[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6511840,"mediaKeyId","5131933-e5326516a054467ddc77d711ef4c734b","parentId",5131933,"title","Board approves special‑use permit for BlackRock Rentals and Storage in Empire with art‑based screening and one‑year buildout requirement","audioSeconds",4532,"startMs",3664000,"endMs",8196000,"viewUrl","/Search/View?dp=1&key=5131933-e5326516a054467ddc77d711ef4c734b&start=3664&end=8196","thumbnailUrl","https://assets.pipeline.soar.com/5131933-e5326516a054467ddc77d711ef4c734b/thumbnail_3664000.jpg","articleUrl","/articles/6511840/Washoe-County/Nevada/Board-approves-specialuse-permit-for-BlackRock-Rentals-and-Storage-in-Empire-with-artbased-screening-and-oneyear-buildout-requirement","mediaUrl","https://secure.pipeline.soar.com/6511840-d35c539134782855d1037217bf05cbf9/orig.mp4?Expires=1770431530&Signature=RyebV1oSLfJWU-5yA~SY5PE8a-k1wbrRhVD5hmxSQkn6LVffxZKlkd6gY4xBWJahMb0UqPBN-YErJqsJQBAu-eFvfoIFlVOUT8dchRoqR-WAs4uTZG3yzzP5FR9Ur573b0k4j72iTA3~JdIg3fufWZ1fQPPTDPd5Ru-zXCq7j8rOixt2jmYSyyNho31ug~sP0jlmTEIhqHIIMLF7JU4JgbbdHwcBM~obU8q81ZNZxCKYKY9daPvZie4yZXqryzc6jfsKfToi29E20PFSi6s54Qb6COzsFLQ-Q178DlI6JI2RYMYyfr5sk~3EhG7AWTg3OKyiKAzbxs9axhFCuXSYwg__&Key-Pair-Id=KUT5TJCACFTXG","author","Washoe County, NV","date","2025-07-04T10:57:43Z","article","The Washoe County Board of Adjustment on July 3 approved a special‑use permit (WSUP25‑0010) for BlackRock Rentals and Storage, allowing storage of operable vehicles, construction sales and services, and equipment repair and sales on a roughly 5‑acre property adjacent to State Route 447 in Empire, Nevada. The board’s approval includes conditions that require an art‑based screening plan along the highway frontage and gives the applicant a limited period to complete the artwork.

Senior planner Eric Young told the board the property is in the High Desert planning area, zoned General Commercial, and fronts a 200‑foot right of way along SR‑447. Staff and the applicant said traditional landscaping and berm options are impractical: there is no commercial water or community sewer available on the site, species selection and maintenance are difficult in the high‑desert environment, and wind and sun make landscape screens and chain‑link with slats unreliable. Young said the proposed alternative — painted cargo containers and other artistic elements such as art cars and murals — would provide a durable, locally appropriate screen and contribute to the “sense of place” language in the High Desert area plan. Staff proposed a condition allowing temporary earth‑tone painted containers for up to one year while permanent murals are commissioned.

Applicant representatives and the property owner described an incremental approach. Dave Snellgrove, planning manager with Bowman Consulting, said the site has been cleaned up and the plan includes orderly drive aisles, multiple access points and a small office structure to meet the county’s requirement that a primary use exist on the parcel. Owner Keith DeForest said the business supports seasonal events (including Burning Man) and year‑round local needs; he said the business stores customers’ trailers, RVs and art vehicles and rents dumpsters and equipment. DeForest and neighbors said continued operation through the Burning Man season is economically critical and that the community supports the proposed screening and cleanup.

Public comment from Gerlach and Empire residents was uniformly supportive, and staff reported one additional public comment in the staff packet. Agencies reviewed the proposal; staff recommended approval with conditions and suggested a one‑year timeline for full mural completion, during which painted but non‑mural containers would be acceptable to avoid forcing interruption of seasonal operations. The conditions require orderly placement of stored materials, compliance with fire and access requirements, and that the screening be completed within the agreed period; the county indicated business license renewal would be withheld until the site conforms with the approved screening plan.

Board member Peter Gushon moved to approve the SUP with conditions (including the slide‑16 condition providing a time frame to complete murals); Leo Harishni seconded. The board voted to approve the special‑use permit. The motion and conditions as recorded direct staff to monitor compliance and to use the business‑license renewal process as an enforcement mechanism if the screening is not completed within the required period.

The decision permits the owner to continue and regularize the existing storage and rental operations while the applicant completes the approved screening and other conditions. Staff noted several conditions in the packet addressing fire water, septic, access approvals from NDOT and other agencies; the applicant said two 3,000‑gallon tanks and an existing septic system are part of the plan to meet health and fire needs.","mediaType","Video","parentTitle","Board of Adjustment | July 3, 2025","oneSentenceSummary","The Washoe County Board of Adjustment on July 3 approved a special‑use permit allowing outdoor storage, equipment rental, and repair at a roughly 5‑acre site in Empire, Nevada, contingent on conditions including an approved art‑based screening plan and a one‑year timeline to install murals or equivalent screening.","taxTitle","Washoe County, Nevada","taxId",2669,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6511844,"Board grants front‑yard setback variance for Tahoe area garage; staff cites steep topography and traffic safety",827,3039000,3866000,"/Search/View?dp=1&key=5131933-e5326516a054467ddc77d711ef4c734b&start=3039&end=3866","https://assets.pipeline.soar.com/5131933-e5326516a054467ddc77d711ef4c734b/thumbnail_3039000.jpg","/articles/6511844/Washoe-County/Nevada/Board-grants-frontyard-setback-variance-for-Tahoe-area-garage-staff-cites-steep-topography-and-traffic-safety","https://secure.pipeline.soar.com/6511844-30381a392975045fb897cbc06f97f041/orig.mp4?Expires=1770431530&Signature=KBPF4M88Zs7Q7xJ19fTjx9rhCppnHsd0VzBo4Bj4Vg5qzmdCbuiOAGrz1Eu5pp2X7VfjXuJdYivoucEM-rA6FNU5JPjq9PlzfNN~1Y7~F1WEtVnIyS-j8XYpa10o~mFoKIqCSb0xDiyWCQ9nJsZdMOfCZmatnJSOBetBWkA9BQDoKAgels9M9hCkXAYGxslBmx7DEv4Y6ls-ORM6w-fIyWbWuNAySPdYrl4l3ZciJHf9hhDEmc~eInUotinHwOhnBmi1aNXXk9ybqZf2Nq7pcDxarCcCm40ElB0W3tDq9EoOMguTcc6uPvXN6d82gd73QS4rsAg1GwRwIl3SMydWgQ__&Key-Pair-Id=KUT5TJCACFTXG","The Washoe County Board of Adjustment on July 3 approved a variance reducing the front‑yard setback from 30 feet to 14 feet for a property near State Route 28 so the owner may construct a detached two‑car garage with living space below and bring part of the existing residence into conformance.

Senior planner Julie Olander presented the request and said staff was able to make the required variance findings largely on the basis of exceptional topography. Olander described the parcel as approximately 140 feet wide and said the front portion of the lot has slopes near 20 percent, which limits where a garage can be sited and creates safety concerns for vehicles that otherwise would need to park along the state highway. The proposed garage would provide enclosed parking and a covered stairwell, and would also move portions of the residence into conformance with setback requirements.

Applicant Elise Fett said the new garage aligns with the existing house profile and historic placement on the site; she told the board the proposal “blends in with the alignment of the existing house, which has been there for over 60 years.” Olander said 58 parcels were noticed and staff had not received significant neighborhood opposition or calls.

Board members discussed an outstanding procedural question about whether work in the Tahoe area required a separate special‑use permit. Planning staff said the Tahoe Regional Planning Agency (TRPA) or regional Tahoe permitting could still be required; staff also said Washoe County is pursuing an amendment to the Tahoe area plan that could remove some special‑use permit requirements, with a tentative completion in early fall. Board members indicated that the variance decision could proceed while the applicant pursues any required TRPA review.

The motion to approve variance case WPVAR25‑0003 for the Lisonbee Hayden Family Trust was made by member Leo Harishni and seconded by Pat Caldwell. The board voted to approve the variance.

The decision allows construction of the detached garage with the lower‑level living space and is subject to the conditions in the staff report. Planning staff noted the applicant must still obtain any required Tahoe‑area approvals, building permits and comply with standard engineering and TRPA requirements prior to construction.","The Washoe County Board of Adjustment voted July 3 to allow a front yard setback reduction from 30 to 14 feet so the Lisonbee Hayden Family Trust can build a two‑car detached garage with living space below; staff said the steep front‑lot slope and traffic access on State Route 28 supported the finding of hardship.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6511849,"Board of Adjustment approves 7‑foot fence for Prestwick Circle property after resident cites recurring coyote den",2300,730000,3030000,"/Search/View?dp=1&key=5131933-e5326516a054467ddc77d711ef4c734b&start=730&end=3030","https://assets.pipeline.soar.com/5131933-e5326516a054467ddc77d711ef4c734b/thumbnail_730000.jpg","/articles/6511849/Washoe-County/Nevada/Board-of-Adjustment-approves-7foot-fence-for-Prestwick-Circle-property-after-resident-cites-recurring-coyote-den","https://secure.pipeline.soar.com/6511849-afa5488ebeab5250b22fb266eca6f6ae/orig.mp4?Expires=1770431530&Signature=QINDCl0L5Lbs5noSGi5fO-J9KxFeuN35rseY9-PEGIepKR-SbGE5gteQEKifD3BHpC~JsMXGrf~48SG~TE-YlRv0xYFKy8I2Y2Rxr~1gtVVUiA3EXsGTTdoVd3EipIAxGS5Tug4QCk4nKm5Ct1Kp94-~3RNAGON3UdqtS0ViKnWmDuOJpKRynbC7DkuEcJUUXWs~74p2pWiI3dDxbQNsfEPrMcG2Y5N3WnRQFBnhGHpdn5JQg0fefv2oBe5xVuPIz2SjPgEfYhQbmtWkC2E48VZzL2RVqWrofYpOYJjUnVPodlhOI68bgCuxxB90O-eEGVBtxaL7cpCfn8EtTbJaSg__&Key-Pair-Id=KUT5TJCACFTXG","The Washoe County Board of Adjustment on July 3 approved a variance to raise the side and rear fence height from 6 feet to 7 feet at 6850 Prestwick Circle, citing resident safety concerns after multiple attempts to remove a coyote den failed.

Planner Tim Evans told the board staff could not make all of the required findings and had recommended denial. Evans said the parcel is rectangular, about 0.538 acres, meets minimum lot‑width standards for the medium‑density suburban (MDS) zone, and has only a slight slope — factors that do not by themselves demonstrate the statutory hardships for a variance. Evans also reported that the Nevada Department of Wildlife (NDOW) told staff that “a 7‑foot fence should keep a coyote out, but they are pretty agile, and it wouldn't surprise [NDOW] if one ended up actually jumping a 7‑foot fence,” a comment the planner said had been provided to the board as part of agency review.

The applicant and her representative argued the site presents an extraordinary and exceptional situation. Dave Snellgrove, planning manager with Bowman Consulting Group, said the property backs to an equestrian easement — an open 20‑foot corridor used historically for horse access — that provides unimpeded access into the yard and that a coyote had established a den under the rear deck. Snellgrove said the owner installed 17 motion‑sensor cameras, hired a professional trapper and tried deterrents for about two months; the trapper and other wildlife professionals recommended a 7‑ to 8‑foot fence because other measures had failed. Applicant Erin Ellis said, “I just wanna keep my pet safe,” and described frequent coyote presence and concern for her small dog.

Staff noticed 55 parcels and received five public comments; staff reported four of those comments were in favor (two were from the same person after an initial opposed comment). Despite the staff recommendation to deny, several board members said the location and surrounding conditions justified finding an extraordinary situation. Board members discussed nonfencing measures such as coyote rollers as additional deterrents but ultimately approved the variance.

The motion to approve variance case WPVAR25‑0002 was made by Board member Peter Gushon and seconded by Chair Rob Pierce. The board voted to approve the variance; the motion passed.

The decision grants the homeowner permission to construct a 7‑foot fence along side and rear property lines. The board discussion included caution about precedent but noted the application presented neighbor support and documentation of repeated wildlife intrusion. No additional conditions were recorded on the motion. The county planning staff and the applicant may proceed consistent with the written decision and any permitting requirements.

Because NDOW noted a 7‑foot fence may not be an absolute deterrent, board members and the applicant discussed adding mechanical deterrents (for example, roll‑bar devices) if coyotes continued to access the yard after the fence is installed.","The Washoe County Board of Adjustment on July 3 approved a variance allowing a homeowner to raise side and rear fence height from 6 to 7 feet at 6850 Prestwick Circle after the applicant said a coyote had repeatedly denned on the property and nonlethal removal attempts failed.","actionData","errors"]

Article not found

Board approves special‑use permit for BlackRock Rentals and Storage in Empire with art‑based screening and one‑year buildout requirement

Board grants front‑yard setback variance for Tahoe area garage; staff cites steep topography and traffic safety

Board of Adjustment approves 7‑foot fence for Prestwick Circle property after resident cites recurring coyote den