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Commission approves lot-line adjustment and variances for two Highway 50 parcels near Cave Rock
Summary
Douglas County Planning Commission approved major variance DP24-0025 to allow two variances tied to a boundary line adjustment between parcels at 1321 and 1323 Highway 50, maintaining an existing side-setback encroachment on Parcel 2 and reconfiguring parcel sizes; staff conditions apply.
The Douglas County Planning Commission approved major variance application DP24-0025, which included two variances tied to a boundary line adjustment for parcels at 1321 and 1323 Highway 50 in the Lincoln plan area near Cave Rock.
Assistant Planner Linda Doherty presented the staff report. The first variance would allow an existing encroachment on Parcel 2 to remain: the house, built in 1946, encroaches into the side setback by approximately 4 feet 8 inches to 4 feet 10 inches compared with the current 7-foot standard. The second variance would reallocate area between the two parcels so Parcel 1 would decrease from 6,304 square feet to 4,309 square feet and Parcel 2 would increase from 2,900 square feet to 4,986 square feet, producing two parcels of more similar size.
Phil Gillenfarr of Guillenfar Architecture represented the owners, identified in the packet as the Talibbi Family Trust (trustees: Ehsan Talibbi and Mozgan Talibbi). Gillenfarr described the intent to preserve a small existing carriage house on the northern (Parcel 2) lot while removing and rebuilding the residence on Parcel 1. He said the design would reuse an existing excavation and garage access off U.S. Highway 50, convert that garage area to serve as a level access point and place a vegetated (live) roof so the garage would be less visually intrusive from the highway.
Commissioners discussed noticing and recent litigation related to parcel numbering. Doherty told the commission that parcels immediately north and east are owned by Douglas County and the parcel to the south is owned by the State of Nevada; staff sent notices across Highway 50 and reported no written comments had been received. Commissioner Kirk asked about a September 2022 lawsuit included in the packet; County staff member AJ Ames said he was not involved in the litigation but that the court action appeared to have been a procedural step allowing the assessor to assign separate parcel numbers.
The commission opened public comment for the agenda item; no members of the public spoke. Commissioner Kirk moved to approve the variance application subject to the conditions in the staff report; Commissioner Laurie (last name not specified) seconded. The motion passed by unanimous voice vote among those present. Chair Maureen Casey noted Commissioner Bryce Klutz was absent.
Conditions and findings from the staff report are part of the approval; the commission emphasized that its review was limited to the variances requested and not to the details of any future construction plans, building height, or design beyond the scope of the variance findings.
