The Washoe County Board of Adjustment voted unanimously Jan. 5 to approve special‑use permit WSUP25‑0020, clearing grading for a driveway that will traverse slopes of 30% or greater and a permanent berm taller than 4.5 feet at 449 Lakeshore in the Tahoe Crystal Bay planning area.

Joanie Britto, a Washoe County planner, told the board the applicant’s plan is identical to two previously approved permits from 2021 and 2023 that expired because of funding delays. Britto said the grading would permit construction of a driveway and single‑family residence, that the parcel is about 1.32 acres, and that NDOT and TRPA approvals and an NDOT encroachment/occupancy permit are required before work in the right‑of‑way can proceed. Britto said staff circulated the application to 24 agencies, received conditions from NDOT and county departments, and received five public comments opposing the project for safety, erosion and visual‑impact concerns.

Applicant Joshua Myers, speaking on Zoom, said previous NDOT and TRPA exhibits exist and that NDOT indicated it would reapprove the prior exhibits after minor updates. “Nothing is changing at all from the original submittal,” Myers said, adding his team has prepared turning‑radius exhibits for emergency vehicles. He told the board he expects grading to begin May 1 and to be finished in 2026.

Board members questioned whether the grading covers only the driveway or also the home pad and whether the driveway entrance will allow vehicles to turn without backing into Highway 28. Janelle Thomas, senior licensed engineer, said the county condition requires the driveway entrance be designed to accommodate turning movements so vehicles do not back into the highway and confirmed NDOT has jurisdiction over the State Route 28 right‑of‑way and will approve any encroachment, occupancy or traffic‑control plans.

Kathy Julian, speaking for the record, raised community concerns about nearby unfinished work on an adjacent parcel and asked whether the county or TRPA require bonding to guarantee cleanup if a project is abandoned. Thomas said the county does not require a specific grading bond for most projects under one acre of disturbance; she said grading permits must follow county grading rules and that questions about bonding or TRPA enforcement should be directed to TRPA.

With conditions listed in Exhibit A tied to required NDOT and TRPA approvals, board member Rob Pierce moved to approve the special‑use permit; Pat Caldwell seconded. The chair called for the voice vote and all present said “aye.” The board made the required findings under Washoe County code and approved WSUP25‑0020.

Next steps for the project include the applicant obtaining the NDOT encroachment and occupancy permits, any outstanding TRPA approvals, and final building and driveway plans showing the required turning movements before construction begins.