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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

Washoe County Board of Adjustment Meeting – October 1, 2026

Meeting Portal — Thursday, October 1, 2026

BodyWashoe County, Nevada

SessionMeeting Portal

DateThursday, October 1, 2026

StatusFILED

Video Record

0:00 / 44:46

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

Speaker numbers apply only to this recording.

Speaker 1

1:45

Staying informed just got easier.

1:47

Now you can watch live and on-demand Washoe County meetings and content on Roku, Fire TV, and Apple TV, right from your home on your schedule.

1:59

As more people cut the cord and move away from cable, these new options provide a more flexible and accessible way to stay connected with your county.

2:10

Finding the channel is easy.

2:12

Just open your Roku, Fire TV, or Apple TV, search for Washoe County, download the app, and start watching live meetings, community updates, and more on demand.

2:23

Accessibility matters.

2:27

Simply enable it in your device settings for a more inclusive and easy to follow experience.

2:34

Stay informed, stay engaged.

2:36

Watch Washoe County your way.

2:38

Now available on Roku, Fire TV, and Apple TV.

Speaker 2

4:08

Present.

Unassigned speaker

5:00

Members are reminded that if with respect to any matter or 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 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, then you must disclose that gift loan interest commitment or prior representation at the time the matter is being considered.

Speaker 3

5:26

Further, please remember to abstain from deliberation or voting on a matter.

5:30

If it is clear from that gift loan interest commitment or prior representation would materially affect the independence of judgment of a reasonable person.

5:38

Um as a reminder, if you had any contact outside the meeting with any persons interested in a matter coming before the board today, you should disclose the nature of that contact at this meeting.

Speaker 2

5:50

Thank you.

5:51

And uh Mr.

5:52

Lloyd, the appeal procedure, please.

Speaker 4

5:54

Most decisions rendered by the Board of Adjustment are appealable to the Board of County Commissioners.

5:58

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 is is appealed and uh is reduced to writing.

Unassigned speaker

6:10

Uh

Speaker 4

6:10

filed with the Secretary of the Board of Adjustment.

6:12

Mailed to the original applicant in the proceeding be an appealed in accordance with Washoe County Code.

6:17

Please call the planning staff immediately at 775-328-6100 for information on the appeal procedure and the application fee.

Speaker 2

6:26

Okay, thank

Unassigned speaker

6:27

you.

Unassigned speaker

6:28

Uh

Speaker 2

6:28

do we have any public comment?

Unassigned speaker

6:31

Okay.

Speaker 5

6:32

We have a public comment.

6:34

Go ahead.

6:36

Okay, state your first last day for the one.

Unassigned speaker

6:41

My name is

Speaker 6

6:42

Chris Swanson.

6:42

Oh, we're up.

6:43

Good.

Unassigned speaker

6:44

Uh,

Speaker 6

6:44

I've got a prepared statement, just keep it simple.

6:46

At the end of August, Trevor Lloyd indicated to me that my director's modification to exempt the parking lot paving requirement would be denied.

6:53

Related

Unassigned speaker

6:54

my business.

Speaker 6

6:55

Oh coming and going.

6:59

Related to my business license application for a store at 395 Main Street in Gurlock, which I'd been working on for some months.

7:06

He told me that the requirement to pave the parking lot was not negotiable and is an automatic denial.

7:11

After consulting with counsel, it was determined that the provision on the appeal of the denial of application requiring the denial to be in writing was not compliant with the law, NRS 278.310, which does not require the denial to be in writing.

7:24

This is why I then submitted my appeal to this body on September 11th.

7:28

I submitted the appeal to Trevor Lloyd and also left copies for Kate Thomas and Eric Crump.

7:32

Kate Thomas acknowledged receipt, but Eric did not.

7:35

I don't know whether Trevor gave it to Eric or not.

7:37

Uh, but furthermore, since a verbal denier of denial of the director's modification, I have repeatedly requested a list of planning requirements so that I can address them and move forward with my application process.

7:48

Uh haven't gotten that yet.

7:50

Um time is of the essence and all these matters.

7:52

I believe that I've been advised that this matters in regards to waiving the parking payment requirements should have been placed on today's agenda, but it wasn't.

7:59

I wish to proceed as expediently as possible.

8:02

I'm still waiting on the list of requirements so that I may address them individually as quickly as possible and move forward with my application.

8:08

In the future, I will be submitting all uh and any appeals directly to this body instead of to

Speaker 7

8:14

whoever I've got the issue with.

Speaker 6

8:16

Um, I also included my application.

8:18

I assume none of you have seen it for um for appeal.

8:22

We've got four copies over there for the four of you who are here.

Discussion Breakdown — Share of Meeting

Engineering And Infrastructure██████████████████████████████30%

Land Use and Development████████████████████████████28%

Procedural████████████████████20%

Public Engagement██████████████████18%

Public Comment██2%

Wildlife Conservation██2%

Summary of Proceedings

Washoe County Board of Adjustment Meeting – October 1, 2026

The Washoe County Board of Adjustment convened at 9:30 AM on October 1, 2026, and adjourned at 2:10 PM. The board heard one public comment and approved three agenda items: a special use permit for a landscape business with an on-site dwelling, an extension of time for a wall variance, and a variance for a carport encroaching into a front yard setback. All votes were unanimous.

Public Comments & Testimony

Chris Swanson (Gerlach business owner) stated that his request for a director’s modification to waive the parking lot paving requirement for his store at 395 Main Street in Gerlach was verbally denied by Trevor Lloyd. He submitted an appeal on September 11, 2026, but the matter was not placed on the current agenda. He expressed frustration about not receiving a list of planning requirements to move forward with his business license application. He requested expedited handling and indicated he would submit future appeals directly to the Board of Adjustment.

Discussion Items

Item 8A – WSUP 26-0016 (715 U.S. Highway 395 South): Special Use Permit for a Construction Sales and Services Use with an On-Site Dwelling Unit
- Proposed by Fermín Muñoz Acuña for a landscape business. The 0.72-acre site is zoned General Commercial. The project includes a 2,790-square-foot building with a workshop (1,500 sq ft), office (645 sq ft), and a one-bedroom dwelling unit (645 sq ft) above the office. The dwelling is for the applicant’s personal use. Staff noted all required findings were met, 20 agencies were noticed with three providing conditions, and no public comments were received. Board member Peter disclosed that the applicant is his landscape contractor but stated it would not affect his judgment. The board discussed the concept positively. A motion to approve with conditions (Exhibit A) carried unanimously.
Item 8B – WAC26-0013 (515 Rhodes Road): Amendment of Conditions for Wall Variance
- Requested by Curtis and Judith Coulter. The variance originally approved on February 5, 2026 (and affirmed by the Board of County Commissioners on April 28, 2026) allowed a 15-foot-8-inch-high wall on the eastern property line. A condition required obtaining a building permit within 120 days (by August 6, 2026), which was not met due to delays in securing an engineering firm. The applicant requested either a 180-day extension (Option 1) or a 120-day extension with permit issuance upon county review (Option 2). Staff supported the request. The applicant’s representative noted that the building permit application had been submitted and requested Option 2 to protect the variance. After discussion, the board approved Option 2, which extends the submission deadline to 240 days from the original variance approval. Motion carried unanimously.
Item 8C – WP VAR 26-004 (759 Geraldine Drive, Incline Village): Variance for Carport in Front Yard Setback
- Requested by Justin Bilicki and Brittany Lindell-Bilicki. The property has a 15-foot front yard setback; the proposed carport would extend 12 feet into it, leaving 3 feet. The parcel is constrained by steep slopes, a stream environment zone, an open space easement, and a protected old-growth tree (30-inch diameter). The carport would cover an existing parking space and is elevated approximately 9 feet above the roadway, not affecting sight lines. Staff made all required findings and recommended approval. The applicant’s representative highlighted hazards from falling pine cones and ice. The board found the variance justified and approved with conditions (Exhibit A). Motion carried unanimously.

Key Outcomes

Item 8A: Motion to approve WSUP 26-0016 with conditions, all five findings made. Vote: unanimous ayes.
Item 8B: Motion to approve amendment of conditions (Option 2) for WAC26-0013 with conditions, all five findings made. Vote: unanimous ayes.
Item 8C: Motion to approve WP VAR 26-004 with conditions, all five findings made. Vote: unanimous ayes.
The board also approved the October 1, 2026 agenda and the September 3, 2026 draft minutes (with a minor spelling correction). No future agenda items or training updates were finalized; board training will be scheduled later in the year.

Meeting Transcript

Staying informed just got easier. Now you can watch live and on-demand Washoe County meetings and content on Roku, Fire TV, and Apple TV, right from your home on your schedule. As more people cut the cord and move away from cable, these new options provide a more flexible and accessible way to stay connected with your county. Finding the channel is easy. Just open your Roku, Fire TV, or Apple TV, search for Washoe County, download the app, and start watching live meetings, community updates, and more on demand. Accessibility matters. Simply enable it in your device settings for a more inclusive and easy to follow experience. Stay informed, stay engaged. Watch Washoe County your way. Now available on Roku, Fire TV, and Apple TV. Present. Members are reminded that if with respect to any matter or 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 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, then you must disclose that gift loan interest commitment or prior representation at the time the matter is being considered. Further, please remember to abstain from deliberation or voting on a 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. Um as a reminder, if you had any contact outside the meeting with any persons interested in a matter coming before the board today, you should disclose the nature of that contact at this meeting. Thank you. And uh Mr. Lloyd, the appeal procedure, please. 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 agreed person or party, you may appeal in writing within 10 calendar days from the date that the decision is is appealed and uh is reduced to writing. Uh filed with the Secretary of the Board of Adjustment. Mailed to the original applicant in the proceeding be an 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. Okay, thank you. Uh do we have any public comment? Okay. We have a public comment. Go ahead. Okay, state your first last day for the one. My name is Chris Swanson. Oh, we're up. Good. Uh, I've got a prepared statement, just keep it simple. At the end of August, Trevor Lloyd indicated to me that my director's modification to exempt the parking lot paving requirement would be denied. Related my business. Oh coming and going. Related to my business license application for a store at 395 Main Street in Gurlock, which I'd been working on for some months. He told me that the requirement to pave the parking lot was not negotiable and is an automatic denial. After consulting with counsel, it was determined that the provision on the appeal of the denial of application requiring the denial to be in writing was not compliant with the law, NRS 278.310, which does not require the denial to be in writing. This is why I then submitted my appeal to this body on September 11th. I submitted the appeal to Trevor Lloyd and also left copies for Kate Thomas and Eric Crump. Kate Thomas acknowledged receipt, but Eric did not. I don't know whether Trevor gave it to Eric or not. Uh, but furthermore, since a verbal denier of denial of the director's modification, I have repeatedly requested a list of planning requirements so that I can address them and move forward with my application process.

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