Washoe County board approves amended conditions for Team Yarte commercial stable with 18-month paving deadline

The Washoe County Board of Adjustment on Sept. 15 approved an amendment of conditions to special use permit WSUP23-0034 for a commercial stable operated by Daniel and Catherine Yarte at 23950 Fetlock Drive, allowing the business to continue operating without relocating into a commercial structure and giving the applicants 18 months to complete required paving and other outstanding conditions.

The board’s action followed a presentation by Washoe County planner Tim Evans and remarks by applicants Daniel Yarte and Catherine Yarte. Evans told the board the amendment request (case WAC25-0015) would: vary the requirement that the commercial stable operate out of a commercial structure; remove the requirement for a permanent commercial septic system and permanent bathroom; reduce the number of allowed auditors at horsemanship events from 40 to 25; and extend the deadline to complete the special use permit conditions by a specified period. The staff report originally contained a typographical error on the extension date, which staff corrected during the hearing.

The amendment was requested to allow time to coordinate approvals — particularly with Northern Nevada Public Health — and to complete paving tied to the business license. "The priority has been coming to an agreement with Northern Nevada Public Health on the bathroom issue," Catherine Yarte said, adding that the pair had upgraded to a professionally maintained ADA-compliant bathroom in May 2025 and that several conditions had already been met.

Tim Evans said the subject property had been noticed to 39 parcels, one reviewing agency submitted comments that staff incorporated into Exhibit A of the report, and staff was able to make the required findings. Evans also noted the original special use permit issued in 2023 allowed boarding and training of up to 14 horses, riding lessons and horsemanship events under the county code provisions cited in the staff report.

At the hearing, the applicants described operational details and past compliance: Daniel Yarte described Team Yarte as a horsemanship business established in 2016 that offers training and clinics; Catherine Yarte said the business has a public water system determination from November 2023 and that manure management and other conditions had been completed in late 2023. She also said Washoe County Animal Services and county fire staff had reviewed the property and raised no concerns; she referenced a water rights permit (Permit 93279) and said she had spoken with Chief Dale Way about inspections.

Board members asked questions about what was meant by "auditors." Catherine Yarte explained auditors are non-riding attendees who observe clinics and demonstrations; the businesses typically limit clinics to about 15 riders per day and schedule participant arrival times. The board clarified paving requirements: Tim Evans said two paved spaces were required to meet accessibility requirements and four total parking spaces were required under the staff report.

Several board members expressed differing views on the length of the extension. Some members said paving can be costly and site preparation may require more time; others said the scope — two paved spaces — should be accomplishable sooner. After discussion the board amended the applicants’ requested three-year extension to an 18-month extension. Rob (board member) moved to approve the amendment with an 18-month deadline; Leo Harishni seconded. The motion passed.

The board’s formal action approved amendment of conditions case WAC25-0015 (special use permit WSUP23-0034) for Daniel and Kathy (Catherine) Yarte with the conditions in Exhibit A and an 18-month period to complete paving and outstanding items. The board also moved to vary the Washoe County development code standard cited in the motion so the commercial stable would not be required to operate from a commercial structure for this property. The motion set the amended compliance deadline as 18 months from Sept. 15, 2025 (approximately March 15, 2027).

The board heard no public comment on this item. With this action, the board closed the public hearing and moved on to other items on the agenda.