Storey County planning commission approves special-use permit for outdoor storage in Virginia City

The Storey County Planning Commission on July 17 approved Special Use Permit 2025-038 to allow outdoor storage of building materials, vehicles, trailers and heavy equipment at a property in the commercial-residential zone of Virginia City.

Planning staff recommended approval with conditions intended to limit impacts on neighboring properties, and commissioners approved the permit after hearing public comment and adding emphasis on dust control. Planning Commissioner Starrett moved for approval; Commissioner Lee seconded. The motion passed with one opposed vote from Commissioner Carlos.

The property identified in the staff report is in the Silver Star neighborhood of the Virginia City Planning Area and was described in the packet as 6556 Mile Canyon Road (APN 001-311-02). Kathy, a Storey County planning staff member, told the commission the site already contains a mini-storage building and a garage structure and that the special-use permit is required for the addition of outdoor storage.

Kathy said staff recommended several conditions to reduce neighborhood impacts: opaque fencing or other screening around the outdoor storage area, track‑out controls to prevent sediment from being carried onto public streets, compliance with county noise and lighting standards, regular business licensing, and maintenance of dust control measures. She also said county staff asked Public Works to review an existing culvert on 6 Mile Canyon because two newer driveways cross roadside drainage channels and may need corrective work.

A nearby resident, Chris Rokison of 500 Mill Street, opposed the proposal during public comment. Rokison said he and neighbors have experienced increased dust and noise from activity at the site and said the property is being used as a storage yard rather than for active operations. “We’re really opposed to this motion and everything that they are proposing,” Rokison said, and he urged the commission to consider mitigation or denial.

Commissioners asked staff to clarify the scope of permitted materials and vehicles. Kathy said the permit would be limited to vehicles and materials associated with the business license on the site — in this case, earthwork, hauling and excavation activities — and would not authorize unrelated long‑term bulk storage (for example, a third party storing bricks not connected to the business). She also said the special-use permit includes a standard 24‑month activation window: applicants must activate the permit within two years of final approval or return for further action.

During deliberations, a commissioner proposed adding clearer dust‑control language. Kathy read the recommended condition (condition n): “The applicant shall manage dust control on the property to avoid air quality concerns to the greatest extent possible. This may include covering material piles or watering material or unpaved areas so material does not become airborne.” The commission approved the permit with that condition in place.

Kathy also told the commission that an earlier staff condition related to demonstrating surface‑right documentation (condition f) has been met; the applicant provided documentation to the assessor and the county said the condition can be removed or retained to reflect that it was satisfied.

The decision is limited to the special‑use permit and the conditions the commission adopted; no code amendments or changes to the county master plan were made at the meeting. The commission did not adopt numeric limits on vehicle counts in the approved language; instead, the permit’s scope is tied to what is authorized under the site’s business license and to an as‑built site plan showing the fenced storage area.

Votes at the meeting were taken by voice. Planning Commissioner Starrett moved to approve; Commissioner Lee seconded. The motion carried (ayes have it) with Commissioner Carlos recorded in opposition.