1. Washoe County Board of Adjustment
WSUP (Star St. Farms Stables)
Washoe County Board of Adjustment
August 3, 2017

3. Background
The 9.58-acre subject site is located at the terminus of Cantlon Ln (dead end cul-de-sac).
A commercial stable has been operating at the site since June of 2001
Originally approved by Administrative Permit case number AP
This AP approval expired due to the failure to maintain a business license

4. Background
Under current code, the Commercial Stables use type now requires approval of a SUP (not an AP)
Owner needs approval of a new SUP to re-establish the use / obtain a business license
The original use permit allowed a maximum of 19 horses and prohibited special events
New SUP is requesting to board up to 34 horses and host small, members only, training clinics

5. Background
Current owners purchased the property and stable business in February 2016
Applicant has been operating a commercial stable business since 2004 (at different location)
All necessary infrastructure, utilities, and facilities already exist
No new construction is proposed.
Several other established commercial stables are operating in the vicinity (one abuts property)

6. Existing Site Conditions
The surrounding area is typified by large lot (+10-acre) residential uses with irrigated pasture
Entire perimeter of property is enclosed by electrified white vinyl 3 rail equestrian fencing
The property includes a legally permitted detached accessory dwelling (DAD) – used as a caretakers quarters
There is no signage advertising the business and no outdoor lighting is used

7. Existing Site Conditions
Existing facilities at the site include:
28,497 square foot stable and riding arena;
2,720 square foot barn/stable;
2,040 square foot barn/stable;
an open air riding arena;
a 68 foot diameter pole electric horse walker;
various fenced turn-out pasture areas with shelters;
training/rehabilitation areas; and,
a small office and meeting room with one bathroom

8. Existing Site Conditions

9. Existing Site Conditions

10. Site Plan
Parking
Riding Arena/Stables
DAD and Barn
Main Dwelling

11. Arena/Stable Floor Plan

12. Project Evaluation
Commercial stables use type is a commercial use that is allowed in certain residential regulatory zones
The use type is classified as Animal Sales and Services and is defined as follows:
Commercial Stables. Commercial stables refers to boarding or raising of three (3) or more horses, but excludes horses used primarily for agricultural operations which are classified under animal production. Typical uses include commercial stables, riding clubs and riding instruction facilities.

13. Project Evaluation Setbacks and zoning:
All existing structures comply with setbacks
HDR zoning and majority of adjacent zoning is also HDR

14. Project Evaluation
The main 28,497 square foot stable and riding arena currently contains 20 stables
The 2 additional, recently constructed barns will accommodate 8 boarding stalls each (for 16 total)
Total of 36 stalls exceeds the requested 34
Property also includes the owners personal horses
Number of personal horses present at any one time varies from between 4 to 10 horses (train and sell)
Condition of approval limiting commercial stalls to 34

15. Project Evaluation The facility will operate 7 days a week
Planned hours of operation:
9 a.m. to 7 p.m. during summer, spring and fall;
9 a.m. to 4:30 p.m. in the winter
The owners/operators live on site continually monitoring and operating the facility
No outdoor lighting will be used for operations
Signage is not proposed

16. Project Evaluation
In addition to the owner’s training activities and lessons, there will be 2 additional trainers
This training is conducted Monday through Friday
Owner offers periodic “training clinics” to small groups of members only (10 or less – COA)
Participants compare skills against one another
Clinics are not advertised competitions or special events open to large numbers of riders or the public

17. Project Evaluation Animal waste and welfare:
Manure professionally disposed of on weekly basis
Kept in an enclosed dumpster/manure control system that keeps flies and pests to a minimum
No prolonged contact with the ground / soil
Dust is mitigated by a watering truck, when necessary (also recently planted pasture grass
Operation is required to obtain and maintain in good standing an annual air quality permit
Commercial Animal Welfare permit required

18. Analysis – Access and Parking
Primary access to the site is provided by either Andrew Ln or Rhodes Rd. (narrow w/open ditch)
Cantlon R. stems from Rhodes Rd. and only provides access to 4 large parcels
Adequate parking exists on site, but is not paved, striped, or lighted
Applicant is requesting the Board vary code standards (no paving or landscaping – will stripe)
Handicapped parking/signage will be added (COA)

19. Analysis – Access and Parking

20. Analysis – Landscaping
Required landscaping plan not provided by applicant
No buffering elements exist (except fence)
Significant amount of existing vegetation and grass pasture scattered throughout the site
Applicant is requesting the Board vary landscaping standards/allow use of existing vegetative elements
Site is not visible from a public road and is very large
Applicant proposing to plant trees along perimeter fence spaced 20 feet (COA for north and east line)

21. Analysis – Water and Sewer
The property is served by a domestic ground water well and a 3,000 gallon septic system
The operation will require stand-alone ground water rights to support the commercial activities (COA)
Amount not yet determined (business license) – proof of held rights to be supplied by applicant
Health District comments regarding adequacy of septic system (NDEP) and water facilities received too late for inclusion as conditions; however,
Can be addressed during review of business license

22. Analysis – Fire and EMS
Fire requires compliance with the International Wildland Urban Interface Code (Chapter 60)
Riding arena has a fire sprinkler system
Property sheltered horses displaced during the Little Valley fire
Ample trailers and evacuation options in event of wildfire
EMS reviewed and had no comment based on lack of special events and size of training clinics

23. Reviewing Agencies Washoe County Community Services Department
Planning and Development Division
Engineering and Capital Projects Division, Land Development
Engineering and Capital Projects Division, Traffic
Water Management Planner Coordinator
Truckee Meadows Fire Protection District
Washoe County Health District
Emergency Medical Services Program
Environmental Health Services Division
Air Quality Management Division
Regional Animal Services
Regional Transportation Commission

24. Reviewing Agencies 4 of the 12 reviewing agencies provided comments
Engineering land development, traffic engineering, and RTC had no comment
Environmental Health comments received too late (address during business license approval) –
NDEP approval of septic (commercial use)
Number of employees and visitors – water system
Waste management plan
Conditions of Approval from each agency are attached as Exhibit A to the staff report

25. Citizen Advisory Board/Public Comment
The South Truckee Meadows/Washoe Valley Citizen Advisory Board (STM/WV CAB) voted unanimously to recommend approval of the project (July 13 mtg)
No significant discussion or concerns – CAB minutes attached as Exhibit E
Staff has received 2 public comments citing concerns about speeding on area roads (by clients going to and from the various stables in the vicinity) – more
Rhodes Rd. and Andrew Ln. are snow plow routes – speed bumps cannot be installed (Sheriff enforce)

26. Required Findings WCC Section 110.810.30, Special Use Permit Findings:
Consistency with Master Plan
Adequate Improvements
Site Suitability
Issuance Not Detrimental
Effect on Military Installation)

27. Required Findings
Staff analysis of required findings is provided in the staff report starting on page 15
Staff is able to make all of the required findings and is therefore recommending approval

28. Staff Recommendation
Those agencies which reviewed the application recommended conditions in support of approval of the project or provided no comments
Staff has not received any complaints about the previous operation of the facility and the use is compatible with other uses in the area
Therefore, after a thorough analysis and review, Special Use Permit Case Number WSUP is being recommended for approval with conditions.

29. Possible Motion
I move that, after giving reasoned consideration to the information contained in the staff report and information received during the public hearing, that the Washoe County Board of Adjustment approve Special Use Permit Case Number WSUP , with the Conditions of Approval included as Exhibit A for this matter, including the variance of landscaping and parking requirements as authorized by (e), for Star Street Farms Stables, having made all five findings in accordance with Washoe County Code Section :

30. Questions?
Board of Adjustment action will be effective 10 calendar days after the written decision is filed with the Secretary to the Board of Adjustment and mailed to the applicant, unless the action is appealed to the Washoe County Board of County Commissioners, in which case the outcome of the appeal shall be determined by the Washoe County Board of County Commissioners. Any appeal must be filed in writing with the Planning and Development Division within 10 calendar days after the written decision is signed by and filed with the Secretary to the Board of Adjustment, and mailed to the applicant.