Planning Commission - Regular Meeting

We'll call the May 14, 2026 Reno County Planning Commission meeting to order. Staff, will you please call the role? Nisley Strand. Schaefer here. Seltzer here. Mlin here. Martin here. Gerson here. Welcome to everyone. In our packets that we received this week, we received the minutes from the May, excuse me, from the March 19 Reno F Reno County Planning Commission. Trusty had a had a chance to review those. Chair will entertain a motion on those minutes. So moved. Second that. Any discussion on that motion?

All in favor of approving the March 19, 2026 minutes, say I.

Oppose. same sign. Minutes are approved. First item of business on the agenda is uh letter A that can that we're going to consider for approval a resolution finding that the salt the salt lake starbond project plan is consistent with the intent of the comprehensive plan for the development of Reno County. This was considered by the the uh county commissioners yesterday and this is and it was approved through them. So now we get to we get to review it. Staff, would you like to kind of give us some background on what we're what we're looking at and kind of what what we need to be doing looking at?

Sure. So this is, you know, um an application that the Salt Lake golf course, remember, we heard that public hearing here a few months ago and approved a conditional use permit and a reszone for that development. This is u a requirement of the application of the star bond that we as a planning commission have to u approve that their project plan uh is in compliance with our comprehensive plan here. And so, uh, I would advise the board that, you know, when we had that public hearing on the conditional use permit here, part of the factors that we, you know, consider in all cases is the comprehensive plan and staff had reviewed the comprehensive plan at that time and so did this board and we both found that that project was in compliance with our comprehensive plan. And so in order for them to move forward with their Starborn application, they just need another document as part of that state application be signed and certified by this board. And uh if you got any questions on that, I'd like to introduce John Settle. He's the county counselor for Reno County. Uh he can help and add anything that he wants to that. And of course, Don Don's here as well if you have questions on that. So

I don't know if you need it. Same thing if I covered it.

It's just a procedural step that's required by the Starbond Act. And so it's process. Uh it's my understanding you guys have already approved the the plan as as in compliance with uh Reno County's comprehensive plan. So if that's the case, this is just uh to document that going forward after the uh uh county commission has uh approved the resolution uh uh to allow the uh creation of the starbond district. question. Normally we approve something and then the county commission approves it or don't approve it and it this is in reverse. Is that is that a problem?

No, you've already approved it. This this is just an additional step procedurally to comply with the Starbond Act which has has not just this step but more steps to come. This is just one commission just approved the Starbond thing. Now it comes to us for our sign off on this. Would it be safe to say that it was implied that we reviewed the comprehensive plan at the conditional use permit here and now we're verifying that we've reviewed the comprehensive plan? Is that a safe safe statement? We can't change your mind. No. If you do change your mind, you got to

Well, you you I think the project plans hadn't been um viewed by the county commission at the time that you guys reviewed this. And so after that, they've looked at it. Now, they've approved that resolution to allow the creation of the Starbond District. And this is just a little different um piece of of the puzzle that the Starbond Act requires. Fortunately, I'm just part-time help and and the bond council and the folks that that get paid a lot of money to do this are the ones that have created all this for us. Okay. I'm my question has been satisfied. So, thank you.

So, this part is just specifically the star bond project like the sales tax portion, right? The sales tax will come later. Will come later, right? This is the this that you're signing the star in order to get the star bond requires that this resol there's a resolution saying that that this meets the comprehensive plan. You would not have gave them a cup if it hadn't met the comprehensive plan. So all this is is paperwork saying that. Yeah,

that's it. It's all it is. It's just just certifying again that this project meets the the goals of the comprehensive plan and nothing more nothing less than that. That's it. And you've done that already through the conditional use permit process. Just a star bond procedure. So this would allow Salt Lake then to eventually sell these bonds. Is that correct? Yes. They're they're going to go through uh we're going to have another meeting on Monday. Um and uh at that point the commission is going to consider uh three or four different resolutions that are part of this entire process.

I'm guessing you would vote for the chair to sign this. Is that correct? Yes. So that would be the motion. Yes. Okay. Yeah. Yeah, the motion would be to just to you know approve and and find that the project plan for Salt Lake Starbond project is consistent with our comprehensive plan and authorize the chair to sign. There you go. That's what you motion to be. So So Mr. Chairman, I move that the our chairman be authorized to sign the document. Second move and seconded. Is there any discussion on that motion? No. Staff will please call the role. Schaefer,

yes. Selzer, yes. Alan, yes. Martin, yes. And Gson, yes.

You want to take a ride? Yep. I can do that. I'm I'm still working on resolutions for Monday. So, this is Let me get you a signature and we'll get You thought he was just here to visit us. Hey, I was going to sign it and hand it to Mark at the end of the meeting. We'll get Oh, overtime. Yeah, he's on the clock. So, all right. You want to pass this down to Mark and he can put his ink on it and we'll be you'll be good to go.

All right. I appreciate it. Thanks. Thank you. Appreciate you. You all have a good evening. Thanks. Thank you for your time. Appreciate it. Thank you.

Okay. Okay, next item of business, letter B on the agenda is the disc discussion on proposed text amendments to article 10 parking regulations and article 11 off streetet loading regulations of the zoning rags.

So the board requested last month that I bring forth some changes to the parking regulation and the loading space regulations here. Um, I'd express my continued frustration with our regulations and the fact that we always have to write into um our motions to approve. County Commission also has to write into their resolution a series of waiverss because um our regulations require X amount of parking spaces and they only want to do Y amount of parking spaces which is always less. Uh if you're on a a black top road regulations require you to pave if you're doing a commercial or industrial development. uh a lot of people obviously due to the cost don't want to pave or don't see the necessity in paving and so that regulation is also waved and then a lot of commercial and industrial uh businesses also require a loading space and a lot of these businesses that we're approving in the county uh have no need for a type of loading space like a loading dock if you will and so we're constantly doing that and so I was looking for ways in which to avoid having to write into any kind of resolution or motions to approve to include these waiverss here. Uh quite honestly, you know, I I did not have a ton of time to look into this, but I think I have enough on paper to kind of get us started with the conversation here. Um, under article 10 with the parking regulations, I didn't change, you know, anything with the number of parking spaces that uh are required for each

type of land use. You know, like I said, my my my sole goal really is to try and avoid a situation where we always have to make a motion to approve something and also wave this number of parking spaces. I'd like to have it in a sense that we can have it as part of our conditions of a conditional use permit. You know, if the regulations require 10 spaces, uh this board can just put in their conditions of approval say that you have to have seven spaces and instead of having to issue a waiver. So, I don't know if the language has satisfied, you know, that situation or or not. Um, I say this is first draft here. I wanted to get it out to the board and and see what your your thoughts were, you know, on that. Um, I say no changes to the number of parking stalls required for each each type of land use. But, um, if you want, I can go on or you want me to pause. You got thoughts or questions? You you just touched on something that I was kind of curious about about the number of parking stalls required per square foot.

That seems to be the part of the waiver that we that we continually address. Yeah. How can we make that to where you can you can make the decision to where it gets written into the conditional use permit process? That's right here. Is that right on the front for gravel?

Well, it does. No, just the the the number of spaces. So, I we had uh well, last month with Jerry Odor, you know, his his square footage would require many more spaces than what he really needed. Why? I guess my rather than I understand where you're going where we don't want to make the waiver every time. Can we make it to a point where you can determine based upon information given to you by the applicant to determine whether or not their request is valid or not? Well, I'm hoping that under 102 the uh the interpretation of the chart where you know I scratched out article 15 because conditional use permits is article 15. So I think that's kind of redundant but says including adjustments to reduce or not require okay

the minimum number of spaces. So that's what that verbiage I'm hoping that that satisfies that. I don't know. I'm not I haven't convinced myself yet that it that it does. That's why I have a seven member board to kind of help me uh along with that process. Well, it it's kind of this is very parallel to the 2,000 square foot accessory building process that we that we changed right not long ago. Very very close to it. So if it looks good, we'd I'd rather have you have the power of the pen than have have to discuss it with us and create that ripple effect that you were that you were addressing. Right.

So what you're saying is this with the way you worded this as I understand it. Then you're going to keep the requirements outlined on the first two pages of this and but then through by imposing a condition through the conditional use permitting process, we can then establish a different number of parking spaces without having to formally declare a waiver of those regulations.

The waiver is triggering. Is there a way you can determine that beforehand? So when you come into us say well we feel this is an adequate number what's the what's the source of the three column list of requirements because it's like the the first thing that that came to my mind reading this earlier was that a lot of our regulations we we've added a lot of flexibility through the conditional use permit process but then we have a lot of specificity that's probably not correct word. No. And in this section here that we've taken out through other parts of our regulations.

Well, I mean, parking is always a big a big item when you're when you're doing, you know, a commercial development. I mean, you know, I think this board and staff, you know, you want to make sure that obviously there's enough parking spaces for all the employees, but also all of the customers or the potential number of customers that could be in that building. And I think we'll hear um an argument next month uh on this very on this very topic here. Um a lot of what we're hearing and you you brought up Mr. Yod's development here. He has three employees, but yet the regulations will say he has to have 20 parking spaces here. Uh, and you heard him testify last month that, well, if I have, you know, two or three people, you know, a day, I'm going to consider myself, you know, very fortunate, you know, in that. You got to keep in mind though that he's going to build this building and let's hope he's there for 20, 30 years. But ultimately that building is probably going to be sold to somebody else. A different land use is going to come in there that may now need 20 parking spaces. So I don't think we want to eliminate, you know, the charts. I think we need to have a starting point somewhere in there because if all of a sudden it goes from his just office to maybe I don't know, maybe it's a dental office or it's a doctor's office and you know now you're going to have you're going to a repair shop. Now, you're going to need to have more spaces. And so, if we just say, well, yeah, that building can have three parking spaces, that won't fit another land use. And so, this chart helps. And and the and I don't know if I'm answering your question yet, you know, Allan here, but um the chart was specific

in the number of spaces because it it it helped to give a developer a a starting point. What is the county looking at for parking? If I want to do X type of development here, oh, okay. If I'm going to do a church, then they're going to want one per five seats or bench spaces. That's the starting point for them. And then we can modify it from there. But the way the rest of that section was written, yeah, we can always reduce down or increase more what they're proposing, but the way it was written, it's like we had to do that through a waiver process. And now I'm trying to look at it and get rid of saying, you know, staff recommends approval of this and subject to, you know, waving the parking requirements. Instead, I can say through our conditions of approval, staff recommends approval of this. And condition number five is going to say that you must install 10 parking spaces. We don't have to have in your motion. We don't have to have

you don't have to have the waiver in your motion to approve. That that's probably the long winded way, you know, of your chart. Having a chart makes sense too because yeah, you know the different business types or entities whatever you want to call them all have different you know parking requirements. So yeah, if this gets adopted, you know, than future conditional use per we may have addition longer conditions of approval. It's just going to spell out applicant is required to put in five parking spaces, you know, and that may be what he's requesting and we may be satisfied with that

or or not. We say, "Yeah, uh, I don't think five is enough. I think you need to have 10." But you usually go over those those conditions with the applicant prior to a meeting, don't you? Not the conditions of approval. No. Okay.

I do go over parking regulations. I said because I tell them, here's what I'm going to do. I'm taking the ordinance. I'm starting at article article 8. I'm going to article 9. Here's article 10. I'm going to review it and I'm going to be looking for things on your site plan or in your plan of operation that talks about this, talks about X, talks about Y, talks about Z. If it's not there, then you're going to need to add it. So yeah. So but after cuz I don't release my staff report until I release it to the board. So I don't discuss proposed conditions of

okay subject to that you know and have them you know because I don't know what this board wants. You know applicant wants five I want 15. You may side with the applicant which is your prerogative you know on that. So, and that's that would be the applicant's job to argue why five is adequate and not 15. So, if another if a building changes uses like this contractor and it it becomes a repair shop, do they should come in for another conditional use permit? Should should

if it's another contractor, they don't have to, do they? No. If it's another same same use, you know, if it's Yeah. If a new a new person buys his business and is going to do an office and all of his business and he can meet those conditions of approval on there, then no, he doesn't have to come in, right? But a new use. A new use. If you're going from an office building to, you know, a um doctor's facility, auto body repair. Oh, yeah. Mhm. Yeah. You need to come in. Mhm. So, we could address it at that point. Yeah.

Yeah. And you like what's approved for, you know, three employees and an occasional person coming in, you know, is not going to be something if you're going to be having a small grocery store, convenience store, for example, a retail store. You have three or four cars there an hour. Yes. So, I mean, we're probably fortunate most of the businesses we consider have got a fair amount of land. they can put more parking more parking spaces in, right? You know, versus a lot in the city where they may have to really squeeze to get enough parking spots in.

So, I would, you know, I told you what I was trying to do and I would, you know, still look at that and think, does that does that get us away from having to formally declare and issue a a waiver and then send that recommendation to the commission? And can we do it just through a conditional use permit, you know, condition of approval here instead of having having a a motion, you know, that's, you know, a paragraph long like I I write for this board and stuff. So, um would it be better in that your proposed change there where you say imposed in connection with conditional uses including adjustments to reduce or not require? You say to include adjustments uh change or not require something because there might be a position where we wanted to increase the number over what was given

that possibility the word rather than reduce just change that's what I'm saying is change change reduce change because it may not be reduced increase you may want to increase it for some reason. So I could just scratch out reduce or not require just write change and change would incorporate increase or decrease. Yeah, you just say to change the minimum number of spaces. Yeah. Period. You can cross out or not required to. Yeah. Yeah. Right.

See that's why I have this board. Yeah. then that would alleviate us I hope of having to also declare you know a waiver especially when we're reducing that's what the waiver is the waiver is reducing the number of required parking spaces in the in the chart so okay so that verbiage in in article 11 for your off your off streetet loading rags could be the same yeah Yeah. Yeah. Oh, yeah.

Yep. Good catch. Yep. I like that. I like that. Like I say, this I put together since, you know, we're a week early here. I I had to scramble a little bit to put this together here and try and get into something we can at least discuss and and so

I appreciate that. just thinking ahead in June if we get a chance to take and and review these and go and at that point go paragraph by paragraph or do we want to do this I guess I'm asking the board review this line by line tonight or do we want to review these a little tighter after Mark's explanation and review them a little bit more for a June line by line review? What's your What's your appetite? There's not much to it. I didn't think there was much to it. I thought if we had time, we can do Let's do it.

I didn't know what you'll let you know my thinking and then

Yep. do it. Then on design standards, uh, change the the parking space from 9 by19 to 9 by 18. And quite frankly, I don't know why it was ever 9 by19. I think most regulations are 9 by8 and so we get rid of that. Um, one thing we didn't have in the regulations though was uh gravel, excuse me, gravel parking surfaces. Well, obviously you're not going to paint parking stalls on gravel here. So, you got to have some way to be able to calculate how much area do you need for one car to be able to park in a gravel parking lot area. Um, a lot of the regulations that I that I quickly looked at were north of 200 ft. They were like 250 ft² or 300 ft. I didn't think we need that much. And so I I thought that each parking stall should be 200 square feet of area, which is still greater than 9 by 18.

Yeah, I was just going to just doing the math. Why why why the difference? Why don't we keep that consistent? I consistent with the Yeah, 9 by 18 is about 162 square ft. Why don't we Why don't we keep that? Well, because is that including like the drive areas in between? No. like parking room parking spot. It's just a parking spot. It just be a parking spot because 16 ft long.

Well, I know that. I'm just I'm just trying to Well, my thinking is, you know, when you have a paved parking stall, you have a defined area. You You have two lines that you're supposed to park in between. But when you're on gravel, you got people that are going to park way far away from another car, like me, so I don't get my car, Dane. And you're going to have people that are going to park really close to you because they don't care. And so if you had at least 200 square ft of parking area, then you can at least assure that you're going to have the number of required parking stalls. Your door's not going to get dinged up. And your door's not going to get dinged.

That's my thinking on why I just why the numbers are different. I I just didn't know why we had the difference cuz it it to me come my mind was going why didn't we you know that 200 should that that calculation of 200 should be the same as that 9 by8 9 by8 is not your standard parking size on a paved lot on a paved lot right so I understand I understand where you're coming from with the 200 or

that's my thinking on on why they're they're different um we can change or you can you can chew on that for a while and see come back to me if you want you know on that. Um the next one then uh county doesn't have a per se county engineer, you know, with a with a stamp. And so I just changed that to say the public works department or township has to approve the entrance for all the parking facilities. And that's that's standard. I mean, you know, they have to get an entrance permit from the county on a black top row. They have to at least check with the township. A lot of townships probably don't have a permitting process, but at least, you know, check with the township on what their policy is on on entrances. Um, access drives then within the parking area shall be 20 ft wide. That's pretty standard from what I saw on there. Um, another thing that we had in there and I still probably want to look at a little bit, you know, screening requirements. You know, the the old current the current regulation said that screening shall be, you know, installed along any property line adjacent to uh or enjoying any kind of residential, single family, two family while we don't have two family or multifamily residences and stuff. And so I I changed the word to I don't like mays usually in in regulations, but I I thought in this particular case, it's something that we could require giving a type of situation that may be out there where um it could be something that we want to consider. changing that child to May gives you the conditional use piece rather than the

wa flexibility. That's my thinking, you know, on that. Um, typically we like, you know, we don't require it, but like when we did the winery, we said we wanted screening. Winery and then the coffee shop.

The coffee shop. Um, could have done it with the church out on fourth. didn't um the other school of thought really, you know, screening it is is difficult in the sense that it sounds great. Put a fence up, plant trees, you know, to block car lights, you know, lights in a parking lot, whatever, you know, uh and that's great for the here and now, but what happens in five years when the trees die? You know, are we going to go after that person to make them replant those trees? Well, theoretically, yes, you know, you should, but you know, we don't have a bunch of people out here reviewing and making sure that those those trees, you know, are are still alive here. And so screening is a kind of a difficult thing in my mind to try and implement and also make make sure that they're maintained. But I I think changing it to May, like you said, Stephen Ras, you know, it gives us the flexibility to to require that some type of screen. It doesn't have to be live stream. It could be a fence as well. Fence would be easier to, you know, check and make sure that it's still up versus, you know, trees and stuff. But yeah um then under the performance standards um all off streetet parking spaces and their access drives required for all non-residential um uses may be required again to be paved with asphalt. So here again, if you're on a black top road, especially, you know, and if we want uh to require permanent pavement, then we can dictate that through a condition in the conditional use permit process rather than having to try and issue a waiver. Yeah, we'll just

change it to that. Change it to May. So, if we wanted to require Jerry Yod's business to pave his driveway, then, you know, we could do that through the conditional use permit, conditions of approval versus having to go the opposite way and issue a waiver. Um, Sean, when it's on a paved road, do you require them to pave from the edge of the road back 20 or 25 ft or something? the apron just so they're not dragging sand and gravel and mud onto the paved surface. No. Okay. But when we overlay our roads, we put a wedge out there. Yeah.

So that they don't come up and break the edge of our road off when they allow a drop off on their drive that they're Mhm. So no, we don't require them to pave anything. Okay. But we take care of that when we go by there. Okay. So that's county maintenance every time you overlay that type of thing.

Okay. So, and that's the thinking is you pave off of a paved road to keep gravel and sand and stuff from getting onto the county road. And that's why obviously we don't require it on a township road cuz it's already dirt. So, but this gives us the flexibility to require or or not. Um the other one number two down there it talks about uh off streetet parking spaces and access drive shall be planned and engineered to assure proper drainage. Um I think we still need to have that as a potential requirement. Uh but if storm sewer is not available well there is no storm sewer in in the county. We don't have storm sewers. Yeah. Well, we should but we don't.

Yeah. So, uh but drainage shall be shall be provided to remain on the lot or parcel or discharge of the same shall be through a defined drainage course. Um and then I'm not sure on the wording on on that a little bit Don and I didn't get chance to get together on this but um no drain shall be directed over the joining lands or into the road right away unless it's approved by again the public works department instead of the county engineer. And so if so you're want and that in essence is saying hey we we need you to slow the water off and create if it's a big enough lot to create a retention

of some sort before it hits before it evaporates before it goes into the or not or ditch or if you're intentionally directing your water into the county ditch or direct intentionally directing it onto another property for example. Well that wasn't the normal way the water would drain. You can't do that. Oh, okay. I was if the if the if the natural slope is to the road ditch, then Yeah. Yeah. Let her go. But if it if you're draining from the back side of the building to the front side in a ditch, you can't and create that route. You've got to have a a evaporation pool or whatever. You can't create that route. You can't modify.

So the goal then is any new development isn't adding a drainage issue to a neighbor, right? Or the county. Or the county road. Yeah, most of the time, you know, probably not an issue, but it has certain areas. Yeah, definitely. Definitely. We've had we've required drainage plans for for developments, King Solar. Yeah, King Solar, coffee shop, you know, smaller lots is going to be more of an issue. You know, if you're out on, you know, three, even three acres, five acre, 10, you know, probably not an issue. you know, water's not going to, you know, run all the way onto somebody else's property necessarily. Put in our retention B.

Yeah. Yeah. Something like that. Just to control that. So, that's what I was trying to do there. Three parking spaces instead of 100. Right. Um then the other one, parking spaces shall not be permitted um in a required setback. You know, this might have been a little bit of an issue under our old rigs when we had 30 foot and 50 foot setbacks. Uh now with 10ft setbacks and 20 foot off of the road, I think you should be able to keep your parking spaces out of the way.

You explain that to me. So as I read that, that means you can permit parking spaces in a driveway. Yeah. So it would be like your it would be well this what this is what this is originally was saying is like your personal driveway to your residence you out the residential area thing on that. So that would make it applicable to basically anything required setback.

Yeah. I may have to go back and and look at that again. Like I say, um cuz like for like a house Mhm. you know, and your personal driveway,

you you could park you could be parking in your setback, you know, not in the rightway, but in the setback. So, uh, the the goal or my my aim with all this was really to get parking lots, you know, away from the county and or township ditches and get it away from a neighboring property line as well. you know, it's only a 10-ft setback, you know, and so we don't need to have cars pulling because, as you know, well, as anybody, you know, you just you pull up, especially on a gravel a lot, you know, you you're going to stop certain place here and then next time it's going to be a little bit closer and a little bit closer. You're going to start to leak into the way you've got this worded then where you say except in driveways, you know. So, to me that reads that you, you know, you can park

you could park Yeah. If you had a business, you could park in in the driveway. driveway driveways. I might be as the way it was originally written within residential, it was talking about residential housing, but I don't I still don't think probably even then it was worded that that clearly. I don't think that needs to be looked at wording what it says. Yeah. So, so I'll work on that some more. I mean, so if you don't want any parking when you're talking about rideway, if you're talking about road or rideway, it just says on any road rideway, you can't park whether it's township or county. But I don't know what you're saying here really. Yeah, we'll look at it some more. Yeah, I'll look at it some more.

I know what I I I know what I wanted. I wanted to keep keep parking spaces out of the setback requirements was what my intent was. Except for driveways. Except for driveways. Yeah. Residential driveway. except for residential driveway. Then you scratch out. But like I say, it doesn't it doesn't say that. We'll fix it. We'll fix it. I'm sure you will give Don something to do and it's waiting for

uh the other ones I didn't change. Uh talked about lighting. Um talks about what you're required to do if you're going to actually pave your parking lot and how you're going to stripe it. Uh, and then the last one was you can't you can't conduct business in your parking lot because that's going to be taking up needed parking spaces. Okay. Are there That's all I have for parking. Are there regulations like to have a food truck come by at lunchtime and park in a parking lot or is that considered conducting business?

We don't have regulations on food. Food trucks would be like a a temporary use permit. I don't know if we have we do anything like that. So So does uh so then we So does section seven then essentially ban food trucks.

It would unless they get a temporary use permit through article 19. I think it is like a special event permit. So then Okay. Okay. So, it'd be treated like a special event. Then

it' be a special So, a food truck in a business out in the county. If they want to come and do that, it would by regulation be a special event. I want to be there for the summer. I want to be there for a week. What have you. They bring me a site plan. I'll review that. Does the location is that okay? Does it does it hinder traffic? Is it taking up too many parking spaces for customers? And so in that sense, it would be approved through a special event. If they went out there and just did it without a permit, then yeah, this would be a violation. It'd be a violation of that.

You could do something in a parking lot and not plug any parking space. You could Yeah, you you that's why you would have the special event permit through me. you know, where you gonna where you going to put the food truck, for example, is it going to be in two or three parking spaces or is it going to be on the side of the building or out in the back or whatever? Are you taking up space? I wonder how many of these food trucks understand that. That's kind of what I was wondering. You know, where they just come by like once a week or once a month or in the city, not in the county. City was pretty aggressive with it. I think they've backed off a lot of that now because they're hard to they're hard to something about being mobile. Yeah. Right. So

interesting. But we can get to that when we when we address uh special event permits and stuff if we go after that one of these times here. Um any other questions on parking? Well, number seven, think like a farm implement tractor dealership. I mean, they're conducting business in their parking lot, but their parking lots are so big. Yeah. That they're way over the required number of parking spaces. I know. That's That's part of their parking lot. That's part of part of their display area. Yeah. It's a more of a display area. Even though it may not parking lot building.

Yeah. That's more be like a car dealership. Yeah. Yeah. So all that be a display area more than parking spaces. Car dealerships would really have that kind of a problem where they have much traffic and what

for sure and under the off street loading. The biggest issue I had with this small article here was on the backside on the design standards where it says that loading spaces shall minimum dimensions of 12 ft by 35 ft and then the vertical clearance of 11 ft. That's what always triggered the waiverss is cuz a lot of people a lot of business out in the county I don't need a loading dock. you know, I my deliveries are just on a big flatbed trailer. And so that's what triggered a lot of this review, you know, of of that cuz you can have a loading space, you know, we could have areas designated where a pickup truck and a long trailer bringing supplies to a to a business, but it doesn't have to be a loading dock. And so that's why on that back side I guess you want to build that's why I just want to eliminate the 11 foot clearance. If there's a situation to where yeah a business is going in that requires a loading dock then they're going to request that and show that on their site plan and we'll uh we'll require through the conditional use permit process. So the the the giving them a minimum dimension would imply that the applicant would understand what's coming in and they would build accordingly.

Yeah. So they would so if they have a 53 ft flatbed in a semi coming in that's extended, they're going to have 75 to 100 ft of truck there, right? They'll understand that their theirs needs to be 12 by 100. 100 instead. Yeah. And then and then they should show that on their site plan. Where are their semis going to come in and load and unload? You know, do they need a loading dock or are they just going to offload it through other means? Yeah. Just wanted to make sure I understood that just putting the minimum there implies that the the applicant Yeah. shouldn't if they're getting bigger vehicles in. They should not read that. That's all they have to have.

That's all they have to have. Yeah. Because obviously a semi-truck is going to be not going to fit there very well. certain ones could, but and that'll come out at the public hearing like yeah, you you need in your chart on 11101 basically you have the the minimum the square footage 2,000 like the retail store 2,000 to 10,000. So if they're under that 2,000 square foot, there's no loading space required. Requirement. Okay. No loading space required except as through the conditional use permit process. Yeah. Right. Yep. Fair.

And I said I didn't I didn't address any any numbers in in the chart or anything like that. Um on 11102, you know, the first one I just um I just expanded on that that said that, you know, applies to all districts for the loading unloading of materials and products for the land uses identified in the article or for the receiving of materials and products by customers because that's that's the other thing. You know, if you're going to a business that manufactures something and you got to pick that up, where are you going to be picking that up at? You don't want to be parking across 10 parking stalls, for example. And this all I would think would be thought out by a a developer, but you know, we just got to make sure they understand that. Um, I eliminated the the funeral home or mortuary loading space requirement. I didn't see the need for that. and then added that loading areas shall not interfere with vehicles accessing the off streetet parking spaces. um saw a few other little examples where you know you can require like physical barriers like if you're going to have a loading area I mean it's hard like I don't know these like Costco or Sam you know you'll have a area where you can pull in and load your stuff and they'll have like concrete barriers that separate um the loading area from the the general traveling public. Don't know if that will come into play, you know, in the county, but I just added that, you know, in there. Um, and then the loading area shall not be located within the setback requirement 11102.

Instead of reduce or not require, you can put that change in. Yeah. Yep. I got that. Yep. I'll make that change. Yeah. So, all right. Looks good except for that one. Yeah, the one in there. So, I can figure that out without parking in driveway. Yeah. All right. I'll now you know kind of where I'm coming from. I think about it. I'll make those two changes and then No, that makes sense. I mean, get it back to deal with waiverss all the time and just put it in part of the commission.

Yeah. It's like every everyone, you know, and it and this board doesn't see the resolution, but when this goes to the county commission, I write a resolution.

It's it's essentially just a a summary of what the public hearing process was. because you know the planning commission approved this unanimously subject to these factors and these 10 conditions of approval and they also uh voted to do a waiver for the parking spaces, the loading space requirement and the paving requirement and it's just like you know if we're not going to make them do it then we need to take it out and do something different you know but still have it as an option. Yeah. Thank you, Mark, for your work there. Okay.

Any other business before the planning commission? As usual, the staff has done a good job. They have Thank you. Seeing none business for the planning commission, chair will entertain motion to adjourn. Second. Been moved and second to adjourn the planning commission. All in favor say I. I same sign. Planning commission is adjourned.

Okay. All right. Liz, you ready for the board zone appeals? Okay. Yeah. We're not done yet. We're not. We got a little in there. Your stuff. Okay, we'll call the Reno County Board of Zoning Appeals meeting May 14, 2026 meeting to order. Staff, will you please call the role? Nisley Strand. Schaefer here. Zeltzer here. Mlin here. Martin here. Gson

here. Uh, in your packet, you would receive the minutes from our April 16 board of zoning appeals meeting. Chair will entertain a motion on those. So move. Second that. Been moved and seconded. Any discussion on that motion? Seeing none, all in favor of approving the April 16, 2026 Board of Zoning Appeals minutes, say I. Oppose. Same sign.

Minutes are approved. Okay, Mark, you're on. So we've got um table from last month the board we had a training session on on variances and so um I can present that to the board and probably just remind you know everybody that we won't broadcast you know the training session but then after the training session is done then we'll come back into uh open session and broadcast and then we'll discuss any other business that the board of zoning appeals may have. Okay, sounds good.

once in a real any other new business before any other business be be brought before the board of zoning appeals. Seeing none, chair will entertain a motion to adjurnn. So moved. Second. So moved and seconded. All in favor of adjournment say I. I. The post.