Planning Commission - Regular Meeting

[Music] Heat. Hey. Hey. [Music] Heat. Heat. [Music] Good afternoon, Paulie. Can you hear me?

We can hear you. Yes. Good afternoon. I'd like to call the October 15th planning commission meeting to order. Confirmation of posting and roll call.

Thank you. The agenda was posted in accordance to Nevada open meeting law. All members are present with the exception of chairman McDonald who is absent and member who's participating via teleconference. Thank you. If everybody could please stand and join me in the pledge. I pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. Our first item is public comment. This public comment period is limited to matters on the agenda for action. Each person has up to three minutes to speak. I will now open the public comment period. [Music] You may also call in to 702-589-9629 for this public comment period. Seeing and hearing none, I'll close the

Sorry, somebody I apologize.

Hello, my name is Aaron Meadow. Uh I am not in support of the uh change uh of of use and the and the reszone. Um essentially the the storage facility going into this property. Um the reason why is because uh it's to my knowledge it doesn't comply with the CCNRs uh of the property. Uh obviously it's not allowed in the C2 zone. Uh will not promote any uh further retail of the shopping center. So it's going to hurt those other businesses in the complex. It does not allow uh to attract a potential big box because we the train museum hasn't opened. As soon as the train museum opens, it will attract more people. And ultimately, the problem with the property is the deed restrictions. It's not finding an occupant for a large big box. So, the problem is the owner of the property and the deed restrictions they imposed. And I believe there's other legal merit to why that shouldn't be allowed, and I can discuss that off the record. However, it shouldn't uh it's my opinion that it shouldn't be allowed to move forward uh because it's going to ruin that complex uh for uh retail. Thank you.

Thank you, Mr. Meadow. Any other public comment hearing? And seeing none, I'll close the public comment period and move on to item number one, approval of the minutes of the September 17th, 2025 regular meeting. Do I have a motion? Motion to approve. A second. I have a motion and a second. All those in favor say I. I. I.

Any opposed? Motion carries. Item number two is for possible action is matters pertaining to approximately 2.96 acres in the C2 general commercial zone located at 1031 Boulder City Parkway staff. Uh good evening. Thank you, Vice Chairr. Uh good evening members of the commission. Nikisha Lions, city planner with the community development department. So before you tonight, as Vice Chair Crumb just stated, this is consideration of three conditional use permit applications that pertain to approximately 2.96 acres located at 1031 Boulder City Parkway, which is southwest of the intersection of Boulder City Parkway/Buchanan Boulevard and Nevada Way, which is shown on the screen uh in the location map. The applicant is proposing to redevelop the site. Uh this is to accommodate a climate controlled storage facility for boats, RVs, and classic cars within the existing um 46,750 ft building. Um this facility would include retail and concierge services essentially to enhance the lake lifestyle experience such as gear storage, showers, restrooms, a snack area, and a small pro shop. The applicant would also like to construct a full-ervice car wash that's on the northeastern portion of the uh subject park uh subject property in the parking lot. Um as well as to allow for an outdoor display area um and a portion of the existing parking lot. This is to accommodate the sale of automobiles and RVs. the existing building and parking lot. Uh it's a component of a larger shopping center and was most recently a human milk collection and processing center. That's what the building was used for. Um prior to that it was formerly a grocery store. So their intent is to create a one-stop facility where customers can essentially store, clean, and sell their cars, boats, and RVs in one centralized location. The subject

property is zone C2 for a general commercial zone. And as these uses are conditionally permitted, each use must be considered and separately approved uh by this commission in order for them to use the site uh as they would like to. The justification narrative, conceptual use summary, and a site plan that they provided that's associated with this request that's been included in the commission packet that starts on page 45. Uh per city code, the commission must evaluate each application that's based on several factors to ensure that the proposed uses align with adjacent uses and structures and will not be detrimental to the health, safety, morals, and the general welfare of the city. The five criteria are outlined uh in this section for consideration by the commission. Um and at minimum, they must be found to be satisfactory as it applies to each of the conditional use permits. Uh so this includes consistency with the master plan in the future land use map, compatibility with the adjacent uses and the character of the area. Um ensurance that the design is not again detrimental to the health, safety and general welfare um of the city nor will the uses create uh any nuisances for the abuing property owners and tenants. And then that there is adequate public facilities to serve the uses. So further details regarding conformance with each of the criterion that's based on the applicant's response and staff's analysis that's provided to you in the agenda packet that starts on page 31 and goes to page 36. Just to quickly summarize um from my analysis uh the subject properties master plan future land use designation is a community commercial which is similar to the majority of the properties that are within this area. The proposed uses are consistent uh with providing a range of commercial uses to serve the community which vary in scale and character. Um is located along a major or main thoroughfare and is um

appropriate in size for this type of use. The subject property is surrounded predominantly by other commercial uses that are zone C2 or uh CM which is commercial manufacturing. The proposed uses are compatible with the adjacent lane uses within this vicinity. So that includes restaurants, general retail, a future museum, uh, auto repair and other commercial uses. Um, and has limited impacts to the existing residential uses that are near the area. The site is fully developed and it has been for quite some time. And so again, as I've previously mentioned, it was used as a grocery store. And then most recently back in 2018, it was a human milk collecting, testing, processing, and uh distribution center. Uh future renovations and improvements impacting the building layout, uh which includes the height and bulk, lighting, landscaping and screening, parking, uh ingress and egress to the site, loading facilities, and uh waste disposal. those shall be designed to not be materially detrimental to uh the uses in the properties in the immediate vicinity. Uh those design and sighting specifications, those all must conform with applicable zoning, public works, building and fire codes. Um and those will be evaluated uh during the appropriate building permitting processes that would come later on if these were to be approved. Uh this request does not present concerns in regards to noise, odor, traffic, or um nuisances to the surrounding properties. Uh each attached resolution notes that um should there be any unresolved complaints in regards to any nuisances, a new public hearing as well as possible um revocation of the conditional use permits uh can be required. The building department, utilities department, fire department, and our public works department, they've all reviewed uh the proposed request. the drawings and materials that have been provided by the applicant. Uh so staff has associated

conditions with each of these uses um based on those reviewers comments. So starting with the proposed car wash use uh this use is subject to further evaluation by our public works department uh through the submittal and approval of detailed um improvement plans. Uh those will include any proposed utility connections for water, sewer, and storm drainage. And that's to ensure that these are um appropriately designed. and then they do not negatively impact any city infrastructure. Additionally, the applicant must install a sand oil separator for the functionality of the car wash use and this is to prevent contaminants like oil and um sediments from entering into the public sewer system. Um, as the car wash use will involve new construction of a building, uh, and the applicant is located within 2 miles of our municipal airport, uh, they must go through the appropriate processes with the Federal Aviation Administration um to ensure that if there are any impacts that they're able to mitigate those when they're, um, constructing the uh, new car wash facility if approved. uh for the proposed storage facility. This use is subject to further evaluation by our fire department as well as our building department through the submittal and acceptance of a third-party fire protection report. And so this report specifically addresses the feasibility of the proposed storage use uh including any required building construction standards and fire suppression systems. um as well as they would need to provide uh detailed information in regards to the types and um quantities of materials that are going to be stored within the facility to determine um the change of occupancy classification that will occur uh for the building. So final approval of the conditional use is contingent upon the the appropriate fire suppression and fire construction upgrades and then confirmation that the proposed occupancy classification change is appropriate for the facility and the

location. Uh the commission has the option to approve modifications to these requests if they deem necessary and the application was noticed in accordance with state law. We've received one written public comment uh that was received earlier today that's been provided to you all. Um, this was against so in opposition of the outdoor sales and display area for a new and used car um, and RV sales. Um, and so with that, the community development department respectfully requests that the commission conducts the public hearing and considers the three conditional use permits and then makes a motion to either approve subject to conditions or deny uh, based on staff's findings. Um, as noted in the staff report and then each of the separate resolutions, staff is available for any questions that the commission may have. The applicant uh is in attendance tonight and they can answer any other questions that you may have. Thank you.

Thank you, Nikishha. I will bring it back to the commission for any questions for staff or the applicant. Hi, this is Beth. I have a question. Um, regarding potential deed restrictions, would that have any impact on anything we do tonight or that's not our problem? Uh, that's not something that the city regulates. Thank you. Um, in relation to the retail space as a whole for that plaza, would this variance just specifically be for the um, lot outlined? Yeah. So, the conditional use permits, any that you guys do approve tonight that's specific to the lot that was outlined,

would the applicant be required to have specific environmental insurance related to the car wash? Don't know the answer to that question, but obviously any uh approvals that are required will be necessary before we can issue any building permits for that use. Thank you. I'm good. Thank you. Any other comments or questions from the commission? I have a comment. Go ahead.

So, per title 11, chapter 30-3. It's uh consideration by the commission A2 that the use will be designed, constructed and operated so as to be compatable with the adjacent use of land. The existing or planned character of the general vicinity and the natural environment. Boulder City has made commendable strides to enhance the vis the visual and cultural appeal of this main intersection where Boulder City Parkway, Nevada Way, Buchanan Boulevard converge. The monument sign welcoming visitors to the historical district uh along with the impressive new state museum under construction on the opposite corner rele reflect a clear commitment to preserve and celebrate the city's heritage and aesthetic views of yeah view uh values sorry in introducing the use that conflicts fixed with this vision would undermine the cohesive character of the area. In my view, the proposed development does not align with the surrounding land use of the city's long-term planning goals for this prominent gateway. Thank you.

Thank you. Any other questions or comments from members of the board? Nikishha, I have a couple questions. Please

go ahead. So I see on our recommendations in the packet there's not a I mean I know we can modify this at our discretion but it's um you know how how does it work procedurally if as this project moves forward and staff discovers there might be an issue with ingress egress or the fire department has an issue would it come back to the planning commission for reconsideration? ation or it just fails.

With respect to um the planning commission's consideration tonight, you're looking at the appropriateness of the uses if there needed to be minor modifications at the staff level. uh that could be done without having to come back, but staff would bring it back if it results in major changes to what is being represented in terms of layout and access that might impact the uh planning commission's consideration. So that would be uh staff uh having it come back before the commission in that instance.

Thank you, Michael. I I do have concerns about ingress and egress and people pulling big boats or um recreational vehicles off of that property. Uh currently there's only two ways to get out and one is turning right down Buchanan which le which would lead those types of vehicles and traffic into a residential area that's in the process of building anotherund and some plus homes. Um, it's where kids cross to go to school. And also the other way out would be right onto Nevada Highway, which is on a good day very busy and would be very difficult to get out. And in addition to that, they'd have to stay in the right lane, which takes all of those RV recreational vehicles through downtown cuz they would not have the space or time to move over to the left lane and go down the highway like to the lake, let's say. So I I mean I don't think that this is the highest and best use of this piece of property is I think this is I mean very unfortunate um in my op in my opinion. Um and so I guess we'll just evaluate these one by one. I'll take these one at a time. Um, and be before I open the public hearing, just a last chance for anybody to have any comments or questions for the staff or applicant. Okay, hearing and seeing none, I will open the public hearing on the applications for conditional use permits.

Hi, Vice Chair Crumb and commissioners. My name is Randy Black Jr. I'm the applicant. My address is 10, what's my new address? 11825 Boulder Highway, uh, 89161. Um, a little family history here. We've been in this valley since the early 40s. My grandfather actually had, um, Boulder Dam Cargo and Freight Commission Service. So, our family's been around here since the 40s. This isn't anything that we take lightly. It's my backyard, too. um grew up playing high school against the Eagles, not for the Eagles, but uh really couldn't have my own choice of where I lived at that point. Um all valid concerns on this piece of real estate. We all remember it, or at least I do as a Lies and a Bonds, and now it's been the the breast milk um collection facilities. And we have dealt with Kroger uh for quite some time. Initially trying to get a secondary grocery store, which is what the community wants. We dealt with natural grocerers on the property we own across the street from this which is the vacant 10 acres that maybe everybody doesn't know at university and um and beer over there. Um and it's just a very difficult property. So I I hear a lot of the things I don't disagree the traffic studies and whatnot are a valid concern. We probably don't. At the point that we made this application, we thought RVs were going to be a bigger component of this dealing with the structure of this building from the '60s. The glue lamb clear span beams that have a lot of support in there structural structurally. There's not a lot of clearance for anything other than probably wakeboard boats and pleasure boats, not even big like 40ft cigarette style boats. So part of the amendment that Nikishha helped us with and Michael did too on on this request was we heard the concerns. We were paying

attention to the social media with with the reports and whatnot for the city. We heard the concerns about storage. Do we need storage? Um being that we're making a pretty large investment in here, we did a lot of marketing or a lot of market research on data for the storage facilities. you guys are pretty much full in every storage facility and there is no climate controlled storage facility to speak of that's available. So the demand is there without a doubt. Um as far as ingress and ingress out of the center, I'd have to double check, but I count five points of ingress and egress. and our traffic circulation plan calls for staging. Uh understanding peak hours, the proximity to the lake on what we're doing. Understand boats being the major component. RVs probably go away for storage for the most part unless they're small units that we can fit in and out of there. Um and collector cars and maybe even some side by sides, something of this nature to generate enough revenue to support. Along with that, there's no service. There is a detailing operation. It was the intent. We've dealt with um Jeff Klein, who's the Capriyottis across the street, a lot of local vendors to try to establish some facilities to where you could call up and say, "Hey, I'm coming out with the kids on Saturday morning. Can the boat be loaded with pops, ice, sandwiches, snacks, and goodies?" That that's part of the service side of it. So, that is a retail operation. um with a pro shop, you know, your gloves, your wakeboards, your tow ropes, floaties, life jackets, sunscreens, all of those type of these type of um service items that are necessary to accommodate a trip to the lake. So, we feel like we've kind of morphed this thing a little bit. Uh I thought it was good for you guys to kind of understand storage is a component of it. We are

also looking at retail sales of the higherend Wakeboard boats and maybe some collector cars. That's just to take some advantage and utilization of the two acres out front that otherwise is just a vacant parking field or maybe some staging area. Car wash. We heard that everybody was interested in that component for the community and clearly oil and sand separators and water conservative kind of applications for the equipment that's placed in there. They've gotten pretty good with that. Um that's not that's not anything that we have our hearts super set on. could be it could be a good addition if the community would use it and it doesn't conflict too much with some of the traffic. But at the point we were trying to figure out how to make something work on this site with that big of a building. It's kind of a let's take an approach at a at a lot of different items to try to stack them there to make it economically feasible. We have talked to Tractor Supply. We've talked to your big box users. We've heard the ideas of indoor pet parks. you know, some of these things that theoretically sound great, but we don't have a population density to support. Not not a realistic that's theory versus reality. Um, and there's no easy answer there. It's a very antiquated building. It's got those separation issues. It does have, oddly enough, really good uh infrastructure for fire and power. Uh, and it was built like they used to build it back in the day. So structurally, uh, it's kind of a bomb shelter. Um, but those things, I think it's good to have some clarity from from the board, for the community, and for the community itself. This is a little bit, this is morphed into a bit of a hybrid for some sales to support the economics, some storage to supply the demand, and then some upgraded facilities for some

higherend use for those people that maybe um have a few extra bucks to go spend on the concierge service and get the boat prepped before and after their departure. Traffic would be a big concern. Public fire and safety is a big concern. Um, Commissioner Smith, I might debate with you that it's not proper for that corner because now we would have planes, trains, and automobiles over there for the most part. Um, and it's not a low-end storage operation. So, I could see the concern there. But at the point where we're providing concierge and service, uh, some retail operations and maybe some sales in support of that, it it's a little different animal than just a standard storage unit. So, I think that would warrant a little consideration and asset of you and we're open to any suggestions. It's uh we've scratched our head a lot on this piece of property and talked to literally every other component in town that might be a user. The deed restriction is for grocery. Um that is what I think the gentleman's referring to and that's going to be put on there by Kroger. Period. We've already fought that fight with them. In fact, we tried to put the other build from scratch grocery store on the other corner with Smith's that we own. And Smiths came in, did a market survey, and said it won't support another national groceryer, but the boutique stuff is still got some potential. So, that hopefully answers the question on the secondary groceryer for the community. And I'm here for any other questions you might have.

Lou, I have a question. Um, go ahead, Beth. Thank you, Mr. Black. Thank you. Related to that deed restriction. So if it's for grocery, how are you getting around that? It's restricted to floor space of 2500 ft. Yeah. So we can do groceries like sandwiches, chips, things of that that you would utilize for a weekend at the lake. So that meets the deed restriction. That qualifies within the restriction of of what Kroger's placing on us. Correct. Okay. And 2500 is the square footage.

Let me verify that. It's it's a it's a small percentage of square footage that we're allowed to dedicate to that sales. It might be 1,500. We can we can supply that to you. What do you know yet your square footage for the retail space? What you plan to do?

Uh so we're going So this is a little bit of carton horse. Normally, we're a lot more prepared, but with the age of that building and having to figure out first and foremost the fire with the vehicles and the materials that we're storing in there and fuel tanks and, you know, it's it's a fire issue for sure. We're having to figure out the structural and the fire before we could figure out where the layout is optimized for those different dimensions of uses. It'll be in the front, though. So, if if you've looked in there from when it was the the the last facility, which was bizarre, but we toured that. Um, it's in the front where they had kind of the clean room looking office component. So, it' be in the storefront where it makes sense.

Thank you. Sure. Any other questions? I have a question for the applicant. Go ahead. So, um, the vehicles that are going into this facility, how are they getting in and out of this facility? Are you are you taking the responsibility, taking it indoor? Are you allowing the customer to take their vehicle or their boat inside by themselves?

No, we'll we'll pull them in and out. There'll be a staging area. There'll be two big doors that are going in the front. So, it'll be a new entrance. Uh, and then we use things called sleds, kind of like the same thing you use for an airplane. and they park them in a loading area and don't touch them from there. We load them. We it we are unloading and loading the vehicles with our own staff. Thank you. Thank you. Am I correct that the uh car wash will not be open to the public? It will be just for your your customers.

No, we were we were proposing the car wash for the community and and our vehicle. So would be public if we can make sure it complies with all of the environmental staging. The bigger concern on that commissioner is the is the ingress egress and the traffic conflict points that are there. So being that we inherited the layout of a site, that was something that we heard. Our preference would actually be to I don't know how can I point to that. Yeah, Holly's going to pull it up.

Yep. So if if you see the lattice work that's on this side, just stand. We can see you though.

Can you see the the ladder? If you go on the north side of the building on the highway frontage, do you see the the beams that are kind of open to the B? It's the old truck well loading area. You probably all know it. Um that was what we originally intended to be the detail area for the vehicles that would be utilizing the facilities. But as we talked to some of our friends that were born and raised here, they went, "We don't have a car wash. Can you maybe fit a car wash on that weird piece that's next to the 7-Eleven?" So that's where that thought came as a use. And honestly, this is this is more of a discussion about the use, as Michael stated earlier, than it is the the pure functionality where I could prove to you why these concerns are being mitigated or addressed so that they wouldn't be conflict points.

Thank you. Sure. Thank you. Is there any other um This is a public hearing. Is there any other pe any other members of the public that wish to speak in this public hearing? Thank you. Council members,

please state your name for the record.

My name is Ed Cox. I'm a resident of Boulder City and I'm an RV owner. And first I want to address what the previous gentleman before Randy said about not being compatible with the rest of the businesses in the complex. I don't know what else would be compatible except a humongous restaurant. But this particular proposal would attract a lot of traffic to that very complex so that the current residents of that complex, the residences, the stores, etc. would benefit from it because people would come with their boats, their RVs that need to buy things. And the second thing, the car wash. As an RV owner, there is no place to get my RV washed. It won't fit in a car wash. So, I've managed to wash it myself. And believe me, if I could pay somebody a little bit of money to run it through a car wash, I'd be more than happy to do it. and every RV owner that had one in Boulder City and every RV that came down that road going to the lake, they'd love to have a car wash for their RVs. So, it would be a benefit to the whole complex if we had a car wash there. Now, as to the traffic problem, I can understand that as an RV owner, sometimes it's difficult to go where you want to go because the streets aren't made for that. But exiting this particular parcel onto uh Buchanan, if I was leaving town, I would simply turn right, go down to where the street ends at the golf course, turn right, then turn left, and I'd be gone. Easy to

get out of there, and easy to get back in the same way. Now, if you want to go down to the lake, you're going to have to make a turn and then a turn down to go toward the lake. But what you're going to find, most people are going to not go that way. It's the Boers that need to go that way. They'll get their boat out of storage and they'll just as any other car. They pull out of that parking lot onto uh the the highway and carefully make a right turn, then a left turn, or they can go straight through on Nevada Way down that way. The same way people have been going for as long as there's been a lake. So, yes, there is a bit of a traffic impact, but we allow 18 wheelers go down that way and every other vehicle that's possible to get on the road. So, it might cause a little bit of a problem, but any good RV owner knows he's got a big vehicle. He's got to be careful. So, I don't see that the traffic impact is going to be a big issue at all. Thank you.

Thank you, Mr. Cox, this is a public hearing. Those people who are online may call in for 7 at 702589-9629. Go ahead, Mr. Meadow.

This is Aaron Meadow. Um, I don't know if anybody knows my background or who I am, but I personally have hundreds of hours at the very minimum of redevelopment of this actual site. Um, so I know I've read pretty much every piece of literature on on record and I'm very very familiar with the site. Um, so when I say something, I hope you can take it um with more um with that knowledge. Um, I have walked this site with the fire department and at the time I was not allowed to store any vehicles on site. I know that that could be changed with different sprinkler calculations, but at that time uh it just wasn't going to happen. And if it was going to happen, I have to empty all the fluids and all the gasoline and everything else. It was a problem with that site and the fire department. Um, additionally, um, there are better uses to this property on a re redevelopment aspect. Um, I I really think that if we were a little bit more patient or if the the owner or whoever the the man is here today uh was open to looking at other options, I think there could be a better feasible option for the city that would give us all what we want and uh equal a better return on investment. Thank you.

Thank you. Any other public comments hearing? And seeing none, I'll close the public hearing and bring it back to the commission. Um, as I mentioned, does anybody else have any questions or comments? Okay, we'll take these one at a time. Uh the first one is resolution 1271, a resolution of the planning commission of Boulder City approving CU25284 for a conditional use permit to allow automobileies except selfservice provided that any steam cleaning shall be confided to a completely enclosed building. Do I have a motion?

I'll move to uh approve re resolution number 1271 which includes findings and conditions for approval of CU-25-284. I'll second. I have a motion and a second. All those in favor say I. I. I. Those opposed say nay. Okay,

the motion passes. Item number 2 C, resolution 1272 of the planning commission approving CU25285, an application for a conditional use permit to allow mini storage facilities pursuant to section 111141 of the city code. Do I have a motion for resolution 1272? I'll I'll uh make a motion to approve resolution number 1272 including the findings and conditions for approval of CU25285.

I'll second. I have a motion and a second. All those in favor say I. I. I. Those opposed say nay. Nay. Motion carries. And the final is um item number 2D, resolution 1273, a resolution of the planning commission approving CU25-286 for a conditional use permit to allow outdoor sales display areas, including new and used automobile sales, car, and RV. Do I have a motion? I'll make a motion to approve resolution number 1273, which includes the findings and conditions for approval of CU25286. Second.

I have a motion and a second. All those in favor say I. I. I. Those opposed say nay. Nay.

Motion carries. Thank you. That leads us to item number three, monthly progress report on development allotments. Nikesha. Uh thank you vice chairum. Uh so in regards to the track 350 aotment application that was recently before the commission. So again this is 30 residential aotments uh each for construction year 2425 2526 so 16 total and then 30 reservations for construction year 2627. So that was reviewed and rated by the aotment committee on September 29th. They gave it a rating of 75.1304% and so the city council will be considering approval of this application on October 28th. Thank you.

Thank you. That leads us to our final public comment period which can be on any topic. I will open up the final public comment period. Those watching may call in at 702589-9629. Any final public comment? Seeing and hearing none. Meeting adjourned.