Planning Commission - Regular Meeting

It is 1:00 and I will call this meeting to order. Lori, will you lead us in the pledge, please? Let's begin. 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. Thank you, Lori. I will note that all seven commissioners are here and I will open this meeting for public comment. Public comment is limited to matters over which the planning commission has jurisdiction. We want to encourage respectful consideration of all views by members of the public. If content is disruptive, disrespectful, irrelevant or offensive, the individual will be asked to stop speaking. Public comment will also be taken on agenda items that are identified for possible action and we will have closing public comment. I will now open public comment and speakers will be limited to three minutes. Please sign the roster which is under the microphone and say your name for the record into the microphone. First speaker please. Seeing no one rise I will close public comment and I will ask for approval of the agenda. Are there any comments? So moved madam chair. Second. Moved by Bryce. Seconded by Jim. All those in favor? I I we have a motion unanimous and we will move for approval of the minutes. I must say they were excellent as always. Does anyone have any corrections?

Seeing none. I move to approve the minutes. You beat me. I'll second. We have a motion by Bryce, second by Lori. All those in favor? I unanimous as well. Thank you. Moving to our first public hearing and only public hearing for possible action. Discussion on special use permit SUP DP25-0079. A request to expand the Mormon Station State historic parks boundary to include the historic Kinsey House. The project is located at 196 Genoa Lane in the SFR-1 single family residential 1acre minimum parcel size zoning district in the town of Genanoa. APN number 1319-09-710--00003. The applicant/owner is Gavin Cackle Keel, excuse me. the conservation fund. Presenting is Lucille Rayo. Thank you, Madam Chair. For the record, Lucille Rayo, senior planner. Today's request has the support of staff and the town of Genanoa. The zoning of the parcel will remain as single family residential, and there are no requests at this time to change the zoning. Although changing the zoning to public facilities to match the existing zoning on the existing Mormon station parcel could be considered during the master plan update. The HOA is in support of this project. They are removing the parcel from their CCNRs and in lie are adding two deed restrictions. In reviewing the trip generation report and discussing the parking and visitor count with the applicant, it was determined that the existing parking will suffice. The applicant does not believe the addition of the historic home to the park will draw large amounts of visitors. Parking for use of community significance is determined through the special use permit. We've not received any public comment on this item. Staff

is in support of the addition of this historic home to the Mormon Station. Findings can be found on packet page 26 and the conditions of approval begin on packet page 28. At this time, I would like to turn today's presentation over to Gavin Cackle with the Conservation Fund. One moment. Paul Keel said. Sorry. Thank you, Madam Chair. I want to disclose to uh uh the panel and to the public that uh my father-in-law has lived in Genanoa and Genanoa Lakes for the last 29 years. And uh when I take him to that little church that's the only church in Genanoa, I sometimes get an earful because he has told people that I am on the planning commission. And this one uh is is the same as always. So it does not affect my decision or my thinking in any way, but I am aware that there are a lot of people that support the historical nature of Genanoa. That is the most polite way I can say it. Thank you, Paul. Gavin, thank you everybody for listening to this presentation today and uh thank you to the planning staff for fielding all my questions over the last several months uh putting this uh uh special use permit together and to the HOA and as well as Nevada State Parks. Um today the request is for a special use permit for use of community significance which according to the county means a use which the commission determines to have significant historic, cultural, economic, social, or environmental value to the county which does not conform to the use regulations of the district in which the use is located as a result of either the adoption or amendment of this code and either which cannot be made conforming

through any other discretionary review process under this code. So, a little bit about the property. Um, this site is adjacent to Mormon Station State Historic Park. It's a 286 62 ft brick house built in 1856 by Steven Kenzie and Sarah Kinsey. And a portion of the old orchard still exists um in the in the backside as well as a little bit in the front. Uh Stephen was the nephew of John Ree, founder of the 1851 Mormon Station Trading Post and throughout the years uh the property was an integral part of social life in Genanoa in the 19th and early 20th centuries. In particular, the properties hosted parties and numerous community events uh over time and the Nevada Division of State Parks desires to acquire the property to expand it into the neighboring state park. Last day of 2024, the conservation fund acquired the property and we are working uh closely with Nevada State Parks to transfer the property to them after we obtained the special use permit and we removed the property from the homeowners association. Funding for this is coming from the Land and Water Conservation Fund, state side funding and from the Nevada Conservation and Recreation Fund. Both sources require a deed restriction to be recorded which will prevent future non-compatible uses such as selling to a private developer for commercial use. Here you can see a map of the property. Notice that there are walking trails that are adjoining Mormon Station State Historic Park next door. Visitors will continue to utilize existing parking stalls uh both on the south side of

Genanoa as well as the main main road uh to the west. Having trouble seeing it foothill uh road jacks. Oh, Jax Jacks Valley Drive. I apologize. Um anyway, they will continue use existing parking and according to a uh trip study, we didn't find any additional uh problems with uh trip counts in the area. So, we're confident that the parking that's there should cover the needs of the park. The caretaker unit is going to be renovated to serve as a park office/ranger station, and there will be a small area next to that caretaker unit where the park ranger can park. And there will not be any additional access from the streets of the neighboring residential neighborhood. Particularly uh to the north of this property, there is residential neighborhood. There won't be any access coming from there. Nevada division of state parks intends to preserve existing trees and add new ones where appropriate. They will add picnic tables, trash receptacles, and educational signage. The hours of operation will mirror the existing park and generally be for day use only. The exterior and interior will be maintained to ensure the house is historically accurate and aesthetically pleasing. And here we have some concept renderings that came from uh Nevada State Parks. As you can see, there's some walking trails, some signage, the trees that are there, and the the lawn is well taken care of. There's some picnic tables. And then this is showing the entryway from the Mormon Station State Park going into the Kinsey House. Again, we're trying to work with the parks so that visitors can enter and get a chronological order. Uh first starting

off with the Mormon fort itself before proceeding to a more residential 18 to 19th century house. So moving forward here, perimeter fencing will be installed to prevent trespass into the adjacent neighborhood. The fencing will shield neighbors to ensure privacy. According to the trip generation report, the property is not expected to have any significant impact on local traffic operations or on local roadways or intersections. And that's it. So happy to field any questions you guys might have and I appreciate your time. I would like to say wonderful packet. Thank you very very much. It was very thorough. Thank you. Are there any questions? Let's see. Jim, were you first? Uh so is a plan for tours of the house eventually or? Yes. Uh it's my understanding that Nevada Division of State Parks plans to have some limited touring of the house. that will not occur while the conservation fund owns the property. Um, frankly, I just love this uh preserving old the oldest homes we have in the in the county to me is incredibly good idea and um being adjacent to the state park and part of the state park I think is fantastic. Thank you. Thank you, Dan. Excellent package. I couldn't think of hardly any questions to ask you. Good job. So I I did you you answered the question that the state already has the funding to purchase the property. You may not know the answer, but is state parks funded in the current budget for the improvements that would be required such as uh connecting to public sewer and public water and and some of the other on-site improvements that you've you've spoke

to. Chris, feel free to jump in if I'm off here, but it's my understanding that Nevada State Parks does not have all the funding for every improvement to occur on the property at this time. So, for I think it's going to first take on the property and slowly as the funding comes through, they will do the improvements. So, based on that, we won't be expecting it'll be open to public right away. Chris, you have something to say? Yep. Hey, I'm Chris Johnson. I'm a park and recreation program manager with Nevada State Parks. Um, been working with Gavin on this project and prior to this position, I was also the park ranger at Mormon Station in Genanoa for about 5 years. So, this is something that's that's certainly near and dear to my heart. um to answer your question. So the grant funding we got um does have a beyond the acquisition of the property does have some extra in it for initial development at the grounds to make it suitable for public access. One of the grant funding sources we're using for this land and water conservation fund has a caveat that the property must be publicly accessible within three years of purchase. So that's what we're aiming to do. Um restoring the house. So, it'll be our long-term goal is to have that open as kind of a historic house museum as Gavin mentioned. Um, that's obviously going to be a little bit of a later project, but our initial phase is to get basically beautify the property, have it really hearken back to its its glory days, and have walking trails, educational signage, um, some picnic tables in the trees or some picnic tables under the trees. In the trees would be kind of an interesting element. Um but um but just another place people can come and enjoy and really learn um the history of our valley and our state. So thank you. Yeah, thank you very much. There are no other questions. I would like to open public comment. Lori,

could you explain the status of the homeowners association? How's that removal process coming? I believe it's going pretty great. Um we have a executed agreement with identified terms uh for the removal. One of those terms is the special use permit. Uh we've negotiated quite a bit and fielded uh many of the concerns of the property owners. Kirk, thank you, Madam Chair. Um, Lucille or uh Gavin, on page 46 of our packet, we have the minutes of the meeting of the uh town of Genanoa where this was approved by them. Uh, but I'd just like a little bit of a clarification u, and I'm not sure who wants to address this. I think seems like we have uh five different parties that are involved in this whole process and I think everybody should be on the same page but I just want to make sure there's no confusion or or when we go to dot the eyes and cross the tees. So we have the conservation fund that owns the property currently and then the conservation fund expects to have the Nevada state parks become the owner um at some point. Is that I'm correct on that? Nevada State Lands. Nevada State Lands, right? Okay. State of Nevada basically, right? But then we've also got the county which is going to be through our action potentially approving a special use permit. And then we have uh as it says on pageuh 46 in the last paragraph that's highlighted, there was an agreement in the motion that was made that any modifications to the exterior of the building andor property must be approved by the town of Genanoa advisory board in addition to the Genanoa historic districts commission approval of a certificate of appropriateness. So those two bodies

either do have now or will have in the future jurisdiction over the property and what happens to it. Am I correct on that, Lucille or uh or Gavin? That's my understanding. So any kind of major improvements to the property even my understanding even if you change the color of the paint uh there's still some involvement. AJ AJ Haynes from the district attorney's office. The Genova Historic District Commission only has oversight of parcels that are not zoned residential. So, this is still going to be a residentially zoned parcel. That's why they need the special use permit. So, the historic district commission would not have any oversight over this structure. And I don't know that the I think because the the town is already serving as an advisory body there. advisory to this permit. I think it would be okay to condition the special use permit on further review by the town. However, I don't think that this commission has the authority to sort of expand the reach of the historic district commission. If the property is ever reszoned, then automatically they would have um they would they would have to review any changes to the the exterior of the structure. But until it's reszoned, they don't have jurisdiction. And I don't think that this board can give them jurisdiction by way of a condition. So I would I would recommend that when you do um put forward a motion that you take that into account. If you want to approve the special use permit, I would do it subject to the conditions in the staff report which incorporate the conditions of the town. So then I would say, you know, subject to the conditions in the staff report with the

exception of the town's recommendation of historic district commission oversight. So I would just make that one exception because I don't think that I don't think that that is um I I don't think that the the commission has authority to do that. Uh thank you AJ because I believe I heard Lucille correct me if I'm wrong. You said that this could be reszoned potentially uh when we revise the master plan um and then we would uh zone that as public facilities. Am I correct there? If there would be the appropriate zoning for a property of this nature. For the record, Lucio Railo, yes, that's what I'm suggesting. Certainly, um you know, as as the owners, we would have to discuss it with them, but I think would only make sense. That's why I was mentioning it to the planning commission as keepers of the master plan. Thank you. I think it's always very important to look toward the future and make sure we don't do anything that would conflict with what the existing situation is and what might happen in the future. So, I appreciate you're bringing that to our attention and AJ, I think your points are very relevant, but I agree with my colleagues that this is a uh very uh enjoyable uh process that we're following and u and look forward to uh to its conclusion. U Thank you. There's nothing else. Paul, uh, one question briefly. If in fact we are successful in turning the building into an interpretive center in accordance with the letter that you have written to the planning commission, does that affect or is that encompassed by the special use permit or at that time must we consider a different type of zoning other than residential? For the record, Lucille Reo, the zoning would not change. That's what the special use permit is for to allow this to happen in a residential zoning

district. And just as a sidebar, if this was if we were doing the zone change for uh the master plan and the zone change for public facility, they would still need a special use permit um according to code. No. Okay. Like to open public comment. Thank you, Gavin. For sure. Thank you. Good afternoon, Dan Ainsworth. Um, want to say first, um, hi to Chris again. I did a lot of stuff with Chris Johnson over the years, as you know, um, probably know that I'm a Genanoa guy, so to speak. Live in Genanoa Lakes and do a lot of stuff in Genanoa, so Chris and I got to know each other really well. Um, I'm 110% um, in favor of this project. I think it's going to be a fantastic addition to the park. It's an unbelievably historic uh, building, as you know from the packet material. The only reason I came today was to ask for some clarification on the topic you just discussed. Um, you may have seen me talk to AJ and some others here to put some feelers out and I had talked to Kirk also in full disclosure. Um, I don't think the Genanoa Historic uh District Commission has any authority at all over this property. Um, their cognizance is just over commercial or commercial residential properties in Genanoa. Um, so I'm glad you clarified that um for the board, AJ. Thank you. Um, but I'm not quite sure why the town would have cognizance over it um in the future. Um, it's a residential piece of property.

I'm not sure that they have cognizance over residential properties now. So, why would they in why would they in the future? So, I would just add that as a um ask for a continuing um investigation into that particular topic. And um that's really all I have to say. I'm sure you're going to approve this. It's going to be a great addition to uh Genanoa's uh Mormon Station State Historic Park. Thanks. Thank you, Dan. Next speaker. Seeing none, I will close public comment. AJ, will you clarify? Thank you, Madam Chair. AJ HS for the record. Yes, since this is a special use permit that goes before the town board and you can condition a special use permit however needed in order for it to comply with all of the findings. And so I think if if the board the town board felt it was necessary that in order to um comply with the findings that that any exterior changes go back to the town board for review. I think that that's an appropriate condition for you to also impose because it is a special use permit. So you're not conditioning a residential property's residential use, you're conditioning a special use of that property. And so I think it's a reasonable condition, especially since it was recommended by the town board. The difference between that and the Genanoa Historic District Commission is that the authority of the historic district commission is much more limited. They were not involved in the special use approval process. So I would not include that aspect of the recommended condition. Thank you. Any questions or comments from planning commission? One comment. Thank you, Madam Chair. And I know that our commissioners have taken a close look at uh this special use uh permit application when we have on page

26 C uh the consideration that um it will not generate pedestrian or vehicular traffic which will be hazardous or conflict with existing and anticipated traffic in the neighborhood. The applicant's response was that it was not going to uh generate not anticipated to generate additional visitation to Mormon Station or that area. Um I would like to state that I hope it does increase traffic in that area particularly become a uh the interpretive center as part of uh this park become a very attractive aspect. Now that said, I don't think that the parking will become hazardous or conflict and therefore I think it still satisfies that that um requirement uh because very seldom have I seen from personal experience Genanoa Lane's uh parking completely used up past the residential zone in combination with and at the same time uh that J Valley Road uh at the at the end is completely uh filled. So, I I just think that the increase, which I'm hopeful in terms of traffic, I I think still satisfies the requirement of C on page 26. Thank you, Paul. Any other comments? Kirk, you're busy writing there. Are you writing a motion? Thank you, Madam Chair. I have uh crafted a few sentences or clauses to the recommended motion, but I can either run those by AJ now or make a motion at the appropriate time and then go from there. I don't think we closed public hearing, did we? Okay. Whatever the pleasure of the group is, I

can either toss out this language and have AJ react to it or I can just make the motion. I would toss it out, have AJ listen to it. Great. Before we vote on it. Thank you. I I think the recommended motion would be to uh uh approve based on the discussion of the staff report recommended comm conditions of approval. This is from uh the language on page 18. And then um perhaps AJ add and giving the town of Genanoa authority to exercise proper oversight and then say with the exception of the language in the conditions of approval giving review to the Genanoa Historic District Commission. AJS for the record. I think that's clear enough based on our discussion uh as well. I I think that's fine. A little garbled as usual, but thank you for your blessing. Yeah, it seems a little wordy, but if you can spit it all out and we understand it, go ahead and give it a try. Thank you, Madam Chair. I move uh approval of DP25-000079, a request for a special use permit to expand the Mormon Station State Historical Parks Boundary to include the historic Kinsley House based on the discussions in the staff report and the recommended conditions of approval and giving the town of Genanoa authority to exercise proper oversight with the exception of the language in the condition uh the language giving review to the Genanoa Historic District Commission. Do we have a second? Second. Oh, okay. Sorry. Go ahead. We have a motion by Kirk, second by Paul. Is there discussion?

I am completely in support of this, but I would ask that um if it's going to be a month or two before the transfer between the existing owner and the state parks that someone go out there and with a mower and get those weeds knocked down. They look a little high. So, um, if we could spend some some time, um, bringing that property so it does not appear to be so much of a fire hazard to the neighborhood, I think that would be beneficial to Genanoa. Did I hear the last uh clause here and the ability to make the required findings as part of the motion? I I did not say that. I omitted that after the language. So I can amend my motion to say the ability to make the required findings and the second agrees. Thank you. Thank you. Okay. So we have a a motion, an amended motion and a second. We have a main motion and a second. Do I have a vote on both? All those in favor? I. Any opposed? None. Both motions pass unanimously. Thank you all. Thank you for your presentation. I will now open closing public comment. Seeing no one rise, I will close closing public comment. And I would like to make I want to thank everybody for being here. And I would like to make a uh just a closing comment. I was asked a question by a planning commissioner about presentation of uh plans commissioned by the board of commissioners and I want to say if any planning commissioner or anybody a member of the public for that matter if you're interested in anything that's been

commissioned by the board of commissioners that will be coming up for presentation you can find that information by following peak and check their agendas when they come forward. Or you can sign up on the county website, the county manager's office for a notification for the agendas to come to your email. However, it is not appropriate for the planning commission to receive presentations for anything that has been commissioned by the board of commissioners for the board of commissioners unless it's been specifically directed by the board to be presented to the planning commission. So, we can't hear anything if it was directed just to be for the board of commissioners. So you can go to the board of commissioners and hear it there or you can watch it on Zoom but or on YouTube but we won't hear it here. No, we're done. Thank you very much. And uh if there are any other questions, we can talk to staff. Madam Chair, did you want to say anything about our special meeting coming up in two weeks? I could. Thank you for the reminder. We do have another planning commission meeting coming up on the 24th and that will be a special presentation on the transfer development rights survey and study that was uh put forward by Tom Delair our uh community development director and that will be here 1:00 on the 24th. Thank you all. This