The Washoe County Board of Adjustment on July 3 approved a variance reducing the front‑yard setback from 30 feet to 14 feet for a property near State Route 28 so the owner may construct a detached two‑car garage with living space below and bring part of the existing residence into conformance.

Senior planner Julie Olander presented the request and said staff was able to make the required variance findings largely on the basis of exceptional topography. Olander described the parcel as approximately 140 feet wide and said the front portion of the lot has slopes near 20 percent, which limits where a garage can be sited and creates safety concerns for vehicles that otherwise would need to park along the state highway. The proposed garage would provide enclosed parking and a covered stairwell, and would also move portions of the residence into conformance with setback requirements.

Applicant Elise Fett said the new garage aligns with the existing house profile and historic placement on the site; she told the board the proposal “blends in with the alignment of the existing house, which has been there for over 60 years.” Olander said 58 parcels were noticed and staff had not received significant neighborhood opposition or calls.

Board members discussed an outstanding procedural question about whether work in the Tahoe area required a separate special‑use permit. Planning staff said the Tahoe Regional Planning Agency (TRPA) or regional Tahoe permitting could still be required; staff also said Washoe County is pursuing an amendment to the Tahoe area plan that could remove some special‑use permit requirements, with a tentative completion in early fall. Board members indicated that the variance decision could proceed while the applicant pursues any required TRPA review.

The motion to approve variance case WPVAR25‑0003 for the Lisonbee Hayden Family Trust was made by member Leo Harishni and seconded by Pat Caldwell. The board voted to approve the variance.

The decision allows construction of the detached garage with the lower‑level living space and is subject to the conditions in the staff report. Planning staff noted the applicant must still obtain any required Tahoe‑area approvals, building permits and comply with standard engineering and TRPA requirements prior to construction.