Planning Commission - Regular Meeting

Good evening. I'm calling this meeting this meeting of the planning commission to order at 6:00 pm. Madam Secretary, can I get a roll call, please? Commissioner here. Commissioner here attorney here. All right. Thank you. Please stand for the pledge of allegiance. 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. All right. All right. At this time, I'll open it up for public comment. Does anyone in the audience have a public comment? I see none. I will close public comment. All right. May I get a motion for the approval of the agenda? Mr. Chair, I move to approve the agenda as submitted. I'll second that. All right. We have a a move by Commissioner Pritsell, a second by Commissioner Spurber. Any more comments on the agenda? Nope. Let's vote. And the motion passes unanimously. Oh, Commissioner Reid, can you vote uh verbally? I vote I Okay, thank you. All right. May I get approval of the minutes?

Mr. Chair, I move to approve the minutes of the planning commission study session held on Tuesday, March 2025, and the planning on Thursday, March 20th, 2025. Second. All right, we got a move by Commissioner Kramer, a second by Commissioner Neberline. Let's take a vote. Any more? Well, first, do we have any questions or any more comments on the amendments? No. Nope. Let's take a vote. All in favor? All in favor say I. I. All right, it passes unanimously. All right, we're going to move on to some recognition. 7.1 Consideration, discussion, and possible adoption of resolution number 244 commending Michael Drinkwater of his many years of service with the city of Sparks. Mike, would you like to speak? Very good. Mr. Chair Michael, community services director for 11 more working days. Not that anybody is counting. I wanted to say I thank this body for uh its patience with me as I I am been in the community services department for a long time, but the planning side of it was was brand new to me a few years ago. Thank goodness I had Mr. Rundle to keep me out of trouble. Um I greatly appreciate Jim's guidance and because planning, you know, I'm a civil engineer, what do I know about planning? But he uh he guided me and kept me from making any fatal mistakes. Although I made a few, but I wanted to thank this body. And it's easy with this group of rock stars over my shoulder. And I mean that literally, these rock stars over here. It's not hard to be the director when you've got this team. And I don't know if you know, sir, Mr. Chair, but

Jules is really in charge. She really runs the show anyway. But it's been my privilege to work with each and every one of you. And I will miss you greatly. And I just want to, you know, uh, advise you that Jim is stepping up to Phil come in behind me as director and his world's about to get this big. And, uh, you know, just be patient because, uh, it's a it's a a mile wide and an inch deep as the mayor likes to say. So again, I greatly appreciate my time with you and uh, I thank you for your patience with me. All right. Thank you. We have a resolution. Whereas Michael Drinkwater began his career with the city of Sparks on August 25th, 1997, the year I was born, and has served the city in multiple positions over two decades. And whereas Michael Drinkwater had dutifully served the city in the roles of environmental control officer, TMWRF treatment plant manager, and community director, uh, development director. And whereas Michael Drinkwater represented the city of Sparks on several monumental projects, including but not limited to the implementation of the Truckucky River operating agreement, participating as a member of the Northern Nevada Water Planning Commission and implementing major capital improvements projects at the Truckucky Metals Water Reclamation Facility. And whereas Michael Drinkwater has unselfishly committed his time and knowledge to making significant contributions to water resources, sustainability, engineering, community development in the city of Sparks during his tenure as Sparks staff member. And whereas Michael Drinkwater has attended hundreds of public public meetings, workshops, and study sessions during his tenure at the at Sparks. And whereas Michael drinkwater has played a significant role in shaping the development of the city and managing the city's water resources to respect the environment and protect public health

while meeting or exceeding local, state, and federal regulations. And whereas Michael Drinkwater was able, always able to be a mentor, sharing his experience, knowledge, and whereas Michael Drinkwater approached each staff member as an equal with genuine and honest in his communication and promoted cander. And whereas the Sparks Planning Commission hereby recognizes Michael Drinkwater for his faithful service to the community and his dedication to the city of Sparks. Now therefore, be it resolved that the Sparks Planning Commission's acknowledges and sincerely appreciates the invaluable contributions that Michael Drinkwater has made to the city of Sparks during his tenure. And thank you, Mike, for your service to our city. [Applause] That's humbling. Thank you, sir. Now, can I get a motion to pass this resolution? Okay, Mr. Chair, I move to adopt resolution number 244, resolution commending Michael for his many years of service. Second. And so we got a motion by Commissioner Kramer, a second by Commissioner Prit Pritzos. Any more comments? Does anybody want to make a comment? Thank you for your service. Thank you very much. Thank you so much. in retirement. I'm going to tell you right now, it's a truly is a myth. It does not exist. Somebody out there said something about it and it just doesn't exist. And I hope that you find something very exciting. Thank you. We can put you to work part time at engine. I got I got work for you. You can serve pizza and then go over and serve Italian food. Too soon. All right. All in all in favor? I the motion passes

unanimously. Thank you very much. Thank you again. Thank you. I think we're all right. Now we'll move on to 7.2. Consideration, discussion, and possible adoption of resolution 245 commending John Martini for his many years of service with the city of Sparks. Is John here? No, I don't see him. Okay. So, I'll read it. All right. Resolution 245. Whereas John Martini began his career with the city of Sparks October 11th, 1999 and served the city for nearly 26 years. And whereas John Martini has dutifully served the city of Sparks in the role of civil engineer, engineering manager, deputy director of community development, city engineer, community service director, and assistant city manager. And whereas John Martini has represented sparks on several monument manual projects including but not limited to capital projects and redevelopment areas one and two the implementation and administration of multiple updates of the impact fee area one program and significant capital improvement projects for the city sanitary sewer and storm drains systems. And whereas John Martini has unselfishly committed his time and knowledge to making significant contributions to engineering and community development within the city of Sparks during his tenure as city of Sparks staff member. And whereas John Martini has attended hundreds of public meetings, workshops, and study sessions during his tenure at Sparks. And whereas John Martini participated in significant planning efforts, including several

Sparks comprehensive plan updates and the overall overhaul of the title 20 zone zoning code and helped facilitate the development of Victorian Square, buildout of the Sparks Marina Park, and construction of Golden Eagle Regional Park. Whereas John Martini was always available as a mentor, sharing his experience and knowledge. And whereas John Martini approached each staff member as an equal with generally honest in his communication and promoted candandor. And whereas the Sparks Planning Commission hereby recognizes John Martini for his faithful service to the community and his dedication to the city of Sparks. Now therefore, be it resolved that the Sparks Planning Commission acknowledges and sincerely appreciates the invaluable contributions that John Martini has made to the city of Sparks during his tenure. Thank you. Thank you. All right. All right. I'll take a motion to pass the resolution. Mr. Chair, I move to adopt resolution number 45, resolution commending John Martini for his many years of service with the city of Sparks. A second. All right, we have a move by Commissioner Kramer and a second by Commissioner Rodriguez Elkins. Let's vote. Commissioner Reid, we can vote by uh voice. Yes. All right. The motion passes unanimously. Did Mike leave? Yeah. Okay.

All right, we're moving on to general business consideration, discussion, and possible action to endorse the city of Sparks 2024 regional annual report and for the report to the regional planning commission and regional planning governor board. Rosson and members of the planning commission. For the record, Sina Reed, planning manager. For your consideration, this evening is the 2024 regional annual report, which state law requires be provided each year to the Truckucky Meadows Regional Planning Agency. Staff is recommending that the planning commission endorse this report and forward it to the Truckucky Meadows Regional Planning Commission as well as the Truckucky Meadows Regional Planning Board. The regional annual report before you tonight identifies activities the city of Sparks took in calendar year 2024 to support the Truckucky Meadows regional plan. The report is organized by the five policy areas of the regional plan and this presentation is going to just simply walk through our 2024 activities in each of those areas. So to start off with the first policy area of the regional plan that relates to policies uh pertaining to population growth as well as forecasting. And so on this slide, you can see uh a pretty simple graphic that does a good job showing how much we've grown. Uh between 2010 and 2020, the city grew from a little over 92,000 to over 103,000 persons. That's an increase of almost 11,000 people. But since 2020, we've had really really robust growth.

You you all know this and experience it city. Uh the certified population for 2024 has increased to 115,240 persons and that's an increase of about 12,000 people over four years. So you know to put it in perspective between 2010 and 2020 it's really just 1,000 more people than we experienced in so definitely growing faster. Uh both the community development block grant uh and home investment partnership programs provide vital funding for meeting affordable housing needs in our city which is very critical with this growing population as well as addressing homelessness and providing improvements. In fiscal year 202425 the city received almost $690,000 of CDBG funds. They were used for a variety of different purposes. Uh first off to support fair prayer housing activities through Silver State Fair Housing Council. Also to support shelter services for homeless youth that's done through the Eddie House. Also constructing pedestrian improvements in lowincome areas of the city and then through our housing rehabilitation programs. Uh these programs provide property owners the ability to improve their residents residences and hopefully stay in them. So, uh, the emergency repair grant as part this program gives property owners basically $10,000 to help with property improvements as and then our deferred loan program allows qualifying single family property owners receive a 0% interest loan of up to $25,000. Gives property owners a little bit um little bit more to spend on their home. Uh in addition, home funds are used to fund predevelopment loans for affordable housing projects. During the

2024 funding round, uh four projects were funded. None of them were actually in the city of Sparks, but the city of Sparks does participate on the home review committee. It's not abnormal to have a funding year where you don't have a project in the city of Sparks. We typically see one in city of about everything, sometimes more frequent, but usually about Uh looking beyond our CDBG and home funds, the city of Sparks was allocated $1.5 million from the state of Nevada general fund for the purpose of providing rental assistance. The Spark City Council approved two rental assistance programs, eviction prevention, and then senior short-term rental assistance. And uh in FY2324, 303 households received assistance and the average payment was over $4,500. And FY 2425 is almost complete. Um and so when I last checked, uh 272 households have received assistance so far. The city was also awarded $2.8 million in Home Means Nevada initiative funds. uh that was to purchase vacant lands for the future development of affordable housing. And so the city has already purchased two properties for that purpose. The first is 2026 High Street uh for which council just selected the Reno Housing Authority to develop property for 12 affordable multif family units and then another that's located at 306 10th Street and the city is going to be releasing an RF here shortly uh to solicit development proposals for that. Uh moving on, the second policy area of the regional plan addresses the region's form of policies to manage growth in the Truckucky Meadows region. These policies set the regional priority for growth

using regional land designations. You'll be more familiar with the term tiers. Um and those tiers aim to maximize growth within our urban core areas and then limit premature expansion at the region's ur urban edge. And our comprehensive plan does include a variety of goals and policies that support continued higher density infill development and investment in the city's mixeduse district. And that geographic area aligns with the mixeduse core uh that's specified in the regional plan. In addition, the city also continues to invest in the city's mixed use district. uh wall redevelopment area one that comprised a large portion of it did terminate in 2023. There are lodging tax proceeds that can be used for tourism enhancing projects. And so $100,000 was used uh the reopening of the Victorian Square Cinema. And then there's also um $600,000 that's earmarked uh for future design of a Victorian Plaza Park. Also related to regional forum are annexations and comprehensive plan amendments. We actually had neither of these types uh of requests approved in 2024. There's been some in 2025, but just not in 2024. So, we've documented that for the regional. looking at regional plan policies for public services and facilities. Um these require capital improvement programs promote the growth priorities of the regional plan. And so in 2024 there were various projects completed that promote those regional growth priorities. Um we continued with our sanitary sewer manhole rehabilitation. um actually rehabilitating 20 manholes. And that's really important because rehabbing those deteriorated manholes helps to reduce uh basically the

groundwater that's being treated at Palmer as wastewater. So in essence, it reduces our treatment capacity when we get that groundwater in those. Uh in addition, the Nugget Event Center 4C project was completed. I'm sure you've seen it. It's very lovely uh with new shade structures, raised planter seating, the pavers um and really it makes for a much faster environment right in front of the N center. Uh in addition, replacement of artificial turf continued at the Golden Eagle Regional Park and storm drain pipe along H Street was replaced. looking at natural resources. In 2024, Spark City staff participated in the regional planning working group. Um, and that group provided input on various policies that were ultimately considered by the planning commission regional planning governing board and adopted into the new 2024 regional plan. Some of these policies relate to utilizing the Meadows trail plan, coordination of development within critical firstwater protection areas, and then the use of what's being called a national, excuse me, natural resources consideration area for planning purposes. And that's really a compilation of a variety of different natural resource layers. they can interact and understand them during our planning process and just be a bit more informed about what they are through the tools that re provided and following uh the review of our comprehensive plan for conformance with the new 2024 regional plan. Staff is going to be working to implement implement those policy changes related to natural resources. So this body can expect to see an amended city of Sparks comprehensive plan with proposed policies for your consideration implement

those. Uh and lastly in 2024 city of Spark staff engaged in various efforts that further implement the regional plan. Um I mentioned staff participated in the 2024 regional plan update working group. Um and as part of that effort have provided feedback as well as data for the public infrastructure plan that was running at the same time and helped to inform the regional. Uh in addition, city efforts to implement the regional plan include just ongoing support of regional planning's data collection and analysis function. Uh that's something that they engage in uh as a service to the community and really help to lead those efforts. So we participate and help uh in all the ways that we can. Um we regularly forward spatial data that's used in their population and employment modeling that ultimates the RTC uh travel demand model. So everything works together through that collaborative coordinated effort. staff also participated in the review of the housing unit model that regional planning is preparing that helps to assist assist the state demographer and ultimately the preparation of our required population estimates and those population estimates are important because they help to identify the allocation of tax dollars that come to a it's a really important effort um and we are certainly happy to coordinate with planning in that sure that we have the most accurate data on how housing units and people uh are in the city of Spark. So with that, uh staff is recommending the planning commission endorse this report. Forward it to the regional planning commission and regional planning governing board. You have a motion to that effect on the slide. Answer any questions that you may have. All right. Thank you, Sienna. Commissioners, do we have any comm uh questions for Sienna or staff? Yeah.

Thank you. Thank you, Sienna. I'll entertain a motion. Mine didn't come. Oh, there we go. Chairman, I move to endorse and forward the report to the regional planning commission and regional planning governing board. I second that motion. All right, we got a move by Commissioner Neberline, a second by Commissioner Kramer. Uh, let's vote. Oh, any discussion? Any further discussion? Now, let's vote. Commissioner Reid. I All right, it passes unanimously. Thank you. Thank you, Sienna. All right, general business. We'll go on to PCN20-00001B25-00001. Good evening, Chair Rosson, members of the planning commission, and Jamie Ray, senior planner, here to present this item to you today. So the vicinity map shown here uh shows the blue outline of the legends at Sparks Marina Plan development and outlined in red down in this uh southwest corner is the subject parcel. Um and if you recall just above that a month or two ago um you considered the

building elevations for the yard house. So we have this area of development going on right? Can you see that clearly? Okay. Thank you. Uh so proposed is the construction of a 66,700 square f foot uh 109 room fourstory hotel on this undeveloped parcel. Um did want to mention that the two hotels over here are also four stories. The hotel that was uh the building elevation or I think it was a conditional use permit over here was also four stories. And some time ago you looked at um building elevations for a for so that's that's the typical um height. Uh recently over on a little bit north here right at Marina Gateway and Prader is also a new um so the handbook allows for staff level review uh and an administrative review for new construction. Um but as such this project was reviewed by staff in that administrative review process and was approved with a condition of approval condition number 12 uh uh making that approval dependent upon planning commission approval of the building elevation. Uh the handbook um includes exterior architectural standards uh to provide for a consistent level of design quality and co visual cohesion and uh architectural design exterior building materials that are consistent throughout the development including the main retail center. So um this shows a couple of the elevations. Uh the proposed building is planned to accommodate a home to suit by Hilton Branded Hotel which is a hotel

chain with 710 uh locations in the United States as well as some international locations. Home two Suites provides an extended stay format uh with in room kitchens. Shown on this slide are the south right up here and below the west elevations. The west elevation faces the Sparks Marina and the south elevation uh faces the interstate uh interstate 80. And uh the proposed architectural elevations incorporate many elements found in the shopping center and other outuildings. Red brick is provided on all four sides of the building as well as stucco and a variety of earth tone colors. The brick is an important architectural element within the legends uh as Sparks Marina plan development. All buildings in Legends have brick and stone applied to the exterior of the buildings in varying degrees and combinations creating compatibility and continuity throughout the plan development while maintaining the individual identity of the retailers, restaurants and hotels. So, a variety of treatments um are applied to these buildings, including IEFs stuckco uh wall surfaces and neutral colors, brick in both medium and darker hues that contrast the neutral colors and provide compatibility with the main shopping center and a touch of contrast down here of blue ceramic tile on the west elevation at the interior pool area. Metal panels on the exterior wall surfaces uh bring a deeper finish to the predominantly lighter uh and neutral color. While minimized, this right here on this side right here call this beacon. Um while minimized, the beacon and vertical connector is the hotel brand signature

bright green color. The roof lines are varied. We have four different roof planes. Primary entrance on the south right here serves as the focal point with a slope to metal roof in addition to the slope to metal shading elements of patios. The architectural elements and materials proposed with this project provide an updated and modern flavor to the design of the building while still maintaining the compatibility with the shots. On this slide, we have the north and the east elevations as seen from the shopping center and the parking lots. Again, here's the primary entrance on the east and here's the little bit of accent color. So, while landscaping is not a part of the planning commission's architectural review, this slide does show some landscaping added to that east elevation to give us sort of a view of what it may look like when it's completed with the landscaping. So, landscaping surrounding the building uh is in compliance with the handbook and that uh administrative. The staff believes the proposed building's architectural elevations conform to this architectural standards in the handbook based on the use of color, the facade materials and articulation as described for non-residential development with the building displays significant horizontal and vertical articulation as well as the use of brick and red and stucco again in the neutral color palette. This is the uh color and materials board which describes the materials in the brick. We have interstate brick in a mocha and again in a

walnut. Uh the color for hardy plank is dry metal panels fiery brown. the EF EFS caramelized and flower power are bright green minimized accent color and metal panels in clear anodized aluminum. And over here you saw in the other elevation, it's not looking so bright on this one by the pool area, the tile in blue. So staff does believe the proposed building elevations do comply with the standards uh in the legends handbook and recommends approval by the planning commission. Um I'm available questions as is. Thanks Deie. Uh commissioners, do we have any questions for staff? Is the applicant here and want to add anything? I just want to introduce myself. I'm Garrett Go. I'm the vice president. Oh, sure. I'm the vice president of development at Garden Development. Um we have about 30 hotels regionally. We're based out of Salt Lake City. This is our first uh interactions in Sparks and in Reno. Uh we just wanted to thank you guys for your support and for staff for all the work that they put in and you guys have been a pleasure to work with. So, just wanted to thank you and if you have any questions, I'm happy to answer in the archite. All right. Thank you, commissioners. Do we have any questions for the applicant? Beautiful building. I think we're good. All right. I'll entertain a motion. I move to approve the architectural

elevations for the proposed 66,700 ft 109 room fourstory hotel located at 1050 Schills Drive associated with BE25-00001 for the legends at Sparks Marina destination retail. All right, we got a move by Commissioner Rodriguez Elkins, a second by Commissioner Sperber. Do we have any further discussion? Commissioners. All right, let's vote. Commissioner Reid, I All right, if passes unanimously. Congratulations. All right. Now we move on to public hearing items. PCN25-00004/CU25-00004. Thank you, Chair Rosson, members of the planning commission. Again, Reed, planning manager. uh filling in for Scott Kerry on this item as he is currently away. So before you tonight is a request for a conditional use permit or CUP to establish an unlisted use for cannabis distribution within a 5,000T penance space that's located at 855 Marriott Way. On this slide you can see 855 Marriottaway bound in red. As proposed, the cannabis distribution facility would occupy that 5,000 square foot tenant space. It's located within a larger 25,000 square foot building that's present site. That building was constructed in 1968 and includes a variety of existing industrial users.

Other uses present in the building include an electric motor repair shop with outdoor storage, an auto repair shop also with outdoor storage, and then there are two vacant spaces. to start off with a little bit of background on this unlisted use. Uh in 2017, the state of state of Nevada implemented regulations for the distrib of cannabis products uh that allows for the transport of cannabis between cultivation facilities as well as dispensaries. Uh the applicant recently purchased an existing unused cannabis distribution license within the city and is proposing to relocate their operations to the subject site. The applicant is licensed by the state of Nevada cannabis compliance board and transports cannabis products from one adult use cannabis establishment to the other uh in other jurisdictions both in northern and southern Nevada. Currently, uh, the Sparks Municipal Code does not include or define standards specifically for a general cannabution use, only medical marijuana dispensaries and the code does however allow the planning commission to consider unlisted uses through the CUP process provided that they're materially similar to uses permitted in the respective zoning district. So that said, this request is seeking to establish the cannabis distribution use as an unlisted use with the condition. On this slide, you can see the subject tenant space where the cannabis distribution use is proposed. Pursuant to the regulations of the state of Nevada compliance board, the facility will not be open to the public. Products can only be stored on site for a limited amount of time going back through the regulations. That is no more than 72

hours without written consent from a board agent. And then also all employees must be licensed to work. Operationally, all products being shipped to and from the facility will be in unmarked passenger vans such as the ones you can see on the slide. That's also a requirement of the state regulations. Um, and in addition in looking further at the state regulations uh for loading and unloading, there is a requirement uh that any loading or unloading activities occur within view of video survey. Looking at the key points that staff analyzed with this request, those include the unlisted use itself and its appropriateness, access and parking as well as hours of operation. Uh so for the use uh the subject site is located in the industrial zoning district. That zone permits warehousing as a private use. Uh it is staff's opinion that the proposed unlisted cannabis distribution facility use is materially similar to the wholesale distribution distribution warehousing and storage use uh that is permitted within the city's industrial zone. In addition, there are strict regulations that are imposed on cannabis distribution by the state. Uh staff's opinion that those uh restrictions make the use less intensive than a typical warehousing oration facility within the city. Um, and from a separation uh distance perspective, uh, the site is not within 1,500 ft of a non-restricted gaming establishment, 1,000 ft of a school, or 300 of a community facility. In addition, the closest Nevada licensed substance abuse treatment centers are located at 400 Rock Boulevard and 105

Bible Way. Both are over a mile away from the sub site. And as previously mentioned, the facility will be closed to the public, can only be stored for that limited. Uh looking at access and parking, uh main access to the site as well as parking are provided from the east side of the site. It's from Marriott away. And for parking, based on the rate of parking for warehousing, the proposed cannabis distribution facility requires just three parking spaces. And uh with this use potentially operating on the site, a total of 18 spaces are required for the building. There are 32 present. So there's not an issue with code compliant parking. And then for hours of operation, staff is proposing a condition that limits operating hours uh from 6:00 a.m. to 8:00 p.m. daily. Uh those hours align with the hours in code for our medical marijuana dispensaries and production and facilities. So moving on to the findings. Uh there are five regular CUP findings that the commission is familiar with. You know we need to consider those tonight as well as eight additional findings related for unlisted uses. So we'll have a few more slides for findings tonight than we uh otherwise could. So starting off with those regular CUP findings first. Finding C1 requires compliance with our comprehensive plan. Uh here, if established, the proposed cannabis distribution facility will encourage investment on the site and maintain the area south of Interstate 80 for industrial and office uses in support of policy two. Um further utilizing the unlisted use process supports the start and growth of small businesses as outlined in policy six. And then additionally, there are two trees uh missing along the Marietta uh way street

frontage and replacing those trees and maintaining the existing landscaping will increase Sparks's urban tree canopy in support of policy for Next up we have finding C2 that focuses on compatibility with existing and permitted uses of adjacent properties. Uh as you can see on this slide, the subject site is surrounded by industrial uses. There are no residential uses in the vicinity. Uh to the south across Freeport Boulevard is a concrete pipe manufacturing facility. Adjacent to the site on the west is a self- storage facility. To the north adjacent to the site is a fuel distribution facility. And then to the east across Marietta Way is an existing industrial uh complex with warehousing and auto repair uses. Uh as previously discussed uh the state of Nevada cannabis control compliance board oversees cannabis distribution facilities and does have those strict operating requirements. And so with the proposed condition of approval number nine that allows for this up revocation process to be initiated if the state license is no longer valid. Staff does believe finding C2 can be made. Uh looking at finding C3. Um the subject site was previously developed in 1968 and has been the location for a variety of businesses since that time. Uh therefore, staff does not believe the CU request would impair the availability of natural resources or the region's ability to support its population. uh for finding C4 in regards to identified impacts and how they might be mitigated identified the unlisted to self uh hours of operation scaping

uh as we've been discussing throughout the presentation uh with enforcement of the state of Nevada cannabis compliance board requirements overseeing these types of facilities staff does believe that adequate security protections are in place to mitigate potential negative impact s. Um, as already discussed, products are transported in those unmarked passenger bands and only licensed personnel can enter the facilities and the operating hours are limited daily. As also discussed, uh, that conditional use permit may be revoked if the proposed facility fails to maintain valid state license. And so collectively um the state requirements and the proposed conditions of approval mitigate the impacts associated with the proposed enlisted use. Uh also proposed condition of approval number five requires two additional trees be planted on the Marietta way street frontage. staff does believe that the replacement of those trees will help mitigate potential impacts from operation use. And for finding C5, public notice was published in the Reno Gazette Journal on April 1st of this year. Notices were also mailed to 50 owners of property and 56 mobile home units with 5t of the subject site also on April 1st and the planning commission meeting functions as the public hearing for this item as required by state law in the city's code and to date staff has received no public on this request. Right. So moving along to uh our eight additional findings for unlisted uses. You can see the first four on this slide. Uh so first off, the use needs to be consistent with other uses allowed in the industrial zone using a nationally accepted land classification. That would be such as

the North American industry classification system or codes. Um here the NAKES code 493110 for general warehousing and storage covers establishable goods containers such as boxes, barrels, drums uh using equipment like forklifts, pallets and racks uh rather than bulk products. This classification is consistent with the wholesale distribution warehousing and storage use that's permitted in the industrial zoning district for code. And then uh for the projected characteristics of the use, those have been identified. We've been talking about them throughout this uh presentation and staff finds that the proposed conditions of approval um will further the purpose and standard of the sparse code. Also uh with regards to employment, proposed cannabis distribution facility will have a total of eight employees. These employees will be engaged in general office delivery and for housing act site. And then as previously discussed, proposed condition of approval uh does limit operations from 6:00 a.m. to 8:00 p.m. daily. Uh moving on to uh number five of the unlisted use findings. A parking analysis was provided showing on-site parking spaces exceed code requirements and unmarked vehicles transport. For the traffic analysis, a trip generation letter was provided with the application. Uh it indicates that 48 daily trips and 11 peak hour trips are estimated for the use. Our engineering staff did review that letter not re off-site improvements. And uh looking at number seven here, impacts to surrounding properties were already discussed. SAP believes the proposed conditions of

approval provide adequate protections to mitigate any potential impacts to surrounding uses. And then lastly, uh the trip generation letter does identify that the cannabisation use will generate fewer trips than a typical warehouse use. and our engineering staff does with that finding. Ultimately, staff is recommending approval of this CUP request to establish distribution facility as an unlisted use subject to the nine conditions of approval that you have in the staff report. So, with that, I'll wrap up the presentation. Uh we'll note that the representative is here. Have any questions? I'm also available for any of the Thank you, Sienna. Commissioners, do we have any questions for staff? I just wanted you for following up. Okay. Does the applicant want to add anything? Thank you so much, Chair Ross and commissioners. Alicia Ashcraft of the law firm of Ashcraftoft and Bar on behalf of the applicant. I'm not sure I could add anything more than Miss Reed's phenomenal um very succinct but very full uh and complete summary of the application before you. I just wanted to take a moment to thank and acknowledge Kimberly Mock and Scott Kerry in the planning department. They were superb to work with through this process. I am grateful to them. They were exceptionally responsive and just very helpful. So, I did want to take a moment to thank them and I'm happy to answer any questions. All right, commissioners, do we have any questions for the applicant? All right, this is okay. Thank

you. I'll open it up for public comment. Does anybody want to make a public comment on this particular item? I see none. I will close public comment on this public hearing item. I will entertain a motion. Mr. Chair, I move to approve the conditional use permit CU25-00004 associated with PCN25-00004 based on findings C1 through C5 and the fact supporting these findings and set forth in the staff report and subject to the nine conditions approval as listed in the staff report. Second that motion. All right, we have a move by Commissioner Prit Pritzos and we have a second by Commissioner Kramer. Do we have any further discussion, Commissioners? All right, let's vote. Commissioner Reid, I All right, it passes unanimously. Thank you, Sienna. Thank you. All right, we'll move on to public hearing item CA-02-24. Thank you, chair and members of the planning commission. Again, Danny Ray presenting this item to you today. So, we're here to consider um a recommendation to the city council to modify current Sparks uh municipal code title 20 regulations related to drive-thru facilities. So, for some background, the code sections listed on the slide uh regulate how the city

approves drive-thru facilities for new construction, but they don't provide regulation for existing drive-thru facilities that may undergo a change in intensity of use, such as originally approved drive-through facilities, uh finance for financial services, uh very low intensity activity, uh to a coffee or fast food, um sale activity. much higher in use. Such a change of intensity of use is currently allowed by right. As such, the city cannot review impacts to traffic, parking, noise, light, and air quality except in terms of the original approval, be it an approved administrative review or conditional use permit associated with the drive-thru or use. On March 25th of last year, the city council directed that the city manager direct staff to initiate changes to the Sparks Municipal Code Title 20, modifying regulations governing drive-thru facilities that would allow staff to review such cases through the entitlement process in order to evaluate and condition potential impacts to the community. So, currently SMC uh 20.05.07 O7 requires new commercial construction and additions to obtain an approved administrative review whether or not they contain drive-through facilities. The intent of the administrative review process is to ensure the requirements of the city's zoning code are being met and to mitigate potential impacts to surrounding uses through the design of new and expanded buildings and site improvements. For instance, uh building height may be limited or enhanced landscaping required. The zoning districts where drive-through facilities are an allowed as an allowed use are shown on this slide. MUD, MUC, MUDMR,

MUD, DTVS, C1, C2, TC, and I where they are currently allowed. Uh SMC 20.03.016 016 also includes additional use regulations that apply to drive-through facilities for stacking lanes, visual screening of drive-through lanes and impacts to residentially zoned uh properties from vehicles, headlights, and voice box. These standards are currently considered by city staff only during the administrative review process for new construction through building design and site improvements such as circulation and landscape. SMC currently allows new drive-through operators to locate within existing buildings with drive-through facilities by right without administrative review or a condition. Therefore, a new drive-through facility seeking to locate within an existing building would only require an approved building permit for interior changes to the building and an approved business license. These can potentially be approved without any staff evaluation or potential mitigations of traffic, light, noise impacts, or other issues regarding the s uh suitability for the new use to the uh surrounding neighborhood and road. Some drive-through uses such as financial institutions exhibit very stable customer demand and therefore do not require longer stacking lanes. However, coffee kiosk or fast food restaurant can have much higher customer demand and associated trip generation. For example, previously permitted drive-through financial institution or ATM being converted to a drive-thru for a coffee establishment drive-through use would dramatically change the traffic flow and increase traffic uh resulting in backups on the or potential backups on the city's road network. In this situation, the impacts

of the more intensive drive-through use would not be reviewed by staff. So, the administrative review process is similar to the conditional use process in that a project is reviewed for conformance with SMC and conditions of approval may be imposed to mitigate impacts of surrounding uses. The main difference between the administrative review and conditional use permit processes is that the administrative reviews are accomplished at the staff level without any public notification or a public hearing before the planning. In addition, a CUP allows the planning commission the discretion to impose conditions related to the use while an administrative review is focused on construction and strict compliance with associated developments as directed by the city council at its March 25th, 24 meeting. One of the key aspects of the proposed code amendment is to allow for greater public notification and involvement in the planning process through the conditional use process when drive-through facilities are proposed in new and existing locations. Through the cup process, all property owners within 500 ft are notified and invited to participate in the planning process. Additionally, the item is published in the newspaper and the meeting agenda is publicly posted on the city's website. Conditional use permit process allows public input on potentially significant impacts to be considered again such as noise, air quality, traffic, and lighting, especially for those whose residences are located close to a proposed drive-thru. The Sparks Municipal Code T uh title 20 use table. This is a portion shown here uh currently allows drive-thru facilities. You can see what

is being proposed. You see where there's a P. These are the zoning districts and where it's currently a permitted use. Uh proposing to change them all to a C for conditional use permit required. And this amendment does not propose to increase or change the number of districts where drive-throughs are located. Rather, it seeks to change the use uh to a CU. So um cup when we talk about the proposed development and and use standards uh that were provided uh to you as an exhibit uh cup required for new construction and operation of an intensification of an existing drive facility. What is an intensification in terms of this amendment? It means a 10% increase in trips or more. So, if a business wanted to go into an existing facility with a uh existing drive-thru, they would provide a traffic study. If that traffic study indicated that there was less than a 10% increase in trips from the previous use that that was there, it's a building permit and a business license. But if it's 10% or more, uh then we're proposing that it come to the planning commission so those impacts can be studied. Now, um, we do have the exhibit. I can go through each of the proposed development standards if you'd like or if the exhibit is sufficient. I would say the exhibit is is sufficient. So, it is staff's opinion that approval of a conditional use permit for the construction and operation of new drive-thru facilities and the

intensification of existing drive-through facilities, as well as the adoption of related and updated and improved use standards will allow for an enhanced review of drive-through facilities and mitigation of potential impact. Since the CUP process includes public notification involvement uh in the planning process, the proposed use standards will allow for the impacts of new or proposed intensification of use at any specific location be further evaluated and mitigated with conditions of approval. Should the planning commission recommend approval of this amendment? Uh, this would go to city council on May 26th as a first reading and then June 9th for a second reading and public hearing. The staff's recommending the planning commission forward its recommendation of approval to the city council. This does conclude my application. Happy to answer any questions. All right. Thank you, Danny. Commissioners, do we have any questions for staff? Yes. Commissioner Elkins? Hi, Danny. Um, and so just to make sure I understand, this does not impact currently existing drive-throughs. It's just if it's a new business going into an existing facility that has a drive-thru, if I may. Um, yes, that that is correct. So, an existing business in an existing approved through the AR process drive-thru building. Um, no, nothing's going to happen. They have a business license. they're operating and that's that. But should they vacate and a more or any other drive-through business want to go in? We'd want to look at Sure. Okay. Thank you. Any more questions, commissioners, for staff? Is the applicant here? Do you want to add anything? Oh, okay. We don't have to have the

applicant. Awesome. Well, then I will entertain a motion. Good. So, I'll open it up to public comment. Does anybody have a comment on this particular item? I see none. I will close public comment. Now, I'll entertain a motion. Mr. Mr. Chair, I move to forward a recommendation of approval to the city council of code amendment CA-02-4 to amend this amend sparks municipal code section 20.02.013 require addition new drive-thru facilities ination existing drive facilities and 20.0316 mod standards related to drive I second. All right, we have a move by Commissioner Kramer, a second by Commissioner Rodriguez Elkins. Commissioners, do we have any further discussion? Thank you, Danny, for that very succinct overview of what we're looking. All right, let's vote. Commissioner Reed, I All right, the motion passes unanimously. Thank you, Danny. All right, on on to comments from the public. Do we have any comments from the public? This is general comments. I see none. I will close. Danny was raising her. Oh, Danny. Ah, John Martini, we'll go on with the

All right, I will close public comment. We'll move on to staff comments and announcements. Thank you, chair. Uh earlier tonight, you read a very genuine and thoughtful resolution regarding John Martini into the record that the planning commission voted unanimously on to approve 7 to nothing recognizing his 26 years of service, his numerous positions with this city, uh impacts with the impact fee service area, capital improvement plans, redevelopment areas, his uh time and knowledge as a mentor, his participation in Victorian Square and the development of that uh Golden Eagle Regional Park, the Sparks Marina. Uh you identified how he has been available as a mentor. So much so that a former colleague Ron Corman has attended uh the planning commission tonight. And I want to thank you for reading that into the record and potentially uh you could ask John to speak on what was this voted on earlier this afternoon, this evening. John, would you like to come up and Uh, Commissioner Rosson and members of the commission, uh, first off, my apology for being late. Uh, I was taking care of some other business related to the group healthcare committee. Uh, so my apologies. Um, I am honored to be recognized by this board. Uh, the planning commission is holds a very special place in my heart. Uh, as any of the staff here can attest to, for many of us that come through what is considered community development, uh, the nature of what our community be, what it character, uh, will be in the future, a lot of us cut our teeth here in front of the planning commission. Um, I have spent countless hours here in early in my career. I was very lucky. I was hired in 1999 after the city uh in

the early 90s had approved uh expansion of nearly 9,000 acres which is now Northeast Sparks. Back in the day it was called the NSSOI or Spanish Springs. It was exciting work. Um we were here often until and and Jim was a very young planner at the time. Planning commission used to run until midnight quite often and we met twice a month. So my respect for all of you is immense. You are my neighbors. You are the people who are safeguarding the future of the city. Um I know you're highly paid for what you do. Um your time is very very valuable to the future of the city. Um, my heart lies, you know, I'm involved much more now with the city council, but in my heart it is the planning commission that really is important to me. Uh, many of the items that come before you may not seem important. They may seem very wrote, uh, but what you do is incredibly important. You shape the character of this community as it moves forward. I think we sit at uh, we're going through some tough times right now with budgets. Um, we are now landlocked. Most of what I worked on is about to be finished. Uh, but it is an exciting time moving forward. Uh, I see kind of two forks in the road for this commission going forward. One, if the mayor's effort is very successful uh, with the lands bill, we will have thousands of acres to give you work to figure out what that will mean for the city. If that does not happen, uh, it is also very exciting. We'll be looking at redevelopment, repurposing. Those are all new and different things. And I have the utmost confidence that this board will make the right decisions for all of us that live here. So, I want to thank you. Uh my time here was very well spent. I didn't

get a lot of time with this current planning commission, but the ones before you were upstanding citizens and made the right decisions for the city. Additionally, as I look to Jim Rundle and this absolutely amazing staff that he has mentored and shaped that you get to see on one at least one Thursday every month, they are consumate professionals. Their heart is in the right place for what is right for this city. Something that you just reviewed, which is uh what do we do with old drive-throughs that are going to be repurposed? While it may seem maybe not a big deal, it actually is a really big deal. And uh I thank you for your consideration and again I have the utmost respect and my heart is with this commission and the 26 years I've been here have been worth every minute and I know that the city of Sparks will do nothing but do well into the future. So thank you very much for the honor tonight. It is very appreciated. Thank you. Thank you all. appreciate you for shaping the planning commission, helping to shape the city of Sparks. Thank you, Commissioner Rosson. It was really good work and a joy. And it's it's not just me. It's the wonderful people along the way. Some of who have long retired now. One is in the back that shape the way we do uh maintenance on all of the things that we have like our parks and open spaces and streets and roads and plowing snow. Uh, I am honored that Ron Corman came tonight to watch this and it just speaks to who we are as a community and as a group of city employees. Thank you. Thank you, John, for your service. Thank you, former Chair Kramer. Your retirement. I will. Thank you very much. So, John, would you like to come up for a photo? I would. I would love a photo with you all.

We could adjourn the meeting. Okay, that's a good good one. Jim, commissioners, do we have any comments? No. Other than [Applause] All right, meeting adjourned.