But then I'm not sure.

Wednesday, June twenty-fourth.

This is five PM.

And this is the Carson City Planning Commission meeting of the month of June.

Uh call the roll, please.

Chair Borders.

Present.

Vice Chair Crohn.

Commissioner Brooks.

Come share to Christopher.

Commissioner Peterson.

Commissioner Preston.

Commissioner Pizell.

A quorum is present.

Thank you.

Let's see.

Mr.

Peterson, will you lead us on the pledge, please?

Of the United States of America.

And to the Republic or the S.

Indivisible and Justice Falls.

The public is invited at this time to provide comments on any topic that relates to a matter over which this public body has supervision, control, jurisdiction, or advisory power, including any such matter that is not specifically included on the agenda as an action item.

No action may be taken on any matter raised during this period of public comment.

Is there any public comment?

Mr.

Chair, I'd like to make public comment this time as opposed to waiting until my report.

All right.

Um Hope Sullivan, Director of Community and Economic Development.

As this commission will recall, when you are working on the master plan update, there was a lot of conversation about economic development.

And you included policies in the master plan about the city's role in economic development.

Based on that, the board agreed with you.

Included economic development in the master plan, and I was named the director of community and economic development.

So in that role, I do I am starting to pursue some economic development ventures, and I just want to announce for you all and anybody who's watching a program where we've started with over 23 different businesses called Walk About William Street.

So as we know, William Street has a ton of traff uh construction on it right now.

It's been going on for a year, and the businesses are are struggling.

So this is an effort to work with the businesses to get I like to say bodies and buildings.

So each of the 23 businesses, and I have five more businesses who would like to join.

They have given us a question, and that question can't be Googled.

You can't Google and find the answer.

You can only find the answer if you physically go to the business.

And a lot of businesses have donated prizes.

We have free oil changes, free car washes, staycations at Gold Dust West with free hotel rooms, free dinner, free bowling, um, all sorts of coffee from Starbucks, all sorts of prizes.

So I want to encourage the entire community.

It started on June 22nd, it goes through July 20th, so it's for an entire month, so you don't have to do everything on a weekend to visit each of these businesses.

And the flyers are throughout the town.

The businesses have the flyers.

You can get the flyers at my office at community development.

You can go to CarsonCity.gov slash walkabout Williams Street.

That's the website, and you can get all the information about the questions, the businesses participating, and all the prizes there.

Again, it goes through July 20th, and I want to encourage the entire community to go and visit these businesses, participate in this in this program, and support these businesses.

They've been through a lot, and at the end I think it's going to be a fantastic project, but you know, the construction obviously is disruptive, and that's just um that's how it works, and to the extent we can help support them, and you can win great prizes.

That would be great.

Thank you.

Thank you.

Sure.

No.

Thank you very much, Chair.

Denny French, Carson City, Nevada.

I just want to thank Heather's staff.

I'm not Heather's staff, Natalie and Heather.

They are Ms.

Sullivan's staff at the develop community development office.

And they have always been gracious to me.

This last year they haven't had to be so gracious because I haven't shown up so often, but they are gracious, and they let me know some of the things today that helped me prepare better for the last minute statements.

But I would like to say that I thank the Nevada appeal because even though now I'm getting back to the computers at the library, the limited amount of information I get.

I did bring up a suggestion to Heather about how they put their format out to make it a little bit more flowing for a person like myself that are doing the studying.

But I just really wanted to push the net appreciate the Nevada appeal and and the community development people for helping.

If you have a problem, let them know they they do take their time when they have it to help you thank you we can we go to uh item 7a now sorry I'm doing this under public comment because I think it's important for the community to hear it and they may they may stop watching at the end of your action items I want to introduce to you Kyle Fisher.

Kyle's our new deputy community and economic development director Kyle is now on week three of the job he has his master's degree in architecture from UNLV after he spent four and a half years at a private architectural firm in Vegas he then ran his own firm architectural firm for six years he spent a year with the state and left them to join us which we're really really happy about.

Kyle has an impressive resume but what was even more important to me as part of the application we asked the question why is working for the city of Carson City appealing to you and I'm gonna read you Kyle's answer.

He said although I'm relatively new to Carson City I've grown to love everything the community has to offer it feels like home and I'm deeply committed to seeing it thrive while preserving its small town charm.

Working for the city gives me the opportunity to contribute to the community I care about and ensure it continues to grow in ways that maintain its character livability and sense of place.

I can teach people a lot but I can't teach somebody to care and this showed me Kyle carried and uh for the last one minute and forty five seconds I'll let Kyle introduce himself and I hope you'll join me in welcoming him.

Thank you Hope I appreciate it.

It's a pleasure to meet you all I've sat in on some of these working for the state and so I've had the opportunity to to work with you indirectly and now directly and I think uh working with Hope and her team is going to be a really positive thing for me.

So I I do live in Carson and I love the community so I'm excited to uh be a part of that okay so everything today is his fault.

I'll own it give him another week.

Okay.

Thank you is there any other public comment hearing none item five a approval of the minutes and I would just like to note if you look carefully at the minutes they start with item number nine and the pledge is not in here because we had the uh meeting prior we had the growth management meeting started started the meeting and we pledged during that so there is no pledge on here and it starts with item number nine roll call but other than that uh there any other additions or corrections to the minutes hearing none could have a second or a uh how about a motion commissioner crone thank you I move to approve the minutes of May 27th 2026 there's a second second by Commissioner Prazzell any further discussion all in favor say aye aye opposed no motion carries thank you item 6a LU2026-0085 discussion and possible action regarding a request from the Carson City Public Works Department for a special use permit to allow for the construction of an office and warehouse building on temporarily and temporary placement of an office trailer on the site zone PR uh located at 3320 East Fifth Street parcel number APN010031-11 Heather Heather Ferris for the record uh the project should look familiar to you um it is for a new office and equipment storage building at the city's wastewater uh treatment facility because the project is located within the PR zoning district and SUP is required.

The Planning commission approved an SUP uh for the same request um on January 31st, 2024.

SUPs are valid for 12 months unless an extension is requested and granted um an extension request was never received, and the SUP expired.

The public works department intends on moving forward with the project um and has submitted actually a building permit application earlier this week.

The 8,025 square foot building will be located along East Fifth Street frontage with a 71-foot setback.

The building will be metal with offices and a large shop to house equipment.

The planning commission must make in the affirmative in order to approve a special use permit.

Staff has made all findings and is recommending approval subject to the seven conditions of approval which are included in your staff report.

I do believe we have either Guillermo Munoz or Darren Anderson here with public works representing the project, and I'm available for questions.

Okay.

Questions for staff?

Commissioner Cron.

Yeah, just uh, so I'm gonna just kind of quickly make sure I understand what you're saying.

So we gave the public works department a special use permit and it expired.

They didn't ask for that year extension, or what did they?

They did not ask for the year extension.

Um we flagged for them that it had expired when they started asking about the building permit process.

Okay, all right.

So because they didn't ask for that year extension, we see them again.

That is correct.

Um and and I don't know if you can answer this, or maybe this is a Darren question, but um when I thought Yermo was here a year or so ago, they had already moved the temporary office on to the site.

That was kind of my understanding.

And is that the case or not for the project?

Yeah, if if Darren or Jeremo could speak to that.

Yeah, so Darren Anderson representing public works for the project.

So the there is a temporary office on site, it's not in the footprint of the building, so it's it's adjacent to where the building would go.

Okay, so I guess my question is then is that again it goes back to was that building moved, at least the impression I had from Guillermo was that that temporary office building was being moved on to the project site because of the project, not necessarily because of just an operational space that public works wanted to have.

So I'm a little confused on that.

The reason I'm asking for clarification on this was that if that special use was permitted and you did something as a part of that special use permit.

Why wasn't that enough to lock in the special use permit last time?

Am I making myself clear?

Yeah, so I understand the um, and I may be incorrect here, but the temporary office space I don't believe is associated with the special use permit, and that was that was part of a reorganization and movement of staff um back that one and a half to two years ago.

Thank you.

Commissioner Preston.

I've been asked this, so uh I just want to throw this out here.

Every time, because the city's been doing this quite a bit where they let the special use permit slapse.

It does the city pay the $2,500 special use permit fee that an individual pays, and if that's the case, does that mean we continue to pay that an additional $2500?

The city does not pay the fee.

Okay, there are seven conditions of approval.

Do you accept those?

I do.

All right.

Um, in my tenure on this board, I can recall at least four times when Public Works has failed to do our act on a special use permit and had to come back to us.

Uh, if a developer did that, we'd be all up in his grill.

Uh and I just think that we need to we need to remember that it it's an old oh golly, I forgot, but this staff has to redo all this.

We have to take our time to come meet in here and go over it again.

And I just I just think we need to find a better way for public works to get their permits in order.

Somebody's got to have a suspense file somewhere that they could keep track of this.

And I just think it's unacceptable.

That's all I'm gonna say.

Sure.

Okay, the question was from Commissioner Cron, was this SUP for the construction of an office and warehouse building and temporary placement of an office trailer?

So you placed it, the trailer over here, but didn't do it.

So it it has happened.

So we're halfway through, right?

I mean, I think this is I think this I I'm kind of with you know Commissioner Porters is that there's a lot of these that come back and come back and you know are partially done, and I just feel that it's being held at the different standard.

So, okay.

Any further discussion, any questions of staff or the applicant?

No.

Is there a motion in the future?

Yes.

Sorry, I'll do that.

Um, I'm sorry, yeah.

Public comment.

We'll stop.

Thank you.

Public comment.

I think I missed the last few words of things.

I've they've covered this.

I appreciate your patience.

Denny French, Carson City, thank you, Chair.

Uh page is missing on here, which I tried not to do.

It's number three promotes the substantiability and use of a prefab metal structure.

Now, is this for the main facility or just for that side of addition you were just discussing as far as a maintenance uh or work office is what it's described, but it's Denny.

If just just take give me your comment.

Mr.

Chair, if you want, I'm happy to talk to Mr.

French outside the room.

Okay.

Right.

I'm sorry, I didn't get a chance to ask this earlier.

Thank you very much.

All right.

Any further public comment?

No.

I move to approve special use permit LU-2026 0085 based on the ability to make the required findings and subject to the conditions of approval contained in the staff report.

There's second, all second.

Second by Commissioner Pazell.

Any further discussion?

All in favor say aye.

Aye.

Opposed no.

Motion carries.

Don't come back with this one.

Build it.

6B and 6C, want to do these together?

Discussion and possible action regarding an application from LC Cochise LLC for a special use permit to allow for a 50 lot single family residential development in a non-residential zoning district on site zoned retail commercial located at the southwest of the intersection of Kochie Street and West Overland Street.

Parcel number APN 009-267-05 and 009-267-13.

And also discussion and possible action regarding an application by LLC Coaches, LC Coachese LLC for the a recommendation of the Board of Supervisors concerning a tentative subdivision map to create 50 single family residential lots and associated common area parcels on a site zone RC retail commercial located at the southwest of the intersection of Cochise Street and West Overland Street.

Parcels number APN 009 267-05 and 009267-13.

Heather.

Heather Ferris again for the record.

So the subject property is comprised of two parcels, totaling 6.95 acres in size and is located south of West Overland Street and west of Cochise Street and is in the RC zoning district.

The applicant is proposing to subdivide the property for single family residential development, and the tentative map will result in 50 lots with common areas and public streets.

Per the municipal code, single-family residential uses are allowed in the RC zoning district, subject to first obtaining a special use permit and complying with Division 1.18 of the development standards.

It's important to note that there's no maximum density in the non-residential zoning district as long as height, setback, parking, and open space requirements are met.

There is also no minimum lot size.

That being said, the density of this project is 7.19 units per acre.

For reference, this is within the same range as medium density residential master plan designations, which allows for two to eight dwelling units per acre.

The proposed lots will range in size from 2,970 square feet to 4,229 square feet.

For comparison, the Emerson Cottages have a density of 6.72 units per acre, with most lots ranging in size from 3,000 to 3,500 square feet.

And additionally, the Clearview Ridge project, which is immediately north of this site, was a PUD, and it includes lots that are approximately 1,500 square feet in size with a density of 18.7 units per acre.

Setbacks in the RC zoning district are zero from all property lines except the front, street, side, and rear require a 30 foot setback when adjacent to a residential district.

It's important to note that the municipal code states that for the purpose of determining setback requirements for an adjacent use, a setback measurement must be measured from the center line of a right of way if adjacent parcels, if the adjacent parcel is located across the right-of-way.

So there is residential zoning to the north, west and south of this project.

The setback along the northern property line from the rear of the proposed residences to the center line of West Overland Street will be 60.2 feet.

From the rear of the homes to the southernmost property line, the setback will be 34.65 feet, and from the rear of the homes to the center line of Voltaire Street, the setback will be 109.05 feet.

And then the internal setbacks for each residence will be required to be 10 feet to the front of the house, 20 feet to the front of the garage.

Street side setback would be 10 feet, side yard setback would be 5 feet, and rear yard setback would be 10 feet.

Parking is required to be provided at a ratio of two spaces per unit plus one space for every two units for guest parking if on-street parking is not provided.

Each house will include a two-car garage on site and parking will be provided on one side of the street as well as on Voltaire Street adjacent to the project.

Therefore, designated guest parking would not be required.

Open space is required to be provided a ratio of 250 square feet per unit for a single family residential project.

The open space can either be private or common.

In this case, the private year rear yards will be a minimum of 360 square feet in size.

Additionally, there is two small amenity areas that are proposed in the common area.

So the open space requirements are met.

Landscaping is also required to comply with division three of the development standards.

The conceptual landscape plan is provided here.

The required square footage would be 22,949 square feet.

The applicant has already indicated that they're looking at other slope stabilization options that would eliminate or reduce the amount of riprap and increase the landscaping area along this slope.

So that would all be worked out through the landscape plans that would need to be submitted with the site improvement permit.

The maximum height in the RC zoning district is 45 feet, and the applicant has provided three different building elevations and is proposing a maximum height of 28 feet.

There are six findings the planning commission must make in the affirmative in order to approve a special use permit.

Additionally, there are 12 findings that must be made for a tentative subdivision map.

Staff has made all findings and is recommending approval subject to the conditions of approval included in your staff report.

And I'm happy to go over any of those findings if need be.

No, it is not.

Okay.

Um this is exactly the kind of property that we have been talking about for at least four years.

I call it a neighborhood unit development, but a small PUD.

This would have been a perfect project for that if we'd had some way to get Title 18 and Title 17 for us to review and to work on, but uh not having that.

Uh I still think this is a good project for something like that.

But I have some I have some concerns about parking mostly.

If we're talking about using the other side of what uh overland as off-street parking, but if somebody parks there, they can't access the community unless they walk around the corner and come up the street.

There's no access on that road to the community itself.

It's basically the backyards of all those apartments, and they're all fenced in.

I don't know how you can make that work as as the necessary parking.

So the only parking that we're counting is on the on the north is adjacent to.

Yeah, that's that's overland.

Yeah.

It's adjacent to, and there's there's sidewalk there where they would they would be able to walk down.

There's also um internal see that.

I know it's hard to see.

Um, let me see if I can get my cursor here.

So there's sidewalk along here.

If you can see my cursor, um, and it wraps around and would feed into the community here.

Yeah, but I'm saying if if I park on that street, I have to walk around all the way around.

Yes.

Additionally there's interior parking on one side of the street that does count as well.

Okay.

In the last couple of properties that we've looked at like this that have these little spits on them, and uh the way I read what was in there was that these are gonna this is a city street except for those two little angles out there.

Um are we gonna have a uh we've asked for a will serve letter from the trash company to make sure they can get in there and do that on the couple last couple of these properties, and I would like to see that also included in there somehow.

Okay, if the commission would yeah like to add that, then um we can add a condition.

And I'm concerned again about snow removal and where does it go we're and and it's a dilemma that we have with these small projects and these infill projects that we have is because we're trying to put a lot of things in here and there's just doesn't seem like any place to pile up any snow and that's a concern of mine.

There was also I don't know if it's been taken care of now but the in the in the uh title report it says the fourth quarter taxes were still unpaid and I was just curious as to whether or not that but I can ask the applicant that any other questions for staff right now um Mr.

Parzel.

Thank you uh just a couple questions um does West Willow Street um actually exist no it was abandoned I think two thousand eighteen or nineteen thank you and then under the um I think it's page five of excuse me eight of fifteen excuse my failing eyes you've got under the development engineering the recommended conditions um two of them are included but the last one the two private drives shown on the west side of the subdivision aren't included as specific conditions of approval I don't know if if the engineering wants those included as specific conditions or not yeah that the application showed that as those is private so it on so the application shows that they're private so we do not need to include that as a condition of approval because you've got that statement where the map has to the final map has to be in substantial compliance okay thank you.

Commissioner Preston just a couple of things um when I look at these I also look at the neighborhood that exists and on the north end of this neighborhood we have already approved those uh I think we they were townhouse apartments and nothing's been done with those except for usually they'll do some excavation but these actually show some terracing and so forth these that are over here on Hermosa.

What is the status on that one?

The reason I'm asking is because that was also a kind of a tight project for parking so some of the parking that was required for that was to be burdened onto overland also and onto the other street I don't see what the name of that other street is so I'm just trying to wonder what is the status of that were permits ever pulled are we going forward?

Yeah so Clearview Ridge which is the the project to the north um it was a project from back in 2006 I believe it was kept alive through development agreements um 2018 or 19 they recorded their first phase and recorded I believe two subsequent phases so the entire um has recorded they've installed their um infrastructure they got their site improvement permit they just have not gone vertical so the lots are created um we just don't see any vertical development at this time.

Okay the other question is is when they're that far along have they the so they don't have permits for each of those units yet correct correct okay so that's one thing the other thing is is that I said I saw you know some mention in regards to the traffic light that's coming on, and I was wondering what the total cost of it is, and I see that this would place it be responsible for like I can't can't remember what it was, and then does that other one that the the clear ridge or whatever does that have a yeah a requirement to put into that traffic light and also the quail and some of these other things, or is it just going to be this property and like the Dutch brothers and those guys down there?

My recollection and looking at Steven is um this what's it called Clearview Ridge did pay into Appian.

I remember when that final map was coming in and working with Randall Long from Loomis, who was representing Mark Newfer on that, and do you have that recollection?

Well, they've done their half street.

No, I the question was whether or not they paid into Appian.

I feel like they had to make a pro-Radishare payment, and I'm thinking it was the light, but might have been a different pro radio share payment.

Or was it for a roundabout because that's what was originally discussed with the roundabout?

It was Randall Long Loomis, and they were trying to get the final map, and there was a pro ratish share, but I don't remember what it was for.

I I don't recall Clearview Ridge paying into the traffic signal.

Um I believe that we started having those conversations later.

There's that commercial project um just south of Appian, which I believe paid into it, but it's it's possible that I'm that they did.

I'm just drawing a blank.

Yeah, that would be a bank question.

The other question that I have was um Coachie Street is basically an arterial of Curry Street.

Oh, excuse me.

Is it going to ever require the same road widths and sidewalks and so forth that Curry Street does?

And how is that going to happen too?

So Coachese is confirming the classification.

Too many layers.

Yeah, because I I just wanted to know, yeah, on that one, and just basically what the cost was.

I know when we originally did this, it was all residential, and we did special use permits for some commercial, and then it became you know, more intense residential, and that's more intense residential.

I'm just wondering where what are the plans for that, and has that been addressed?

Are we just going ahead and adding pieces and adding stuff as they come important?

So it is classified as a local street, and um the project will be finishing out the that section and along their frontage.

Okay, Mr.

Crohn.

A couple of things.

Um along with the chair, um, based on the new master plan.

Uh, quarter mixed use plan, master plan uses land designation, which encourages neighborhoods to be developed in a manner where housing and services are within proximity approximate uh you know, proximity to each other, and I think this really does fit into that um category well.

Okay.

But where I'm struggling is with compatibility and with and preserves the character and integrity of adjacent properties and neighborhoods.

And so I'm a I'm struggling a bit.

Um it seems very the site plan seems very engineered, it seems very rigid in the sense of retaining walls, rock rip wrap almost over two-thirds, three three quarters of the site.

It's I'm I'm struggling a bit with that neighborhood compatibility.

So let's start with this question, uh Heather.

Um, can you walk me through the setback requirements on the on the two sides of this project adjacent to with residential development would be the south side and the west side?

Can you walk me through those setbacks again?

Happy to.

So um the setback along the northern property, that that also um is residential.

Good point, yes.

So um that would be um sixty point two feet, and that is measured from the rear of the house to the center line of West Overland.

Okay.

From the rear of the homes to the southernmost property line, the setback would be 34.65 feet.

And then from the rear of the homes to the center line of Voltaire, it would be 109.05 feet.

So it's making so we're so basically staff is saying the setbacks work for this development.

I just become concerned related to the landscaping and the visual impact that all that rock is gonna have.

Now the uh the rock slope to the west, is that considered open space?

Is that considered as a part of the landscaping?

So this is very conceptual, it's not part of their open space that's being counted towards the required open space.

That is met with their rear yards.

So be because it's a single family residential um project.

Um the code allows for those rear yards to count as um their open space.

There's there's additional open space in those two amenity areas that are marked by those red asterisks.

Um of that would count towards the some of the um area to the west would count towards the landscaping requirements with the tree count and such.

Okay, all right, and then a question for Steven related to some of the conditions in there, conditions eight, fifteen, and seventeen related to grading.

Condition eight, which talks about, and again, I'm I'm under the assumption this is not a phase project.

This is going to be something they're gonna go in and do.

It talks a little bit about phasing and clearing and grubbing.

Um is that an incorrect assumption that this is not going to be a phase project?

My understanding is that it would be um all a single phase, single phase.

Um you might want to ask the applicant to verify.

Yeah.

I just get I just get concerned.

It just seemed to me just the way the project looked, you would be doing all the site grading all at once, and there would really be no phasing or other types of things that because those eight, seventeen, and fifteen are standard public works conditions for grading.

So, and that's all that I'm just wanted to make sure that we're talking about one phase.

Um, I think that's it for staff.

I have some questions for the uh for the applicant, or maybe maybe I can express my concerns to staff just so they know what I'm talking about here.

I'm concerned about three things.

I'm concerned about the detention basins.

This commission has we've had a number of different detention basins that have not the public has not received well.

We have issues over at the Anderson Ranch property that the public felt that they were sold a bill of goods on that.

Um we also have up at Carson Hill apartments at the end of Coons Lane, I believe that is, it's just a big hole in the ground with rock riprap, and that's at the end that's at the intersection of Coons Lane and Curry.

So I'm real concerned about how that's gonna look.

Second is I'm concerned specifically with the houses on the south side, uh, and will that landscape buffer be enough to uh minimize the impact of this development to the neighbors to the south?

And then, of course, uh just to me that that harsh feel that you have with rock and with retaining walls, and I'm just I'm I'm struggling.

So there's where I'm at, uh, but I don't have any other concerns for staff right now.

Okay.

Any other staff questions?

Okay, all right.

Go ahead.

Okay, the the existing house is there.

Is it on the well?

Or is it served by city water?

It's the existing house that's on the corner of Appian and Cochise.

Stephen Poté for the record, that house is on city water and city sewer.

Okay.

The applicant is here.

25 conditions of approval.

Are you familiar with them?

Yes, familiar, and and those are satisfactory.

Okay.

Are these gonna be for sale?

Uh for the record, my name is Ken Crater with Crater Consulting Group, and I am representing the ownership group that has purchased this property and and prepared all the plans.

Uh I have been involved in this since day one when we first started looking at the site before it was purchased.

Uh so I'm very familiar with it, and uh this project actually is in contract, and the builder is a four-rent community, which is a good thing because uh these four rent communities we've done.

This is our third project now with this company, and they are maintained far better than a for-sale single-family residential development.

They maintain the landscaping, the detention basin, they maintain the front yard landscaping, all the common area, and uh the first project we did with them is a project in Areno on Mayan Avenue, and it is also a very steep, difficult site, and it's actually turned out to be a beautiful project.

It's a nice quiet neighborhood.

Uh so yes, it is a four-rent community, but I think that brings some benefits to the surrounding neighborhood, just with the maintenance.

Okay.

Um, so there there are in essence no C C and Rs then.

Yes, there will be a detailed set of C C and Rs on this project that the owner will adhere to.

Okay, and the homeowners will all the renters will also have to abide by the C C and Rs, and that will be in their lease.

Good.

What are your what's your feeling about short-term rentals?

Um these will not be short-term rentals.

You want to put that in your CCRs?

Uh this will be a for-rent project, and yes, there will not be the opportunity for short-term rentals, all right.

Um, because that would be detrimental potentially to the neighborhood.

I understand that, but I just I'm like, I want to get your commitment on that.

You have it.

Okay.

Um, is there gonna be a common water meter?

Are they all going to be separate utilities?

Yes, this will be built just like a normal single family residential subdivision.

It will have all separate utility services for water, sewer, gas, and electric.

And and will there be some kind of a sales office or a manager's office of any kind?

Yes, there will be a leasing office set up until such point in time that the thing is fully leased, and at that point in time it will be done remotely.

Okay, um, Commissioner Preston.

I think my question is is that since this is being built as a for rent only, and that's more like a multifamily development with one owner, right?

That I'm wondering why the city is agreed to go ahead and take responsibility for these streets.

So that's that's just my question because this, you know, when we have a lot of these, and even a lot of our condos, you know, they're gated off in this and that.

We're not taking the responsibility of the streets.

So this just seemed kind of strange that we would be taking that on.

And if I can address that, uh this project will pay all the same taxes, the single family residential for sale property would pay.

This is a compact, efficient development with way less streets and utilities than say a third acre or a half acre lot, a compact development is a good thing in terms of planning and minimizing the impact uh for the city to maintain sewer storm drain and streets.

Um the streets will be designed per public street standards uh just like they would in a for sale project.

Uh so there's no reason in my mind that this shouldn't have the ability to have public streets uh because it is uh an efficient development, they'll pay the same taxes.

And in fact, some of the issues, I mean, we all know about depreciation, right?

And how that affects our whole state, and especially older cities like Carson City that have older housing stock.

Uh, but this brand new project that meets all the current brand new code requirements, much more stringent standards than there existed 40 or 50 years ago for street improvements for sewer design.

There's less maintenance required.

And in this type of development with the C C and R's and the lease agreements, there'll be fewer calls for service for police and fire.

Uh so this should be uh a net positive for the city in terms of the the tax revenue generated and the money required for services.

Okay, so that's one thing that that since it's a real of a more of a commercial use, then you'll be paying the higher tax rate than the residential use.

Yeah, and that's another benefit, right?

Is this will fall under the 8% cap instead of the 3% cap.

Okay, so by the way, all the property taxes are current.

Are these sprinkled?

No, they will not be sprinklered, they're not required to the uh the international fire code only requires sprinklers on homes that are 5,000 square feet and greater, or if the entrances are too close to each other.

Yeah, this this project will not require.

The concern I have is uh uh the wind is ripping out of the west today, and if a fire comes running down that hill, it's just gonna walk right over the top of all these.

And what I will say is I believe this is in a moderate fire zone, and there's more stringent standards required in that fire zone per the international fire code as far as fire-resistant roof sidings, etc.

So uh all these homes will be built per the new uh international fire code requirements.

Okay, Mr.

Crone.

What's your thinking?

As I expressed earlier, what's your thinking on this on the detention basin?

It's at the corner of Appian and Coachese.

We have typically run into problems with the public's reaction to other detention basins that are in town.

So I wanted to get this on the record so we have some discussion ahead of time.

So it doesn't turn into a completely rock blind ditch with trash in it.

And so it sounds like you're gonna have a very good landscape maintenance company in there, which I would assume would pick up that kind of debris and other types of things that would get in there.

But uh, this community has not reacted well to rock-blind detention basins, and I know there's a stability issue associated with why you put the rock on the slopes, but we've we've got to do better for the community with detention basins, and that's basically at the corner of your development as well.

So give me your thoughts on that, please.

Sure.

Um, it's on that corner because that's the lowest site on the project.

So that's just where it works from an engineering standpoint.

Uh, but we will landscape around the detention basin, and um since we originally prepared this plan, and I was intimately involved in the in the design of this project, and we had the two to one slopes uh uh we originally were looking at rock riprap, but now we've already talked to staff and gotten positive feedback from staff that we can do reveg on these two to one slopes instead of rock riprap uh because the amount of rock riprap on this project, frankly, was one of my pet peeves, and I know the apartment project to the north as Stephen Cromer did, has a lot of rock riprap slopes.

It's unsightly, it's more likely to get trash caught in the rocks, and so we have been working with the landscape architect Kelly Defranes, and uh the good news on this site is it's terrific soils.

The soils are excellent.

They're structurally sound.

All the soils on site uh below the existing layer of topsoil can be used as structural fill material.

So uh we have very stable soils which work well in terms of revegetation.

We'll save and stockpile all that topsoil and place it back on the slope to give Kelly something to work with in terms of the landscaping.

And I've already been working with Kelly and conversing with her on other projects that they have done on two to one slopes where they did revegetation because I feel like I have a good reputation in northern Nevada for the projects that I do, and I want to make sure that my projects turn out to be beautiful projects.

So that's why I'm already working with her on how we can do this reveg and beautify that instead of having it be detracting because of the riprap.

And that'll also apply around the detention basin because the plan has two to one slopes coming down to Kochies and then partly down to Appian.

And I'm already also working with the civil engineer to see if we can even flatten out those slopes a bit a little bit.

And in fact, on the interior, very interior 12 lots, there's some two-to-one slopes on the uh northeast corner and the southwest corner, and I'm already confident I've already done the calcs on those.

We can flatten those out quite a bit and get closer to a three to one slope.

So that is now the plan.

We've been working with the purchaser on this.

They would rather reveg the slope.

So that is where this end is going to end up is to reveg those slopes that'll look better.

And again, with the uh maintenance that'll be done by the uh the owner of this property.

Uh that detention basin will be maintained because that is the front door to this project, and they're constantly renewing, you know, tenants.

They leave after a year or two or five years on their lease.

So they need to keep this property well maintained and looking good to maintain the rents.

Well, excellent.

That's that's good to hear.

Um, and I'm assuming you're referring to the Carson Hills apartment with the project to the north is what you're referring to.

Yes.

There are some good things there, but you're right.

There's there's just an awful lot of riprap up on that project, and that's what you know was a concern of mine.

But there are some good features in there, too.

Yes, and they do have some limited areas on slopes of revegetation that I was up there driving around today that looked really nice.

Uh, the retaining walls also I thought were not your typical retaining walls.

What were you thinking regarding all these retaining walls?

Something similar to what Carson Hill apartment has.

Uh, what do you what are your thoughts on your retaining walls and the aesthetic value of those?

So we were originally looking at doing CMU block, uh, but uh now we are doing additional engineering and looking at going with a mechanically stabilized earth wall, and we have worked on a lot of these lately.

In fact, uh I worked with the same owner on a major project on West 4th Street, which used to be part of the mountain View Cemetery in Reno, and we put MSE walls there, and the nice thing about the block that you get now for the MSE walls is uh not only they textured, but you can get a bevel on the block, so they give it a shadow effect, and those walls are absolutely beautiful coupled with the landscaping that we did below and above the walls, and I have great faith in LA studios.

In fact, uh Ryan and Hanson, Ryan Hanson, the owner of LA Studios, and I go way back.

We worked together 30 years ago at Cadega Planning and Design, and so I have uh great faith in their ability to do beautiful landscaping, and I think coupled with those walls that have colors that will match, and uh that beveled block, uh it will look amazing.

Okay.

Well, this dead that those are those are it's music to my ears because I I think this conceptually really works well from a land use perspective with us, and so I I appreciate you moving forward with that.

I just I just think we need to expect a little better.

I think Carson Hills apartment has some real good features to it, but I do think we need to expect better, and so the concern I have is with our uh especially along the property line, especially along the areas where we have residential up against this.

Is that I think we need to do better.

And my concern is that our our current development standards may not be enough to soften what we have here.

So, yeah, and there's always room for improvement with any community.

I've worked in communities all across the entire western United States, and uh some have better codes than others, but uh what I found is it really just comes down to the planning process and the owner and the builder and working with the community on coming up with a good project, right?

It's it's not that hard, and it doesn't cost a lot more money to do something a little bit better than just having a stark engineered community, and no dish on Frank Bedard, he's a great simple engineer.

But uh, you know, one of the things I'll add too on this project is with the grading uh there's 70 feet of elevation difference between Kochi Street and Voltaire Street on the south side of the project.

And I can tell you I probably did 12 or 15 different layouts on this property.

Uh the original special use permit approved was for over 140 apartments, but it had in-ground garages, way too expensive to build.

We looked at other combinations of apartments where we could have flat pads, but it just didn't work financially.

We looked at attached towns, I looked at several different variations, a small odd single family, but the one that worked best, and with the grading that Frank has done, we're basically setting this thing into the hillside with cut, and then we have the two to one slope going up the voltaire.

And the nice thing about that is all the homes on the west end of the project will be set down in elevation, and the folks that live on Voltaire will look over the tops of the houses.

I mean, we're literally down like 30 feet in elevation from Voltaire, and the homes on the south, probably about the first half of those homes will also be set down in elevation just the way we're cutting into that hillside.

So that will be very helpful in terms of minimizing the impacts to the adjoining homes, and with the landscaping that we're gonna do, with what we're doing now with the mechanically stabilized earth walls, the revegetation on the slopes, it'll be a nice looking little project, even though it is more square saying.

I can tell you it's very rare that I bring project forward that's square, but this is just how this one works out.

There wasn't really any room to provide curved linear streets with a seven-acre, six and a half acre parcel.

Well, I I think the layout, I mean, the layout works for me.

Some of the things you described where the buildings are going to be set down, you're dug into the site.

I think there's some real good features to this particular site.

I just wanted that my biggest concern is of course the compatibility with the neighborhood.

Now, maybe this is a question for Heather or Hope is that with him being on the record saying this is this enough so we don't have to add an additional condition to the project or conditions.

How does this work?

Because I I tend to take people at their words.

I'm not, you know, I I may have gotten bit once or twice in my life, but the majority of time I take people at their word, especially in a public hearing like this.

So, how would be the best way to handle basically letting him move forward in the manner he's described us?

Thank you for the question.

And I was actually going to insert myself on that very topic.

Before I do that, I just want to mention the question about the ProRadishare for the Lida Appian.

I was able to look back at some stuff in the Pro Radishare was related to a water line in Overland Street.

There was a development agreement that um the clear view ridge did, and they oversized the water line, there was a pro radishere, and that's why I was remembering.

So it was not the Appian line light.

Okay, um as Commissioner Cron alluded to the improvements I'll say on open space have been a subject of concern for the last couple of years.

Significant concern because what's happened, and Kelly, of course, has never done this, but um, what will happen is a landscape architect or an architect or an engineer will give us a rendering, much like what you're seeing on the screen now, and we see a lot of green, and or you see maybe just a light gray, and everyone thinks, oh great, that's gonna look so pretty, it's gonna be grass, whatever.

And that grass is actually going to be rock.

It's gonna be rip wrap.

And but that's not clear in the graphic that you look at.

And probably the best example we saw of that, which created concern was Anderson Ranch.

There's a lot of rip wrap in areas that people thought would be vegetated, and vegetation has grown over time, but nonetheless, um, based on that observation, Supervisor Giomi in particular, has requested that we obtain photographs and detailed plans for these open space areas of exactly what they will look like.

So that brings us to our procedural due process.

So where are we from a procedural due process?

You all are making a recommendation to the Board of Supervisors on the tentative map.

So I would suggest that you talk to Mr.

Crater about whether or not he would like conditions of approval relative to the beveled walls and the um change out of the rip wrap with vegetation, or if he feels like they'll have enough um time between now and the the board meeting to kind of come up with some pretty detailed drawings of what that wall will look like.

When you tell me a CMU wall, I know what it looks like.

The wall he's describing, I have a picture in my brain, but I don't know if that's the same picture he has.

And that the wall's probably pretty easy because he can probably get a photograph of one.

But in terms of what the improvements will look like in these areas where we currently see a ton of rip wrap, um, I think the board's going to expect if there's a representation that this is changing, the board's going to ext expect to see a visual representation of what that will look like.

And if the applicant doesn't feel like they can prepare that in time, I'm gonna suggest that you make it a condition of approval.

And I'm actually going to suggest that this commission own that condition of approval and act it has that come back for your approval, because um I think it it's enough of an issue throughout town that warrants that, although staff's willing to do it if you want to defer it to us.

If I can add one more thing, uh again, Ken Crater for the record.

We have submitted both uh plan revision on the civil engineering side and also a detailed email to Steven Pote, basically stating just what I've been telling you as far as what we're gonna do with uh re-veg slopes, the different wall types, uh, all that is on the record as far as what we submitted to staff.

So you could certainly include that if you did a condition that it would be matching the more recent information that we submitted to staff.

I'm not sure how you do that.

Right, that's not part of your record.

You've never seen it, so you can't very you can't validate that it's what's been represented.

Uh I mean, I I'm not challenging what Mr.

Crater's saying, but I think in Anderson Ranch is just a really good example where the board, I won't say the commission, but the board was really disappointed between what the plan showed and what was in the field, and they have asked that in the cases of open space areas and with landscape plans that we obtain really specific details.

So I really appreciate Commissioner Crown's questions on this because they they don't want to see a ton of rip wrap.

They want it particularly in really visible locations to to be a pleasant spot in the community.

Well, are are we talking about continuation of this project then?

I'm not suggesting that.

Um, and again, we have to ask the applicant what their preference is, and maybe Kelly can say, I yeah, I can get that done in an hour.

I don't know.

And um, so I would I would suggest that you ask the applicant if they feel like they can provide the level of specificity that reflects their representation for the board, in which case the condition is you need to show the board this as part of the tentative map.

If they can't show it to the board, I'm gonna suggest the condition of approval that they um come back to you with the details of the open space areas and landscape areas where the rip wrap will be replaced with vegetation and the detail on the wall.

But you can still recommend approval of the tentative map.

And if we do that, would you recommend that we then tie that condition to it prior to submittal of a final map for the project?

Something like that.

Or f prior to um approval of a site improvement permit because the landscaping's often on the site improvement permit, and that pre that's before you get to final map.

I guess the only question I have, well, um, and maybe you've given us too many options, um, is that um if this is when is this going to the board?

If we if we approve this, when would this go to the board?

Probably the first meeting in August, I'm thinking.

I don't know what the date is off the top of my head.

Because I think the board would be just as confused, although I think I have a uh I think I have a fairly good visual of what you're trying to represent with the changes on the landscaping plan that you're proposing in the site plan.

Um so I think I understand where you're going, and I think for me the comfortability level has certainly increased related to my finding related to approving finding number two.

But I do think that either some sort of condition or uh that really needs to be put in place and maybe the other commissioners think differently.

Uh, and it's not that I don't believe this individually's gone on the record for this, uh, but I think for the board's particular view, uh, they've been burnt before.

And I think if we can take care of that before it gets to the board, I think it's a a better solution for uh the board as well as for uh the contractor and also for the community in the sense of what it's going to be representing to the community and what these changes are going to be and how visually this is going to improve, you know, what I think is already a good project.

So I guess I guess that's up.

I guess I'm looking to the commission to see what they feel comfortable with, and while everybody thinks about it, I'm not sure what kind of a condition we could put together.

Well, why don't we ask the applicant how long do you think it would take to come up with some really specific detailed drawings of what it will look like?

Two weeks at the most.

In fact, Kelly has already done some initial drawings on what the main west slope would look like with reveg.

Uh so we're well underway with that, and yes, we absolutely have pictures of the block and what these walls look like, so that is not difficult at all to make those revisions and get them back to staff with pictures so they can see either drawings or pictures.

So what I can do is I can work on a condition for you as you continue this item, which will say that that your expectation is that the re oral representations that were made to you today will be provided as part of the record to the board supervisors.

Okay.

If I can add one more thing, um we are basically on a mission to get this project going and built.

Uh, this isn't something that's gonna sit around.

Um the the builder basically is we're gonna get going on the final map.

I think just based on this meeting, I feel confident in terms of the approval.

We're gonna cut the engineer loose and get him going to start doing the full-blown site improvement plans.

Uh this should close in January, and then they would start construction winter weather permitting in maybe February, March, April, just depending on the weather.

So the plan is to get this thing built and going.

It's not something that's gonna sit on the shelf and uh create dust.

So I just want to let you know that.

Or we excuse me, we don't want to be the report in the ass in progress.

Oh, I know you don't.

But uh I think somewhere along the way, and I I agree with what you said hope about us reviewing this again and making a recommendation.

We don't normally do that, but I think it's probably time we do.

Uh as far as the landscape and that kind of stuff goes to the before we send it up to the board of supervisors.

We can do that without delaying this, I think.

I think so too.

If they can do in two weeks, we could get it to your July meeting.

Yeah.

Okay.

One more comment too.

I made one error in a statement.

Is that is uh there will not be any sort of leasing office.

They will just go and view the individual home.

So there won't be a a leasing office on the site.

Okay.

So I just wanted to let you know that.

All right.

Commissioner Peterson.

Thank you, Chair.

I can again circle back around to management.

Um as far as like uh will you be doing an in-house management team?

Um, will they be hired out or will you um you know have an in-house management uh situation there?

My what I'm getting at is like enforcement as far as so there's complaints, you know, rental properties tend to not be uh maintained as well as like say homeowners.

And I'm just curious if uh you guys will police that, you will check on that um how do you enforce that will that be in-house or will you hire that out?

And the the builder has uh a full blown staff in a reno office uh so they will be able to manage this thing and uh whether they end up hiring a third party to do that they will do inspections to make sure that the quality is maintained and then also the best inspectors are the leasing agents who are there any time there's need to lease a house and if there's an issue they will report back immediately because it's harder to lease a home if things aren't maintained.

Right.

I'm just thinking you know a dead car in the driveway um there's no street parking is that correct no there is parking on uh one side of all the streets so we actually meet parking requirements okay internal to the project we don't need the parking on overland uh but since we are building that as a half-street public street there will be parking available okay and how would you enforce that like uh any infraction on a C C and R or something like that one strike two strike I mean you need to move the car um yeah the lease agreement yeah in the lease agreements and there'll be public streets right so uh the city would also be able to enforce that if there was an issue but you know a car left out on the street beyond whatever the 48 hours gotcha cool commissioner Bazell uh my my question has already been answered okay um I have one or two more uh one two and three bedroom units what's what's the breakout or do you have that there's a mix of two three and four bedroom units because they found that a lot of families end up leasing these two three four five excuse me three four five and uh um they've again built two of these now and been very successful in terms of the bedroom mix that they use.

Well then I I guess the question I have is and I'm I'll use Anderson ranch as an example also um everybody in that subdivision has a pickup truck that won't fit in their garage and this subdivision's gonna have pickup trucks that won't fit in the garages so uh there's a there's a real concern about traffic and parking and I don't know how to handle that.

But the other thing is there's gonna be kids there.

You know and and uh it would be nice if there was an extra lot to put something for the kids in to get them out of the way.

You know if they come home from school or or whatever they're doing.

Uh it just seems like we got too much in there but that's that's neither here nor there.

That's just me.

I totally agree.

I mean playground or something like that for the kids I mean um the yards are only 30 the backyards are 30 feet deep front yards there's really no front yard you got a five foot setback on either side you're putting the kids out in the street I mean you're gonna you're looking for families and do you have like the where the two asterics are I mean are that's is that where the kids are supposed to play?

I I got I'm just a question.

So there is a 36 by ten foot minimum backyard which is a good sized area where you could put a swing set a barbecue area and then we also have two amenity areas and the one right on the corner of Overland and coaches um that will have a different range of amenities that are detailed in the report there'll be a dog relief areas on the site um in fact the amenities we have to have four of the of these on-site amenities benches and picnic tables bicycle repair station dog relief fitness stations lawn area for yard games uh native pollinator garden and shade structures so there will be a range of amenities on this site do we know where the bus pickup would be for us for uh for school no they they they'd have to figure that out but that's they would do that with this d with this subdivision and the other one you know they're just curious they'll find a way to get get kids picked up to go to school I I don't think that's an issue.

I doubt they would come into the interior of the development right likely they'll come out on beyond coaches or something.

I agree.

Okay.

Thank you.

Thank you.

Okay.

Did you see that some of these are you have five bedrooms?

Yes.

Okay.

Because basically you're looking at up to ten people residing in one unit, correct?

Because if you have people's because two people no matter what their age are is entitled to be in a bedroom.

So you could have ten people in one unit with a two car garage are you going to limit the number of cars through the lease agreements also?

Well case that's yeah you will not have ten people living in these homes.

I mean these are homes for families that have you know two parents and three or four kids um you're not gonna have set out seriously a situation where somebody would rent this if you did it'd be a rarity if a family of ten moved in there um but they're my mom my mom had nine brothers and sisters right but uh um but they could legally according to the NRS that's what it was saying.

Well according to the Fair Housing Act right and that could be the same if you had a single family for sale project, right?

Right.

Right but but this is uh is a lower density property that has limited parking so I just I'm just looking at that saying okay there may be and and it would just what kind of a ratio are you looking at for your four and five bedrooms.

I mean i if they're all four and five bedrooms it's not gonna work.

If there's like two or three of them, you know that may work.

But I'm just I I'm just looking at the additional we've had some places that they say oh well the thing is is these people don't have the ability to have it actually additional cars and they rely on the buses and therefore they don't need the parking and we're finding out that that was not the case.

So I mean that's just something I I d I that additional information just kind of threw me off.

And I can tell you based on the good example the project we did on Man Avenue in Reno uh there is no issue with parking uh same type of project same uh type of housing and uh yes and uh there's adequate parking throughout the entire project.

Commissioner Brazil you remember your question?

Thank you, yeah.

No I I just want to jump in on this discussion.

If you look at the you know all of the typical lot layouts on all of the sheets of the of the map um they all have two car garages and they have twenty foot um driveways so I think that addresses some of the concerns I have with regards to to parking um even for the the five bedrooms.

I think this uh this is a product that looks to appeal to to people with young families who aren't all driving right now.

Um and just one thing my my personal observation in looking at young families having a uh a niece um who has three kids now um and lives in a lives in a subdivision that has small backyards and and larger front yards most of the kids' time is is with programs it's not playing out in the backyards or playing out on the streets it's it's um i they've got scheduled times and schedule events if they go to th when I was growing up you were running around rampant throughout the entire neighborhood that's not what these kids do these days so I th I think it's a good project and uh I think they adequately address the individual parking required for each of the units.

I'm I'm okay with it.

Okay.

Mr Peterson Thank you, Chair.

Um I'm curious, so what pushes something from medium density to high density?

So if we went from like what have been a two three-bedroom unit, now we're a five-bedroom unit.

So now all of a sudden we're kind of packing them in.

And I don't not really sure how this how to approach this, but you know, we were we're being presented with medium density, but now all of a sudden we're five bedrooms in how many of the units?

Um fifty.

But maybe one good.

Yeah, it'll be primarily threes and fours, three and fours.

How many fives?

Yeah, we don't know that information yet.

It's to be determined.

Yeah.

But uh that doesn't push into high density, right?

A high density would be an apartment project.

Uh a small lot, single family detached.

Um, I've done these type of projects at most maybe 10 units per acre if you have it on a flat site, right?

And that's still considered moderate density.

And uh frankly, right.

Even in apartments right now, a lot of communities are going in and evaluating how the high rents are affecting sewer flow, for example.

And there's been a lot of studies showing that yes, in apartments now, since rents are so high that there's more people living in them, right?

And so there's more sewer flowing.

Uh, but this is still a moderate density project, again, with primarily three and four bedroom units with adequate parking.

So, thank you.

Oh, you got something?

Sure.

Um, okay, I just want to do a reset real quick.

You're looking at this application for two reasons.

One, the properties zoned non-residential.

If it was a non-residential development, you would not be considering the special use permit.

So you're being asked to allow a residential use in a non-residential zoning district.

Um when you look at the residential use, and we've talked about this for years now.

You kind of need to be blind to tenancy.

They're representing to you this will be a rental product.

Um, I'm sure Ken would agree that you just don't know.

Things can change.

This may the final map may come in.

His current client who wants to pursue rental may say, you know, Carson's not the market for us.

Well, we we got a good somebody's about to write a big check, we're gonna sell it to them, they're gonna build something for home ownership.

So I don't want this commission to consider tenancy because we can't control the tenancy.

Also, you're looking at a map.

You're looking at uh a tentative map to subdivide this land into however many lots it is, 50 something, and so I just I just want to be clear a house is a house is a house.

The traffic generation from a house is typically derived from the setting.

Is it a rural setting, a suburban setting, an urban setting?

It's not necessarily derived from the never number of bedroom counts as as Commissioner Pizell mentioned.

If you do attract young families, you'll have a lot of kids who aren't driving, um, so and they are meeting the parking standard, and that's in the staff report as well.

But I just wanted to do a reset on why we're here.

So you're here to try to decide whether or not it's okay this non-residentially zoned piece of land to be developed with a residential use, and you have to look at your seven findings of fact, and that included the neighborhood compatibility.

So I think the discussion on the rip wrap was was appropriate, and you're also looking at it as a tentative map, and you've looked at a lot of tentative maps, and you're taking into account transportation, utilities, fire, all those things as you look at the tentative map.

But I would ask that you not rely on um any representations on tenancy.

Thank you.

Okay, um, you have any problem getting a a wheel serve letter from the trash company?

No, we work very closely with all the local trash companies, and uh that's something that we take into account early on.

So if I put that in there, you won't object to that.

No.

Okay.

We have to get a will serve letter from them.

Period.

Yeah, but we'd rather do it before instead of after.

Yeah, we will from our standpoint.

We will have a will serve before we submit the final improvement plans.

All right.

Um, hope you have a.

Yes, I do.

Here's my proposed wording that you add a condition that says the applicant has represented that riprap areas will be partially replaced with landscaping to promote neighborhood compatibility.

The revised landscape plan, including the wall detail, must be approved by the planning commission prior to the issuance of a site improvement permit.

Okay.

It'd be acceptable to you, sir.

Yes.

Okay.

That was less wordy than what I was working on.

Yeah.

All right.

Is there any further discussion or questions for the applicant?

Is there any public discussion?

Thank you, Chair.

Denny French, Carson City.

Thank you, Hope, for narrowing it down to a I don't want it.

Um the purpose for my existence recently is just to keep reminding people that the natural habitat out there is performing a duty.

He's already expressed how soil is, it's wonderful.

The plants and the critters out there are doing well.

We didn't grab it up and we haven't used it as part of a corridor for insects or livestock or anything.

It's going to be used for either commercial or housing.

And if it's going to be housing, I don't want to have rentals.

People are put to a point where they have to then hope that they're not put out for a no cause eviction after making an investment and moving into a neighborhood that they would like to invest in that they're going to be paying for the roads while they're paying their taxes.

But they won't be able to own their home.

And that is, I don't feel very good for us, especially when we have such limited beautiful land that if the land bill passes, we will then maybe have land that this might be more appropriate for that wouldn't be substantially good for a specific habitatal area.

Um is limited.

And every time we give a piece of property away for something like this, which is already owned and they have a right to develop it.

It's not that we can put those critters up on another area, and we can put these houses in other areas.

But if we're going to have them, let's make them viable.

Let them be somebody's future in their wealth earnings or their continuation for their families, not rentals.

Yeah, it's great if we could get houses that we could pay, mortgages that were less.

Yes, we have problems about that.

But other things are coming forward.

Just please don't put us on some more roads and streets if those people aren't going to be dedicated to their homes or have an existence that can carry on into their future generations.

Thank you.

Any other public comment?

All right.

I move to approve LU 2026 0087 based on the ability to make the required uh SUP findings and subject to the recommended conditions of approval included in the staff report.

Okay, do we should we do them separately?

Can we do them both at once?

No, you should have two separate motions.

Alright, is there a second for that?

Well, discuss I'll I'll second, but I think we need some discussion because I think is the special use permit is where we need to put the two conditions, which is the so we need to add that.

We could the Willserve letter for the trash company as well as Hope's uh proposed.

Shouldn't those go with the tentative subdivision map?

Yeah, that was where my was that was where I was hanging my hat.

See, I'm gonna put it as specific conditions to the okay, never mind.

You're the boss.

I'm just the all right, all right.

Now wait a minute.

You guys quit fighting.

Okay with the tenant dip map because the two are going together anyway.

Yeah.

So this motion, this motion doesn't need those.

We're gonna put those in the other one.

All right.

Is there any further discussion?

Yeah, that's right.

Or say aye, opposed, no.

Motion carries.

All right.

You started this, Commissioner Bazell.

You get to finish it.

No, wait a minute.

Okay.

Um I'd like to make a motion.

I move to approve uh recommend approval of uh SUB 2026, um 0086 to the board based on the ability to make the required tenant subdivision map findings, subject to the amended conditions of approval including included in the staff report, including the condition about getting a Will SERP letter from waste management and the planning uh community development directors condition regarding the revised uh landscaping plan.

Okay, is there a second?

I'll say there you go.

Any further discussion?

All in favor, say aye.

Aye.

Aye.

Opposed no.

Motion carries.

Thank you.

Thank you.

Thank you.

Good luck with your project.

Thank you.

There's my agenda.

Second by Commissioner Peterson.

Staff report.

Okay.

Excuse me.

Shout out to McKenzie for doing this PowerPoint for me and keeping all the details together.

So far as of June 23rd, we've done 96 million dollars worth of permitting in terms of valuation.

Valuation today is over 22 million dollars.

Um, in terms of housing starts, we've had 76 housing starts, only four single family, and I think last month was like two single family.

We had um 72 multifamily units, and those are primarily the rider apartments over on 5th Street at Lampa, and we've had 212 housing starts as of um this calendar year.

So keep in mind I think we're allowed to have 700 and something, so about halfway through the year, and we're at 212.

Um we had a liquor hearing on June 23rd and issued a license to the Fox and Fire Pizzeria and Taproom, which will be where Flat Earth Pizza is.

Um Jim Phelan with the Fox, it's purchasing that property effective August 1st.

And I talked to the current property owner or business owner, and he said they're gonna keep the recipe the same.

Just saying.

Um also issued a liquor license to the Smoke City NBLP at 2311 North Carson.

I talked to that business owner and she said her clients thought it would be nice if they could buy um liquor at that location.

Yes, um, you know what you did today, code enforcement had sixty-four cases open, seventy-two closed, and continues to do proactive work on illegal vendors um during their swing shift.

So they're working, um, I think it's three to ten, and um, where you have vendors on the street side.

We have thirty nine thirty-one new business licenses issued so far this month.

Upcoming events, um, this weekend will be the car show and shine at Gold Us West.

We'll have um the GSDC of Reno Show.

That's a rodeo over at Fuji Park.

I believe that's the rodeo.

The Carson City Elks will be celebrating the country's 250th birthday on June 27th.

And for 4th of July, we'll have the fireworks at Eagle Valley Golf Course and the downtown revival show will be on July 11th.

So those are just the special events that have come through my office.

I know for the fourth of July the newspaper has a big um insert, and the mayor has has put together a list of all the programs that will be happening.

And so that is what I have for that update.

Yes.

Quick just um I had a chance to go into flat earth pizza the other day, my wife and I did, and uh I'm glad to hear they're not changing the recipe.

I enjoyed their their pizzas that we had.

So uh it was good to hear that they're not changing the recipe.

I really liked it.

Yes, it was interesting.

Um earlier today, the the business owner was in the office, and I was looking at him.

I said, You're familiar, and he said, You're familiar.

And then he told me who he was, and I said, Oh, that's why.

We go there.

Okay, uh, for your July meeting, you kind of have a big agenda, but I don't think it's too complicated.

Oh, yes.

Terry wanted to say something.

Yeah, I just wanted to correct that's not a rodeo.

Those are those pretty uh Spanish dancing horses.

And those are very, very unique.

I mean, we have the rodeo in Reno, but this right here, it's a competition and they do Liberty and they do a lot of other things, and they are spectacular.

Thank you for that.

I'm sorry to interrupt.

No, I'm I'm glad you did because I I've seen the flyers and I equated it to a rodeo.

So I'm glad you corrected that.

Okay.

So next month you're going to have um a special use permit over at Capitol View Drive for a detached building, it's 26 by 60 feet.

Um you will also have a special use permit on Clearview for self-storage units.

You're gonna have the abandonment of a right of way.

It's an alley at 1114 North Curry Street.

You'll have a special use permit over at Sutro Gonai for a utility substation.

Um you'll have a special use permit at 2400 East Williams Street for a billboard, it's an existing billboard.

And I was surprised to see this because I thought we got rid of the renewals, but then I remembered when we updated Title 18, we didn't touch the sign ordinance.

So the sign ordinance is still intact.

And then you're going to have the abandonment of a right of way over at the affinity project.

Those are those over 55-year-old apartments at Lampa that you just approved.

They'll have abandonment of a right-of-way over there.

It's um a drainage easement.

And so again, you have a lot of items, but I don't think there's anything too complicated on there.

So I think a five o'clock start will be fine.

Okay, thank you.

That's not excuse.

Okay.

Any other comments from the commissioners?

Carrie?

I would like to hope I would hope to see more single family developments like this one, but that would be available for purchase.

Um I think that that is something we've agreed on that a long time that that is a need for our community, and I think that um it'd be a great opportunity for, you know, people to have their first homes or their last homes.

I mean, those are wonderful communities.

I like to see more of those type of infils.

And I I do have an idea about that, and I thought I had shared it with you, and I may not have, but what I'll do is um I kind of have William Street behind me.

I almost have the parking in RDA one behind me, and then I'll be ready to launch my next project.

So maybe I'll unveil it to you next month and we'll do listening sessions.

Title 17.

Okay, anything else?

Public comment.

As you probably can figure, I am very disappointed about the route that we've taken, and I appreciate your bringing up the fact that those homes I feel should be coming into our community while we still have some options before any land use changes are.

I would again like to suggest that um the information I got about that presently uh terraced area that has the stairs and street names and all.

And um that when it's brought back to you for any reason that you clarify to the community what portion of the increase uh uh cost to putting the crosswalks or any street improvements would be, and how the share is.

It's put down as a three percent not to have exceed forty-three thousand dollars.

So I'm going, uh, which part of that neighborhood are gonna be contributing to those costs?

And because I I perceive that after seeing that project that's already in the works, um how many people they're putting into the part uh these homes, um, we're gonna have some more traffic matters there to consider.

And so just to be alert that I'm thinking that this and that now accumulation is a big count count of people and their f fluidity for moving to their activities and such, and that's gonna change the whole terrain up there.

Thank you.

Any other public comment?

That's your chance.

Yeah.

All right, can we have a motion to adjourn?

So moved.

There's second.

I'll second.

We're out of here.