City Council - Regular Meeting

Commissioner Reed, Commissioner Rodriguez here. Commissioner Sperber here.

Thank you. Uh, please stand and join us in the pledge of allegiance. Pledge 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.

All right, we'll open this up to general public comment. This is you can make a comment on anything you want. Does anybody wish to make a comment? I see none. We'll close public comment. May I get approval of the agenda, please? Mr. Chair, I move [clears throat] to approve the agenda as submitted. I second. All right, we got a move by Commissioner Pritzos, a second by Commissioner Kramer. Do we have any comments or questions, Commissioners? All right, let's vote. [clears throat]

And it passes unanimously. All right. May I get a motion for the approval of minutes? Mr. Chair, I move to approve the minutes of the planning commission study session held on Tuesday, November 18th, 2025, and the planning commission meeting held on Thursday, November 20th, 2025. A second. All right, we got a move by Commissioner Pritzos, a second by Commissioner Rodriguez Elkins. Commissioners, do we have any comments or questions on the minutes? Yeah. All right, let's vote.

All right, the move passes unanimously. All right, we're in for general business. uh PCN120002B25-00002 here item to you today your demonstrates the boundary of the 148 acre legend at Sparks Marina plan development shown in blue is generally located west of Sparks Boulevard and north of Interstate 80. This is a request to review and approve architectural elevations for a 79,748 square foot fourstory 342 space parking garage on an 8.9 acre portion outlined here in red uh of a larger 148 acre site within the legends at Sparks Marina plan development project is subject to the regulations within the legends at Sparks Marina plan development handbook. Just refer to it as handbook from here forward. [laughter] As such, the planning commission must review the proposed architecture for conformance with the handbook's architectural standards. The parking garage is proposed to be located uh to the north of the Legends Bay Casino. The existing casino is shown here. Right over here down south is Shields for reference. And the marina is over here where my cursor is wiggling. So the proposed parking garage is

proposed to be located right now over an existing parking lot. It's 50 ft 2 in tall would be located within that existing surface parking lot uh to the north. The footprint of the proposed garage will take up 150 of the existing surface parking spaces. proposed parking garage will provide a total of 342 parking spaces on the four parking levels, resulting in a net increase of 224 parking spaces over what's already there. Uh after construction of the parking garage, a total of 474 garage and surface parking spaces will be maintained on the site that is owned by the Legends Casino, Legends Bay Casino. So, here are multiple views of the proposed parking garage. The handbook allows for staff level review and approval of new construction for projects through the administrative review process. As such, the parking structure is being reviewed through administrative review PCN1605/ AR25-000023 pending the planning commission's approval of the architectural elevations. Similar to other architectural elevation review items recently seen uh by the planning commission in the legends and sparks marina plan development and the stonebrook plan developments. The balance of the parking structure and site plan are not subject to review by the planning commission. The handbook includes architectural standards to provide for a consistent level of design quality and visual cohesion and that uh architectural design and exterior building materials shall be consistent with the architectural design of the main retail center and existing

casino. The handbook does not provide strict guidance for architectural standards of parking garages in particular. However, the handbook's general architectural standards that require new buildings be compatible with the shopping center and out buildings apply to this project. In addition, the handbook does include landscaping standard that requires planter boxes be provided on the exterior of each floor of a parking garage. And if you look at the screen, you can see here on each level there are planter boxes applied with landscaping materials. The proposed design of the parking garage provides the required planner boxes on each floor in compliance with the handbook. However, during the review of this project, city staff has been informed by the applicant that they do not intend to construct the planter boxes and will pursue an amendment to the handbook to remove this requirement. However, until an application to amend the handbook uh is received by staff and approved by uh or recommended approval to the city council by the planning commission and approved by the city council. The planner box is shown in the proposed architectural elevations are required in compliance with the architectural requirements of the current handbook. Should such time uh the handbook be amended, then they would need to come back for another architectural review. I believe we'll have to see at that time, but I think that's probably going to be what will need to happen. Okay. Oops. Still there. The proposed colors and materials of the parking garage shown in exhibit 4 in your packets um are as follows. Concrete panels in dark brown and bronze, stone to match that

that's incorporated into the elevations of the casino. Red brick planters to match existing adjacent to the Legends Bay casino and LED light strip to match Legends Bay Casino. The existing casino building has previously been determined by the planning commission to conform to the architectural standards in the handbook based on the use of color, facade materials, and articulation as required for non-residential development in the Legends shopping center. So staff believes that the proposed parking garage demonstrates compatibility with the existing Legends Bay Casino and carries compatible elements throughout the project. Of note, there are no specific findings required for an architectural building elevations review. However, the planning commission is tasked by the handbook to find the project compatible with surrounding legends development in both architectural style, building materials and colors. Um, I have provided the uh suggested uh Oh, I didn't sorry I need to change that. That's not the recommended motion. This is just the general recommendation. Um, [clears throat] we do recommend approval. I do have the um applicant here if you have any questions of of the applicant.

And that concludes my presentation. Thank you, Danny. Yeah, appreciate that. Commissioners, do we have any questions for staff? I have one, Mr. Chair. They is like for my curiosity. Whereas the materials, do they just match the actual casino or are some of them also like the same materials in the rest of the uh like the shopping district? If I may answer um [clears throat] both. Okay.

Both. So the casino itself has um stone and brick which is also a material that is carried all throughout uh Legends uh Bay. I mean, legends uh plan development from the shopping center to the outbuildings. Uh in particular though, the the brown the stucco and that the brownness is something that is I think unique to the casino and the uh garage carries that forward. Thank you, commissioners. Any more questions for staff?

Does the applicant want to add anything? Okay. Does commissioners, you have a question for the applicant at all? No. All right. I will entertain a motion. Mr. Chair, I move to approve the architectural elevations for 79,748 four space parking garage as proposed in BE25-00002. of the requirements for the Sparks Maria Handbook Plan Development Handbook. Redundant

second. All right, we got a move by Commissioner Kramer, a second by Commissioner Neberline. Commissioner, do we have any further discussion? No. All right, please vote. All right. Motion approved unanimously. Thank you.

All right. We're on the public hearing items. PCN0624 CU25-000014. [clears throat and cough] Good evening, Chair Rosson and members of the planning commission. For the record, Kim Mock, planning technician with the city of Sparks. This item before you tonight is a request for a conditional use permit to allow the establishment and operation of a recreation and sports facility. Specifically, thank you. Specifically, a golf simulator with a 2596 square foot existing commercial building located in the Los Altos Crossing shopping center at 5318 Sparks Boulevard. The shopping center is part of the Kylie Ranch South plan development handbook which allows the establishment of a recreation and sports facility subject to a conditional use permit. The subject site is outlined in red and is generally located north of Sparks Boulevard west of Caldera Drive and east of Village Null Drive. You may recall the planning commission approved an application for Orange Theory Fitness on the opposite side of this building in June of 2024. The existing building is 9,647 square ft and was constructed in 2008 and approved by administrative review. The 2596q ft tenant space is within a space previously occupied by Kelly Moore paint. Entrance to the onman golf simulator is through a dedicated app which will open the electronic door lock. This app is available to members of the golf

facility only. The app will allow customers to book time slots in 30 minute increments, ensuring no overlap of bookings. A member of the golf club may bring guests such as a golf pro, club fitter, as well as friends. The maximum [clears throat] occupation of the facility is 25 people per the current building configuration. The Kylie Ranch South Plan Development Handbook limits the hours of operation to 6:00 a.m. to 10 p.m. The handbook defers to the Sparks Municipal Code, which requires one parking space for every 200 square ft of building space for a minor recreation facility. The 2596qt facility requires 13 parking spaces. A total of 324 spaces currently exist on the site with 147 required for existing uses. This is the floor plan with the proposed layout of the golf simulator including the bays, the lounge, the break room, and the restroom facilities. And these are examples of the golf bays. There will be a total of three simulators on site. The existing shopping center was developed in accordance with specific landscaping requirements in the Kylie Ranch South handbook. The intent of the landscaping requirements are to provide a highquality shopping center design and provide for excuse me, let me let me rephrase that. The intent of the landscaping [clears throat] requirements are to provide a high quality shopping center design and provide for landscaping buffers along roadways and internal driveways. staff believes the overall shopping center is currently in compliance with the handbook. Here are some additional photos of the site. With the background and analysis concluded, I'm going to move on to the findings. There are five findings the planning commission is required to make in order to approve the conditional use

permit. Finding C1 is concerned with conformance with the comprehensive plan. staff believes that the proposed recreation and sports facility will advance goal MG1 by supporting economic vitality and fostering vibrancy by allowing for a new business specializing in recreation and fitness. The proposed recreation and sports facility will advance goal MG2 by allowing the Los Altos Crossing Shopping Center to maintain a mix of commercial uses as well as offering recreational and health opportunities for Sparks residents. staff believes that the proposed golf simulator will advance policy EV8 by supporting private investments that will provide a new service in this area that we believe can improve the quality of life for current and future residents for the city of Sparks. Finding C2, the subject site is surrounded by existing and future planned commercial uses to the south, east, and west within the Los Altos Crossing Shopping Center. Adjacent to the subject site, located to the north are existing single family residential homes as part of the Kylie Ranch 2C unit 4 subdivision. Staff worked with the developer during the original site plan review process to create a design for the building and detailed landscaping standards that are intended to mitigate the impact of commercial uses on the adjacent single family homes. Staff believes that finding C2 can be made due to the design and construction of the existing building, the mature landscaping, masonry wall, and the landscape burm which have been specifically placed to mitigate impacts from businesses in the shopping center as well as provide for compatibility to the adjacent properties. Finding C3. The subject site [clears throat] was previously developed

in 2008 with a commercial building and no new construction is proposed. Staff doesn't believe approval of the conditional use permit would impair the availability of natural resources or the region's ability to support its population. Finding C4 conditions of approval number eight addresses access by members of the golf club. All visits are by appointment only. Walk-in access shall not be permitted. As previously mentioned, the Kylie Ranch South handbook required the developer to add landscape buffers and a masonry wall. The landscaping is mature and lessens impacts of the proposed businesses in the shopping center on adjacent properties. Proposed condition of approval number seven requires the landscaping BM and mature landscaping to be maintained throughout the life of the property. This proposed condition of approval also requires the replacement of any of the trees or plants if they die. Finding C5. Public notice was published in the Reno Gazette Journal on December December 2nd and notices were mailed to 50 owners of property within 500 ft of the subject property. As of today, staff has received no public comments. Overall, staff believes that the unique nature of the recreation and sports facility use, availability of parking, and the existing mature landscaping on the subject site provide compatibility with adjacent properties and mitigate land use planning concerns. Staff is recommending approval of this conditional use permit for a recreation and sports facility use, specifically a golf simulator. Thank you, and I'm available for any questions, as is the applicant.

All right. Thank you, Kim. Commissioners, do we have any questions for staff? Okay, I see none. Does the applicant want to add anything or no? We're good. Commissioners, do we have questions for the applicant? All right, I'll entertain a motion. [clears throat]

Oh, it's public hearing comment. That's right. Maybe I wanted to get this meeting done early. So, this is a public hearing comment. Does anybody in the public wish to comment on this partic particular item? Okay, [clears throat] I see none. I will close public hearing comments. All right. Now, I'll entertain a motion. All right, commissioners. Do we have any further discussion? [clears throat] All right. [snorts]

Okay. I move to approve the conditional use permit CU25-000014 associated with PCN6024 to allow for a 2596q ft recreation and sports facility within an existing building located at 5318 Sparks Boulevard, Sparks, Nevada, APN 516 38039 based on findings C1 through C5 and the facts supporting these findings are set forth in the staff report and subject to the nine conditions of approval as listed in the staff report. I second.

All right, we got a move by Commissioner Rodriguez Elkins, a second by Commissioner Kramer. Let's vote. Mine is right. The motion passes unanimously. Thank you, Commissioner. Thank you. All right. Public hearing item PCN25-0000184 CU25-000015. [clears throat]

Uh good evening, Chair Rosson, members of the planning commission. For the record, Kobe Glano, planner with the city of Sparks. Uh, this item is a request for a conditional use permit to allow for the operation of a vehicle sales use in the industrial zoning district on a48 acre site located at the northeast corner of Freeport Boulevard and South 21st Street. The subject site is outlined in red and is located just west of Baldini's Casino. In accordance with Sparks Municipal Code, in order to operate a vehicle sales use in the industrial zoning district, uh a conditional use permit is required, which is the reason for this uh request today. The project site is currently developed with a one-story 6,400 ft industrial building with two tenant spaces that was originally constructed in 1966. The western portion of the existing building um is proposed to consist of 3,250 ft of vehicle sale operations and the eastern portion of the existing building is currently operating as a 3,150 ft uh vehicle repair use as seen in exhibit number four. I would like to again point out that a structure fire occurred within the building in early 2024. Um, over the past year, the property owner has worked with the city to obtain all the necessary permits for repairs, and that construction is now complete. The applicant is now looking to move into the western um tenant space adjacent to 21st Street and operate that uh the requested vehicle sales use. Staff analyzed three main components with this request um access and parking, vehicle storage, and customer access and hours. Primary access to the site is from Freeport Boulevard. A secondary access is provided from 21st Street and an additional access to the site is provided from a private adjacent

alleyway located uh to the east of the site. Sparks municipal code requires one parking space for every 500 square ft of building floor area for both a vehicle sales use and a light auto and truck repair use. Cumulatively, Sparks municipal code requires a total of 13 parking spaces to be provided on the site. uh seven for the vehicle sales use and six for the light auto repair use. Uh one of these parking spaces must be ADA compliant van accessible. According to the site plan that's shown on the screen um and the parking analysis, a total of 13 parking spaces will be provided on the site, one of which is van accessible, which meets that minimum parking requirement. All vehicles for sale are proposed to be stored indoors with no outdoor display or storage. According to the applicant, the proposed vehicle sales will operate on an appointment only basis and will um accommodate no more than three customers at any uh one time. Additionally, the proposed hours of operation for the vehicle sales is from 7:00 a.m. to 7:00 p.m. 7 days a week. With background and analysis concluded, I'll transition over to the findings. Um there's five findings that the planning commission is required to make in order to approve the conditional use permit. All of which staff has been able to make

for finding C1. Use of the subject site for vehicle sales would provide for continued industrial operations on the site which is located south of Interstate 80 in support of policy MG2. Staff believes the proposed vehicle sales will support goal MG14 by encou encouraging additional investment in a currently vacant tenant space within the city's industrial area, which is an important uh employment center for the region. Additionally, allowing small-cale uh vehicle sales on a developed site that has appropriate zoning and infrastructure would help establish a new small business in the city in support of policy EV6. For finding C2, all properties adjacent to the subject site are located within the industrial zoning district. Uh to the north are auto and truck repair and vehicle sale uses. To the east is an auto and truck repair use. And then further east is the Baldini Casino which is in the TC or tourist commercial zoning district. Uh to the south of the site is a wholesale distribution and warehousing use. And to the west across 21st Street is a vacant industrial building. Staff believes the proposed vehicle sales use on this site is compatible with the adjacent surrounding area. Uh the subject site was developed in 1966 with a one-story two-tenant industrial building which has continuously accommodated industrial uses since its construction. STAP believes the appointment only vehicle sales operation will result in fewer trips generated as compared to a typical or more large-scale uh dealership. And as discussed in the analysis um staff or the site meets the minimum amount of parking spaces. For these reasons, staff believes that finding C2 can be made. For finding C3, the potential impairment of natural resources and the total population, which available natural resources will support without

reasonable impairment was previously considered when the site was assigned an industrial land use designation um within the city's comprehensive plan. Uh city staff does not believe the approval of this conditional use permit will impair the availability of those natural resources. Finding C4 relates to mitigating impacts through conditions. Uh, building off the parking information I previously provided, uh, proposed condition number five requires all vehicles offered for sale must be stored indoors and prohibits any outdoor display or storage of vehicles. Uh, the proposed condition is intended to avoid vehicles being parked within city rightway and make sure that um enough parking is on site to accommodate employee and customer vehicles. Proposed condition number six would require the applicant to stripe the parking lot to make sure that the uh people visiting the site know where to park. Um as the site currently does not have any ADA or van accessible spaces. Um condition seven further requires the applicant to to create one of one of the ADA spaces on the site prior to issuance of a business license. Moving to customer access. Proposed condition number eight limits all customer visits to appointment only and prohibits walk-ins. Uh staff believes that limiting the hours for the vehicle sales use from 7 a.m. to 7:00 p.m. uh Monday through Sunday will help further mitigate land use impacts to the other tenant on the sites as well as to adjacent properties and proposed condition number nine would limit operations to those to those hours. for finding C5. Public notice was sent to 59 property owners and published in RGJ on December 3rd, 2025 as prescribed by NRS and Sparks and Municipal Code. And as of today, staff has received no [clears throat] public comment. Uh staff believes the required findings can be made and is recommending the planning commission approve the conditional use permit. Um thank you. And with that, I'm available for any questions, as is the applicant.

Thank you, Kobe. Commissioners, do we have any questions for staff? Do we have does the applicant want to add anything? Okay. Does anybody have any commissioners have questions for the applicant? Just just [clears throat] for the applicant. You want to come up? Then just state your name. [clears throat] You want me to sit? Hi. Okay. Just out of curiosity, you state um sta the staff report states that there will be no outdoor parking of vehicles. How many vehicles can you park inside there?

At max at maximum. Just obviously depending on size between 17 and 20. Okay. All right. That's that's it. Truly all I needed to know. Thank you. Like how many cars can you park in there? You should come in. It's tight. It's going to be tight. for that many vehicles. So you anticipate just it's a it's [clears throat] like a revolving door. Correct. One comes in, one goes out, you know, or and you don't expect to have a large inventory of anything. No. Okay. No. No. All right. Thank you. Thank you, Commissioners. Any more questions for the applicant? Nope. Thank you. Thank you.

This is a public hearing item. Does anyone from the public wish to comment on this? I see none. I will close public comment. I will entertain a motion.

Mr. Chair, I move to approve the conditional use permit CU25-000015 associated with PCN25-0018 to allow vehicle sales within a portion of an existing industrial building located on a48 acre site at 2090 Freeport Boulevard, APN 03403137 in the Iindustrial zoning district. based on findings C1 through C5 [clears throat] and the fact supporting these findings is set forth in the staff report and subject to the 12 conditions of approval. Second. All right, we got a commissioner. We got a move by Commissioner Kramer, a second by Commissioner Neberline. Commissioners, do we have any further discussion?

No. All right, let's vote.

All right, motion passes unanimously. Thank you, Kobe. Thank you. Right. Moving on to public hearing item PCN16045 forward slash CU25-000016.

Good evening again. I'm Danny Ray, senior planner, presenting this uh request to you today, which is an amendment to a previously approved conditional use permit uh to allow the operation and construction of a hotel at 1407 Shields Drive in the Legends Esparks Marina Handbook. The project's 3.66 the 66 acre sites located here as shown outlined in red on the vicinity map and is located in the Legends at Sparks Marina plan development. It's currently [clears throat] partially developed with a parking lot here and here with the remainder of the parcel uh undeveloped. The site is generally located west of Sparks Boulevard, north of Big Fish Drive, east of Shields Drive, and south of East Lincoln Way. This project was originally approved by the planning commission at its April 18th, 2024 meeting. This application seeks to amend that CUP with material, color, and articulation changes in the architectural elevations. These modifications propose to reflect the branding of both the AC hotelsite and the element by Weston hotel brands within a common building. The dual branded hotel proposes to be four stories, 103,651 square feet, and 199 rooms. The Legends Handbook provides the regulatory framework for the Legends Plan development and permits uses allowed in the city of Sparks TC or tourist commercial uh zoning district, including hotels with more than 150 rooms as a permitted use with approval of a conditional use permit. The purpose of a cup is to ensure compatibility with surrounding uses and to identify potential impacts and ensure adequate

mitigation of those impacts associated with the uh operation of the hotel use. The proposed four-story hotel would be in an area surrounded by commercial development within Legends. And for reference, both the existing hotels within Legends and the recently approved Home to Suites Hotel are also four stories in height. The subject site is currently partially developed with the parking lot with an undeveloped portion of the site where the hotel is proposed to be located. And this is the outline on the site plan of the hotel footprint. The parking lot's part of the shared parking supply provided for all of Legend's plan development. A parking analysis was originally provided by the master developer, Red Development, with the originally approved CUP, and that includes all current and potential uses on the entire Legends PD site. The analysis indicates the uh required would be 6,15 parking spaces. Legends currently has a supply of 6,492 spaces of shared parking facilities throughout the site. That does not include the additional parking spaces the planning commission just considered uh in that architectural building elevation review. Uh trip generation for this use is estimated to be 1,598 average daily trips with 1,614 Saturday trips. Estimated peak hour trips are 92 weekday AM and 118 weekday PM and 144 Saturday peak hour. The exterior architecture uh staff believes meets the architectural design requirements for the Legends Plan development contained within the handbook and provides a wide variety of materials, colors, and dimensional articulation.

The roof line is varied. The building sides include both color and dimensional articulation is L-shaped on the northern portion of the the project. The reddish brown and very dark gray accent colors encompass less than 25% of the building's elevations per the handbook standards. The overall height of the building is 49 ft uh 55 ft at the parapit. Exterior materials provide compatibility with nearby existing buildings. consists of uh ephus or exterior insulation finish system, stucco, stone, brick and metal in earth tone pallet. Uh there will be a single main entrance to the building. Shown here are the color palette and a nearby building utilizing a similar color and material palette. Um [clears throat] as uh we discussed in the study session on Tuesday, we have two distinct color variations here. Over here, this is the Sparks Boulevard elevation. So over here on the north side, we see more of a warm color palette with reddish brown. And on the northern uh side all around the banding is the dark kind of a charcoal gray uh with a a more muted cooler uh palette to it. [snorts] These colors or reddish colors we see all throughout [clears throat] uh Legends and and quite a few of the buildings. But we also see this color here. This charcoal color is we see on an adjacent building. Uh I think that's Jersey Mike's over there on Blaze Pizza right over here has the same color palette. There will be a portica share uh shown here at the front of the building providing a dramatic focal point at the entrance. Parapit surrounding the building at the

roof line will provide screening uh for any rooftop uh mounted equipment. There are several amenities provided for the convenience of the hotel guests in the project including a lobby and lounge area, a bar and lounge area, a design a dining room, laundry facilities, fitness and exercise room, an indoor swimming pool, a meeting room reserved for guests only, and ancillary back of house support uses. So the colors uh that will be provided here are white haze, natural white, spectrum brown and sandalwood beige, super white and licorice all in the ethus stucco. Her stone uh masonry veneer boulder creek fastrack Cheyenne Ridge and brick sous city brick in a desert blend and dark gray to match color and texture of the building in the south. Aluminum wall panel and awnings color well to 500 bright silver and metal panels are kawirn champagne. So landscape plans demonstrate both the current landscape conditions as well as proposed combined in here. The um finished parking lots are currently landscaped already in good condition. The handbook states that 20% of the total site shall [clears throat] be landscaped. However, it does not provide parcel specific direction and instead directs to the Sparks Municipal Code for specific standards. They're not found in the handbook. As such, uh, Sparse Municipal Code does allow for 10% total landscaping coverage for sites within the TC zoning district, which we've already mentioned in the TC zoning district is what uh the handbook uses for development standards not referred to in the handbook itself and for uses the it is the underlying zoning

district. The handbook directs to the proposed landscaping area and tree count is proposed at 15%. So 50% more than the minimum requirement. Let's see. But that does represent 5% less than total 20% that it mentions for the entire project. Also, as we discussed in in the uh study session, I did go back and look through our archives and try to determine uh over the last 20 years of development where we stand in terms of that 20% and was unable to do so. Many of those cases did not give a total number um a total percentage. But again eyeballing it when we see the level of or the amount not shown on here but the amount of landscaping and 20ft buffers along Sparks Boulevard all down the center medians at the roundabouts and then of course in the shopping center itself you know the preponderance of landscaping there both softscape and hardscape plant materials and so forth. Um this planner does believe that we are meeting or exceeding uh that 20% just by eyeballing. So legends as a whole is heavily landscaped. Um move on. Total of 48 trees are provided for the hotel site plus an additional 22 trees for the parking area for a total of 70 trees on this site. In addition, 420 uh shrubs are provided meeting the six shrubs per tree requirement in the handbook. Creative use of trees and landscaping materials act to provide conformance with both the handbook and compatibility with the landscaping in the greater legends of sparse marina plan development. So moving forward, there are five

findings the planning commission must consider. So for finding C1 uh the comprehensive plan land use designation for this site is mixed use district mixeduse commercial MUD MUC. Hotel uses are allowable for this land use designation subject to approval of a CUP supporting goals MG1, MG2 and EV1. The development of a hotel use also allows for an environment in which businesses can build in the city of Sparks contributing to goal EV1. There are tourist commercial and industrial uses across Sparks Boulevard to the east and surrounding the subject parcel are a variety of commercial uses located within the Legends Plan development and shopping center. The architectural elevations for the building incorporate many of the development and architectural standards described in the handbook and found throughout Legends. The architectural design reflects that which is near the project site while also maintaining individuality and color treatment. Again, in support of finding C2. For finding C3, uh this use does not produce any negative impact directly to natural resources since the subject site has been previously reviewed as part of the comprehensive plan update process. And finding C4 is concerned with addressing identified impacts such as the following. So parking there are overall 615 parking spaces within legends and that exceeds what's required by existing and potential uses by 388 spaces for traffic. Uh the trip generation estimates fit within the overall trip generation of the approved traffic study based within the existing land uses built and/or approved to date within the legends plan development. No additional

turn lanes at the project access points or other improvements are recommended for this project. For sewer facilities, the city has the capacity to provide sewer service as the proposed development is in the a lotment of the tumbor sewer capacity and no sewer infrastructure improvements are required for this project. For lighting and noise impacts are anticipated from light and noise for this project and are consistent with the existing uses and the commercial nature of the area and parking area lighting is already in place. There is no resident are no residential uses uh within very close proximity to this project. And finally for finding C5, public notice was uh published in the Reno Gazette Journal on December 2nd, 2025 when notices also were mailed to 58 property owners within 500 ft of the subject property. The planning commission meeting functions as the public hearing for this item as required by Nevada Revised Statutes and Sparks Municipal Code. And as of uh the time of this meeting, staff has not received any public comment on this item. So, this concludes my presentation. Uh staff does recommend approval of this item and I've provided the recommended motion on your screens. I'm available for questions as is the applicant.

Thank you, Danny. Appreciate it. Yeah. Commissioners, do we have any questions for staff? I do. Go ahead. Commissioner Rodriguez Elkins. Danny, thank you. It's great report. Um, just curious the is that a shared drive between the back of the hotel and the businesses that are already existing there. This is part of the building. That's the easement, sanitary sewer easement. So, let's move. Yeah. Looking at the color landscape plans, I could see it better. The landscape plan. Uhhuh. There's the property line.

See, between the the back of the hotel and then the Chase and the other businesses, that's a shared a shared driveway. We have the applicant come up and and answer that. Sure. Yeah, sure. Hi. And are you just to confirm me? State your name, please. Oh, I'm Matt Larson with Baywood Hotels. Thank you. Right along here. I believe that's a public road right there. It would be private, not public. Oh, private. But our property line doesn't go to the other side of the road. Right. So, but the it looks like it's proposed path for the hotel and then the existing path for the businesses. And so that's just a shared drive between the two,

correct? Yeah. There's not a fence or anything. No, no, it'll be access through there. Okay. And I assume on the north side as well. Thank you. Yeah, no problem. Commissioner Kramer, I do. Um I think before we approve this or go any further, the project description in the conditions of approval is not accurate. It says, "This project approval is limited to the construction and establishment of a hotel use and a multifamily use located at 1275 East Prader Way. I think we need to make an adjustment to that." Okay, thank you for [laughter] catching that. Okay, wait a minute. I thought that was almost done. Yeah, good case.

So, I think we need to um make that correction. [clears throat] Don't have it printed with me. I can run back to my office if we want to. Yeah, Mr. Mr. Chair, if you could we could go ahead and just do a brief recess. We'll go ahead and get some draft language together for the planning commission to consider in terms of amending uh what is going to be condition of approval number three for this project. We'll bring it right back. Okay. Thank you. Thank you. Okay. Just want to make sure that we dot our eyes and cross our tees properly here. Correct. We'll stick to the hotel business. [laughter] Okay. Get catch Mike. Call a recess.

I did. Okay. Looking at that going, what? I did that. I drive to that hotel every day. It's almost finished. That's not going to work.

How old is it? Um, this is 1977 or earlier. Let me clarify it.

personalized services for well not necessarily [clears throat] And sometimes she doesn't have a 21-year-old over there.

Very important part of the meal. I mean, it is, you know, burger and beer. Yeah. I tell you, they have the best onion rings, though. that big. Different kinds of burgers and fried pickles as well. Burger. Yeah. Envy. Yep. She has a half pound burger. That's That's huge. I

cut it in half. businesses. There's nothing driving them out. You even talked to Great Basin Brewery down there. It's been

Didn't one of them close? Great base closed. Still working on the motion. A good catch. Great based, didn't they? Thanks for reading. [laughter] Yeah.

Oh, no. The wine and Elkins did want to point out one of the conditions of approval right here. Number 12, applicant shall provide documentation demonstrating all cross access utility easements, etc. Perfect.

Thank you. All right, commissioners. Any more questions? Any more comments? All right, this is a did want to point out one of the conditions of approval. Wish to make a public comment right here. Number 12, applicant shall provide documentation demonstrating all cross access utility easements. [laughter] Todd, is that you? Deep delay. There we go. All right. I see no public comment. I will close public comment. I will entertain motion.

Mr. Mr. Chair, I move to approve CU25-000016, an amendment to conditional use permit CU24-00003 to allow for the construction and operation of a hotel use at 1407 Shields Drive based on findings C1 through C5 and the fact supporting these findings as set forth in the staff report and subject to the 14 conditions of approval as listed in the staff report except for condition of approval. three that is modified to read the project approval is limited to a hotel use located at 1407 Shields Drive. Second.

All right, we got a move by Commissioner Kramer, a second by Commissioner Rodriguez Elkins. Commissioners, do we have any more discussion, questions? All right, let's vote, please. All right, the motion passes unanimously. Thanks for making that change. Thank you. Thanks for that. Unless you want to get into the multif family business. Okay. Not in the hotel. All right. We'll move on to announcements from staff.

Thank you, Mr. Chair. Um I do want to highlight that coming up on your January agenda next month is going to be an item for you to consider your rules of procedure. And so, you know, in between now and then, if you want to give thought to any desire that you may have to change the meeting time for the planning commission start from 6:00 p.m. to 5:30 p.m., uh, the rules of procedure and modifying those would give you the opportunity to do so. Um, certainly, uh, if there's any other changes that you're thinking about making, that would be an opportunity to identify those changes. uh if there are changes uh that the planning commission would make, we'd ultimately get input from you at that January meeting, bring back changes. But just wanted to flag that in case there's anything that's been on your mind. Um maybe that meeting time. Um and with that, um I have no other announcements other than happy holidays to everybody.

Thank you, Sienna. Right. I'll open it up for general comments from the public. I see none. I will close public comment. Commissioner, do we have any announcements? Anything? I do like her idea at 5:30 might be easier for the staff. So, something to think about. Pardon? Yeah. Well, with traffic coming from the south that is

we can discuss that during the Tuesday meeting and give it good discussion, I'd say. Think about that. 5:30 to 6:30. Mhm. Okay. All right. I call this meeting adjourned. Merry Christmas. Merry Christmas everybody. Merry Christmas to all. To all a merry Christmas. Here's where the traffic