sometimes the more you know okay there you go okay well now call to order the uh Reno City Planning Commission meeting of December 8th 2022 uh can we move to agenda item number one which is the Pledge of Allegiance uh commissioner Johnson will lead us in the pledge one nation under God indivisible with liberty uh great thank you can we do a roll call please JD draculich here Harris Armstrong is absent Peter Gower here Mark Johnson here Arthur Munoz here Sylvia villanuevas absent Alex felto here we have a quorum okay we'll move to agenda item number three which is public comment uh we'll open up public comment this item is for either public comment on any action item or for any general public comment uh Michelle do we have any requests to speak forms before we start with public comment let me just read this into the record 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 agendized for possible action on today's agenda when you are called on for public comment please state your name for the record and begin speaking the timer will begin when you say your name and you will be 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 and that we did receive correspondence that was General in nature and not specific to any items on this agenda those were afforded to the Planning Commission and have been entered into the record um I did not receive any request to speak forms and I don't believe we have anybody um in the zoom meeting that wishes to make public comment at this time great thank you anyone the public like to speak okay see none we will close public comments um we'll move on to agenda item number four which is approval of the minutes is this chair we're gonna make a motion for approval of the minutes is that for item 4.1 October 19th 2022 correct perfect we have a motion do we have a second do you want your draculate you a second straight all those in favor aye aye aye missionary Arab stain that was not at that meeting Mr Johnson I abstained for that meeting as well okay that means three votes in favor so the motion carries we'll move to item 4.2 which I'll entertain a motion for approval of uh the minutes for November 2nd 2022. commissioner so I moved to approve the minutes you have a motion do we have a second commissioner Dracula just a second all those in favor aye aye aye in the opposer abstentions okay the motion carries unanimously we'll move to now to um agenda number five which is appreciation of Ed Hawkins and Kathleen Taylor for the years of service in the Reno City Planning Commission uh councilwoman Taylor is not here but I see commissioner at Hawkins um would you please come up to the podio long time no see good to see you sir thank you for coming out we put this off for two and a half years and finally we get something out of it I've had a great run been with the city 17 years volunteering for all the different uh Forest recent division four years here with you guys and uh it was oh six years on the NAB out there so I'm about 17 years playing around with City of Reno and having a good time so I appreciate it thank you thank you so much for coming out tonight we we do have a an award for you which I'll give you in a a second um but I want to say I appreciated when I first got on the commission I was lucky enough to sit right next to you and I learned a lot from you and I always appreciated your input uh you know there's a lot of really smart people on here but it was really great hearing your perspective things from the environment I remember we had a very contentious project where you were bringing some really good Insight on some Ada access issues it was a university project but I just appreciated every all the input and all the time uh you put on the commission and I I certainly learned from it so thank you very much if anyone else on the commission would like to I think nice to see you again Ed well definitely enjoyed the time you were here glad that you finally get to stand before us and get recognized doing my typical Santa I do it is that uh it is that time of year so if we were doing it in in February you would look a little bit different yeah yeah thanks again Ed you're a great just Advocate and supporter of City Reno particularly the North Valleys you're a great representative of Ward four and I know I really appreciated serving with you for the four and a half years that you were on the commission and just was honored to be able to sit next with you sit next to you and um you know share in the decision-making process I know you always took it very seriously in your role on the commission very seriously um and I want to let you know that I have not worn a Blazer to Planning Commission since you have been on here and I wore it particularly for you tonight so it's good to see you thanks great thank you I'm gonna step down and present this to you thank you sir you too thanks thanks again have a great one thank you [Applause] foreign okay we'll uh move to agenda item number six which is public hearings portion of our agenda agenda we'll open up agenda item 6.1 which is case number ldc23-00022 uh Golden Valley Commerce Center zoning map Amendment good evening for the record Mike Raley with Christy Corporation here representing uh Stan Lucas also with me is Don Smith with project one the project applicant so I'm using the wrong controller sorry about that so this is a zoning map Amendment request to rezone 6.08 acres from mixed-use Suburban to industrial commercial uh the project you I know you've seen a lot of these is up in the North Virginia Corridor this one is actually on the south side of Golden Valley Road just west of Virginia Street so if you look at where the where the Red Roofs are there in the area that's Red Roof stores that fronts along Virginia Street Golden Valley Road separates the project site from that and then we have a rail spur to the south of us on the project site is currently vacant this this shows that that rail spur if if you're looking for that's taken from Golden Valley Road looking over towards the propane tank farm that's a joins the site a couple more pictures they're looking back the other way um so the project site is master plan industrial this was part of the when the reimagined Reno master plan was adopted the entire area was redesignated as Industrial we're proposing to go to IC as you can see the the mixed uh Suburban the mixed use that surrounds us that is all non-complying with the current master plan designation so it's actually in the city's long-term plan to go in and rezone everything either to IC or industrial we chose IC just given the proximity to to residential uses there to the South it's a it's less intense than the industrial zoning that would also be conforming with the master plan um like I mentioned this does bring the site into conformance with the the current master plan this request tonight does not permit any new development will be required to come back before this board with at a minimum a major site plan review for residential adjacency before anything can be constructed um it is consistent with other recent changes that have occurred in the corridor um and like I said it really doesn't Grant an entitlement to construct anything tonight Leah had mentioned that she had one call on this and they were concerned about building Heights so I wanted to point out that the the current Ms zoning the IC that's being proposed is much more restrictive in terms of building Heights than what could be done currently um so with that let me short and sweet and happy to answer any questions you might have great thanks Mike good evening members of the commission for the record Leah Brock assistant planner with the City of Reno development services uh this evening I'm going to present three applications to you this is the first of them so this is the application for the zoning map Amendment for the Golden Valley Commerce Center forgive me while I situate myself here I have new glasses so I got to make sure I can see everything the 6.0 Acre Site is located south of the intersection of North Virginia Street and West Golden Valley Road it is north of the railroad track Corridor there and approximately 750 feet south of the U.S Highway 395 exit 370 exit 73 Northbound off-ramp today's request is a zoning map Amendment requesting that the parcel will be changed from mixed use Suburban to industrial commercial as Mr Rayleigh stated the key issue with this is conformance with the master plan land use designation of industrial here you can see the master plan land use designation list and the conforming base districts starting with industrial industrial commercial and moving up through those other ones listed there Ms is not on that list as Mr Rayleigh stated during the reimagined Reno master plan amendment of 2017 this whole entire area was designated under the master plan land use designation of industrial everything around it is everything that is currently there is still in the mixed juice Suburban zoning District but it's worth noting here that the second phase of the comprehensive zoning update consists of a review and Reconciliation process for these these kind of inconsistencies however staff will be looking at this on a neighborhood basis spending several years so in the meantime the new code does allow for applicants to apply for these zoning map amendments bringing non-conforming zoning districts into conformance with the master plan land use designation at no cost in other words the city is encouraging these sort of zoning map amendments so again this is a comparison of uses within the current Ms zoning district and the IC zoning District as you can see the IC zoning district is actually more restrictive than the existing Ms zoning district and that's because it does allow for some more extensive uses but that is consistent with the current development that's in the area which is mostly legal non-conforming anyways um due to the residential adjacency standards a site plan review will be required prior to any development of this property so again as Mr Raley said this is not an application for any kind of development when they do proceed to this next stage of developing this property it will have to come back either for an administrative review or to this body for a site plan review or a major site plan review depending upon what they're going to do the project was reviewed by various City divisions and partner agencies the November neighborhood Advisory board meeting was canceled however they did receive a copy of the application and we did not receive any comments from them we also did not receive any official comments from the public I did get a couple of phone calls asking about development of the process development of the parcel and because we're not at the stage for development yet I just explained this was simply a request for a zoning map Amendment um on the board are the findings for zoning map amendments staff can make these findings and does recommend approval of this project that concludes my presentation the recommended motion is on the board and of course I'm available for any questions you may have thank you start with Mr Gower no disclosures uh commissioner has no disclosures I am familiar with the area commissioner Jack that Jim familiar with the site commissioner Johnson no disclosures uh commissioner Belton no disclosures uh we'll now move to public comments uh we'll open up public comment do we have any requests to speak for I believe you have requests to speak forms in front of you oh and we also have somebody on Zoom I don't know if she wanted to speak on this item she's she has her handwritten or raised so do you want to take that one first or yeah we'll take her or take them first foreign Tracy Tracy can you hear us I don't know if Tracy's there you're muted can you hear us um Tracy's still muted so I don't know okay if Tracy wants to make public comment do you want to just move to the public comment cards and then we'll sure uh we'll start with Gail Wilson hello this is my first time doing this so um my name is Gail Wilson I live at 831 West Golden Valley Road right up the street from where this is planned um have lived there for 23 years and that's been a big open lot some of the questions that we I and my neighbors have about that is about what's going to be built there and I understand from what's been said today as we have no way of knowing so um and it seems like there's there's no way to object if it was part of the master planning that the zoning changes so I appreciated seeing the difference between the MS zoning and the indust the industrial commercial zoning the one thing that one of the things that we're concerned about is the height of the building so we understand that this would limit it to three stories which I think is good but I also saw that it would allow a tow yard which I would hope that we would be able to have a chance to object to something like that when the when the process gets there we in the North Valleys would really like to see less um warehouses and more uh smaller businesses because we we really need those and where my house is located across from the railroad tracks the same railroad tracks that go around the bend there [Music] um they put the chewy Warehouse which is 800 000 square feet and probably I guess three stories but it's completely blocked our view it's made a lot of noise we've had a lot of objections we have gotten them to stop uh the backup beepers all the time which were driving us all crazy and we also uh are working on getting the lights pollution from because it just shines in our back windows so um I have a friend here who lives across the railroad tracks on Fowler for this um parcel and she's seen what we've gone through on with the chewy warehouse and you know I am concerned for her my neighbor and what else is gonna she's gonna see across those tracks that is going to annoy her with lights and noise and trucks and [Music] um a lot of uh a lot more we need the infrastructure in the North Valleys we're just inundated with cars and trucks and it's getting very snarled up there so I guess I'm out of time but thank you thank you for your comments uh Barbara Welch good evening I'm Barbara Welsh I live at seven seven zero Fowler Avenue and I'm Gail's friend and so I would be looking directly at this project and some of my concerns are the same as gills but also I'm concerned about crime in the neighborhood if you're going to put like a tow yard or a junkyard in there that would not be appealing to the area the infrastructure we need better infrastructure out there I'm concerned about the density I know there's a height requirement on the new zoning Amendment and that would be great but then we look at the monstrosities of warehouses out there and if they're three stories it would block everybody's View I am very very concerned about our neighborhoods we've I feel like the North Valleys everything that the city doesn't want or it doesn't want in the South area it gets put in the North Valleys and I'm getting kind of tired of it so I would like to see you know we had talked earlier about the Reno Transit Corridor which I guess was part of the master plan and I was thinking well if we had rapid transit and there that would be great going up and down Virginia Street there up to to stead but that hasn't happened transportation is horrible with Reno Transit um the busing system um I'm just very concerned I I feel like the people in North rallies have gotten the Brennan of just a lot of warehouses and traffic and crime and the city really have hasn't listened to us so um that's pretty much all I have to say I'd like to know more about the development what's going to go in there before anything happens so thank you thank you for your comments I think that's it for public comment um I did not receive any request I'm sorry any um correspondence on this item no voicemails were received great thank you would anyone else in the public like to speak on this item okay seeing none we'll close public comment come back to the commission for questions Mr Johnson thank you Mr chair Leah can ask just a couple of questions in this start now since you're going to be in front of us three more times two more times after this we'll do a schedule so I guess the first question I have you mentioned that any any development that's going to be there is going to require some type of entitlement process whether it comes all the way here under the IC zoning is that the same if the zoning doesn't change it is the same if the zoning doesn't change site plan reviews are required for any development that's within 150 feet of a residential zoning District so that's not going to change one way or another okay and then I guess the second question and maybe this is tied to the the site in the site location as was pointed out there with the separation of the train tracks and everything from there I guess one of the things we often hear when these projects are coming up is a question about the the noticing radius and I know that it's set and that we do it but I'm maybe I'm wondering how far is that going to extend into the adjacent neighborhood just thinking about you know some of the comments that we heard this evening obviously there will be a notice posted on the site but it's always helpful when you get the card in the mail if you're especially the those that would be you know looking out over the site so has there been I guess can you in looking at the site or have any idea of how you know how far is that actually going to go is it just going to be the people who immediately you know back up to the train area or is it going to come a little bit further into that neighborhood so the noticing area is 750 feet from the property boundary lines or if it's not 30 properties then they'll continue to extend that until it reaches 30 properties so in this particular case I'm going to back up under one of my slides here and I can kind of give you a rough idea so it gets it gets it gets challenging after a while to hear that and then just see what what people are asking for yes and let me see if I can get one so if maybe this is the best slide for that that railroad Corridor that you see right there is 200 feet so imagine that plus another 550 feet beyond that so it probably extends I realize I don't have a pointer that's going to work for you guys here yeah you can use the mouse because the mouse so it's probably going to extend out into this range right here and this will be everybody that will be noticed and we will make sure that that posted notice that's on the property is in a place that's visible to anybody driving down Golden Valley Road here too as well okay thank you thank you answered my question appreciate it thank you Mr chair thank you any further questions or discussion Munoz thank you Mr chair um we know I scream the same thing every meeting about uh traffic and about all the things that we're dealing with up there um and this was an easy um yeah this was easy for me to make the findings um and knowing at this point we're not burdening uh with uh how many houses we'd be able to put on that property as it is it sits right now so the um the changing to IC was was it just made sense for me and the way it fits the area um it just I think it's the right way to go I do have some concerns and I do understand what the neighbors are going to be dealing with what's coming in there and I'm assuming because of everything that's on that Corridor will be some type of warehouse and hopefully when we get closer to that and that comes in we can the discussions can turn more towards something uh commercially can be used by the residents up there is Michael so we won't know till we get there unfortunately but um I don't I don't see any issues with this as it stands with that too yeah sure I'm prepared to make a motion and I I think I appreciate Mr munoz's comments and I think the the one thing that I appreciated and the applicant mentioned it is that this is not the most intense zoning uh the IC allows you know it keeps it a little bit smaller and we've seen several IC projects that are actually more of a you know a smaller level development so potentially that could be what we have here so uh with that said on the case of LDC 23-00022 Golden Valley Commerce Center zoning map Amendment based upon compliance with the applicable findings I moved to recommend that city council approve the zoning map amendment by ordinance and I can make all the findings we have a motion to leave a second fisherman yourself second okay all those in favor say aye aye aye any opposed okay then the motion carries unanimously good luck we'll now move to agenda item 6.2 which is case number ldc23-00012 Silver Hills water tanks good evening once again for the record Mike Mike Rayleigh the Christie Corporation here representing Lifestyle homes also with me is Bob listener uh with Lifestyle homes okay I think my presentations okay there we go yeah so this is a major site plan review request to allow for cuts greater than 20 feet excuse me Phil's greater than 10 feet in support of two new water tanks that will serve the Silver Hills project which was approved as a specific plan in unincorporated Washoe County the first phase of Silver Hills was approved um oh this thing is oh that's exactly what it is sorry about that um so Silver Hills obviously the large Parcels that you see there a little over 700 Acres that's a specific plan and I'm going to use the pointer here phase one of Silver Hills was approved in this area right here along Red Rock Road and the the tank site is actually up here the City of Reno uh corporate boundaries right there so the tank side is in the City of Reno the the project is an unincorporated Washoe County so there were some initially some confusion about why are we at the city for a county project that's why and then as you see here Washington County operates a gravel pit aggregate operation right there next to where the water tank site is so as I mentioned the site is currently vacant there's some views taken from kind of generally speaking there's a Jeep trail that runs behind the uh the aggregate pit and that's where those pictures were taken from this is the overall Silver Hills Landis plan just to give you an idea of what that project is it's a mix of residential public facility parks open space there's even some some limited commercial allowed it's going to incorporate in agrihood so kind of a kind of a large master plan community um so the major site plan review would allow for the grading that's associated with the tanks and I'll elaborate that on that a little bit more here in the next Slide the tanks will be owned and operated by Trek Mills Water Authority and generally serve the specific Hills specific plan the site plan review will also allow for the establishment of a utility use along with the cuts and fills that I mentioned earlier there's actually two tanks to 960 000 gallon tanks that are 74 feet in diameter and 32 feet in height as you recall maybe recently the the Canyons water tanks that came in the Tom was New Standard is to do two tanks to allow for redundancy and a backup Supply should one of the tanks have to come out of service um so this is the site plan um and what I think is is really important is normally site or water tanks are really kind of up on the side of a ridge they're they're require a lot of grading what this shows are the areas that you see in blue and red are the only areas that trigger the site plan review so they're very limited grading it's actually a great location for water tank it's over a mile from Red Rock Road you can't really see it from anything other than within Silver Hills itself and so you see the red there behind the tanks is cut the blue is filled so it's very limited for a water tank in fact it's much less grading than than the majority of Tomball water tanks that we see in the region so the tank will be accessed by a 20-foot paved road that extends through Silver Hills to Red Rock Road they'll be located for security purposes between the six foot vinyl chain link gate or fence with the gate excuse me lose my voice tonight they will be painted kind of the standard Tumwater neutral colors I've got some examples later on to so you can see what the color of the tanks will be as I mentioned given the distance from any surrounding development they really are hidden and then once you get up there they're actually located right next to the aggregate mine which I would argue has a much greater visual impact than what the tanks will so these are some some similar tanks uh Tomah tanks as you can see the colors they're they're painted to blend with the natural environment um and with that I I am done but I would like to to mention I was the question was posed to me that this site is actually zoned open space and you know whenever you're proposing any kind of development in open space what's what's the benefit to the public it is private open space I want to mention the property is privately owned but this these tanks are necessary for Silver Hills and I think the benefits that Silver Hills will bring in terms of public benefits far outweigh what what would be offered on this site next to the gravel pit and that includes a comprehensive Trail Network the backbone trail system within Silver Hills is required to be constructed with the first phase so it won't be just Trails within that first phase is through the entire project connecting Silver Hill civil Nobles Park all the way into the BLM lands equestrian access that sort of thing that's with phase one there will also be two public Trail heads within Silver Hills the first of which is constructed with the first phase that will include equestrian access horse trailer parking and access out to the public lands there's a 10 10 acres of community park required within Silver Hills and that does not include any pocket Parks like what you see within phase one so that's in addition to that also I think most importantly there's 152 Acres of dedicated open space that will come with Silver Hills that you know like I say this project can't move forward without those tanks also there's a an equestrian and pedestrian underpass under Red Rock Road that allows people that are on the other side on the east side of Red Rock to get through and out to the public lands that will be constructed with phase one there's a 20 acre public facility reservation in the specific plan for School site potentially other community buildings such as the library that sort of thing that's reserved in a specific plan and all those amenities are open to the general public those are public amenities that Silver Hills will bring and one thing that I think is another important thing there's no essentially no water system out there now for Wildland Fire Protection so this will be a huge benefit for Fire Protection in the area as well so I think those benefits really do counteract any public benefit that would be lost from disturbing open areas that are zoned open space with the water tanks so this is why I thought I'd add that available for questions thank you so much Leah do we have a presentation yes I do for the record again Leah Brock assistant planner with City of Reno development services second application of the night here is the Silver Hills water tank major site plan review the subject five Acre Site is located approximately 1.33 miles Northwest of the intersection of silver nose Boulevard and Red Rock Road because this map doesn't show much of anything other than just um uh some dirt roads there I did want to point out that oh hey Michelle how do I get my animations to work here with the pointer okay gotcha okay let's see if this one works I just wanted to point out that over here in that box right there gives you a better idea of where that location is in relation to Reno it's way up in the north North West portion and again as Mr Rayleigh pointed out uh there's kind of a section there that's Incorporated and then there's some unincorporated areas there as well so it is a five acre site and this is a request for a major site plan review to allow Cuts greater than 20 feet and feels greater than 10 feet associated with the placement of these two new water tanks and the associated road coming in Access Road the subject site is located in the Parks Greenways and open space zoning District minor utilities are allowed by right within this zoning District because they do provide a public benefit as Mr really said I won't repeat all of the same public benefits that he repeated to give you a little bit of background the Silver Hill specific plan was approved by Washoe County Board of Commissioners in 2019 and it allows for up to 1872 single-family dwelling units it also includes Parks Trails public facilities and a limited amount of commercial uses the Silver Hills Village one tentative map was approved in 2021 and includes 358 single-family dwelling units the subject request today will provide the required infrastructure necessary to support that development all right key issues involved in this request are overall site design grading Hillside development and natural resource protection and public utilities and infrastructure the proposed tanks will be 74 feet in diameter and approximately 32 feet in height the access road will encircle the tanks to provide for maintenance site Security will include a maintenance gate and a six foot vinyl coated chain link fence with barbed wire the proposed project will mitigate environmental degradation and utilize grading practices intended to minimize visibility and scarring Disturbed areas will be re-vegetated with natural plant material security fencing and water tanks and all the rip wrap used will be Earth Tone brown color and blend in with the natural environment Disturbed slopes will be contoured to match the natural terrain the water tanks will be located approximately one mile from the Red Rock Road and approximately one mile from any existing residence and as Mr Raley pointed out the existing Gravel Pit to the east will further screen the tanks for many of you it is anticipated that the placement of these water tanks will have little to no visual impact agency comments were received and incorporated into the analysis the November November neighborhood Advisory board meeting was canceled however they did receive a copy of this application and staff did not receive any public comments from NAB or from the public associated with this the major site plan review findings are on the board for your consideration again this use is allowed by right in the pgos zoning district and this request is limited to the appropriateness of the site grading staff does recommend approvals subject to the conditions listed in the staff report that concludes my presentation and I am available for questions thank you thank you so much come back to the commission for disclosures start with commissioner Johnson thank you Mr chair commissioner Johnson no disclosures commissioner draculation no disclosures fisherman is familiar with Europe Mr Gower correspondent with the applicants representative okay commissioner Belton no disclosures uh we'll now move to open up public comments do we have any requests to speak for us did not receive any requests to speak forms no correspondence and no voicemails were received and it doesn't appear that anyone in Zoom wishes to make public comments so okay would anyone the public like to speak on this item foreign would you like to speak on this item oh you can absolutely just I ask that you fill out a form uh after you speak please sure again Gail Wilson um Golden Valley Road this is of course is not you know directly around my neighborhood but I have friends that live up there and um so I have a question about first of all where's the water coming from that goes in those tanks is that a aquifer we're not able to answer your questions but if you look forward to ask some questions we'll consider them our deliberation okay um just curious because of the water problems that we've been having up there you know um with lemon Valley flooding and just uh you know Silver Lake and all of that but um so my question is kind of generally about how do we as the public find out about these besides seeing the post on the road which is how we found out about this other thing um or if we're directly in the 750 foot zone or whatever I have gone on uh websites on City websites and so forth and um it's very difficult to find out when either by a parcel number or uh by the um LCD number or whatever to actually find out what's planned for a particular place so um it's not it's not really that user friendly and um so when we have questions about something like this like I'd like to find out more about this project which I didn't know about um how where my question is how do we go find out more about that and um um and how you know besides coming to meetings and stuff and hearing the um the presentation um how do we know when things are going to happen and my general comment about this particular project for building you know 2 000 homes or whatever it is is again is infrastructure where our roads are just a mess I mean they are so crowded and all the trucks from all of those uh warehouses that are being built are tearing up the roads I mean there are potholes that are you know you could drive a truck through and it's very um the just the traffic jams are just getting it's getting very dangerous and and um you know it's just the infrastructure needs to be in place when these things are built I appreciate that the water is at least going to be available for this but we've had so many houses and so many um warehouses built and nothing has been done to alleviate the traffic jams and so that's a big concern of ourselves [Music] Gail can you fill out a comment card please thank you great would anyone else like to speak okay seeing none we will close public comment come back to the commission for questions here we go thank you Mr chairman just to the um Miss Wilson's point about getting information at Leah it looked like you may have shared some information um in terms of how she can get information but is that something that we can we can just talk about for a minute Jason or Leah to the public who may have similar questions of kind of a quick overview of how but public can get information about projects absolutely Jason Garcia labeoux planning manager for the record um there's several different Avenues when we get new projects that are applied for we have them at an intake cycle and typically there is a what we call DRM or a email blast of the new projects that come in so anybody interested can get signed up for that in addition to that on our website we actually have a mapping feature for those people that don't necessarily know about certain projects or other things and they can use that to navigate map wise to the different projects so we have that labeled on there so those are tools and we'll definitely follow up with you for a little more information on that as well but anybody in our public feel free to reach out to our development services department we have a planner of the day that can connect you with current projects and get you on the list and everything so and Jason to get on that development review memo or the DRM um Outreach is that pretty intuitive if you go to the city Arena website or is that something that they should just contact Community Development directly um you can go to our development services you can go to development services and it'll have links to that information but if there's any questions whatsoever there's an email link on our main page that goes to that pod so you don't even have to look for it we can help you get there but they do have separate that mapping feature also has like a list of the most recent projects of everything that comes through and that's not just stuff that comes to this Planning Commission that's also administrative projects and other things that come through our department it's everything through our department so very helpful tool more information than you probably want to know great uh Mr chairman I do have another question if I could following up on um Miss Wilson's question about the water source um and then Mike if you or Mike if you can answer that and then also I was curious about the comment that you made about the um water availability for Wildfire protection too and that how that works sure once again for the record Mike created the Christie Corporation so this these tanks are basically tamas extending their Municipal service their Municipal system out to the site um Lifestyle homes is required to dedicate water rights to serve all the new development so those will be dedicated to tumwa so it's tumble water that it's essentially can be used as far as the the fire suppression right now there is no there there's no hydrants out there at all the in the in the homes further to these the majority of those are on Wells um so this and there's really nowhere to fill tender trucks or anything like that so this will be a huge Improvement in terms of Fire Protection in the area because you'll have that Municipal Water System in place mm-hmm thank you Mr chairman thank you Mr Johnson thank you Mr chair um actually I think this is probably a question for Jason because it's a little bit probably maybe project less Project Specific in in looking at this and I think Mike touched on it at the very beginning of his presentation that we're basically looking at a project that's supporting a development in Washoe County rather than the City of Reno um which immediately got me thinking well how how is that possible and so I looked out at the you know the the parcel ownership that's out there and or not so much ownership but the the boundaries between the City of Reno and and Washoe County in that area and the this area is almost an island of the City of Reno surrounded by Washoe County as opposed to what we've often seen here where there's a Washoe County that's surrounded by Reno and it's in our sphere of influence and and therefore we're reviewing it here it seems it maybe this is just a general question is there a process or you know an appetite for some of this which is all essentially zoned Parks Greenway and open space to have that reverted back to the county since it's surrounded by the county and have you know in other words going back to the very same question of why are we looking at something that's based on the housing development that we never saw so three you know two thousand three thousand homes that are out there that were looked at regionally now you know there's obviously you know some tie to the City of Reno but it's almost the reverse of what we're seeing so I'm just wondering if even when the city was looking at that was there not a conversation with the county about hey why you know is there is there a reason to convert some of this back to the county and let this fall under your conversation Garcia lavu planning manager for the record um very good points very good questions um at this point that's more of a pro programmatic discussion uh bigger picture discussion um just to kind of go back to what both the agent as well as Leah brought up in this case the way that we took in the application we look at it as a buy right type use it's located under our permitting and so essentially the grading portion is what triggered this application through this process now that being said we do understand where it's located it's on in that area that has a large amount of land that's in the county and there's also the whole conversation as you brought up regarding sphere and changing that potential boundary at this point um we haven't had that conversation in that area on that big bigger bigger picture issue but that is is definitely something as we look at potential programs annexations fear of influence and that interface between the county as well as the city whether or not those should be in the purview OR area that we look at just to clarify for people that don't necessarily know the differences of all the language I just used the City of Reno when we get projects in and they're in that sphere of influence that sphere of influence that essentially we look at that as a area that could potentially be annexed in the future and within those areas if it's in a sphere of influence typically applications will come through our department so you'll see applications on the planning side or sometimes building permit side in those areas that we look at even though it's in Washoe County so that's what we're kind of discussing here this is you know through our process it's in in the city limits it has a City Zoning but some of those neighboring areas like the development that was approved all that permitting and whatnot was done through Washoe County so it's kind of funky in this mix because this project that we're talking about today for those tanks supports the development in Washoe County so hopefully that answers some of the questions but to your question we haven't really had those conversations at this point so so I guess we're what I'm hearing and maybe it's a discussion a future date is is looking at the opposite of the annexation and looking at at areas that don't make sense necessarily to be part of the City of Reno because it's not going to be developed and I guess maybe if Mr chair just might to ask you a question because obviously you know the development that's around there was there ever any conversation with the um you know the the owner of the adjacent developments as to the mix between Washoe County and Reno out there in terms of looking at maybe you know one way or the other with any of that once again for the record Mike really there actually has been some discussions um obviously to take stuff in and out of this fear of influence it's it's a regional process um you know the county is in the process of updating their area plans we've we've brought it up as part of that obviously Lifestyle homes is one of the the largest landowners out in that area put their Woodland Village project in Cold Springs um Evans Ranch which is actually in the City of Reno further further out Red Rock so we we've looked at some of that in terms of providing Services who doesn't make sense to be in the city doesn't make sense in the county and I I would say that on a regional level it's it's being looked at but like Jason's mentioned it's it's very in the very early stages okay thank you appreciate that thank you Mr chair thank you thank you uh Mr chair this is going to be for you again um help me understand why put this in the Parks and green race space and not in the development that's already approved in order to get proper pressure zones when I so we've worked with Tumwater to determine where those tanks will be and and to be honest with you this is not necessarily just solely to serve Silver Hills it will have other public benefit down the line um but in order to really best serve that area that's where those tanks need to go make sure that the pressure zones are proper and what and whatnot okay thank you foreign discussion emotion I can make a motion please the case number LDC 23-00012 Silver Hills water tank s based on compliance with the applicable findings I moved to approve the major site plan review subject conditions listed in the staff report and I can make them great thank you we have a motion we have a second commissioner Dracula I can second that and can also make all the findings okay all those in favor say aye hi any opposed okay the motion carries unanimously thanks so much good luck uh we'll move to agenda item 6.3 which is case number ldc23-00011 Center for adaptive writing we have a presentation from the applicants foreign ready okay hi good evening my name is Scott Hooper and I am a member of the board for the center for adaptive writing we'll refer to that as car throughout the uh throughout the presentation uh my wife Carolyn and I are a retired U.S army veterans and we are also the program directors for the horsemanship for Heroes program which is a veterans program at at Carr um I'll be sharing briefing duties with our executive director Mrs Nikki Landa this evening and uh and tonight what we plan to show you is first of all who we are um highlight the significance of our mission we feel that's pretty important and the its impact on a really um significant and significantly important population uh within our community a couple of populations actually uh we'll answer why we're making this uh conditional use permit request which is what it what the request is and uh express our desire to initiate use as as soon as possible uh more so for health and safety reasons so here we go this is the test right here let's take a second load it should be yes no is in the presentation thanks I'm sorry thank you yeah it says this is a video that's not actually embedded in the PowerPoint it's trying to open something here oh really I have the flashback would you like to stick it in there I'm so sorry I sincerely apologize oh no worries no worries technical difficulties are understandable this is the reason my wife left the signal Corps after 12 years and became Human Resources because the guys like me okay I've got two videos uh one two case number one someone's noise this is who we are this week's someone's to know tell us their goal is to enrich lives through the power of the horse using equine assisted learning they help children and adults with physical and personal development the Reno nonprofit has been offering its programs for the past 15 years meet the team behind the center for adaptive writing all right let's go say hi to Tang lessons vary depending on the participant from gentle touches and hellos to mounting the horse and riding we serve children and adults with physical cognitive social and emotional disabilities Nikki Landa is an instructor and the executive director of the center for adaptive writing she says this work is her dream come true in high school I did an internship at Marvin Piccolo School I fell in love with therapeutic writing she then volunteered for the center got certified and now runs the non-profit our biggest program is our therapeutic writing for children adults with special needs and lessons look something like this good head still stays up that is teacher K Hooper in the ring she and her husband Scott are developing special equine assisted classes that will launch in January a program called horsemanship for Heroes and it's a veterans program here at the center Hooper says for he and Kay it is personal we are both retired army veterans uh seven combat tours between us Scott says he wants other vets to enjoy the same experiences he has it's a connection there's a bond and I thought well this is really powerful Nikki too has had very powerful experiences one student in particular named Rhett comes to mind he started writing when he was four years old so he's in a wheelchair you know he started really timid his muscles were really tight that young student is now eight years old to now a new horse first time riding him gets the Reigns and it's just that confidence and the joy it's really just Priceless instructors and participants say development like this is common and equine assisted learning that's why the horsemanship for Heroes program is free for veterans and scholarships are available for other lessons truly want to continue serving and this is how we see that we can do it really just touch lives and provide the opportunity for people to experience what horses give back touch amazing work the center for adaptive writing is off West Hoff Acre Lane right in Reno they do rely greatly on volunteers and donations to offer these low-cost lessons and free to those in need so for more information on ways you can help or if you want to learn about their services for yourself check the online version of this story at twinnews.com okay am I driving again are you going okay thank you so um that's who we are and that's what we do and I think that the power of that video and actually seeing the kids and if you were to get in the arena with the Veterans as they're they're dealing with their issues but they're getting reflected from a horse on on how their behavior is it's it's amazing and it's powerful and it's exciting we are excited uh to provide this service here in Reno and to move to a location that uh has the protective environment that will just make it that much better and so I'm going to hand it off to Nikki for uh for the next few things talking about what we do and our uh and our site plan thank you I am Nikki Landa I'm the executive director of the center for adaptive writing um so you kind of got an idea of the different programs and what we do so our request is for a conditional use permit for an establishment of a commercial stable with residential adjacency so the location is a three and a half acre site it is it's a Washoe County property so the zoning is high density rural it is within the City of Reno sphere of influence which translates to large lot neighborhood so this location is off of Del Monte on Bondi Lane and why we are looking at this property the biggest draw for us is the indoor riding arena it's an established facility it has this beautiful riding arena that will allow us to operate year round give our participants the ability to progress on their goals and continue making those strides and the location is accessible that's been a goal of ours with traffic in the area increasing and I'm really just trying to stay within Reno to be able to provide the services for our families and our participants so some photos of the existing conditions on site you can see it has an indoor arena it also has a large outdoor Arena within the indoor arena there are 12 stalls and then that bottom right hand photo just passed on the other side of the arena is some shelters and the Stalls for the horses as well you can see it's beautifully landscaped and has trees and shrubs on site and then it was brought to our attention that the shelters in the rear of the property are encroaching on the property line so we will take those down and then within that indoor arena there is an office slash tack room as well as a lounge and a restroom which we would convert the restroom to be Ada accessible but those are already on-site beautiful facilities so our site plan the first thing um the horse trailer parking number one and then the manure we will use a Washoe County Waste Management dumpster and put it in there and keep it on that side of the property and they will pick it up once a week and then number two that side of the property the rear we will put up six foot foot screening as well as landscape and number three you can see those horse shelters again the encroaching on the property line we will disassemble those we have identified spots for Ada parking as well as other parking and the it might not show it but we will meet the city code and have those 20 feet from the property line at least and then the driveway is 24 feet wide and we will um asphalt that and I just wanted to include that our current location where we are at it doesn't have an indoor riding arena that's the biggest draw for this other location but it you can see this is an overview of it so it is in a very residential neighborhood right now we've had zero complaints from our neighbors we have little impact our traffic is very small we're a small organization and I do an exhibit F of the staff report are two letters of support from those neighbors directly impacted by us we are also a premier credited Center through path International so that requires over 100 standards that we will Implement including facility standards as well and we believe we are compatible usage for this already existing beautiful facility and at this time I'm going to turn it back over to Scott Okay so on here you see a you see our daily operations uh you know so there's daily care and feeding of the horses uh twice a day actually we make sure that we have a barn manager that and a couple of other uh employees that handle that and a slew of volunteers which is which is wonderful about what we do uh programs when we're in session uh five days a week we are we are not operating on uh Sunday and Monday but obviously the maintenance of the facility and the horses are always going on Nikki mentioned manure management that was a concern of one of the neighbors and uh we've got that under control we've collected daily and then weekly it is shipped out number of horses we currently have 11 three of those are minis we are planning for 15 to get to fully support our veterans program and uh and that was one of the conditions that the the staff report uh highlighted as a maximum number as well all of our horses have shelters associated with them and quite frankly care and management of our horses is the foundation of what we do so we also have a detailed evacuation plan should any incident occur with fires in Reno in particular in this area we are ready to execute evacuation with a with an on-call list of available trailers there's minimal traffic to get to the site uh there's uh you know a lot of the neighbors are concerned there's the kitski Circle up there typically on a given day six to eight vehicles on a typical operations day six to eight Vehicles maximum parents will bring their children if their children or their their adult dependents who are get going through the Adaptive writing veterans will drive to the program and it's executed in a quiet safe environment and it's done that way on purpose so I think there are also some neighbor concerns about traffic about noise we've oriented our parking spaces so the headlights will all Orient in towards ourselves and very conscious of of the neighborhood but this won't be a place where people will be hanging out and getting in trouble it's it's really about healing and uh and therapeutic work we acknowledge in the staff report that I'm sure Lee's going to provide there's 21 requirements in there we acknowledge them we will do them execute them the one thing that that we don't have much control over though is uh the environment and Reno and so our our number one primary concern is time um as you see what what we do uh both with the Adaptive writing um for kids and adults and the veterans program it requires continuous contact to be successful so anywhere from eight week programs to 10-week programs and some of those and I'll use the Veterans for example it's 90 minutes a week 10 weeks consecutive when you have to scrap a class because of inclement weather or cancel one or two it has a significant impact on the individuals receiving the service this facility is is perfect it is safe it's covered it's in beautiful condition and so with that in mind um we had and probably procedurally did this uh I'm not exactly sure how what was the 100 way but we've requested an amendment to allow and we understand that precedent has been made that initiation of use could begin while the per after the permits have been applied for and uh we are obviously committed to getting all of the permits fulfilled and completed so um I'd like to submit for the public record and and make that official request I know we cannot ask anything of you here and you cannot decide this right now at least for the the amendment piece of it but we'll we'll for the record also State we're willing to do whatever we need to to administratively or whatever else but we can't control contractors and snow and pouring driveways in January or December and the facility is safe um well it's through the health department and fire standards are all met and made but it would be wonderful um to get there and to get in and operate as soon as possible uh preferably next month in January when we relaunch our programs it's not realistic to get all of those things done they will all get done I guarantee that uh but that's just so that's what's on our mind I guess we could just submit them to the staff and to go into the public record since the by the NRS is that the right way to do that it's this a copy of our request for the amendment and then does that work I think we understand so if you want to okay presentation oh well that's great that's most important that you understand okay um really that's that is um I think that's the key is uh is one one thing I'll just say is that parents will bundle their kids up they'll and we've seen it and I'll bundle them up and they'll want to get them there veterans will bundle up to come and participate because they don't want to miss but what happens is it degrades the effectiveness of the session and that therein lies the the whole reason why we're actually asking for that exception there um let's see aside from that thank you in Austin Saturday thanks for the time thanks so much appreciate you uh we'll now move to the commission for disclosures we'll start with commissioner oh my apologies Leo we would love to hear your presentation I would thank you thank you all right again for the record Leah Brock assistant planner with the City of Reno development services I am presenting the third application for this evening which is a conditional use permit for the center for adoptive writing the 3.5 Acre Site is located on Bondi Lane just south of ranchera and east of Highway 395. the subject site is located within the City of Reno sphere of influence and has a master plan land use designation of large lot neighborhood the subject site has a Washoe County zoning designation of high density rural which translates to large law residential per the Reno municipal code the subject 3.5 Acre Site is comprised of a developed 2.5 acre parcel and an undeveloped one-acre parcel the 2.5 acre parcel is developed with a single-family residence and a 15 000 square foot indoor arena with 12 stalls an office a lounge and attack room proposed improvements include converting the indoor arena and accessory buildings to a commercial use right now it is considered a residential use which includes the addition of an ADA Compliant restroom removing those encroaching structures from the rear of the property adding a paved parking area uh and screening the park here screening the parking area and locating in a minimum of 20 feet from any parcel boundary line a storage area with a maximum of three horse trailers one tractor and the dumpster will be started will be stored on the north side of the indoor arena and all exterior lighting will be brought up and updated to meet current Reno municipal code standards the project will generate a minimal amount of traffic and will have a minimal impact to the neighboring Street network access to the site will be provided by an existing 24 foot wide driveway which will be required to be paved to accommodate emergency vehicles the paved parking and driveway will reduce dust and noise impacts minimal impacts are anticipated from the required improvements and limited construction hours of operation will also reduce the impacts to those surrounding properties regarding the operations the hours of operation shall be limited to 8 A.M to 8 PM 7 days a week and all evening commercial activities shall be limited to the indoor arena only events any events with over 50 people on premise shall require a special activity permit which will be limited to one per year with a maximum of 100 attendees the number of horses allowed on site shall be limited to a maximum of 15. if the 3.5 Acre Site is reduced in acreage the number of horses allowed will be reduced in proportion to that reduction the manure and waste shall be stored in a large dumpster on the north side of the indoor arena and shall be removed by a Disposal Company a minimum of one time a week and the applicant shall also provide a manure management plan for the commercial Enterprise and submit it to Washoe County Health Department for review and approval prior to operation surrounding uses include single family on all sides the nearest Residence is approximately 170 feet to the south of the subject site and that property owner has provided public comments in support of this application you can see the location of that property with a happy face there to the north is an existing mature landscape buffer the mature landscape buffer shall be maintained and a failure to maintain this buffer will result in the requirement for residential screening improvements along that parcel line also the applicant shall submit a final landscape plan demonstrating evergreen trees planted along the western property line of the 2.5 acre parcel those trees will need to be a minimum of eight feet at the time of installation and reach and be of a species which will reach at least 20 feet at maturity regarding infrastructure the site is currently serviced by an on-site well and a residential septic system Washoe County Health Department will require the installation of a commercial on-site sewage Disposal system which will probably mean that it's going to link to the City of Reno Public infrastructure which actually comes right here to this Bondi Acres development right about there they will also have to connect to the public water infrastructure or become a public water system regarding Public Safety and Welfare we did not receive any concerns from Reno fire department or from code enforcement and as the applicant stated they do have an established emergency evacuation plan oh it looks like my map is missing well that's that's that's the property that's in favor and uh the property that's in opposition is with the X so what I was trying to did we do a duplicate oh there we go okay all right back on so the applicant did present this project to the ward 2 neighborhood Advisory board on October 18 2022 there were concerns raised at that meeting that included adequate infrastructure traffic screening dust manure control the emergency evacuation a loud number of horses but one of the biggest concerns was allowing a commercial stable to be a permanent use there was a lot of concern that if the center for adaptive writing did not end up utilizing this property or utilized it for a period of time and then moved on this would be an entitlement that just allows a commercial stable so I want to point out that when we crafted these these conditions of approval we tried to craft them for commercial stable not necessarily specific to this non-profit organization but anyways um because there were concerns raised at the neighborhood Advisory board meeting we suggested that the Apple can hold a community meeting to provide information on their organization to some of the neighbors who were concerned that way they would have an opportunity to get together and voice concerns and questions staff has received 10 comments from the public one was from a Ward 2 neighborhood Advisory Board member who is just expressing some concerns about the project two comments were in opposition one was in this within the 750 feet you can see there and one was a fair distance away um we also received seven comments in support of this application with one being that neighbor to the South the two adjacent Neighbors at their existing facility and then some other ones which were provided to the Planning Commission on the board are the conditional use permit findings staff does recommend approval of this subject to all of the conditions listed in the staff report all 21 conditions listed in the staff report that concludes my presentation the recommended motion is on the screen and I'm available for questions thank you thank you okay now we'll come back to the commission for disclosures we'll start with commissioner Gower thank you Mr chairman familiar with the site received and read the emails commissioner same disclosures commissioner Dracula same disclosures and also spoke with a neighbor myself after their nap commissioner Johnson familiar with site and receiving ready emails Richard beltos and disclosures um Michelle I have a couple of requests to speak forms do we have any other requests to speak forms um correspondence was received that was forwarded to the Planning Commission and has been entered into the record there is a voicemail so if you'd like to hear that first yes please okay we'll do that now hello I'm calling about uh December December 8th city council meeting Planning Commission meeting tomorrow at 6 PM regarding 6505 Bondi Lane in Reno I want to state that I live directly next door at 5825 Bondi Lane and and I'm entirely in support of the center for adaptive writing program which is agenda 6.3 tomorrow evening I know it is a valuable service to the community I've watched them at work with portions of the community I've been to the place that they currently operate at it is kept neat as a pin uh I used to own the barn that they want to they want you to Grant the permit to 6505 Bondi Lane this is Victoria Meyer and I can't think of a better use than for the car program to um be permitted to use that facility um I share the border with them the property line and do not expect any impact at all these are two and a half acre and above course properties it's a horse community uh if you count up all the horses and the direct vicinity there's probably 30 within a uh 2 000 foot range 3000 feet so I do hope that the Planning Commission and the city council and whoever is involved in the permitting process will give this a stamp of approval uh I think it's the highest and best use of the property it is a 12 salt barn with capacity for quite a few more horses uh with an indoor riding arena and an outdoor Arena and uh what other use do we want for a big barn like that we certainly don't want it going in a commercial Direction a few years ago I worked hard to preserve our horse-like qualities in that neighborhood and I am very confident in these people to have very little impact of significance no no significant impact uh to the neighbors and I am one of them and I I do hope that we can help Preserve the wonderful course quality to this neighborhood hope you approved uh I wish I could be there tomorrow night but I am I am far away so I won't be able to but I would be there if I could thank you look forward to the positive outcome that's it for voicemails okay it doesn't appear to um nobody on Zoom has raised their hands so I think we're good there okay great we'll have some requests to speak forums uh Laura Tedesco hi my name is Laura Tedesco 2040 Meadowview out in that same similar area I'm also a board member I'm the treasurer and as Scott um mentioned if we could operate prior to finishing all the improvements and getting finals on everything with the current Construction atmosphere the inability to get people to show up to do the work um I'm also a contractor we struggle with this constantly and the delays could be immeasurable anyway um support the program it's needed in our community we're not expanding anything on there basically cleaning up the property with you know pavement and certain improvements there's no expansion to this and I do hope that you see it and see the need and support us thank you thank you for your comments Carolyn Hooper hi I'm Carolyn Hooper as my husband introduced me earlier I'm a veteran and also a co-director of the veterans program I actually said I didn't want to speak but but that's okay I will um this is a really valuable program for our community and I and I cannot begin to tell you I've been involved with it for about a year and a half now I'm also a an instructor for therapeutic writing I'm currently going through the credentialing process and the joy and the power that these hat horses have with with these children and these adults just cannot be understated and we have struggled with those really cold days or the days it snows and you can't use the arena the outdoor Arena because the footing's not good and it's not safe and as my husband mentioned earlier that requires us to say we can't have the classes today and we have to call it off and it's not even about what it brings to the center as far as you know our budgets and whatever because we don't make a whole lot of money off of I mean we're free to Veterans and we and we people hardly pay to come and work there we're mostly donations and grants that fund us but when those days happen the impact is on is on this community that is within the Reno area and you you have the opportunity to really help us help them by allowing us to get into this facility so again I didn't mean to speak so excuse me if I'm all red but thank you for your attention your comments and I apologize for putting you on the spot um we have a Christine Perry submitted form that says that she does not wish to speak a make a statement but is in favor Christine would you like to speak just to support this is an amazing program I'm a volunteer with the program you need to get up thank you um yes sir clay to Romo I live at 990 Del Monte I am the neighbor that is directly adjacent and would have loved to meet these people wasn't invited or missed if I was invited to any Community opportunity to speak before this I did get the yellow card though in game tonight um a couple things I want to just add to what was said there was a discussion of the buffer the Landscaping buffer that's on my property I own that so I'm to perhaps assume that that now changes what I can or can't do with my property I need a little clarification on that the program and what they favor what they want to do with it is great and I do know I moved in next to a horse barn and so I'm not unaware of that situation the comment that it's a horse Community was true it's now ranchera ranchera Village Bondi Lane neighborhood been changed in terms of its plan for one acre home sites um and there's my home on the property I have planned to build another home on the property um it's it's an it's a reasonable use for the property as it is I just want to point out that what that neighborhood was and what it's becoming or two different things and it's it's happening very rapidly it's as I said The ranchera Villages maybe 100 150 feet from here so if you look at it on the map there's more going on than was kind of mentioned in this I'm just concerned about the distance from my property of the manure specifically and they did address that and that it is on my facing my property and getting a little bit more information about what they're doing great organization and my granddaughters are Girl Scouts and we'll probably be there riding so I'm not opposed to their use but I am concerned about its immediate adjacency to residential including mine so thank you for hearing me thank you would you please fill out our requests to speak for him thank you okay what else in the public like to speak on this item sure um hello my name is Brent Santos I am a volunteer at Center for adaptive writing and a resident of a neighbor close to Bondi Lane I am also a horse woman and competitor the ability to volunteer and help the writers in this program is life-changing the lessons are planned supervised and controlled the horses are kind and well cared for the grounds are kept clean and maintained I've been lucky enough to see and ride at some Premier Equestrian facilities all over the U.S I feel very confident in saying the center for adaptive writing is a premier program please approve the conditional use permit we need this program to stay in our community thank you very much for your time thank you for your comments could you fill out a comment card please okay any further comments seeing none will close public comment back to the commission for discussion or questions uh Mr chair I'll start please sure um this is gonna be for the applicant um just a quick question and I I heard her say several times um that you guys are uh Grant based are um you make money through donations would being limited to only being able to do one large event with 100 people or less once a year restrict or make that more difficult for you this is Nikki Landa with Center for adaptive writing no we currently we don't do any fundraisers or events on site we did one last year most of our fundraiser are off-site would that be something that you would be interested in doing or something that would make it easier for you if you could do that absolutely maybe once a year maybe quarterly or something yeah is that one time a year does hinder you yeah absolutely more would be beneficial for us and what what let me word this um to work for the Neighbors as well what would be a good number for you that wouldn't have a huge impact on the neighborhood as far as people or times a year times a year two two to three a year would be really helpful okay I don't foresee us having the capacity to put on more than that perfect perfect thank you commissioner Gower thank you Mr chairman um Miss Landon my memory is not great but didn't you come here a couple years ago for a similar permit for your property over off of um sort of off of huffaker so the the change is specifically so you can have that indoor use correct yeah so Nikki land again um we did get a special use permit for our current location we're at right now we were trying to buy it but with covid it just a lot happened and so we were unsuccessful so we are we have been looking for an indoor arena for a very long time so that's the draw to this location great thank you and I'm going to follow up with a question to staff on that Leah so what happens to the special use permit on the previous property I know this is this sounds like it's outside the scope but I think it gets back to a point that you brought up during your presentation yes uh for the record Leah Brock the entitlement runs with the land not the applicant so in this particular case if they decide they're going to move on to another facility that parcel is now permitted as a commercial stable however it is limited to those conditions of approval that were approved in 2017 I believe especially used for use print property for that use and then there will be a conditional use permit on this property for a similar use as presented exactly okay yes thank you um Mr chairman if I could follow up too on a question that the um Mr Toronto I believe brought up with uh I'm looking at the aerial photograph of the property lines and it does appear that that vegetation is on his property so I was curious to get your response to that yes thanks commissioner Gower that I was aware that the vegetation was located on his property I just wanted to make sure that if that changes if he decides he's going to cut down all those trees if he decides he's going to develop that rear portion of his property that they understand that it is on this property owner to meet the residential screening requirements if that is for any reason removed clarify so the the applicant doesn't have a responsibility to maintain the existing vegetation they have a responsibility to maintain vegetative screening in a similar situation as it is now yes and I and I realized after I after he said that that the word maintain may have been taken out of context but it was maintained as in keep screening on that side of the property okay okay uh I have a few questions uh for the applicant um my questions are in line with kind of I think commissioner munoz's questions I'm a little concerned about some of these conditions might make it difficult for you all to operate um the condition that creates a cap of 15 horses you all have 12 stalls uh and then you'd only be able to bring in three additional horses onto the property do you see that as a problem potentially in the future yes so where we're at we are currently allotted 20 horses oh sorry this is Nikki Landa for the record um so 20 really would be helpful um because that just allows us to really you know get different sizes horses and a bunch of meet the needs of our Riders and that one acre lot is open we have talked to the neighbors right on Del Monte and Bondi about keeping horses over there if we put up shelters and they were okay with that as long as we maintained cleaning um so yeah 20 would be our ideal and just out of curiosity you said you have some mini horses we do multiple mini horses in a stall uh we wouldn't put them together but we do have like a paddock area area where they could all go together so okay um I then had a question about the condition that deals with uh evening writing and this is a question for you and then I'll follow up for you Leah it says that uh all commercial activity in the evening must be indoors do you foresee that as a problem could not be able to do any writing outside in the evenings in the summer we would probably uh there's no lighting out there so it for safety reasons I'll be indoors and that was a next question I had is the condition that deals with lighting is that's something you envision in the future you may want to put in lighting around the outdoor riding facility I think that's a great idea that yes we would like to as long as it meets the code and we wouldn't be imposing on any neighbors okay I think you have a few questions for for Leah um so I guess my questions for you are first what is evening under the conditions in your mind and second would they be able to put in place Lighting in the outdoor Arena uh under condition 10. thank you for the questions for the record Leah Brock I'm not sure about the lighting because we need a photometric plan to understand what lighting is existing so they are capped on the number of lumens that they can have and it just depends on what they want to put in what's existing so that's one of the issues and one of the issues that was raised was they were concerned about having these spotlights in the outdoor arenas at night um so when I had spoken with the applicant and she said well she's going to keep everything indoors we just went ahead and made that a restriction because again it's not just about the center for adaptive writing it's about opening this property as a commercial stable and yes so evening um in my mind when I created that condition was when it gets dark so I didn't want to cap it at five o'clock or eight o'clock or 7 30 because as we all know it's well I went home the other day and it was dark at 4 30. so I think it's really about that outdoor lighting that I would be most concerned about because that is open space open space in the term of lighting can light up all those properties and there could become an issue with light trespass in the area understood so I I guess I am here's a horse property relatively close by I think it's more off off acre and they have an outdoor riding arena that has some lighting some like lighting that looks down that's common for some of the riding areas um is I think you kind of got to this but is that precluded under any of these conditions or would they need to come forward for a permit or is that just capped by the lumens requirement in city code well right now we have the provision that any evening activities are held indoors so if they were to put lights out there turn them on and start offering classes in the evening in the outdoor Arenas yes it would be restricted by the conditions of approval yes one of the issues that we have with this particular property is because it's in the sphere of influence and it was Washoe County and then we took it in under our interlocal agreement finding out what's actually there what's permitted and what's existing has been almost impossible at this point we're not we can show that the indoor riding arena was there prior to like 1991 but we actually have no idea how long it's been there so we just don't have an idea about what's existing for lighting right now that's why we're requiring that photometric plan so if we took out the condition about only being able to do indoor activities in the evening they would still be precluded because they would have to submit that that photometric plan and should that photometric plan come back and say that they're over their Lumen count then yes they would not be allowed to install lights or they'd have to change the fixtures to something with less lumens okay um did you have any thoughts on a request to I guess expect their operations is there any way to do that under the code not necessarily and I don't necessarily know that it's under the purview of the commission to do so because we have Washoe County Health Department who has to review and approve permits the fire department is who's requiring that paved access there may be some things that we could potentially do to work with them but I I don't necessarily know what that would be under Reno Municipal Code when they did send that request to me I did move that up the chain and ask if that was something that we would normally allow if we would allow them to operate prior to receiving the permits converting things from residential to commercial adding sprinklers all of that kind of stuff especially that ADA restroom Ada parking all of those things and we we staff decided that that would not be okay also because of Reno fire department and Washoe County Health Department you need to sign off on that as well okay all right thank you so much yes Mr chairman can I follow up with Leah to your question regarding the number of horses and I think it's a good question and if I could just ask how you arrived at the number of horses and you talked about if there's a decrease in the area then the horses would decrease too is there a formula there that we should be thinking about I didn't use any particular formula to come up with a number of horses I asked the applicant what the maximum number of horses would be and they said 15. so I put down that it would be 15. um I worked on another application that was similar to this back in my previous jurisdiction where they reduced the acreage and all of a sudden we had 40 horses on one acre so I'm cognizant of that potentially becoming an issue while this is located in the 2.5 acre area right now as we all know things are changing this is a permanent entitlement my thought was that if that got changed to something later they would still be allowed to have X amount of horses 15 in this case even if it got cut into like a 10 000 square foot parcel so the formula that I simply used was you know 15 horses on 3.5 Acres comes out to about one horse every ten thousand square feet of course it is under the purview of this commission to raise that number or lower that number as as you feel necessary from your perspectively of looking at the project that would increasing the number to 20 create any additional concerns from an adjacency perspective or any other compatibility concerns my only concern with it would be that throughout this entire process we have talked about 15 horses when we went to the neighborhood Advisory board meeting when they held their community meeting and the number of horses was a concern that was brought up by the public on this case so it would just my only concern would be that we've talked about 15 horses this whole time and now we're raising thank you um Mr Johnson thank you Mr chair probably a question for the applicant on this just in to Leah's point about the the size of this what is the current size of the property that you're at now off of huffinger um um our primary operations take part on two and a half acres and then there's five acres of pasture okay correct just turn out okay thank you appreciate that yeah thank you Mr chair discussion it's all start Mr chair so this is it's interesting um appreciate the discussion we've had tonight I I do like commissioner Gower I think we've actually seen these this is the third time I think because it was was this something that was looked at at Horseman's Park as well so I think this is the third time that they've been before us um and and every time I'm always very appreciative of what you do and I think you know it's a fantastic program and um and appreciate that I think on this particular site it's interesting because I also remember uh all of the activities that are voicemail um alluded to when we had some development on Bondi Lane previously and there was an awful lot of discussion about this being a a horse area the large lots and lots of horses that were out there and so my initial thought when this came through is oh this is perfect this is exactly what we were looking at five years ago or whenever this came through and so to me the the compatibility even with it moving to uh I should say the compatibility of a horse-centric commercial function is perfect for this location um I appreciate a lot of the concerns and I think the the issues that have been brought up with respect to um some of the questions that you had with respect to the number of horses with respect to the number of activities with respect to the lighting I think are all in a direct response to the fact that this is a change to a commercial and trying to maintain that and so my initial thought is we've got a request before us that meets and exceeds what this function currently has their goals may be beyond that but for the current operations what is conditioned will work and exceed what they have currently and in my mind I think that's appropriate because there's always an opportunity if this continues to grow and expand which I honestly and truly hope it does there is an opportunity to come back with you know a record of a you know 12 months 18 months two years of operation there and ask for some of these things to say hey we've operated we'd like to increase we'd like to light the area and we've got all these things so I am in favor of the project and but I'm in favor of the project as it's currently conditioned knowing that there is the opportunity to expand upon that should they develop so um those are my comments I appreciate the time Mr Munoz commissioner Johnson I I agree with you on most of the things right there and I think I think that's a great way to look at this and I I believe the city has done a great job to set this up at the same point I think it's a uh in favor for what they're asking in favor for the city because I believe this is a great project and a great uh service that they've provided the community for our veterans for uh for uh special needs here in town I think it's amazing so with that being said I think the only thing I would like to clean up is the language for evening and change that to either dusk or sunset and to not give them 500 events a year but just open it up to four because I believe that being able to hold fundraisers and things there more than one a year can help them grow this program that can help it move forward so that would be the only difference that I would have in everything that you said so thank you Mr chair did I yes to everything I think the uh the only thing I want to plug here is the potential of trying of giving more horses and the reason being is if you have a 12 horse stalls and then you have writers coming in that have their own horses it makes it very difficult for you to uh have them like you time them appropriately so you don't have more than 15 horses I'm very concerned about that and given that they said they already have 20 courses their current facility and their current facility is very similarly sized I think it was actually smaller than the new facility I'm not hesitant with giving them more horses I don't think I think you're right based on some of my questions where I don't I'm not advocating for us putting a conditional allowing them to have outdoor lighting right now and that's something that they can kind of come back and figure out in the future assuming there's a track record but the events portion with a reasonable limit and horses I think are important to set them up for Success given how important of a program this is I wouldn't want to over condition the project in a way that makes it so they can't succeed at their highest level just as a point of clarification I believe we heard this evening that they actually have currently 11 horses they have a special use permit that allows them up to 20. so that's the that's the the difference there so that was my point that 15 is an extension of what is currently there um and it but it's a it is to your point less than what they're currently operating under so I I appreciate the point and commissioner moodness I appreciate your point too I would wait to hear exactly how that would be worded before I could throw my support behind it but I think that's the question um well I I would be happy to make a motion it sounds like we give kind of so many differing opinions is there uh say Mr chair I'm I'm willing to make a motion but I'm not the one that has modifications to it so I would defer to other members of the commission that would would want to do that and then we could have a discussion about those specific items okay I appreciate that um Christian Munoz would you like to make a motion and no actually I'm going to throw this back to you since I I do agree with the 20 horses I think that's reasonable um and it's one step above my my addition to be so I think you'd be perfect to make a motion for this uh okay I don't think I can uh Fair um would uh so maybe if I were to tell you what I think would be a good Motion sounds perfect um this is true commissioner sorry uh and just for a point of a clarification too because we covered it kind of a while ago and we've discussed a lot in regards to the applicant's request for uh starting business before the conditions no matter we do we want to have a discussion around that at all I guess I don't have a strong sense of where we should land on that I mean I understand what they're going through uh with Contracting and all that it sounds like they've got a lot of work to go before they can open up um but I'm not even convinced that we have that ability to yeah do that so I just wanted that to be out as a discussion piece that was my impression based on Leah's answer I don't know if uh I would like to weigh in potentially Carl or Jason yeah I I thought that you would probably allow them to open and then condition uh that all of the improvements that Leah had in in her staff report they'd give him you know three months or six months to complete all those like the parking lot and some of that other stuff okay that makes does that make sense Mr chair can I can I weigh in it from a different perspective I think there's a there's a certificate of occupancy issue when you change it to a commercial use that is governed that is outside our purview um with respect to as Leah pointed out um public the Washington County Health Department and the City of Reno fire they can grant a temporary CFO based upon those items but that's something that's handled through uh basically the the permitting rather than the entitlement and Jason you can correct me if I'm wrong but that I mean we can certainly encourage that but these are entities that are outside of Community Development that are making these these um requests so I'm I'm supportive of it but there is a process through these other entities that that we have to go through that that is correct uh Jason Garcia labeou planning manager for the record um through the building permit process the site plan improvements Landscaping improvements and other odds and ends will be taken care of and there is a degree of flexibility that staff can do working with some of that prior to certificate of occupancy and do a partial final and things like that so we can definitely work with the applicant but as Leah kind of mentioned there are some things that were tied on with Ada improvements fire safety improvements any kind of Life Safety improvements but we can address those during the building permit phase thanks for that I just want to make sure we had the discussion and it was some point of clarity for him so looks like you guys will be able to communicate about that thank you so um commissioner Munoz uh would you be interested in making a motion upon compliance with the applicable findings that moves to approve the conditional use permit subject to the conditions listed in the staff report except that condition 16 would be modified to allow for 20 horses uh maximum and that condition 15 would be modified to allow for events up to three times per year and that the condition 14 that deals with evening would be modified to um clarify that evening instead means Sunset yes and would you be able to make all the findings yes I I can actually redo that if you need if we need to if not I'd like to make that the motion perfect yeah we have a motion okay and that would be my motion okay we yeah well let me let me let's show you more a little more official than the case number of ldc23-00011 Center for adaptive writing based on compliance with the applicable findings I move to approve the conditional use from it subject can the conditions list in staff Report with the changes for 14 15 and 16. that's good okay we have a motion do we have a second or or discussion commissioner draculus I'll second but I know we're gonna have a discussion uh notably commissioner Johnson's got a lot of great points there I guess where I land as a commissioner is I see a little tiny piece of red tape we can cut so I'm happy with going forward it seems like it's going to save time uh and help them be more successful moving forward so you know helping a small business uh will really someone who's helping a lot of people so that's where I land on that Mr chairman I'd like to weigh in on the discussion I think commissioner Dracula to your point is very well taken in in looking forward the the the concern that I have is they they didn't ask us that they came forward with a proposal that was asking for a certain thing and to commissioner Johnson's point we we have a process that if the business is successful then there's a modification to the use permit and the concern that I have too is that the project was proposed in terms of adjacency a certain way with certain parameters and we're changing those parameters so I I'm conflicted on the the red tape comment relative to the the duty that we have to the surrounding property owners and what we have uh articulated to them as a city with this proposal so I'd like to just say that that's where I'm at with my thought process and I'm not I'm not sure that I'm not quite I'm not sure I'm prepared to support the motion as stated I think I am I understand that we were not necessarily asked and some of this was us drawing it out but I think uh I would see this differently if there were an applicant representative that were differently experienced in the planning process and going through the process I I think Leah did a great job working with the applicant and the city staff always does a great job trying to navigate the varying interests but I could Envision a situation where an applicant might perceive that what they worked out with City staff is what they need to present and stick to and that's why I'm a little more sympathetic or a little more open to kind of uh suggesting some different conditions if I think it'll improve the project if I thought that anything that was being proposed was going to be detrimental to the neighbors more to tell the neighbors that is acceptable in this area which is horse property across from ranchera there's riding facilities everywhere um I'd be more in line with what you're saying but I I see this as a just an overwhelming need and it's nice to give them a new home where they can start putting this facility in place and not have to worry uh potentially having to move again hopefully I I don't disagree with anything that you said the the one piece that you didn't mention that I'm concerned about and I want I want us to be thinking about in our decision when we put these conditions in place that this runs with the property Beyond this applicant so there could be a a use that is similar but quite a bit different that could supersede this use in the future and then I would put that back on on my fellow Commissioners and you Mr chairman if you would be comfortable with that with the same conditions for a use that is just strictly um you know a commercial equestrian facility and I think there are so just to cat touch on that because I was thinking about that earlier this this indoor riding arena is um has its own constraints that prevent this from being used as a huge like jumping facility the two it's difficult to do those types of events inside this Arena because it's too low so you can't have a really extensive training facility for horse riding and this type of facility is really well catered for this specific use and I think that's the difference you see in these types of Arenas versus some of the other Arenas that might be larger so I'm not as concerned about the use going with the land because they'd have to tear down the building and put in place something much larger or they'd have to Pivot to an outdoor facility which would go to some of our concerns and some of the other conditions so if it looked different I'd be a little more concerned about that but I think this is uniquely attuned for this type of facility this type of use thank you for the the dialogue I appreciate that welcome commissioner Johnson thank you Mr chair um to the to the three modifications um I 100 support the modification to 14 to clarify the the you know Sunset requirement I think that is vital um to number 15 the the one about the special events um I do have some issue with that I mean there's a requirement for a special activity permit it does allow it and and maybe there's a there's a different ground here it basically it talks about an event over 50 people requires that um and a maximum so it's basically a minimum anything over 50 requires a permit with a maximum of 100 and it's limited to one event per year um to me I think that is appropriate for now I don't know that you know they've they've stated you know that they're not currently having any events there um we're giving the opportunity to do an event there which is one more event than they're currently doing on site um I think that again to my point is is an extension of what they have so I do have an issue with with that um and then I think the one about the horses this is interesting point to commissioner gower's discussion about what has been presented up to this point um I believe and Jason can correct me if I'm wrong um there's some administrative thing and I may be thinking about a PUD but there's like a 10 percent Flex in terms of some things especially with a with things that come in where you can increase or decrease within that 10 and it doesn't need to come back and change what we're doing and I don't know if it's specific to this but that's kind of the way that I've been thinking about sort of areas from tentative maps to Final maps there's a little bit of flexibility that happens there that can be handled administratively am I in the right ballpark Jason even if I'm not hitting this the right way um yes um we took we typically have something called a minor modification process too where we can slightly modify um within that scope if it doesn't materially change or affect the conditions of approval okay and so that's a process that the applicant apply can apply through it's administrative process that we typically review when we look at that okay because I think where I was going and whether that's the specific terminology or not um you know a 10 change from what we see here is something that can happen sort of without a public hearing it just it sort of happens internally so what is being proposed here is you know 25 percent more um to go from 15 to to 20. um and I think that's above and beyond what would be expected for something that's presented to the NAB that's presented at a neighborhood meeting that's presented in all of the documentation that's that's announced that that the number is going to be 15. if that number bumps to 16 that's in that realm 17 okay we've gone a little bit beyond we're we're it's a 25 increase in the number of courses from what has been presented and so while I'm sensitive to the fact that that's what they have currently that's not what was asked for in this application um and the number that they have is still an increase over what's what's current so um I like commissioner Gower am not opposed in concept to either of these changes I just don't feel comfortable making them from the diocese as something that we're not specifically requested specifically discussed at all of the opportunities that the city presents for these to be discussed but is then decided here in a public hearing and you know moves forward without many of the neighbors who received their cards they don't necessarily they're not necessarily watching or doing what we're doing here so I I go back to to my initial point that I think everything that's in here is an increase or at least a maintaining of what is currently in place and I think that it's in keeping with what we're being asked for and I think that you know were we to just push this forward it meets and exceeds what they currently have a need and would get them going on their way to to take beyond that I'm just I'm uncomfortable with doing that as a decision of this body Beyond what's already been publicly noticed and discussed so I support it but I can't support it from emotion without it having been something that was actually requested to us the chair um listening to to both commissioner Gower and commissioner Johnson completely understand what they're saying and I could see from their point if we had just grabbed a number and said hey let's give them 20 horses hey let's give them three events hey let's let's just do stuff for them which was was not the purpose and that's why I specifically asked what would make you more successful and make this a little bit easier because I do see the conditions as extremely restraining and I understand why I understand we don't want this to turn into for whatever reason they leave and it becomes a commercial uh horse training property for the PBR to come in and do a bull riding training facility something and I don't think that this property is capable of holding something like that it's just not I don't believe two more events with 100 people talking 300 people in a year is going to overwhelm neighborhood by any means I don't believe five more horses and and I did grow up with horses my wife was a barrel racer for years so I do have some history of horses not speaking out of uh context here so I do understand five more horses is not detrimental to a property that size by any means it's not a big deal um so coming from a place of Knowledge from this background um and the special events which I I don't see is is that much of a burden on the community I don't think it's too much to uh to change the conditions of approval that's why I was able to make those findings and go that route thank you I am I I appreciate your y'all's perspective I think I I agree with commissioner Munoz on this but I I understand where you're coming from and I can say It ultimately comes down to commissioner draculic um we should do a roll call vote yeah we missed start now uh one point is good just so I understand I mean I think we all all five Commissioners you know we're seeing what the staff has presented and outside of changing uh condition number 14 that we all in agreement and want to support this organization right I mean now I'm struggling with are we gonna flub this and put them in a bad spot if we can't kind of come to terms obviously I think I know where else stands so I guess I'm just trying to understand if this motion only pushes three to two where do we put the organization with that just so I understand that would still be an approval okay understandable okay are you ready for a roll call Vote Yes please alrighty Alex felto yes Mark Johnson I have to based on the the changes in the motion to stuff that wasn't presented previously I I can't make that judgment from the diocese so as much as I support the project 100 I can't support us as a body changing the conditions separate from what has been pre-presented before I just don't think that's a precedent that we want to be setting here so as much as I appreciate the project I can't support the process of the motion change so I'm going to vote no immaculate yes no and I completely Echo what commissioner Johnson said and Mr chairman I I frankly disappointed with the way the conversation went here and the position that commissioner Johnson and I are in I think it's frustrating it should be a wholly unanimous approval with Applause of this particular project and I'm extremely frustrated to be voting against it and I'm brutally angry Munoz yes the motion passes three to two uh thank you and good luck with your project great we'll uh give you some time to clear the room unless you wanna enjoy the rest of the meeting thank you okay we'll move to agenda item number uh agenda item number seven we're going to continue uh it's uh Planning Commission training series um Jason is going to give us the training hopefully at the next meeting staff is recommending since two newer Commissioners are not here that we put that on the December 21st meeting so if the competition is okay with that yes perfect thank you uh we'll now move to agenda item number eight which is the Truckee Meadows Regional planning liaison report I was gonna make Sylvia do it because she was the new board member but she's not here so we had a meeting at the end of last month I think there was two items on the agenda um one to some of the things we heard here tonight was a zone change uh up in the Washoe County portion of North Valley's uh an area that's a well-established gravel pit and Landscape yard that's being converted into residential use and was ultimately approved but it was an excellent discussion about traffic and development and ultimately was passed because the existing site has traffic now coming and going as opposed to undeveloped lands so uh and commissioner GAO I don't remember what the other one was on the item so um the next meeting is actually the day after our meeting on the 21st we have one on the 22nd thank you so much uh agenda number nine staff announcements hello Commissioners Jason Garcia labeou planning manager for the record um at our next meeting on December 21st we have one item on the agenda right now it is a master plan and Zoning Amendment item just so you know um with that I did want to bring up um staff is currently putting together a training for late January to discuss to both educate and discuss annexations I know that's issues come up but the commission a number of times tonight we had two different projects that kind of deal with that one being in the city limits and dealing with near the sphere in near Washoe County the other this last item actually being outside of City Limits but being within the sphere and right across the street so how that all plays in um the kind of the expired annexation program and things like that that's going to come forward so hopefully that will be a good opportunity to both educate some of the newer Commissioners and also discussion and direction so um I wanted to mention that tonight and then um also just update on city council items on the December 14th agenda the Highland project that your commission looked at it will be there the Sierra Senior Care PUD Amendment as well as the Hogue Road Project has been agendized but again that leads to that annexation conversation so more to come in the future of the new year so let me know if you have any questions and happy to add any requests as well number 10 commissioner suggestions for future agenda items well Jason mentioned he's going to do a thing on the annexations and all that so that took care of my future agenda request uh great uh number 11 public comments leave any requests to speak for him I do not you're in the public like to speak none we will close public comments uh number 12 is adjournment do we have a motion second all in favor aye thank you