Ladies and gentlemen, it's July twenty-ninth, twenty twenty-six.

I'd like to call to order the Carson City Planning Commission meeting.

Uh call roll, please.

Chair Borders.

Present.

Vice Chair Cron.

Here.

Commissioner Brooks.

Here.

Commissioner De Christopher.

Here.

Commissioner Peterson.

Commissioner Preston.

Commissioner Pizell.

Here.

A quorum is present.

Thank you.

Commissioner Brooks.

Would you leave us in a pledge, please?

I pledge allegiance to the flag of the United States of America.

And to the Republic for which it stands.

One nation under the odd, indivisible with liberty and justice for all.

Thank you.

The public is invited at this time to provide comment on any topic that is that relates to the any matter over which this public body has supervision, control, jurisdiction, or advisory powers, 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 for public comment.

If someone could keep an eye on that clock for me, I found that it's been a trigger for me and some of my anxiety, so thank you.

And just let me know when my time is up.

I can bow away pretty formally comfortably.

If it's on time and it's present for your ability to have read, that you would then name them, not necessarily get into the complete statement, but I thought that's a good idea and a consideration I'd like to see on all the agendas for all the meetings because I feel that those public statements, if people can type or spell in which neither I can do, um, they should be given a shout out for their having made those comments.

Are there any additions or corrections to the minutes?

Hearing none, can I have a motion to accept?

Yes, I'll move to approve the minutes of June 24th, 2026.

All right.

Motion by Commissioner Pazell is there.

Second.

I'll second.

Commissioner Crom seconds.

Any further discussion?

All in favor say aye.

Aye.

Aye.

Opposed, no.

Are there any abstentions?

I abstain.

Commissioner De Christopher.

All right, thank you.

And Commissioner Brooks.

Yes, sir.

All right.

I'm trying to remember if I was at the meeting.

The motion carries.

Three votes.

I think yeah, we had three.

All right.

Item 6A.

Discussion on possible action regarding condition of approval concerning a landscape and wall plan associated with the application from LC Cochise LLC for a tentative subdivision map for the 50 lot single family residential development on a site zoned retail commercial located on the southwest of the intersection of Cochee Street and West Overland Street.

Parcels number APN 009-26705 and APN 009-26713.

Recommended for approval by the Board of Supervisors at the June 24th, 2026 Planning Commission meeting.

Heather Good evening, Heather Manzo for the record.

So on the site up there is where the uh project site is located.

This was heard as was noted in the staff report by the planning commission last month, and a recommendation to approve was forwarded to the board.

Uh with that, the commission did add a condition recommending that the applicant bring back an updated landscape and site plan, uh removing any riprap that had been proposed and adding some landscape area and to get some details on the walls they were going to use.

So with that, the applicant is presenting to you this evening that plan in order to uh satisfy that condition.

Ums that are made by the commission tonight will be forwarded to the board through the staff report uh for uh that item.

Uh so this is the site plan that was uh recommended for approval.

And of note are the uh the tan areas along the west side.

Uh that is where the riprap has been removed from the plan and a wall plan and revegetated materials along with landscaping along the frontage of Voltaire have been added.

Uh so the applicant provided a couple examples of what the wall detail might look like as well as what the revegetation would look like once it's matured.

Uh so on the left hand side is a revegetated slope in another jurisdiction, and then uh the other slope treatment is that MSE wall.

So they identify it a gray as the color and um that smooth texture uh as the uh surface material.

And so where this would go is along that voltaire frontage, so on that west side.

So up you'll see on the left hand side is Voltaire, and then that treated slope with the revegetation uh on that sloped area, and then down at the bottom where the house lot is, that would be the backyard for most of these.

I think there's one side yard as well.

Uh that that blue area is where that wall would be located.

So uh typically staff wouldn't recommend smooth face because it can be um an ISO over time.

However, this is in people's backyards, so there's really not the same kind of concern that we would have if it were in a public space.

So with that, the applicant is available if you have any questions for them.

Um otherwise, there's a recommended motion in your staff report.

Okay.

Are they are they here?

Yes.

Can they come forward?

Thank you very much for being responsive.

You're welcome.

Uh good evening for the record.

Ken Crater with Crater Consulting.

Yes, hopefully uh what we provided satisfies the concerns of the planning commission.

And one thing I do want to point out is that uh the good thing about this site is um Voltaire Street, which is the highest street above the uh western property line.

All the drainage that comes down onto Voltaire will be captured in a storm drain line and piped down to Overland Street.

So the only water that flows on that two to one slope will be rainwater that hits it.

Uh so that greatly decreases the chances of erosion.

And uh uh so I I personally love the idea of doing the reveg.

It's gonna cost more money over time because of the maintenance, but it's gonna add a lot more value to the project because it's gonna look a lot better for the residents and the community.

So I'm other than that, I'm here to answer any questions.

Um the the block wall that we're gonna put up there looks like it's gonna be something like four or five feet tall.

Is that the mechanically stabilized earth wall behind the homes will range in height from about four feet and on the very ends on the far north end of the south end increases to 10 feet.

So it is a tall wall, uh, but we're going to use a uh block uh that has some texture to it, some color, and we've used this on multiple projects.

In fact, I use this on a project in Reno where we had a series of three-step walls, and I just got the comments and how good the wall looked.

Um you need to do tie backs with a wall like that.

Yes, yes, that will require tie backs for that wall.

Okay.

But it's great soil, um, it's all structurally sound, uh, so there won't be any issues as far as the stability of that wall.

Okay.

Any other questions?

Commissioner Crone.

Yeah, I I want to thank you again, as is as the chair did for your responsiveness to trying to get this to move along quickly and also to address our concerns.

Um just a couple things, just for the record.

Um, we talked a little bit about the the drainage basin in particular and how that has been a struggle for um uh getting something implemented that looks nice.

And so uh what I see here is we're looking at two to one planted slopes, common area landscaping.

So you're you're looking at doing something uh visually aesthetic around the basin at this particular point.

I mean, we haven't got a detailed landscape plan, but conceptually that's what I'm reading from this, and I just want to make sure that is your vision as well.

That is, yeah.

We also eliminated the riprap around that area, and those slopes are much smaller, and again, uh the only water on those slopes will be uh when you have the storm event within the basin or rainwater.

So excellent.

Um then is just to be sure that I understand.

So you're talking your MSE walls are always are all behind the residents on both the west, north, and south side, and they're using your keystone walls between the residents.

Is that how I'm understanding how that works?

Yes, the the only real structural walls again is just what you said the west, the north, and the south sides and the backyards of the residents' home, and uh Overland Street will be higher.

Uh the folks that uh live on Appian will be higher.

So this is basically cut into that slope.

So the only people that will really see that wall are the residents themselves uh when they they're looking into their backyard.

And they'll be landscaping, right?

Trees to screen that so that's that's how I'm interpreting the plans as well.

So um the other question along uh Cochise is that there's another retaining wall.

Is is that is that your um uh Keystone wall, or is that another MS uh E wall?

That will be uh a CMU wall, but again, we'll use decorative block, colored, textured, and there's uh uh roughly a 10-foot landscape strip along there that will have pretty significant landscaping to screen that wall over time.

No, it looks good, and then the the trees along there, especially with that 10-foot difference as as the tree canopies grow up.

It I think that's gonna look really nice.

So if you're driving along the street with the canopy as it as it grows, you're not gonna see the homes.

And if you use you know some some larger plant material alongside the wall, that wall will not be a visual eyesore.

So I'm not a landscape architect, but I ran uh landscape division in a firm for about four years, and I've worked on a landscaping project and I've done all my landscaping, and I'm a stickler.

And if you notice in the application, I made the landscape architect list the trees that we'll use, and they're all trees that are either native or tolerant of our weather conditions here, our drought and all deep rooting, uh, just to make sure that there's no upheaving of the sidewalk, and uh uh so all the trees should just be beautiful trees over time.

No, I I would agree, and uh also your re-vegetation list.

It comes from Comstock Seed, and they are you know one of the premier uh uh dry land seed mix companies here in the area.

So I was really pleased to see that as well.

And you have a variety of of uh of uh shrubs and perennials and annuals mixed into that, and so I've I was very pleased to see that mix as well being diverse and this is an east-facing slope too versus a west facing slope.

So I I think there's a great probability that just like the freeway, the freeway through Carson City was a similar uh approach, yes, landscaping approach.

And I I think over time the maturity that we've seen, not only on the slopes on the north end of town, but also the slopes, you know, through the southern part of the project have turned out very well over time.

They've filled in, they've matured.

So I think there's really in my mind a great hope for a really a nice aesthetic treatment on that slope.

Uh the only thing that uh the only thing that I would like to see, to be honest with you, I was very impressed, is I'd really like to see more trees on the slope than with what are graphically being shown.

So that would be my only otherwise, I think you've done a great job.

I just uh I just graphically, and again I realize this is a graphic plan, and we still have to step into the landscaping plan, but I know I would like to see uh probably double the amount of trees that are on that salt right now, just to help again with that with that whole visual look.

So I get it, it's just uh about cost and keeping you know the units affordable.

But uh one thing I will add, which I think you'll appreciate, is uh I told the uh uh builder that what I want them to do is to do first a broadcast of seed on the bear slope, and then the second broadcast with the hydro mix, and in working with uh Kelly DeFrance from uh uh from LA Studio, she agreed that the probability and chance of a more quicker uh reveg on that is much greater with that double seed mix.

So I think that'll help too.

I would agree with Kelly on that as well.

So uh I think you're approaching it well.

I think I like I said, I think you've done a great job in response to what we asked for, and so thank you.

Thank you.

And yeah, we'd all like more trees, but I do believe is those materies for mature over time and the reveg, it will still look very nice.

Way nicer than riprap.

So any other questions for public comment.

Danny French, thank you.

Um I've been opposed to this from the start because I felt it should stay with uh uh basic development of the consideration without any changes uh for, of course.

I can look down and not see what I wanted to say, but the main thing is I didn't want the change on that.

I didn't want housing in there, and then if it was, I didn't want it to be rentals.

So that's my main objections.

But I did have problems with the parking and the lack of accessibility to the neighborhood from the the side streets and parking.

But one of the things was that he covered everything that you asked for, and I'm really pleased with the pictures that he provided, gave me a good visual on it.

I've done pretty good homework.

I looked at the the minutes from the last meeting, and one of the things that you really emphasized were those darn riff rafts.

And I think that's so great because I thought riff raft were people or behavior, and it's the stone.

So every time you said that, I was wondering I finally asked.

Anyhow, I appreciate all of this, but I am opposed to it for those reasons, and then also the traffic that I feel that it will be generating, and also the destruction of an area that I felt would have been perfect to be considered as part of uh the migration first specific species, and so that's gone, and that the further development in that area will limit that even more.

I also um I just have a personal thing.

I like seeing the pictures, I like seeing all of this, but I just don't have you know how you just have gut feelings.

The tension basins have been lessened in depth, and I'm not sure that was a good mark.

But if it takes away part of the slope, that's fine.

But they really didn't depict it in any of their pictures or even the actual area on the map, it's not really designated very broadly, and so that makes it a little harder for people to observe and then figure it out.

But I'm hoping for the best, and um any time they've done something, it's it has been in their past successful.

I'm just very uncomfortable, and those are the reasons.

Thank you.

Any other comment?

Okay, guys, what's your pleasure?

I'll make a motion.

All right, Commissioner Brooks.

I move to approve the landscape and wall plan associated with SUB 2026 0086.

Thank you.

Is there a second?

I'll second.

Commissioner Puzzle seconds.

Is there any further discussion?

All in favor say aye.

Aye, aye, aye.

Opposed, no.

Motion carries.

Thank you.

Item 6B, LU 2026-0102.

Discussion and possible action regarding an application from Douglas Noons Noons.

Yeah.

For a special use permit to allow for the construction of a 1,560 square foot detached metal accessory structure to be used for storage of personal items and a recreational vehicle with a cumulative square foot totaling 115% of the size of the primary structure on property zone single family one acre located at 6220 Capitol View Drive.

Parcel number APN 010-181-13.

One Heather.

With the proposed accessory structure, the total square footage of all accessory structures on site will be 2,904 square feet.

Per the municipal code, accessory structures totaling more than 1,000 square feet and more than 100% of the square footage of the primary structure require approval of a special use permit.

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

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

If you would like to go over any of those findings, um I'm happy to do so.

Okay.

Um on the plans, Heather, it shows that the that the driveway that will go into this is not part of this permit.

Is that do we care?

In other words, it he's showing that that there'll be an asphalt driveway, but it's it's not, it says proposed on his plan.

Right, so they'll have to get a building permit, and that would be part of the that'll be part of the building permit.

Okay, that and that's fine.

That's all I have.

Any other questions for staff?

Commissioner Pizell.

Thank you.

Um Heather, will there be or do you know if there's going to be any electrical or plumbing connections to this detached accessory structure?

Um, I'm I'm filling in for Lena.

I don't believe there is, but I think uh the applicant can confirm that.

Okay, thank you.

Okay.

Oh, just one second.

I'll we'll we'll we'll get to you.

Any other questions for staff?

Okay, Commissioner Brooks.

Uh the engineering division commented that the uh driveway cannot be installed as shown.

Uh I'm interested if if you and the applicant have had discussions about that or if there's a plan for addressing that.

Thank you.

Stevens confirmed that.

Okay.

All right.

Now, sir.

You are the applicant.

Yes, I am.

All right.

There's there are seven conditions of approval.

Are you familiar with them and do you accept those?

Okay.

And uh I guess you've you all have worked out the driveway thing.

All right.

Uh what about other utilities in well, as of right now, there's not going to be any electrical in the building because I have to do a service change with NV Energy.

Right now, the power lines are overhead, and I propose to put the the power lines underground and put in a new 200 amp service because the the length of the power lines right now will not accommodate a 200 amp service.

So right now the house, the main house only has 125 amp service, which is not enough.

So that's where I'm at with the with the power right now.

There's not going to be any plumbing in there.

Okay.

You don't have to keep pressing it.

Oh, okay.

I didn't know that.

I was just going to um uh it's it's city water, city sewer.

Okay.

Any other questions for the applicant?

No.

Okay.

Any public comment?

All right.

Make a motion.

Ma'am.

Thank you.

I move to approve special use permit LU 2026-0102 based on the findings and subject to conditions of approval contained in the staff report.

Okay.

I'll say okay.

Go ahead.

Oh, no.

Okay.

All right.

I'll Commissioner Crohn second.

I'll settle that.

Any further discussion?

All in favor say aye.

Aye.

Aye.

Opposed, no.

Motion carry.

Sir.

Okay.

Thank you.

You did well.

That is how it's hard to the neighborhood's very pretty.

Yeah, it is.

Oh, the whole house, yes.

Oh, okay.

I'll do it.

If we had a catalog that gave an illustration of what we as planning commissioners would like to see with this type of a special use permit, I think that would be in the catalog.

It's just beautiful.

They've done a very nice job.

Okay.

Item 6C, AB 2026-0103 discussion and possible action regarding a recommendation of the Board of Supervisors concerning an application for inland group to abandon a 20-foot natural drainage easement approximately 12,615 square feet in size, entering in from the west and continuing out to the east side of the parcel within the Lompa Ranch North Pacific Plan Area and Zone General Commercial SPA located approximately 2,000 feet from the south of East William Street at the southern terminus of Gold Dust Way, parcel number APN 010041-85.

Heather.

Thank you, Heather Manzo for the record.

So the Planning Commission saw a special use permit for development of this property a few months ago.

As the applicant has moved forward in design, they discovered that there's an existing drainage easement on the property.

So as you can see here, the uh drainage that used to go through that um easement has been located to the south of the easement itself in that formalized uh drainage channel that goes off to uh the east by I-580.

So this is no longer necessary to carry any flow.

Um, and so staff is recommending that you recommend approval to the board of supervisors on this, and I'm happy to answer any questions you may have.

Thank you.

The use of the term natural drainage channel or easement connotes other things.

It would be better if it just said drainage easement.

That may be my guess is this is an older map.

Okay.

Are there any questions for the staff?

Our staff?

Yes.

Um, Heather, if you could rem help me in my memory.

What was the name of the project that we we approved?

It was a what four or five uh months ago that we approved the project.

What was the name of it?

Do you remember?

Uh well, Affinity is the applicant, and um this was for the 55 and over apartments.

Okay, and the duplexes as well.

Oh, that's right.

Thank you.

Any other questions for staff?

We don't need the applicant if they're here.

Okay.

Are they here?

Yes.

Do you have something you'd like to say?

Uh no.

All right.

So I'm just here.

I represent the surveyor.

Thank you.

All right.

Any other comments?

I'd like to make a motion.

Please do.

Commissioner Pizzell.

I move to recommend that the board of excuse me.

I'm sorry.

Public comment.

You didn't raise your hand, Denny.

I didn't see.

I'm sorry.

I probably didn't.

Denny French, thank you very much.

Looking at all that paperwork and having such little discussion is a little scary for me because I didn't read all that material.

And I'm thinking a natural drainage way has been how we've gotten into so many problems here.

The natural has not really wanted to stay where we'd like it when we do our development.

And so I'm I'm curious as to how come there are so few questions with so much literature about it.

Thank you.

Okay.

Commissioner President.

Thank you.

Uh I move to recommend to the that the Board of Supervisors approve the abandonment of the drainage easement based on the findings and subject to the conditions of approval contained in the staff report.

There's a second.

I second.

Commissioner DeChristopher, thank you.

Any further discussion?

All in favor say aye.

Aye.

Opposed, no motion carries.

Item 6D, AB 2026 day 0104 discussion and possible action regarding a recommendation of the Board of Supervisors concerning the application from Valoria.

Oh boy.

Why don't we just say one to four?

All right.

Heather.

Heather Ferris for the record.

The subject abandonment area is a 10-foot wide alley that runs north to south west of North Curry Street and east of North Nevada Street.

The area to be abandoned is approximately 1,683 square feet in size.

Staff did encourage the applicant to come forward with abandonment for the entire alley as the development including development including structures, fences, landscaping, um have migrated into the alley over the years.

So it really is just a paper alley.

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

Questions for staff, Commissioner Crohn.

Heather, a couple things.

Are you saying five feet and five feet, which will happen or ten feet one way?

I don't quite understand what it's essentially five feet and five feet.

So the um picture that's up is the resultant parcels after the abandonment.

And the um dotted lines kind of down the center where the alley used to be shows essentially what reverts back to each parcel.

Okay.

Thank you.

That's very helpful.

The other thing that I guess I'm a little concerned about is you you talk about future development plans, and yet this alley, as I understand it, is also going to be or is currently has a utility public utility easement over top of it.

So and my understanding is uh Nevada Energy has uh lines in there or stuff in there.

Um so I guess my question is I don't I one there at the north end there's some part there are some buildings on top of uh this ease or this alley.

Um and then they're talking about developing they need to get rid of this because of future development, but if you have a public utility easement, can you be building on top of a public ease uh utility easement?

But if you have a public utility easement, can you be building on top of a public ease utility easement?

I guess I'm a little bit confused, so help me out.

So I've had the uh this project has actually gone forward to HRC, so I understand what their um development plans are, and it wouldn't be to further encroach within that um abandon that alley area.

Um essentially they would be looking to connect the um existing house to the carriage house garage.

Um so that would all become one structure.

Um as far as the um NV Energy facilities, they would be required to um reserve an easement to accommodate those facilities.

So they're currently working with NV Energy to establish where that easement needs to be.

And no, they would not be able to construct within a utility easement.

So the existing the while there's not us existing utility easements there, there is existing facilities, and we will before the abandonment records, have appropriate easements established for the existing facilities.

Okay, I just was I just I was just concerned.

Uh it there's a little there's at least I was having trouble sorting through what was happening.

So um but all right, thank you, Mr.

Brooks.

Thank you, Mr.

Chair.

Uh Heather, uh what was the extent of discussions with other property owners and did they have any concerns or did they enthusiastically sign off on this?

So um I don't know if the applicant has reached out directly to property owners.

Um we are required by NRS to send notices um via um certified mail requiring signature.

Um we have not received any comments at all.

Okay, but you have received the signatures?

Yes.

Okay.

Thank you.

North Nevada and and West John's, the the one with all the buildings on it.

Uh it looks like that second part of that building is is encroaching in the setbacks and is also on the lot next to it, zero two.

Yeah, so um there's existing um uh on the on uh 1114 North Curry and on um the parcel ending in 01.

Um there's essentially garages side by side there, and they've been there for years.

Um and yes, they do encroach into that alley.

Oh, I see.

They're both they're both encroaching.

Yes.

I thought that was one building encroaching into the other.

No.

Okay.

All right.

Uh the applicants here.

Oh, I had one more question for I'm sorry, go ahead.

No, no, that's fine.

So you're asking us tonight, based on the staff report, just to abandon the alley and any type of easements that need to be negotiated with NV Energy, and as far as that public utility easement, that's going to be taken care of between NV Energy, the applicant, and the city to establish that PUE through there.

Is that right?

Right.

So kind of the order of things is your recommendation on the abandonment will go forward to the board.

Um the board, assuming that they approve that.

There are four conditions of approval that the applicant will need to meet prior to that order of abandonment recording.

Um, specifically, condition number four says prior to the recordation of the abandonment order, a utility easement must be reserved to accommodate existing NV energy facilities in the abandonment area.

So before that that order is recorded, actually abandoning the alley, we will have easements established.

And then they will be put on what document is then they get put on.

So they're recorded as individual easements, and that gets um recorded against the properties.

Okay, thank you.

Yeah.

Okay.

Any other questions for staff?

The applicant is here.

Uh there are four conditions of approval.

Are they acceptable to you, sir?

For the record, my name is Dan Oester.

Commissioners, thank you for your consideration this matter.

Uh I represent the the law firm and I'm a commercial real estate agent.

We are in escrow to buy this.

This is the last condition of that purchase.

Uh they plan to maintain the existing historical structure.

And just to address some of the other questions I've heard, sir.

Um, we did reach out to the neighbors.

They've been overwhelmingly welcoming, which has been really pleasant.

Um, we plan on adding some parking in that area that we will uh make available to the public during off business hours.

We're also going to put in uh EV chargers, and that along with just the upgrade of the building to like the last gentleman.

We just need more amperage in there to run a modern building on it.

So there will be a whole new provision with NV Energy.

We're not able to bring power across this easement.

It will be coming across or under Curry Street or whatever the whatever the required building code for that is.

Um and then, yeah, the other conditions are acceptable, sir.

Okay.

Are there any other questions for the applicant?

No public comment.

I would I would like to make one more comment.

Oh, I'm sorry, go ahead.

I would just like to compliment the work of the staff through this process with us.

Heather Ferris in particular has guided us both through the historic review committee as well as through this process.

And I I just have found it somewhat complicated, but very helpful to have the support we've received from the from the staff.

Thank you.

Glad to hear that.

Yeah, no, we're very glad to hear that.

If I could have one more second, but since the applicants up here, and no more seconds.

Okay, go ahead.

Um, I just wanted to commend you guys for see you know, saving the historical character of that house.

It could have been very easy to take it down and do some other things with it.

And so uh there's just that whole ambiance on the west side over on that historic district.

So I do appreciate um not only your effort, but the applicant's efforts as well as you know the owner's efforts in in trying to preserve that little bit of you know every time we lose something like this, it's a little part of us.

I think that we end up missing.

Whereas I think by trying to keep that restore it, update it.

I I recommend or I I really acknowledge you and and your team for that effort and working with the historical resource commission.

So thank you.

Public comment.

There you go.

I'd like to ditto uh chair um uh board member uh current um suggestions about preserving that area.

The first I've heard of the electric car hookups though for that area and the parkings considered.

I was quite gonna question if any of those individuals that lived in the other two or three houses had access in and out of their backside properties for utility use or whatever, and that would that still be maintained as open and would the property doesn't go to one of those owners.

It's either left like it is or it can be developed.

Is that my understanding?

Um with the easement for the NV Electric.

Also, the electric vehicle studies I've been doing, and you don't want to hear about it.

But the main thing is you've got to really watch out with the heats considerations and the facilities next to those charging ports and such.

So there are some considerations that maybe for the homeowners in the future to look at, but that um again I have some reservations, but gentlemen that just left for the other deal, just to throw it in.

He advised me that that uh waterway is actually a channel now, it's not a free-flowing natural, it's been uh civilized and so it for the future development.

That's what he wanted to make sure that was set for.

Thank you very much.

Any other public comment?

All right.

Please, sir.

Commissioner Brooks.

I move to recommend that the board of supervisors approve the right of way abandonment based on the findings and subject to the conditions of approval contained in the staff report.

Thank you.

Is there a second?

Second.

Commissioner De Christopher, thank you.

Any further discussion?

All in favor say aye.

Aye.

Opposed, no motion carries item six e sounds like we've got owed to joy playing for us.

ALU 2026-0101 discussion and possible action regarding an application from Clearview self-storage for a special use permit to construct and operate 43,980 square foot single story climate control storage facility for personal storage and a seven single story uh storage buildings totaling 52,128 square feet for indoor storage of boats and recreational vehicles as well as personal storage on two parcels totaling 4.78 acres in size zone general commercial and retail commercial located at 393 Eels Station Lane and 350 Clear Water Clearview Drive.

APN's number 009125-20 and APN 009125-21.

Heather.

Heather Ferriskin for the record.

So this project should look familiar.

It's for personal storage behind the JC Penny store.

The planning commission approved an SUP for this same request on March 30th of last year.

SUPs are valid for 12 months unless an extension is requested and granted.

And construction had not started.

So the SUP essentially it expired because it had not been initiated yet.

Personal storage and indoor storage of boats and RVs is an allowed use in the general commercial zoning district.

However, personal storage is only allowed in the RC zoning district.

So you have to have that retail and office use associated with the personal storage if you're in the retail commercial zoning district.

So per the municipal code where a parcel of land is divided by a zoning district boundary, an SUP is required in order to utilize the entire parcel with a use that is allowed in only one of the two districts.

Stephen Potez development engineering for the record.

In the public comment, one of the the items was uh concern about the size of the existing detention basin decreasing.

Uh specifically that it was designed for a 100-year storm event, and now we're talking about um it being designed for a 10-year storm event.

So when this was originally passed back in the day, that was also something that caught um our attention and something that we looked at very carefully.

So when that basin was actually designed looking back at the drainage study that created it at the time our old drainage standards were in the process of of being created, the um drainage study actually references forthcoming uh drainage standards.

So it it appeared to us like the 100-year storm event was chosen as a conservative measure because those standards hadn't been passed yet.

Um looking at the topography and the area, um, there's really no reason to have a 100-year storm event basin right here.

That's the type of thing you'd expect for like a regional basin where you have um other natural drainages uh flowing into it, but with it only serving the existing uh developed area there to the west, it really just doesn't make sense.

Um, and there is uh the roadside swales on the the streets in the area that convey the flows to the east.

So um it does it it it is going to be designed to have the runoff not just for the subject site but also the whole shopping center to the west so that is accounted for for the record.

All right.

Oh the other thing uh heather is is this is split zoned is this an item that we would consider in one of our annual updates to either consolidate the zoning or uh you know the land use on the master plan or we certainly can yes if it it it just having something on a split zone just doesn't seem to make any sense and I has nothing to do with the development or the developer but if if that's the case this is one of those pieces of land that I think we probably ought to make a note of and see if we want to look at it at the end of the year when we do those things.

Yeah I think it's definitely worth noting okay are there any other questions for staff oh boy commissioner Brooks.

Thank you Mr.

Chair um given the situation where this property was originally flood floodplain drainage looked at for a hundred year standard because standard were being developed it's forthcoming is it safe to say that other properties in the city have been through this cycle they were originally developed for a more conservative standard and then the standards were put in place and a future use of the property didn't necessarily require that I'm just trying to get to whether the uh the member of the public who submitted his comment I'm trying to get to whether this is a unicorn situation or something the city has encountered before.

Yeah um I based on my experience it is a bit of a unicorn typically okay prior to those drainage standards you just didn't see any drainage improvements or basins or a drainage study and then afterwards everything was designed to a five year storm event okay five year rather than 10 correct yeah all right the standard today is the 10 okay um commissioner cron yeah uh Steven so how does that affect on the plan the size of that basin does the basin shrink can they put more buildings there what if like you're saying you're responding to the comments that Bruce Scott submitted and um all of a sudden are we looking at maybe a different plan now if that if that uh huge hundred year detention basin goes to you know even a quarter of its size um and I'm not saying it would but if if it shrinks how does that impact impact and it probably from a use perspective it really doesn't but you know that we're talking about here with a special use permit but from from a site plan standpoint how could that potentially affect the um the site plan layout if at all good good question so uh the existing the the proposed basin is smaller than the existing basin um so that did shrink in in its footprint and that's that's represented in the plan that's before you tonight okay so that's the the final design there.

All right thank you and this this plan didn't change from the the one from a year ago no there's no no proposed changes okay Mr.

Bozell thank you um Steven can you talk a little bit about um condition number eight and the discussion in this report about the earthquake vault that bisects the the property Stephen Pose for the record um so that condition was actually met when they um they did their site improvement plans so we had an original approval they're going through their site improvement plans they submitted an addendum to the the geotechnical investigation we left that in there in case plans changed for whatever reason or you know we wanted to make sure that um that condition was in there to give you the an explanation of of what's going on there the the US GS creates maps that show earthquake fault lines there's one on this site um and so two things that are taken into account are the age of the fault line whether or not it's a threat but also um typically buildings that are not regularly inhabited don't have the same safety regulations that like a uh an office space or a store or a a residence would have so for storage facilities um typically they can be a lot closer or on top of a fault line thank you

So two things that are taken into account are the age of the fault line, whether or not it's a threat, but also typically buildings that are not regularly inhabited don't have the same safety regulations that like a uh an office space or a store or uh a residence would have.

So for storage facilities, um typically they can be a lot closer or on top of a fault line.

Thank you.

Is the applicant here?

Hi Dylan Roth and Robert Roth uh represent the ownership group for the development.

And thank you, Heather for all the help with this.

Sorry, I had to go through it twice.

City appreciates the money.

Thank you.

We were about two to three weeks away from having our permits and discovered.

We had not renewed and we had gone beyond the 12 months.

So all right.

There are there are 12 conditions of approval in this SUP.

Are you they acceptable to you?

Uh yes, they are.

Okay.

Any other questions for the applicant?

Nope.

Okay.

A public comment.

All right.

You all can come up and take your place and sign in.

Go ahead.

Denny French, Carson City.

Thank you very much for your um appreciation of this, but I'm not very comfortable with the fact that they got ellipsed on their their deal and now it's being redone, sort of in a different little bit of a twist.

There's a few changes.

And I think I was in the meetings on one of the other proposals here or year and something ago on this, and it was just seemed like a really unusually uh useful area for other things.

So I'm not for the storage, but I also am concerned about that water table.

I think we don't always think of it when we think of hundred-year flood times.

Our aquifers feel from the bottom, they don't even necessarily warn us they're coming.

It can swell an area or detract from it when it gets dry.

And so that basin might still be relevant in some ways for even just a leak it valve area.

But um, other than that, I'm I just I just really I'm looking at the fascia and the spaces and the length of area that's not have any kind of building strategic changes.

It's just a flat wall, and I know there's a word for it, and I can never think of it.

So I think that is extended in several areas.

They might want to put some fashion on it to make it other than the smooth cover face, and then the um street view.

Um, the bit that they put in as far as landscaping suggestions are great, but it will depend on the trees that they put in that will either block it or make it look like some sort of a um detention center.

So I think those things need to be considered.

Thank you.

Okay.

Yes, ma'am.

Push the push the button until it turns green.

All right.

Hi, I'm Julie Jones.

Pull that a little closer.

We can hear you, but they're taking okay.

Is that better?

Yes, ma'am.

Um, I'm uh owner of the townhouses can uh right next to this, and my backyard actually is right on the line of this property.

And one the basin does fill up pretty high of water.

There's a lot of decks and geese that play in there.

So when the season is going, I don't know if they've looked into that, but it does fill up and um I didn't get to see this, so I like the site plan, and it looks like that there's trees all along, but I want to know if the building is gonna be right against my backyard fence, or if there's gonna be some kind of um property in between us, and how I guess I can look at this because I didn't know how tall it was gonna be.

I'm just concerned.

My that's my backyard, and I don't want to look at a big old wall, and I hope that people who are building this understand there's a lot of us with our backyard right there against that property.

Yes, that's all.

Okay, thank you.

Yes, ma'am.

Go ahead.

Um, I'm Carol Wolf.

I submitted.

Again, Carol, can you move the mic a little closer so they can get you on the tape?

I'm Carol Wolfe, and I submitted an email.

Again, my concerns lie that with um this unit being an RV storage and boats and everything.

I'm concerned about all the added congestion that's gonna happen off of I-580 and highway 50 and South Carson Street.

There's already a lot of congestion there at certain times of the day.

And this is just going to increase that.

And I'd like um to know if that's been taken into consideration here.

And the other issue is is that it's not the board has been very complimentary of other things that they've approved saying they appreciate that they're trying to retain historical value in homes and everything.

Well, what about some of this preserve preserving some of this land?

Deer are in there and all other kinds of wildlife.

And why do we need another storage unit and taking that away from us?

Do we have to have wall-to-wall buildings?

Why can't we preserve some of this nature that we have in the city and make it a more appealing area?

I just wanted to voice those concerns.

Okay, thank you.

Heather.

Okay, so to respond to Ms.

Jones, um, I was just looking to see if I could tell how tall the buildings were.

Um Dalen may know that information off the top of his head.

It's about eight and a half feet high sloped road to the 20 foot set back.

About eight and a half feet high with a sloped roof.

Um there's a 20-foot setback.

So there is there is a buffer um between the residences and the structures, and that buffer will contain landscaping as well.

I want to just um I think I'm on here.

Uh just we're keeping all of the existing.

Oh, I'm Robert Roth.

Thank you.

Yes.

And uh we're keeping all of the native natural trees that are there uh as much as we can.

Uh and the water retention basin will also be part of that extended buffer and a good part of it uh there, uh separating it from the townhouses that are on the other side.

So I mentioned that that one comment from uh when they were talking about uh the townhouses.

And um also we'll be doing quite a bit of landscaping, which is all drawn on the plan.

So yeah.

Okay.

And this is Dylan Roth.

And uh as far as the traffic, we've had a trip generation letter, uh, you know, parking studies, everything uh self-storage is one of the least traffic impactful uses of commercial uh out there.

Okay, thank you.

Heather, you have anything else?

I don't have anything else.

Okay.

I had a couple things if I could.

Okay.

Just kind of following up on that.

Um regarding the chip, the trip generation, just to kind of drill down a little bit more on that concern.

Um when you talk about your letter, and I I mean I I would agree that a facility like this is not going to generate something as would be a high density residential development.

So, but from a trip generation standpoint, what are we looking at?

One of the questions I always give to Steven, and probably drives him crazy, is that if I were to stand on that corner, how many cars would I see go by in an hour?

Because again, sometimes these traffic reports it's difficult for me as well as other probably laymen to figure out what this actually means.

And so if I were to stand on, let's say just one street, let's just say clear view and watch cargoes go by, how much how many more cars would be added to the existing traffic on Clearview as a result of your development?

And I don't believe I have the trip generation letter in front of me, but the highest um peak hour or trip generation was 10 vehicles per hour.

So that would be an additional 10 cars.

If I was standing there on the corner, I would see an additional 10 cars above whatever the traffic is at that particular point.

They expect uh 10 cars to be going on to the highest peak hour, uh 10 cars going on to that parcel.

So roughly in one car every extra, one car extra, one car extra every 10 minutes.

Yeah.

Is that fair?

Six minutes, I think.

Yeah, it would be that's that right.

No, it'll be anyway.

Something it's so it's a fairly, I guess my point is it's a fairly minimal amount of traffic that is going to be added because of your development.

Correct.

Yeah.

One car every six minutes.

Thank you.

Sometimes sometimes the math gets away from me.

And and like to add self-storage is always deemed as a quiet neighbor.

It's a very quiet, uh, you know, first for a commercial use.

Um there's not much noise or anything like that with with self-storage.

And and as long as you're up here, the other question I would have is related to the landscaping.

You guys are from what I understand, you are real close to having construction documents to be submittal, being able to submit and those kind of things.

Have have you paid particular attention to that buffer?

It's 20 foot wide, from what I understand from Heather.

Have you paid attention to that uh concern that I think is a legitimate concern from the neighbors about how are they going to have a visual buffer between them and your development?

Correct.

We we have addressed that with our permits and we have design on the building, but we also have the trees and everything to essentially when they grow up to hide the building as well in that buffer zone.

Right and then in the water retention basis, we're keeping all the pre-existing uh trees there because they're well established and grown to also hide that.

Right, thank you.

Okay.

Any other comment?

All right.

I'd like to make a motion.

Go ahead, Commissioner Bazell.

Uh I move to approved LU 2026 0101 based on the findings and subject to the conditions of approval contained in the staff report.

All right.

Seconded by Commissioner Brooks.

Any further discussion?

All in favor say aye.

Aye.

Opposed, no.

Motion carries.

Moving right along.

Item 6 F L U 2026 day 0097.

Discussion and possible action regarding an application from outfront media for a special use permit to retain an existing billboard on a site zone general commercial located at 2400 East Williams Street, APN 00210501.

Heather.

Good evening, Heather Manzo for the record.

So this request is just to the west of I-580 on East William Street.

Uh I noted where the billboard is located on the site in red.

Uh so this is one of the billboards that's been in place for a really long time.

And in previous years, they've uh code requires that this come before the planning commission every five years to reapprove existing billboards.

Um in past years that has been done on time.

In this case, uh the five-year mark was um back in March of this year.

So this uh approval um has expired.

However, uh, in doing a review of our current code for billboards, uh, this billboard, if we're presented to the planning commission as a new billboard today, meets all of the code requirements, including um down lighting.

So I did drive by the site today just to confirm that there was shielding on those lights, and it is indeed shielded.

So the lights are downlit onto the bow board and not spreading um off the property.

So uh staff has recommended approval of the request uh with nine conditions of approval.

Uh the applicant is present if you have any questions for them, and I didn't receive any public comment on this item.

Thank you.

Heather, I know I know we we thought we had assigned this for review to by staff and not by us, but apparently that uh didn't happen in somebody's review of Title 18 or whatever happened.

But um since this is a new application, and I know in the last couple of ones that we have done uh for lighted billboards, we've also asked them to turn their lights off at 1 a.m.

and turn them and not turn them back on until after dawn or dusk.

So it would be 1 a.m.

to dusk uh as a condition of approval.

Um I I like doing that.

I think I'd like to continue.

So uh I would I'm gonna recommend that as an addition to item number nine.

Uh is there any other questions for the app for the staff?

Just follow I have one.

Go ahead.

Just following up is is the reason that it's coming to us because you're right that a lot of this was supposed to be administratively handled is because it's a new application.

Is that part of the reason it's coming staff approval got somewhere like Heather Fairs for the record.

So uh with the update to Title 18 division four um and the development standards was not touched and that's our sign standards.

Um and because it's a much bigger project to bring that into compliance um with federal law so um that will be handled um but we didn't make any changes at this point okay the applicant here Kevin Johnson for outfront media all right Kevin there are nine conditions of approval are they acceptable to you they are I would like to address the uh lighting issue go ahead um historically the there was not a restriction put on this it's in a commercial area there's no housing around it there's no um real trespass into anything with those lights remaining on past one o'clock and and our clients pay for that service to have the lighting on um through full darkness so we would like to have that um taken away if you could uh and allow all night lighting on that it it is down shielded it it projects down onto the sign um the sign historically has been there for many years it was relocated to that property through a deal with Caltrans and the city um when the I believe it's a hospital project went in Caltrans yeah I'm sorry and dot I'm from California it's okay um so um I'll turn red now so um through N dot and the city um when the hospital went in at the north end of town um we lost some billboards in the area and the deal was to relocate to this and that restriction wasn't put us on us then and I would appreciate it if it was not put on us now the um the reason for the late um submittal was I either missed or did not receive notification that it was coming due um but also when I got on this and started to work through it uh the property owner had passed so I had to go through the process of tracking down who was now going to be um in charge of signing that because we have to have property owner signature for the application package so um that took some time as well so the package did come in late and then it was further late by trying to get a check from my company so we five years from now put a thing in your calendar.

If if I am still with the company I will do that.

No I appreciate you listening to my excuses.

Okay.

You know Caltrans might hire you with the uh PR you're giving I I fit right into their uh mode well the the reason that I suggested the time frame is because after one o'clock around here nothing there's not many people on the road and it was just a you know light to light pollution is light pollution is light pollution but I can understand why you're saying yeah there's there's so much commercial activity in the area with the casino across the street the big commercial stuff along Long and William and Humboldt that there's so much um lighting in the parking lot to begin with this really doesn't create that much more um light okay any other questions for the applicant public comment thank you and I I apologize to the applicant um billboards were on your list quite a few times when I've gotten to meetings you gave certain places a certain amount of years to decide not to have them anymore and what's changed I don't know because I did miss part of the testimony and I wasn't able to look as much as I would have liked to into this but my main concern is the light but that's supposed to I was coming in.

The next thing is wasn't there a uh a sunset time on certain billboards and didn't we reach that at this point and aren't they exceeding that by putting in to ask for more time did you give them five more years before they get rid of them or are they gonna have mobile lights or flickers or different changeable signs which are similar to what you have in front of the library or in front of the community center here.

Or are they gonna have mobile lights or flickers or different changeable signs which are similar to what you have in front of the library or in front of the community center here?

I didn't hear that.

So I'll catch up with you all about that later.

But my thing is I just want to understand if there was a mistake on my part thinking that those billboards were going to be uh discontinued at some point, and that each person that you talked to during those billboard talks were told that.

And I don't remember the dates and I don't remember the considerations completely, but they didn't want to cut people off from the finances they were getting for renting in.

They didn't want to have people lose the advertisement for their own businesses.

So they took that all into account and gave them a certain amount of time to make other arrangements.

So what changed?

So that's my my my perspective on that.

And it would be great if someone could help me with just a few minutes explanation.

Thank you.

Okay.

Any other public comment?

Okay.

Um I'm not real hard over on whether it stays lit or not, but uh discussion?

Discussion?

Um of the things, and I certainly appreciate the applicant's point of view, but one of the things that we we need to be consistent.

And I I think to let one applicant have maybe a different standard than some other standards that we've set for other billboards becomes problematic.

Um I like staff's recommendation that the sign should be when there's no patent when there's no paid advertisements that aren't present.

I like that the lights are off.

And I think to counter the argument about the commercial use, that's where all billboards are in town.

They're up and down 50, they're up and down a lot of other of our commercial corridors in town, and we have restricted the light access from I yeah, I think you're right, from about one o'clock in the morning until sunrise.

So it becomes a can it becomes for me a consistency issue.

You know, is that something the commission wants to stand on, or do we have an eloquent applicant come in and convince us that that's a bad idea?

So I I guess that's really what the commitment in my mind the commission needs to decide whether we have a consistent standard or whether we don't.

So thank you, Mr.

Chair.

Um I just I need clarification from staff or from my fellow commissioners.

Is this a policy uh to turn off lights uh at 1 a.m.

or is it something we have sort of edged into as these projects have come up?

Uh thank you, Commissioner Brooks.

So uh that is something that we have added to some, not all billboard renewals when they've come through.

And it's almost always, if not always, been because their residences adjacent to the billboard, and we've received public comment to that effect.

Uh in this case, we did add that recommendation for when the billboard's blank to turn the lights off because it really doesn't impact their business model at all and their agreements with folks that have signed on to advertise there.

Um, but it's not been across the board that we've applied the turning the lights off during certain hours of the evening.

Um, and then I did want to note um it was part of the public comment that Denny provided in terms of sunsetting billboards.

That is actually not something that Carson City has moved forward on.

Um I did want to note on the record so Denny can take a look at the staff report if he wants to, um, and for the benefit of other public, uh the Carson City Development Standards Division 4.8.3, which are noted in the staff report on page four, item number B speaks to the permitted streets in which they're located in Carson City.

So there was a point in time where Carson City did say, hey, we don't want them everywhere, we want them in very specific commercial along 50 and along Carson Street in specific locations, uh, but they are not being phased out over time.

That's not something that's in code right now.

Thank you.

Just as a discussion point, I would as a discussion matter.

I to get my opinion out there ahead of whatever we vote on.

I'm all for if the city as a as a community involving its elected officials develops a policy to either phase out billboards, restrict their lighting.

I don't like, I agree with you, Commissioner, that I don't like you know, kind of making making it up as we go along.

But I think that until we have that policy, particularly with legacy uh property property or billboard owners, I think my gut is to leave it alone until we've got something citywide that we can uniformly apply and enforce.

develops a policy to either phase out billboards restrict their lighting I don't like I agree with you Commissioner that I don't like you know kind of making making it up as we go along but I think that until we have that policy particularly with legacy uh property property or billboard owners I think my gut is to leave it alone until we've got something citywide that we can uniformly apply and enforce okay anybody else sure I'll throw in my two cents um having gone through several sign ordinance amendments and revisions and rewrites um I think I'd rather wait until as Commissioner Brooks indicates we have a uh a meeting and discussion about it we have something codified as opposed to to doing it on a case by case basis um and with regards to elimination of billboards of working jurisdictions where we've tried to do that and um have lost hair as you can see um as as a part of those quote unquote discussions with the uh sign companies and billboard companies so uh it at this point in time I proceed with caution out of curiosity commissioner was was there ever a in those mic commissioner during those discussions about eliminating billboards in other communities did you ever run into um uh takings litigation or accusations yes okay thank you um we one jurisdiction actually had a uh program where um basically an amelioration where you know over time we would try and get rid of them and it wound up not working at all never never lost a bow board within that jurisdiction christopher yeah I appreciate what commissioner crom was saying but I would go with what Burks is saying Commissioner Brooks until we have that to rely on I would probably go without the condition 10 that's that's I I guess for clarification is we had talked well there is nine nine says lights shall be turned off when paid advertisements are not present.

Okay and so the thought was at least that I was that I think Commissioner Brooks and I were talking about was adding a either an an to that or a tenth condition about limiting it at one o'clock in the morning to like sunrise.

So that's I guess that's what we're discussing whether we want to add that at least in my mind we're discussing whether or not we want to I'll clarify on my comment I would say no edit to condition number nine until such time as we have that in Title 18 and and just just so you know I didn't I did have success in another jurisdiction with billboards we had a 10 year they were they had a 10 year life and the reason was because of the environment after 10 years there were falling down anyway so they had to remove them in 10 years and then go back through the process and that did help reduce them but it was just it was from a safety standpoint that we were able to do that not because we were against billboards.

So I I agree with you you have to be real careful about how you do that.

Yeah and and I think you've got a lot more leeway if it's an actual um you know a physical uh potential for for harm or danger you know similar to blight yeah you know I think you have more leeway on under those issues but um yeah it was brutal okay all right is there a motion in somebody's future I think I think Commissioner Cron you and I are are gonna pass.

I think so too so we're gonna go with so we're gonna go with uh I move to approve LU-2026-0097 based on the findings and subject to the conditions of the approval contained in the staff report I'll second all right commissioner Basel gets gets the nod any further discussion all in favor say aye aye opposed no motion carries very much you're welcome all right last but not least LU 2026 zero zero nine eight discussion and possible action regarding an application from switch for a special use permit to allow for the construction of a 960 square foot unmanned communication shelter and backup generator most singularly with a utility substation on the site zone general industrial located at 4700 Gonai Street APN 008 681 41 Heather good evening Heather Manzo for the record again uh so this is on the corner of South Cutro Terrace and Goni Road uh as highlighted on this um vicinity map here and I know that it's a little bit light in terms of where uh the parcel is and where the uh proposed area of disturbance is located um but the proposed project is located um as close to go and I as possible um and we'll have an enclosure fence around the improved facility uh and I did want to note the applicant informed me that I mathed wrong

So this is on the corner of South Sutro Terrace and Gonai Road, as highlighted on this vicinity map here.

And I know that it's a little bit light in terms of where the parcel is and where the uh proposed area of disturbance is located.

Um, but the proposed project is located as close to Gone I as possible, um, and we'll have an enclosure fence around the improved facility.

Uh and I did want to note the applicant informed me that I mathed wrong on condition number six.

Uh so uh with staff's recommendation, um we would be recommending a modification to condition number six to uh 9,531 square feet.

And that's based on the site plan that's in the package that's before you this evening.

Uh so with this request, they are proposing uh a facility shelter to house utility equipment.

Um very similar to a telecommunications facility where there's really it's unmanned, there's very little traffic that would come to the site aside from occasional maintenance.

Uh and so the uh the staff report outlines uh the code requirements, and we were able to make all of the findings based on that.

And with the recommended uh conditions of approval, uh noting number five speaks to conformance with uh the standards contained in code, and then number six limiting that footprint to the score footage that they've proposed for.

Um we are recommending approval.

The applicant plans to, and it's it's in one of the notes that's visible when you have the 11 by 17.

Uh, they have noted that the remainder of the site is to be left uh with the natural sagebrush and vegetation that's there now.

So, really the only area of um development is on that east portion of the property.

Um staff's recommending approval of the request.

I did not receive any public comment on this, and the applicant's available to answer any questions.

Thank you.

Um Heather, is the fence gonna be slatted?

Or is it gonna be clear?

It needs to be screened.

So I do believe they're proposing chain link with slats.

Okay.

Uh Commissioner Brooks.

Thank you, Mr.

Chair.

Um, it's uh communications and uh utilities.

Uh is it a is uh a data enter intersection or is it for telecommunications or so I'll let the applicant explain what their business model is.

It's not a tower, it's not the typical communications facility we see.

They're actually licensed through the public utilities commission, so it is considered a public utility, which is what triggered uh the special use permit for this use.

Okay.

In my neighborhood, I'm looking for that 20 gig internet.

Uh Commissioner Boisell.

Thank you.

Um you already answered my question with regards to perimeter fencing.

Um I have a question about the zeroscape landscaping, um, because there appears to be some conflicting information between the application and with regards to whether or not they'll just be riprap or vegetation.

Um, you know, the area as you can see on the map you have on the overhead.

Um, they're proposing riprap stone where the vegetation is disturbed.

So I'm kind of concerned and would seek some clarification as to what they're proposing.

I'd be happy to answer that for you.

So part of this isn't really under the purview of the planning commission because there's no variance being requested.

I will say that I cannot think of any time that we've approved RIPRAP as a landscape material.

So and considering the conversation that was had in June, I believe that we understand the commission's approach on that as well.

Um said that, there are provisions in code that speak to several different site improvement requirements that um can be reviewed by the director for a modification if there's a justification.

So that's one of those things that in condition number five.

We highlighted the things that um the applicant said they had a wish list on that aren't really under the purview of the planning commission, but do have an avenue for review.

So that is something that the applicant can work with the our office and the director on what the landscape plan looks like.

But I do not anticipate RIPRAP will be installed along the frontages there.

Okay.

Uh the other thing was um there was a conflict in the application whether or not it's gonna be overhead power line for for NV Energy or underground.

It was overhead in one instance and underground in another Stephen Potter's Development Engineering.

Um that's touching on development standards again.

So the the standard requires new electrical to be underground.

Okay, thank you.

Okay.

Commissioner Crohn.

I guess as we're testing development standards.

My question on that next next one along those same lines is that are there development standards in place that protect the existing vegetation?

What I have seen historically is when a contractor comes in and only wants to develop part of the site, that it usually ends up being that the other part of the site becomes storage, becomes a temporary parking lot for contractors who don't want to park on the street or don't want to walk too far.

So you end up having a lot of the existing natural vegetation destroyed on the site that's supposed to be preserved.

So are there development standards that require the contractor to say, for example, put up orange construction fence separating the project site from the natural area?

Or are there some sort of physical separation that distinguishes you know, like this area is not to be disturbed and that area can be.

Um that just becomes my concern.

It just it just inevitably fails.

Somebody in a big Dodge RAM pickup decides that he wants to not park on the street but park closer to the site so he doesn't have to carry his equipment or other things closer.

So you end up having them drive over top of the sage brush and park in the middle of it.

So I'm just curious what the city's development standards say, if at all.

I can speak to that, uh, Commissioner Conn.

So the applicant has identified their area of disturbance and has noted on their site plan that the rest is going to be left as natural vegetation, and it's not really a development standard thing.

Actually, condition number six speaks to it.

So it says you're limited to this many square feet plus your driveway and and required landscaping and everything else needs to be retained as natural vegetation.

So if the applicant can speak to what their plans are for maintaining the site, but if there were to be an impact related to this use, which is what the special use permit before you is for um on the rest of the property, we do have remedies through condition number six.

All right, thank you.

Okay.

Are they acceptable to you?

Yes, they are.

Okay.

Um in our discussions, we're talking about slatted fences.

Is that part of your plan?

Yes, and I have a I only have one, but I I do have a representation of it if you want to see what we do.

No, give it to her.

Okay.

Um is the is the power generator diesel or natural gas?

Be diesel.

And there's no water or sewer.

No.

Okay.

Um, I guess to go to Commissioner Crohn's concern about you know preserving the uh the natural lot size, or what do you what are your plans to do then?

Uh well, we would do the normal erosion control switch um stormwater protection so we could put a silt fence across that.

Plus, if the contractor in the Dodge were to do something like drive over that, he would have to replace it and repair it because the reason we're leaving it that way is so we don't have to to clean it up later on and irrigate and do all these other things.

Um there is some materials and signs that are in that area that we do not want to disturb.

We're gonna have to clean that up.

There's some uh corrugated pipe, there's also some signage that needs to be removed, um, but I'm confident we can do that without disturbing any of the vegetation.

Are are you gonna fill any of that area?

Um just just the pad that we're working on, that's it.

Um I noticed that behind Well, that's got there's kind of a gully that swales through there.

There is a um on the print, there is a um easement, a drainage easement that runs north of our pad, and we have to maintain that.

Okay, but I would it it just looked like to me in this this area in the center of the picture that we have and kind of where your building is that that area that's lacking vegetation is kind of a seemed like kind of a ditch.

Okay, and I I just wondered how much you were gonna fill that up.

We're not okay.

Uh we are just the footprint of the pad that we're working on.

Um that's all we're going to be doing to the property.

And and the the idea is is to be as minimally invasive as possible.

That way we don't have to restore anything when we're when we're done.

And our contractor is well aware of that.

You yeah, what is what's your telecommunications connection?

What goes into and out of this building?

It runs fiber, and um switch business solutions is different from switch.

We provide fiber.

We have superloop that runs from here to Las Vegas, three different pathways.

We provide bandwidth to NCI N DOT NHP.

We also work with the hospitals.

We provide bandwidth for the hospitals as well as fiber connectivity.

Lovelock is a town that we provide connectivity to their hospital.

So we are a telecommunication provider.

Okay.

But there's there fiber optics out there now?

Yeah.

Okay.

Not on the site, but you're right past the case.

I mean, yeah.

Within within spit and distance.

Yeah, N DOTS fiber runs.

I think it's a block down, and we would be doing a permit, I think, to come up to that corner.

Okay.

Any other questions for the applicant?

Okay.

Thank you.

Thank you.

Public comment.

Thank you.

I'm not opposed to this.

I'm sorry, Danny French.

Um, not opposed to this, and yet when I was looking at the material, it threw me off because they were showing an example of the type of use this permit is.

And the example was a store.

So it had people coming and going and such.

So I had to get back on track.

The fiber part of it and the generator part of it and the unmanned is fine, but anywhere you're gonna have a facility like that, you're gonna want to have a restroom and you're gonna want to have a facility or parking, and then you're gonna want to have a traffic in and out.

But if they're gonna put a lot of fiber lines in, what is that gonna do to the other construction or other development around it?

And will will that take up taking roads out or streets out or sidewalks out?

And so I'm curious about how do they get those fibers to them, and then also the generator, what size it will be in?

Will it be running on certain times, or will it just be a backup for their power issue when our power's out or some other issues?

So those are the questions I haven't found answers in here, but I haven't been able to examine all the pages.

Their site plan puts it where there are possible neighborhoods, and in fact, this was planned to be housing, and I would like to see it gone that way instead of this route.

But if they do leave some open land, I'm very for it.

Um I just have so many questions.

This is a big deal.

Thank you.

Okay.

Any other public comment?

Last one, we have a motion.

I'll make a motion.

Um I want to make sure I've got the square footage right because there'll be a change in condition six, correct?

No, no, I don't think so.

Yeah, because we're talking about talking about in oh yes.

You see you were talking about a changing from 7,695 to five 9,531.

That's correct.

Okay.

So that'll be the only change.

So I move to approve LU-2026-0098 based on the findings and subject to the conditions of approval contained in the staff report with the uh with the change to condition six in the square footage, changing it from 7,695 square foot area to 9,531 square feet.

I'll second seconded by Commissioner Pizzell.

Any further discussion?

All in favor say aye.

Aye.

Aye.

Opposed, no.

Motion carries.

All right.

That report something we said, yeah.

All right.

Kyle Fisher for the record.

All right, building building division valuations.

So total valuations for permits this month as of July 28th were 8 million 978,912.

Uh total valuations of permits in 2026 as of July 28th, 107 million, 803,208 or two hundred and eighty-two, excuse me.

Uh, we've had five housing starts this month as of July 28th.

There's five single family detached.

There's 218 total housing starts in 2026 as of July 28th.

We had one meeting, uh one one agenda item at the Historic Resources Commission.

Um and that was for the relocated uh carriage house utilizing setbacks from the original location.

Uh there was uh one administrative permit review.

Um that was for a 416 square foot detached accessory dwelling unit.

And then you all saw seven items today.

Do I have to go through each of those?

Nope, nope.

We just did those with we just did those.

We just did those and we're supposed to remember what they were.

Okay, perfect.

Perfect.

Uh we issued one new liquor license, and then there was two changes of uh liquor manager applications that we processed.

For code enforcement, we had 88 cases opened, 95 cases closed, and then we we continue to have proactive work on illegal vendors uh for business licensing.

There's 83 new businesses, uh business licenses issued.

When could you go back to that?

Sure.

Uh we've seen proactive work on the legal vendor several times.

Can we get the next time can we get some numbers that go with that?

Absolutely.

I believe that's total.

This last month.

Oh yep.

And upcoming special events, we've got uh on August 8th, the Carson Craft Fair and Rummage Fair.

August 21st, 21st through the 23rd, we've got the Carson Home Furnishings anniversary sale and barbecue that's at the mall, and then August 29th through 30th, we've got the Latino Fest at Fuji Park.

And that's it.

Uh we actually don't have any agenda items for next month, so uh we'll set out uh a notice of cancellation if nothing else comes through.

Oh, wow, okay.

We still get our check.

We still get our check.

Yep.

For the same amount, right?

Yeah, for the same amount.

Yeah.

All right.

Any any comments from the commissioners?

Just one, if if I take a second.

Uh last time Hope was here, she um was talking about the um project that she was working on with the folks on East Williams Street, their walk about Williams Street project.

Uh and uh my ex my understanding was that the deadline for that was extended to the 31st.

Is that correct?

That is correct.

So anyway, I had the chance to do it.

And um I met a lot of very nice business people that are all up and down uh William Street.

It it was a pleasure meeting some of them, finding out what they do.

Um, and so um I thought that it was a nice um way to let the public interact with the um with these business owners when they're struggling a little bit with the traffic and the struggles you have when you're trying to get to a business along East William Street right now.

So anyway, I had I had a great opportunity to find out again, once again, even though I know this, uh, that there are there are great great businesses here in town and great people who um who really try to make uh a living and uh you know commit to this town with their uh with their money and with their talents and with their uh skill sets.

So anyway, I appreciate I appreciated the effort and um I I hope I win something.

Thank you.

Yep.

Survey.

I did.

All right.

Anything else for the good of the order?

Public comment.

Danny French, Carson City.

Um I want to thank everybody for their efforts because I couldn't have gotten through that material in a year.

So thank you very much, and thank you for indulging my questions.

And um, I'm hoping that they may spur some understanding of the public's view of the issue if it's not in a very distinctive and a very condensed and uh uh you know quantum sized type situation, we're gonna miss a lot.

So if you can bullet uh point certain things for us, it would be helpful for me personally.

But I also want to bring up the uh the deal on the short-term rentals.

Now that last time I was in a meeting, it was discussed that there was going to be more discussion because I wanted to make the rules for those people that are already in business, and then the time thing for those that aren't yet applying for licenses and such, and making those uh efforts to do that.

But um also I will be asking to find any material that's already out there that I've missed because I'm going, well, what happens?

Did we have to get all those people to uh sign up as code enforcers?

Are the people that had businesses gonna stay with it, or are they just saying poo-poo, we're not gonna sign up?

And then what do you do about that?

You know, how are you gonna hunt them down, or are you gonna put law enforcement on their base or such?

So an update on that would be helpful for me, how we're gonna do that.

Um, I know that those type of facilities are very appreciated, and um, but not always in the neighborhoods.

So if we don't have a well-defined um way to do this, uh people are gonna be more uncomfortable.

So the more you can define it, the better, and and I I certainly could use some update on it.

Thank you.

Okay.

Anything else for the good of the order?

How about a motion to adjourn?

All right.

Brooks and from see you in September.