Planning Commission Meeting
Thursday, June 8, 2023
What Happened
The Reno Planning Commission approved four major development projects and denied one sign variance during a regular meeting with seven items considered.
Key Decisions
APPROVED — Comstock Cottages Phase Two (196-unit residential subdivision on 36.26 acres near North Virginia Street) granted two-year time extension to complete final map and coordinate railroad crossing — 6-0 — Allows phased development to proceed without losing entitlements.
APPROVED — Plumas Street Townhomes (17 townhomes on 0.99-acre infill lot in Ward 1) tentative map — 6-0 — Despite three residents testifying about traffic and parking concerns, commission found traffic impact acceptable given existing MF-14 zoning in place since mid-1990s and engineering analysis showing left-turn access is safe.
APPROVED — Carville Park Senior Apartments Specific Plan District zoning change (4.53 acres, Ward 3) for senior housing renovation — 6-0 — Recommended to City Council; allows renovation with HUD-monitored temporary resident relocation. Maximum displacement of 11 months. Zero additional rent for residents during relocation.
APPROVED — Bighorn Tavern outdoor patio expansion (1325 West 7th Street, Ward 5) major site plan review — 6-0 — Allows commercial restaurant patio adjacent to residential property with year-round landscaping screening and noise mitigation measures per engineering study.
REJECTED — Panda Express sign variance request (Sky Vista Parkway) to increase freestanding signs from one to two and increase sign copy area from 250 to 500 square feet — 6-0 — Commission found no exceptional hardship. Applicant's visibility concerns apply equally to all freeway signage and do not justify variance. Commission cited visual pollution concerns.
Debated But Not Resolved
1565 Plumas Street Townhomes traffic impact — Residents Kelly Jesch, Derek Cromer, and Candace Borrego requested unit reduction from 17 to 10-14 units, citing traffic congestion, inadequate parking, and left-turn safety issues. Commissioners Villanueva and Drakulich acknowledged traffic concerns; Chair Velto stated traffic issues are symptomatic of broader system-wide problems on Plumas, not project-specific. Staff said traffic impact (17 peak-hour trips) is negligible. Regional Transportation Commission's planned future sidewalk and bike lane improvements expected to alleviate area congestion — Next step: Project approved as-is. RTC improvements to be monitored.
What to Watch
None exceeding $50,000 disclosed in meeting.
Carville Park zoning change moving to City Council — Commission recommended approval of MF-14 to Specific Plan District rezone. Watch for council vote and resident relocation plan finalization.
RTC transportation improvements on Plumas Street — Traffic concerns on Plumas noted by multiple commissioners. Follow regional transit authority's planned multimodal improvements (sidewalk, bike lane connectivity).
Comstock Cottages railroad coordination — Two-year extension granted partly to resolve Union Pacific rail line crossing issues. Development contingent on successful railroad coordination.
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