More boat and RV storage for planning commissioners Wednesday

Nearly a month after approving a special use permit to convert the old K-Mart building in north Carson into a personal storage and commercial facility, Carson City planning commissioners will review plans for outdoor RV and boat storage on 3.64 acres east of Emerson Drive near the south terminus of Louise Drive, also in north Carson.

The planning commission meeting begins 5 p.m. Wednesday in the community center board room.

For the storage project, commissioners will first consider a Master Plan amendment changing the Master Plan designation for the property from low density residential to community/regional commercial. Commissioners will make a recommendation to the Board of Supervisors regarding the requested amendment.

Then commissioners will consider a recommendation to supervisors concerning a tentative commercial Planned Unit Development (PUD) for the same project. The tentative PUD includes an amendment to the zoning map to change the use of the property from single-family 6,000 to tourist commercial PUD as well as a special use permit for the storage facility.

“It is adjacent to single family residences on 1+ acre lots to the north; commercial properties (vacant and developed as equipment yards) to the south-east; and I-580 to the south-west,” reads a staff report. “This is a remnant parcel from the freeway construction and was sold by the state of Nevada to the current property owner in 2016. The applicant is requesting approval of a tentative commercial PUD limiting the allowable use to a 167 space RV and boat storage facility (either covered or enclosed) with an on-site dump station on the subject parcel.”

The purpose of a PUD is “to encourage more efficient use of the land and of public and private services in Carson City; to reflect the changes in technology of land development so the resulting economies benefit Carson City, and to preserve or provide open space, protect natural, cultural and scenic resources, minimize road building and encourage stable, cohesive neighborhoods offering a mix of housing types,” according to the staff report.

“The PUD allows for flexibility of land development regulations, while controlling development in the best interest of the ecology, economy, public health, safety, morals, and general welfare of the citizens,” the report says.

PUDs also require developers set aside a minimum 30 percent of the project area for open space.

 “The parcel is 3.64 acres in size or 158,558.4 square feet. Therefore, the minimum required open space is 47,567.52 square feet or 1.092 acres,” reads the staff report. “The applicant has provided an exhibit demonstrating a total of 47,610 square feet of open space will be provided as designed. Staff is recommending a condition of approval requiring the applicant to provide an exhibit at the time of submittal of site improvement permit application demonstrating the minimum open space will be provided with the final design.

“CCMC 17.09.105 requires the developer to establish an organization for ownership and maintenance for all common open space and other common property. Since the property is not being subdivided and the entire parcel, including open space, will be under single ownership, staff is recommending a condition of approval requiring the open space to be maintained by the property owner.”

The PUD application was prepared by KLS Planning and Design Group and Monte Vista Consulting. Of the changes requested, the application says, “This land use was specifically selected because of the low intensity use with respect to traffic, noise, and lighting and lack of visual intensity such that it is a harmless use next (to) the residential on the north.”

The application included standards for the proposed PUD such as gate-controlled access for tenants, which “shall be restricted to the hours of 7 a.m. to 7 p.m. seven days per week.”

These hours of operation were required by the city in one of more than 20 conditions of approval for the project.

In other action:

• Planning commissioners will consider an appeal of the community development director’s denial of a building permit for a 62-foot-tall amateur radio tower on single-family 1 acre property located at 1630 S. Deer Run Road.

“On May 8, 2024, Michael Vicari (applicant) submitted an appeal of a denial of a building permit application, RES-2024-0835,” according to the agenda. “The application included a retractable amateur radio antenna support structure and antenna which extends to a maximum of 62 feet above ground. Per Carson City Municipal Code 18.15.020 (3) 40-foot amateur radio antennas designed for personal, non-commercial use, located in residential use districts, are allowed.

“The applicant has submitted new information concerning his application, which indicates that a 40-foot height may not allow for effective operation of amateur radio communications. In light of the new information, staff requests that the planning commission remand this matter back to the community development director for further consideration.”

• Planning commissioners will consider a SUP for an existing marijuana production facility in a general industrial zone at 8001 Highway 50 East.

“BCC8001 LLC (applicant) is requesting an SUP for the continued operation of a marijuana production facility at the subject location,” according to the agenda. “An SUP (SUP-15- 013) was approved by the planning commission on March 25, 2015. The current owner is selling the business to the applicant.”

City code requires a new SUP for an operator change, although “no other changes are proposed” in this case.

A new SUP is also being requested for the operator’s marijuana cultivation facility on the property, which is about five acres.

“The cultivation portion of the facility utilizes approximately 3,108 square feet of the existing 4,468 square foot building,” reads a staff report. “The cultivation facility includes bloom chambers, a vegetation room, a drying room, a trimming room, and packaging area. In addition, there is a bathroom, a vault room, office space and an air lock room for ingress and egress. The applicant notes the cultivation facility is not currently in use; however, there is an active business license for the current operators at this location.

“The production portion of the facility focuses on the extraction of cannabinoids and converting them into a concentrate for use in edibles. The production facility encompasses the remaining, approximately 1,360 square feet of the building. The production facility includes a commercial kitchen, freezer, cooler, sink, stove, a water treatment room, and a storage and clean up room. In addition, there is a bathroom, a vault, and a loading and receiving area.”

Conditions of approval for the new SUPs stipulate the applicant maintain state licenses (and city business licenses) and not consume or sell marijuana on the premises. A ventilation/filtration system is also required to prevent “offensive odor discharge from the building.”