CARSON CITY CONSOLIDATED MUNICIPALITY
NOTICE OF MEETING OF THE 
THE GROWTH MANAGEMENT COMMISSION AND 
PLANNING COMMISSION

Day: Tuesday
Date: December 20, 2022
Time: Beginning at 10:30 am
Location: Community Center, Robert 'Bob' Crowell Board Room 
851 East William Street
Carson City, Nevada

AGENDA

Late Material - Presentation 

NOTICE TO THE PUBLIC
Members of the public who wish only to view the meeting may watch the livestream of the Planning Commission and meetings at www.carson.org/granicus and by clicking on “In progress” next to the meeting date, or by tuning in to cable channel 191. Livestream of the meeting is provided solely as a courtesy and convenience to the public. Carson City does not give any assurance or guarantee that the livestream or cable channel access will be reliable. Although all reasonable efforts will be made to provide livestream, unanticipated technical difficulties beyond the control of City staff may delay, interrupt or render unavailable continuous livestream capability.

The public may provide public comment in advance of a meeting by written submission to the following email address: planning@carson.org or via mail to the Planning Division of the Carson City Community Development Department (“Planning Division”) at 108 E. Proctor St., Carson City, NV 89701. For inclusion or reference in the minutes of the meeting, your public comment must include your full name and be received by the Planning Division not later than 3:00 p.m. the day before the meeting.

GROWTH MANAGEMENT COMMISSION AGENDA

1.    Call to Order - Growth Management Commission 

2.    Roll Call and Determination of a Quorum

3.    Pledge of Allegiance 

4.    Public Comment**
The public is invited at this time to comment on and discuss any topic that is relevant to, or within the authority of this public body.

5.    For Possible Action:  Approval of the Minutes – June 29, 2022

6.    Meeting Items

6.A GM-2022-0273 For Possible Action: Discussion and possible action regarding requested supplemental information on the Growth Management Annual Report, including water use in Carson City, the impact of population growth on Carson City roadways, floodplain management and transportation initiatives. Late Material - Presentation 

Staff Summary: The Growth Management Annual Report was presented to the Growth Management Commission on June 29, 2022.  During that presentation, staff explained that due to changes in behavior during COVID, including businesses being closed and implementation of work from home policies, it was difficult to perform a statistical analysis of water use.  Additionally, the Commission requested additional information regarding the impact of growth on roadways.  During this item, staff will present a recently completed water usage analysis that can serve as an aid in making decisions regarding the annual maximum average daily water usage for commercial and industrial building permits as a threshold for Growth Management Commission review. Staff will also provide an overview of how the City manages our floodplains and the different transportation related initiatives the City is exploring, including potential new funding sources to help preserve existing roads and ways to improve the traffic impact analysis and mitigation process for private development projects.

6.B GM-2022-0504 For Possible Action:  Discussion and possible action regarding a request from Carson City Holdings, LLC (“Applicant”) for approval of daily water usage above 15,000 gallons per day for a proposed congregate care facility on property zoned Retail Commercial (“RC”), located at 4500 North Carson Street, Assessor’s Parcel Number (“APN”) 007-531-26.  (Heather Ferris, hferris@carson.org)

Staff Summary: The applicant is proposing a congregate care facility and is requesting an average daily water usage of 15,700 gallons.  Growth Management Commission review and approval is required for any commercial use that uses more than 15,000 gallons of water per day.  
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Appeal of a Growth Management Commission item:  An appeal must be submitted to the Planning Division within 10 days of the Commission’s action. To be part of the administrative record regarding an appeal of an item on the agenda, you must present your comments at the podium or have previously sent correspondence to the Planning Division regarding an item on this agenda. For information regarding an appeal of a Commission decision, please contact Hope Sullivan, Community Development Director, at 775-887-2180, via e-mail at hsullivan@carson.org or via fax at 775-887-2278.
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7.    Public Comment**
The public is invited at this time to comment on any matter that is not specifically included on the agenda as an action item. No action may be taken on a matter raised under this item of the agenda.

8.    For Possible Action: Adjourn as the Growth Management Commission

PLANNING COMMISSION AGENDA

9.      Call to Order

10.    Roll Call and Determination of a Quorum

11.    Pledge of Allegiance 

12.    Public Comment
The public is invited at this time to comment on and discuss any topic that is relevant to, or within the authority of this public body.

13.    For Possible Action:  Approval of the Minutes – November 15, 2022

14.    Meeting Items

14.A LU-2020-0050 For Possible Action: Discussion and possible action regarding a request from Bear Creek Land Company (“Applicant”) for an 18-month time extension to July 27, 2024 for an approved special use permit (“SUP”) for outdoor storage with personal storage within an enclosed building on property within the Lompa Ranch North Specific Plan Area and zoned General Commercial (“GC-SPA”) and Public Regional (“PR-SPA”), located on the west side of Airport Road, south of Butti Way at 556 Airport Road, APN 010-041-76.  (Heather Manzo, hmanzo@carson.org)

Staff Summary:  Due to extensive revisions to the utility design of the project and necessary approvals from Carson City and the Nevada Division of Environmental Protection (“NDEP”), the Applicant is requesting an 18-month time extension.  Applicant previously obtained a one-year time extension to January 2023.  The Planning Commission is authorized to approve the time extension.

14.B LU-2022-0326 For Possible Action: Discussion and possible action regarding an application from Peter Wilday (“Applicant”) for a special use permit (“SUP”) to allow for the construction of a congregate care facility and multi-family residential units on a property zoned Retail Commercial (“RC”) located at 4500 North Carson Street, Assessor’s Parcel Number (“APN”) 007-531-26. (Heather Manzo, hmanzo@carson.org) 

Staff Summary:  The Applicant has requested a SUP to construct three 3-story congregate care facility buildings containing a total of 356 beds, administrative and amenity buildings and onsite amenities to include outdoor resident recreation areas, dog parks, flower and vegetable gardens and other site improvements.  The Applicant is also requesting an SUP for a residential use in a non-residential zoning district to include 12 caregiver apartment units.  The Planning Commission is authorized to approve the SUP.

14.C LU-2022-0491 For Possible Action:  Discussion and possible action regarding an application from Robert and Lorna Coclich (“Applicant”) for a special use permit (“SUP”) to allow for the construction of an accessory structure with a cumulative square footage more than 75 percent of the square footage of the primary structure on property zoned Single Family 1 Acre (“SF1A”) located at 1896 Quail Lane, Assessor’s Parcel Number (“APN”) 010-097-08. (Lena Reseck, lreseck@carson.org)  

Staff Summary:  The Applicant is proposing construction of a 2,688 square foot barn, which is 79.26 percent of the size of the primary structure.  A barn is a permitted accessory use in the SF1A use district; however, Carson City Municipal Code (“CCMC”) 18.05.055 requires approval of an SUP if the cumulative square footage of the accessory structure(s) on-site are more than 75 percent of the square footage of the primary structure.  The Planning Commission is authorized to approve the SUP.

14.D ZA-2022-0501 For Possible Action: Discussion and possible action regarding a recommendation to the Board of Supervisors (“Board”) concerning a request from Carson City (“Applicant”) for a proposed ordinance amending the zoning map to change the zoning from Public Regional (“PR”) to Retail Commercial (“RC”) for the parcel located at 775 Fleischmann Way, Assessor’s Parcel Number (“APN”) 001-201-30.  (Heather Ferris, hferris@carson.org) Late Material - Public Comment 

Staff Summary:  Through the annual review of the Master Plan and Zoning Map, the Board and staff have identified the subject parcel as appropriate for consideration of a mapping correction.  The subject property is zoned PR, but is no longer publicly owned.  The proposed amendment will be consistent with the current use and ownership of the property.

14.E ZA-2022-0497 For Possible Action: Discussion and possible action regarding a recommendation to the Board of Supervisors (“Board”) concerning a request from Carson City (“Applicant”) for a proposed ordinance amending the zoning map to change the zoning from Public Community (“PC”) to Single-Family 6,000 (“SF6”) for the parcel located at 700 Fleischmann Way, Assessor’s Parcel Number (“APN”) 001-141-20.  (Heather Ferris, hferris@carson.org) Late Material - Public Comment 

Staff Summary:  Through the annual review of the Master Plan and Zoning Map, the Board and staff have identified the subject parcel as appropriate for consideration of a mapping correction.  The subject property is zoned PC, but is no longer publicly owned.  The proposed amendment will be consistent with the current use and ownership of the property. 

14.F MPA-2022-0496 For Possible Action:  Discussion and possible action regarding a request from Carson City (“Applicant”) for a master plan amendment to change the master plan designation from Mixed-Use Commercial (“MUC”) and Medium Density Residential (“MDR”) to MDR across the entire parcel, located at the northeast corner of S. Saliman Road and Colorado Street, Assessor’s Parcel Number (“APN”) 010-061-87, and a proposed resolution adopting the master plan amendment and recommending adoption of the amendment to the Board of Supervisors (“Board”).  (Heather Ferris, hferris@carson.org)

Staff Summary:  Through the annual review of the Master Plan and Zoning Map, the Board and staff have identified the subject parcel as appropriate for consideration of a mapping correction.  The proposed amendment will create consistency across the entire parcel.  The requested master plan amendment is being made concurrently with the request for a zoning map amendment (ZA-2022-0495).  

14.G ZA-2022-0495 For Possible Action:  Discussion and possible action regarding a recommendation to the Board of Supervisors (“Board”) concerning a request from Carson City (“Applicant”) for a proposed ordinance amending the zoning map to change the zoning from Limited Industrial (“LI”) and Single-Family 1-acre (“SF1A”) to Single-Family 6,000 (“SF6”) for the parcel located at the northeast corner of S. Saliman Road and Colorado Street, Assessor’s Parcel Number (“APN”) 010-061-87.  (Heather Ferris, hferris@carson.org)

Staff Summary:  Through the annual review of the Master Plan and Zoning Map, the Board and staff have identified the subject parcel as appropriate for consideration of a mapping correction.  The proposed amendment will create consistency across the entire parcel.  The requested zoning map amendment is being made concurrently with the request for a master plan amendment (MPA-2022-0496).  

14.H MPA-2022-0499 For Possible Action:  Discussion and possible action regarding a request from Carson City (“Applicant”) for a master plan amendment to change the master plan designation from Medium Density Residential (“MDR”) to Mixed-Use Commercial (“MUC”), located at 1700 Colorado Street, Assessor’s Parcel Number (“APN”) 010-061-76, and a proposed resolution adopting the master plan amendment and recommending adoption of the amendment to the Board of Supervisors (“Board”).  (Heather Ferris, hferris@carson.org) Late Material - Public Comment 

Staff Summary:  Through the annual review of the Master Plan and Zoning Map, the Board and staff have identified the subject parcel as appropriate for consideration of a mapping correction.  The proposed amendment will create consistency with the existing use as well as adjacent properties.  The requested master plan amendment is being made concurrently with the request for a zoning map amendment (ZA-2022-0500).  

14.I ZA-2022-0500 For Possible Action:  Discussion and possible action regarding a recommendation to the Board of Supervisors (“Board”) concerning a request from Carson City (“Applicant”) a proposed ordinance amending the zoning map to change the zoning from Limited Industrial (“LI”) and Single-Family 6,000 (“SF6”) to General Commercial (“GC”) for the parcel located at 1700 Colorado Street, Assessor’s Parcel Number (“APN”) 010-061-76.  (Heather Ferris, hferris@carson.org)

Staff Summary:  Through the annual review of the Master Plan and Zoning Map, the Board and staff have identified the subject parcel as appropriate for consideration of a mapping correction.  The proposed amendment will create consistency across the entire parcel and with the existing use.  The requested zoning map amendment is being made concurrently with the request for a master plan amendment (MPA-2022-0499).  

14.J MPA-2022-0502 For Possible Action:  Discussion and possible action regarding a request from Carson City (“Applicant”) for a master plan amendment to change the master plan designation from Mixed-Use Commercial (“MUC”) and Medium Density Residential (“MDR”) to MUC across the entire parcel, located at 1601 Fairview Drive, Assessor’s Parcel Number (“APN”) 010-061-84, and a proposed resolution adopting the master plan amendment and recommending adoption of the amendment to the Board of Supervisors (“Board”).  (Heather Ferris, hferris@carson.org)

Staff Summary:  Through the annual review of the Master Plan and Zoning Map, the Board and staff have identified the subject parcel as appropriate for consideration of a mapping correction.  The proposed amendment will create consistency across the entire parcel and with the existing use.  The requested master plan amendment is being made concurrently with the request for a zoning map amendment (ZA-2022-0494).  

14.K ZA-2022-0494 For Possible Action:  Discussion and possible action regarding a recommendation to the Board of Supervisors (“Board”) concerning a request from Carson City (“Applicant”) for a proposed ordinance amending the zoning map to change the zoning from Limited Industrial (“LI”) and Single-Family 1-acre (“SF1A”) to LI for the entire parcel located at 1601 Fairview Drive, Assessor’s Parcel Number (“APN”) 010-061-84.  (Heather Ferris, hferris@carson.org)

Staff Summary:  Through the annual review of the Master Plan and Zoning Map, the Board and staff have identified the subject parcel as appropriate for consideration of a mapping correction.  The proposed amendment will create consistency across the entire parcel and with the existing use.  The requested zoning map amendment is being made concurrently with the request for a master plan amendment (MPA-2022-0502).  

14.L LU-2022-0431 For Possible Action: Discussion and possible action regarding an application from Carson City Holdings, LLC (“Applicant”) for a special use permit (“SUP”) to allow for a brewery with tasting room on property zoned Tourist Commercial (“TC”) located at 1588 Old Hot Springs Road, Assessor’s Parcel Number (“APN”) 008-123-23.  (Heather Ferris, hferris@carson.org)

Staff Summary: The Applicant is proposing to convert an existing 5,000 square foot warehouse building into a brewery with a tasting room.  Carson City Municipal Code (“CCMC”) 18.04.140 allows a brewery with a tasting room in the TC use district, subject to first obtaining an SUP.  The Planning Commission is authorized to approve the SUP.

14.M LU-2022-0434 For Possible Action: Discussion and possible action regarding an application from Tanamera Construction (“Applicant”) for a special use permit (“SUP”) for a multifamily residential development on properties within the Lompa Ranch North Specific Plan Area zoned Multifamily Apartment, Specific Plan Area (“MFA-SPA”) and Single Family Residential – 6,000, Specific Plan Area (“SF6-SPA”) located to the west of Airport Road, to the east of Interstate 580, and generally to the south of Menlo Drive, Assessor’s Parcel Numbers (“APNs”) 010-741-02 & -03.  (Heather Manzo, hmanzo@carson.org) Staff Report, Part I, Part II, Part III, Late Material 

Staff Summary: The Applicant is proposing to construct a 306-unit multi-family residential project on a ±23.98-acre parcel.  The parcel was recently involved in a lot line deletion resulting in the merging of two parcels into one (a new APN has not been assigned).  The parcel has two use districts, MFA-SPA and SF6-SPA.  A multifamily dwelling is allowed in MFA-SPA but not in SF6-SPA.  Under Carson City Municipal Code (“CCMC”) 18.04.020, an SUP is required where a use is allowed in one use district on the parcel but not the other use district.  The Planning Commission is authorized to approve the SUP.

14.N LU-2022-0514 For Possible Action: Discussion and possible action regarding an application from Resource Concepts Inc. (“RCI”) for a special use permit (“SUP”) for a parking lot on property zoned Public and located at 604 W. Musser Street, Assessor’s Parcel Number (“APN”) 003-192-03.  (Hope Sullivan, hsullivan@carson.org)

Staff Summary. RCI owns contiguous properties at 340 Minnesota Street and 505 West Telegraph Street.  Both properties have served as office space for RCI.  In October there was a fire at 340 Minnesota Street and that property cannot currently be occupied.  To accommodate needed on-site office space, RCI proposed to place temporary office space in the parking lot of 505 West Telegraph Street and to utilize the contiguous subject property for parking.  As the subject property is zoned Public, the parking lot can only be established upon issuance of an SUP.  The Planning Commission is authorized to approve the SUP.

14.O MPA-2022-0486For Possible Action: Discussion and possible action regarding a recommendation to the Board of Supervisors (“Board”) concerning the annual Master Plan report.  (Hope Sullivan, hsullivan@carson.org)

Staff Summary: Nevada Revised Statutes (“NRS”) 278.190 requires the Planning Commission to annually make recommendations to the Board regarding the implementation of the Master Plan.  Staff will provide the Planning Commission with information regarding past, current and future Master Plan implementation actions for the Commission’s consideration.

14.P ZA-2022-0519 Discussion and possible action regarding a recommendation to the Board of Supervisors (“Board”) concerning an application from Will Adler on behalf of Green Thumb Industries Inc. (“Applicant”) for an ordinance amending location requirements for medical marijuana dispensaries and marijuana retail stores.  (Hope Sullivan, hsullivan@carson.org) Late Material - Public Comments 

Staff Summary: The Applicant is proposing to amend Carson City Municipal Code (“CCMC”) 18.04.130 to allow marijuana retail stores and medical marijuana dispensaries in the Retail Commercial use district within Township 15N, Range 20, Sections 5, 6 and 8 which is generally the area along North Carson Street north of Winnie Lane and west of Hot Springs Drive.  
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Appeal of a Commission item:  An appeal must be submitted to the Planning Division within 10 days of the Commission’s action. To be part of the administrative record regarding an appeal of an item on the agenda, you must present your comments at the podium or have previously sent correspondence to the Planning Division regarding an item on this agenda. For information regarding an appeal of a Commission decision, please contact Hope Sullivan, Community Development Director, at 775-887-2180, via e-mail at hsullivan@carson.org, or via fax at 775-887-2278.
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15.    Staff Reports (non-action items)
            - Director's report to the Commission. (Hope Sullivan)
            - Future agenda items. 
            - Commissioner reports/comments.

16.    Public Comment
The public is invited at this time to comment on any matter that is not specifically included on the agenda as an action item. No action may be taken on a matter raised under this item of the agenda.

17.    For Possible Action:  Adjournment
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**PUBLIC COMMENT LIMITATIONS – The Planning Commission will provide at least two public comment periods prior to adjournment in compliance with the minimum requirements of the Open Meeting Law. In addition, it is the Planning Commission’s aspirational goal to also provide for item-specific public comment. In order for members of the public to participate in the Planning Commission’s consideration of an agenda item, the public is strongly encouraged to comment on an agenda item when called for by the Chair or Vice-Chair during the item itself. No action may be taken on a matter raised under public comment unless the item has been specifically included on the agenda as an item upon which action may be taken.  Public comment will be limited to three minutes per speaker to facilitate the efficient conduct of a meeting and to provide reasonable opportunity for comment from all members of the public who wish to speak.  Testimony from a person who is directly involved with an item, such as City staff, an applicant or a party to an administrative hearing or appeal, is not considered public comment and is not subject to the three-minute time limitation.

Please note: Any person who wishes to have their complete testimony included in the permanent record of this meeting should provide a written or electronic copy to the Chair or Vice-Chair in addition to any other written material. Minutes of the meeting are produced in a summary format and are not verbatim.

For Further Information

Agenda Management Notice - Items on the agenda may be taken out of order; the public body may combine two or more agenda items for consideration; and the public body may remove an item from the agenda or delay discussion relating to an item on the agenda at any time.

Titles of agenda items are intended to identify specific matters. If you would like more information about an agenda item listed above, please contact the staff member listed at the end of the particular item in which you are interested at 775-887-2180. Contact planning@carson.org if you would like copies of supporting materials for an agenda item.

Notice to persons with disabilities: Members of the public who are disabled and require special assistance or accommodations at the meeting are requested to notify the Planning Division in writing at 108 E. Proctor St., Carson City, Nevada 89701, or call 775-887-2180, at least 24 hours in advance of the meeting.

This agenda and supporting materials for the meeting are available in the Planning Division office located at 108 E. Proctor Street, Carson City or at www.carson.org/agendas.

This agenda has been posted at the following locations:
City Hall, 201 North Carson Street
Community Development Department, 108 E. Proctor Street
Carson City Website - https://carson.org/agendas
State Website - https://notice.nv.gov