CARSON CITY CONSOLIDATED MUNICIPALITY
NOTICE OF MEETING OF THE 
GROWTH MANAGEMENT AND PLANNING COMMISSION

Day: Wednesday
Date: September 29, 2021
Time: Beginning at 5:00 pm
Location: Community Center, Robert "Bob" Crowell Board Room 
851 East William Street
Carson City, Nevada

AGENDA

NOTICE TO THE PUBLIC
The State of Nevada and Carson City are currently in a declared State of Emergency in response to the global pandemic caused by the coronavirus (COVID-19) infectious disease outbreak. In accordance with the applicable Directives issued under authority of the Governor’s Declaration of Emergency, including Directive 045 and 047, and subject to any potential changes in state or federal mandates or guidelines, face coverings are required to be worn when attending this meeting in person.

Members of the public who wish only to view the meeting may watch the livestream of the Growth Management Commission and Planning Commission and meetings at www.carson.org/granicus and by clicking on “In progress” next to the meeting date, or by tuning in to cable channel 191. Livestream of the meeting is provided solely as a courtesy and convenience to the public. Carson City does not give any assurance or guarantee that the livestream or cable channel access will be reliable. Although all reasonable efforts will be made to provide livestream, unanticipated technical difficulties beyond the control of City staff may delay, interrupt or render unavailable continuous livestream capability.

The public may provide public comment in advance of a meeting by written submission to the following email address: planning@carson.org or via mail to the Planning Division at 108 E. Proctor St., Carson City, NV 89701. For inclusion or reference in the minutes of the meeting, your public comment must include your full name and be received by the Planning Division not later than 3:00 p.m. the day before the meeting.

Growth Management Commission Agenda

1.    Call to Order - Growth Management Commission

2.    Role Call and Determination of a Quorum

3.    Pledge of Allegiance

4.    Public Comment
The public is invited at this time to comment on and discuss any topic that is relevant to, or within the authority of the Growth Management Commission, including any matter that is not specifically included on the agenda as an action item.

5.    For Possible Action: Approval of the Minutes - August 25, 2021 (Late Material 09.24.2021)

6.    Meeting Items

6.A   GM-2021-0131 For Possible Action:  Discussion and possible action regarding a request for a Growth Management approval to allow for a daily water usage of 29,500 gallons per day for a proposed drive-through carwash on property zoned Retail Commercial (“RC”), located at 3390 S. Carson Street, APN 009-111-28. (Hope Sullivan, hsullivan@carson.org) Late Material 09.27.2021 , Additional Late Material 09.28.2021

STAFF SUMMARY: The applicant is proposing a drive-through carwash and requesting an average water usage of 29,500 gallons per day.  Growth Management review and approval is required for any commercial use that uses more than 15,000 gallons of water per day.
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Appeal of a Commission item: An appeal must be submitted to the Planning Division within 10 days of the Commission’s action. To be part of the administrative record regarding an appeal of an item on the agenda, you must present your comments at the podium or have previously sent correspondence to the Planning Division regarding an item on this agenda. For information regarding an appeal of a Commission decision, please contact Hope Sullivan, Community Development Director, at 775-887-2180, via e-mail at hsullivan@carson.org, or via fax at 775-887-2278.
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7.    Public Comment**
The public is invited at this time to comment on and discuss any topic that is relevant to, or within the authority of the Growth Management Commission including any matter that is not specifically included on the agenda as an action item. No action may be taken on a matter raised under this item of the agenda. 

8.    For Possible Action:  Adjourn Management Commission

Planning Commission Agenda

9.    Call to Order - Planning Commission

10.  Role Call and Determination of a Quorum

11.    Public Comment
Members of the public are invited to address the Commission at this time and comment on any matter that is relevant to or within the authority of the Planning Commission, including any matter that is not specifically included on the agenda as an action item.  

12.    For Possible Action: Approval of the Minutes - August 25. 2021 (Late Material 09.24.2021)

13.    Meeting Items

13.A   LU-2021-0302 For Possible Action:  Discussion and possible action regarding a request for a special use permit to allow a temporary tract sales office, model homes, parking area, temporary office trailer, and advertising signage on properties zoned Single Family 6000 – Specific Plan Area (“SF6-SPA”) located at 170, 192, 216, and 240 Wildcat Peak Drive and 1656 Monitor Peak Street, APNs: 004-408-33, 004-408-32, 004-408-31, 004-408-30, and 004-408-29. (Lena Reseck, lreseck@carson.org)

STAFF SUMMARY:  The applicant is requesting a temporary tract sales office with conversion of the garage to an office in a model home at 192 Wildcat Peak Drive (APN 004-408-32), parcels 216 and 240 Wildcat Peak Drive and 1656 Monitor Peak Street (APNs 004-408-31, 004-408-30, and 004-408-29) will be model homes,  construction of a temporary parking area and a temporary office trailer on  parcel 170 Wildcat Peak Drive (APN 004-408-33), and temporary signage advertising the model homes and proposed homes in Cross Creek (Blackstone Ranch – Lompa Ranch).  Temporary tract sales offices are a conditional use in Single Family 6000 (“SF6”) zoning, per section 18.04.100 of the Carson City Municipal Code (“CCMC”), requiring approval of a special use permit.  Temporary office trailers require the approval of a special use permit per CCMC 18.05.025(3).  The Planning Commission is authorized to approve a special use permit.

13.B   LU-2021-0303 For Possible Action: Discussion and possible action regarding a request for an extension of the expiration date of SUP-16-090, a special use permit to allow the operation of an unlimited gaming casino, bar, and additional signage on a property zoned Retail Commercial – Planned Unit Development (“RC-P”), located at 3246 North Carson Street, APN: 007-462-06. Late Material 09.30.2021

SUMMARY:  Carson City Municipal Code 18.02.080(8)(c) authorizes the Planning Commission to authorize extensions of time, subject to the consideration of the continued appropriateness of the special use permit and that the activity permitted by the special use permit does not adversely impact other properties in the area or the public interest.  The applicant has made such request due to ongoing litigation associated with the property where the use is intended to locate.

13.C   LU-2021-0321 For Possible Action: Discussion and possible action regarding a request for a special use permit to construct a detached accessory structure that will result in: 1) the cumulative square footage of accessory structure(s) exceeding 75 percent of the size of the primary structure, and 2) a single accessory structure that exceeds 5 percent of the total lot area on a property zoned Single Family 1 Acre (SF1A), located at 1055 Valley View Drive, APN 009-143-06.  (Heather Manzo, hmanzo@carson.org) Late Material 09.27.2021

SUMMARY: The subject property is currently improved with a single-family detached residence and three detached accessory structures. The applicant intends to demolish all existing accessory structures and construct a new 2,500 square foot accessory building.  Per section 18.05.055(7-8) of the Carson City Municipal Code when the cumulative area of detached accessory buildings exceed 75 percent of the size of the primary structure or a single accessory structure exceeds 5 percent of the total lot area, approval of a special use permit is required.  The Planning Commission is authorized to approve a special use permit.

13.D   LU-2021-0307 For Possible Action: Discussion and possible action regarding a request to amend special use permit LU-2020-0009 to expand an existing greenhouse project to include worm composting of food waste and nursery crop operations at Carson High School on property zoned Public (“P”), located at 1111 North Saliman Road, APN 010041-64.  (Heather Ferris, hferris@carson.org)

Summary: On March 31, 2010, the Planning Commission approved special use permit SUP-10-014 to allow for the construction of a greenhouse at Carson High School.  On April 29, 2020 the Planning Commission approved an amendment to special use permit LU-2020-0009 to expand the greenhouse project and allow for the construction of an outdoor classroom and office.  The applicant is now proposing to expand onto an adjacent 1.75 acres on the Carson High School campus to include worm composting of food waste and a nursery crop operation.  Plans include not only using the compost on-site but also, eventually, selling the compost and nursey crop to fund the operations.  A school is a conditional use which requires a special use permit in a Public zoning district under section 18.04.170 of the Carson City Municipal Code (“CCMC”).  The proposed worm composting and nursery crop operations were not included in the original special use permit for the greenhouse project, therefore, an amendment to the special use permit is required.  The Planning Commission is authorized to approve an amendment to the special use permit.

13.E   LU-2021-0308 For Possible Action: Discussion and possible action regarding a request for a special use permit to allow for a slaughterhouse on property zoned General Industrial (“GI”), located on the south side of Hwy 50 E and east of Detroit Road, portions of APNs 008-371-38, 008-371-39, and 008-371-10.  (Heather Ferris, hferris@carson.org) Late Material 09.27.2021 - Part 1 , Late Material 09.28.2021 - Part 2 , Late Material 09.30.2021 , Late Material 09.30.2021

SUMMARY: The subject parcels are currently involved in a lot line adjustment (LLA-2020-0007) that, in part, will result in a 4.43-acre parcel, on which the applicant is proposing a slaughterhouse.  The facility will include a building, approximately 5,000 square feet in size, for processing, storage, and retail sales, and a 5,600 square foot corral area for loading and holding animals.  The applicant proposes processing no more than 60 animals (including beef, goat, lamb, and swine) per week with animals being on-site in the corral for no more than 24 hours prior to processing.  Additionally, the applicant will offer the processing of wild game.  There will also be a small retail component to this facility where the applicant will offer pre-packaged meats for sale.  A slaughterhouse is a conditional use in the GI zoning district under section 18.04.150 of the Carson City Municipal Code (“CCMC”); therefore, a special use permit is required.  The Planning Commission is authorized to approve a special use permit.
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Appeal of a Commission item:  An appeal must be submitted to the Planning Division within 10 days of the Commission’s action. To be part of the administrative record regarding an appeal of an item on the agenda, you must present your comments at the podium or have previously sent correspondence to the Planning Division regarding an item on this agenda. For information regarding an appeal of a Commission decision, please contact Hope Sullivan, Community Development Director, at 775-887-2180, via e-mail at hsullivan@carson.org, or via fax at 775-887-2278.
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14.    Staff Reports (non-action items)
         14.A Director's report to the Commission. (Hope Sullivan)
                  - Future agenda items.
                  - Commissioner reports/comments

15.    Public Comment
The public is invited at this time to comment on and discuss any topic that is relevant to, or within the authority of the Planning Commission including any matter that is not specifically included on the agenda as an action item. No action may be taken on a matter raised under this item of the agenda.

16.    For Possible Action: Adjournment
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**PUBLIC COMMENT LIMITATIONS - The Growth Management Commission and the Planning Commission will, as called to order, each provide at least two public comment periods prior to adjournment in compliance with the minimum requirements of the Open Meeting Law. In addition, it is the Growth Management Commission’s and the Planning Commission’s aspirational goal to also provide for item-specific public comment. In order for members of the public to participate in the Growth Management Commission’s and the Planning Commission’s consideration of an agenda item, the public is strongly encouraged to comment on an agenda item when called for by the Chair or Vice-Chair during the item itself. No action may be taken on a matter raised under public comment unless the item has been specifically included on the agenda as an item upon which action may be taken. The Chair and Vice-Chair also retain discretion to only provide for the Open Meeting Law’s minimum public comment and not call for or allow additional individual-item public comment at the time of the body’s consideration of the item when: 1) it is deemed necessary by the mayor/chair to the orderly conduct of the meeting; 2) it involves an off-site non-action facility tour agenda item; or 3) it involves any person’s or entity’s due process appeal or hearing rights provided by statute or the Carson City Municipal Code. Comments may be limited to three minutes per person or topic at the discretion of the Chair or Vice-Chair in order to facilitate the meeting.

Please note: Any person who wishes to have their complete testimony included in the permanent record of this meeting should provide a written or electronic copy to the Chair or Vice-Chair in addition to any other written material. Minutes of the meeting are produced in a summary format and are not verbatim.

For Further Information

Agenda Management Notice - Items on the agenda may be taken out of order; the public body may combine two or more agenda items for consideration; and the public body may remove an item from the agenda or delay discussion relating to an item on the agenda at any time.

Titles of agenda items are intended to identify specific matters. If you would like more information about an agenda item listed above, please contact the staff member listed at the end of the particular item in which you are interested at 775-887-2180. Contact planning@carson.org if you would like copies of supporting materials for an agenda item.

Notice to persons with disabilities: Members of the public who are disabled and require special assistance or accommodations at the meeting are requested to notify the Planning Division in writing at 108 E. Proctor St., Carson City, Nevada 89701, or call 775-887-2180, at least 24 hours in advance of the meeting.

This agenda and supporting materials for the meeting are available in the Planning Division office located at 108 E. Proctor Street, Carson City or at www.carson.org/agendas.

This agenda has been posted at the following locations:
City Hall, 201 North Carson Street
Community Development Department, 108 E. Proctor Street
Carson City Website - https://carson.org/agendas
State Website - https://notice.nv.gov