Planning Commission - Regular Meeting

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Come on. [clears throat] Good. Good. You're there. Test test. We're good. Fantastic. We'll go ahead and call the January 21st, 2026 regular planning commission meeting to order. Uh confirmation of posting and roll call. Thank you. The agenda was posted in accordance with Nevada open meeting law and all members are present with the exception not present in the chamber. Is Mr. Rudd on the phone line? Yes. All members are here. Thank you. Please stand and join me in the pledge of allegiance.

I pledge algiance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, liberty and justice for all. We'll go ahead and open up the initial public comment. Anyone wishing to speak during the initial public comment. Folks may also call in at 702589-9629. Hearing and seeing none, we'll go ahead and close the initial public comment. Agenda item number one for possible action. Approval of the minutes of the November 19th, 2025 regular meeting.

I'll second. Do I have a motion? Motion to approve. I've got a motion. A second. And a second. All those in favor say I. I. All those opposed. Motion carries. Item number two for possible action. Election of officers.

Uh good evening, Chairman McN, members of the commission. Nikisha Lion, city planner with the community development department. So item number two before you tonight, uh per the commission's rules of procedure, uh positions for chairman and vice chairman must be elected each year. Uh the current chairman is Fritz McDonald and the current vice chairman is Lrum. Uh the chairman is the presiding uh officer uh of the commission meetings unless they are unable to attend in which the vice chairman would fulfill that role. So, instructions for the nomination and voting process. Um, that's on page 11 of the agenda packet. Um, any member may nominate any other member for vice chairman, I'm sorry, for chairman or vice chairman. The current chair will open up the floor for the nominations. If only one nomination is made, that person is automatically elected chairman uh by acclamation. And if more than one nomination is made, the commission members uh shall take a vote for nominations for chairman and then you'll repeat that process for vice chairman. So I'll hand it back over to you uh chairman McDonald to go ahead and conduct that process. Thank you.

Okay. [panting] Thank you. We'll go ahead and open the floor to nominations for chair. for chair. Are you interested in uh I will be moving to Texas at some point in the near future. Uh it could be anywhere from 2 months to 6 months, but at some point I will. So they'll then appoint someone. If I'm chair, you're then also going to have to reelect a chair. So, I'm happy to serve if absolutely everyone is against serving, but I also don't want to do a disservice and take something on when I may be gone by July.

But you don't need to be nominated, right? Yes. He does. Yeah. Okay.

I nominate Luke Crumb. That was Steve. Steve was Steve on the phone. Oh, do we have to have a second to that? No, you can either do another nomination or so if we uh uh do you accept the nomination? Yeah, I I could do it. Fantastic. But I'm also I'm like you, Fritz. I'm open. If somebody else wants a chance to do this, please throw your name in the hat. Thank you.

So, we've got a nomination. Any other nominations from the floor? Hearing no other nominations from the floor? Uh, congratulations, Chairr. All right, we will conduct the same thing for vice chair. Steve, I'm going to nominate Tony. Tony, do you accept?

Any other nominations from the floor? No other nominations, then congratulations to our chair and vice chair. Thank you both. Do do we officially change over right now or is that starting next month? I think it's right now. Yeah, I think it is because the action has taken place. That's correct. We can We don't have to move, do we? I think that's okay. You can move the cameras, too. There you go. [laughter]

I'm sorry, Nik already. It's okay. [laughter] Um, we are on to item number three. Matters pertaining to um, Toll South LV LLC Liberty Ridge BC1 BC number 115 phases one and two. Thank you, Chairman Crumb. Uh so this is for consideration of two final map applications for phase one and phase two of the Liberty Ridge um subdivisions Boulder City subdivision number 115 commonly known as track 350. Um as shown on the screen uh Liberty Ridge is located at the southwest corner of the intersection of Adams Boulevard and Bristol Cone Drive. This contains 122 single family residential lots with a mix of residential uses. So R17, R110, and R115. Uh page 13 of the agenda packet provides a recent history of the subdivision and the associated land entitlement processes that it has um had to go through. Um the city council did approve the tenative map on October 14th of um last year, which allows for the developer to go ahead and proceed with final maps to actually create the lots for sale. as the developer plans to purchase and develop the property in three phases. Um as shown on this slide, uh two parcel maps were previously approved to essentially divide the property up into those separate parcels for acquisition. Um the developer purchased two parcels uh that's outlined in blue on the screen, which represents the first initial phase of the development that was in December of last year. Um and so this is the first takedown or closing that's associated with the land purchase agreement. Um based on the just appropriate naming for subdivisions, the first phase of the development is being recorded in two phases um as shown on the applications. Uh so phase one um outlined here in green at the bottom is

located on parcel one of the overall subdivision. This is south of Clubhouse Drive and west of uh Bristol Cone Boulevard. Phase one is 8.19 acres and contains 27 residential lots, 13 uh of which are zoned R17, 11 zoned R110, and three zoned R115. Uh phase one includes two private parks associated and associated common areas for landscaping. Uh access to phase one is via Clubhouse Drive to uh Hero Ridge Avenue, which leads into Valor Landing Street, uh which runs parallel to Clubhouse Drive. Um phase two is outlined in red on the screen. This is located on parcel three of the overall uh subdivision. So west um along Brisl cone drive. Uh phase 2 is 12.08 acres and it contains a total of 29 lots 15 zoned R110 and 14 zoned R115. Uh for phase two, access is via Bristol Cone Drive to Honor Lane Street, which leads into Silver Shield Court and then High Salute Court. In total, phase one and phase 2 um contain uh 56 lots. The final maps are in compliance with the tenative map that was approved and then the applicable standards for the R17, R110, and R15 zoning districts. The subdivision will be served by extension of existing utilities in the area at the developer's expense and then installation of uh these utilities are currently under review by a public works department. A grading permit has been issued by the city and grading is underway for the entire subdivision. The developer will install and the HOA will uh maintain landscaping along Bristol Cone Drive, Clubhouse Drive, and within the private parks. uh the aotments associated with the development of homes um on these lots, those were approved by the city council on October 28th of last year uh which provided 30 residential a

lotments each for construction years uh 2425 and 2526 for 60 in total to complete uh these two uh phases of the subdivision and then 30 reservations for 2627 which um will apply to the next phase um once those are uh converted over to actual aotments. Uh there's no noticing requirement that's assoc associated with the final map applications. So the request before the commission tonight is to consider the final map applications and make two separate motions uh one for each phase to approve or deny the final maps based on the findings and conditions um in each associated resolution. Draft motion language is on page 15 of the agenda packet. Uh staff is available for any questions that the commission may have um as well as representing Toll Brothers tonight. Uh we have Isaac Summers here. Uh he's the vice president of land development. Um and he can answer any questions that you may have. Thank you.

Thank you, Nikesha. Are there any questions or comments from the board to either staff or Mr. Summers? I will open public comment on this item. Anybody wishing to speak or call in? Anybody wishing to call in can call 702-589-9629. And seeing none, I'll close public comment and ask for a motion. I move to approve resolution 1275 which includes findings and conditions for a recommendation in favor of the final map for phase one of BC number 115.

I'll second. All those in favor? I I. Any opposed? Motion carries. Resolution number 1276. Do I have a motion? I move to approve resolution number 1276 which includes findings and conditions for a recommendation in favor of the final map for phase 2 of BC number 115. I'll second a motion and a second. All those in favor?

I opposed. Motion carries. Thank you. Item number four for possible action matters pertaining to a proposed zone zoning ordinance text amendment. Nikesha. Um, so this item is for consideration of a tax amendment to amend title 11, chapters 10 and 11 of city code. And this is to authorize residential uses on properties zoned for commercial uses subject to certain uh requirements as required by Assembly Bill uh 241 of the 2025 legislative session. And then to also clarify existing language regarding caretaker residents. So on May 31st of last year, um, Assembly Bill 241 or AB241 was signed into law. Um, this mandates that each governing body shall adopt an ordinance that authorizes by right a multifamily housing development or mixeduse development that includes um a residential use on properties that are zoned for commercial and this must be done by March 1st of this year. Uh, the city has two commercial zoning districts. We have our C1 neighborhood commercial zone and then our C2 general commercial zone. Uh residential uses that are subject to all provisions that are specified by the R3 regulations for such residential uses. That use um that's a conditional use within those two zoning districts. Uh types of residential uses that include single family, two family and multif family dwellings uh when the proposed density of the development is less than 11 units per net acre. Um or dwelling groups as well. uh conditional use permits uh previously considered by the planning commission for residential uses in the C1 and C2 zoning districts. Uh those are listed beginning on page 29 of the agenda packet. Uh minimum lot space, lot area per dwelling unit, dwelling unit size, minimum yard space, height and bulk requirements and other applicable requirements of title 11 do apply to those. uh staff has prepared the

proposed amendment uh to the two chapters of title 11 to comply with assembly bill uh 241. is to add residential uses other than caretaker residences as a permitted use and then subject to conditions that um clarify that the provisions uh that are set forth in chapter 5 of title 11 which is the R3 zoning regulations apply uh that the use must be designed, constructed and operated um in compatibility with adjacent land uses. And then the building layout inclusive of height, bulk, lighting, landscaping and screening, parking access and waste disposal must be designed to not be uh materially detrimental to the uses and properties in the immediate vicinity. Uh the proposed language also distinguishes caretaker residences from these types of residential uses and removes uh residential uses subject to all provisions specified by the R3 regulations for such residential uses as a conditional use. Now making it permitted subject to the conditions as just mentioned. uh chapter 33 of title 11. This provides the applicable standards and findings that must be made for a text amendment and staff finds that the proposed zoning amendment does not um require amendment of the adopted city master plan and does not conflict with the goals and objectives of the master plan. Uh impacts in regards to existing land use, adjacent areas, uh utilities, noise, drainage, and character of the existing neighborhoods. Those will be evaluated upon um the applicable permitting process related to the type of use on a specific property. um when those come forth if this is to be approved. Um and they're not applicable um in general to any sort of general uh zoning text amendment at this time. Uh the item was notice in conformance with city co and state law. We have not received any written public comments at this time. Um, so the request before the commission tonight is to hold the public hearing, deliberate, and make a motion to either recommend approval or denial of the request uh using the draft motion language that is on page 31 of the agenda packet. Um, and staff is available for any questions

that you may have. Thank you.

Thank you, Nikesha. I'll go ahead and open the public hearing first. Um, anybody wishing to speak on this item can do so. You can call in at 702-589-9629 hearing. And seeing none, I'll close the public hearing. Do does the commi commission have any questions for staff? I have a couple comments and questions and I apologize because um that was a lot, Nikisha. But first, I I would just I just want to um make the statement that I wish the bill would have been in the packet. We could, you know, I I called and asked for it today and maybe this isn't our role because it is statemandated. I understand that, but I don't understand the context behind it. So, I had to Google what this bill was. And um so that then of course when I did that, it led to a lot more questions. So just so I understand this correctly, by means that they wouldn't have to go through a zoning process specifically related to zoning if they wanted a multi if a developer wanted a multi- family development in a commercial zone. This removes the requirement for zoning or conditional use permit. Is that correct?

Yeah. So this would remove the conditional use permit process that would come forward. So, as long as they're able to comply with those R3 um zoning standards, then they would be allowed to move forward. Okay. Thank you for that. And then this would not apply to somebody who had a commercial space and just wanted to if they wanted to make an apartment above it, they'd still have to go through the conditional use permit process since it would be singular, not a multifamily dwelling that falls under R3. um not necessarily because we do allow like single family um within the R3. So it would have to just meet the specific bulk height other regulations. Um and if it did meet those then it would be permitted. So it's by right they wouldn't have it's by right they could do it. That is correct. Okay. And then I guess my last question is even if it's by right and they don't have to go through the zoning process, the city still has tools that it's not an automatic approval, right? Um so we still have the conditions and that was added in just to ensure compliance and compatibility with the adjacent land uses. Um so it still has to they still have to be evaluated and meet the R3 zoning standards. Um, and as always, it's completely possible that, you know, if the density exceeded certain requirements, they would have to come through a conditional use, they may need a variance. Um, you know, depending on the size of the lot and those kinds of things. So, once someone comes into the office and they're wanting to do those things, we would evaluate it at that time.

Okay, I understand. Thank you. Did you have something to say, Michael? Yeah, Chrum. uh also take into consideration that they're going to have to fully comply with our building and fire codes which have regulations as it relates to different uses and their relationship to each other. And so the city does have various tools to make sure that if there's a residential use near a commercial use on top of a commercial use that's compatible.

Oh, okay. That gives me some comfort. But I can't I mean in Boulder City I can't even think of where there could possibly even be a development that would be that is available.

Yeah, there's going to be uh very limited opportunities and again we're we're doing this because we need to be in compliance with state law. But um the intent of the bill as I understand it is they were trying to encourage more mixeduse development within the state and so that's why they were mandating that municipalities accommodate residential as a permanent use in the commercial zoning districts.

Right. I did read it was also to address a lot of uh vacancy in the commercial districts and and affordable housing. So, all right. Well, I appreciate I appreciate that explanation. Thank you. Does anybody else have any questions or comments? Okay. I will um take a motion. I move to approve resolution. Somebody jump ahead of me. 127 1274 1274 1276 resolution 1276 which is in conformance with the findings is not No, it's 1274.

Yeah, we did the last one. No, it's 1276. It's It's a typo. It is 1276. Yes, 1276 was one. It's 1274. Oh, it was moved in order. Sorry. So, 1274. So, uh I'll start over. I'll move to approve resolution 1274 which is in conformance with the findings as noted in section 11-33-9 of the Boulder City zoning ordinance. I'll second. All those in favor? I.

Any opposed? Motion carries. And item number five, monthly progress report on development allotments. Uh so the city council um approved 15 residential aotments and this was specific to the Beaser Homes project. Um so that was early last year. Um they've uh pulled or had issued nine building permits so far. Um and so the remaining that six those are about to expire. Um so the city council uh will be replacing those a lotments. That's going to be considered at the meeting next week. Thank you.

Thank you Nikesha. And our final item is public comment. This public comment can be about any matter. You can call in at 702-589-9629 hearing. And seeing none, I'll close public comment. Meeting adjourned.

Sto [laughter] had to get that last one in, huh? Thank you. Tell So that gives you ample time to uh grasp and curate the McDonald statue from the