Planning Commission - Regular Meeting

Steve, are you there? Yes. Okay, stand by.

Heat. Heat. Heat. Heat. Next Welcome everybody. I'd like to call the November 19th, 2025 regular planning commission meeting to order. Can I please have confirmation in roll call, please?

Yes. Thank you. The agenda was posted in accordance with Nevada open meeting law. Chairman Fritz McDonald is absent from the meeting and we have member Steve Rudd on the telephone. Thank you. Please rise 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, with liberty and justice for all.

Our first item is public comment. Public comment during this time is must pertain to items on the agenda. You have up to three minutes to speak. I will now open the public comment period. You may also call in um to 702-589-9629 hearing. And seeing none, I'll close the public comment period. Agenda item number one is approval of the minutes of the October 15, 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 those opposed nay.

Motion passes. Item number two is matters pertaining to approximate approximately.34 acres located at 804 Nevada Way. Nikesha. Uh good evening. Uh thank you Vice Chair Crumb, members of the commission. So Nikisha Lion, city planner with the community development department. So item number two is for consideration of a variance application as it relates to parking requirements for 804 Nevada Way. As shown on the screen, the property is located at the northeast corner of the intersection of Elm Street in Nevada Way. Subject property is zoned C2, general commercial zone, and it is not located within the historic district. the property owner, Flamingo in LLC, and that's corrected for the record and what is noted on page 13 of the agenda packet. They plan to redevelop the existing one-story motel and parking area into a mixeduse commercial center featuring a cafe and bar, restaurant, commissary kitchen, a caretaker's residence, and micro retail suit, which is outlined on the screen. The applicant would like to convert the existing parking area into an outdoor courtyard for community events and develop a one-way pullthrough driveway um and loading zone for food trailers. And the rendering for what that would possibly look like is also shown on the screen. Uh in order to redevelop the subject property as desired, the applicant is requesting a variance in order to deviate from the quantity of parking spaces needed and placement of those spaces. So based on the proposed uses as well as administrative relief that is allowed uh within city code, a total of 19 parking spaces are required and must be located on the same lot or parcel or on an adjoining lot or parcel as the structure or use or uses that are in it's intended to serve.

City code also states that a caretaker's resident shall be provided with one on-site parking space in addition to the parking spaces required for the business. Uh so for more information regarding the parking calculations that is uh outlined on page 14 and I also have it available on the screen. Um so the applicant is seeking approval to reduce the required parking spaces provided on site from the 19 to one space. That one space will be an ADA compliant parking space. Um, in support of this reduction in their request, the applicant is providing a total of 35 off- streetet parking spaces through a combination of four shared parking agreements on existing properties within the general vicinity of the property. Uh these properties are located within 92 feet to 444 feet of the site and this includes the Dick Blair office complex and the Sands Motel which located to the south across the street. Uh Boulder City end to the east and as well as the El Rancho Motel that's to the east a little further down. So you can see that on the screen uh just a conceptual um kind of layout of where the parking would be coming from. This is also included on page 15 um a table and then in the exhibits. Uh the intent of a shared parking agreement is to allow for two or more property owners with uh different parking demands to use the same parking spaces for land use efficiency. The types of uses occurring on the other properties providing the shared parking um include a motel, hotel, offices, and retail. So, the applicant states that the peak hours of operations uh between the existing businesses and their proposed uses do not generally overlap. Therefore, parking conflicts will not occur and will allow for the necessary parking spaces to be provided as needed. The applicant indicates that the three motel parking lots are mostly void of vehicles between 10:00 a.m. to 5:00 p.m. So, they will be leasing a combination of 20 parking spaces from uh those

properties. the uh Dick Blair um complex. Their parking lot is usually busiest during normal business hours, but rarely has more than onethird of the parking spaces full and generally becomes void of vehicles after uh 5:00 p.m. Monday through Friday. Uh this office complex is only used by one business on the weekends, which has limited hours of operations during that time period, and they will be leasing about 15 parking spaces from this site. So, as the proposed redevelopment does not meet the parking requirements, a variance application must be considered and approved by the planning commission prior to review and approval of a building permit associated with this commercial redevelopment project. City code sets forth the criteria that must be met in order for a variance to be granted and findings must be provided for all five criteria for the variance to be approved as failure to meet any one of the criterion is sufficient reason for denial of this variance. So, a detailed overview of the applicant's justification and staff's analysis based on the criteria. This is provided starting on page 16 of the agenda packet. So, to summarize as it pertains to criterion A, the applicant states that the property lacks sufficient space to accommodate the required parking spaces and an outdoor community courtyard. Uh they note that some downtown businesses have outdoor courtyard spaces um and operate without on-site parking because uh they are located in the central business district where public parking is provided and on-site parking is not required. So the applicant justification states that expanding parking would require major demolition and the site's historic layout uh creates a unique hardship for them. From staff's analysis, parking requirements apply to the subject property in the same manner as other commercially zoned properties uh within this vicinity and the C2 zoning district outside of the central business district. The site uh currently has about 17 parking spaces and the proposed change in uses would require two additional parking spaces to meet city code. The property is not located within

the central business district which um does not require again any additional on-site parking for new uh expanded or existing buildings. Um however, the central business district uh does prohibit reducing existing parking. As it pertains to criterion B, the applicant states that this uh their request is similar to other variances previously granted to nearby properties and based on similar circumstances. Uh they note that many of the developed properties that are along this corridor um were built in the 1940s to 1970s when the city's population was much less than it is now and parking parking regulations were less strict or potentially not regulated. Uh from staff's analysis, the right to develop an outdoor courtyard that's not denied to the subject property in question um as parking requirements best be met to ensure that they're um they have the vehicular spaces to serve the proposed uses. the amount of outdoor courtyard space that the applicant uh could develop is just reduced um or it would impact another component of their proposed redevelopment. So to comply, the applicant would need to redesign their site plan, reducing the courtyard size or reconfiguring the existing parking area so they can accommodate the required parking um instead of using the entire area for an outdoor courtyard space. uh for this area along Nevada Way. Um there have been other parking variances uh granted or denied by the planning commission and this is detailed um on a table that starts on page 20 of the agenda packet. As it pertains to criterion C, the applicant states and staff affirms that granting of the variance will not be materially detrimental to the public property or other improvements in the vicinity and zone. City staff has reviewed the variance and um we don't have any comments or revisions at this time. Uh the only comment provided was from public works indicating that the proposed one-way uh drive would need to be narrowed in order to comply with um

Clark County uh standards. As it pertains to criterion D&E, the applicant states and staff affirms that the granting of the variance will not adversely um affect or be contrary to the city's comprehensive plan and allowance of the requested variance would not set a precedent um as this variance is specific to the particular conditions of the subject property in question. So based on this information and staff's review, uh two options are offered to the commission regarding the requested variance that begins on page 18 of the agenda packet. So this is to either conditionally approve or deny the variance request finding that either all criteria are met for conditional approval um or criterians A and B are not met for denial of the request. Um, in regards to approving a variance, the commission has the option to approve the request in whole or in part and may associate conditions or modifications to the request. The variance has been noticed in accordance with city code. Um, we have received as of now three written public comments uh all expressing support in regards to this application. So, the request before the commission tonight is to conduct the public hearing and consider the variance and make a motion to either conditionally approve or deny the request based on staff's findings. staff. Uh we are available for any questions the commission may have and then the applicant and property owners are in attendance tonight and they can answer any questions that you may have. Thank you.

Thank you, Nikesha. Before we open it up for questions or comments, does the applicant have anything they would like to add?

Hi, I'm Aaron Meadow. Thank you for hearing this uh argument and uh thank you for presenting it, Kesha. Um I I just want you you probably all know and are familiar with the property. Um the property has exchanged hands numerous times and at various reasons it uh it failed. Uh ultimately there's just a lot of complex issues with the property trying to maintain its footprint and trying to do something that's actually going to be profitable because at the end of the day if it's not profitable and doesn't make the investor money, it's going to go away. So, um I I know that shouldn't be the the sole reason that you guys accept something, but I also think it has a unique attribute to the community and it expands a walkable premise that we're trying to achieve in Boulder. You know, we want people in downtown, but we want them to start walking a little bit farther out of town and experience something different. And I think this is additional draw that can bring people down to experience something different. So, um I I I want you all to really consider it. Uh I know that going all the way down to just one ADA parking spot may be a little bit shocking. Uh however, this was an expensive property and there was limited uses that were able to be done with it. And really, this is the only tangible means to hopefully generate some type of cash and have it stay there for the next, you know, 10, 20 years. Thank you, Erin.

Thank you. I'll bring it back to Oh, come on up.

Hi, Planning Commission. Um, Bin Durmier and um I didn't have an intro plan, so pardon me, but I um just wanted to introduce myself and um state a little bit more about this property. I guess um the Flamingo Inn has been abandoned since 2012. And um one thing about this corridor, the Motel Sign District, um I don't know how many of you um maybe you're not familiar with my history with it whatsoever. If any of you watch the Historic Preservation Commission um meetings, I know Nikesha is familiar with this. Before I ever got involved with this property, which was around June of this year, I actually submitted a request to the Historic Preservation Commission back in January that they consider the entire um motel sign district from um the El Rancho all the way to um the Nevada Inn um to consider researching that for its its own historic district. And that's just because I appreciate the um uh that style of architecture um those signs and uh and I really hope it's an an area that they can preserve like once you cross under that. Um

I I apologize for interrupting, but if you could just keep your comments specific to your project, that would be great.

Yeah. So um I got involved with this one when we started making the plans for it. We realized um as Aaron said, there's really no way to do it with this property without um without making the courtyard into something that we're able to monetize to. It's a difficult property. Um you've probably said I don't know how long you've been on the commission, but I don't know if you've heard previous applicants state the same before you. It's um it's a difficult property. It's an expensive property. There's not a whole lot that can be done with it. the other motel in the area, they're already um struggling to um have guests uh to fill up their their properties um you know to have guests. So when we purchased it, we looked at other things that we could do with it. This is one of the only things we could think to do and um yeah, so the the courtyard is a really important component of it um when we were looking at ways that we could save and historic building. So, uh, that's really, uh, it's really what I'm hoping to convey in my, um, on the fly intro speech. Thank you. I appreciate it.

Thank you, Brenn. I'll bring it back to the commission for any questions of staff or the applicant. I have a question for staff. Um, with these 10 with the micro retail, uh, I just need clarification. This says uh one space for every 300 square ft of gross floor area, but in no case shall be less than three spaces provided for each establishment. There's 10 retail establishments going to be in there. So, we're counting the whole Sorry, that was really loud. We're counting the whole property as one establishment.

Okay. because with 10 retail um businesses, you're going to have an owner and possibly an employee before you even get a customer. So, that's two that's two vehicles that are going to be on that premises. So, thank you.

Any other questions or for staff or the applicant? I have a comment. I need to ask anybody if they've actually really looked at the uh parking across the street. Yeah, I understand it's only 92 feet across the street to the Dick Blair and then what is it 10 and something to the Sands, but the problem is it really isn't because they're either going to have to go clear down to the corner and back around. So, it's over 400 ft to be honest with you. And that's a blind corner. And it's not 15 mph like down here on the on the main street. And on the main street, people park, they're not going to go to the end of the street. They're going to walk walk right across the street. So, I I think you got a parking issue. If it was all on the same side of the street, I think it'd be a different deal. But, uh I I think that's a a public safety issue right there. where you got 20 parking spaces across the street and they're going to beline across the street. They're not going to walk down to either corner. So, that's my my issue with it.

I have a question, Nikesha. Uh the parking agreement, was it always in effect or did the applicant seek this out for their specific project? Were these parking agreements already kind of um in effect with each other? Um, so the applicant specifically sought this out in support of their variance application. Okay. I'm going to reserve my comments for after the public um hearing. Do But does anybody else have anything to say before we open the public hearing?

I guess I have a a question for the applicant. How are customers going to know where these parking spaces are? How are they going to know that that those are available for them to park for that particular business? There's been other establishments that have posted signs. Uh but we would we would be open to deferring to what you guys feel comfortable with.

Thank you. Any other questions? I'll now open the public hearing on this application for variance 25-690. You can also call in at 702-589-9629. Thank you.

Looks like they're deliberating. No, we just opened up the public hearing. Do you have comment?

Yeah, I have a comment. Uh my name is Michael Delorier and I live in Boulder City and I just wanted to call in to support the uh Flamingo Inn uh turning its parking lot into a garden courtyard. Um that'll I think that'll be really uh nice. It'll be a nice place to hang out and meet friends and and uh spend money on the restaurants and shops there. And uh also uh I live on Avenue F and it's in walking distance from me. So I'd prefer to walk there than drive and park. And I also know that Brenn is a great gardener and that uh her um Zeroscaped house garden is really nice and uh yeah that's it. So thanks for taking my comment.

Thank you. Any other comments during our public hearing? Okay, thank you. Public hearing. May I help you? Yes, I'm calling in for public comment. Okay, go ahead.

Yes. Good evening. For the record, Fred Boltz, I would like to strongly support the variance granting for this project under number two on your agenda tonight. I think anything we can do to support new business formation in Boulder City where we have a very high vacancy rate in commercial spaces is helpful. The solution with going to four separate parking lots may not be ideal but it works and it provides the necessary parking. Uh, moreover, the area that will be turned into a courtyard really was not a viable parking situation for today's vehicle size. So, better that the vehicles are in uh true parking lots instead. Uh, I would also say that to address the concern that was raised during the commission's discussion, uh, there could easily be a crosswalk created, uh, directly from the Dick Blair complex to the building to solve that issue. Thank you.

Is there anybody else on the line? No. Thank you. Um, any other comments during this public hearing? Come on up.

This is very difficult for me because I I love to have something happen happen next door to us. I'm the Tyson Smith. I own the building at 900 Nevada Way right next door to them. My only problem with this is you are destroying your parking lot and expecting others to use their parking lot. And I don't like that idea. I wish you'd keep your own parking lot and I wouldn't have a problem with overflow at that point. But I think to take a business and especially where as you mentioned it could be micro businesses. We don't know what they're going to be, you know, if it's going to be a booming coffee shop that ends up in there, which we hope happens or a doughnut shop or whatever it is that ends up being in there. We we'd love to have it, but we want parking. um to have people guess where they're supposed to park when there's really no parking at all for the business. It makes me a little concerned as a neighboring business that has parking. Um we do need our parking lot. Um our parking lot's random. I have been in that area for since 2010. Before that, I was in Dick Blair Plaza and we had issues in Dick Blair Plaza with parking all the time. And it was more back when we had the restaurant right next door to us. um the back then it was little little city grill the frosty freeze a lot of those customers would park in our parking lot and we'd have customers that couldn't find parking um that would be my only concern is I wish you would design this to have park her own parking and get rid of the courtyard and still use the the building as a business I know it's difficult that's a tough bit building I talked to Darren about it when he was trying to do it too uh like I said it's just a very tough building that we have to work with right there and very limited parking in that whole part of town. Thank you.

Thank you, Tyson. Any other comments?

Seeing and hearing none, I will close the public hearing. Um I my my comments are I love the project. I think it the renderings are beautiful. It's very I'm very very familiar with the property. Um it's a very ambitious project because I'm well aware of some of the challenges. I we had a joint meeting with the council and the planning commission back in June regarding the zoning code and this parking requirement in the downtown area. And although this project is not in the central business district where the parking requirements aren't as strict, it should be because it's certainly walkable. Our town I just I think the parking requirements along the corridor are outdated. Um I I think they should be extended down to the end, you know, at Buchanan and um Nevada Way. That's just my opinion. But um that building has been um eyes sore for many many years. I think if um somebody's able to do this, there's plenty there's plenty of parking lots where people can park. People ride their bike. We walk. There's people all over the streets. There's nothing better than seeing a um out outdoor activities where we have beautiful weather 10 months out of the year. I um have no problem with the parking variance whatsoever. And regardless of how how it goes tonight, if it passes, I I really wish you guys the best of luck. Any other comments or questions?

Go ahead, Matt. Uh I just wanted to comment that um that uh particular property has been kind of bladed for years and uh and especially since the chain link fence was put up. It's ugly. It's an eyes sore and uh I think this project if it's successful, which I I don't see any reason it wouldn't be, um it could really help revitalize that area of town. Um, I'd love to see um the old little little city grill back in business. Um, so anyway, I'm speaking in favor of it. Commissioner Rudd, do you have any comments or questions?

I do not. Thank you. Anybody else? I will open it up for a motion. I'll move to approve or I'll move to conditionally approve variance 25-690. Second. All those in favor? I. Those opposed.

So we have four in favor and two nays. Motion passes. Thank you. Good luck to you guys. Um our final well not our final our third item is the monthly progress report on development aotments. Um so just an update. So the city council did approve the allotment application for track 350 that was recently um in front of the planning commission. So that approval occurred on October 28th. Thank you. Thank you Nikesha. And our final um public comment I will open it up. You can also call in at 702-589-9629

hearing and seeing none meeting adjourned. I want to say you were seven minutes off. He said we'll be done in 20 minutes. That's pretty cool. Thank you. Good luck. Was it? I'm excited for this. I can't wait to see it.