STOREY COUNTY PLANNING COMMISSION

MEETING MINUTES

CHAIRPERSON: Alexia Sober VICE-CHAIRPERSON: Lee Sterrett

COMMISSIONERS: Denise Victorine, Carlos Negrete, Jim Umbach, Kristen Brown, Rachel Holderread

Call to Order: The meeting was called to order by the Chairman at 6:13 P.M., due to technical difficulties.

Roll Call: Jim Umbach, Lee Sterrett, Carlos Negrete, Denise Victorine, Alexia Sober, Rachel Holderread, Kristen Brown. Absent: None Also Present: Planning Manager Kathy Canfield, Austin Osborne, County Commissioner Jay Carmona and Chief Deputy District Attorney Brian Brown.

Pledge of Allegiance: The Chairman led the Pledge of Allegiance.

Public Comment (No Action): Public comment is welcomed at the beginning and end of each meeting. These comments should be limited to matters not already on today’s calendar agenda. Public comment is again welcomed after each item on the agenda, & those comments should be limited to the agendized topic. Public comment is limited to 3 minutes per individual. Michael Brandon, resident of Virginia City, commented that installing more crosswalks in town would help slow down the speed of traffic.

Discussion/For Possible Action: Approval of Agenda for June 5, 2025. Motion: Approval of Agenda for June 5, 2025, Action: Approve, Moved by Commissioner Umbach, Seconded by Commissioner Sterrett, Vote: Motion carried by unanimous vote (summary: Aye=7). No Public Comment.

Presentation: Carson Water Subconservancy District presentation of their updated Carson River Floodplain Management Plan. See power point presentation added at the end of Minutes document.

Discussion/For Possible Action: Road Abandonment File 2025-015, a request by the applicant to abandon a portion of G Street, H Street and Sutton Street rights-of-way located between Mill Street and Sutton Street in Virginia City, Storey County, Nevada. The rights-of-way to be abandoned will be consolidated into the adjacent parcels of land owned by the applicant and easements will be reserved for utilities. The rights-of-way to be abandoned are adjacent to APNS 001-154-03, 001-158-01 and 001-192-01, Virginia City, Storey County, Nevada. Planning Manager Canfield summarized the request that was continued from the May 5th meeting and provided a few historical maps that were found which included the area related to the abandonment request. The proposed abandonment is an area of platted street rights-of-way located east of the Silverland Inn in Virginia City, Nevada. These areas are not developed as streets or through-ways but have in the past been used as a special events area. The site has been leveled at the center and an arena area was utilized by Storey County and others for community events. Storey County has moved most of the special events that took place at this location to the Fairgrounds area and this site has been vacated. Based on past air photos, this arena area existed at the site prior to 1985. The applicants own the land surrounding these rights-of-way and would like to consolidate this area with the other parcels of land they own. By abandoning these areas and consolidating the abandoned area and adjacent parcels, the area becomes one larger parcel. This will allow for the applicant to propose future land uses and/or development without encroaching on public right-of-way. The areas proposed to be abandoned are located within the CR Commercial Residential zoning district as are the adjacent properties. The applicant owns all of the adjacent properties surrounding the proposed abandonment and the area has functioned as a special events arena in the past.

In the recent past, this area was used by Storey County as a special events area. Storey County utilized private property along with the street rights-of-way to host a variety of events. Those events have now moved to the Virginia City Fairgrounds. If approved, as a condition of approval, the applicant will be required to consolidate the abandoned area into the adjacent property. As part of that survey work for the consolidation, locations for some easements associated with access and utilities will be required. There is an existing access from Mill Street at H Street for a short distance that then travels east to the I Street right-of-way. As part of this abandonment, either an easement reserving public access at the intersection of Mill Street and H Street for the distance of the existing configuration be provided, or that area can be excluded from the proposed abandonment and remain public right-of-way. Either process will reserve the use of the access by the public. In addition to the access at H Street and Mill Street, there is also the need to identify existing utility right-of-way and right-of-way for a future waterline loop that would connect F, G and H Streets. The location of the Sutton Street right-of-way proposed abandonment area does not appear to be the appropriate location to reserve for a water line easement because of the grade change. As a proposed condition of approval, the applicant and the Storey County Public Works Department will coordinate to identify an appropriate location that allows for the water system to function appropriately while recognizing the development potential for the applicants’ property.

The area of the proposed abandonment has been graded significantly and appears to most likely have hosted mining spoil piles at some point in time. The area has been terraced with several levels to the overall area. Access to Mill Street from these areas of proposed road abandonment is unrealistic as there is a significant amount of earth material between the level ground and the roadway. There is an existing access at Mill Street and H Street, however, that access immediately heads east once off of Mill Street and continues to connect with the I Street alignment. Sutton Street is not developed in this area although there is an access that vehicles can maneuver from Union Street to I Street. This access does not follow the Sutton Street right-of-way very closely and the small portion of Sutton proposed to be abandoned has a significant grade difference making any access development or underground utility installation difficult. In addition, the Sutton Street access is approximately 8-feet wide and not suitable for the development of any type of vehicle access. The applicant Carol Maley was present at the meeting to answer questions. Planning Manager Canfield stated that Staff received one email of comment from a member of the public (ClaudeSendon). It was posted on the Storey County Planning web page and sent to commissioners.

Public Comment:

1. Michael Brandon, resident of Virginia City: Supports preserving historical rights of way and opposes the abandonment request. Suggested the proposed area could be utilized for multiple different public uses, ie: dog park or walking path. Concerned with how many acres and square feet of the easements will be abandoned.

2. Claude Sendon, resident of Northwest Virginia City, explained and expanded on his public comment he submitted to the Planning Department on April 29 and May 30, 2025. See emails below: 4-29-25: About 20 years ago they built a parking lot including part of Sutton Street between E and F Street, the only abandonment that I know. There was no need to do that. They could have kept Sutton Street in between the two properties and close it for events like they do now with other streets. The same can be done with this new proposed abandonment that is far larger than the one twenty years ago. It is my opinion that those streets are important to everyone. Let me give an example:

H St. is the only one in VC that starts on the south end of town near the old Chollar-Potosi mine, the Belcher, the Julia and other mines. Going North crosses the Fair Ground, Flowery St., Washington St., Taylor St., Union St., Sutton St., Mill St., Carson St., all the way to North St. Between Mill St. and Carson St. on the north side on H St. are the Playgrounds, Miner's Park, Civic Center, Public Library and the swimming pool among other things. H St. ends at North St. by the entrance to the cemetery, according to the map in the Court House. The only street in Virginia City that goes all the way from one end of town to the other besides C St.

In the 1870s the Consolidated mill was right there at both sides of H St. Even then the owner did not stop traffic, they built the structure at both sides permitting people and vehicles to circulate. Ten, twenty years from now, what future generations will say about us, the local residents, when they learn that we abandoned or privatized parts of the Virginia City Historic Landmark? The county may not have the need to use these streets right now, but that does not imply that in the future as the population in the area increases, those streets will be even more important. Thank you, Claude Sendon from Northwest Virginia City 35-30-25: If the proposed abandon of a portion of G Street, H Street, and Sutton Street rights of way between Mill Street and Sutton in Virginia City is approved, it will change the map of the Historic Virginia City Landmark forever. Several streets that are not developed at this time are been used by neighbors as private driveways, storage and even gardens. Sections of Streets like Union, Taylor, Flowery, Mill, North, E and others, have already been used by local residents. If the present request is approved, a precedent will be created that may justify neighbors of unpaved streets to make similar requests. It is my opinion that the streets of Virginia City should remain public for residents and visitors and not sold to private investors. Thank you, Claude Sendon, Northwest Virginia City Resident

3. Penny Kiechler, Resident of Virginia City: Opposes the abandonment request due to concerns of Storey County giving some of its property away, and the impact of a continuous parcel would have on the neighborhood.

4. Peter Lutz, Resident of Virginia City: Supported abandonment based on the fact that the subject parcel is a privately owned parcel that does not have any physical presence of rights-of-way.

Applicant comment: Carol Maley, owner of the Silverland Inn and Virginia City RV Park, provided a written document of her statement that she gave during the meeting: “Request for Support: Revitalizing the Silverland Inn for Community Benefit My name is Carol Maley, and I am one of the owners of the Silverland Inn, a family-owned business that we purchased in December 2023. Our family has proudly operated the Virginia City RV Park for the past eight years, and we see tremendous value in investing in the future of Virginia City—a place with a rich history that was once the wealthiest in the world. The Silverland Inn, now 18 years old, was struggling financially when we acquired it, with $12 million in debt. Despite the odds, we made the decision to invest in its revival, including the addition of a new bistro to attract both locals and visitors. Unfortunately, our efforts have not yet brought the hotel to financial stability; occupancy remains around 25% most of the time. Still, we believe the Silverland Inn is a critical asset to our community. It’s more than just a business—it’s a space with the potential to bring people together and revitalize the heart of Virginia City.

Our Vision: A Community Space for Events and Growth On March 4th, we received approval from the county commissioners to hold annual special events on the north side of our parking lot and in the area behind the hotel. Additionally, we currently host 43 event days a year through the Virginia City Tourism Commission (VCTC) calendar. While this is a great start, it is not enough to draw the volume of tourism needed to support our business or to uplift the broader business community in town. To help address this, we are seeking permission to level and safely develop the central portion of our property—which is currently bisected by G and H Streets. These are not active roadways, but rather old mining tailings piles left behind in the 1800s. Making them into usable streets would come at a significant cost to the county—with no clear benefit to the community. In contrast, allowing us to incorporate this space into our event and parking plans would provide meaningful, immediate value to Virginia City and its residents. We are asking the community to support our request for the formal abandonment of these portions of G and H Streets so that we may create a usable, level lot for additional events and much-needed parking. A Space for the Entire Community With this expanded space, we can host more events throughout the year—everything from movie nights and live music festivals to July 4th fireworks viewings, community picnics, and even corn hole and horseshoe competitions. Just as the county successfully transformed the old camel race arena, we envision creating a safe, welcoming space that benefits residents, businesses, and visitors alike. Importantly, we intend to preserve the larger mining tailings piles. These natural features are part of our unique landscape and also serve as excellent sound barriers for our neighbors.

A Call for Understanding and Support We hope the community will understand our vision and the reasons behind our request. By utilizing our property to its full potential, we can create a thriving destination that draws more visitors to Virginia City and strengthens our local economy. This isn’t just about saving a hotel—it’s about building a better future for all of us. Thank you for considering our proposal.”

Discussion between Planning Commissioners, Staff and the Public included several concerns and topics about

abandoning the Right of way in this area.

• Historic patterns of circulation and the effect of abandoning rights of way

• Historic platted map and impacts of creating one large parcel

• Access to Mill Street

• Emergency access

• Affect on surrounding property owners

• Private property owners benefiting economically from the abandonment

• History of the existing arena and its previous use as an event location

• Platted rights of way do not generally follow the 1865 map due to terrain

5• Future use and potential sale of the consolidated large property if abandonment is approved

• Importance of the history of Viginia City and the Comstock

• Economy allows for continued support of Virginia City and history of Virginia City, and the community

• Confirmed there was never any structures, and easements were always related to the mill site

• Interpretation from map is that there were never any streets previously

• Concerns with future uses, and time limit for future events. Planning Manager Canfield clarified that future uses of the property, will be reviewed at the time they are proposed, and are not a consideration of the abandonment request.

Motion: In accordance with the recommendation by staff, the Findings of Fact under section 3.A of the Staff Report as read into the record by County staff, and in compliance with all Conditions of Approval, I Lee Sterrett, hereby recommend approval to abandon a portion of G Street, H Street and Sutton Street rights-of-way located between Mill Street and Sutton Street in Virginia City, Storey County, Nevada. The rights-of-way to be abandoned will be consolidated into the adjacent parcels of land owned by the applicant and easements will be reserved for utilities. The rights-of-way to be abandoned are adjacent to APNS 001-154-03, 001-158-01 and 001-192-01., Action: Approve, Moved by Commissioner Sterrett, Seconded by Commissioner Negrete,

Planning Manager Canfield read the findings into the record.

(1) (2) (3) (4) (5) (6) This approval is to abandon a portion of G Street, H Street and Sutton Street rights-of-way located between Mill Street and Sutton Street in Virginia City, Storey County, Nevada. The rights-of-way to be abandoned will be consolidated into the adjacent parcels of land owned by the applicant and easements will be reserved for utilities. The rights-of-way to be abandoned are adjacent to APNS 001-154-03, 001-158-01 and 001-192-01. The Abandonment complies with NRS 278.480 relating to Abandonment of a street or easement.

The Abandonment complies with all Federal, State, and County regulations pertaining to vacation or abandonment of streets or easements, including NRS 278.240. The Abandonment will not impose substantial adverse impacts or safety hazards on the abutting properties or the surrounding vicinity. The Abandonment will not cause the public to be materially injured by the proposed abandonment. The conditions of approval for the requested Abandonment do not conflict with the minimum requirements in Storey County Code Chapters 17.12.090, General Provisions – Access and Right-of-Ways, or any other Federal, State, or County regulations.

No additional public comment.

Vote: Motion carried by vote (summary: Aye=6, Nay=1, Kristen Brown).

69. Discussion/For Possible Action: Variance (File 2025-037), a request to allow for a reduced front yard setback to construct an addition to an existing residence. The property is located within the CR Commercial-Residential zoning district outside of the Downtown District in Virginia City. The variance request is to allow for an approximate 0-foot front yard setback from the property line for the proposed residence addition. The property is located at 321 South D Street, Virginia City, Storey County, Nevada, Assessor’s Parcel Number (APN) 001-131-27.

Planning Manager Canfield summarized the request.

The applicant is proposing to construct an addition to an existing residence. The original residence was constructed prior to 1900, and the applicant is working with the Comstock Historic District to develop an appropriate design that meets the Comstock Historic District requirement. The applicant has proposed an addition that meets the needs of the existing residence footprint. Adding space to the south side of the existing residence makes the most sense for the construction and the layout of the house. Because of the existing residence location, the requirement to meet a 20-foot front yard setback is difficult. Ideally, the applicant would like the front of the addition to match with the frontage line of the existing residence as that aligns with the support for the foundation and the roof. This property consists of three parcels of land that were consolidated into one parcel. The property contains an existing residence that was construction prior to 1900, a shed and a detached garage that was constructed recently. It appears that the existing residence is located very close or into the right-of-way for D Street. As this is a situation that has existed for a significant amount of time, there is no remedy being requested to resolve any existing encroachment, however, the proposed addition will need to be located on the private property and not include any new encroachment into the right-of-way. Staff have met with the applicant onsite and have researched other recorded survey work in the general vicinity to try to determine the exact location of the D Street property line to confirm the addition will be located outside of the right-of-way. It appears from a 2002 survey that a small portion of the existing residence encroaches into the right-of-way, although it should be noted that the 2002 survey was not for this property in question and surrounding structures could appear to be provided for information only. The existing residence also appears to not be parallel to the property line.

There appears that there are most likely numerous encroachments into the D Street right-of-way in this area. The mapping states the D Street right-of-way is 60-feet in this area. In reviewing the site, staff measured the existing paved roadway area to be approximately 24-feet in width. As shown in the photographs above, there isn’t 60-feet of land between the developments on each side of D Street, however, this development has existed for quite some time and the resolution of such encroachments is a bigger issue not being addressed at this time. Staff is supportive of the proposed variance to allow for a 0-foot setback, however, if the variance is approved, documentation that the proposed addition will not be located within the D Street right-of-way will be necessary. A recommended condition of approval would be to have a surveyor mark the property line for D Street and demonstrate the proposed addition is located entirely on private property.

Discussion between Planning Commissioners, Staff and the Public included several concerns and topics about abandoning the Right of way in this area.

• Kristin Brown: concerned that approval will allow the addition to be flush with the front of the house, which does not meet the secretary of interior standards; personally won’t approve motion because of experience with building preservation and architectural history.

• What the current setback requirements are for the zoned area

• Fits in with the surrounding neighborhood

Applicant comment:

Peter Lutz: Owner of subject property. Original structure built in 1863. Proposed master addition on south end of structure. The porch, not the structure of the home, is where the discrepancy lies. No utilizes in the way, and not proposed to extend addition into the right-of-way. Maintains approval from Historical

Society for the proposed addition of residence.

Public comment: None

Motion: In accordance with the recommendation by staff, the Findings of Fact under section 3.A of the Staff Report as read into the record by County staff, and in compliance with all Conditions of Approval, I Lee Sterrett, hereby recommend approval to abandon a portion of G Street, H Street and Sutton Street rights-of-way located between Mill Street and Sutton Street in Virginia City, Storey County, Nevada. The rights-of-way to be abandoned will be consolidated into the adjacent parcels of land owned by the applicant and easements will be reserved for utilities. The rights-of-way to be abandoned are adjacent to APNS 001-154-03, 001-158-01 and 001-192-01, Action: Approve, Moved by Commissioner Umbach, Seconded by Commissioner Sterrett,

Planning Manager Canfield read the findings into the record.

(1) (2) (3) (4) (5) A variance (File 2025-037) to allow for a reduced front yard setback to construct an addition to an existing residence. The property is located within the CR Commercial-Residential zoning district outside of the Downtown District in Virginia City. The variance request is to allow for an approximate 0-foot front yard setback from the property line for the proposed residence addition. The property is located at 321 South D Street, Virginia City, Storey County, Nevada,

Assessor’s Parcel Number (APN) 001-131-27

The subject property is located within CR Commercial-Residential zoning district outside the Downtown District in which single family residences are an allowed use. That because of special circumstances applicable to the subject property, including shape, size, topography or location of surroundings, the strict application of the zoning ordinance would deprive the subject property of privileges enjoyed by other properties in the vicinity or under identical zone classification. That the granting of the Variance is necessary for the preservation and enjoyment of substantial property rights of the applicant. That the granting of the Variance will not, under the circumstances of the particular case, adversely affect to a material degree the health or safety of persons residing or working in the 8(6) (7) (8) area of the subject property and will not be materially detrimental to the public welfare or materially injurious to property or improvements in the area of the subject property. The proposed Variance is in compliance with all Federal, Nevada State, and Storey County regulations.

The proposed Variance is in compliance with Storey County Code 17.03.140 Variances and 17.12

General Provisions and 17.30 CR Commercial-Residential Zone when all Conditions of Approval are met.

The proposed Variance is in compliance with and supports the goals, objectives and policies of the 2024 Storey County Master Plan.

No Public Comment

Vote: Motion carried by vote (summary: Aye=6, Nay=1, Kristen Brown).

10. Discussion/For Possible Action: Determination of next planning commission meeting.

Motion: Next planning commission meeting to be held on July 3, 2025 at 6:00 P.M. at the Storey County

Courthouse, District Courtroom, Action: Approve, Moved by Commissioner Sterrett, Seconded by Commissioner Umbach, Vote: Motion carried by unanimous vote (summary: Aye=7).

No Public Comment

11. Correspondence (No Action) – None other than what was discussed in agenda item 7.

12. Public Comment (No Action) – None

13. Staff Report (No Action) – Planning Manager Canfield introduced Jessica Prager, Storey County’s new Planner II. Staff are happy to have her join our team. Canfield also mentioned the area drainage master plan in Gold Hill and Silver City area is moving forward.

County Manager Austin Osborne gave a brief update on some County projects.

• Infrastructure work for the Gold Hill Sewer System is being discussed as is the water line replacement from Virginia City to Silver City

• Explained the County nuisance and code enforcement program

14. Board Comments (No Action) – None

15. Adjournment (No Action) - The meeting was adjourned at 7:44 p.m.

Please visit http://www.youtube.com/@storeycountyclerk to view a video of the meeting.

To obtain a recording of the meeting please email planning@storeycounty.org or call the office at 775.847.1144

Respectfully Submitted, By Lyndi Renaud