Planning commissioners OK industrial development near golf course

A sizeable industrial project is likely to rise directly south of Eagle Valley Golf Course in the coming year.

Wednesday, the Carson City Planning Commission unanimously approved a special use permit (SUP) to allow a maximum roof height of 36 feet and 2 inches and maximum parapet height of 41 feet and 6 inches for four warehouse and distribution buildings on 24.31 acres zoned limited industrial (LI). The property lies northeast of the Carson City Airport, on a stretch of Arrowhead Drive between Technology Way and Bowers Lane.

According to a staff report, the applicant, Tolles Development Company, plans to build 341,800 square feet of warehouse and distribution space through four separate buildings on three separate parcels. This type of industrial use is allowed in the LI zone.

“However, the structures are proposed to be taller than the maximum of 32 feet as outlined in CCMC (Carson City Municipal Code),” reads the report. “CCMC 18.04.195 states that a structure may exceed the allowable maximum height subject to first obtaining an SUP.”

Reno-based Tolles was founded in 2016, according to the company’s website.

“Tolles Development has a focus on acquisition, development, and management of industrial, office, retail, and hospitality property,” says the site. “Our team members have been developing a wide array of product across the country including Portland, Philadelphia, Savannah, Chicago, Reno, and Las Vegas. Our partners range from individual investors to multibillion-dollar pension funds to Wall Street hedge funds.”

Project spokesperson Tomi Jo Lynch told the Appeal the industrial development is a speculative build, but the development team is in negotiations with interested tenants. She could not yet comment on specific companies interested, but she said Carson hasn’t seen a project of this nature for 20-30 years.

Developers plan on completing the largest, eastern-most building (161,280 square feet) this year and plan on starting the other three structures as well, Lynch said.

Conceptual layout by Tectonics Design Group, for Tolles Development Company, depicting four new warehouse and distribution buildings planned for Arrowhead Drive south of Eagle Valley Golf Course in Carson. 

Bowers Lane resident Scott McDaniel wrote a letter to the planning commission listing concerns about increased traffic in the area.

“It is apparent from what I have seen, read and studied, that there is a major issue with Bowers Lane and Nye Lane,” McDaniel wrote. “I know that the citizens who live along the streets mentioned would be willing to work with the city to find solutions to the current issues.”

Carson City Public Works Senior Project Manager Stephen Pottey said the transportation department is aware of traffic issues along Bowers Lane, but he also stressed the SUP request was for building height.

“In this case, the height of the building doesn’t have a nexus or a link of connection to the traffic, per se,” he told commissioners. “What will happen is, if the commission chooses to approve the special use permit … what would happen next is the project would go to (a) building permit. At that that time, it would be required to submit a traffic impact study, and staff would review that with the transportation department and make any necessary corrections and mitigations at that time.

“I will point out that one of the issues that was brought up was Bowers Lane, and the traffic on Bowers Lane is an issue the transportation department is aware of, and it is one of the issues that we want the project to address with their traffic impact study at the time of the building permit.”

• In other action, planning commissioners approved a SUP for T-Mobile West LLC by Crown Castle USA Inc. to collocate and install new antennas and equipment on an existing 98-foot telecommunications pole resembling a pine tree. Called a “monopine,” the structure is located at 5364 Sierra Highlands Drive off West Highway 50.

The property is zoned single family 5 acres (SF5A), a residential zone.

“CCMC Chapter 18.15 Communication Facilities and Equipment notes that wireless telecommunication facilities are prohibited in the SF5A residential zoning district except when a SUP for a proposed new facility or collocation at an existing facility is first approved by the Planning Commission,” reads a staff report. “It is worth noting that wireless telecommunication facilities are regulated by the Federal Telecommunications Act of 1996 which prohibits local governments from adopting ordinances that impose unreasonable barriers to the siting of towers/antennas and the provision of wireless service.”

Crown Castle owns the monopine that T-Mobile and other providers use. Jorge and Kelly Tarango own the underlying property that they purchased with the existing lease. However, they wrote a letter to the planning commission stating concerns about potential health effects of the new equipment.

“There is not enough historical data as to the long-term radiation effects caused by these towers; there is even less environmental studies on the short- and long-term effects of new 5G technology,” they wrote.

Planning commissioners wanted more information on health hazards and on coverage areas for the new equipment, specifically if it would enhance Carson City mobile coverage. However, planning staff pointed out the tower has been in use for 20 years. Carson City Deputy District Attorney Todd Reese further stressed some requests could fall outside the commission’s purview.

“As has been mentioned, the cell tower and communications industry is heavily federally regulated,” he said. “There are many things that the local jurisdictions cannot either stand in the way of or look into. Among those things is the emissions, the radiation — that is federally regulated. If the equipment has been approved by the FCC, Carson City, as a jurisdiction, has no authority to object to the equipment.”

Commissioners decided they did have authority to regulate the maintenance of the monopine. They added a condition of approval stipulating the pine-like screening meet the aesthetic requirements of the original permit.

“The ‘stealthiness’ of the monopine is not as stealthy as it was 20 years ago,” said commissioner Vern Krahn, “And so I don’t think it’s meeting what I think was the original intent of screening the equipment.”

The vote for approval was 5-2. Commissioners Sena Loyd and Nathaniel Killgore voted no. Loyd said she did not have enough information to make finding 2 for the permit. That finding requires no detrimental effects on surrounding properties.

Killgore also pointed to finding 2.

“Citizen, property and happiness first,” he said. “That should be pretty simple to understand: citizen before corporation.”