Planning Commission Meeting
Wednesday, March 20, 2024
What Happened
The Planning Commission approved five major development projects and began a multi-meeting review of the 120-page zoning code overhaul. The meeting lasted several hours and covered nine items.
Key Decisions
APPROVED — White Lake Parkway Mixed Employment development (218.69 acres in Cold Springs): Master plan and zoning map amendments — 6-0 — Creates zone for mixed warehouse/commercial use with traffic impact analysis required once development exceeds 100 trips. Regional Transportation Plan shows White Lake Parkway widening in 2030-2050 timeframe.
APPROVED — North Virginia and Webb Industrial Conditional Use Permit (9.02 acres) — 6-0 — Allows 24-hour indoor warehouse operations with outdoor truck activity limited to 6 a.m.–11 p.m. Commissioner Munoz cited job creation and reduced downtown traffic.
APPROVED — 9590 North Virginia Street zoning change from Mixed-Use Suburban to Industrial Commercial (2 acres) — 6-0 — Aligns property with industrial master plan designation, eliminates residential possibility.
APPROVED — Truckee Meadows Regional Planning Agency 2023 Annual Report — 6-0 — Documents regional planning progress on affordable housing, development code updates, and parks master plan adoption.
DEFERRED — Title 18 Zoning Code Clean-Up (120 pages) — Initial review only — Commission scheduled three meetings to review approximately 40 pages per session. First session covered chapters on definitions, administration, and permits.
Debated But Not Resolved
School zoning flexibility for K-12 schools — Commissioner Velto raised concerns that code language distinguishing elementary (K-8) from secondary (9-12) schools prevents districts from building K-12 schools. Staff said 2013 state law requires uniform rules across Reno, Sparks, and Washoe County. Staff to coordinate with other jurisdictions on solution.
Tattoo parlor allowance in downtown — Commissioner Armstrong requested revisiting previous City Council direction that removed tattoo parlors as an allowed downtown use, citing demand. No staff response or action taken.
School drop-off/pickup design standards — Chair Drakulich noted stakeholders confused about who controls site design for school traffic. Staff clarified that traffic engineers and planners (not just school administrators) apply best practices. Staff adding code language to ensure safe drop-off environments, particularly for charter schools in shopping centers.
Solar and EV charging in parking lots — Commissioner Becerra asked if city encourages solar or charging stations. Staff said city does not discourage them but finds developer costs prohibitive. No action taken.
What to Watch
$1,800,000 — White Lake Parkway project street improvements — Project revenue
$210,000 — White Lake Parkway project fiscal impact to general fund — Project revenue
Zoning code overhaul — Two more Planning Commission meetings scheduled. Major questions remain unresolved: K-12 school zoning, downtown tattoo parlor allowance, data center conditional use permit requirements. Code goes to City Council after Planning Commission completes review.
Mill and Greg Street item — City Council requested continuance. Item will be re-noticed.
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