2025 and we will start with a pledge of allegiance uh will commissioner delvar lead us great thank you we will um now begin with roll call uh let's start with commissioner VTO oh okay here Carrie rer here Sylvia vinoa here Manny Basera here Christina delvar here JD dulich here David Joan here Alex VTO here we have a quum thank you what we will move to item three public comment this item is for either public comment on any action item or for any general public comment uh do we have any public comment today we do members of the public may call into the meeting to provide public comment by using the zoom link provided on the agenda specifically https col links. reno.gov SL planning 03- 05-25-18 meting 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 if by the presiding officer if there is disruptive behavior and you will be asked to leave Chambers if the behavior continues um we did receive correspondence for this item that was um forwarded to the Planning Commission and entered into the record and I believe you have a couple requests to speak forms yes thank you do we have it before I do imperson do we have anyone online uh wanting to give public comment we do not have anyone online with their hand raised at this time great thank you so we will start with those in the room may I have Robin Palmer please approach thank you Miss pommer will you please start by giving your name and yes I will good evening Commissioners staff and there's a few attendees here tonight put the glasses on I'm Robin Palmer climate and Community Advocate I'm a member of a Grassroots Coalition of about 20 individuals from a number of organizations including Sierra Club third act Progressive leadership Alliance of Nevada climate teers make roads Nevada who have concerns about the impact of data centers on our community and more broadly about climate and affordable Equitable energy availability within the trucky Meadows the Coalition represents many individual Members First thank you commission for passing a resolution at your February 5th meeting to encourage the Reno city council to pause permitting of data centers got to catch my breath allowing a comprehensive study of the impacts benefits and impacts of data centers on our community with consideration of new policies standards or regulations on data centers I was one of many individuals who gave public comment at last week's Reno Reno city council meeting and support of the council directing staff to draft a text Amendment on data centers with accompanying pause on data center permitting as you know council did not agenda eyes your resolution for their February 26th meeting and furthermore voted not to direct staff to initiate a text Amendment a Title 18 text Amendment could have provided prot protections against the little controlled proliferation of data centers in our community the stand set forth in the January 2024 administrative interpretation on data centers would be laughable if significant detrimental effects were not possible on our community is this being projected oh here we go this is from 18.085 code text Amendment a text amendment can be initiated by city council or the Planning Commission in that First Column the council took in action the community has voiced our concerns what needs to happen next is clear to me I encourage the commission to initiate a text Amendment on data centers thank you for your Serv Serv and for allowing me to comment all right we also have Tyler Colton may you um come up to the front and start with providing your name hi guys I'm Tyler Colton and hopefully you can give me a little more than three minutes um so you guys brought up last uh Council about there was a oneup came before you you guys all were kind of starting right asking the right questions about Title 18 live entertainment uh code what the entertainment Zone meetings were about with the mayor every head of Staff Jackie Ashley uh Lance all of us so I've kind of been spearheading this for the last year uh I have come before you guys and talk to you about this Title 18 before live entertainment and I knew would finally come to ahe and here we are um so what I it's so nuanced so I don't know if at some point maybe we could all meet and kind of discuss this because this is going to come before you guys from the mayor and from Jackie and from Ashley and from Angela uh they're working on entertainment zones so the God where to start okay so you guys back in 2019 started the discussion what is live entertainment is it is it DJ trivia karaokey music dancing what is it so prior to that each bar got a privilege license which is your liquor license and it was an add-on Cabaret license there was no time or anything put with that if you were in certain zones M tell me like we're a commercial youth zone as you know it's a 24-hour right zone so we had the right to have live entertainment music karaoke whatever it might be under the Cabaret license correct so then in 2021 during covid you had all the meetings in 2020 2021 January live entertainment code was passed for the first time effectively changing the Cabaret license and saying we could only have music until 11:00 p.m. and not just music that is poetry anything carry a live entertainment dancing anyone in an establishment who spontaneously dances to house music like say at 1 past 3:00 a.m. spontaneously dance that breaks the code that is against the law under this live entertainment bill so what happened with you guys passing that presenting to council Council adopting it now has caused kind of a problem and everybody at the city recognizes the problem the problem is first all of the businesses prior to that are now not sure and the city's not sure where they stand Angela F sent me here is 41 pages of every single bar restaurant that has a cabaret license in Reno and every single one of them is completely different there is no consistent time there's so no set Level Playing Field so they can go to Shay Shay had to figure out how after 30 40 years being in business to prove that they had a 24-hour allowance aby's Highway 40 which we've know has been there forever uh they were actually shut down by code during one of the crawls saying that they didn't have the right permits so they've kind of backed off on that because they know it's really difficult for code to enforce it's they can enforce it you know they'll tell you code can't en forces I'm hopefully you guys will give me a few more minutes to really because I feel like this is important so um we do want to hear about what you have to say but I think what we need to do is agendize for that um so that we can actually Di in a little bit further so what I will have you do is I'll just have you reach out and then maybe someone here would be willing to agendize that for a future date but for right now I think it's best that we just I just want to come here and talk to you guys because it's such a nuanced thing that it's legally and entitlements been taken away from the bar owners prior and then now we're talking about creating time a Level Playing Field for everybody and then how does the code look going forward and the mayor and everyone we bring a different new entertainment type Zone codes to you guys at a later dat um but thank you I appreciate your well the later dat coming that's coming very very soon thank you Mr I would also encourage you to submit written public comment and that will get distributed to the commission as well all right so now we will move on to item four approval of the the minutes um we have these items for possible action do I have a motion to approve commissioner berera motion to approve commissioner second can I just clarify for the record that's for item 4.1 the minutes from the Reno City Planning Commission um February 5th 2025 corrected so moved where you wanted me to did I hear two second I just want to clarify chair Meer second okay perfect thank you great thank you um so we will now move on to item vote on I'm sorry take the vote oh okay uh we have a um first and a second uh do I have a we have a first and a second all in favor I I great motion passes thank you also I want to ask for some Grace this evening given that this is my first meeting um so I appreciate you guys bearing with me as we work through today's agenda all right so we're going to move on to item five presentation of The trecky Meadows Regional trials plan there it is right yeah uh good evening to the commission um my name is Jay Howard and I'm the regional Trails coordinator for a program called trucky Meadows Trails uh by the way uh spelling j a y h w a r d for the record um so I'm the coordinator for truck Meadows Trails a nonprofit based program it's a regional Trails program and um I'm an employee of the trucky Meadows Parks Foundation um TMT is a nonprofit based um planning and advocacy program for trails that has a regional reach um and is overseen by a working group of representatives from um local government Park departments um Federal tribal partners and the trails Community all the nonprofit and all the volunteer organizations that we have here in the region um I always want to kind of start off with why trails are important we have all heard quite a bit about and we know um what the health and well-being benefits are um but we might not all be so familiar with the economic benefits so this slide um talks a little bit about that it's from the Bureau of economic analysis um their outdoor recreation uh round table for 2023 th these stats were were just released um this past year uh November 20th um so so you can see in the table on the on the right is the federal numbers for the number of jobs and um percentage of overall employment and percentage of GDP um there's a lot of money that's involved there on the left you'll see where Nevada fits in and I think that's important you can see in that table um the middle column percent State GDP um we're at number 10 um out of 50 right um for for States um with the highest percentage of that Recreation economy being part of State GDP and then just to the right of that you'll see Nevada as in the fourth position for increased percentage um from 2022 to 2023 um so pretty important economically as well um but obviously I think NADA can do better we've got great resources here in this state um so as you can imagine we Are Climbing that ladder um so I'm here tonight to talk to you a little bit about this Regional Trails plan that we put together and the program trucky BOS trails and how everything came to be what we're about what it is we're trying to uh uh to accomplish so goes back to about 2017 um where this initiative was formed started with a conversation with some federal part partners and some local government Parks directors things like that um where folks wanted to see one voice out of many and just to have things centralized on a regional basis for all the different Trail planning efforts that are going on across the region um we started to talk about how to centralize at this was before my time I came on in 2022 um 202 is when the trucky meow Trail plan and Report was put together that was funded by Edon and that became sort of the basis for the program um what it lacked was the action side of things the implementation side of things so that's where we moved forward um beginning in 2022 with with myself being brought on um with the trucky Meadows Parks foundation and deciding that the action plan the actionable side of this program could be um just what we simply termed as a regional Trails program or plan uh something that had never been done before in this region uh so we got with the National Park Service and got assistance from their rtca uh program um there's the process you can you can read what's on the slide many many meetings uh working group meetings some specialized focus groups and lots of review and comment um led us to that's the cover of the plan up top there on the right um so our um our plan you know basically these next few slides it's just kind of sections of the plan just to give you a brief overview of what's inside that document um of course we've got an executive Sun um and introduction um our plan boundary is defined as basically being the tmsa which you're familiar with um but also the influence areas that we've defined around the tmsa because we've got so many um you know resources Trail alignments and Pathways um outside of the tmsa in in a lot of these areas that are mostly for service and BLM but a lot of private property especially on the Eide in the Virginia range that sort of thing um I want to go back to key plan recommendations it's important and it's the reason why I'm here tonight is that first bullet point private sector developments we want to be part of that and we want to be a resource for that there'll be more slides that talk about that um collaboration on Project planning and implementation planning and design standards that's something that we want to work on next and uh so forth so the first big section of the plan is the conceptual Trail Network that's where we Define um what our existing resources are what our planned resources are and what our desired resources are so put that all together and it's sort of the desired future condition um for our Trail Network throughout the region um you know existing is what it sounds like planned is something that has some type of effort behind it already um it's got some form of planning behind it or maybe it's something that's in the works something that's funded already and you know actively being built um and those desire lines a lot of that came out of our public workshops that we held back in 2017 18 and 19 um and uh you know just based on a lot of public comment we got of what people would like to see some of it feasible some of it not but we tried to kind of put that together in these desire lines that you'll see on a map next um there's the map on the left of the existing resources um this is a very data driven plan that we have so there's a lot of maps and um a lot of GIS behind all of these Maps um on the right we've got uh other types of areas defined such as Trail planning areas areas where a lot of work is going on or a lot of effort is focused in these areas like you can see for example you know the pbin area there's a lot going on on peine um Trail hubs places where a lot of trails already come together but we need more as as part of the network and then connection corridors that sort of connect the whole you know region together this is all very conceptual um here's a map of the planned alignments and those desire lines the desire lines are the ones in yellow and in purple or the dark color are the planned projects the things that have been discussed again the things that are being worked on actively and then in the in the appendix of the plan um are a number of other maps you can see listed there on the right one thing that we felt from the very beginning was very important for this program was to be a voice um for all the development that's going on throughout the region um every time we see the dust start to get kicked up and the heavy equipment to come out planners from the trails Community always wonder are are Trails thought of are they considered um these developments that have uh Trail and pathway components are they connected do they connect anything to the outside um and you know sometimes I don't I wouldn't say a lot of times but sometimes the trails are just checking a box and it might be you know a dirt road that goes straight up a hill and the Box gets checked so we want to be a resource to make sure that we do better than that um we've worked with the trucky Meadows Regional planning agency they're on the working group um to create this system uh that utilizes the data that we have the TMT Trail database and if a development um application comes across their desk which is in proximity to one of our resources existing or plan and um it kind of triggers a notification for us so um we get a chance to comment um on that on that application so far that's been working well there's been there's been two developments um this year that we've made comment on it was identified early in the process um that roles and responsibilities be well defined um so we've got a section that does that um what are the roles of the TMT working group and then myself the program coordinator um on the right is the next section which is the implementation strategy that's the part of the plan that is sort of based on the program and what the program does with this Regional Trails plan that we've got together um the very last thing we wanted to do with this plan is put together a document that sits on a shelf like we always talk about and gathers dust and maybe somebody looks at every once in a while it was very important for us have to to have the program behind this whole thing to actively be the implementation arm of of what we put together in the plan so those are the different sections um that are throughout the strategy so this is an important slide I think the next couple are we're almost done um what this plan does for the trucky Meadows um you can read through that but uh um I'll go over really quickly the plan provides goals and objectives for planning at a regional level instead of everybody kind of operating as an island and working on stuff at peine or working on stuff down at Galina you know and the county doing what the county does and the cities doing what the cities do um again we seek to pull this all together provides key recommendations and guidance for trail planners and developers so we want to centralize that information um so that we're all kind of on the same page with things um gives flexibility for planners to develop their own projects that meet these connectivity needs So the plan isn't there's a number of projects in the plan but they're not well defined and there is no priority project list um it was it was an active effort at just kind of leaving that to the planners and as opportunities arise for those those projects to be brought forward um so so we didn't really focus on a priority project list for example um we wanted this document to serve as a reference document for trail planning in the region and um something that promotes interaction with the with the development community and private land owners um and obviously defines the concepts of connectivity access and sustainability and trail design so like I mentioned um plan created by the trails Community for this region where everybody lives and a working group that enables many voices to become one um what we're doing now is uh moving the plan forward for approval and support with local governments for example the City of Reno has already adopted this plan um it went to the Parks Commission and then uh to counil after that and we've been to the um wasel County Parks and open space commission and and gotten their approval and uh a a recommendation for adoption we're still in that process though I hope to get this plan before the BCC as well and then to do the same thing with the city of Sparks is sort of on the docket um but a piece of this for us was to get in front of the planning commissions and to work with the various um you know planners throughout the region um that you know you know the folks like yourself that are approving or recommending approval um for a lot of these applications and so that that third thing you know requesting recognition and promotion of the plan at a regional and local planning level um I've I've been before the um Regional Planning Commission um this was a stop that I wanted to make and then I would my my plan is to go before Washo and the City of Sparks just like the local governments um that that follow-up document is a plan that I have that I want to fund next and work on so that we can put together these design standards and common region wide Trail specs um throughout the region so again everybody's on the same page and this is it I wanted to put this slide in I didn't know if this was something that um this body would pursue or be able to do but just in case um this is a request for possible action uh teamt seeks to be a resource for developers we'd like to be notified of appropriate any appropriate applications um those applications with a with a real strong or decided um you know Trails uh or pathway elements um so that we can take a look and help be a resource make sure we're connecting these properly and um in certain cases if it becomes appropriate uh take a look at you know what's planned and and and what's um you know suggested for design um to see if things are meeting what the trails Community considers to be the proper standard for sustainability so I don't know if that means adding us to the planning department cover sheet or just shooting emails to each other um like I've already commented on a couple of uh um development applications and the latest one was a rezoning application um just to look for proximity of resources Within These proposed um apps and um you know to look for any opportunities and to comment on opportunities for improving our Trail Network um so that's basically what I have um open of course to any comments or questions do any and the Commissioners have questions sure commissioner verer hi Mr Howard thank you so much for that great presentation um I think it's maybe a question for Mike because I think you have an ask and I'm just not sure where this fits into the life cycle of the applications before us so Mike do would you be able to chime in on where something like this would best fit into the application process sure so we put out what we call our development review memo our DRM on every intake cycle so we take um development requests twice a month um and then once they're deemed complete we send it out that DRM goes out to all the reviewing agencies and interested Pary so we'll get you added to that list immediately so that you get that and when that memo will actually have instructions on how you can provide comments and that's pretty important to provide it those written comments because then those do get forwarded to the Planning Commission and become part of the public record so there's definitely an easy path forward to to accomplish at least getting it over to you so you can provide comments okay yeah that'd be fantastic sweet thank you Mike and commissioner M for the record again just um for the broader audience listening um is there anything else that the general public can do to support the priority of this plan um or how would you advise the general public to participate in this yeah um not sure you know I want acknowledgement and recognition just understanding that we have a plan so I'm doing as much as I can to to just get the word out um it's it's been fantastic with the City of Reno thus far and their adoption of the plan and I work closely with Nathan and some of the others Karina over there um and like I said through Jeremy at tmpa he's been great there's there's been the opportunity to comment a couple times already um on City of Reno things that came came across their desk um I believe is how that happened um but yeah it's it's it's a simple thing to do to check these applications and these locations against our our Trail database um by the way I think it our our Trail database is very unique it's GIS it's it's all of the um Trails the soft trails and the hard Pathways throughout our region so it's Unique in the region I don't know of another entity you know government or otherwise that has this database so it's it's a good resource for us to deploy um to find out more about yeah this was really good I remember work with Trails yeah I I remember you presenting last month at Regional and it was pretty insightful then and I think Mike teed you up already with that initial step so hopefully that's a a good path forward yeah yeah good thank you thanks commissioner Basera anyone else no comments commissioner VTO thank you for coming out tonight really appreciate the presentation yeah okay anyone else I do have a comment um I I thank you for the presentation also I think um this is an easy way for developers to try and add some value additional value to their applications when they're being presented depending on you know the application but thank you yeah all about trying to make it easy and simple so thank you okay great so we will move on now to item six public hearings any person who is chosen to provide his or her public comment when a public hearing is heard we'll need to so indicate on the request to speak form provided to the secretary alternatively you may provide your comment when item three public comment is heard at the beginning of this meeting um and for right now we will um I believe we start with the disclos no wait okay uh so we will start with a presentation from staff thank you just just to clarify for the record this is item 6.1 LDC 25-38 Arlington office master plan Amendment and zoning map Amendment thank you all right uh welcome as chair commissioner villain NOA and welcome to the commission commissioner Joan uh Jeff Foster associate planner for the record tonight the first case that I'm bringing you is LDC 25-38 which is the master plan Amendment and zoning map Amendment for the Arlington office project this project is about. 31 Acres uh in size and it's located on the east side of South Arlington Avenue about 260 ft north of its intersection with West Plum Lane within the plumis neighborhood residential core planning area overlay and uh if you're not familiar with the site you you may be familiar with plumgate uh it's located just to the South uh the part the uh parcel is vacant and appears to have never been developed um the request before you is a master plan Amendment from single family neighborhood to Suburban mixed use and a zoning map Amendment from single family residential five units per acre to professional office the applicant is requesting the master plan and zoning map amendments to allow for future construction of a two-story professional office building building uh subject to a separate entitlement and permitting process compliance with standards contained in the plumis neighborhood overlay district will be addressed uh in that subsequent entitlement Andor permitting process for a future project as we zoom in here you can see that the general development pattern along the Arlington Avenue in that in the project vicinity is commercial and residential in nature you have uh land uses immediately surrounding the site consist of offices to the South and West shown here and single family residential to the west north and east the key issue that staff analyzed is the compatibility of the proposed master plan Amendment and zoning map uh uh sorry Master Plan and land use designation and Zoning with the surrounding land use designations and development turning to the master plan land use you can see that it's currently single family neighborhood and the proposed uh master plan change is to Suburban mixed use though the existing single family designation is surrounded by the same designation on three sides it is bordered by Suburban mixed use uh mixed use to the south in the west extending the SMU designation one parcel to the north to Encompass the site is considered to be appropriate approval of the master plan amendment is subject to conformance review by the regional Planning Commission and initial review by the trucky Meadows Regional planning agency did not identify any potential is uh conformance issues um also on the screen you can see four goals and policies from the master plan that are in support of the proposed requests turning to zoning uh you have single family residential five units per acre currently and that does conform to the underlying master plan designation the proposed change to professional office requires a master plan Amendment uh single family 5 is intended primarily to accommodate single family detached residential uses of course whereas professional office provides for office con verions and small office developments PO is considered appropriate in transitional uh areas designated on the master plan or adjacent to residential districts as is the case here the requested po Zone matches uh the zoning to the South and the west and would allow development of an office building similar to The Office Buildings to the South and the West here are the allowed uses in the PO Zone uh the uses highlighted in yellow here require either a minor conditional use permit which is an administrative review or a conditional use permit with approval by the Planning Commission po does allow more uses than sf5 but they are generally low intensity uses and several of those uses that are ordinarily Allowed by right in other zones require a minor conditional use permit or a conditional use permit in the PO Zone A minor sight plan review to address residential adjacency standards will be required for any future uh non-residential development on this parcel here are the development standards for the current sf5 and the proposed po Zone um I did want to highlight that basically the only difference is the uh lower rear setback on the PO Zone um here are the recommended findings staff can make all recommended findings and here's the recommended motion um I am available for questions the applicant is here she is not making a presentation but she is also available for questions great thank you um since we will not be hearing from applicant we will um provide disclosures I'm happy to answer any questions that was actually before we start with disclosures we are going to see if we have any public comment for this agenda item um I do not have anyone's hand raised we did receive correspondence for this item that was forwarded to the commission and entered into the public record but I don't have any request to speak forms either okay is there anyone in this room who would like to give comment on this item doesn't look like it okay so we will move on to commission disclosures uh let's start with um those on Zoom commissioner dra uh I live nearby and fre frequently drive by that site um know disclosures thank you yeah familiar with the site no disclosures great um commissioner delr commissioner DVR just try not to cough uh I have uh been by the site and I'm familiar with it that's all commissioner Basera familiar with the site commissioner villanua I live very close to this site I'm familiar with the site and I think we received one public comment that was attached to the application that I reviewed thank you commissioner Joan no disclosures uh commissioner VTO familiar with the site thank you any questions from Commissioners commissioner Basera thank you chair this commissioner Basera um Jeff just a quick one we we did receive little bit of comment about I think traffic from the Dartmouth area which is I think right across the street yeah right um that's correct yeah is is is all good there or is there any uh room for mitigating traffic issues or was that already accounted for so um we certainly will factor that in at the appropriate stage the zone change is not the appropriate stage because we don't have a project to actually analyze in terms of where the driveway is and things like that so certainly that will be factored in down the road when a uh uh a project comes forward it will need to come before uh this body again for a sorry it'll actually go through a minor conditional use permit but okay it will be evaluated yes okay so this is just kind of to uh move things forward if you will what's that this is just simply to move things forward a little bit the process the zone change in the master plan yeah at this at this stage really yeah yeah it really needs to come first before they can you know go through the process of developing a a use that conforms with the PO Zone great thank you Jeff commissioner delv do you have did you have something I do thank you commissioner delvar um couple of questions and part of it is just me trying to kind of understand this a little bit more there's a master plan Amendment and then a zoning plan can you kind of explain those two and why they're in potentially that order sure so sorry uh so the master plan the current is on the left hand side right and that's single family uh so that's the underlying land use desert designation the zoning that exists on the site shown here sf5 conforms with the underlying SF designation okay however the proposed po Zone does not conform with the SF designation and therefore it requires a master plan amendment to that Suburban mixed use got it understand thank you thank you so much I appreciate it um the other question I had and I guess this goes to when plans are actually developed like there's a bus stop there is there enough parking all of that will be part of the next phase is that correct yeah absolutely they will and as I when I um look at zone changes I always well any kind of entitlement um I always give the applicants a heads up on the various issues that they are going to need to address with their proposed development down the road IE number of parking spaces building Heights things like that so the applicant is already aware of all of considerations that they will need to factor into their development plan when they come forward with that perfect thank you so much anyone else anyone online R commissioner r or dracul none for me nothing for me ready for discussion if we get there okay I have a question um Jeff do for the master plan Amendment and Zoning Amendment are those in the neighborhood provided notice that this this is happening yes absolutely as with all applications the the noticing radius they are required to um to notice the properties through the normal process but also with a master plan Amendment there's an additional neighborhood meeting that's required to have been held and the applicant did hold that meeting at the library uh down the street and I attended that meeting so um you have one additional layer of it of neighborhood input um with a master plan Amendment okay what's the rate just out of curiosity I very close I'm like two streets down um and I didn't receive notice so I'm curious what is the radius so the typical radius is 750 ft um or Mike is it 35 homes or 35 not homes but 35 uh addresses okay so um and it it goes up from 750 ft if they don't get to the 35 within that area so it's likely given the small size of these Parcels that they got to the 35 within that 750 ft okay okay great thank you um discussion uh dra uh commissioner dra you mentioned you had some comments yeah thank you Vice CH appreciate that yeah just real quick my filter being a neighbor and even a realtor I drive by that seriously five times a day I can't imagine that being a single family residence it doesn't really fit so I'm very comfortable with the compatibility there I think an office would be great um so I will be supporting this uh Master Point Amendment thank you anyone else commissioner M happy to make the motion go for yeah all right uh in the matter of case LDC 25-38 based upon compliance with the applicable findings I move to adopt the master plan amendment by resolution and recommend that city council adopt the master plan and zoning map amendments by ordinance subject to conformance review by the regional Planning Commission second that was a first from Basera and a second from commissioner draculin um all in favor of the motion i i i motion passes thank you good luck with your application or project all right so where are we all right so we will move forward to item 6.2 case number LD c 25- 00006 um we do have a um we do have a presentation from staff but before we are just going to take this a little out of order and we're going to do disclosures first um so we will first have the Commissioners on Zoom provide their disclosures commissioner roor Meer no disclosures commissioner dulich uh I believe we got some emails on this one and I am familiar with the site okay uh commissioner delvar commissioner delv I am familiar with the site and have read any communication that came through commissioner berera familiar with the site read and reviewed material um fan of the restaurant commissioner villan W but no disclosures commissioner Joan um Madam chair fellow commission members and Madam clerk in the interest of full transparency on item 6.2 I'm disclosing that kimley horn is my employer here the applicant In-N-Out Burger is approval of a conditional use permit in in andout Burger as a client of my employer kimley horn which prepared the traffic impact study included in the application on this matter I sought guidance from the city attorney's office I have been advised that I have a per se commitment in a private capacity to the interest of kimley horn under Nevada RIS statutes 281a I've have also been advised that the independence of Judgment of a reasonable person in my situation would be materially affected by my commitment in a private capacity to the interest of my employer accordingly I will not be participating or voting on this item today Madame clerk please accept this disclosure and Lodge it on the record for this meeting pertaining to this agenda item thank you I will I will now step out of the room okay thank you commissioner VTO uh commissioner VTO familiar with the site and I think I've heard of this restaurant before once or twice I for clarity sake I'm a big fan as well just like commissioner B great thank you uh so we will now move on to presentation from uh Jeff Foster staff good evening planning Commissioners Jeff Foster associate planner for the record the second case I'm bringing you is LDC 25-6 the In-N-Out Burger I didn't hear in your disclosures what your standard order is number one animal style no never mind all right all right so moving on to uh the project information the site size is about 2 and 1/2 acres located at the southwest corner of the intersection of ksky Lane and East Plum Lane across from Little Flower school near woster high school and Costco uh the subject site is currently vacant with the exception of a 42ft tall pole sign and a parking area associated with a former Redwood rotisseri and Grill that was demolished in late 2023 five Parcels will be merged in and then divided into two Parcels the applicant is proposing a new fast food restaurant with drive-through service outdoor patio seating a replacement 40ft 2 for 40t 42t tall P sign and Associated site improvements on 1.95 Acres a Starbucks coffee shop which will be subject to a separate entitlement process is contemplated on the remaining 0.57 acre parcel the request before you tonight is a conditional use permit to allow operations between 11: and 6 a pole sign over 35 ft adjacent to a major arterial and non-residential development adjacent to residentially zoned property you also have an alternative equivalent compliance to vary from ground floor building uh transparency standards and a major deviation to exceed 100,000 lumens per acre sight lighting standard by less than 50% as we zoom in here the surrounding land uses include religious assembly and the Nevada National Guard building to the north across Plum Lane and auto dealership to the east across kitsy you have multif family an office building single family and another fast food restaurant to the South across margrave drive and an office building to the west across orange Lane in terms of the key issues we looked at compatibility with surrounding land uses Code Compliance and alternative equivalent compliance site design and operations and traffic access and circulation the zoning district is General commercial nothing else to say here the master plan land use there are actually two master plan land use designations Urban mixed use and Suburban mixed use and here are 11 goals and policies from the master plan that are supportive of the request so as we turn to the first major issue that staff looked at compatibility with surrounding land uses the site is bordered by two principal arterials namely Plum and ksky and Plum Lane is designated as an urban Corridor fast food restaurants uh with drive-through operations are permitted by right in the GC Zone and are typical of urban corridors residential uses and Zoning to the South are located at least 275 ft away and are separated from the site by margrave Drive residential uses will be further buffered by extensive site landscaping and a landscaped burm along the southern border which will be shown later um Contin continuing with compatibility uh the build build is proposed in the Northeast portion of the site here and the menu board and the speaker are located near the northern property line here the parking lot is designed to allow after hours deliveries to be made by company trucks and employees without the need to use backup warning beepers and staff is recommending condition number five to restrict construction hours due to the residential adjacency given all of the above the proposed use is considered to be generally compatible with surrounding land uses in the area turning to Code Compliance and alternative equivalent compliance ground floors of Street facing facad shall have transparent doors or windows at least 4 feet in height at least uh at least along 25% of the facade horizontal length facing Street frontages um the north elevation Facing East Plum Lane cannot accommodate the 25% transparency requirement as windows are not appropriate given the interior uses along this particular wall an aec encourages creative and unique design and allows development to occur in a manner that meets the intent of Title 18 through an alternative design that does not strictly adhere to specific design standards an aec authorize authorizes a site specific plan that is equal to or greater than the strict application of the standard uh an aec if the aec request is approved all other applicable code requirements not specifically included in the request will need to be met under this framework as an alternative the applicant is proposing crossed Palms formed into the site of the building along the drive-through line as an architectural enhancement these crossed palms would increase the visual interest of the north elevation uh in Conformity with the intent of the transparency code section per condition number six turning to site design and operations the project includes an approximately 3,800 squ ft single story restaurant building with seating for 84 people and outdoor uh patio area seating for about 40 people it does include a new 42ft tall pole sign near the entrance from East Plum Lane approximately here the project includes 67 parking spaces when only 25 are required and the drive-thru in includes uh dedicated queuing for about 34 vehicles and an additional eight Vehicles can be queed without blocking any parking spaces employees will monitor drive-thru and perform traffic management to keep the queue from spilling out onto margrave Drive during Peak operations employees will monitor parking the parking lot to ensure that on-site circulation flows smoothly that access to and from parking spaces and the drive-through Lane is adequately maintained per condition number eight continuing with site design and operations the minimum Landscaping in the GC zone is about is sorry is 15% which is about 12,700 Square ft the project includes about 19,700 ft of formal on-site Landscaping which is about 18% of the entire site and an additional approximately 18,200 ft of off-site landscaping in the end dot RightWay uh the design includes uh a landscaped burn and over 20 ft of landscaping between the sidewalk and the drive-through Lane along the southern boundary and that is shown here the Landscaping is concentrated around the site perimeter on the north east and south to screen the site this serves to screen the menu board and vehicle headlights in the drive-through lane from surrounding uses and the adjacent roadways per code also per code drive-through Lane shall not be located within 100 ft of residentially zoned property unless separated by a principal building or a 6ft tall solid screen fence wall or landscaped BM in addition to at least 10 ft of landscaping and again the applicant has included the landscaped berm as required last but not least vehicle headlights in parking spaces facing an mf14 parcel to the South uh will be screened by perimeter Landscaping per code uh finally on site design and operations uh per code internally illuminated signs may not be oriented toward residental districts though indirect illumination such as Halo illumination is allowed signs may only be illuminated during allowed hours of operation and condition number nine says that any wall sign facing the residential zoning to the South is not allowed to be internal internally illuminated uh to provide well-lit Drive vials and Paths of travel for safety security and visibility the applicant is proposing a deviation from the 100,000 lumens per acre limit by approximately 49.8% the project site plan and the photometric photometric study demonstrate compliance with code requirements for lighting and the applicant is aware of the requirement to turn off the relevant uh exterior lighting after their proposed hours of operation as previously stated the project is located along two principal arterials in an urban part of the city uh the most concentrated sight lighting is around the building at the northern side of the site furthest away from residential uses to the South as as such staff believes that the major deviation appears appropriate for the site and the proposed use last but not least traffic access and circulation uh access to the site is provided by three driveways the existing right in right outside access on East Plum Lane and full sight accesses on orange Lane and margrave drive uh the traffic study that was prepared for the project includes projected traffic generated from both the proposed project and the future Starbucks full anticipated buildout expected is is expected to generate approximately 4,048 daily trips with 212 trips occurring during the am peak hour 371 during the midday peak hour and 289 during the PM peak hour buildout traffic volumes result in the need for the following mitigation condition number 11 addresses changes near Orange Lane and East Plum Lane in the area here and condition number 12 addresses the sweeping eastbound to southbound right turn movement from East Plum Lane onto kitsy Lane in the area here and the kitsy lane to margrave drive Improvement here um and those address all of the traffic issues here are the recommended uh findings for a cup for an A and for the major deviation staff can make all recommended findings and here's the recommended motion and I'm available for questions and the applicant is here to make a presentation good evening honorable chair and fellow planning Commissioners my name is Peter Kiki and I'm a development manager within andout burger and I'm excited to be here this evening to propose our third location in the Reno Market first I'd like to take this opportunity to thank staff especially Jeff Foster and to Landry for the hard work and responsiveness during the development review process their coordination with outside agencies is truly impressive and should be recognized I will keep my remarks brief but I would like to spend a few moments touching on the history of In-N-Out burger and equally as important our proposed location in alberger was founded in 1948 by Harry and Esther Snider in Baldwin Park California now more than 76 years after they opened that very first location with over 400 stor is operating in eight states In-N-Out still is a family-owned business every single In-N-Out Burger location is 100% privately owned and operated we do not franchise Harry and Esther's granddaughter Lindsay Snyder is the owner and president of in Out burger and continues this Legacy and core values of quality service and Community to this day In-N-Out Burger operates from a clear and concise three prong Mission purpose statement it is the guiding princip principle that shapes everything we do this Mission purpose statement governs all our operations hiring practices company culture and ensures that we stay grounded to our founding principles and values our mission purpose statement is displayed on the screen and reads In-N-Out Burger exists for the purpose of providing the freshest highest quality foods and services for a profit and a spotless sparkling environment whereby the customer is our most most important asset providing a team oriented atmosphere whereby goal setting and Communications exist and to provide excellent training and development for all of our Associates assisting all communities in our Marketplace to become stronger safer and better places to live so how does this Mission purpose statement apply to in- andout today our motto is quality you can taste all our food is made to order and there isn't a single heat lamp microwave or freezer to be found in any of our kitchens we are committed to to only the freshest ingredients with hamburger patties made from 100% American beef that is boned and ground from Whole Chucks by in-n-out's own butchers and delivered fresh never Frozen to each of our stores milkshakes are made from real ice cream we hand Leaf all our light iceberg lettuce and our french fries are hand diced in stores from fresh whole potatoes in addition to a quality product we are renowned for our emphasis on customer service at In-N-Out every customer receives service with our Signature Smile and your meal will be exactly as you order it at in and out we understand that Associates are the Cornerstone of our success we Foster a team oriented atmosphere that encourages growth provides extensive training and ensures that every associate feels value and supported glass door routinely names In-N-Out Burger on its annual list of best places to work in the United States in 2024 glass door named In-N-Out as the sixth best place to work where it was the only restaurant to be named in the top 100 places to work this commitment translates into a positive environment that benefits not only our team but the service we provide to our customers Inn Out Burger is proud to contribute to the economic Vitality of the communities in which we operate our third location in the arena Market will create numerous local job opportunities including approximately 45 store associate positions plus additional support opportunities such as maintenance and Landscaping it will also provide competitive wages and comprehensive benefits that support career growth and stability Beyond employment our operations stimulate stimulate local economic activity encouraging spending and supporting nearby businesses then economic benefits extend further as revenue generated by our business helps support Public Service infrastructure improvements and Community programs this positive ripple effect reinforces our dedication to not not just being a place where people come to dine but a business that plays an active role in bolstering the economic health of Areno our investment in the city translates to sustained growth and prosperity for its residents and The Wider Community the community is what has shaped in Out Burger since 1948 as part of our mission statement we are committed to assist all communities in our Marketplace to become stronger safer and better places to live we work with a variety of organizations seeking support with their fundraising efforts including nonprofits schools youth support City events and much more the company operates two foundations the in Out Burger Foundation founded in 1984 by Esther steer which focuses on helping abused and neglected children and two the slave to nothing Foundation which was established in 2016 to help improve the lives of individuals and families affected by substance abuse and human trafficking in alberger underwrites all of the admin ministrative costs of both of these foundations so that 100% of the money raised is given back to our communities I invite you to visit the websites for these foundations to find out more about the great things these foundations do and why and how we support the Causes That Remain close to the heart of the company these foundations support local agencies and the communities where we serve over the years we have supported numerous organizations throughout the Reno area from 2022 to 2025 our in-kind donation Spirit n fundraising Youth Sports sponsorships and college sports sponsorships have total approximately $75,000 an and alberger Foundation has contributed approximately $66,000 to the children's cabinet Eddie's house and the Northern Nevada legal aid and the slave to nothing Foundation has contributed approximately 63,000 to the awaken step two Inc and University of Nevada Reno Foundation we consider ourselves members of each and every Community we operate in and are proud to give back in the ways that we can our goal is to be more than a restaurant we aim to be a trusted supportive Community Park I Will Not Duplicate all the information that Jeff has gone over however I'd like to expand on a few items about this project location the current state of the proposed site is in dire need of Redevelopment the new restaurant would be a Sleek updated building and enhanced efficient equipment new sight lighting and enhanced Landscaping it will be a vibrant Improvement to the plum and kitsy intersection and improve the view along this major Corridor the new site plan is a generous 2.52 Acres our project development proposes a new building spacious outdoor covered seating large parking area new drought tolerant Landscaping LED lighting and energy efficient mechanical systems to just name a few the parking lot will be well- lived for customer and neighborhood safety the restaurant drive-through Lane and parking lot will be meticulously maintained by In-N-Out Associates we were thoughtful as to locating the building as far as possible from the adjacent Property Owners to the South and West we did this one to provide visibility for our customers and two to minimize any impact on neighboring properties in addition our drive-through land will be screened with a well planted L landscape room shielding properties to the South this landscape buffer is proposed at over 20 ft in width the proposed landscape design enhances the aesthetic appeal of the property creating a welcoming environment for patrons and Associates alike key features include sustainable plant selections modern efficient irrigation systems and strategic placement of plant material in addition to the shade of the trees the reflective concrete located within the landscape areas contribute to lowering the heat island effect which will help reduce energy costs our intent is to landscape beyond our premises into the adjacent end dot right away the restaurant is a single story 38 87t building approximately 23 ft in height the Mediterranean style building will be a white stco building with brick accent features and red awnings Tower elements and the in- andout signature red neon banding will provide vertical relief and Visually pleasing focal points on all four sides parapets will screen the mechanical equipment an attached cover patio and trash enclosure will be designed to match the Aesthetics of the building the building will accommodate seating for 124 guests 84 indoor seats and 40 outdoor seats the hours of operation are 7 days a week Sunday through Thursday 10:30 a.m. to 1:00 a.m. and Friday and Saturday 10:30 a.m. to 1:30 a.m. approximately 10 to 15 Associates will be working per shift with three overlapping shifts per today the proposed site has vehicular access via three access points access points propose a right in right out off the Plum Lane and full movement from Orange Lane and margrave drive pedestrian and bicycle access will also be available from all sides of the project this will further support the city's desired pedestrian and bike friendly options for residents with this proposed development we're able to provide 67 parking stalls or code requires 25 the parking lot is designed with optimal circulation and no dead end parking AES this site plan has an on-site dedicated drive-through queue of 34 cars with the ability to extend to 42 cars without blocking any parking spaces the sporting queue and traffic analysis anticipates that the average Queue at the proposed location will be 24 vehicles and a maximum PQ of 30 vehicles and our queue demonstrates that we can accommodate these amounts additionally in andout has management practices that assist with speeding up queuing times for example when the drive-thru queue reaches the menu board an associate is deployed to outside to take orders by tablet and an additional Grill is fired up to assist with drive-through operations these two mechanisms improve the speed at which the drive-thru are drive-through orders are delivered to our customers I'd like to make one more point about the drive-thru for comparison the Virginia Street location has a 12C car vehicle queue and the Keystone location as a 25 car dedicated queue our proposed store is on a significantly larger site with a longer dedicated queue with that I thank you for allowing me to present our project to you this evening thank you since we've already done disclosures um let's start with questions commissioner public comment oh I'm sorry we need to do public comment um all right so do we have anyone virtually appearing for public comment does not look like we have anyone online with their hand raised I do not have any requests to speak forms we did receive correspondence for this item that was forwarded to the commission and entered into the public record however okay thank you um is there anyone in this room who would like to provide public comment okay it doesn't look like it so we will now move forward with um questions commissioner belto yes I have some uh questions I want to start with the applicant and then I might have questions for you Jeff um can you go back to the slide that last slide that compared the Keystone location to the South Virginia location so I want to talk to you about traffic and I'm kind of um it might be more helpful with this slide so I my concern is that um there'll be a line that will extend outside of the drive-thru and go past like basically where margrove is it margrave where they turn in on margrave I'm concerned there'll be a line of cars there and people from margrave will be trying to turn in so what how would you prevent that from happening and talk me through why maybe you think that won't happen so let me go to that side so this slide if you can see the 30 34 and 42 the 30 based off of our traffic analysis looking at 15 similar locations show a Max q that we expect at 30 34 is what we're providing in the dedicated area beyond that we can extend to 42 should in the unlikely event that we get on Beyond 42 we can go across that access point off of margra and still cue within the parking lot without affecting the surrounding streets and would that be part of the like traffic response by In-N-Out employees as they would make it sure that that roadway is clear our store associates are so familiar with operations and how to you know what we call Mine The Gap bring the cars closer together um and from an operational standpoint make sure that we're not impacting any of the local roadways okay and then can you go back to that prior slide again so you you said 30 four and I'm just trying to so the Q on so the one I guess the internet I go to is the one off uh kit sky so can you go to the next slide so there's a 25 car Q there because I've seen times there where it comes out and it wraps around and then it goes back to the building in front of the building so it makes like a full circle um but you're saying it it never gets Beyond 34 35 what I'm saying is our our that's been reviewed by the city then you know our traffic engineer can speak to traffic more uh is that we are anticipating a Max Q of 30 cars and we're providing 34 with the ability to extend beyond that 34 to 42 cars which are representative you see the 42 um there and should we need to go beyond 402 we could still extend that queue within the parking lot and manage that traffic Within in the parking lot without having to impact margar drive do you know uh so assuming that there is that break right uh and they clear out the area the the the roadway how many cars would be able to queue on the other side do you have any idea my guess would be another 15 okay um is there any time where one of in-n-out's responses would be to close the Ingress and egress off uh margrave not close all the time but put up like roadblocks is or blocks is that any a no but we do have in within our conditions that we can't cue or spill into margrave drive okay um I can I ask Jeff some questions about this yep thank you uh Jeff what are your thoughts uh I my concern is based on the one at kitsy it seems like there's a lot more than 25 at least when I've been there or it's not space rate what are your thoughts on the kind of questions I'm asking yeah so great question uh questions commissioner belto um so uh I'd like to point out that when the applicant first submitted their application August of last year um the design actually uh where the additional eight cars are shown on the screen here the going from 34 to 42 the the design originally had parking spaces in that area so the those additional eight cars would be blocking the parking spaces uh uh north south parking spaces um which doesn't directly answer your question but my point is is that the uh uh applicant uh uh responded to our suggestion to remove those parking spaces um in order to effectively extend the formal queue even though it's not designated as a queue where the drive-through signage starts that's where the 34 is but effectively it makes it a 42 car Q um without blocking any parking spaces so the applicant was responsive to our request and that was largely based on personal observations I've been going to In-N-Out since I went to college in Southern California in 1992 and have been to many In-N-Outs in you know throughout California and Nevada and Arizona and anyway um and have seen and I do get a number one animal style um no not anymore I get a number two um the you know just personally having seen uh and and locally especially right uh the the one in in Sparks not our jurisdiction but uh you know cues with tremendous challenges um the the South Virginia one which is the first one in Reno uh challenges there uh where they end up blocking parking spaces as the queue the for the the informal queue extends through the parking area then the the Keystone one where um you know as you pointed out it comes out of the formal 25 uh right yeah the the formal 25 vehicle queue and then kind of wraps around through the parking lot um I've seen all that firsthand and so uh you know we were looking at this going okay what can we do to make sure that one we're not blocking parking spaces and two we don't impact circulation on the site as well as spilling out onto margrave drive so um it's our belief um having worked on this since like I said last August um that the design as currently designed and that In-N-Outs operations um uh with their Associates coming out to manage traffic and um we don't have a slide here showing it but there there is a uh a diagram with the the associates you know standing basically at that intersection at that entrance you know kind of keeping the people uh from blocking the driveway and then extending the parking sorry the queue extending across into that area in the Southeast sorry southwest corner um an additional 12 to 15 Vehicles as Peter suggested um it's our belief that that that is more than ample cue to accommodate uh uh you know their the need needs in reality okay so thank you so much I appreciate it longwinded answer but very helpful though I appreciate it commissioner delvar thank you uh commissioner delvar thank you so much for your presentation I had a couple of questions one is in regards to the lumens I know I think we received one email from somebody saying that why does the sign need to be so bright everybody's going to know in and out is there but I'm just kind of ious what what it means to have that many lumens and the uh percentage increase in that okay so there's actually two different issues um the email that you're referring to was about the 42ft tall pull sign which is not part of the 150,000 lumens per acre okay got it so let's let's treat those uh or keep those separate so the 100,000 lumens per Acer code requirement magically disappeared from code in the update in January okay so it's not even a consideration any longer oh if these guys had applied in January after January 8th they it wouldn't have even been a comment I would have brought up got it um unfortunately for them they applied in August and um and so the 100,000 lumens per acre limitation uh exists for them um and so they applied through a major deviation which uh the the Planning Commission does have the ability to Grant a 50% deviation up to 50% um which would there thereby get them 150,000 lumens per per acre this is another area where um the applicant has been responsive to staff requests um it's a code requirement but I brought it up to them and um they they actually wanted more lighting than 150,000 lumens per acre and I said well tough luck you can't get it more than 150 because a major deviation only gives you 50% more right so they worked with us to to kind of reduce their lighting to concentrate it in the northern area of the site furthest away from the residential to the South okay um and of course that's where most of the activity is so it makes sense to have you know most of the lighting up there right um so in any case that's the lighting got it uh question the poll sign is a different question got it and the the uh email comment was just objecting to having a 42 foot tall pole sign right um so thank you I appreciate that um for for this I just want to be clear so um the permit or the condition is for 10:00 p.m. to 6:00 a.m. but they're only open till 1 and 1:30 a.m. on on the given days um is that are those lumens would when when do they when are they reduced is it when they close at one or so yeah after they close they're required to turn off all non-essential lighting okay um and that's just a standard code requirement to to turn off essentially everything other than security lighting got it okay and I have a couple more questions but I'll let somebody else go ahead for now I I I'm I because mine are related I'm going to ask um my question about the applications being let's see what what is it 11 to six is what the question is or excuse me the application is 4 but they're only open till 1:30 um if we Grant this can we put a condition that they can't like I mean I understand that they're they're applying from 11:00 a.m. to 6:00 a.m. because that's the way it is in code can we put a condition in there that would cap it at 130 because my concern would be that an appli they sell this site the entitlement runs with the land and then the next person who owns this space decides that they do want to have 11: 6 a.m. is there any options available for us to cap absolutely yeah you you're certainly welcome to add a condition of approval limiting the hours I would ask uh the applicant to chime in on that um as well because that would obviously potentially affect their business operations um but yeah you have the the Planning Commission has the the latitude to dat a condition limiting it to 130 or two or something along those lines and the way it's present I understand that correctly the right the way it's presented is there they're seeking the application from 11:00 p.m. to 6:00 a.m. the understanding that they only really operate to 130 um is that I am understanding that correctly right not exactly that's really and it's not your fault at all it's just the way we notice the application so anytime anyone is proposing to operate outside of the standard Allowed by code 6 a.m. to 11:00 p.m. okay we notice it as 24hour operations or 11:00 p.m. to 6:00 a.m. so even though any given applicant might only be asking to operate till 11:30 or midnight or 1 or 1:30 or something we still generally notice it as 11:00 p.m. to 6:00 a.m. that's just kind of the our standard practice again even though the applicant isn't exactly requesting that and this applicant did not actually request full 24-hour operations they only requested till the 1:30 that they showed today so what would the permit be for then so if we were to Grant the application with this with the notice as it's presented what it they technically would be allowed to operate essentially 24 hours correct correct yeah and and and the another reason for that and this may be another reason to talk to the applicant um their deliveries happen after hours they do not allow deliveries it's my understanding they do not allow deliveries to happen during business hours and so with their business hours formally going to 1:30 their after hours deliveries would happen after that okay so I don't know what time those and that's they would would need to speak to that but it would probably make sense if we if you are going to place a condition limiting the hours to factor in the allowed uh after hours deliveries okay so let's have the applicant come up um and just to preface this as you know this is a development near housing I don't know what the housing is zoned I probably residential of some sort um but my concern is because there's housing around and so the idea of having 24 operations you know imagine you living next to next to 24-Hour operation it probably wouldn't be pleasant um so to my point earlier what what are your thoughts totally understand we can we can uh agree to the limitation for operating hours to the 1 and 130 um but we would we would request is that we allow deliveries after hours okay and our deliveries are made on site where our delivery trucks will swing into the site they won't be employing backup beepers because they can they we do a truck turning analysis to demonstrate how they approach into the site Park unload the deliveries so there wouldn't be any there won't be essentially any noise there's no warning beepers um they're just pulling into the site and then leaving so we would request that for after hours so I guess Jee I would need you how would that work because again my concern is obviously you're you're the tenant now what if you guys sell to I don't know McDonald's in in in three years could it be open to the public until 1:30 open for other business operations if if I can chime in if if that's a restriction you wanted place I think what you could say is um operating hour shall be limited to to 130 a.m. um only activities that may occur on site Beyond those hours shall be limited to deliveries you know delivery only delivery only just to make it clear that you nobody's coming in at 3:00 a.m. get a hamburger the only activity that will be occurring at that site will be related to their internal operations and deliveries can can we just clarify all things that the applicant needs to do in those off hours just so we don't overly restrict so so what do you I mean and also what do those deliveries look like because I mean again this is like what comes to mind is the North Valleys obviously this is a different situation but the North Valleys are obviously dealing with situation uh with trucks all hours of the night and it's a big problem um and so not you guys are obviously different volume different level so it's not going to be the same thing necessarily but it could still be burom some from Neighbors so what are we looking at here with you guys so the delivery truck would be coming in off of Plum Lane we'll be going in off onto Orange Lane then turning left into the site then taking that drive oil All the Way East and then pulling towards the front of the stores front of the store in the Stalls at the front of the the store or thereabouts so you're not using that smaller Street M what is it Marve they wouldn't be coming off a mar grave no okay or the other little Street which would well I guess that's a commercial site right there but uh orange Lane Orange Lane has office to the West there's no residential west of orange Lane okay and it's what do your deliveries look like one truck two trucks is it it's one delivery truck they will unload pallets um off the back of the truck and at the front of the store um we just don't do it during operating hours because it it just creates a conflict with customers people are in the parking stalls so we can't access the store properly okay um how does that work on Keystone because you get well no Key's all Comm commercial so we don't really think about that um so would it just be deliveries then or is there something else that you guys need I wouldn't want to restrict it just to deliveries if we could allow for maintenance you know or deliveries after hours after that 1:30 that would be essential for us because there is cleaning there you know we're not having customers come in and get hamburgers after 1:30 or one uh but we do need to do maintenance uh maintenance is big for us and deliveries okay so how does because how does that work uh Jeff if we're going to do something like that because what I don't want is a different application to come a nightclub to come in in five years and they're like well this is 24-hour operations so we're ready to go um yeah so Jeff Foster associate planner for the record um what I would suggest is a condition of approval that limits the um hours uh of operation to 1 a.m. uh what is it Sunday to Sunday to Thursday and and 1:30 a.m. on Friday and Saturday nights for for standard hours of operation and then uh as uh Mike suggested uh beyond that a clause basically saying that um after those hours the only allowed activities are after hours deliveries and maintenance associated with standard you know operations of the restaurant I.E cleaning it up yeah so if if you had that condition then you know obviously they're not going to be able to have their you know taking orders at 2: in the morning um any any day and and uh then they would also be allowed to have those after hours activities deliveries up until you know any time of the night basically okay go ahead um let's do Sarah since he hasn't gone yet sure I just gonna oh follow up on this a little bit okay go ahead uh commissioner delr one quick question in terms of the lighting is that associated with that time to 1:30 or is that 6:00 a.m. so yeah so good question um the way the code reads is it basically says uh after hours lighting uh is limited to um safety lighting so um I I think the city has a code that is set up that says they would only be allowed to have kind of entral safety Lighting on after 1:30 in the morning um and clearly uh you know with with those after hours deliveries and their uh uh employees they don't need to have the whole parking lot lit up like they would during regular operation perfect thank you sure commissioner for the record uh I think everyone's asked pretty much what I wanted to ask but mine are more clarifying questions of what folks have asked and I would totally be in support of of uh specifying the hours I think because we had a uh applicant before his last time uh about hours and so forth and I do think it's appropriate for us to be very uh consistent and fair um along those lines uh would it be appropriate for us to specify the the entrance and exit to be Plum Lane uh to to to be that level or to be that specific in in this type of for the deliveries yeah for the after hours you know just again to uh chair Villa's point about like trying to reduce or mitigate uh potential uh heartache for for folks you know the the the south facing residence I mean that is the entrance that they uh mapped was to enter off of off of orange uh from Plum onto Orange Orange into the site yeah so yeah I I believe that that would be appropriate to to have a condition if you would like um not allowing entrance off a margrave um unless I don't know I guess some catastrophe happened in the orange access was closed but as an exception sure within reason yeah okay yeah would you uh be a ad meable to that okay yeah I think uh I think they're folks of of uh good faith actors and you know but I think to chair have his point um who knows what the future holds and we just want to be fair and consistent so and and I would also point out that in theory they could enter off a Plum Lane if push came to shv oh absolutely and and for the record uh Mr Jeff uh double double grilled onion with strawberry shake you know all right animal style fry or do you stay away from that no I'll do it all right do it go all the way you're in for the heavy stuff I can't do that anymore Comm uh do we have any Commissioners virtually that have questions commissioner drich yeah you guys thank you guys for asking all those questions I was mostly worried about traffic I feel pretty satisfied there and thank you for the dialogue commissioner r i no questions here thank you okay I'm ready to make a motion oh I have actually I have quite a few questions um so I uh now I'm moving on to the comments that we received from endot I just want to make sure those were addressed um let's see where they are okay so I'm looking at this letter December 24th from OT it says please evaluate the ability to improve the eastbound Plum Lane to southbound kitsy lane uh channelized right turn into right turn slip lane per indot strategic highway safety plan and then it goes on to um some stuff about a stop sign have we have these all been addressed or yes they have um and in fact the improvements that they are addressing are shown on this uh slide here um uh which is a a preliminary plan as I point out in the lower leftand corner but that is um uh the design that Kim Le horn put together in consultation with endot one of the reasons it's taken so long to get to this point is working through all of the traffic issues um and we've had multiple meetings with RTC and OT and City staff and the applicant and kimley Horn uh vetting all of these issues so I would say the traffic issue is put to bed so it's same for RTC yep okay um and then the so now brings me to my next question which is kind of a big deal is signs so we obviously know that signs have been a topic of discussion a lot not in this District or this space particularly but just in general and so the previous sign what was the size it it shows that it was removed or is it still is the sign oh it's still there um Peter did you have a picture of it in your I know what it looks like I mean you're fine so it so the height of this new sign would be the same height the same height as what is currently there okay will it be illuminated uh I would think so yeah yes okay so to the point on illumination which I know you said was different from the other discussion about illumination um the illumination of the sign does that get shut off at 130 because again I'm the neighborhood it's a kind of a unique space where we have a lot of public and Commercial excuse me it's a major thoroughfare and then we also have the um housing on the back end and so to kind of balance that what happens with the sign lighting and um you can come up yeah come up and yeah so the pylon that we're proposing is at the Northwest location of the restaurant so it would be right along Plum uh and we can agree to the um extinguishing of the illumination at 130 okay so the sign's going to be in a different place yes okay different place than the current sign than the current sign yeah yes um yeah let's see here so right see that Arrow up there okay yeah that's where uh that's where Plum that's Plum right okay so and then that would be facing towards Plum or would it be facing facing both a plum in both directions a plum in both directions and then so you said you'd be agreeable to having that go dim or you can have some light I guess but basically go dim at 130 okay um and I think that was actually I do have one more question the so not a huge deal but I am interested in knowing more the vehicle headlights so the way that it set up the vehicles enter through Orange Street or alternatively can enter through kit kitsy is that right and then so the vehicles would be Facing East so um let's go back over to this one so uh you those three arrows show the three different entrance points into the site so you can turn um into the site off of plum only if you're heading east so if you're on eastbound Plum you can turn into the site at the North okay you can also turn into the site off of orange Lane um or off of margrave drive to the South so all three uh entrances um into the site okay did those houses that are that are on the there's only houses on the south South End yeah those houses on the south end they did they get notice of all of this absolutely okay and there were no objections okay cuz the cuz I could see how the lighting coming in from the vehicles on Plum around 8 9 10 11:00 p.m. at night would be distracting it this site has been really welld designed in in many respects and that's one of them um the that's actually not a house directly across if I'm coming in off a plum um that's an office building right yeah so oh I see that now okay yeah to the South you have um uh some single family homes you've actually got a Jack In thebox Restaurant for this to the east you've got some single family homes you've got a a kind of a linear office building uh along most of margrave and then you've got some multif family over to the West sorry the Western portion on the south of margrave there so so it happens that if Vehicles were coming in off a plum there those headlights would be heading towards a uh an office building what's that corner is that corner house not a well it's I mean I could okay it should I mean I think it's fine yeah there's and and and remember on the um again going back to the thoughtfulness that has been put into this design um you have extensive Landscaping uh throughout this entire perimeter on the south uh West and or sorry Southeast and north um in terms of shielding headlights uh well in terms of shielding headlights is really what we're talking about here so yeah with the burm and the Landscaping um staff believes that uh any any issues from headlights will be uh shielded from the adjacent residential as well as the roadways because we also care about the the passing public right you you don't want to be driving by and and have your you know blinded because of someone's headlights in a drive-through queue so we often do require some kind of mounding or or uh decorative or something to to block those headlights and in this case the the landscaping and the landscape bming uh was considered sufficient to block those uh headlights okay great was there any uh commissioner delvar and then commissioner Basera um yeah this is DVR commissioner DVR um one question I had so I drove by there today and I was coming south on kitsy and was going to turn right onto margrave and there's a y there now from people coming off of Plum that the person completely ignored and almost crashed into me um that's my own personal sad story for the day but yeah can you show so it looks like they're doing uh how are they going to mitigate that corner I guess is what this is where I would invite uh the kimley horn traffic engineer up to to speak to that issue I know it has been mitigated and I didn't stay at a holiday in last night I'm not a traffic engineer so I'm going to ask him to come up and full disclosure I do not eat fast food and have never eaten it in and out sorry serious good evening Commissioners and chair uh my name is Devon Moore with kimley horn um very excited to be here with you today um it's been a great great experience working with staff I'll just Echo U what Peter shared it's been fantastic work with them and they should be commended um so what you see before you is was really a recommendation that we recommended to end do in their 2017 strategic highway safety planned as plan as state improvements across the entire state so this this is a safety issue across the entire state of Nevada um the exact same experience that you had and so the recommendation that we have in best practices across the country is to have a slip lane as opposed to this sweeping right turn lane so it takes that big wide radius and and moves it much closer to the intersection so that way if you're turning off of Plum onto kit Sky you're your the the turn and the angle that you're coming off of the street is much more narrowed um and so instead of it being being far far back you don't have to turn nearly as far so it's a lot easier to see an oncoming vehicle it's more recognizable that they're coming into an intersection and it's not just this merge off of the highway um which is what these big long sweeping ones feel much like um so that's the Improvement that endot was requesting and we've had a lot of discussions with them to come up with this concept here which helps mitigate that issue perfect thank you and then one quick question that might be for you I'm not sure um so there's potentially a Starbucks going in that um area is that going to be potentially developed at the same time or if it's later than when the In-N-Out is going to be open will that impact the traffic flow yeah on the traffic side I'll just mention that the traffic city was submitted to the to the city as well as to endot and to the RTC included all of Starbucks full build out and so from an analysis standpoint we already looked at all of that I'll let I'll let Peter talk to the timing of it so I I can't give you too much information regarding when Starbucks will come in they'd be under a separate entitlement procedur abut through Jeff but as Deon indicated it was included in the traffic study submitt to the city perfect thank you thank thanks chair commissioner Basera for the record just want to really say I think when I look at this it this one most reminds me of the Victorian square Victorian location with the residential in the South uh kitsy being pyramid Highway if you will Plum Lane being Victorian and I think from what I've heard and the discussions y'all have done a pretty good job trying to mitigate traffic uh issues and I have no problem supporting a motion in favor of this I think I'll just probably follow uh cherille and noa's lead on the level of specificity for for the hours and after hours and all that great uh anyone remotely any of the Commissioners remotely appearing want to say anything else or contribute I'm good oh sorry commissioner RAR okay so I think we're good for discussion at this point does anyone have any comments or would like to add anything to discussion commissioner belto I'm ready to make a motion okay let me see if anyone anyone else have anything to contribute okay so I will I do want to just comment I think um you guys have done a really good job on mitigating because this is uh even though I think this is a good commercial site for that type of restaurant um it is just because you have that res residential behind it it's obviously you have to navigate and balance kind of the Nuance of the site but I think you guys have done a a good job um working to mitigate some of the issues there and um I'm going to be in support thank you uh commissioner velto you can go ahead and make a motion just be sure and include some of those conditions that we discussed with Mr and if I get in wrong let me know for the conditions but in the matter of case number LDC 25-6 uh based upon compliance the applicable findings I move to approve the conditional use permit alternative equivalent compliance and major deviations subject to the conditions listed in the staff report uh except that there shall be two additional conditions one additional condition will be that uh the hours of operation when in and out when the business is open to the public shall be until uh 1:00 a.m. 1:30 I think right one two separate times 1:00 a.m. uh Monday Sunday through Thursday and 1:30 a.m. Friday and Saturday after those hours the business may still accept have deliveries go as well as do maintenance and other business operations but may not be open to the public uh the second condition is that uh deliveries have to come from either from kitsy or orange a plumber orange my ology I'm thinking about I was think about in and out later from plumber orange and shall not be off margrave except for extreme exent circumstances was there a third condition oh the loom and the lights on the the third condition is that the lights on the sign shall also be turn on the large sign uh shall also be turned off uh when the rest of the lights are required to be turned off except for safety lights or whatever is required by code any other conditions with that I can make all the findings this is commissioner d i Second Great uh we have a first and a second all in favor hi hi hi hi thank you um and believe that's it good luck and we look forward to it um Madam chair before we move to the next item I'm just going to go let commissioner Joan know that he can come back and join us and maybe maybe I'll try an In-N-Out Burger one of these days is that for real that's that is not on the record too late have you never had in and out ever You' never had in and out you got to make an exception all right so uh thank you everyone have a good evening um so we are now going to move forward uh item seven trucky Meadows Regional planning lays on report who do I have presenting today there was no meeting since the last time we met okay great nothing to report great so uh nothing to report there so we will close out item seven open up item eight staff announcements uh just a few announcements this evening um Commissioners had requested training on Communications uh we've reached out to our comm's team and they are going to be reaching out to the Planning Commission they're putting together some information for us and they will be reaching out also Angela fous and her team were putting together some training modules um one that had been requested was on ethics um and we have kind of the list that's been put together so just when we have full agendas we're going to make sure that we don't overload everybody on full agendas but those will be coming up um we'll start working those into our into our program so to speak so those are being worked on um also at our next meeting staff will be bringing forward a potential you for for your input a text Amendment related to adus so that will be presented at our next meeting as far as Council actions um I think the one that the board that this commission would be most interested in um the potential text amend Amendment for data centers the council did vote to not move forward with that it ended up essentially in a TI vote so at this point um there will be no change to the code related to text amendments um also the the oneup bar conditional use permit we've received two appeals on that so that will be heard uh in April and then the oppidan data center appeal will be at the next council meeting on March 12th um quick question about the appeals I guess I can go find out are they because I know that the owner wanted it to be extended is he one of the he is so we received two appeals one was by the business owner to appeal the condition limiting business hours and the second was the residence of the Montage collectively appealed thank you and quick question oh sorry quick question Mike just follow uh of course on the data center text Amendment change I do recall uh mayor shivi mentioning that it would come back at a later date is that something that they would need to do on their own or is that something that that's something the council would have to basically initiate to let staff know that they wanted us to bring it back forward yeah so so nothing that this body needs to do in the meantime correct okay all right thanks anyone else all right so we will close out item eight open up nine commissioner suggestions for future agenda items I do given what we have heard today during public comment um just really an agenda item I and you know what I might need some information so the gentleman that spoke during public comment he said that um there was um Tyler Colton yeah t Tyler Colton U mentioned that there was um conversations regarding live entertainment can you tell me more about that there and I personally have not been involved but there there is a working group to talk about entertainment districts um and I can certainly bring back some information whether um staff is at a level where there's a formal presentation I don't know if they're that far down the road I'll find out but I can at least provide the the commission with an update yeah just an update and then that would allow um that will allow Tyler to be able to come back and present on that item if he wants um okay that's all for me anyone else anyone online no thank you great nope close out item nine open up public comment this item is for either public comment on any action item or for any general public comment doesn't look like anyone is present do we have anyone online we do not have anyone online great so we will adjourn this meeting I do I need a motion motion so moved so seconded all in favor I I I have a good night for