Planning Commission Meeting
Wednesday, August 16, 2023
What Happened
The Planning Commission met for 4+ hours, approving 13 items including housing developments, zoning changes, and a storage facility, while denying a variance request that split the commission 2-2.
Key Decisions
REJECTED — Variance to legalize eighth residential unit at 306 East Taylor Street (existing apartment complex has operated with unpermitted eighth unit for 22 years) — 2-2 tie vote (technical denial) — Applicant may appeal to City Council. Two commissioners supported approval citing 20+ years of occupancy and housing need; two opposed citing precedent concerns and lack of valid hardship justification under code.
APPROVED — Conditional use permit for Sierra Mobile Storage outdoor storage facility (2.07 acres, ~200 portable storage containers west of Stead Boulevard, Ward 4) — 4-0 — Facility includes 8-foot masonry wall, landscaping, chain link fencing, security cameras, height restrictions, and lighting.
APPROVED — Zoning amendment for 550 Orrcrest from Large-Lot Residential to Mixed Employment (±1 acre) — 6-0 — Enables mixed employment use on south side of Orrcrest Drive.
APPROVED — Conditional use permit for walk-up coffee shop at 1110 Evans Avenue (northeast corner Evans and Highland) — 5-1 — Commissioner Villanueva opposed citing incompatibility with residential area. Includes modified screening requirements.
APPROVED — Major site plan review for Viewpoint Apartments access road (97.97 acres, 432-unit complex) — 6-0 — Condition requiring approved secondary fire access through Home Depot retained as essential to project viability.
APPROVED — Major site plan review for Robb Drive Extension backbone infrastructure (48.8 acres, hillside development) — 6-0 — Condition modified with applicant's requested language removal.
APPROVED — Master plan and zoning amendment for Diaz Masonry (0.65 acres, Western Road near Panther Drive, Ward 1) from Single-Family Residential to Mixed Employment — 5-0 — Enables masonry business use.
APPROVED — Amendment to Meadow Creek conditional use permit sign requirements (3.87 acres, commercial portion west of Wedge Parkway) — 5-0 — Allows cohesive signage package for neighborhood centers.
APPROVED — Conditional use permit to reestablish EZ Brakes auto repair (295 Gentry Way, Ward 1) — 5-0 — Allows previously discontinued business to reopen in mixed-use commercial center.
APPROVED — Election of Planning Commission officers: Commissioner Drakulich as Chair, Commissioner Armstrong as Vice Chair — 6-0.
APPROVED — Recommendation to City Council for Truckee Meadows Regional Planning Commission appointments: Harris Armstrong and Kerry Rohrmeier — 5-0.
Debated But Not Resolved
Variance for eighth residential unit — Commissioners disagreed whether 22 years of occupancy justified legalizing an illegally-constructed unit. Staff stated self-imposed financial hardship cannot support variance approval and that density increases require master plan amendments, not variances. Some commissioners questioned whether variance was the proper tool versus broader zoning policy changes — Next step: Applicant may appeal 2-2 denial to City Council or request continuation to future Planning Commission meeting.
Natural surveillance versus aesthetic screening at storage facility — Reno Police Department recommended chain link fencing for visibility into property; Neighborhood Advisory Board had visual impact concerns — Resolved through conditions requiring both 8-foot masonry wall plus chain link fencing, landscaping strip, and security cameras.
What to Watch
None exceeding $50,000.
306 East Taylor Street variance appeal — Applicant can appeal 2-2 tie denial to City Council. This sets precedent for how Reno handles long-standing unpermitted residential additions and housing density increases outside formal zoning amendments.
Viewpoint Apartments secondary access condition — Project cannot obtain building permits until secondary fire access agreement with Home Depot is approved. This is a critical approval gate affecting 432-unit housing project.
Robb Drive Extension traffic studies — Project approved with requirement for additional traffic studies throughout development phases. Next phase decisions depend on traffic impact analysis.
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