Carson City Planning Commission Meeting – September 30, 2026

The Carson City Planning Commission met on Wednesday, September 30, 2026, beginning at 4:00 PM in the Robert 'Bob' Crowell Board Room at the Community Center. The meeting covered a consent calendar, eight public hearing items (including six special use permits, a street abandonment recommendation, and a parking garage special use permit), staff reports, and two public comment periods. The commission approved all action items, including a controversial street abandonment package and a downtown parking garage, after extensive discussion and public testimony.

Consent Calendar

• Minutes of July 29, 2026: Approved with Commissioner Peterson and Commissioner Preston abstaining (they were not present at the prior meeting).

Public Comments & Testimony

• General Public Comment (opening): City Engineer Darren Anderson introduced new Development Engineer Guillermo Munoz. A public safety announcement about fraudulent invoices was made.
• Danny French (multiple items): Expressed concerns about process, lack of project details for street abandonments, and felt the public was being “played.” Opposed the abandonment without a clear development plan. Also commented on the parking garage design, calling it “a pig with lipstick on.”
• Maxine Neats (Item 7A): Opposed abandonment because it would inconvenience her access to the Secretary of State’s office; objected to giving city property to an out-of-state developer.
• Michael Greedy (Item 7A): Noted that the area is not visually downtown; requested Southwest Gas be added to easement parties.
• Richard Nagel (Item 7A): Believed street abandonments should go to a public vote; referenced a soil study suggesting clay soil may limit building height.
• Maita Sanchez (Item 7A): Questioned the legal standard used to require Commissioner Preston’s recusal; urged consistent application of conflict-of-interest rules.
• Mary Sanata (Item 7A): Requested that the 67 replacement parking spaces remain free public parking if the abandonment is approved.
• Sandra Owens (Item 7A): Argued the abandonment would materially injure the public; noted the project is piecemealed to avoid a comprehensive review.
• Strasbourg (Item 7A): Opposed abandonment, stating the city is piecemealing the project; urged rejection until more information is available.
• Paula Peters (Item 7A): Opposed as premature; cited lack of a development proposal and unclear adjacent landowner agreement.
• Karen Stevens (Item 7A): Objected to giving streets to an out-of-state developer without a defined project.
• Danny French (Item 7B): Criticized the parking garage as not fitting the community; felt the abandonment should have been considered after the garage.

Discussion Items

Item 6A – Special Use Permit for 8-ft Fence at 445 Fairview Drive (LU-2026-0149)

• Proposal: Phill Hyatt sought an SUP to install an 8-ft chain-link fence with privacy slats and a gate within setbacks for a barbecue catering/event space (The Depot). The fence would secure smokers, freezers, and electrical panels.
• Staff Presentation: Mackenzi Ray (Development Coordinator) presented. The fence meets all six required findings; it is consistent with the master plan (redevelopment area) and compatible with adjacent uses.
• Applicant Testimony: Fred Shoemaker explained the fence is needed for safety (children near school bus stop, freezer panic button limitations). Fence will be set back from curb; all gate hardware on interior.
• Commission Questions: Concerns about future sidewalk; city confirmed no sidewalk planned. No barbed wire requested beyond standard 8-ft fence.
• Public Comment: Danny French asked about emergency battery override for gate.
• Outcome: Approved unanimously (6-0).

Item 6B – Special Use Permit for ADU at 2880 Dori Way (LU-2026-0130)

• Proposal: Anthony Sparks sought to convert an existing 420 sq. ft. shed/garage into an accessory dwelling unit (ADU) in the MH12 zone; the ADU would exceed 50% of the primary residence size.
• Staff Presentation: Hope Sullivan (Director) presented. The ADU must have separate water/sewer connections. All six findings can be met.
• Applicant Testimony: Sparks explained the structure already had plumbing (was previously used as a mother-in-law suite); he purchased the property knowing it was not a legal ADU.
• Public Comment: Danny French initially opposed but later felt the commission had the matter well in hand.
• Outcome: Approved unanimously (5-0, with two abstentions on consent calendar only).

Item 6C – Special Use Permit for 2,000 sq. ft. Accessory Building at 5637 Gentry Lane (LU-2026-0139)

• Proposal: William Dunn sought a 2,000 sq. ft. metal shop (40x50x14) exceeding 100% of the primary residence size in SF1A zone. Cumulative accessory buildings would be 134% of main house.
• Staff Presentation: Hope Sullivan. The property backs to open space; staff found findings met. Condition: applicant must abandon septic and connect to city sewer.
• Applicant Representative: Dennis Faulkner (friend of owner). The building is for personal storage (toys, cars). It will be set back and largely hidden from view.
• Commission Discussion: Chair Borders suggested a possible landscaping screen for the north neighbor, but no other commissioner supported mandating it. Applicant agreed to discuss with neighbor.
• Outcome: Approved unanimously (5-0).

Item 6D – Special Use Permit for 3,200 sq. ft. Accessory Building at 4241 Gentry Lane (LU-2026-0128)

• Proposal: Thomas Hamamjy sought a 3,200 sq. ft. metal shop (40x80x18) exceeding 100% of primary residence. Similar to previous item but on a larger parcel with no sewer connection requirement at this time.
• Staff Presentation: Heather Manzo. Applicant will remove other outbuildings. Sewer not available; leach field unaffected. One public comment in support.
• Applicant Testimony: Hamamjy wants to store vehicles, skid steer, and clear out the house; family with young child.
• Outcome: Approved unanimously (5-0).

Item 6E – Special Use Permit for Solar Canopies at 3505 Butti Way (LU-2026-0132)

• Proposal: NV Energy sought to install three solar canopy arrays over parking at the Public Works site (14,510 sq. ft. total). Need SUP for setbacks/height in PR zone.
• Staff Presentation: Heather Manzo. Findings met. Condition specifies max height and setback from north property line.
• Applicant Testimony: Mark Sullivan (NV Energy). Part of a community-based solar program providing bill credits to low-income households; expected to serve 35-45 homes. Low-profile design with noise 55 dBA at 1 meter.
• Commission Questions: Commissioner Brooks asked about power allocation; Mark explained it feeds the grid and provides credits. Commissioner DeChristopher asked about noise monitoring. Commissioner Borders raised concerns about removing nine trees; applicant agreed to replace if necessary and work with staff on landscaping.
• Public Comment: Danny French expressed concern about noise frequency and lack of environmental study.
• Outcome: Approved unanimously (5-0).

Item 7A – Street Abandonment Recommendation (AB-2026-0134)

• Proposal: Tom Metcalf (applicant) requested abandonment of multiple street segments (North Fall, part of North Plaza, East Telegraph, East Spear, part of East Proctor) to create larger developable parcels in downtown. The action is advisory to the Board of Supervisors.
• Staff Presentation: Hope Sullivan and Guillermo Munoz. Staff found all seven findings of fact met. Conditions include: 67 public parking spaces must be provided within the block (amended condition 4), and a 5-ft public access easement for sidewalks along the perimeter (new condition 8). No traffic study required by code; streets are local roads. The abandonment does not eliminate the grid pattern.
• Applicant Testimony: Tom Metcalf and Micah Lackey (Loomis). The abandonment is needed to consolidate small lots into developable parcels. The parking garage (Item 7B) is the first phase; other development (hotel, conference center, city hall) is speculative. They emphasized the process is standard for creating developable land.
• Public Comment: Eight speakers opposed the abandonment, citing lack of a defined project, loss of free parking, piecemealing, and distrust of the developer. Some questioned the conflict of interest for Commissioner Preston.
• Commission Discussion: Commissioners Pizell and DeChristopher initially had concerns about “cart before the horse.” Commissioner Brooks noted the vote is only advisory. Commissioner Borders argued the city has done similar abandonments without a project. After discussion, the commission voted to recommend approval.
• Conflict of Interest: Commissioner Preston recused herself and did not vote, citing a perceived conflict due to her role as a commercial real estate agent and a listing that could be affected by future development. She read a statement expressing disappointment.
• Outcome: Recommended approval (4-0-1, with Preston abstaining/recused). Motion included amended condition 4 and new condition 8.

Item 7B – Special Use Permit for Parking Garage at 307 E. Telegraph St. (LU-2026-0131)

• Proposal: Jeff Frame (applicant) sought three SUPs: (1) to allow a parking garage as primary use, (2) alternative compliance for building stepback (stair/elevator tower does not step back after third story), and (3) off-site parking for future development parcels to the west and north. The garage would be 47 ft tall, four stories, with 408 spaces, and a flat-plate design with speed ramp.
• Staff Presentation: Hope Sullivan. The tower exceeds the stepback requirement but is necessary for the stair/elevator; alternative standard is appropriate. Off-site parking is allowed by SUP. Staff recommended approval with conditions, including modifications discussed during the meeting (removing “site” from condition 2 and adding a condition to submit notice of decision at building permit).
• Applicant Testimony: Jeff Frame (architect) presented architectural renderings inspired by historic V&T Engine House and Laxalt Building (brick, arched windows). Tom Metcalf added structural details (caissons to bedrock for seismic safety). The garage will have a gurney-sized elevator.
• Commission Questions: Commissioner Pizell asked about ownership/operation; Hope clarified it is not part of the SUP. Commissioner Peterson asked about tree placement along sidewalks. Commissioner Borders asked about trash enclosures; Hope said condition exempts but doesn’t preclude bins.
• Public Comment: Danny French criticized the design as a “pig with lipstick” and argued the garage is unnecessary.
• Outcome: Approved unanimously (5-0) with modifications to conditions as discussed.

Key Outcomes

• All special use permits approved: Items 6A-6E and 7B each passed unanimously (5-0 or 6-0).
• Street abandonment recommended to Board of Supervisors: Passed 4-0-1 (Preston recused).
• Conditions modified: For Item 7A, amended condition 4 (storm drain) and added condition 8 (public sidewalk easement). For Item 7B, condition 2 clarified to reference all approved plans; added condition requiring submission of notice of decision at building permit.
• Future agenda items: October meeting will include a 40x40 prefab metal building on Bonanza Drive, a 3,458 sq. ft. accessory structure, and a special use permit for a charter school on Curry Street.
• Next meeting: October 28, 2026 (Commissioner Cron will be absent).