Planning Commission - Regular Meeting

Call the order. Uh roll call, please. Here. Here. Here. Here. Thank you. And let's do 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. Okay, this is the time for public comment. If you have uh anything pertaining to one of the public hearings, you can hold that till then. But if there's anybody that has any additional public comment, we'd like to hear from you now. Okay, seeing no public comment, let's move on to uh number five, approval of the agenda. Motion to approve. Second. Okay, we have a motion by uh Commissioner Reid and a second by Commissioner Neberlin. Could uh is there any are there any questions or comments, discussion? No. Okay, please vote. And we have approval. Okay, now we have approval of the minutes. for 6.1. Do we have a motion? I move to approve the minutes of the planning commission study session held on

Tuesday, May 13, 2025, and the planning commission meeting held on Thursday, May 15, 20. Okay, we have a motion by Commissioner Reid and a second by Commissioner um Spurberger. server. Sorry. I love it. Want to open a fast food place. And uh is there any discussion? And my computer is doing something weird. Yeah. We're all all struggling. Okay. And so is there any discussion? No discussion. Let's do a voice uh approval or vote. All those in favor? Thank you. I Thank you. And the motion passes. And now for the public hearing item. 7.1 is the first public hearing item. And sorry, hang on just a second. Uh oh. Okay, there you go. Public hearing PCN25-00007 CU25008 consideration, discussion, and possible action the request for conditional use permit for a minor recreational use facility. Thank you, Danny. Thank you, Vice Chair Rodriguez Elkins, and thank you members of the planning commission. Good evening. Um, for the record, I am Danny Ray, senior planner. Uh, the proposed Excuse me. Yeah, we're here to consider um a conditional use permit application to allow a minor recreation facility in two tenant spaces totaling 11,433

square ft that are part of a larger 53,700 square ft building which is located at 1847 and 1855 Demingway on a 2.3 acre site which is shown here outlined in red. The site's generally located north of Spice Islands Drive, west of Deming Way, and south of East Craig Street. Proposed facility uh includes an open area for training and practice activities related to youth baseball for private use only. It's not open to the general public. A minor recreation facility is permitted in the industrial zoning district with approval of a conditional use permit. The building currently contains a variety of businesses engaged uh mainly in warehouse and distribution uses. While the total leased tenant space is over 11,000 square ft, the minor recreational use will only comprise up to 7,000 square ft uh for baseball training activities. Uh the remaining 4,433 square feet will be split between office and warehouse storage space. Required parking per the Sparks municipal code would be 38 spaces and 43 spaces exist on the site. There is an informal agreement with the owner of the building across the street which also owns the subject building or who also owns the subject uh building to utilize an additional 20 spaces if needed. However, staff does believe the parking can be accommodated on the site because of differing operating hours. The restriction of hours of operation per condition number three from 5:00 pm to 10 pm Monday through Friday with no restrictions for Saturday and Sunday will reduce the amount of operational

overlap between this use and the existing industrial uses on the site thereby limiting any potential parking conflicts. As such, staff does not anticipate the parking demand created by this use will have any negative impacts or conflicts with other uses or the available parking. Condition number four requires that the applicant provide an updated parking analysis should byite uses at the site intensify. At that time, the planning commission may add more uh stringent conditions or revoke the cup. As I said, this is a private training facility, not open to the general public, although the applicant has stated that other local ball clubs are affiliated with Gladiator Baseball, who is the applicant, and may use the facility for training. There are no batting cages or other athletic training facilities included with this application. A trip generation letter was provided that demonstrates a maximum of 25 participants per training session, which includes coaches, can be accommodated on the site and the existing roadways. The site's fully landscaped in good condition. Staff's not recommending any changes to the landscape of this application. This slide here illustrates how the tenant space will be utilized. Um again the area in green approximately 7,000 square feet is where the actual athletic training activities will occur. We have 2,000 square ft of office and 2500 square ft of warehousing for storage of materials and equipment. So with the background and analysis concluded I'm ready to move on to the uh required findings. Finding C1 is concerned with conformance with the comprehensive plan. So, title 20 of the Sparks Municipal Code allows the minor

recreational facility use to be located in the industrial zoning district through the approval of a CUP, which allows for an environment in which small businesses can utilize existing buildings, contributing to goal EV4. Approval of this cup would allow for the establishment of an athletic training facility in an industrial area where existing industrial uses don't often operate during the proposed minor recreational uses hours of operation. As such, with the proposed conditions, these off hours will ensure that the use does not interfere with the existing operations at the site and will provide a greater likelihood of compatibility contributing to goals MG1 and MG2. Finding C2 is concerned with compatibility with surrounding uh properties. The surrounding uses in the industrial zoning district are warehousing and distribution. All are low inensity uses that operate during typical daytime working hours Monday through Friday. While indoor recreation you uh uses such as baseball training facilities are not always compatible with by right uses, the off hours nature of this business will integrate with existing uses of adjacent properties because the impacts associated with the proposed operation will occur in the evenings when traditional industrial uses are closed for the day. Finding C3 is concerned with impacts to natural resources. Again, natural resources typically considered to be air and water, and this use does not produce any negative impact directly to these resources since the subject sites been previously developed with a commercial office building and no new construction is proposed. and finding C4 concerned with identifying um and addressing identified impacts. As previously stated in the

presentation, staff and the applicants have addressed identified impacts in the following way. The proposed use will generate a demand for 35 parking spaces and 43 spaces are provided on the site exceeding that which is required by the Sparks Municipal. Condition number three restricts the hours of operation to that which is outside the surrounding use's normal business hours. Anticipated number of PM trips are minimal and will not require offsite improvements. Condition number four places the burden of any parking provision on this discretionary use and protects byite uses in the long term. and finding C5. Public notice was given on July 3rd of this year as prescribed by NRS and the Sparks Municipal Code. As of noon today, staff has not received any comment. Staff does recommend that the planning commission approve this request. I provided the recommended motion on your screen. This concludes my presentation. I'm available for any questions as is the applicant's representative. Thank you, Danny. Does anybody any of the commissioners have any questions of Danny? No. Um, is the applicant here would like to address Would you like to address the commissioners? Okay. Very good. Thank you. Okay. Seeing no comment, um, do we have a motion? Okay. I move to approve the conditional use permit DU25-00008 associated with PCN25-00007 to allow for the establishment of a baseball training facility trained. Yeah. at 1847 and 1855 Deming Way based on findings C1 through C5 and

the facts supporting these findings as set forth in the staff report and subject to the four conditions of approval as listed in the staff report. So we have a um a motion by uh Commissioner Sperber. Do we do we Okay. And we have a second by comm by Commissioner Okay. Yeah. I withdrew it. Okay. Thank you. Uh by Commissioner Reid. Oh, I don't have My screen's not working. It put you in there. Yeah. Okay. The computers are being funky today. All right. I can work with that, but I may not be able to vote on that. Okay. So, we might have to do Yeah. So, we have a a a motion in a second. Do we have any discussion? No. No further discussion. Okay. Would you like to vote? Did your screen come up? Yep. Just in time. Okay. And uh we have four A's. So the motion passes. Thank you, Danny. Okay. So move on to public hearing 7.2 PCN20-000034. Congratulations. uh CU25009 consideration, discussion, and possible action on a request for conditional use permit to allow the construction operation of a manufactured home dealer. Hey Kobe. Good evening, vice chair and members of the planning commission. For the record, Kobe Galano, planner with the city of Sparks. This item is a request for a conditional use permit to allow for the construction and operation of a manufactured home dealer use on a 1.61 acre site located at the northeast corner of North McCarron Boulevard and Whitkin. The subject site is outlined in red and is

located just south of Wild Creek Golf Course. The Venet site is located in the PO zoning district or the professional office zoning district. In January, you may recall seeing a code amendment for manufactured home dealers. In March of 2025, the city council adopted a bill to amend Sparks Municipal Code to allow manufactured home dealers and an expanded number of zoning districts. In addition to the C2 or general commercial zoning district, this amendment permits uh manufactured home dealers in the C1 or neighborhood commercial and PO zoning districts subject to approval of a conditional use permit. In 2016, the planning commission approved a conditional use permit for an approximately 5,400 ft car wash on the subject site. Uh that approval expired in 2018 as construction was not initiated due to NDOT access and permitting issues along North McCarron Boulevard. In 2019, the city council approved on appeal another but separate conditional use permit for an approximately 4,500 ft car wash. Uh that approval also expired under the same circumstance. Uh staff analyzed five main components with this request. Uh primary access to the site is provided from Whitiken Road which directs visitors to the parking area adjacent to the office building or the sales office um in the center of the site. A secondary one-way drive is proposed on the northernmost portion of the site um farther up Whitakin uh to provide emergency access, but will also be utilized for the delivery and removal of manufactured homes on the site. Um but that northernmost access will will remain um inaccessible to the public. A sidewalk facility is proposed within the public rideway adjacent to the site along Whitiken Road. As you can see, I don't know if you can see the right in

this area. Uh the improvements are proposed from the northeast corner of Whitikin. Um the Whitkin and McCarron intersection to the primary entrance. Uh there's currently no sidewalk adjacent to the site or on the northern sections of um that intersection. These improvements are intended to provide pedestrian connectivity from the subject site to existing pedestrian facilities or sidewalks along Whitiken Whitaken Road on the other side of North McCarron to the south. A sidewalk facility along the southern site boundary adjacent to North McCarron Boulevard is not proposed at this time. Uh the regional transportation commission or RTC has identified North McCarron Boulevard um from Northtown Lane to Pyramid Way as a location for a capacity project to widen the road from four to six lanes. Uh it is the opinion of staff that the inst installation of a sidewalk along the southern portion of the site um adjacent to North McCarron Boulevard would not connect with other sidewalk infrastructure east of the site and would interfere with the future road widening project. According to the trip generation letter submitted by the applicant, uh the manufactured home dealer would generate a total of 40 gross average weekday trips um with six p am excuse me, 6 a.m. peak hour trips and uh 700 pm peak hour trips. Staff uh believes the low estimated volume of trips demonstrates the proposed manufactured home dealer use will generate fewer peak hour trips when compared to other permitted uses within the PO zoning district. Uh, for example, in 2019, that previously approved conditional use permit uh for the car wash was estimated to generate a total of 78 a.m. peak hour trips and 78 pm peak hour trips. So much lower with this use. Uh required landscaping for sites in the PO zoning district is 20% of the site area. Uh the preliminary um landscape

plan exceeds this requirement by 9%. To meet uh Sparks Municipal Code tree requirements, a minimum of 36 trees are required. There are currently two trees on the site. So, the applicant would be required to plant an additional 34 trees. The proposed sales office building will be a manufactured home and is not anticipated to be exchanged out frequently with the other manufactured homes on site being utilized for product display. The proposed sale off sales office has horizontal lap siding on all four sides. a significant number of windows with white trim, stone veneer surrounding the front entrance, false wood shutters on the front of the building. Um, as well as a large portico connected to the the building um above the the front entrance consisting of stained wood columns with stone veneer bases and metal accents um and exposed wooden truss and exposed wooden beams and metal roofing. staff believes the proposed sales office is in compliance with the architectural requirements of the PO zoning district for Sparks Municipal Code. With the background and analysis concluded, I'll transition over to the findings. Uh there's five required findings the planning commission must consider in order to um approve a conditional use permit. for finding C1. Allowing the proposed manufactured home dealer use would provide a non-residentidential land use um in support of goal MG1. The site is adjacent to and surrounded by developed land and staff believes the infill development supports goal MG4. The manufactured home dealer use would be the first in the city of Sparks and provides residents could provide residents with affordable home opportunities growing and diversifying diversifying Sparks economy in support of goal EV1. And additionally, the proposed development of this parcel includes the planting of an additional 34 uh trees on the site

directly increasing Sparks urban tree canopy um in support of policy RC10. For these reasons, staff believes the request is in compliance with the um comprehensive plan. We're finding C2. The existing uses surrounding the subject site include Wild Creek Golf Course located to the north and west, a multif family development to the south across um McCarron Boulevard, a dental office to the east, and further east is an existing church. Uh the closest residential um is that multif family located across um North McCarron Boulevard which is approximately 126 ft away. Staff believes North McCarron and its existing soundwall will act as a buffer between the subject site and the existing residential uses to the south. Staff believes the proposed development of this site as a manufactured home dealer is compatible with the surrounding um adjacent surrounding area. And for these reasons, staff believes that finding C2 can be made for finding C3. Uh 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 a commercial land use designation um in the city's comprehensive plan update in 2016. Finding C4 relates to mitigating impacts through conditions. As previously stated, a portion of sidewalk is proposed from the northeast corner of North McCarron to the primary access along Whitiken Road, which is intended to provide pedestrian connectivity to the existing sidewalk on the other side of North McCarron along along Whitiken there. Um, also included is curbing gutter improvements and proposed condition of approval number five would require these improvements be constructed prior to issuance of a business license. Proposed condition of approval number seven would require the applicant to submit a final landscaping plan in accordance with exhibit five in

your packets uh prior to issuance of any building permits as well as maintain the landscaping throughout the life of the project. As seen on the screen, landscaping is also proposed within the public rightway adjacent to Whitican Road. Post condition of approval number eight would require the applicant to enter into an occupancy and maintenance agreement with the city uh prior to the issuance of a site improvement permit. Um, this would allow the applicant to access the rightway to construct and maintain the landscaping improvements. And proposed condition on condition of approval number nine would require the applicant to submit a phototric plan prior to the issuance of a site improvement permit um that demonstrates compliance with exhibit 8. Uh, this condition is intended to mitigate any light impacts to uh nearby residential areas. And finally, public notice was sent to 139 property owners and published in RGJ on June 3rd as prescribed by NRS and Sports Municipal Code. And as of today, staff has received no public comment on this item. Uh staff is recommending approval of the conditional use permit to allow the construction and operation of a manufactured home dealer use on the site. Um thank you. And with that, I'm available for any questions you may have. as is the um applicant has represented. Thank you, Cookie. Do any of the commissioners have questions? Oh, okay. And uh would the applicant like to speak? Thought we were going to sit next to each other. Good afternoon, commissioners, madame chair. Um John Kmpotic. I have a PowerPoint in my pocket. It's not necessary. It's very much redundant to uh Kobe's presentation. We appreciate the detail that he went into. A few thoughts uh though I wanted to share from my point of view because interesting to hear the history of this site and it gives me confidence and I think us collective

confidence that maybe we have the right use here because of the intensity. you know, when you look at compatibility and the access and the traffic generation and the parking, you know, and the fact that two projects failed with exploration is probably meaningful to maybe this being the right one. Um, so, you know, 40 trips a day, a single point of access on on weed, it seems very manageable. We've worked a lot with staff on that on the circulation. The trees, uh, we accept the conditions as stated. And um I wanted to also touch on I I think it's really important in this overall process. We spent so much time behind the scenes and uh you know the master plan formation from the last update and you look at the policy support in terms of economic viability and redevelopment as stated by staff, the support for uh for urban infill, you know, and uh growing and diversifying the Sparks economy and then increasing the the tree canopy. Those are really material um uh policies of which are supported with this. And you know sometimes people look at something undeveloped forever and say is it open space and we remind them that this is actually an urban infill project. So um that's all I have. Our civil engineer here uh Sebastian uh is with us and also the general manager of Clayton Home. So I'll leave it at that. Thank you for your time. We'll be here for any questions if you have any. Thank you so much. Thank you very much. And this is a public hearing. Does anybody wish to speak on this uh item? Okay, seeing none, um Oh, Kobe, did you have a question or Okay. Uh seeing none, uh we have do we have anybody wanting to make a motion? Motion. Okay. I move I move to approve the conditional use

permit CU25-00009 associated with PCN 20-0034 to allow the construction and operation of a manufactured home dealer use on a 1.61acre 61 acre site located at 4620 Whitakin Road in the PO Professional Office zoning district based on finding C1 through C5 and the facts supporting these findings as set forth in the staff report and subject to the 12 conditions of approval. Good. Okay, we have a motion by Commissioner Neberlin and a second by Commissioner Reid. Um, sorry, my mind went completely blank. Uh, do we have any discussion? Okay, seeing none. Please, uh, vote. Okay. And the motion passes. Congratulations. Thank you. My brain went stop. Okay. And so now we're on 7.3 public hearing PCN03061 CU25007 consideration discussion and possible action on request for conditional use permit to establish remediation services use dissociated outdoor storage. Thank you, Madam Vice Chair, members of the commission. For the record, Scott Kerry, development services manager. Thank you. Tonight for the commission's review and consideration is a conditional use permit to establish remediation services within a portion of an existing building um on Larkin Circle. There's also associated um outdoor storage part of this request, too. The uh commission should be well familiar with with the subject site.

It's located at 232 Larkin Circle. Uh last year the the planning commission did review the conditional use permit for Thatcher Chemical of Nevada which was ultimately withdrawn. Um on the subject site there's three uses. There's the main building here um which the eastern half is occupied by Thatcher Chemical of Nevada. They have their operations on this side of the building of the lot. On the western half there's an existing building that's operated by ShineMaster. They're an auto repair business and the applicant uh tonight is Patriot Environmental and they're proposing to occupy the western half of the of the existing main building on the site. A little bit of background on this um on this item. Uh the applicant last year had submitted a business license uh to to the city to establish uh the environmental restoration and cleanup use um on on this facility. Um, since that time, staff's been working with the property owner and the applicant to make sure that they're u meeting the uh the requirements of the municipal code. Remediation services is allowed within the industrial zoning district subject to the approval of a conditional use permit. um from a procedural standpoint, the quantities and um types of materials that they use as part of their their operation do not meet the thresholds under Sparks Municipal Code or state law to be considered hazardous materials. So, this is just a routine major this is a routine conditional use permit is not a major um conditional use permit similar similar what the commission saw with that last year. Uh, Patriot, they offer uh remediation and environmental um response services um throughout the city and throughout the region. Um operations on the site um mainly include storage of equipment that's used for the business as well as um administrative um offices. The the waste containers and other op other equipment are um remain

sealed while on the site and they're also sealed within u vehicles. Due to federal and state regulations, the materials that they utilize and clean up that are stored on the site are limited to 10 days or less before they're transferred off site for final disposal. There's no liquid transfers of either from drum to tanker trailer or tanker trailer to drum that occurs on this site. Um no waste consolidation or long-term storage of any hazardous type materials would are are part of this um this this operation. So there are three main issues that um the the staff carefully looked at with with this conditional use permit permit request. Uh the first issue is the uh fire separation wall. Um when the building was previously occupied um by Sierra Chemical Nevada when it was permitted in in the 90s, they had encompassed the whole warehouse. This is a this is a picture of inside the warehouse. um since that time in Thatcher um they only operate kind of the western half or the eastern half of of of the of the the operation. So what this picture is demonstrating here is that the uh western half is operated by Patriot. The eastern half is op is operated by by thatch and you can see the the storage of the of the different materials from the thatcher operation. There's currently a six-foot chain link fence that separates these two uses and that does not meet the requirements of the building code or or or the fire code. Uh so the second issue that we that we took a look at was the outdoor was the outdoor storage. Uh the outdoor storage being proposed with this application takes place on the north um part of the of the building as well as the western half. The entire area that's proposed for the

outdoor storage is 9,718 square ft. Uh the outdoor storage area is in a secured area that is behind a fence that's controlled access from a from a metal gate. Here's a shot kind of the of the inside showing some of the some of the materials. The the other issue staff took a look at was the existing landscaping on on the site. The site does have mature landscaping which staff believes does provide mitigation from any additional sound and noise or or light impacts from from from the proposed use. So there are five findings the planning commission is being asked to make with respect to this this item tonight. The first one is compliance with the the comprehensive plan. The this site has been designated as industrial and the city's master plan since the first master plan was for the city of Sparks was created in 1976. Um the subject site is also zoned industrial. Patriot Environmental currently has five employees that operate on at the facility with plans to expand this operation in the future. Due to the uh remediation services um use and the environmental and restoration work that's done, it requires a lot of um certifications and and and other skilled workforce which we think would help support policy MG3. Staff believes that the requested remediation services use and the associated outdoor storage on the site will help encourage further investment of this property and help maintain this area of the city south of Interstate 80 um for industrial use, which helps support goal MG2. Permitting the remediation services used in the associated outdoor storage will advance goal EV3, which aims to diversify the city's economy. The remediation services that are provided by the applicant will be used to help support business activity in the city as

well as throughout the region. Uh finding C2 deals with compatibility. To the north of the of the site is the uh is is the Union Pacific Railroad. Um further north across Interstate 80 is a master plan for tourist commercial. But on the west, east and south um areas is all surrounded by industrial uses and industrial zoned land. The overall staff would characterize the proposed remediation services use as less intensive than other uses that are existing on this site today. The site maintains existing fencing, security procedures, and mature landscaping that help provide for additional uh mitigation of any potential impacts to surrounding uses. staff believes that the existing um additional use uses um on the site as well as the proposed use should not negatively impact surrounding surrounding uses and believes the finding C2 can be made. The third finding is deals with natural resources. Uh this site has as I mentioned before has been designated and used for industrial since since the 70s since 1989 it has been developed with with the existing building and has been permitted to allow for the storage processing and distribution of hazardous materials as well ind as well as other industrial uses. As you can see from this picture here, the Truckucky River is located about nine within 900 feet of the subject site. And as such, most of the site is designated by FEMA, the Flood Management or the the Federal Emergency Management Agency, uh, as as flood zone AE that's outlined in in the blue here. To address flooding on the site, which has occurred on the site and likely will in the future, staff is proposing condition of approval number nine, which requires the applicant to develop a flood mitigation plan that includes safety procedures to make sure that the

materials and equipment stored on the site are not getting into the into the Truckucky River as well as become a uh a a floating hazard. Um therefore staff does not believe that this conditional use permit would impair the availability of natural resources or the abilities uh or the region's ability to um sustain additional population. Finding C4 deals with uh conditions of approval. Um the first condition of approval I want to highlight for the um the planning commission uh deals with with the firewall. Here's a um a zoomed in photo kind of showing that six foot chain link finch that separates the the two uses. So, proposed condition of approval number five requires the installation of a fire rated separation wall between the thatcher and the um the patriot patriot use. This uh proposed condition of approval um requires that this wall be installed to the satisfaction of the building official as well as the fire marshall prior to the issuance of of a business license. Um as as a followup to to to Monday's almost said Tuesday. Yeah. Um to Monday's study session meeting um with the planning commission requested some additional information from from the fire marshal. Um fire marshal Pat Chu. He is out of the out of the area. He's celebrating his daughter's graduation from the University of Oregon. So, shout out to Miss Miss Chu there. Um, but from talking with with the fire marshal, um, he re reiterated that this proposed use is not considered hazardous hazardous materials use um, under under under the the fire code. And he wanted to very much reiterate the the the fire department's support of condition of approval number five and the installation of that fire separation wall. Um with respect to uh we did the commission did receive a public comment

um regarding continuing um compliance and monitoring of the 2003 special use permit that allows for hazardous materials on this site. Um earlier this year, uh the city manager did uh provide direction to the fire department to ensure that the fire department um maintains um compliance in terms of the fire code of Thatcher's operations. As a followup to that, talking with the fire marshall this afternoon, um they do have they are they are working on scheduling an annual inspection for fire code issues in September of this year. Uh the other issue um with related to the conditions of approval or outdoor storage um the outdoor storage of vehicles and other would take place in the north and the west side of that. Um condition of of approval number eight requires that all equipment and trailers used in conjunction with the proposed remediation services use be stored in these u designated areas and would be located behind the fence. And the third um condition, here's a an update of the of the western side of the property. And then the the the other condition I wanted to highlight was condition of approval 7, which requires the applicant to provide staff with a landscaping plan that out that in pro provides an inventory of the existing landscaping on the site. This condition this condition also requires that this landscaping be maintained throughout the life of the project. Condition of approval number five is public notice. Notices of today's public hearing were published in the uh Reno Gazette Journal on June 3rd. Total of 54 um notices went out to property owners within 500 ft of the subject site on June 3rd. The planning commission's meeting today functions as a as a public hearing as required by by the code. Um staff has received two public comments

um that expressed um no opposition to to the project. We also did receive one inquiry from a interested um property owner about the about this conditional use permit. Um so in conclusion um staff is recommending approval of of this conditional use permit request. We believe that the subject site is an appropriate location with its industrial zoning for the proposed remediation services use. Um overall the site is used by the applicant for for storage of their equipment as well as administrative uses. We feel that the federal and state regulations related to the nature of this this use and the disposal of the of the materials that they deal with on site and that um provide for adequate protections. Uh and also the proposed conditions of approval specifically for the wall, the flood mitigation plan, the outdoor storage areas being defined and ensuring that the landscaping is maintained should provide for uh mitigation in order to meet the required findings. So therefore we are uh recommending approval. Uh, we'll note that we have Chris and Gary with with Patriot here this this evening answer any questions. That concludes my presentation. Thank you, Scott. Any commissioners have questions of Scott? I do not. I don't know necessarily if it's for Scott maybe more. My concern is that they're already operating on the premises and there's no firewall. So, they're already out of code. It's one of the conditions when what is the deadline? I know they can't uh get their business license, but they're still, you know, they're out of code and fire marshall will not approve if they're already there. So, what is the deadline? Thank you, Commissioner um Reed. I think

uh I think I understand the nature of of your question. You know, we've been working with with the applicant um to bring them into compliance. You know, this this was flagged through our business licensing process. It's a staff's understanding they have been operating unfortunately in this location without the wall and without a business license and without this conditional use permit for for many years. Um, we're hoping to bring this item to the planning commission with these conditions of approval to bring it into compliance with with the code. Um, in terms of deadlines for them to ensure compliance, um, we will not issue a business license until the these conditions of approval or any others that are imposed by the planning commission are are satisfied. Maybe you can go ahead and ask the followup because there's a followup. Yeah, exactly. So, are they continuing to operate business without a business license? I mean, because if that's the stick, there's um Thank you, Madam Vice Chair. Um, one one point of clarification. Um, appreciate the question. We did um as they came in for this conditional use permit that the city did issue them a provisional business licenses that allows them to um continue the operations while they're working for this uh conditional use permit. Um that business that provisional business license I should have brought that in the presentation but that provisional business license I believe expires at the end of this month. So if this was not um approved then we would we would cancel that and then the operations would would have to cease. Um we we can if the planning commission you know decide approves this item we can issue an extension of that provisional business license to allow them to complete the complete the work. But we will not issue a permanent business license for that. Yeah because they're going to

need a couple months to install the wall. Yes. Any other questions? No. Okay. Um, would the applicants like to talk? So, I'm Chris Schubberg. I'm with real estate. Please have have a seat. Yeah. Sorry. That's okay. Jump the gun. That's all right. So, I am Chris Schubberg. I'm uh the real estate operations manager for Crystal Clean LLC, the Patri um the parent company for Patriot Environmental. I'm just kind of helping manage the project. Um as well as directing uh the project with the uh the property owner in terms of the demise wall in order to move this along and make sure we we certainly want to avoid any cankicking on this. Uh we see the definite need in this and we we certainly appreciate the time and effort that Scott has gone through uh the opportunity to speak with all of you. Uh we certainly you know Gary and I we want to make sure we are compliant and uh moving this thing in the right direction. Thank you. Gary Moser, I met some of you earlier this week. Um director of operations over this facility. It's one of one of my facilities and yeah, as soon as took possession of this area and started working here, that was one of one of the things that we wanted to resolve immediately. So, I got a hold of the real estate group and then we got a hold of Scott to start start a plan to work through to get us into a compliant position so that we can be a viable active member of the community. Um, we're working very diligently, putting a lot of pressure on the property owner to make the modification to the wall. Um, we did secure. They did meet with city and they've met with a contractor and they have contractor in place and so we're expecting the wall construction to begin very shortly um so that we can complete this process and have the

license so we can fully go into operation. Right now it's simply an administration building and there's some equipment that's parked outside. We need to be able to fully operate be able to make it a viable member of the community. Very good. Thank you. Any any questions? Question. How long do you do you need your temporary license extended based on the um construction of the firewall? Do you have enough time to complete it with the temporary license? The license we have now? Yes. No, it expires in it's not couple days. Yeah. It's going it's going we're going to need that the conditional license approved for another period of time. extend the license. Can we vote on that at this meeting or is that is that out? Yeah, if if I could. Um, Madame Vice Chair, to your question, Commissioner Reid, you are voting on the conditional use permit and the associated conditions associated with it. If you have a concern as to when the wall needs to be in place, you can consider a modification to that condition of approval, but you will not be taking action on the temporary business license that's been issued. All right. Um, so when do you think that your the wall is due to be complete? What are what is the estimation time? Do you have that yet? Not have the estimated time. I am touching base with with the owner of the property generally I every four to five days or so just staying in contact with him so we can then alternate just consistently update Scott and uh keep this team apprised of of our progress as well. Um so as soon as we have that information we'll be able to provide that to Scott and we'll have a little better idea. I would um I

would have to estimate uh probably in in the range of two months. Yeah. 60 to 90 days, right? Probably 60 to 90 days in order for the contractor to complete all the permits. And it is a Laori construction who's going to be completing the work. Uh just to add a little bit more clarity um to fully per permit the activities um and complete the work and then have a full inspection done. Any other questions for the applicant? No. Okay. Thank you, sir. Thank you. Any further discussion? No. Public hearing. Thank you. Um and so this is the time for public hearing on this item. Does anybody wish to make a public hearing on this item? Okay. Seeing none. Now, is there any other discussion? No. Okay. Please. Uh who would like to make a motion? I'll make a motion. Okay. I move to approve the conditional use pertinent PCN03061/CU25-00007 for request to establish a remediation service use with associated outdoor storage within a 9,452 ft portion of an existing building located on a 5 acre site at 2302 Lin Circle in the I industrial zoning district based on findings C1 through C5 and the facts supporting these findings as set forth in the staff report and subject to the nine conditions of approval. Second. Okay, we have a motion by Commissioner Sperber and a second by

Commissioner Neberlin. And um everybody please vote. Oh, sorry. Now discussion. So is there any further discussion? No. Please please uh vote your choice. Okay. The uh motion passes. So congratulations. Looking forward to seeing it in 60 to 90 days. Thank you. And uh we my understanding is we have no general business. Do we have any general comments from the public? Do we have any comments from the public? Seeing no comments for the public. Uh do we have any staff comments and announcements? We do not tonight, Madam Vice Chair. Thank you. Okay. So we do not have any staff comments and announcements. Commissioners, are there any comments or announcements? Nope. Okay. Seeing none, we can adjourn. Thank you.