good evening everybody welcome to the may 4th 2022 planning commission meeting we'll go ahead and get started with the pledge of allegiance and commissioner belto offered to lead us please pledge allegiance to the flag of the united states of america to the republic for which it stands one nation under god indivisible with liberty and justice thank you very much heather can we please have roll call taylor here draculich here gower here johnson here munoz here velto here villanueva is absent you have a quorum thank you very much we'll move on to item number three public comment do we have any public comment for this item can i say my spiel please do it should be noted for those in the audience that comments are to be addressed to the planning commission as a whole comments heard under this item will be limited to three minutes per person and may pertain to matters both on and off the planning commission agenda please note that planning commission may not take action upon any matter not agendas for possible action on today's agenda when you are called on for public comment please state your name for the record and begin speaking the timer will begin when you say your name and you will be afforded three minutes lastly while in this room please be respectful warnings will be issued by the presiding officer if there is disruptive behavior you will be asked to leave chambers if the behavior continues and with that we have no public we have no request to speak forms and no correspondence has been received for this item okay we will close this item and move on to item number four which is approval of the minutes from the regular april 6 planning commission meeting i don't care move to approve okay we have a motion mr johnson law second we have a motion in a second any further discussion i was not present at the meeting okay okay all those in favor say aye all right uh we have four in favor i think the motion passes with those that were in attendance great we'll move on to item number five this is public hearings um item 5.1 this is case number ldc22-00059 a request for a conditional use permit do we have a presentation from the applicant please of course it's always a challenge this getting in is that okay better can you hear me okay thank you so in summary there's the request uh this evening conditional use permit for a gas station and a drive-through facility in the mu in the ms zone mixed-use suburban filling of the major drainage way and uh grading in this case a cut fills greater than 10 feet all wrapped into this conditional use permit request the team they're all here with me this evening in in a brief form frank lepper is the applicant developer he's here with his son our civil engineering team justin farley and vince griffith and then also the traffic engineer perry schaffner who you know as a staff uh person not so long ago and now doing a fine job with kimberly horn i wanted to share this because of vicinity staff pointed out three or four key issues one of the the top of the list was the use and so look at this map and surroundings and get a feel for use north valley storage a budding to the north railroad tracks across virginia street co-part stead boulevard a moderate access control arterial south virginia st or north virginia street further down and then a new mini storage site and a trailer park over there south of stead boulevard in addition to of course freeway off-ramp adjacent to the site i think it's helpful showing land use and making the case of appropriateness of the use and compatibility with those type of surroundings there's the ms zone staff will get into the ms characteristics in more detail in in their slide i wanted to touch on conditions i thought we spent most of our effort in in walking through this application and particularly conditions of approval to get to a place of staff level of comfort if you look at number five no truck parking there was fundamentally at the top of the concerns staff expressed was truck stop or truck travel plaza at one point and they expressed this in the narrative of the staff report we said fine we came to agreement this was a little bit vague in its definition remove the truck parking and then also condition six which is no support facilities that are characteristic of a truck plaza and a lounge smoking place all of that stuff that's characteristic of truck travel plaza so when we accepted condition five to change the site plan and those truck spaces and number six no support facilities uh that was a big deal to make it clear that is a convenience store a gas station with some truck fueling and then the other requests on the use condition number seven access to meet the rtc mac moderate access control standards which may or may not include an axel diesel lane a left turn pocket the point is that stead boulevard is going to be taking on some character change with this project and in the general development of the area condition number eight rtc bus shelter somewhere in that stretch between uh in that landscape area that i can see there of course we got some right away issues and such but we're going to manage that and if again required uh by rtc we would have the improved bus shelter there and then condition 14 i think it's a fair condition staff brought this up we you guys know as well as anybody that when we have a drive-through facility oriented the out the outside of the facility oriented to an arterial street we do a little more in terms of mitigation in this case ten additional trees uh to screen the fast food uh drive through those are the key conditions the rest are really about uh you know the standard types of conditions of approval circulation i want to touch on this was important in our again our discussions and and negotiations of process with staff i say trucks trucks as in semi trucks in this case cars and people right that's really what goes into circulation the red is the vehicle the passenger vehicle route the green is the truck route and the idea here is to have safe access look at points of conflict manage those in a safe manner with sidewalk and with um crossings where you can see them you get a good idea cars come in move out of the site or go into the distribution warehouse area and similarly on the the green is the truck route and you can see it's pretty clean separated in that path to the fueling station and back out to the site similarly for the fast food set there's a cut and fill map you know the fill you can see because we have the depression there and the darker green area that goes up to 14 feet it explains why we have the cut and fill use permit nothing on the cut side only the fill there's the c-store elevations and then here is the last exhibit i have which is um the the issue of the drainage way it's not a it's not a natural drainage way it's a disturbed drainage way once it comes into co part it was piped there are a few remnant locations shown in red that are still not piped two of them are undeveloped sites and the rest are freeway right away you can see our project site noted there and so what we really see when we drill down is this is not a natural drainage course it's man-made there's culverts that are stubbed into this property that drain a roadside drainage on virginia street and then the water that comes further up that goes through copart into the property is the drainage that's that's dumped onto this property not a natural drainage course not a natural drainage way and so working through that issue with staff we found it to be responsible to propose it as we did and then once you leave the site in the frail you can see it goes all the way to silver lake as it's piped adjacent to the railroad tracks and all the way into further up instead so um that's all i have got uh our staff here for our team here for uh any questions you might have uh thank you very much for your time okay thank you joey do you have a present joseph do you have a presentation please all right thank you everyone joey when our associate planner for the record here to present on this item which is the u.s 395 exit 76 gas station and warehouse development and this item was continued from your april 20th meeting it's a conditional use permit request in the north valleys you'll see here is the site it is south of u.s 395 at the stead boulevard interchange exit 76 believe it or not zooming in you'll see that the highways to the north to the west would be this dead spur railway line and the storage facility to the south is north virginia street and then to the east where access to this site is proposed would be stead boulevard so the site's a little over 10 acres and the zoning is mixed use suburban or ms that's the red hatched area you'll see on your screen here zoning on this side of the freeway is mostly a mix of the mixed use suburban and then industrial commercial or ic the gray area and then to the west the storage facility is general commercial zoning this is a conditional use permit request so there's four things that trigger excuse me there's four things that trigger an entitlement with this project there's two uses the gas station use and then the drive-through for food service requiring minor conditional use permit in the mixed-use suburban zone and then with this site specifically because fills greater than 10 feet are proposed a major site plan review is triggered and in addition because there is disturbance of a major drainage way that triggers the major site plan review as well the zoning code allows the applicant to bundle all those together and bring it before you as one conditional use permit request so i'll go over the site layout as well real quick there's three proposed main uses at the south here in green would be the drive through for the fast food restaurant above that to the north would be the in yellow here the gas station and convenience store and then at the rear of the site is a warehouse proposed that warehouse is allowed by right in the zoning district one other thing to touch on on your screen here that that truck stop or travel plaza as defined in the zoning code is not allowed in this location when the applicant first brought this in staff's main concern was that this was a truck stop being proposed we worked with the applicant to get some more information the applicant made some adjustments to their proposed plan and then staff also looked at the code again and saw where that line was for a truck stop with the proposed plan in front of you tonight and then the conditions that staff recommends we are confident that this is not a truck stop as defined by code and then we also have the ability to enforce that this won't become a truck stop in the future so with that i will put the conditional use permit findings up on your screen here if you have any questions on any of them please follow up with me i'd be happy to elaborate further and then the recommended motion from staff is approval subject to the conditions in your staff report and i am certainly here to answer any questions you may have thanks so much thanks joey uh commissioners let's start with the disclosures and we'll start with commissioner gower thank you madam chair no disclosures commissioner moon there's no disclosures commissioner belton no disclosures commissioner dracula's familiar with the site mr johnson no disclosures uh commissioner taylor i am familiar with the site uh do we have any public comment for this item heather thank you no requests to speak forms were submitted no correspondence was received or voicemails okay we'll close public comment and bring it back to the commission for questions of either the applicant or joey you'd like to get us started commissioner gower thank you man i'm sure i think i have a quick easy question for the applicant john just trying to understand the kind of the mix of uses going on on the site and um i want to say appreciate you know the conversations that have been had regarded regarding the truck stop yes and avoiding that so just trying to understand a little bit more with the warehouse distribution use and how that relates with the fueling station and restaurant can you just talk to me a little bit about what's anticipated for that warehouse use piece of this yeah it just you know um there was never any intent like you thinking like alternatively maybe a full-blown retail or something just trying to understand the extent of the really the trips coming in and out of this facility and what that's going to what it's going to look like traffic generation yeah more traffic question i can bring perry to if you want to talk about land use i think what i learned from the applicant was in in his uh investors was you know good location obviously off the arterial street and next to the freeway for some services convenience services sundries that are typical for uh with convenience retail and then the gas that goes with it including the you know the pumps for the trucks similarly good locational criteria for fast food that was the end of the discussion for the retail component but you still got a lot of acreage in the back there a good market good access for the distribution warehouse so we decided to go that direction okay yeah i'm just trying to understand it i mean as far as warehouse distribution facilities go the the footprint or the square footage of the building isn't that large it's not large it's not typical not anywhere close right right i think we're looking at million square foot buildings out there now and so i'm just trying to understand you know what that yeah it's uh it's uh you know there's not a specific user yet it's going to be uh you know shell space the way i understand it and uh targeted user types obviously because they're looking at the four or five hundred up to a million square foot boxes these days you know for the logistics certainly not that kind of use okay yeah madam sure if i could ask a follow-up question on the traffic some some more um questions specific to that component of the use but really just overall trying to understand what the um what the triggers are and there was mention of you know needing to have um facility improvements because of the los threshold can you just kind of walk me through that with the used piece with the warehouse and what you're anticipating in terms of the traffic improvements yeah absolutely um perry schaffner with kimberly horn for the record um so the industrial bit um is anticipated to generate 30 am peak hour trips and 26 pm peak hour trips so we anticipate that trip generation for that portion to be fairly minimal compared to the rest of the site um and then as far as the improvements needed we based on traffic counts are seeing that there may be a requirement for ndot to make some improvements at both of the off-ramps but they're already meeting traffic signal warrants in their existing conditions and this project is not anticipated to add a significant impact to the existing conditions okay perfect um so with that again back to that warehouse distribution use and those trips that you provided what what um assumption did you make in terms of the the use there i'm i'm having a hard time understanding what is the potential use for that particular space because it just doesn't fit with the rest of this site so we had coded it as a general light industrial can you just give me an example i don't have the definition in front of me david isn't on the line as well and he could potentially speak to that answer yeah yeah thank you perry so a a site of this size and square footage will not lend itself to a tenant that might be what you're concerned about with respect to a large distribution facility such as an amazon or the like if that answers your question i don't know yeah i mean i know it's not an amazon distribution center i'm just trying to get an example of you know what what type of use could go in there uh good evening my name is frank leprey at this point we don't know who's going to go in there but my you know gut feeling we need small warehouses too not everybody can afford a million square footer so people lacking my business would might need a 20 000 square feet and it'd be a good use for them you could do an industrial commercial kind of thing in in that area we don't know if we're going to have one user and sell the building or split it in half so right now the industrial piece is probably a gray area for us but it'll be a comp complement used to what we're doing below okay thank you thank you madam chair could i follow up with staff and almost at the end of this uh getting getting to where i need to get to here thanks thanks joey um just wanting to close the loop on this conversation with the the trips and as you looked at it and kind of the [Music] gray area as it was you know said in terms of what that use could be that staff is comfortable with what's being presented in terms of trips and i'm particularly you know sensitive to this because it is already in an area that has that is not meeting the los requirements yes certainly i appreciate the question and the staff looked at the traffic report that came in from the applicant it's also kind of a unique situation out there due to the number of entities that control the right-of-way there's city right away out there there's the federal highway administration has the freeway there's n-dot roads and then there's the rtc as well so the or the regional transportation commission so the application was reviewed city staff talked to ndot the applicant also talked to ndot and we are comfortable with that with the conditions proposed in the staff report specifically the 12 and 13 there that that covers what we need okay and you're comfortable with the the trip generation that's being attributed to that industrial use on the site and yeah i believe our engineering staff was comfortable if the engineering manager would like to add anything more he can but we're we're comfortable with it okay all right thank you madam chair that's all i've got mr munoz thank you commissioner for the record um staff this will be for you joe i just want to commend you you seem to get more and more comfortable with each meeting so you're doing well um with the ms zoning is there a 24-hour use uh or is that something that i have to come forward for i'm wearing this for the warehouse area no there that's not allowed by right in the mixed to suburban zoning district so it's 6 a.m to 11 p.m okay so that will be for the gas station as well yeah the the requirements the entire zoning district 6 a.m 11 p.m and can that be adjusted if they come back for a another permit they would have to come back okay all right and then a quick question for the applicant what is uh thanks john what is the footprint warehouse size what are they looking at i think it was 70 right around 70 000 maybe 73 000. 73 000 okay all right that's all i have okay commissioner's other questions commissioner johnson thank you man i'm sure i'm gonna piggyback just a little bit joey so if you could answer one question so i appreciate the line of questioning that the commissioners had on the warehouse because that was the one item that i had as well but as i understand it it was listed as a warehouse so there's any number of uses that could go in there as long as they fit within that category i'm just wanting to make sure that staff is comfortable since it is somewhat of an undefined element on this particular application that you know any i guess if the building gets built according to that footprint or somewhere in that realm we're fine because it's allowed by right then anything in there to commissioner munoz's point that might have different hours maybe outdoor storage requirements things like that all of those would be looked at it would have to be applied for separately none of that gets done here just because it's allowed by right there's still a number of other i guess triggers for some of the unknowns that we have here for some items that might be of concern is that staff feel comfortable that that is in place and what we're looking at here yeah thanks for the question i think that's accurate the request before you is for those four things that require additional review that was on my first slide there nothing beyond that is allowed any additional entitlements or anything that would trigger a conditional use permit at this site you're not approving that tonight it would need to come back the 24 hours or other things that like outdoor storage there is some provision for limited outdoor storage at a warehouse facility like this but there are additional use standards in the code that they would have to abide by and that would be captured in the building permanent review we would make sure that those are met okay i appreciate that and then i think just a another piggyback question this one from john if you've got a moment the uh the issue that was touched on with you know the traffic and the the level of service and that i see that that the conditions on this and i always i'm always a little bit sometimes confused as to how we do it but it appears that the conditions that are on here require this project to get approval or i guess you know certification from ndot before even a site grading permit can be accomplished and is it your understanding that that permit is going it's not just a use because you're adjacent to the freeway but it also addresses some of these traffic issues that were brought up with respect to you know whether that needs to be a warranted you know a signal gets put in there and all of that is a part of the ndot permit that is correct it was you know that was the basis of the continuance largely the whole bundle of traffic issues involving free including the freeway on-ramp rtc and ndot and all of them involved okay so you're so your understanding which is hopefully my understanding is that all of these traffic issues that are kind of written about and clearly stated in the the traffic study those need to be addressed and will be addressed as a part of the ndot permit that you have to include as a part of your city of reno building that is correct that's my understanding and as conditioned okay thank you thank you real quick i appreciate that john and just real quick joey you know you're in agreement with this line of questioning that you're understanding it the same way that the traffic is addressed and wrapped up with ndot and that's why we don't have any specific conditions for city of reno as far as that if i may correct i said 70 000 square foot on the box i pulled up my site plan it's forty thousand five hundred thank you yes thanks for the question commissioner johnson joey winner associate pointer for the record we're confident that these conditions we've had some good dialogue with staff internally with the applicant about what again it's a convoluted situation out there with all the entities that own right away we're confident that this process will play out how we intended to with these conditions okay great thank you appreciate the answers from both of you thank you madam chair other questions commissioners i have a quick question this is just basically the same question that commissioner johnson asked but i'm going to ask it a little bit differently and in so and the reason why i'm asking is because we have a lot of people that come in here and say the traffic out traffic out there is horrendous and it is um that's not necessarily because of this project but i think we need i need to understand when we say it's not necessarily operating out there efficiently right now as it is the traffic report or analysis came up with some recommendations so in the report there's recommendations that say ndot should do this we recommend and not should we do this do you know that um is ndot going to implement some of these improvements with their permit probably not but those are the recommendations so when we say like they're going to be addressed what does that necessarily mean yeah i know mike michelle's here too yeah i appreciate the question i think that was staff's first concern when reading the staff report is that it has recommendations for and as as you said the traffic out there the traffic report shows that it's already failing some of these intersections and this project will contribute to it further but it's not all this project that's causing all the traffic out there so the in terms of when will the improvements be built is sort of what or what you're wondering that's i don't think that we have anything concrete at this point but it does have the applicant must coordinate with ndot the nevada department of transportation out there and if ndot requires anything at that point they need the applicant needs to coordinate with them if that sort of answers your question no it does answer my question so it's not necessarily the planning commission's job to sit here and say okay you need to widen the on-ramp or off-ramp or whatever but the recommendations are in there and the applicant will be coordinating with and not and then it's ndot's responsibility rtc to make sure that those improvements have been made and everybody's aware of them yes that was the intent of the conditions yes thank you other questions commissioners motion discussion oh sorry discussion uh i'll start man i'm sure if you don't mind i'm on a time crunch i've been told i think i think we're in trouble for that one but uh i just want to say that um i really like the project i like the way this is brought forward i think it's a good use of the area um obviously being from ward 4 and seeing that area specifically um my limited vision didn't see a lot of uses for that i think this is a great use of the property i really do so i have no concerns with it and looking forward to this one moving forward other discussion what make a motion i would love to let me get back to it all right the case number ldc 22-059 the exit 76 gas station warehouse conditional use permit based on compliance with the applicable findings i move to approve the conditional use permit subject to conditions listed in the staff report and i can make all the findings commissioner baltimore second great we have a motion and a second any further discussion all those in favor aye aye aye all those opposed motion carries thank you so much good luck with your project okay we will move on to item 5.2 this is case number um i just like to say thank you to joey and the staff i've been doing this a long time in the city of reno and many other cities and counties and the city of reno right now the way they're doing process and procedures it's really nice this is a tough site we were able to work together and work through all the problems and your question about ndot yeah i think it's on their three or four year they're adding the lane from golden valley to stead boulevard at that time they'll do that intersection thank you so much thank you and have a great evening me too okay move on to item number 5.2 this is case number ldc22-00060 victorian auto sales this is a request for a conditional use permit and alternative equivalent compliance say that 10 times fast do we have a presentation from the applicant we do and it is up there hi um my name is lisa nash i'm with christie corp and we're here representing victor victorian auto sales conditional use permit tonight and i have two of the engineers jr hildebrand and doug fellens from tech civil engineering consultants with me so move forward we're here to ask for the allow for the establishment of a used car lot at the corner of stuart and kitsky where that is in the general commercial zoning district with residential adjacency and the alternative equivalent compliance for the southern landscaping border of the property oops so the site is in the southwest corner of stuart and mill or stuart and kitsky just south of mill street right across from other parking or other used car lots and was formerly a used car lot the site currently on is vacant has a building that has been used before for used car sales has the signs and is asphalted it's in the general commercial zone backing up against multi-family residential and mixed use all around in that general zone we go to the preliminary site plan what we plan is to put eight parking spaces back against the residential which has a solid fence and then landscaping along the streets of stuart and kitsky and then we're asking for that equivalent alternate equivalent compliance along the southern boundary which is between the two lots which traditionally both lots have been used together currently they're under different ownership and it is a major it's got an easement through it with overhead power lines underground power and all kinds of things that would make putting landscaping there very difficult so what we're looking to do for the alternative compliance is to put additional landscaping along the street areas to break that view from the streets so we'll have trees of different sizes bushes of the required amount and we'll also have trees back against the solid wood fence that will block from the resident the multi-family residents behind us so this is asking to have an auto sales operation on a property that previously had an auto sales uh the previous conditional use permit expired when they were selling the property and changing ownership so that's why we're back before you again the existing building will only be used as a sales office for four to five full-time and one part-time employee and the only things that will be stored in it are like small clapboard signs or something there's no storage or anything else going on there and they plan to be open nine to seven weekdays and saturdays and then ten to five on sundays so this existing i already went through this the existing improvements include an eight 8 1 815 square foot building it's got the asphalt surface there's lighting that will need to be brought into compliance and signage the sign that is on the corner right on the corner of stuart and kitsky will remain they will just reface it no additional height there are changes requested there the landscape buffers will be added along the street zones there is nothing there right now but bollards and concrete so it will be an improvement to the area the let's see i've talked about all this but the alternative equivalent compliance is for that south boundary alone we are meeting all the landscape requirements on the other sides and we're going to put trees and shrubs to screen everything and the use is compatible with the use types and there's no more intensity and use than previously operated on-site and that's the whole thing thank you very much leah do you have a presentation yes i sure do good evening members of the commission for the record leah brock assistant planner with the city of reno this evening i am going to follow up on miss nash's presentation and just give you a little bit more info on the conditional use permit for victorian auto sales the subject parcel is 0.36 acres site located in the general commercial zoning district on the southwest corner of the intersection at stuart street and kitsky lane the request is for a conditional use permit to allow for the establishment of an automotive dealership with 12 or more automobiles trucks mobile homes rvs boats or trailers stored on site for sale it is also adjacent to a residential zoning district and as miss nash talked about they have requested alternative equivalent compliance to vary from the parking lot edge landscaping that's required on the southern portion of the parcel the key issues related to this request are compatibility with the surrounding zoning and the uses parking access and circulation and just the overall site design as i stated this parcel is located in the general commercial zoning district it is adjacent to multi-family residential with a 30 unit maximum per acre there to the west of the property and also kind of catacorner to the north as well here you can see some of the surrounding uses overall the use of the parcel as an automobile dealership will be generally compatible and consistent with the surrounding uses and really should have little to no impact on those surrounding residential uses you can see that most of the uses are gas stations there's gas stations on two sides automotive dealerships on two sides we have a tavern with gaming there and then we have the residential apartment complex that's adjacent to the site but there's also another one across stuart street in the general commercial zoning district so even though that's technically not a residential zoning district we do have a residential use in that location the compatibility concerns related to that would be lighting noise hours of construction and the potential for outdoor storage which is allowed as a limited accessory use in the zoning district to resolve those concerns staffers worked with the applicant to craft conditions including a lighting plan noise mitigation restricted hours of construction limited outdoor storage and we've also prohibited outdoor services animated signage and outdoor sound systems this is typical of the car dealerships that have been permitted in the area in the last few years the overall site design includes utilizing the existing 1815 square foot structure the existing monument sign and the existing solid wood fence that's along the western side adjacent to the residential apartment complex as the applicant pointed out they have proposed an 8 foot to 15 foot landscape buffer between that residential use and what they're going to propose as their parking lot for employees and customers the alternative equivalent compliance to vary from that parking lot edge will require them to plant two trees and twelve shrubs that would be required along that side elsewhere on the site staff feels that that's a fair compromise and will add to the aesthetics of the property and the general overall improvements plus since the parcel to the south is already being used as a car dealership should in the future this car dealership become part of that dealership then it would allow for that to easily be one parcel the site is currently comprised of two separate parcels and two access points one access point is off of stuart street and one is off of kitsky the applicant intends to keep the parcel as the two parcels as two parcels uh for any potential future development staff is going to require a cross-access agreement for that also we have a request from the engineering department for a gap study to ensure that they're not going to end up with a backup of traffic making that right-hand turn off of kitsky lane and then attempting to make a left into the parking lot off of stuart street should that gap study show that a gap in traffic is required there they will be required to mark it as a do not block area like we see in a lot of other areas of reno the project was reviewed by various city divisions and partner agencies uh courtesy notices and hearing notices were sent out to all of the surrounding property owners no noted concerns have been received no comments have been received the project was presented to the ward 3 neighborhood advisory board and no comments were received from them either so in conclusion the proposed use meets or exceeds the standards in code and does address all of the applicable findings therefore staff recommends approval subject to the conditions listed in the staff report that concludes my presentation and the recommended motion is on the screen and i am available for questions thank you thank you leah commissioners let's have disclosure starting with commissioner johnson please thank you ma'am chair mr johnson uh familiar with the site commissioner dracula you're familiar with the site mr valto same disclosure commissioner same disclosures mr gower same disclosures commissioner taylor's same disclosures do we have any public comment for this item there were no requests to speak forms submitted no correspondence received or voicemails received thank you we will close public comment and ask commissioners if they have questions of either the applicant or leah commissioner johnson thank you madam chair um lisa a question for you um and i bring this up only because it came up at our last meeting there's the information here and the condition about a lighting plan being required is the plan to redo the lighting for the property or is there existing lighting that's going to remain there's existing lighting that has been updated it's led that has adjustable it wasn't properly permitted so that will need to be corrected and adjusted but it has already been updated from what it was okay and is the applicant comfortable that the condition can be met based on the lighting that's there yes um that's all i got thank you thank you commissioners other questions discussion motion madam cheer oh i'm sorry yes mr johnson i i'm waiting to make a motion but i just want to make one comment before i do that and that was a um thank you uh to leah in the presentation you put that little graphic up there for the gap study that was helpful i think the description in here was good but actually seeing what you were talking about graphically thank you for that so i just wanted to get that on the record that i appreciated that if there's no other discussion that i'm sure we'll make a motion i was scrolling to it in case ldc 22-0060 victorian auto sales based upon compliance with the applicable findings i moved to approve the conditional use permit and the alternative equivalent compliance subject to the conditions listed in the staff report and based on those i can make all of the findings chris figaro a second we have a motion on the second any further discussion okay all those in favor all right all those opposed great motion carries thank you so much good luck with your project thank you very much okay we will move on to item 5.3 this is um case number ldc22-0061 this is a request for a major site plan review and another alternative equivalent compliance do we have a presentation from the applicant please yes we do thank you very much uh madam chair and members of the commission for the record my name is dave snellgrove i'm the uh planning and right-of-way manager with cfa been working on this project and been very happy to work on this project with a good friend of mine ed thomas i've known for many years and also the team at uh at the nevada museum of art there's been a really fun project to work on um i go through this and get to see some of the neat components that they've got in this expansion uh with me i have edit ed behind me here and also amy opio is live she's with the nevada museum of art and she can speak much more eloquently and passionately on some of their operational things that they do and some of their goals and missions so if you have any questions on that i will definitely defer over to her this is a the the nevada museum of art site already exists off of liberty street south side of liberty street for and i still notice the porsche building and i know a lot of people don't but it'll always be the porsche building right next to them um the expansion area is two parcels south of them those contain one contains an old mansion which we are working and i'll go ahead and state it right now the nevada museum of art has been working with a group in trying to see to get that mansion saved that is at the northeastern corner of hill and california i believe it's the sign i mentioned it's not on the list of historic places the registry of historic places but it is one that's important to our history in the city of reno and uh amy and and group have been working with others and trying to see to get that saved and move to an appropriate location with this expansion the total site after those two parcels get joined in is 1.79 acres we have a request before you for a major site plan review this is for exceeding the 55 foot height limit and i'll go through in our in our cross sections or there are building elevations and point out that the height of the proposed expansion building is actually lower than the existing building we do have a requirement for a major site planner review for an expansion of the fifty thousand square feet it exceeds the twenty thousand square foot limit before you go into a major site plan review and then we have another administer alternative equivalent compliance which i've had a few that i brought before you there have been others it's actually a really good tool and gives us an opportunity to take a look at at what makes sense with the code and working with situations that are exist in our city already so the property is master planned excuse me downtown mixed use this allows for such uses cultural facilities public spaces arts i think it's kind of some of my stuff down below is kind of blocked by the by the images there on the bottom of the screen but arts is one of those and public facilities uh thank you and public spaces so cultural facilities arts and public spaces the property is zoned mixed-use riverwalk district corresponding with the master plan designation um these uses are allowed in this district and this is one of your more in the downtown area one of your more intensive land use but has a wide wide mix of uses so these are images of the site existing this is the north east on the left hand side and northwest corners of the site i want to point out on that northwest corner you can see the sidewalk at back of curb this is where we're requesting an alternative equivalent compliance the the requirements right now say you've got to put a parkway planter in and then you go to the sidewalk behind the parkway planter what we have right behind that is a rather large public plaza area that public plaza area with the artwork in it and some landscape that will get modified with this plan and enhanced and there will actually be a really neat component and it's a it's called falling fruit and amy can explain more than i only know it a little bit on the surface but there will actually be fruit bearing trees and vines in there that are available for people to go and pick it's kind of an urban an urban produce market to your degree without a cost to it but uh we are making modifications to that plaza area as part of the expansion that will be in phase one of the expansion on the south end of the site these are the two parcels that exist off of california the photo on the hand side shows that the mansion and i believe it's the sinai mansion and then you have a smaller house on the right-hand picture that that mansion is the one that people are working on trying to save at our at our neighborhood advisory board meeting we did have one lady there who's been working with amy that she had a concern wanted to make sure that was going forward and amy assured me yes it in fact was that we're trying to continue continue that effort so the site and the site here actually there are our screens across the bottom is there a way to minimize those by chance i think some of my later later slides will be there we go thank you um so this shows the overall site you have north is to the left-hand side here in the red area that's the existing site and then to the south is our expansion area and on those two areas phase one of the project which the nevada museum of art already has funding to go forward with this that would be an exp a modification to the plaza as i mentioned uh let me see i think i had some no i didn't have them on there um the restaurant expansion area that it will move some of the building out closer to the sidewalk and then north of that will be the falling fruit exhibit or the falling fruit planting area and then that strip that's not stippled that'll be where the fruit trees and vines and different things will be planted so on that alternative equivalent compliance because we have that really large plaza area we felt that that was appropriate to look at what we're trying to accomplish with a with a parkway plant or is some additional space and some additional feeling of of openness especially when you get into an urban environment and because we have that plaza space we felt that that was a good substitute for uh basically a non-profit going out and ripping up the sidewalk and putting something putting something else in that ended up meeting the letter of the code while we felt it was already largely met or the intent of what we're trying to do in the in the downtown urban area that that was already met so these are the east and west elevations on the top you have the east elevation on the bottom you have the west the west would be looking at it from hill street and down here on that hill street side i boxed in where the restaurant expansion will come out from the existing building and then the two boxes on the east and west elevations i've shown where the expansion area is that's 45 000 square feet of expansion that will be the education and resource center the nevada museum of art brings about 8 000 school children i believe amy's told me that it's all the fourth graders this is actually part of their school curriculum and some of the only arts education that a lot of them get so they do have a good cooperative partnership with washington county school district as well as other districts they bring people up from the douglas county area as well and i can't recall if carson city was in that also so up on the top image you have the existing site and on the bottom image is the proposed landscape plan i'll point out all those trees in that kind of arc over in the plaza area that would be the where the following fruit is and then you can see in part of our expansion area down there at the bottom right hand corner it's actually a rooftop outdoor garden and plaza area on top of the building so what you'll see from the street level is more of the plaza and then the street trees we will be adding enhancing the plaza space we have the rooftop garden and then along california avenue right now there are four trees one of them is actually leaning pretty heavily it's the one on the on the farthest east side i was told by the person who's looking to to get the historic man or the mansion relocated that we were thinking that possibly all four of those trees would need to come out she'd met with the urban forester and i think they may have it down to only one of those existing trees would need to come out so then there would be two additional planets so right now where there's four there will be six six street trees the applicant breeze of the project will enhance the the capacity to serve the k-12 population students and also enhance resources and research availability a lot of educators and particip participate in development scholars and under and who are undertaking academic research it'll improve and enhance the existing public plaza area and enhances the available gallery space within the facility we're in agreement with the staff's review and recommendations on the project where an agreement with the conditions is presented if you have any questions we are available to answer thank you leah do you have a presentation thank you i do again leah brock for the record assistant planner with development services city of reno my presentation's brief i feel that mr snellgrove just covered pretty much everything so good presentation so here you can see the nevada museum of art has requested a major site plan review to allow for a 50 000 square foot addition with a building height of 55 feet on a 1.79 acre site in the mixed use downtown riverwalk zoning district the main project site is located on the northeast corner of the intersection of hill street and california avenue as mr smellgrove pointed out the project includes relocation and or demolition of the two existing structures the proposed addition and enhancements to the existing pedestrian plaza the applicant has also requested the alternative equivalent compliance related to the required improvements to the existing sidewalk key issues related to this request include the overall site design the alternative equivalent compliance and the sidewalk design in that area and the relocation and demolition of the existing structures again the site is located in the mixed use downtown riverwalk zoning district the only real compatibility concerns it could be related to the height of the structure although many of the surrounding structures are residential conversions to commercial and there are also non-conforming structures in the area that were developed either with entitlements or prior to the 45-foot height limitation um the adjacent structure to the east uh which i believe mr snogl called what was it the old porsche building sorry i didn't remember that is a 12-story office complex the existing museum exceeds the allowed 45-foot building height by approximately 20 feet so the proposed 55-h foot building height is less than the existing structure and technically less than the structures on two sides also here you can see the two structures proposed to be relocated or demolished the mansion on the corner of hill street and california avenue is right in the forefront of that photo kind of the grayish blue and then the other one is back off in the background it's a single story and it's kind of a cream color there as mr snogler pointed out neither of these structures are on the historic registry however the applicant has been working with a local group to relocate the mansion and it sounds like that's moving in a positive direction the proposed plans for expansion of the restaurant include expanding the footprint of the existing museum building west toward hill street uh right here you can see where i've circled that and exactly as uh the applicant pointed out basically what's required is uh six feet of um landscaping i say i guess it's a six foot buffer area between the curb and the sidewalk and then six feet of sidewalk the existing sidewalk there just backs directly up to the curb so the applicant is requesting that basically they're not going to put in that six foot buffer and instead they're going to make those enhancements to the plaza which overall staff supports the alternative method of compliance as the community benefits from the improved plaza are equivalent to or exceed the benefits that would be associated with the subject standard in this case the project was reviewed by various city divisions and partner agencies courtesy notices and hearing notices were sent out to all of the surrounding property owners additionally the project was presented to the ward 1 neighborhood advisory board although the ward 1 neighborhood advisory board did not submit comments on this project they did bring up the concerns regarding the historical significance of the building on the corner of hill street in california avenue in conclusion the proposed request does meet or exceed all standards in code and addresses the applicable findings therefore staff recommends approval subject to the conditions listed in the staff report and that concludes my presentation the recommended motion is on the screen and as always i'm available for questions thank you thank you commissioners let's start with disclosures with commissioner gower please thank you madam chair no disclosures mr munoz no disclosures uh commissioner balto familiar with the site commissioner dracula same disclosures christian johnson familiar with site and i believe we received an email in support of the project uh commissioner taylor same disclosures do we have any public comment for this item we did receive correspondence for this item it was submitted as part of the record and distributed to the planning commission we did not receive any voicemails or request to speak forms okay we'll close public comment and ask commissioners for questions of either the applicant or leah commissioner questions mr johnson thank you madam chair um dave i think this would be for you the and it's maybe it's a question of functionality so if amy needs to weigh in on it possibly as well but i see that as a part of the expansion looks like on the first floor there's an added entrance on california and you spoke to the fact that this is being added for you know educational purposes and that and i noticed there was some information information the staff report that leah put in there about potentially a bus parking zone or something is there is there an intent to change some of the circulation in and out of the building to be off of california street no that that entrance and amy can add on to this but generally speaking i'll address some of the bus discussions and and school children loading or unloading the school children would come in that side that's going to be more of the educational side and a lot of what is offered for the school curriculum will be focused more towards that side right now they enter through the main entrance over on the i guess it would be the eastern side and typically the buses will unload on hill street we were looking initially at the possibility of maybe doing a bus loading zone right on california although we ended up learning through the process we had discussions mr thomas contacted the school district that's an arterial level street and doing the loading and unloading there wouldn't be allowed because of the volume of traffic we'd still stay over on the hill street side that's something that the bus loading zone in general can be done outside of this process and was getting a little bit convoluted right now they load and unload just as if they can pull over to the curb they will but oftentimes their cars parked so they'll pull over in the street put their stop arms out the bus will unload and then the bus will move on the buses will typically go and park at a at a parking lot somewhere in or around the area and then come back to do their pickup typically this happens nine a.m and then they'll pick up closer to 1 p.m so there's a window of time that the kids will be there going through the curriculum in terms of the actual internal functions i'll turn it over to amy to kind of talk about what that expansion area is to hold so thank you everyone for your support today the museum is building what we're calling an education and research center the education research center as dave mentioned in his presentation provides um support for the 6 000 school children washable county schools school children k through 12 that we support every year during the school year as part of their only um touch for visual arts education in our district and then we also also support incline village gardnerville minden etc um we also welcome scholars internationally from all over the world to study in our library and in our archive and so that particular inter entrance is designed to serve um originally the best load-in loadout of those school children so it will primarily be the education entrance for the museum although we're still working to solve the problem of busing okay thank you that was the main question was just trying to understand that we were going to be if that was going to be the the entrance for the students so it's a controlled entrance limited not open to the public that is the intent there i've never been one of few words okay nor was i um it it is designed to serve that purpose but it will also serve the general public as well but our primary purpose is to bring the school kids into the building every morning for the school tour program okay thank you amy thank you dave thank you madam chair commissioners other questions discussion no discussion but i'm sure i'm ready to make a motion motion case number ldc 22-00061 nevada museum of art expansion based upon compliance with the applicable findings i moved to approve the major site plan review and the alternative equivalent compliance subject to the conditions listed in the staff report and i can make all of the findings madam chair i second that okay we have the motion in a second any further discussion seeing then all those in favor hi all those opposed okay motion carries thank you so much good luck excited about this this brings us to item 5.4 uh let's see here this is case number lbc22-00062 nevada energy gas line and this is a request for a conditional use permit do we have a presentation from somebody oh via zoom the applicant via zoom or just brooke no uh mark sullivan oh okay great hi madam chair and commission members this is mark sullivan with mv energy can you guys hear me okay we can thank you okay excellent well thank you for having me this evening and reviewing our project uh i'll make the presentation brief as staff did a pretty comprehensive job covering the project in the staff report uh the project's the national natural gas regulation station and a higher pressure gas line our nv energy's natural gas distribution system in northern nevada serves approximately 167 000 customers and and shown on the next slide the nevada administrative code it makes it our duty to deliver continuous mark hold on just a second i don't think we can see the presentation just hold on one second please mark are you sharing your screen with us [Music] um i am not sharing my screen with you because i just have my notes i sent the presentation i thought to you guys we'll share it with you hang on just a second okay oh okay okay go ahead there's there's the screen or the slide that says that it it discusses the nevada administrative code and we at nv energy have a responsibility duty and says we shall deliver a continuous supply of natural gas without interruption or shortage and so to do this we constantly analyze our performance of our system and our facilities to ensure it's operating at peak performance and also meeting demands that are out there the next slide that actually help you orient yourself to the proposed location as it relates to the reno overall the little yellow box down the bottom right hand side it's a project location in southeast reno and that's on desert way the site has been home to our middle marijuana um electric substation for over 40 years it's a over 22 acres in size and you can also see down on the right hand side that dotted line that's actually a story county boundary and the next slide it'll show you kind of existing conditions that's what a substation looks like and then down in the bottom right hand side of the slide you can see there's a fire hydrant down there and the gas regulation station will be just to the east of that about 150 feet to 200 feet to the east of that fire hydrant so the project will provide a new gas source in south reno and includes construction of a new gas pressure regulator station and a 16 inch diameter high pressure steel distribution pipeline and of course the pipeline's underground so the only part that's above ground is that gas regulator station on the next slide it kind of gives you a little bit of an idea on that orange line on the right side that's the story county boundary where the pipeline enters into the city arena jurisdiction the gas line runs approximately a mile from the story county line to the miraloma substation site and that's shown over on the left and you can see some of those existing power lines that are coming in and exiting the substation [Music] and the next slide it will show you the regulator station location which is adjacent to that substation and that gives you a little bit of an idea of a scale in relationship to the existing sub the regular station is going to be about 80 feet by 120 feet and if you take the square footage of that and divide it into the 22 acre site it's about one percent of the site the uh substation is 600 by 600 so that's about 360 000 square feet and that's about a third of the 22 acre site just to give you an idea the next slide is a plan view of the piping that's going to be found inside the fence at the regular station not a lot of exciting stuff there basically some valves to regulate the flow of the gas the next slide is an example of some of the the piping that would be elevation of that the midline of that main pipe that's going to be there is three and a half feet tall at the highest point we have a couple of spots or a little bit over five feet tall the fencing proposed is six foot eight inches plus a one foot of three string three strand bob wire on the top so uh none of this stuff would be able to be seen uh if the fence has slats in it as an example uh the property's own public facility so it seems like the right place for this type of development construction we originally had planned to begin in june it's been moved out and we anticipate to begin in july of 22 and be completed by february of 23 and again this is you know the purpose of this is to serve the current loads that we have as they're increasing and to be able to serve future development so we have reviewed the staff report and agree with the conditions and i'm happy to answer any questions thank you mark museum pictures were much more interesting just gonna they were cool they did a great job pranked you have a presentation press i do good evening planning commission brooke oswald associate planner for the record uh nice to be before you all tonight uh the case yep the case before you tonight is uh ldc 220062 the energy gas line once again just to look at the project information it is approximately five parcels one of those is in the city of reno the others are not in the city of reno they are in the sphere of influence and under our jurisdiction the request is for a conditional use permit for that major utility additionally we have cuts and fills for the actual site itself to get the level grading site of cuts over 20 feet and fills over 10 both of those come together and we review those at the same time under a conditional use permit this will have to be reviewed by the truckee meadows planning agency for a project of regional significance staff has had discussions with the uh jeremy smith the director of um our regional and uh the city um legal team and it was determined that this did not have to uh go to city council that it could directly if approved by this commission could go directly to regional for conformance review at that time this does not require a change to the map or utility line and so therefore it can just it would be reviewed by the planning planning group at regional the key issues that we looked about out is that compatibility that grading and then potential cultural resources in that area just uh to go over again where the arrow is that that is the uh story county um line in washoe county line as we look at uh down there that uh this the sea in the middle there is that uh crossing of um steamboat creek uh daybreak development has a portion of their site on that site and then we have the bella vista ranch uh phase two approved uh pud in that area uh as we know there's approximately four thousand homes that could be coming in with the daybreak project with that bella vista ranch phase 2 pud there's approximately 400 or 450 homes so this is where we're seeing some of that need in that use in that area the site is approximately located the second orange circle or red circle there uh at as i stated before in the city of reno boundary and the gas line runs approximately one mile underground uh to the story county line where it will meet up with the existing line on that side or a line that will be constructed on that side that will be all underground that will be seated and restored per our public works design manual just quickly the applicant showed this um this image but as you can see we have other major utilities running through that area some big major power lines and other things running through that area quickly go over once again the area with nz that is in our sphere of influence but does not have a zoning the site itself or the facility itself will be in that pf zoning that major utility is allowed within that zoning with that conditional use permit there are three additional conditions that we see versus over our standard conditions the first is that all um above ground piping will have to be in a natural color additionally the fence will have to be vinyl coated in natural color also to blend with that environment that site is co-located with that large um uh electrical distribution facility there and so it sort of um it covers that co-location helps with that compatibility that we're consolidating those utilities all in one area the second edition we have is based just on a permian it's one that we often see that any rocks rip-rap be colored to the existing color around it additionally the third one is a a condition that would require that a cultural resource study be done in that area i have worked in several areas around there and that that is a concern of native american artifacts or other things that could be found through that so they will uh conduct a survey on that provide a management plan and and mitigation procedures back to the city um with their building permit on that so with that step was able to make all the applicable findings with those additional conditions and recommends a planning commission approve the request thank you available for questions as needed thank you brooke um commissioner johnson disclosures we'll start with you thank you madam chair commissioner johnson no disclosures commissioner dracula same disclosures commissioner baltimore disclosures commissioner munoz no disclosures mr gower no disclosures commissioner taylor no disclosures um do we have any public comment on this item there were no requests to speak forms submitted no correspondence and no voicemails okay we'll go ahead and close public comment and bring it back to the commission for questions of either the applicant or book no questions discussion next is motion i'm sure i'm ready to make a motion okay commissioner munoz uh communication menus in the case of ldc 22-062 nevada energy gas line based on compliance with the applicable findings i move to approve the conditional use permit subject to the conditions and i can make all the findings mr bell 12 second okay we have motion a second further discussion all those in favor all right all those opposed okay thank you so much thank you appreciate it commissioners we will move on to item number six truckee meadows regional planning liaison report commissioner johnson thank you madam chair their uh meeting last month was uh cancelled due to lack of any items on the agenda and there will be one scheduled for later this month but no gender information out on that yet okay thank you um jason staff announcements please good evening commissioners jason garcia-labou planning manager for the record um just a quick update and actually a big thank you to the last meeting to the commission for sticking it through for so many items but as you can see we're still moving along steady pace um our may 18th meeting it looks like we're gonna have two items so it'll be a little lighter so we're looking to have some training items added to that agenda um including um a follow-up presentation from suzanne gronin so we'll be kind of proceeding forward with that and hopefully addressing some of the other uh items that the commission brought up um on the uh april 27th city council meeting we just had one item it was a follow-up it was the adoption of the ordinance for the choral academy nc to spd change and zoning and then also an update and and this was mentioned at the last meeting but we have currently two appeals that have been filed one for the reno ironworks and one for the jacobs global plaza project and those will both be at the city council meeting on may 11th so that's it for staff updates but please let me know if there's any other items you want to see on the agenda or if we can be a further assistance thank you thank you jason and thank you and your team for our last meeting and your efforts moving on to item number eight commissioner's suggestions for future agenda items okay item number nine public comment do we have any public comment adam chair i would just like to state how hard it was for me to not start an architectural discussion about the nevada museum of art project i just want to put that out there as public comment you're welcome i appreciate it i lost the bet do we have any public comment no requests to speak forms we're submitted no correspondence and no voicemails okay we're going to go ahead and close public comment and that brings us to item number 10 adjournment okay all those in favor aye all right goodnight everybody thank you very much you