Oh, thank you, Jazz.

Okay.

Um, no public comment.

I will close the hearing and bring it back to the board for any discussion.

I have nothing.

I'll make a motion if it's all right.

Please.

Mr.

Rob, I'll make uh I move that after giving recent consideration.

Approve amendment of case of conditions case number WAC26 000 two for T Mobile with the conditions included in exhibit a to this matter, having made all five findings in accordance with Washoe County Code Section 110.30, and all three findings in accordance with section 110 324.75, subject to the conditions contained in exhibit a to the staff report.

Thank you.

Cathy Julian for the record, I'll second.

Okay, we have a motion and a second.

All those in favor say aye.

Aye.

Aye.

Any opposed say nay.

Motion carries.

Thank you.

Moving on to item 8 C.

This is administrative case number W A D M I N 26-0002.

Gamblers run music festival.

Mr.

Lloyd.

Yeah.

For hearing discussion and possible action to approve an administrative permit for an outdoor community event business license for the gamblers run music festival.

The event will be held at the Crystal Bay Casino.

Approximately 950 people will be in attendance on any one day of the event.

The proposed dates for the festival are July 23rd through 25th of this year.

And representing Washoe County once again is planner to YO Lander.

Um, good afternoon again.

Um so many of you have heard this.

We've heard this every year, so you get to hear it again.

Um I'll move through quite quickly.

So the gamblers run is as Mr.

Lloyd said, July 23rd through 25th of this year.

This is considered an event.

It's considered an outdoor community event, and under code, an administrative permit is required, and the Board of Adjustment is the hearing board.

The event will be held at the Crystal Bay Casino on Route 28, and the outdoor activities will go from noon to 10 p.m.

on each of the three days.

Approximately 950 people are anticipated to attend, and the event will include food, drink, crafts, and live music.

The event will be a combination of indoor and outdoor events.

However, the outdoor events are being all are the only items that are being reviewed by this permit.

The things inside the casino are handled by the casino.

The food and drink will be provided by Crystal Bay, and two additional food trucks will be located on the west end of the grounds.

There are five craft vending booths located in the same area.

The outdoor grounds will be open at noon for food, drink, and crafts, and live music will begin at um at 2 p.m.

on a temporary stage on the east side of the grounds, backing up to the parking garage.

There will be a 10 p.m.

hard curfew for outdoor music, and the festival grounds will be cleared of guests immediately following the end of the live music.

Any after parties will be held inside the casino.

Here's a map showing overall the layout.

The white large white square that's on sort of the right hand side, that's where the temporary stages.

All emergency response agencies will have access to the festival two-way radios to bridge communications, and the fire and fire will have um will be the emergency and medical service provider for the event.

Five security teams will patrol the area on foot, and there will be four for four foot foot high wall signs will be hung to identify the emergency exits and security and medical booths and vendors and vendor locations and restrooms.

Water will be provided by the casino at five portable water stations located throughout the grounds.

Portable restrooms and hand washing facilities will also be available and provided by Quick Space with 15 standard restrooms, two ADA restrooms, 10 double-sided hand washing stations.

Parking will be available at the Crystal Bay Casino parking garage with 300 parking spaces available, and additional parking will be available at the neighboring properties located one block to the southwest of the festival grounds.

There will be an entry and exit point on highway 28 and the count and calmeva way with one-way traffic control and parking attendance located at Kalneva Way entrance and a minimum of one attendant located at the highway 28 entrance and exit.

Staff will handle all the cleanup and staff will be on patrol throughout the festival.

All rubbish will be placed in dumpsters at the um at the Crystal Bay Casino, and Crystal Bay Casino will have an extended contract for voice management, and extra pickups is scheduled on the 25th following the event.

The health district also required that extra pickups were required from voice management, must be available if needed.

I did not receive any emails or phone calls.

Various agencies reviewed the application, and their cobblets are included exhibit um should be B of the staff report, and then agencies with conditions of approval are in exhibit A.

Staff is able to make all the four findings as shown in the staff report and recommends approval with conditions.

I have provide a possible motion here, and I believe the applicant's representative is here if you need to speak with him.

Um he's available for any questions as online.

Thank you.

Um any questions for staff?

No.

Uh the applicant is present.

Would you like to comment?

Make a presentation.

Eric Rowe for the record.

Um, I've been at Crystal Bay for 18 years now.

This is going to be our fourth music festival.

We produce 80 annual shows a year, a little less volume.

We have 800 cap inside.

So this size of this size of event is not new to us.

The conditions, most of those conditions that are already that are listed on there have already been mapped.

We already have our building permit.

So thank you.

Anyone have questions for the applicant?

No.

No.

I'll be happy to make motion.

Well, let's get through uh public comment first.

Do we have any?

I do have a hand raised on Zoom.

Andy Chapman, if you'll please unmute and state your first and last name for the record.

Great.

Uh thank you, Board of Adjustment Members for the record.

My name is Andy Chapman, and I'm the president and CEO for Travel North Tower, Nevada.

We're the official destination management and marketing organization for the Washotaho region.

Thank you for this opportunity to speak in support of the Crystal Bay Club and Casinos Gambler Run Music Festival.

Since its inception, the gamblers run music festival has continued to improve year after year.

This includes increased focus on key stewardship initiative initiatives.

As an example, this effort last year saved over 75,000 single-use plastic cups and 22,000 plastic water bottles from ending up in our regional landfills.

This effort is powered in partnership with Sierra Debat Alliance to keep Tao Blue, Tao Environmental Research Center, US David, UC Davis, and Take Care Tahoe.

From an economic vitality perspective, this event is a key driver to our important summer tourism economy, driving midweek and extended stays.

The gamblers run music festival also aligns with our region's entertainment and live music initiatives that support both the business and residential communities while contributing to important environmental impacts.

Thank you.

Anyone else?

No further public comments.

Okay, we can close the public hearing, bring back to the board.

Any discussion?

I'll entertain a motion.

Okay, yeah.

I move that after giving reasoned consideration to the information contained in the staff report and information received during the public hearing.

The Washoe County Board of Adjustment approved.

Administrative case number WAD MIN 26002 for Crystal Bay Casino with conditions included as exhibit A to this matter, having made all five findings in accordance with Washoe County Development Code Section 110.808 point two five.

Okay, thank you.

We have a motion zero second.

This is Pac Holder for the record.

I'll second.

Okay, we have a motion and a second.

All those in favor say aye.

Aye aye.

Any opposed say nay?

Motion carries.

Okay.

Moving on to item nine, chair and board items.

Any future agenda items of note.

Any requests for information from staff.

Yeah, why's Chaz not here?

He's on Zoom.

He's phoning it in.

Yeah.

All right.

Um item 10, directors and legal counsels items.

Is there uh a report on previous board of adjustment items?

Nothing to report on.

Nothing.

Okay.

Any legal information or updates, Chaz?

Hi, this is Chaz Lehman for the record.

Um, only update is that there was a uh a petition for judicial review filed on the code enforcement appeal from last meeting, and we are handling that in due course.

Thank you.

Nothing further.

Thank you, thank you.

Uh any final public comment.

No further public comment in chambers or via Zoom.

All right, it is 209.

This meeting is adjourned.