all right everybody whoa check oh [Music] check check all right there we go all right uh thank you everybody for coming to the regular Reno City Planning Commission meeting of Wednesday March 15 2003 uh we will start off with the Pledge of Allegiance uh commissioner Armstrong would you like to lead us yeah yeah I 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 for all right thank you we will move to item number two roll call Michelle please JD draculic here Harris Armstrong here Peter Gower Mark Johnson here Arthur Munoz is absent Sylvia villanueva's absent Alex felto here we have a quorum all right thank you uh moving on and opening item number three public comment this item is for either public comment on any action item or for any general public comment Michelle 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 the Planning Commission may not take action upon any matter not agenda is for possible action on today's agenda when you are 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 a four to three minutes if you are an attendee in the zoom meeting and would like to make public comment at this time please raise your hand lastly while in this room please be respectful warnings will be issued by the presiding officer if there is disruptive behavior and you will be asked to leave Chambers if the behavior continues so we did receive uh correspondence that was General in nature those were afforded to the Planning Commission and have been entered into the record I did not receive any requests to speak forms and I did not receive any voicemails all right thank you is anybody in the chamber's wish to speak at uh general public comment clay we will close item number three moving on to item number four approval of minutes uh item number 4.1 Reno City Planning Commission regular meeting February 1st 2023 Mr Johnson I'll move to approve the minutes from Wednesday February 1st 2023. Mr mcauer second all right all in favor motion passes thank you item number 4.2 Reno City Planning Commission regular February 15 20 23 minutes chair keeping it going commissioner Johnson moved to approve meeting minutes from Wednesday February 15th commissioner say I was waiting for commissioner all right we have a motion in a second all in favor aye aye [Music] any of those opposed Mr vilta [Music] if you lose them and uh what is your vote for the minutes for February 15th I'm voting favor motion passes thank you all right we'll close item number four moving to item number five Trucking me to Truckee Meadows Regional planning agency annual report looks like Grace has a presentation for us thank you yes good evening uh Grace Macedon Senior Management analyst for the record here tonight to discuss the annual report to Truckee Meadows Regional planning agency so this report comes before the commission every year both state law and the regional plan require local jurisdictions to provide an annual report highlighting the city's numerous efforts throughout the calendar year to implement the Truckee Meadows Regional plan this year some of the highlights will we will go over include affordable housing efforts sustainability milestones and some projects that had some Regional impacts so affordable housing continues to be a top goal for the city council and the region as a whole in 2022 the City of Reno waived 3.5 million dollars in sewer connection fees for affordable housing we waived 480 thousand dollars in building permit fees and approved 787 multi-family affordable units Council contributed over 37 million dollars towards affordable housing initiatives sustainability is another goal that the city is working on last year we received the soul smart silver designation and Lead gold certification for the first time in City history and we have continued to participate in the Truckee Meadows Regional planning agencies natural resource plan we have made substantial progress in the new parks recreation and open space master plan that the city is leading that effort this year so moving on to some projects that came before the commission that had a regional impact these all went to Regional Planning Commission for conformance review We processed four master plan amendments last year P Vine employment center Meridian 120 South open space Canyons Edge and DPI MPA and zma and in addition to that we processed 87 planning cases through the discretionary review process so this report that was in your packet not only summarizes what we accomplished in 2022 but we also discussed our efforts and goals for 2023 so we will continue to prioritize affordable housing and sustainability initiatives we are focusing on the title 18 zoning code amendments to make sure some of these processes get better and continuing to collaborate on the natural resource and public infrastructure investment plan that Regional is coordinating and we are currently in the middle of the 2023 legislative session where we're reviewing any bills that may impact the city in the region as a whole so for tonight we are just asking that you accept the 2022 annual report and recommend that the city council do the same that concludes my presentation and I'm available for any questions Jason I'm assuming we need to open it up to Commissioners for disclosures on this um be safe on that okay I don't think so but I wasn't quite sure commissioner Gower if you want to kick it off for sure commissioner Armstrong no disclosures commission Johnson no disclosures commissioner draculation great thanks buddy commissioner draculation no disclosures great then I guess we will open it up to the commissioner for questions or discussion let me do a public comment oh I'm so sorry my apologies yeah and do we have any public eye comment for this item we did not receive any public comment no request to speak forms and no voicemails were received okay if anybody in the chamber's wish to speak publicly on this item okay seeing no one we will close public comment and then move to the Commissioners for any questions or discussion or emotion Mr chair I'm prepared to make a motion first I just want to again compliment staff on putting this together again this year is a lot of information that uh is compiled here I like the fact that we saw 87 cases kudos to us sorry but anyway thank you for putting that together Jason all the staff working on that and based on that I moved to accept the 2022 annual report recommend the council accept the same report and forward to the trucking Meadows Regional Planning Commission and Regional planning governing board right we have a motion commissioner Armstrong all second yeah we have a motion in a second [Music] all in favor aye aye aye any opposed no motion passes thank you Grace all right we will move on to item six public hearings items 6.1 case number ldc23-00047 Lux Locker condition Amendment and it looks like we're going to have a presentation from the applicant we have David um on the zoom meeting he will be presenting we're just moving him into the meeting okay David hi can you hear us okay yes I can okay um go ahead and state your name for the record and you have 15 minutes to present sure my name is David Ferretti I'm uh my address is 7324 pre-court Manor Way I can uh share my screen here let's see oh there we go is that the way to do it just share my screen yes that's fine and can everyone see it oh there we go yes so uh I'm with Lux Locker uh we're back here again we had approval uh back in December of 2021 um through our massaging of the site and additional development uh of our site we were able to add a few more units we went from uh and this is why the main reason why we're here we're going through our civil permit and our condo plat and uh we got flagged for having too many units uh and it's an oversight bios unfortunately we're back here we originally had 165 units and we now have 184 units uh previously when it was approved it was a 115 000 square feet for the total project and we're now at 119 a thousand square feet those are the significant changes from the last time it was approved I can go ahead and walk you through this site the the use is still the same um uh we're we still have the Planning Commission um uh foreign we can grow those if we need to but we're not pushing back on any of these this is an RV a luxury RV and Boat Storage although you can store anything uh legally loud in there uh this is an S1 use no hazardous material of course the average size is about 15 feet wide 15 feet high and about you know 50 60 feet deep uh the unique thing about this site is uh we uh we condo each one of the individual units out and we're going through the condo process now with the city and we sell them out individually Lux Locker will then maintain the ownership of the overall site and be responsible for landscape maintenance security and we collect uh common area maintenance fees to provide that that service this is actually our second uh site in the in the area we have one in Spanish Springs that was came online and opened their doors uh in 2021 as well too is very successful possible that sold out pretty quickly and which is why we're we're back here um we're on the corner of Panther drive and North Virginia up here in the in the North this is a small area right off there's a there's a Mavericks right there and just right off there just west of the 395. the biggest change here right so this is our site plan before we had b c d and e this a has been uh slightly massaged to allow for a few units and we condensed some of the small units so we got uh more units out of them like I said overall we added about three percent more over four thousand square feet uh the materials uh all the conditions those are those aren't changing our drives aren't changing um so I I'm happy to go over the the project itself if you want to spend more time and I have additional pictures this is the elevations that were all previously approved and and weren't changing but I'm really here to answer any questions uh the commission may have go back to the site plan here okay all set David thank you very much uh we'll now take a presentation from the city thank you David could you also take your presentation down thank you very much um and I will give me just a second okay all right so I'll be brief on this as well um as David indicated Lux Locker was approved in December of 2021 and they have increased their request or sorry the request is to increase the number of units from 165 to 184 19 additional units here's the site David showed you that as well what changed the increased unit count which resulted from some efficiencies 3.4 percent increase in building square footage that slight gradient modification and building a rotation that David talked about the max fill decreased from 16.46 feet down to 1511. and I did also want to point out that the condition the commission last time had added a condition regarding horizontal projections and they have submitted elevation showing those horizontal projections as required by condition 12. this is a comparison of the previous site plan on the left and then the new site plan on the right the building a circled in red shows the orientation how it was modified here are the recommended findings for the tentative map and the recommended motion available for questions thank you Jeff appreciate that we'll now kick it to the Commissioners for disclosures commissioner Johnson please I think Mr chair and Mr Johnson no disclosures commissioner Armstrong no disclosures commissioner Gower no disclosures commissioner draculich familiar with the site commission familiar with the site I'll now open it up to public comment Michelle I don't see any requests to speak forms here do everybody would like to speak I did not receive any requests to speak forms no voicemails no correspondence was received I think you're good to go I don't think we have anybody on the zoo meeting that wishes to speak at this time either all good thank you anybody in the chambers wish to uh comment on this item seeing none we will close public comment and move to the Commissioners for questions or discussion or emotion Mr chair commissioner Johnson I guess first thing David thank you the uh I know the condition to add the horizontal um shade structures was one that was discussed here and I appreciate that being included so um with that in the case number ldc23-00047 uh based upon compliance with the applicable findings I moved to approve the modification of ldc22-00029 as proposed and I can make all the findings thank you we have a motion Mr Gower I'll second I can make all the findings okay we have a motion and a second all in favor aye any opposed thanks I keep forgetting about you buddy sorry about that motion passes uh good luck with your project David thank you very much all right we'll now move on to item number 6.2 case number ldc23-00043 Cool Classics International two looks like we will take a presentation from the applicant thank you hello good evening thank you Derek Wilson on behalf of the property owner of the applicant um so uh this is a this is a small auto dealership a little bit of a non-standard auto dealership that I'll explain in a second uh the request is a conditional use permit in the MS Zone so the project location it can be a little hard to visualize if you'd never go there it's a South Virginia Street address but you get to it basically by going in the driveway to the WinCo Foods and then you sort of a dead end in a commercial complex back there so the area in yellow is the project site you can see it's partially built and a building for that northernmost parcel was being planned when this use came along so tonight we're just officially approving the use the buildings one building's in place a second building was already planned to happen it's it's in process grading is going on now and then this use was brought to the site the reason for that is that this property owner has been active in this area for a while they built that current Tesla dealership you can see at the at the bottom of this site they built that uh as their own dealership site and then Tesla came along and bought it and made an offer that they felt was worth accepting they moved their operation to the other car dealer that's that's sort of in the middle of this diagram uh so they're operating a car dealership out of that tiny little site um and then the area in yellow was going to be car storage they're car collectors uh so they're they're sort of dealers by accident people call them up and say look I need this 1962 Ferrari do you have one yes and then they'll make they'll sell it and they do that through that that small building labeled car dealer in this exhibit however another buyer came along and said we want to buy your small car dealer site they said Fine Again a good offer they took it but now they need to bring their car dealer license to the area in yellow so they're they're bouncing around with where they actually sell their car so now they're storing and selling cars in the same location right now they're storing cars in that southern Building inside the yellow and then the second building uh they were that's under construction now I was going to also be storage now they're just bringing the dealership license to that site so I realize that's a convoluted thing but it's important to understand that they they haven't been in operation illicitly this is essentially a new car dealership on a new site for them as you can see we're adjacent to the freeway we're part of a Commerce Center so it's it's primarily industrial buildings around us also obviously there are car dealer uses in the area already we have two car dealerships adjacent to this project site so it's not a it's not an unknown use to the area going to be roughly 68 000 square feet of space in the two buildings the the tan areas are the two uh the one existing and then the proposed building and that triangle building is the one under construction code compliant no zoning changes or variances needed the area is very well suited to bulk retail there's a flooring contract a flooring business a hot tub dealer other car dealerships in the area so essentially this area was was was built for for these kind of large retail uses that's the old Testa site and this is where this is where we're a non-standard business uh Tesla is somewhat of a new business model the old car dealerships 400 cars out front people drive by they pull in they look at the cars that doesn't happen at Tesla it's not going to happen at this site it's not a drive-by business it's appointment only so going to be very low traffic at the site people are going to make an appointment ahead of time gonna show up going to look at that one specific car they're interested in they maybe take it for a test drive and then they conclude the deal or not so it's it's much more of the of the appointment only kind of business model the zone that we're in is specifically intended for auto oriented uses uh Ms District intended for a mix of low intensity Auto oriented uses so that's exactly what we are design features we meet the parking requirement importantly we are fixing storm drainage problems in the area so along that Northwestern property line there's been long-standing drainage issues exacerbated by the construction of the freeway that never adequately accommodated storm water flows under the freeway so we've spent a great deal of time uh expanding and enhancing the drainage channel that runs along that Northwest property line and that's the benefit of all the properties in the area that benefits our site as well as properties to the West um I also need to point out that that there are two small houses to our Northwest along that same property line there's no residential zoning but there are two there are two old houses and uh I feel that this use is in a way going to benefit them it's going to act as a sound buffer between them and the freeway if you ever go out to this site you can imagine the freeway generates quite a bit of noise so our use the auto dealership use can be very low intensity low noise generating the building is going to act as a sound barrier another important features that we've been in touch with those owners throughout the life of the development of of these two sites because of the engineering work along the Northwest boundary we've had to coordinate with those neighbors we've worked with them on enhancing the drainage channel on working with them on where their fence is where they had some fences that were kind of on our side of the line we've worked with them on on that and then on enhancing that fence and and generally making them satisfied that we're bringing improvements to the area so we've we've had a working relationship with them we intend to keep that we haven't had any objections from them so I I don't want to speak for other people ever but but I feel that that we've been good neighbors with them as far as this process um infill project uh that's a that's a major master plan issue um our architecture exceeds the normal Warehouse standards so this is this was uh this was kind of a boutique business this this car collecting and storage uh so the the building was meant to meant to look appealing uh it now makes that function better as a as an auto dealership it's a nice place to hang out so it certainly exceeds um some of the standard you know concrete tilt up Construction in the area traffic generation is very low if we were a standard warehouse or an auto dealership we'd have a much higher daily trips and peak hour uh the proposed project we have very low Peak numbers so minimal traffic impact so that's my presentation I realize there's some convoluted history about how we got here but as far as the project I think it's pretty straightforward so I'll be happy to elaborate if people have questions thanks right now we have a presentation from the city okay uh Jeff Foster associate planner for the record again uh Cool Classics International LDC 2343 so the project site is approximately 3.13 Acres over three Parcels as Derek indicated the conditional use permit is just to allow the automotive dealership in the zone Derek talked about the history I'm not going to go back into that I think it's worth pointing out that the existing dealership is in the old Vespa Triumph dealership building that's where they're currently located on parcel 2 shown on the map where the CCI arrow is and then you can also see the arrow to the Tesla again as a frame of reference um a gradient Insight Improvement permit was approved that is allowing the work that's underway that Derek referred to the building is not under construction just decide improvement work is is under construction the building has not yet been been permitted but again the entitlement is just for the use not for the building or any any kind of design elements on the building and then again the vehicle storage Warehouse on on the parcel 06. the key issues that staff saw are building in site design residential compatibility and hydrology and drainage just as a frame of reference the top picture is the existing building Cool Classics International the bottom building is the warehouse building on that lower parcel and then in the picture on the right which you also saw in Derek's presentation but I've circled the drainage Channel That's the drainage Channel along that western or Northwestern property line so you can see kind of where that actual drainage channel is at so here's the master plan and the zoning a couple more pictures just uh because they're fun and to take and it was a pretty day on unlike most days in the last several weeks um so the site the upper left corner is a picture looking north um the drainage channel that you can see is just kind of off to the left you can see it right there maybe above that cone on the left uh the picture to the right is a Mini Storage that's just on the other side of the of the fence line on the west one of the businesses that's to the south on the lower left and then the final picture is a picture looking across the site looking north towards the freeway and you can see freeway borders the site there so building in site design the existing building that already exists on parcel 06 holds it up to 120 cars the new building holds or the the the proposed building not not there yet um will hold up to 240 cars and it's important to note that that storage area for those cars essentially fulfills the function of a a parking lot at a traditional dealership um so in essence all of the activities will happen inside the storage and the the sales efforts and whatnot will be inside the design is consistent with other buildings in the area in terms of building mass and height and the site meets minimum landscaping and parking residential compatibility Derek brought that up that there are two residences to the West even though those Parcels are not zoned residential the uh the fact that they're next door to the site staff felt it warranted a traditional residential adjacency analysis especially regarding things like light and noise right so condition number five we put on in terms of limiting hours and days of construction they are proposing modern cutoff light fixtures that helps they've also we've staff proposed and and the applicant agreed to all of these conditions actually but the six foot high solid screening wall that will help with light and noise we've also included a condition to turn off lighting by 10 pm except for security levels security level lighting and limit the building height Lighting on that Western facade to 12 feet and it's important to note that in code uh building I sorry Lighting on buildings next to residential is allowed to be 18 feet so we proposed 12 and they agreed to it also condition 8 includes Limited hours of operation um the noise should be low due to the business model Derek uh suggested that and we agree uh but we did include a couple of conditions roll up doors on that Western facade and there there's at least one roll-up door on that Western facade we are conditioning that or recommending conditioning it to keep those doors closed at all times except for Access and then last but not least condition 10 regarding prohibiting outdoor servicing of vehicles the last issue I wanted to talk about is hydrology and drainage the site is mostly in shaded X and but the previously approved site improvements permit shows that they've demonstrated compliance with code as far as being built in a flood zone area staff has included two conditions related to hydrology and drainage one condition 11 is to in effect make sure that historical drainage from the West is uninterrupted that it is conveyed through to the drainage Channel and then condition number 12 is regarding overall drainage Channel capacity for the existing flows from the site as well as other areas Upstream flows here are the recommended findings and the recommended motion and I'm available for questions thank you very much appreciate it we'll now go to the Commissioners for disclosures commissioner velto why don't you go ahead commissioner belt so familiar with the site we're also familiar commissioner Armstrong also familiar with the site Mr Johnson same disclosures commissioner Dracula same disclosures all right we will now open up for a public comment Michelle do we have any requests to speak forms I did not receive any requests to speak forms no voicemails and no correspondence was received I don't believe we have anybody on Zoom that wishes to speak on this item either thank you anybody in the chambers wish to speak on this item seeing none we will close public comment and go to the Commissioners for questions Eric Mr Johnson um question for you Jeff just as in terms of um looking at this obviously this is a conditional use permit for what is it essentially auto dealership correct so we heard in the presentation both from the applicant and from yourself that this is I guess not the traditional type that we're looking at storage of the cars on the interior um you know we've got a limited parking space outside I guess from staff's perspective certainly this the reason why this conditional use permit exists in this zone is to address traffic lighting all of those things that happen with the traditional situation as you said if the building's not built yet I know it's planned I know there's grading everything going on but the staff sort of review this from the perspective of this could be maybe a traditional you know that that is a difficult point to access if this was to be maybe more of a heavy traffic generator but we're being asked to approve that as an overall use so how did staff sort of review the idea of a an auto dealership of more than 12 cars with this particular location so I think we reconciled that with the fact that it's all indoors so there's not you wouldn't have a you know kind of a there's no room for outdoor parking or outdoor uh storage of the vehicles and and in that more full-scale Auto uh sales approach okay so the idea is you were looking at the specific design that was being looked at for the building not so much the idea of the use per se because the use was going to be within that building that's it for yeah that's a fair statement thank you appreciate that thank you Mr chair commissioner velta do you want to chime in buddy no no questions here thank you okay thank you the question is do we want to move into discussion or entertain a motion Mr chairman I'm ready to make a motion if there's no discussion please okay case number ldc23-00043 Cool Classics International two based upon compliance with the applicable findings I moved to approve the conditional use permit subject to the conditions listed in the staff report and I can make all the findings thank you we have a motion commissioner Armstrong all second all right we have a motion and a second any more discussion all right we'll take a vote all in favor aye aye aye all right motion passes unanimously good luck with your project thank you all right we'll close that item and move on to item 6.3 case number ldc23-00046 battleborn football club complex it looks like we'll take a presentation from the applicant's representative good evening excuse me Gabe whitler Odyssey engineering I'm here to present the battleborn football soccer complex this is a request for a conditional use permit um I'm going to touch real briefly on on the project itself we've got a lot of technical stuff to get through as part of our request and so I'm going to try and keep my presentation focused on that um but I will I would like to say this is a really special opportunity that that our community is presented with to be able to bring professional level soccer here offer um opportunities to our youth that are currently not in this market in this region I I feel that everybody's probably received a fair amount of positive feedback on this project and I I think it's fair to say that anyone who's looked at this is can understand it this is a great opportunity for for the region as well as our state so with that I'm gonna I'm gonna dive into the the technical details of the projects that we can we can get through that so the Project's located uh south of Parr Boulevard here here in yellow this is par Boulevard the jail it's right along 395 and it's located slightly east and north of of some residential with with some significant buffering the site's already been had a Zone change with the previous project some of you might be familiar with a project that came through a couple years ago for a hobby condo very similar to what you just heard earlier this evening but that project didn't come to fruition so they did do his own change to bring it into conformance with the master plan which is also mixed employment and the surrounding Parcels still have a mixed Suburban makes you Suburban designation hasn't been upgraded to uh to the current master plan yeah [Music] this is the site overlaid on an aerial photo our boundary is here this is Betty Lane the site will take access via public cul-de-sac that cul-de-sac's already been mapped offered for dedication with a previous project it'll be constructed as part of part of this facility you see the adjacent neighbors immediately adjacent art our commercial industrial type uses the site's essentially vacant undeveloped with the except exception of some grading that took place a number of years ago again directly adjacent to 395. this is the actual right-of-way line here there's a significant buffer between existing Edge oil and the right-of-way line this would be the closest adjacent uh single family it's actually uh um I believe a mobile home park and a multi-family development uh to the West there's a significant amount of vertical relief up to the apartments and there's actually a ridge here and and and these are located significantly lower than the proposed project but it gives you an idea there's a there's also a significant encumbrance of uh NV Energy overhead power and easements that go along with that uh so you so you're left with the a fairly small amount of area on this parcel that you can build permanent structures so as is consistent with this Corridor and this utility Network things like walls sight work parking driveways fences that kind of thing are allowed in that and so we've utilized some of that for parking and and uh Field layout this is a landscape rendering of of what the saddle looked like developed we're going to use our slope tiered slope with walls for landscape buffering it helps with not only get the site up higher than the freeway to to create a visual buffer as you're looking into the site um but also to make up grade we have significant grade to make up across the site so we'll use tiered walls parking another tiered step a clubhouse facility a main field with uh bleacher system and two secondary fields and then we have some amenities including Futsal which is a smaller version of soccer and some pools that sort of thing so with our request in the mixed employment zoning District we're requesting the use of a sports arena or stadium that is a conditional use permit request we also have grading with cuts deeper than 20 and fills greater than 10 feet and this site triggers the hillside development not to make light of the hillside or the cuts and fills this is the third project that I can think of in the last number of years it's had an approved entitlement for gradient on this site both for cuts and fills and Hillside this is a slope map calculation that we do that that results in a density reduction in this case an open space requirement of of 16.26 Acres the site is just over 30 Acres when you include the public cul-de-sac at 29 and a half acres of developed parcel so of that total area we currently have and and in this the hillside calculation you're allowed to count amenities landscape restored slopes so that brings us to a total of 22 Acres of open space if you will the calc is 16.26 and there's a condition I'm addressing that that we'll get to here in a little bit their total developed area if you will is is about seven and a half acres not including the amenities again this is part of the hillside uh calculations just depicting a minute what went into that calculation of our 22 Acres of open space you have amenity areas in red the light green is formal landscaped areas the yellow would be restored slopes a combination of landscaping re-vegetation slope stabilization and then native open areas around the perimeter obviously out and these are the steeper zones of the site they also are encumbered mostly by by Envy energy infrastructure this is again the overall site just in a simple layout so the site will include the three Fields the main field with it with uh up to a 5000 seat capacity stadium is the goal that number is is mainly driven by Major League Soccer requirements that you need to check a couple boxes in order to qualify for that style of event in order to even be be able to bring that type of of entertainment to the area um again parking uh the site was really dictated by by the grade and what we could fit in here as far as as parking goes and we'll get into access and and traffic counts here here in a little bit but uh this is the the general overall layout [Music] another part of our Quest is it cuts and fills the red is areas of greater than 20 feet of cut um green is areas of greater than 10 feet of fill um while we're here we'll touch on storm drainage this is Ward 4 technically you know part of the North Valleys Ward so drainage is is sensitive out there I will mention this drains back to the Truckee River it's not part of the closed base and drainage we will be meeting our code requirements to mitigate increase in runoff caused by development so there's there's a really Three N dot basins that we need to mitigate and we're doing that with a series of ponds where we don't have room for an open Pond that you're familiar with we'll use an underground chamber system it's basically an underground storm drain that provides volume so you can you can mitigate for your increase in flow rates there's no requirement here for retention since we don't drain to a closed Basin so so we're just dealing with detention and then we'll have another Pond here just to to make sure that we're not increasing any any discharge to to the downstream Properties or n dot right away um our maximum cut will hit 46 feet back in this corner and I think our Max fill it was about 33 feet it's pretty consistent with the other projects that have come through I I don't recall exactly what those numbers were but it takes significant grading to to develop this site and it's part of an original industrial park that we'll we'll touch on a little later but um this part never got masqueraded with that original property so these cross sections show you uh this would be looking North a section through the site so if if you're 395 here you hit the right away we'll have retaining walls with landscape and parking another tiered step in the parking and then this would be the clubhouse facility parking underneath a step up to field level and then a second level for you know all the amenities that go into the into the clubhouse facility field scoreboard the bleachers Stadium will be tucked back into the slope and then some more walls to to catch the East West section is pretty boring it kind of follows the grade a little more gently so that the the main section of of concern would be the the East-West here but it also does create a this is a line of sight to give you an idea if you're on the freeway trying to look up you get buffered by landscaping and and slope grading before you get there thanks this is an oblique of the uh the area the red is is the parcel just to kind of give you an idea of uh you can you can start to make out this is significantly higher there's a grade and and horizontal buffer between the residential uses um uh again there's a there's a ridge here that that protects uh this residential development which is which is much lower than the existing site these are just some some renderings that were prepared prior to this project just large disclaimer this is not site-specific it just kind of gives you an idea of what we're trying to put together on the site obviously we had to rearrange things and make them site specific and and there's some conditions to to make sure we're using uh neutral color palettes that sort of thing this is some rough elevations the Billet final building hasn't been developed but this would be looking at the clubhouse from the freeway parking underneath up to the field level and then another level this is looking at from the field at the clubhouse and then a section of parking below field level and another level of amenities in the in the clubhouse that is the concept of what the uh scoreboards will look like there'll be one on either end of the main field this is a kind of a summary of of the proposed operations this has been updated a little bit since we talked but the the main focus here I want to touch on is is so this is this this will host youth all the way up to professional soccer is is the intent and so you know obviously Youth Soccer isn't going to drive much traffic that's it's a typical operation kids practice games there's you know maybe High School level attendance where you get into the professionals level you can see that you know you'll have a professional men's with 20 home games you'll have a semi-professional man with 10 to 15. same for the women so you can get up to upwards of 70 games pretty easily and and whether all of those trigger our special event requirement or not um we don't know exactly but it's that'll bring us to uh to a condition here shortly so this is the overall site the green is the original Industrial Park I mentioned this is how the site fits into that you notice that access well the bulk of the access comes off of par Boulevard down Benny Lane there's also par Boulevard to Ferrari McLeod so there's two points to access the West Court is being over constructed of 40 feet wide so it could technically be set up with some traffic control to allow two lanes in and then reversed at the end of the game for two lanes out one lane and that sort of thing we've worked through this with the fire department there's a secondary emergency access through the adjacent parcel and they were okay with with what we're proposing for for access points this is a again um as part of our our application we've included a traffic report at about 2 000 seats 2 000 people in attendance it triggers level of service problems at this intersection Park Boulevard and and Benny Lane and so there will be some temporary traffic control needed for those larger events so as part of our special event permit anytime they have you know Advanced ticket notice that they're going to be exceeding that threshold they pull their special event permit and do the temporary traffic control for that style event and then there's opportunities at these other intersections but the current traffic report doesn't doesn't recommend that that that's necessary um this is a letter from RTC basic summary that they've reviewed it they think it's our approach is a conservative they're on board and I just mentioned that because one of the conditions is is um a little more restrictive than we'd like to see this is just proven that ndot's going to do their widening and they don't need any any additional right-of-way they're about to break ground on this next phase and add an initial Lane in both directions here we also had a sound study conducted short story is the freeway already exceeds code level sound they took a 6 000 seat event and modeled that into our site to prove that we're not making the noise condition any worse with the addition of this this facility so with that said I'd just like to to say thanks to staff for working with us to get us here we do have a couple conditions that we'd like to amend and as I understand in another letter just came out this evening right before the meeting which is modifying some of those conditions so I'll let staff do their presentation and then and then we can dive in into those modified conditions the primary condition is the limiting of 12 special events on this site we're trying to worded so that there's non-sporting and there's sporting events it's fine non-sporting events 12 a year that seems reasonable it seems in line with other special event venues around town but if you limit the sporting events on the site it's essentially fatal fly you can't operate a professional level uh you know facility like this with 12 games a year if if they're going to get to that level so our Traffic Engineers here would love to uh give you some feedback if you have any questions on that the applicant's here is very passionate about this and if you have any questions about the operations and and that and what this means for our community um we'd love to to speak as well and we thank you thank you very much we appreciate that uh now a presentation from the city okay Jeff Foster associate planner for the record so here's uh LDC 2346 the battleborn football club complex as Gabe was talking about the site is approximately 30 acres in size he mentioned the previous West Court hobby condos project that was approved along with the zone change back in 2021 obviously never came to fruition the current project includes three artificial turf soccer fields a Futsal Court pool a clubhouse Arena style bleacher seating for approximately five thousand field lighting and parking and the conditional use permit is specifically to allow development of a sports arena or stadium in the mixed employment Zone Cuts deeper than 20 feet fills greater than 10. Hillside development uh I would also point out that the applicant came in with a major deviation request regarding lighting however that was not necessary because code allows recreational facilities to exceed the standard lighting restrictions in in the code so that major deviation was ended up not moving forward so the key issues are land use compatibility Hillside Development building and site design operational impacts and then where the rubber really hits the road no pun intended or traffic and public services so we'll get to those at the end master plan and zoning map mixed employment as Gabe indicated regarding land use compatibility the site is generally surrounded by a commercial and light industrial uses the residential uses to the west and south Sierra Pacific Power Company NV Energy land and the freeway the Bluffs apartment community is approximately 550 horizontal feet to the west and 150 vertical feet above the developed area for the proposed project the sun Villa Mobile Home Community to the South is approximately 625 horizontal feet South and 60 feet below the developed area for the proposed project staff felt that the project is generally compatible with the surrounding land uses as a result of buffering in terms of the distances that I just talked about the elevational differences the topography things along those lines also dealing with restrictions on operating hours as conditioned as well as the fact that the ambient noise environment is also is already very loud as indicated in the noise study regarding Hillside development some of the particulars are on the screen in terms of the amount of cuts and fills and the max cut and fill and Gabe whenever those numbers as well the slopes greater than three to one are at the back of the site and they're screened by the clubhouse the future Clubhouse stepped into the hillside other amenities on the site the parking areas and Landscaping and the applicant is proposing benched retaining walls generally between 10 and 15 Max Feet max height [Music] the hillside developments further as Gabe went through the numbers 16.26 Acres of required open space based on the slope analysis they are proposing the 22.13 acres and staff specifically requested this exhibit to show what was comprised what that you know what went into those 22.13 Acres no need to spend any more time on that as as he already presented that staff did include a condition number five requiring the native open areas and the restored slope areas so the dark green and the kind of the mustard color areas to be preserved in perpetuity through deed restriction [Music] building and site design you have your three-story Clubhouse again the applicant went through those things um we did ask them to include to agree to condition number seven regarding uh a neutral color palette to blend into the surrounding landscape as a result of one of the master plan policies and and the applicant agreed we included condition number eight to limit the visibility to ensure limited visibility of the scoreboards the applicant already proposed them on the ends of both both ends of the primary field the main field but staff included condition eight to make sure that that's where the scoreboards went to limit the visibility from Highway 395 and then last but not least regarding building and site design we included condition number nine to address access issues to the site as RPD expressed in interest in dealing dealing with site issues from activities that uh don't want to have to deal with up there so closing the site down at night and having security cameras and things like that condition number nine requires an operations and security plan to address their concerns regarding operational impacts lighting as I mentioned earlier code allows recreational facilities such as parks and and in in this case the the soccer complex to exceed things like the total amount of lighting on the site there are some things that they that recreational facilities still have to address in terms of the angle of the lighting and whatnot that's in code we also included condition number 10 to uh conduct a glare impact analysis to make sure that the lighting that is proposed even though it's being directed primarily into onto the fields that that does not cause uh glare issues for the traveling public on Highway 395 and then we also included condition number 11 requiring turning off of the site lighting by a certain pairing or specified period of time specified hour to minimize impacts on the surrounding land uses regarding noise again at the elevated noise environment due to the traffic on 395 the acoustic shielding that the applicant's representative talked about in terms of the topography the hillside Etc should provide ample shielding of the noise that's generated and it is worth pointing out that the noise that is generated will generally be oriented towards the freeway away from you know the residential uses that are above them to the west and to the below them to the South uh as a result the noise environment is not expected to exceed the existing ambient noise levels um and therefore it complies with RMC in one last operational impact I wanted to address here is again RPD had concerns about the use on the site with 5 000 people um you know partaking so to speak and so they were concerned about uh having uh you know issues there so again the operational and security plan that we required in condition number 12. [Music] regarding traffic and again this is where where things get a little sticky so the Los level of service during normal operations is expected to be satisfactory that's your Monday through Friday peak hours it shouldn't be a big deal because that's not when the the big events would be happening on the site um however the traffic is expected to be unsatisfactory during special events and when I prepared the presentation the traffic study had indicated that 5000 was the threshold for when the project would have a significant impact regarding traffic and degradation of level of service however the applicant prepared and submitted a revised traffic letter yesterday I believe that reduced that count to 2115 and that's the number that Gabe mentioned a few minutes ago so um at that point that's when the intersection the intersection that he highlighted uh the par Boulevard and Benny Lane uh intersection would be expected to degrade to unsatisfactory levels at that point uh temporary temporary traffic control measures would be necessary to keep traffic moving staff had concerns significant concerns with the traffic study that was prepared by the applicant and as a result had condition number 13 requiring a peer review in effect a separate traffic study uh and that will come up later when I talk about the proposed changes to the conditions of approval that you have before you um essentially staff is now recommending to go back to the condition number 13 as originally worded requiring the peer review of the traffic study uh it's also worth pointing out that ndot at the 11th Hour unfortunately came in and has requested additional review of the traffic study as well they have concerns um of the uh about the existing study condition number 14. this is the condition requiring a limiting the number of special events which would again be triggered by the unsatisfactory traffic levels requiring the temporary traffic control measures limiting those to 12 events per year the reason that that number came about is a couple of things one is Staff did not feel it was appropriate to give the applicant effectively a a blank check and you know clean slate whatever analogy you want to use for an unlimited number of special events where the traffic would be degraded such that traffic control measures would be necessary so we proposed 12 per year on average one a month they could be 12 consecutive weekends it doesn't matter but 12th special event permits per year whether they would be sporting or non-sporting events the other reason that 12 is uh staff's recommendation is because the building code has thresholds for the restrooms the applicant has proposed one tiny restroom building next to the primary field and the building official has indicated that the building that that the city will need more restrooms in order to uh approve you know the the uh the use and whatnot so that the 12 special events per year was kind of the threshold that the building official had in terms of the uh Wastewater issue um and I'm going to get to that on the next slide [Music] so regarding the Wastewater issue the existing sanitary sewer system in the area area is over 50 capacity um the applicant has proposed at least one permanent restroom indicated in the circled area there on the screen and potentially additional restrooms in phases down the road uh the special event permitting process would require portable restroom facilities to be addressed through that special event permitting process but again staff did not feel it was appropriate to basically just allow Portable Restrooms Ad nauseam uh for every special event you know from now until eternity that there needed to be some additional actual bathrooms installed and on top of that you have the sewer system capacity issue and so we proposed condition number 15 to require that sewer system improvements necessary to serve the project be completed prior to covo on the clubhouse [Music] before you are the recommended findings and the recommended motion and I'm available for questions oh just kidding okay should we talk about the amended conditions okay so um the applicant uh submitted yesterday a request for revisions to seven conditions we prepared a memo and it was sent out to you today via email as well as given to you here staff concurs with the request to modify conditions 2 5 16 and 17 as explained below basically going with the applicant's recommendations or requested modifications to the conditions 2 5 16 and 17. um and the justifications for those revisions are in the um document in front of you the condition that we are no longer recommending revision two is the traffic report uh as I alluded to earlier in terms of staff is recommending now the full peer review traffic study to be conducted um and so those are the changes there were a couple that we previously did not agree with the primary one being the limitation on the number of special events uh to the in condition number 14 the maximum 12 that we proposed and then condition number 15 the the applicants requested reference or change modification was unnecessary so those are the changes thank you all right we'll now move to the Commissioners for disclosures uh Commissioner of Ulta once you kick it off everybody Mike Mr belto familiar with the site receiver reviewed emails uh and support as well as from the city staff and I believe that is all all right thank you commissioner Gower thank you commissioner Gower familiar with the site and received and read uh correspondence commissioner Armstrong I'm familiar with the site and I read and received emails Mr Johnson familiar with the site received and read emails and met with the applicant and the applicant's representative commissioner Dracula Jordan received emails and familiar with the site all right we'll now open it up to public comment uh Michelle I don't have any requests to speak forms over here we'll do everybody on Zoom or anything over on your side I did not receive any requests to speak forms we did receive correspondence there was 110 in favor of the project two were opposed we did receive a voicemail um all correspondence was forwarded to the Planning Commission and have been entered into the record and I don't know if we have anybody on Zoom no nobody on Zuma's raising their hands so we'll transition into the voicemail you're ready thank you please do hi this is Joni Hammond I was calling in support of the soccer Stadium proposal that is going to be voted on by the city council in next week please vote Yes I think it's something that will enhance our entire Community it will also bring money into the community instead of the soccer folks going out of the community over to Sacramento it'll allow Spectators and participants to enjoy ourselves in a field that we don't have please vote Yes thank you okay and that's it for public comment okay thank you anybody in the chamber's wish to speak on public okay please sir when you're done speaking please fill out a request to speak form thank you and state your name for the record you have three minutes my name is Jared Salter I serve on the ward Ford neighborhood advice report and I live in the North Valleys I also am in Hospitality I work for Marriott and uh I feel it's important to recognize that there's a need for soccer fields but the concern that I bring to you is transportation part Boulevard interchange currently I don't think it has lights I don't go to the jails I'm not sure but then they're also planning to do the Sun Valley connector and bring traffic from Sun Valley into par Boulevard and and add more traffic there entering into the 395 with additional enhancement set interchange my concern would be ease of access into that parking lot for buses because if they're bringing sports teams in and not having soccer moms bring all the kids in the other thing would be is they're going to be sidewalks that will allow for youth to walk safely into that neighborhood and is there RTC bus that would allow kids to ride into that community that those are the things I've observed in in hearing the neighborhood Advisory board meeting and then tonight as well I think that they want to fill every field that they they want to be able to bring families and teams to enjoy a great experience but the limited amount of access in and out it's great to have reversible traffic but as I see traffic going to team CC in the morning or at other time events it backs up onto the freeway yes they're adding longer merge lanes some things that will happen but at some point there's going to be a bottlenecking that's what I see right now so thank you for your time thank you anybody else in the chambers wish to speak okay seeing none we will close public comment and move to the Commissioners for questions of the applicant or staff I think my question is going to be for staff or maybe specifically the engineer but for some uh I think appropriate concerns around uh traffic particular award for um are those going to be illuminated through this peer-reviewed traffic study like what are the parameters that it would actually address will it dictate whether or not you need an additional traffic light or accommodating access for certain types of vehicles like a busing given the nature of the the complex so in in general I'm going to Mike Michelle is going to speak to the issue as well but in general the the report deals with when traffic controls would be necessary I.E temporary traffic control measures not necessarily uh full-scale improvements so Mike do you have good evening Mike Michelle engineering manager for the record um I think this is a a great project but traffic is a concern um there's been some flux in the traffic study that was prepared I have an awful lot of respect for the traffic engineer that prepared the study but at the end of the day I think given the unique characteristics of this project um it's a one-off there are unique assumptions that are made in the traffic study and again nothing against a traffic engineer it's a unique project um I think we should have a a third party peer review of the study and I will say that when I say peer review that would be um that would be also looked at by n Dot ndot has concerns of this project with the 395 Northbound par intersection and I'm quite sure that they would have concerns with um the temporary traffic control that would be offered in these special events at the intersection of par and Benny because if we have an hallway stop there there could be some backup on the on-ramp and off ramps so um when I when I say third-party review um that would be at the sole discretion of our administrator who that person would be I would expect that to be paid by the applicant and I would expect that the administrator will not approve this study unless ndot's concerns are addressed and it would take into account all the stuff that you mentioned um it would also take into account what is the threshold for a special event I don't know I don't know that I cannot give you an answer to that I know somebody said 2100. that number came up yesterday I don't know what that number is but we would have to come up with that number and that's something that uh that's something that would need to be studied I would also expect this traffic study to address line of sight issues par and Benny I think there's a line of sight issue making a left turn Southbound I would expect that to be studied as well just in full disclosure to all who are listening tonight please go ahead quick follow-up to that so if n dot is not satisfied in the manner that you described would that then trigger something Beyond temporary traffic control does it compel a more permanent infrastructure solution to that for the project to move forward or is that outside of the scope of what we're looking at how does that actually work that's a tough question um there is no traffic signal today at uh 395 in in the par exit I know that there is a project uh the dandini project that was approved some years ago that was required to put in a traffic signal um does would this project trigger a traffic signal there that's kind of a tough question to answer I don't know the answer to that I know that ndot will have an opportunity to provide comments and I know that backup on to the 395 is something that is just not acceptable I don't care whose project it is thank you I appreciate your uh your commentary there hello Commissioners if I if I may where we're talking about traffic maybe just in light me a little bit more this question for the applicant kind of just want to get a better understanding of what we'd expect I kind of understand we're tackling the bigger events but also you know what are we going to see Monday Tuesday Wednesday and and you know what's a busy month like what are you guys expecting there I just kind of give you a chance to talk about exactly what we'd see um kind of baked inside of what they're discussing right now for Ken certainly I'm gonna turn it over to our traffic engineer to address that that's okay my name is Christopher moltz PE I'm with westex Consulting Engineers I did the traffic study so there's there's a lot of concerns with the traffic that I think if everyone read the traffic sitting in full I think would be addressed I understand there's a lot of information coming in and it's you know with all the attachments it's probably like 50 pages but most of these concerns have been addressed um we do use RTC traffic model into 2050. which that does take into account future projects and future improvements so all of that's based on the 2050 planning schedule so I know there's concerns about you know what about the future projects from dandini that should be taken to account into the 2050 traffic model by RTC which was used for projecting future growth so let's see I would like to note that the 2155 seats was based on the 2050 traffic which is going to produce higher levels of traffic than current so hopefully between today which is 2023 and 2050 that'll be enough learning curve to adjust for that that time frame ROTC um Swan Wang p e and PhD she did review it they said that because we're using weekday trips it would be conservative I don't have a problem with working with City of Reno and ndot to perform additional analysis I just think it's a little bit unorthodox to get a third party review especially in terms of time and effort I already have a traffic software that's there so for me to make changes is really easy and do all the what-if scenarios that City of Reno or ndot wants but to hand that over to someone else it kind of working backwards uh yesterday I had a 30 minute phone call with Tom Landry at the City of Reno one of the assumptions that seemed to be a big issue was I assumed that during the peak hour most the traffic would be coming in 70 percent of that was coming in and 30 out it is the opposite of what the ite shows but the reason is it was Midday peak hour and I assume that most traffic would be coming in um in order to appease that request I reverse calculated the volumes once again under 2050. and level and service improved when we did an outflow instead of an inflow from the site and the reason for that is when you have that left turn that can't go with traffic but if you have right turn most of the traffic is going to turn right onto Port Boulevard and on to 395 most of that traffic can coincide with you'll see gaps and make turns you need a lot more of a Headway and space to make that left turn into the site um they are issues existing I don't know if you've ever been on par Boulevard at rush hour as if any Commissioners have or not it backs up onto the freeway for that reason I specifically requested hey we can't do special events you know probably within one hour of rush hour on the weekdays because it's going to be it's not going to help the situation at all but during Saturday it's it's really not bad any congestion issues I think are from uh is there is there an aerial of the bridge or the roadway over 395 I don't know if that's available we'll bring it up just hold on just a second so the issue with that is and the reason traffic backs up is you have people coming from Sun Valley and TMCC and they want to go south onto 395. you can use the Mouse as a pointer oh I can Okay Okay so you have a TMCC over here dandini turns into par um everyone here this is a there's a roundabout over here it's actually faster if you get off the freeway here and make a right and go around the roundabout and come back um so you could tell I've driven it a lot um the issue is people here want to turn left onto the freeway but all the people from parvalord there's no control here so everyone from par Boulevard free flows and prevents these people from turning left and there's not a separate left turn lane that's long enough here and this backs up here because everyone wants to turn left South at rush hour but everyone from par Boulevard's turning right they're not able to do it um so really most of the access issues are the bridge not par Boulevard itself and during a special event we won't have these people coming out of TMCC getting off work turning left locking blocking the intersection here everyone if would be coming in all the way down here to the to the left and that's well I kind of left it open-ended I just said hey it's failing we need temporary traffic controls I want the City of Reno to review it I want them to approve the traffic control plan for the event but I don't think those semantics need to be sorted out at this phase rather than studio Reno needs to review it City of Reno needs to approve of the traffic control plan RTC is good with it we haven't heard back from MnDOT yet uh I think if the Commissioners have any questions for me directly that would be great uh commissioner guy I kind of feel like I jumped in if you want to keep going in on the traffic I guess if I go back to the applicant I was trying to get a better understanding of what we're seeing outside of the bigger events and I appreciate what you said but understanding so my kiddos in soccer and I go to all these fields and they are very busy on a Wednesday and they pack the kids and so I kind of wanted to get a better understanding what we're seeing on a typical week in June that is not a major event because I think that kind of makes it minimal impacts and what are you expecting a lot of practices and just some games I mean what what is it what does the schedule look like practices correct and are we having um outside of the MLS or you know professional events are we bringing in clubs from out of the state and having you know 60 teams playing at once I mean I understand that probably has a lot to do with the success of this complex is you know bringing in outside events which this community definitely needs I'd love to see but those are bigger events too I've been in those parking lots it gets a little crazy when there's 50 teams playing on a Saturday and Sunday thank you my name is Mark Rado can you hear me okay my name is Mark right now I'm the applicant the developer you have to keep in mind that there's just three Fields so these are not Mega tournament events but you're exactly correct the draw um I think let me just unravel and unpack some of the things that you've experienced and some of the things that we're looking at but um at the youth sport level all we have are three fields and there's a limited amount of volume that can be people that can be using three fields at any given time okay so we don't expect there to be that much traffic I think in at that particular level the uh emphasis is on the family experience so when you bring your son or daughter to soccer practice that there's a clubhouse with amenities for you whether if you want to work out have a coffee open up your laptop that you're not trapped in your car using a portable a porta potty as you're amenity so something for the the family to go to enjoy so that's a instrumental aspect of this facility um part of the Catalyst for families to pursue this sport of soccer is the pathway from when they are children and they aspire to be Stars someday maybe it's through college maybe it's to be a professional and right now Reno does not offer anything in that regard the team currently there's some athletes in the back they play in the U.S open cup they compete in the at the very highest level at the U.S open cup that's the most prestigious tournament in North America there is not a facility in Northern Nevada that's qualifies for a game at that level the number of uh bleachers controlled access the quality of the field Reno doesn't have a field even for that level so we were forced to beg and borrow to allow us to have a home game down in Douglas at one of the high schools down there but a typical high school doesn't qualify for a U.S open Cup game so because we don't have the facility we don't have a team if we don't have that North Star it's a Christmas tree without a star at the top and what happens there is that the most aspiring students that are athletes who want to go to college or they want to go to become professional they all have to leave our community they have to go somewhere else and if you've ever been an outsider trying to get in that's a very difficult scenario to be in you've made the track of the path fantastically more difficult when you always have to be from Northern Nevada and now you have to be an outsider you're the best here but your dreams are going to get crushed because you're the you're trying to take someone else's job in an out of town situation this opportunity brings that North Star right into our community the state of Nevada doesn't even have a professional grade soccer field Las Vegas who just got the Las Vegas Raiders Las Vegas who is now getting a billion dollars another billion dollars to bring the Oakland A's to Las Vegas they even have the Eiffel Tower for crying out loud I've seen it trust me it's there we we in Northern Nevada I've lived here for 40 years we don't have sorry we drive the best here away Mr chairman well the um this radar can composes himself and I I appreciate the the passion that you bring to the project um in in your vision and I think just following up on the vice Chairman's question you know I think what what we're trying to understand a little bit more is the the nuts and bolts of your your vision and how that plays out on a kind of a daily basis at the facility in terms of um how many people are going to be there you know you talked a little bit about only being three Fields um and that can only accommodate so many people I understand that but we've we've heard these various numbers 5 000 people 2 000 people can you talk to us a little bit about kind of that spectrum of events that could potentially occur there absolutely thank you commissioner Golder the the use Monday through Friday is for kids and families in a club we would expect maybe a thousand families to be members of the club and utilize the facility and um kids moms and dads using the using the facility and they would rotate through a few times a week into the facility generally after school there's uh ideas that we could incorporate Academy level uh uh quality where kids that could actually play soccer during the day and then go to school afterwards so there's that sort of use but that just kind of balances out the flow of what we're doing there I don't really see that as that's not a spectator driven activity none of these are expectator driven activities weekends we plan on having uh youth leagues the very youngest kids four five six ten years old looking to participate in the sport these are not these are not spectator driven activity these These are user-driven activities for families to come enjoy the project and those are not going to the the the facility will look more empty than full to be to be fair okay um the reason for the big numbers the 5 000 I didn't make that number up the U.S soccer Federation dictates to us how big the facility has to be it's not generated by us if you don't have a facility that has 5 000 people you cannot have a professional soccer team it's that simple okay and right now and now the the number of 21 now I don't know if we're gonna have a sellout I'd love to have a cell I hope you guys come I'd love to have a especially Mark I know he's a soccer player but the the the the let the the number below 5000 is just you don't have a sold out soccer stadium and we'd like to have a sold out soccer stadium for the men and for the woman we plan on having a woman's professional soccer team too and where this really comes uh like the frequency of this is that in order to start the season the very first question that you're asked is tell us about your facility and if you don't have the check not box number one how many fit people fit in your facility check box number two is a controlled access check so it's all about the facility but if you don't get past check box one five thousand seats you don't you don't pass go so assuming you get to that you get the facility it has the capacity that's required to check that box what is your vision for semi-professional professional events what is the frequency type of events are we talking excellent 12 20 15. excellent question certainly so on the men's side there's a it's a 40-game season 20 games away 20 games at home so that's a minimum of 20 in-season games for the men men's professional soccer with a with the potential for potential Spectators potential for five thousand okay okay on the woman's side also five thousand is the same scenario 20 40 Game season 20 home 20 away and the potential for up to five thousand now we would know well in advance when we hit that because we just it's an online ticketing system that tells you well how many season tickets you have how many tickets have you sold and you know is it going to get triggered or not you know um so but then in the semi-professional level maybe we don't trigger 5 000 people but because this is a community and this is the biggest city in the world and because of the the following that this sport has and everybody is looking to have their children Step Up the Ladder well the way to step up the ladder is that semi-professional team the second team well maybe the the ambition is to have a full Stadium for the second team too because they're they're the kids that grew up here to playing here and competing here and talk to me about what a the semi-professional team well those are looks like those are a little less uh you have maybe 15 home games and 15 away games those seasons are broken up a little bit um you don't have to participate in those every single time but generally you should you you're expecting for 15 home games and 15 away games I think I didn't really say this but then you have you know the uh and you have that on the men's and the women's side too so potentially between men and women semi-professional you've got 15 and 15 on the full professional you have 20 and 20. that's the regular season then you could have you know if the team does well and you go to post season and you're in the playoffs and the city should be celebrating this we have to provide the facility to do this so that's where the frequency uh comes from but outside of the semi-professional sport and the professional sport this is a it's more of a community park but you've got to be able to provide that North Star too without with soccer the sport with and all the kids invest in the families investing their time their money from six years old all the way through high school I don't know if you guys have kids or not but it's a commitment but it's a commitment that's a dead end if you can't provide that thing called pathway and that's what this facility is going to do understood and it and um you know the questions that we're asking in the conversation that we're having are the not necessarily contradictory to what you're talking about in in the need for the facility I mean I think you've really demonstrated clearly in the comments that we've received from the community really demonstrate the the need and the opportunity that we have with this facility what we're tasked with is um making sure that the facility is compatible with with the community with our code that we have the infrastructure to support it so that's why I'm asking um kind of specific questions and I just I want to ask one more specific question and then I'm going to turn it back over to the chairman I want to ask with the semi-professional um games what does The Spectator turnout look like for those events we've had as many as 500 people show up to a game in in Douglas High School okay and that's asking people from Reno to go down there okay and there's a lot of guys that said oh and family said I can't make it because it's too far away so but I'd like to comment on something you brought up commissioner Gower I didn't I've lived here for 40 years I've seen Reno grow fantastically I drive north and south and east and west in Reno every day just like you guys do there's no more land and I was speaking to a prominent business Hospitality person I won't share his name but his comment I think we'll find you'll find striking as I told him the story that I was basically telling you he said you know what you should do mark you should take your soccer complex and put it out in the middle of the desert where nobody cares and I thought to myself man you don't get it you're talking about families that moms and dads soccer moms dads that have to show up every day day after week after week and they don't want to go to a place where nobody cares you don't want to take a uh the thing that could be the energy of the of the of our community what defines our city right now what defined I mean I go skiing in Tahoe I love Mount Rose and I mean I've raised my family here but I had to I got choked up because I had to send my family away very much you you you're what you're saying is very sincere and there's no doubt about what you're saying um let us kick it back for some more questions so we keep the conversation going on on some of some key topics um yeah I'm gonna give a chance to commissioner velta who gets lost a little bit virtually did you have any questions right now my friend I don't but I've been okay thank you commissioner Johnson thank you Mr chair um Mike can you I want to follow up on just a couple things to try to understand so I I thank you for the the explanation in terms of the you know the condition in that I guess I'm trying to wrap my head around is I understand this concern about the traffic study and everybody wanting to review it but I guess what I'm also trying to understand is how whatever the findings are from that traffic study are fitting into what we typically are dealing with here which is a level of service based on peak hour traffic and as I understand it and by your admission everybody's admission we are not dealing with peak hour traffic here we are dealing with you know um weekends we are dealing with evenings we are not dealing with a peak hour time that is going to show level of service dropping below acceptable at eight o'clock in the morning so I guess what I'm trying to understand is if we do this peer review and it says hey there's traffic concerns that are happening when 5 000 um occupants are attempting to leave this site I guess I'm trying to understand how the city is going to treat this differently than when every Aces game gets out or whenever you and our game gets out or when any other large events happen on a very regular and very known basis that create traffic situations far and above the levels that we're looking at so certainly we've not dealt with any of that so I'm trying to understand how the city is proposing to implement the findings of this traffic study when we are talking about upwards of you know potentially 70 events assuming they are all sold out across the span of a year that are going to create traffic issues for 30 minutes on both sides of the event and how that is going to be either impacting this project or conditioning this project because I don't I don't understand from the staff report and from the request from the peer review what exactly we're looking at here we're addressing that there's a concern but I don't see a path forward for addressing that concern that see where I'm going with that so I'm trying to understand where you're where you're going with it yeah thank yeah thank you for the question Mike Michelle engineering manager for the record well that is a reason for I mean this is a unique project that's the reason for the peer review is to especially to set that threshold number for a special event permit and the stuff that you're talking about comes out of the special event permit it's a totally separate process where in uh there are folks here at the city that review these applications and that set special conditions like flaggers and those flaggers could be at the off ramp those flaggers could well they will certainly be at the intersection of uh par and Benny they would set conditions of temporary uh temporary traffic control um but it's their job the special event committee to come up with those conditions I mean you've been I mean we all have been to uh Aces games I mean we see the flaggers there we see the special uh uh traffic signal uh conditions that are put on I mean you know there there's a number of ways that uh this sort of stuff can get mitigated but you know we need to have a threshold I mean I mean what is it so I appreciate that and I think this is where I guess my line of questioning is going so we're asking for a peer review to establish a threshold when we identify that the existing traffic patterns are not appropriate correct and then separate from that so that's that's a requirement is they have to identify that and then separate from that there is a requirement and it's not a condition but it's a requirement that they would be looking at a special use or a special event permit for that which is independent of anything that we see it it deals with those things that you are talking about so if the traffic third party peer review gives a recommendation for what that is and the applicant is able to provide that which and we've had questions we've had discussions about that in other events if the applicant is able to provide that and willing to provide that why are we limiting that to 12 times a year that's not my you know that's that that that's somebody else somebody else answer that that that's a building official issue okay so and and I'll ask Jeff to come back up thank you for explaining the peer review process to me so I appreciate that so Jeff if you can come up because I know from what I heard in your presentation there were two issues with this special event concern the first one is traffic traffic control and the second one is essentially restroom facilities correct okay and so as I understand it from a building code standpoint the building official is going to look at this with an occupancy based on the bleachers as part of the overall build out I see the bleachers aren't expected until the third phase of this project so there won't be 5 000 people there until the third phase of the project correct so when those bleachers are constructed I fully suspect that the building that's not designed yet would also include facilities to accommodate that so back to my question it seems like there's everything in place for the special event permit to address the traffic and the building department to address the restroom issue so why are we limiting it to 12 times a year so Jeff Foster associate planner for the record um so back to the the overall theme here as you point out commissioner Johnson the uh the the project can go forward with the fields the flat the flat Fields right the fields the Futsal Court the pool things like that without having any traffic impacts um that would trigger the the traffic controls so that's the the peer review of the traffic study would move the analysis down the road in terms of when those actual special event permit requirements would would take place um so staff is not recommending or suggesting that the the commission not approved the project what we're simply saying is that with regard to traffic we feel that a peer review of the traffic study is important to establish the actual threshold whether it's 2115 as came out yesterday 938.50 we have no idea so what we're asking for is a peer review of the traffic study to establish that that an accurate Threshold at which special event traffic controls would be necessary so that deals with the traffic the theory the the staff's thinking here and and this is setting aside the the the build-in official discussion with regard to the Russians because as you point out that can be addressed through the the permitting process um the number 12 came from that as having some kind of a number instead of um zero to Infinity right we wanted to have some kind of a number for you to chew on as to what was appropriate uh in terms of allowing a degradation of level of Service Such that traffic controls temporary traffic controls are necessary um and that number that we recommended was 12 it happens to tie into the building code issue with regard to the restrooms and versus porta potties but we felt that having a number a lower number was appropriate in order to um not effectively impact the community out there um essentially an infinite number of times I mean I'm exaggerating for emphasis correct but the the 70 times is it 70 is it 38 you know that's that's up to you to decide right so so I guess and I appreciate that and I think that that makes perfect sense and it's a good discussion for us to have but I'm just trying to maybe just go back to understanding if if there are if everything is put in place based on the results of the traffic report the third party study and everything is put in place to identify what measures need to be taken and the applicant agrees to do all of that and by all accounts would have to ask for that special event every single time we're not there's not a blanket special event thing none of that's happening here I guess I'm just I'm still trying to understand what you know the the magic number of 12 if if all of the other conditions are met then the issues that are potentially creating the problem in theory are being mitigated based on all these other conditions so I'm just you say that you know you're trying to give us a number to know for sure but at the same time we're also saying that that's based on making sure that everything's already addressed so that's why I guess I'm just trying to understand if there was some something specific to 12 or if it was just as you say a number for us to it was a number to chew on and the context that it yes the in theory the traffic can be mitigated through temporary traffic controls flaggers and by the way those flaggers have to be certified and you know it's a they'll they can't hire you know their cousins kind of a thing so um the uh but the the staff was concerned on behalf of the motoring public and the people that live in the adjacent residential uh uphill from the site um essentially trying to limit the amount of times that they are affected potentially affected via inconvenience traffic controls things like that okay thank you I can appreciate that I guess then just the last follow-up to that is if you know if this if we go through and and this is approved with a condition in there for 12. um and certainly hearing from the applicant there's a design to build this and you know it's the the number that's Max is not being driven by current experience with um these events it's being driven by a third-party entity so it seems like there's certainly some room for growth to get to that point but if if we set a limit at 12 or 15 or 20 or 70 or whatever that number is and they reach a point where that is something that they are going to exceed what is the process do they have to come in and amend this conditional use permit similar to what we heard earlier this evening correct okay yep thank you thank you Mr chair thank you commissioner Johnson um commissioner valdo do you want to chime back in uh no thank you not right now okay okay commissioner Mr chairman so um question for staff so we see on on projects that generate traffic required improvements to intersections why was that not considered as part of this so I will obviously defer to the experts on on traffic in general but I did want to point out that ndot in their 11th Hour email to me yesterday indicated that as as I believe uh Mike Michelle indicated as well that the intersection um uh that I'm sorry not the intersection the off-ramp the par Boulevard 395 interchange is eventually planned to be signalized or is planned to be signalized um so that part of the overall situation is already in the works so to speak right um but as far as kind of other uh improvements that might be necessary I will certainly defer to engineering staff on that thank you Mike the specific question is opportunities for intersections and intersection improvements particularly at par and Benny that would mitigate some of the concerns that we're talking about in potentially reduce the number of special permit requirements special event permit requirements because of traffic at that intersection uh Mike Michelle engineering manager for the record I would expect the traffic study the spinal study to address that particular issue especially line of sight issue and if um if that final traffic study shows that there's a line of sight issue I would expect improvements to be made I would expect this applicant to make those improvements I would expect that if the level of service at that intersection was absolutely unreasonable meaning it's f and F and F that um something be done at that intersection it could be right in right out um but there's a number of things that could come out of that final traffic study and I Inc again given the unique nature of this project I ask respectfully that it be peer reviewed and I guess Mike I don't know if this is probably more into discussion but a question for you I mean it's it's a little bit unorthodox I understand it's a little bit different project with them we normally see a lot of times to make a decision on issuing a conditional use permit we have that type of information available to inform our decision so I guess I'm a little bit concerned with the results of a third party um study essentially being conditioned and then just moving forward from there versus getting the results of that study and having it come back to the commission to inform our decision I understand what you're saying Jeff Foster associate planner for the record um commissioner Gower I think the conundrum staff found ourselves in is when we were evaluating this application we asked for a waiver of time in order to have additional vetting of things like the traffic sewer etc etc that waiver of time was not granted by the applicant and we were requested to move forward as quickly as possible um so as a result some things like the traffic study effectively got kicked down the road and it's an unfortunate situation because as you point out that's not the normal protocol but we were not given the opportunity to make sure that everything was addressed with the documentation that we had on hand when we were requested to move forward with the staff report and bring it before you tonight as a result we crafted conditions that we felt limited the city's exposure and put proper precautions in place with caveats and clawbacks and things like that where we could make sure that essentially if you approve the project tonight that you're not left with something down the road that is not satisfactory so that's why the the peer review traffic study was effectively conditioned on to then happen at a future point in time thankfully because it's not required for the use of the fields the initial use of the fields this isn't something that timing wise is absolutely critical and we'll have some time to to work through the details and I so I have a if I could Mr chairman a related question on that point so what what would be the requirement would a conditional use permit be required if this didn't have a a stadium component to it if it was just three Fields with some amenities it would for the cuts and fills and the hillside development right but not for an arena Stadium correct okay correct and I I mean I understand the applicant is moving forward because you want to have the approval in hand to demonstrate uh whoever is the organization that you have this facility approval in place but you know we're faced with this conundrum as you point out Jeff that we don't really have the information that that I feel is necessary to make an informed decision on the traffic there's the opportunity to essentially move forward with the approval of of the project minus the stadium component and there's no traffic issues there and come back for a secondary conditional use permit for the arena and the Stadium piece right is that a an option I suppose we have more information yeah okay I just wanted to get clarification on that thank you Mr chairman commissioner Gower Mr chairman I just have one other unrelated uh traffic question good um I didn't see signage come up in the staff report at all and I'm curious what the signage um limitations are so the Emmy Zone um as far as wall signage uh allows a certain amount of wall signage based on the gross floor area of the building um and so there would be and I don't know unfortunately I don't know the numbers specifically uh but it would be based on the GFA the gross floor area of that Clubhouse the 30 000 approximately 30 000 square feet so there would be a certain amount of wall signers that would be allowed um they're also allowed a monument sign um and so that would also be proposed uh uh the applicant I know provided information to us on what they were proposing but we didn't look at it at a kind of a built-in permit level figuring that that would be addressed at the building permit phase so yeah it wasn't uh it didn't rise to the level of of you know needing to address at the staff report level we felt so um anyway does that answer the question okay I just I mean I have no no visual necessarily of what the signage could look like in terms of square footage I'm assuming it's not there's no digital signage or would digital be allowed so whatever code allows is what the applicant would you know propose and and we would we would permit as Allowed by code so that's why I'm saying it um we didn't analyze it at a level of of uh what what you would eventually analyze at the build-in permit phase thank you this was tied to a condition sort of as well as where commissioner Gower was going with that I I see the condition about the the building having the colors that blend in with the native area but I'm also looking at this and I'm I'm just I'm thinking about this idea of the The Clubhouse in the main field and everything else is the idea of that condition intended to mitigate any visual concerns from off-site and I guess where I'm going with is if you're on the field or you're in the bleachers and you're looking at what is proposed as a clubhouse that's not facing the street and I'm envisioning that there's team branding there's colors there's signage there's advertisements there's all of those things that are facing the field um and not the highway um is that where does that fit in this both this condition about the colors and this potential signage issue if they're not visible from any place off site so traditionally um non-marketing based signage if you will right if it's internal to a site is not con is not considered as signage regulated by the code um the I think there it's a little bit up in the air as to whether or not um I think the one of the graphics shown was the scoreboard and you know some kind of advertising on the scoreboard that's a little bit up in the air as to whether or not that would be considered signage and I don't have a firm answer on that that's that's not something we've had to deal with all that often I guess I'm just I was picturing it almost like the the inside of a you know a high school football field where all the sponsors have their signs ringing around right in there and that never seems to be an issue so I just right that would be something that I just want to make sure that we're not conditioning out because of this requirement for the color or something else that the opportunity for that sort of on-site advertising and branding internal to the facility is not going to run afoul of the conditions that you're presenting fair enough I appreciate the the question and the line of reasoning there uh no the condition was with regard to visual from 395 and it's maybe mitigating things but also just making it blend in effect mitigating by making it blend into the environment a little bit better and that came specifically as a result of my master plan conformance analysis and looking for policies and and goals that supported the project and that was one where there was an opportunity for the project to incorporate uh you know a design elements um the color palette reflecting on the master plan in conformance there okay and then the sheriff I mean one more unrelated question just just wanted to clarify there's some questions about condition number two which is looking at um some of the the phasing based on sewer improvements and I I think I'm understanding it but the is the intent that we're eliminating since there's a condition about providing the off-site sewer requirements that are required based on the final build out of the facility that I'm just again trying to make sure I'm understanding you're essentially given the opportunity to extend the timeline based on those improvements being completed and or not requiring that those improvements are completed you know in in the timeline that was originally conditioned that a fair fair statement you're sorry the areas that they may not have control over with some of those improvements that may take longer than the initial condition time these modifications that are proposed and acceptable the city are essentially incorporating that into the conditions to allow for that sewer capacity to increase beyond what would be the normal 18 or 36 months that is correct yes yeah just trying to work with the applicant to give them the additional opportunity to extend the conditional use permits sorry the conditioning use permit if if approved with the recommended condition would um allow them up to 60 months which is very very generous over and above what is standardly addressed as you know um and so but the the intent behind working with them on that was to give them a lot more runway in order to have those um those sewer system improvements addressed because of all of the parties that are outside of their control okay yep thank you appreciate that thank you Mr chair you're welcome Jeff I have a quick question for you just a small thing in regards to lighting and I haven't been a part of a project I don't think with this much lighting so close to a highway so just clarification's sake in regards to it being eight o'clock on a Friday and someone's driving South on 395 what does that line of sight look like is that going to be a distraction is it an issue how did you guys assess that so that was one of the issues that we weren't able to determine um with our in-house resources if you will and that's why we provided that condition requiring the glare analysis um uh that to my knowledge the applicant is fine with but that would allow someone who is a professional in the field to address the potential impacts there they will have to comply with the the cutoff Optics and the angles of the lighting and everything required by code but in so doing does that have impacts that are on the motoring public on 395 we were not able to determine that and that's why we required that record did that condition so the glare analysis ultimately can be mitigated we got issues with how it's set up the glare analysis analysis provides Solutions and it can be solved yes that would be the intent okay yeah thanks and yes exactly yeah information of Alto I know you're out there oh yeah thank you uh no no questions right now I have some more thoughts for discussion if there's any more questions unless you guys would like to move into discussion Commissioner of Alto when you slide us into discussion buddy so I I talk about the line of question Johnson was asking and the limit on a number of events my impression is that there's a limit on the number of events because there's a building code requirement that says you need to have certain facilities I understand commissioner Johnson's line of questioning and what came out of that to say that there'll be a point in time where there'll be compliant and avoid the issue so we wouldn't necessarily want to put a condition that prohibits them from having more than 12 events going forward but would it be possible to condition it that they couldn't have that number of events until a certain point in time that we'd be able to say what an event would happen is that kind of what you were getting at commissioner Johnson or is that I guess do you have thoughts on what I just said um thank you commissioner belto yeah I think you're you're aligning with kind of where I was going with that is that there's there seems to be some some safeguards in place that are going to be required at the same time or simultaneously with the the full build out of the site that would address the concerns that the limitation on the special event amount in other words that the limitation is there for things that aren't currently in place but those things have to be in place in order to meet the thresholds that the special event activity is or the special event limit is for I think did I answer your question commissioner melto yeah yes that helps and I'll slide into because I think just to that point I guess you know I'd love nothing more for the to have a community see something like this and he nailed it with calling it a North star um and it's about getting it right and doing it the right way and not only for the impact of the neighbors um and everything else and all the motoring public on 395 But ultimately I've kind of heard from them that there is a point to where if if we are conditioning them so much we won't have a successful complex it won't be able to meet its greatest goals and so we got to decide when it's meeting its greatest potential you know are we compatible with everything else and I I kind of agree I guess my point is if we feel like they meet their potential of 70 events of three to five thousand people whatever it is um you know how are those being handled and are we not hamstringing them right here in this room and giving the ability to you know work with City and go from there so that's just my thoughts I want to see this succeed I think we need it but we need to take care of everything else in place so I feel like we kind of covered that quite a bit Mr Johnson I guess the from a discussion standpoint I think what what I was what I'm struggling with and I appreciate you commissioner gower's comment about you know there's a there's usually a level of certainty that we see when it comes to traffic it's like there's you know you're going to hit a level of service that's not going to be good you're going to need to add a turn lane or write in right out or a traffic signal or any one of those things and they're usually based on a very you know a tangible way for us to understand it's a it's a you know a facility that people are going to be you know apartment complex people are going to be leaving it in the evening or leaving in the morning coming back in the evening we know when the traffic flow is going to be we know that it's going to be constant five days a week and then limited on the weekends this is a situation that's not at all like that and so I I appreciate staff's you know apprehension at um you know committing to any of that but I guess I would also um maybe look at just trying to understand what were you know how exactly we're wording this because we've got a requirement that um requires this additional third-party review or this additional traffic study that's going to come out with requirements that are there but we're not specifically saying in our conditions that um you know this is what the applicant shall do the applicant shall be required to comply with the study or the applicant should be required to you know provide whatever we don't know what those special events things are going to be so we're almost as you say hamstringing the the project in the sense that you know we're telling them that they have to do this third party review we're telling them they have to comply with whatever that is but we don't know what that is and we don't know really how that incorporates into anything else that's going on so I have a fundamental issue with with kind of where that's at and and I don't know what the resolution is I think commissioner gower's point and I think that's commissioner Johnson I think that's my issue too is that we're we're being asked to make a decision and the decision is based on a set of conditions that is pushing the generation of information that we would normally get as part of our decision making further down the line so we're being asked to issue a conditional use permit um I personally don't have an issue with the cut and fills or the hillside development but the the arena Stadium component I mean I'm hearing from staff that they don't know about traffic they don't know about glare the signage question I mean Jeff I understand that um we can reference code but I I don't have that analysis in front of me to be able to reference what what that looks like to make my decision right now um so I just feel like we're we're putting the onus on the applicant through these conditions to generate information that staff can use to make their decision but it's in a way essentially circumventing our decision making process because we don't have any of that information at our fingertips to to really make an informed decision if that makes sense we're putting it all into conditions at this point and I'm I'm just frankly not not comfortable with that I mean I want to see this project move forward I think as much as anyone else in this room um maybe not as much as you Mark I know you want to see him move forward more than anybody to come up to the microphone please Mr chairman I'm I'm happy to hear out okay I was going to ask if you want to continue but commissioner I I very much appreciate that um you think you're thinking you may not have the actual information but uh Chris has the information and it is in clear format and if you give him a moment let him please share that with you can I just enter could you state your name for the record please my name is Mark right now the applicant that but the so traffic is one issue we I know you have that information I know you've included in the staff report my concern is that staff is saying that they're asking for a third party review of the information that you've provided that would generate an additional set of information further down the road from our decision-making process traffic is one component there's the outstanding issue of the special use special event permits in terms of how many should be issued and how many should I don't know that any of us know the answer the right answer to that question there's the the lighting component that the chairman answered that staff wasn't able to answer and there's a question relating to to signing the signage that we can't answer there's a design component related to restrooms that can't be answered I mean those those are pretty fundamental questions to our decision making process that we just don't have the answers to right now and I mean we can go through the traffic study I I don't really want to do that right now because that's only one of five components for me Mr chairman mcgower commissioner velto at anything this is a this is a tough one because I I hear what commissioner Gower is saying and there's a lot there there's seemingly is some uncertainty but this is a this is a project I think we all want to see happen and that's what makes this so difficult is you know if this is a project that ends up having if they have the success that they want and we have you know 58 events a year that'd be incredible that'd be really good for the community so I it's it's very tough so I'm interested in hearing um how other folks May assess what commissioner gowers said can I just ask why the applicant decline staff's requests for additional time to get this information Opportunity Knocks my name is Mark right down the applicant Opportunity Knocks today and in a few ways Opportunity Knocks there's suitable land that has reasonable access reasonable visibility but more so and you actually asked about bifurcating the fields to the stadium idea or the arena idea well it doesn't work that way okay it doesn't if you just want another County Park you're going to get a county park but you're not going to get the North Star commissioner dracolet you need the North Star it doesn't work without the North Star well I'm not the guy that hands out those opportunities I just was there to pick it up and run with it and I bought a piece of land that can that this can work but the U.S soccer tells me when there's an opportunity and they want to expand Reno right now is a blemish because there was a team here that left why did they leave because they put to try to put a square peg in a round hole and we I missed this opportunity we miss this opportunity you missed this opportunity our kids miss this opportunity it's there today it's right there today I was on the phone with the MLS and USL and their number one question is how's it going Mark well I thought we were good but I know I'm concerned because this door closes it does not open again I don't make the calendar and it's honestly it's we approve it we go forward and we we work with each other we don't want things backing up we have to work with each other we have to be a good citizen but I don't see another piece of land in Reno and I don't see another window opening with U.S soccer okay thank you Mr chairman yeah and I think that kind of goes to my point is now now back to the hamstringing issue let's say we we do approve and we we discuss how we make that happen then all of a sudden we can't have this many people there and and whoever the uh you know the person who's knocking on your door to make this happen now we're not hitting the mark and now we've got a bill we've got a complex that can't even fit your greatest potential because we rushed it and I think that's where I'm kind of with you there um so that's that's the problem I kind of seeing with it too if we don't have enough information then we push it through and we you're right New Generation down a couple months and then all of a sudden City and billing permits tell you you can only do XYZ that's what it's going to be and it's not enough to hit your goals or you know to have a team here then what did we just build and what did we just do here and how did we impact the community by that um I don't know what the solution is I mean I would love to find a way to not completely detriment your timing I don't know if and I could be wrong here maybe Jace can help me solve but a continuation so we can see some of this data and and if that's the case I don't know what to tell you it might be the hard truth that comes from tonight if we don't have enough that it might not happen but maybe a continuation of some kind it helps us and maybe it's a month or two or three meetings from now if we can get that peer-reviewed analysis some other information done that that would you know I get it I know what you're going to say in regards to it's going to be gone next week kind of thing but it might be a harsh reality is Margarita yeah what what do you think I'm gonna say well I mean kind of addressing oh go ahead commissioner Sean so not to pronounce what you're going to say I'll just ask you what is what is the opportunity that you lose by having this per potentially go forward or allow us to get more information like it sounds to me like this is going to be done in phases and we're not immediately going to be able to ramp up to this professional um kind of Stadium event threshold right I mean is that the day one plan or it's so just help us understand what is a sense of urgency what do you actually lose by allowing us to to continue this and get the information that we've asked for if the grandstands aren't complete I get a waiver but that waiver is contingent on the fact that it will be complete and you if I if I can't go back if we can't go back and tell them until Major League Soccer that we have as we there will be a stadium with five thousand seats you you don't go you don't pass go you don't collect 200 it's you're out you're out it's handed to somebody else and we lose and it's it's I I don't make yeah there's a there's a there's a gun to head we have to decide and I and I think there's with the uh and we have an opportunity where this project is privately funded it's not a billion dollar project from you know for like the Oakland Raiders it's it's not uh one penny of expense to the city this is a very unique opportunity to to this is a gift and there's some very motivated people in the community some are here behind us today that have said let's do this the city needs this as you all know but the window of opportunity is only open for the day I I kid you not I it you might as well just deny it if you're not going to approve it because if it's a if it's a delay you you miss the the not the 2024 and the 25 you don't get to open the door down the road it's not it's not our choice to do that Mr chairman if I could please go ahead yeah so your what do you need to to show back to them because even if we say we approve this conditional use permit there's still a lot of information that you need from staff I mean is that going to be the assurance that you need that the Planning Commission said we approve your conditional use permit because staff like um the chairman said could come back and say we need this additional information We're Not Gonna we can't we can't move forward until we get x y z what I mean the ideal scenario that I think we're all looking for is that we have the information that we need to be able to say stand it up and say yeah this is fantastic we have this board with it we're unanimous let's move forward let's make this happen and we all want to we're ready to stand up and do that well then let's do it we then let's do it but we have a job to do well we need to understand that to make ourselves we have all the information the declare study the study shows that there's no glare and and granted we've we've agreed we've agreed to a set of uh conditions there was some uh Red Line you've agreed to conditions that generate information to no show that then let's see the lighting study Gabe do you have the lighting study it shows glare from 395. maybe we're not asking the right questions yes we have the lighting study we've done the sound study um the the signage issue not a major issue whatever the code allows us to put on the building that's fine because we're more concerned about what happens internal like uh commissioner Johnson talked about I think it was commissioner Johnson so we have the information the issue on traffic we know the exact number in 2020 in 2050 that triggers the level of service concern but it's not even a trigger until 2050. all right I want to okay thank you Mr Rita I want to defer back to the chairman who are in discussion we've kind of deviated away from from questions here I'm going to give the meeting back to you we're going to keep it going um well Jeff if you want to come up but Mr Garcia has some potential solutions for us or pass forward that we can start discussing so um I think the commission sees where staff's position is and was um as far as kind of a path forward um The Proposal before you we conditioned it in a way with the materials that we had um that we were comfortable with um that hopefully with mitigations in addressing traffic impacts and other code requirements would allow this proposal to move forward that being said uh that's option one so to say is the proposal for you with the staff accepted conditions as well as the modifications proposed by the applicant that staff has accepted um that's option one option two would be to continue it to a future date to address some of the issues that have come up before or with discussion tonight um Jeff do you have anything to add to that I did uh Jeff Foster associate planner for the record um two things one is commissioner Gower I respect your line of questioning on the lighting issue it was you right right I've lost track already multiple people okay um I don't think that's an issue so much um because the the uh ndot's email that came in yesterday did say that they had no concerns about the glare on 395. that came in yesterday so we already had the staff report out you already had it so the condition was left in there um and but ultimately I don't I still think it should I would recommend that you leave the condition in there to have that analysis done by a professional but ndot in their relatively quick review said that they did not have any concerns on the glare issue um with regard to the traffic study the um uh Mike Michelle has given me a potential condition that perhaps we could word Smith but effectively that the traffic study and the improvements identified in the traffic study uh would be implemented uh prior to a phase wherein they would be necessary so um I know it still kicks the can down the road a bit in terms of the actual analysis um but uh in in terms of addressing potential not necessarily required but potential physical improvements um that the condition would would be such that those improvements would have to be made in order for that subsequent phase where they would be necessary you see whatever where I'm going with that so a potential opportunity there good commissioner Armstrong um so thank you for that uh extra color look I want to be solution oriented about this one of the most popular public support projects we've we've seen I've only been on since November but I haven't seen sport like this for anything in my short time here so I understand how important it is um so I I prefer not to continue it it sounds like there is an impetus to to get this thing moving but I I would be comfortable with the condition that you just laid out um I'm happy to have some subject twos and moving the the can down the road if that helps us at least make some progress but I don't want to deviate any further from what city staff is has signed off on um so I would support you know basically what we have in front of us with the caveat that you know any improvements required to uh facilitate the the stadium ramp up would would be completed commissioner Johnson thank you Mr chair Mr Johnson um thank you Jeff that was actually when it came around to me again that was going to be my my concern is that and going back to where I was when commissioner Gower and I were talking I think the biggest concern I have on this is that I just the wording of some of these conditions is what I think is tripping us up um the wording I mean it was the first time we'd seen anything about peer review so I think I appreciate that explanation being out there but I guess what I was looking for and something that you've brought up is similar to what we've seen on other things where there is a you know the the applicant should be required to you know complete the you know items included per the traffic study and we've seen that before with traffic studies that have had they've been preliminary or they've talked about additional numbers or anything like that and and the applicant has agreed to as a condition to comply with what those recommendations are and I think that's what I'm not seeing here I'm seeing a you know complete a peer review this may be required this may not be required and and that's the that's the lack of finality that I think we're struggling with so if there is a way to you know add to or modify specifically and it's it's really the you know it's the the condition you know 14 that kind of talks about additional proposed mitigations and or updates may be required during the special event permitting review I'm just I want to get I want to make sure that we're separating the special event part because that's where there's a whole bunch of stuff about the traffic between you know a 13 there's a requirement to do the third party uh review but it doesn't really talk about it just talks about accepting it it doesn't say anything about what the the staff has to do and then 14 kind of goes into the special use permit and talks about a special event permit and talks about them having to comply with that I think there needs to be some clarity that there's this traffic study that needs to be completed and the recommendations of that traffic study will be the responsibility of the applicant and then a second one and we can have a discussion about the special events if we want to but then there needs to be a very clear delineation that you know again the special event issue will be looked at as a part of the traffic study but the special event requirements are separate that's a that's a different permit that's not something for us to do we just need to discuss whether or not there's a limit on the number of special events based on what the report says there's a requirement for that's what would make me more comfortable with what we're doing because it adds some some of that Clarity that we don't have I'm okay with a condition on a you know a traffic study that needs to be reviewed as long as we're indicating that the requirements of that are going to be complied with because that is not an unusual thing for us to see but we don't have that in in these conditions so that's where I was hoping to get to with that so if if staff is able to to craft something if they want to put it together if the applicant or the applicant's representative has any feedback on whether that would be an acceptable approach uh would certainly be happy to to hear that but I think that's the that's the clarity that I'm I'm looking for to to get where where I think we want to go and if I could jump into I just want to however we we I want to get this through I want to figure this out is yeah that that 12 two day event thing I guess is just sticking in my craw um is it 12 days or is it 24 days so okay so that's that's assuming there's like a tournament thing going on which is not at all what we heard in terms of what the the a planned approach to this is we're hearing about single events happening 70 times a year and we're giving them the ability to do 12 events twice a year so Jeff Foster associate planner for the record um the the the 12-2-day events was based on the thinking that these larger events would happen over the weekend I.E Saturday Sunday hence the two days and that um they would be they would they would cover the the single large games you know MLS or a tournament that happens to trigger the the threshold in anything in between right so any anything that triggered that whether again it's whether it's 21-15 or whatever that final number ends up being that at that trigger any events um uh would require those traffic controls and any of the other requirements from the special event permitting process as you read from the condition a few minutes ago um but that those would happen on a weekend whether it was a single game or a series of of games tournament you know over the course of a weekend so it was just it was providing a a maximum duration of two days 12 times a year whether it was a single game on one day or or whatever so and again just to give the commission a number something to consider because we were struggling to how how many understood and I think I guess I appreciate that Jeff and I guess that you know I'm not going to go too far into it because we've had some conversations but I think what this condition allows is 12 two day things which is essentially traffic control if you're thinking about it from a tournament standpoint we've been there it's eight in the morning until seven at night and that's so we're basically this is two days of that level of traffic you know control and that is not what I'm hearing the applicant is requesting so again maybe another thing for us to discuss but I think that's a you know that's a comment to throw out there we're going to take this opportunity to take a 10 minute break and we're going to come back and we're going to figure this out so we'll be back at um I'm seeing 9 44 or 8 44. this is great thank you guys all right everybody in the chamber if you guys want to take your seats again we'll get back from break officially uh commissioner velto back in with us yes sir okay good to hear from you friend all right we're gonna kick it back off and we're gonna start with uh Mr Garcia's um conversation feel free to go ahead okay so thank you Commissioners for the discussion tonight um to address some of the comments and discussion um staff has looked at condition number 13 and I'll go ahead and read that um to address condition number 13. it shall State prior to the issuance of any building permit for construction of the bleachers or Clubhouse the applicant shall provide a final traffic analysis prepared by a licensed professional engineer and enter into an agreement with City staff to contract a peer review of the submitted traffic study the peer review shall be funded by the applicant and then consultant shall be selected by City staff the report shall identify required improvements the applicant shall make required improvements I think that should address condition number 13. I'll leave that up to the commission for condition number 14. um staff's perspective is if the appropriate mitigations are made in regards to traffic as well as the other code requirements such as restrooms and other facilities which would be resolved at a building permit stage then that number could potentially be modified so I'll leave that up to the commission based upon the number of events that were discussed by the applicant tonight so let me know if you have any comments but hopefully that gives some direction to the commission thank you Jason appreciate that open discussion commissioner Johnson thank you Mr chair um commissioner Johnson thank you Jason appreciate that I guess my question either for Jeff or uh for the applicant is have you since these are conditions that we will be proposing to put upon the applicant um are the conditions as indicated by uh staff at least for the modifications to number 13 acceptable to the applicant as a condition on the project or at least get your feedback on your thoughts about the proposed condition here thank you thank you commissioner Johnson Mark radon for the record um I just believe that is this this is your view and including the peer review can you guys get a little closer to the microphone please thank you no you're fine but is this the one that you provided to them or did they have this yes okay this is your memo yes or no yes okay they're discussing condition 13. yes and they just read the condition as as they're proposing it modified Again by staff to include the traffic analysis and enter into the agreement so this stricken is included so what we're asking is to end the par end the first sentence at professional engineer and then to strike the rest of that sentence so Mr Rado I think that's what staff had recommended they were going with this modification and I think Jason correct me from your modifications actually after that can you can you just read from the beginning while Mark's looking at his I'll read the full condition but essentially what we're doing is in the memo that was provided to the commission the strikethrough we're actually re-adding back and then adding adding language regarding what the peer review will identify as far as required improvements and then the applicant doing those improvements so the conditional read prior to the issuance of any building permit for construction of the bleachers or Clubhouse the applicant shall provide a final traffic analysis prepared by a licensed professional engineer and enter into an agreement with City staff to contract a peer review of the submitted traffic study the peer review shall be funded by the applicant and the consultant shall be selected by City staff the report shall identify required improvements the applicant shall make required improvements so that's what staff is proposing as a well I realize that okay um I don't want to speak for West Tech Consulting and I don't want to speak for Chris maltz but I know that he is a licensed professional engineer has years of study in doing this so he was Mr Riddell yes sir we've been talking about this for a long time I'm going to cut you short the question is that was a modified condition that was presented by staff we're going to discuss that condition okay I don't want to discuss that condition unless I have an understanding that that is something or that I've understood that you've heard that condition as we were proposing it and it is not you know you are correct a licensed professional engineer has performed a traffic study what the condition is requiring is a third party review of that and you're as the applicant agreement to perform whatever the recommendations that that traffic study and that review of that traffic study dictate need to occur well okay okay I understand that but I don't follow what you're saying Mr Johnson is that this unknown third-party engineer that their unknown recommendations all of a sudden they become the final Authority as to what is required for this particular site okay so so I I don't know why we're punching one party to another party again I'm not I appreciate that you've answered my question in terms of of that so we understand what is being proposed by staff is addressing our issue about the uncertainty of where this is going to go um well it's not addressing your issue with respect to the third party peer review and that was the response that I was looking for what I what I was would propose is that I would be completely open to any uh review of the published study any deficiency or any concern of that would be vetted and and resolved but there hasn't been a pointed to a deficiency of the study so I don't know why we're having to do yet another study when there isn't a necessarily a deficiency of this one okay thank you I think that I appreciate that I understand what you're saying I just wanted to get an understanding of where we were all at in the difference between this and the doc and and the the way the condition was being worded versus where you were at so I think that's what I was trying to understand so if there's a deficiency again fine I understand okay I understand where you're going I think we'll just look at the language and discuss that amongst us so thank you I appreciate that [Music] so I I guess bring you back to to the condition I think the the biggest question in my mind Jason and that was at the end where we were specifically requiring conformance with the traffic analysis so I I think that was the key thing if I'm understanding the condition right we have a traffic analysis that has been completed that staff is requiring a third party review of that and from that review there will either be agreement or modifications to what's included in that in order to have a report that staff will review and that the engineers from the traffic side will also review and that there will be some outcome of that that in theory is agreed upon by staff based on the recommendations I'm going to say yes to that but I am going to look at our engineering manager so just for agreement or comment and Mike I think I appreciate you coming up I think the Michael engineering manager for the record thank you Mike ultimately I'm just trying to to understand here you're not asking for another study to be done no you're asking for a review of the existing study somebody to look at it other than City staff to look at it we do third party reviews for for many things we do it for hydrology studies half the building permits we have in the city we do third party periods so I I mean this is not a New Concept okay so so the intent is there is a third party review that will be provided they're every reviewer they are a reviewer they review it and those comments on that will be provided back to the applicant for those comments will be provided to those comments will be provided to City staff and we'll evaluate those comments like we do any other third-party peer review all right thank you Mike thank you Mr chair okay thank you that's pretty clear to me at this point fellow commissioners so I mean that commissioner Gower for the record that makes sense with um condition 13 I feel like condition 14 there's still a question in my mind I get the first part of the condition talking about the um peer review study will determine the number of special event permits required but I'm still questioning why the condition includes a cap on the number of special event permits and if it needs to in a year I wasn't clear on that condition originally I know Jeff you explained it um is there any sort of clarity on on a number so Jason Garcia LaBeouf for the record um staff tried to come up with that number and that's where we got that 12 as Jeff explained um your commission has the authority to modify that number Staff would be comfortable with that number being modified we don't have a number at this point based on not having the information but if the code requirements are met as well as the traffic mitigations staff would be comfortable with my that that potential change or modification to that number does Staff feel that there needs to be a number there well you know the commission can ultimately require to remove or remove that number but um that would essentially allow Unlimited Events so um I I don't know if staff would necessarily be comfortable with that without having kind of further information on traffic analysis and other information at this time thanks Jason so the estimated amount of events I think is between 50 and 70 probably capping at 70 if we cap at 70 to give them the amount of Runway that they they expect to have to be successful is that appropriate so that's a comment for staff but also other Commissioners you know could we get there with that as if some folks would be comfortable with Mr chair commissioner Johnson so I think my understanding of of any kind of limitation on this is based on was was set based on needing to comply with special event requirements in the restrooms I think we've clearly discussed through this evening that both of those will be in place prior to this happening from what I heard this evening we are looking at a level and a number of anticipated large cap events which was 40 professional and 30 semi-professional and at this point and back to some of the original conversations about any level of of hamstring and the discussion about what could go on before that I in my mind I would be looking at a number probably somewhere around 50. and the rationale that I say for that is that is the 40 um anticipated professional level games with cushion for preseason special you know traveling teams coming in post-season there's a little bit of a buffer there plus we also have this variable of maybe you know the early games I remember going to see 1868 games in the snow there's a level of of flexibility with whatever that number may be that if they have to hit that certain threshold putting that at 50 to me addresses at least what we heard this evening I would love for that to need to be 70 or 75 or 100 but I am also sensitive to staff's concerns about the fact that we don't actually know what these traffic things are going to be we do have a population that uses par Boulevard to access their homes at times when there may be some points here and I would like to be sensitive to that and knowing that there is the option hopefully that this is successful to the point where we're going to exceed that 50 where it's a it's an easy it's I wouldn't say easy because we've been here for three hours talking about this but a conditional use permit to increase that number should we need to but in my mind 12 is way too low the two-day thing is not appropriate um hearing what we heard tonight I want to make sure that we are putting it at a point where it gets as far established as possible so if I was to throw a number out there that would be 50 would be my number for the cap based on again as Jason said the compliance with the requirements for the the threshold for the special event so as long as that's in place and everything else is in place and if I may just for point of clarification we give a cap of 50 and seven years from now it's hyper successful and they need 20 more a year they can come back for a cup okay that's correct okay then I I would support uh commissioner Johnson's 50 cap I think he's right being sensitive to staff's perspective um and understanding where they need to start but also uh getting people to a level where we want to be tonight yeah I can I can get there with 50 I think that's that's totally appropriate thank you commissioner valdo I would support emotion consists of what's been discussed thank you so just to clarify um this would be the conditions of approval presented in the staff Report with said modifications to items two five 16 and 17. and then the what we just addressed with item 13 that I read into the record as well as item 14 and changing that to 50 events is that correct can you can you read that yes but I would like can you can you reread the modified condition 14 please um so condition 14 would be stats original recommended condition um what's switching 12 for 50. so it would be a special event shall be required for any activity identified in the peer review study is requiring special traffic controls or street closures special events a special event permits for the site shall be limited to a maximum of 50 events per calendar year additional proposed mitigations and or updates may be required during special event permitting review and we're striking the items in red I did not hear you read that in correct that's that's correct that's what the applicant has proposed Am I Wrong to think we don't need those in there the red lines when it's talking about and shall apply to sporting and non-supporting events I think we're standing is we are modifying the original condition and the staff report okay not the modification because there's only 50 . okay uh Jeff do you want to chime in Jeff Foster associate planner for the record the reason um the reason that staff did not support uh the proposed amendment to condition number 14 was the applicant was proposing to differentiate sporting events versus non-sporting events and they haven't really talked about it tonight but there is the potential that there could be speakers and other kinds of public engagements and things like that that would also exceed the threshold requiring the traffic controls so commissioner Johnson and to your point about the 50 um that may provide the buffer that they need for the 40 games but in theory they were also proposing other types of events um taking advantage of having the facility there makes all the sense in the world right so um we were proposing to keep the condition as is because we didn't want the limit of uh the 12 the staff did not support the limit of 12 being removed for the sporting events leaving the non-sporting events at 12. and so if you if you read the the the text in red that was uh the applicant's attempt at basically having unlimited sporting events but only 12 non-sporting events so if we keep them all together because they address the same issues in terms of traffic and whatnot then that's the the amended condition that Jason read um with just simply changing 12 to 50. thank you Jeff understandable uh applicant representative briefly you had your hand up but B is succinct if you have the point you want to make Gabe whitler yeah that's what I just wanted to clarify to make sure that we all understand exactly what we're referring to here in special events and that it is whatever has triggered that threshold number right now with an addendum we're saying it's around 2100 attendees seats would trigger the off-site need for for traffic control so anything above that about equal to above that is going to be a special event and requires a special event permit and as we've talked through with the number of potential sporting events there that's where we felt if we if the concern is if you have unlimited events that are sport at this facility they build it they sell it the next year to somebody and they come in with an entitlement to do whatever kind of events they want all year round I can see where that's going to be a problem so that's where that's where our thought was if this is a request for a sports Stadium a sports arena to me that comes with I you know I hate to use the the analogy but I don't think there's a cap on a number of baseball games that can be held at the aces Stadium um so when we're with our approval for a sports Stadium or Sports Arena that comes with you know an assumed schedule and the ability to play sports there at will if you if you will so that was our proposal was if we if we designate these sporting events what is what it's meant for unlimited but anything non-sporting that you know the 12 cap we were fine with that because it you know it's who knows what that will be this is intended to be a soccer stadium but you know obviously it's a facility that can hold people there may be other types of events there so that that was our thinking and that and so it you're right it's hard to put a number two to limiting us sporting events in it you know if you're going to invest tens of millions of dollars into building a sporting event for the community you're a sporting facility and then you can only use it X number of times at you know like I can understand why that would be very scary for an applicant to to agree to so okay give us a moment to discuss that thank you I guess as I kind of what I'm hearing is if we're giving them 50 special events and what they were trying to do is if they had any non-sporting related event they wanted some extra stretch which would have been 12 and that could be a concert or some other creative way of using the space I can see his point that he's making and I guess I didn't grab onto that when we were reading this originally so I just want to throw that out there for me to think about that deeper uh chairman please uh this is Commissioner of Alto and I I air towards giving them much more leniency than being stripped on a number of events if they can use the space for good and there's going to be checks we're going to have to go through the special event process that will address a lot of the concerns I just think that we should air towards giving them more events than than less events and allowing things to be a successful uh successful project I also just want to clarify is the uh in I'm not the events that wouldn't include say just a weekend would that include a one day or a two-day event like could they have a two-day event that's one event um would this include other use of the fields I just want to make sure we're not overly restricting what they can do thank you I hear you same thoughts Mr chair commissioner Johnson so it you know it is it is a good point so I guess going back to the initial conversation that we had do we as a commission if we have conditioned this to address traffic concerns or acknowledge that the traffic concerns will be addressed and they're not going to get a building permit for what they're looking to do without addressing the restroom concerns we have conditions for the sewer concerns um and there is a process for a special event permit is there do we have a rationale for limiting the number of special events of a certain type in a stadium that is built for that type I guess that's the question I think as long as we can get there on I think it's condition 13 where they agree to have that report reviewed and basically take onus of anything that's required to make it happen I don't have really a preference towards the amount of events and it makes sense for it to not be capped on a sporting front because the whole point is to establish it as as a sporting Arena I just think if we're being asked to fast track this and um not have the information that we'd be accustomed to having than a fair concession is to have that condition 13 amended but not necessarily cap the amount of events because we assume if they meet those conditions then it's going to work the way it's intended to work and we don't want to hamstring it if they do to if they do the work to to bring it into compliance with what's what's needed for it to be successful and for the city to to embrace it [Music] Jeff go ahead thank you uh Jeff Foster associate planner for the record I would point out that um one additional consideration here is condition number 12 which we have not been discussing but if you look at the end of condition number 12 um it basically has a clawback mechanism that's in code but we're cut we're we're putting it in the condition where effectively the cup could be revoked if things aren't happening according to plan according to agreement with the applicant so I bring that up to to point out that there's the potential that um you know if you do provide a a higher number of events and then for some reason things go sideways the city has the ability to claw back to close the to revoke the conditional use permit so concerns over a capped number or removing the capped number could potentially be reduced or alleviated by recognizing that that we can call and I know there's a process and it's not exactly easy but it is something that could be done and it's built into the condition in relation to the special event permits uh and the safety and I'm sorry the operations and security plan so it all ties together thank you Jeff commissioner what are their commission's thoughts on the non sport related events 12 is probably fine uh whatever was proposed for non-sporting related events I'd I'd be okay with agreed I guess I my thought is there's not really a lot of difference I guess the the reason we would cap a non-sporting related event is for in the anticipation as the applicants representative said of a use other than what's here so if any event triggers the special event conditions it doesn't matter whether it's a soccer game or a concert or anything else if we're looking at using the the elements of the conditions and the requirements for that to be in place as long as the event triggers it I don't know that we need to differentiate that's just I throw that back out there as a point of discussion I don't know what the difference what the special event difference would be maybe there's maybe it's like it's an all-day you know festival or something like that maybe that would be a reason for it I guess that's just we're speculating at this point but if we are going to put a cap on non-sporting events I'm I would support 12. this is Commissioner of Alto I I agree with commissioner Johnson I don't think there's a difference uh between a sporting event and non-sporting events a lot of people that show up at the same similar time and then leave um I just really don't think we should condition this project to not succeed and I'm concerned that we're focusing on a lot of things that might make it to this project doesn't succeed thank you commissioner gowers deep in thought I think he wants to talk okay well I'm ready to make a motion so if you do have additional thoughts then I I will hold off I think we're all trying to get there and have a huge win um and my reading writer you're going to be motioning to have no cap on either any discussion around that I'm just gonna wait to hear the motion okay all right fire away buddy okay I may need some help just just walking through the particulars of it but in relation to case number ldc23-0046 battleborn football club complex based upon compliance with the applicable findings I moved to approve the conditional use permit subjects to the conditions subject to modification of conditions as discussed do you need me to spell those out yeah sorry one more time subject to condition subject to modifications of conditions two five two Five Thirteen fourteen sixteen and Seventeen sixteen and seventeen listed in the staff report and as modified on conditions 13 and 14 per discussion and as modified on conditions 13 and 14 per discussion discussion so for Clarity on 14 no capped on special events correct okay so we have a motion and a second anymore discussion Michelle will do a roll call vote yes Mark Johnson yes Katie draculic yes Peter Gower yes Paris Armstrong yes motion passes unanimously uh good luck with your project thanks for hashing that out with us I can tell you we have a lot of proud Commissioners wanting to see an amazing project come to this community hopefully you see it through good luck all right that closes item number six public hearings moving on to item number seven Truckee Meadows Regional planning liaison report commissioner Johnson uh there has been no meeting since our last one the next meeting is actually going to occur on Monday April 3rd so the same week as our next meeting thank you moving uh closing item seven moving item eight staff announcement Jason please Jason Garcia labeoux planning manager for the record um at the April 5th meeting we have two items scheduled staff is planning on also doing a training um it'd probably be disclosures and the APA legal training and then um just a note to Commissioners I just want to emphasize how important it is to check those emails and Michelle will be following up with you on whether or not you can attend future meetings because we have some master plan items coming up so we do have some minimum numbers we have to have at least five Commissioners for those events so please let Michelle know she'll be following up with you um I also wanted to let you know April 19th the Planning Commission meeting prior to the Planning Commission meeting we're scheduling a 5 30 Capital Improvements advisory committee meeting so that'll be just prior in that you'll be notified of that so just kind of a heads up on that more to come and I think that was all of the updates from staff at this point let me know if you need anything thank you Commissioners yep thank you Jason closing item moving on to item nine commissioner suggestions for future agenda items Mr chair commissioner Johnson um one thing that we heard this evening in the turkey Meadows uh the the annual report um was information about the city um receiving the your the lead City certification um I know it's been a while there was there was a sustainability report that was brought to this commission at one point but that was prior to anything on that I would be interested to get a brief presentation about what exactly the city is doing from that standpoint to have made that achievement and then obviously the follow-up to that is the you know the next round of of sustainability initiatives for uh for the city thank you any other items Commissioners looks like not moving on to item number 10 public comment this item is for either public comment on any action item or for any general public comment Michelle did we have any public comment I did not receive any requests to speak forms no correspondence and no voicemails were received all right anybody else in the chambers wish to speak all right thank you seeing none I don't think anybody on Zoom wants to okay my apologies uh now we'll close public comment moving to item 11 a German all in favor aye good night Alex