Regular Meeting

CITY OF ELKO PLANNING COMMISSION REGULAR MEETING MINUTES 5:30 PM, TUESDAY, JUNE 6, 2023 ELKO CITY HALL, COUNCIL CHAMBERS 1751 COLLEGE AVENUE, ELKO, NV 89801 I. CALL TO ORDER Jeff Dalling, Chairman of the City of Elko Planning Commission, called the meeting to order at 5:30 p.m. II. ROLL CALL Present: Jeff Dalling Stefan Beck Garret Kamps Michael Irish Tony Odeh Absent: Mercedes Mendive John Lemich City Staff Present: Jan Baum, City Manager Scott Wilkinson, Assistant City Manager Cathy Laughlin, City Planner Bob Thibault, Civil Engineer Jamie Winrod, Fire Marshal Rachel Randall, Planning Technician III. PLEDGE OF ALLEGIANCE IV. COMMENTS BY THE GENERAL PUBLIC There were no public comments made at this time. V. APPROVAL OF MINUTES A. May 2, 2023 - Regular Meeting - FOR POSSIBLE ACTION ** A motion was made by Vice-Chairman Beck, seconded by Commissioner Irish to approve the minutes from the May 2, 2023 regular meeting. The motion passed unanimously. (5-0) June 6, 2023 City of Elko Planning Commission Meeting Minutes Page 1 of 14  VI. NEW BUSINESS A. PUBLIC HEARING 1. Review, consideration and possible recommendation to City Council for Rezone No. 1-23, filed by JNIC LLC, for a change in zoning from C (General Commercial) to IC (Industrial Commercial) Zoning District, approximately 1.965 acres, to allow for a proposed Light Industrial development of the property, and matters related thereto. FOR POSSIBLE ACTION Cathy Laughlin, City Planner, stated the property was on the corner of Manzanita Lane and 30th Street. It was purchased by the applicant on April 7, 2023. She went over the City of Elko Staff Report, dated May 9, 2023. It listed ten findings and two conditions - one from the Utility department (rerouting of 6" sewer main) and another from Community Development (approval was only for the rezone application, not the site plan). Engineering's conditions were not included in the staff report, as a new display map was provided by the applicant that met all of those conditions. A hard copy of the exhibit was provided to the Commission on the dais (see minutes packet). Scott Wilkinson, Assistant City Manager, speaking on behalf of Community Development, recommended approval as presented by staff. Bob Thibault, Civil Engineer, reiterated any concerns he had were addressed by the new display map and recommended approval as presented. Jamie Winrod, Fire Marshal, had no comments or concerns. Jan Baum, City Manager, had no comments or concerns. ** A motion was made by Commissioner Odeh, seconded by Vice-Chairman Beck to forward a recommendation to City Council to adopt an ordinance, which approves Rezone 1-23, subject to the conditions as presented in Staff Report dated May 9, 2023, listed as follows: 1. Utilities: There is a 6” sewer main that runs through this property that serves APN 001- 560-097, owned by Nought Technologies, LLC. This company owned both properties at one time. This line may need to be rerouted prior to any buildings being built on APN 001-560-099. 2. Community Development: Approval is for zoning only, not for site plan. Commissioner Odeh's findings to support his recommendation are the proposed zone district is in conformance with the Land Use Component of the Master Plan. The proposed zone district is compatible with the Transportation Component of the Master Plan and is consistent with the existing transportation infrastructure. The property is not located within the Redevelopment Area. Conformance with Elko City Wellhead Protection Plan is required as the property develops. The proposed zone district is in conformance with Elko City Code Section 3-2-4(B). The proposed zone district is in conformance with Elko City Code Section June 6, 2023 City of Elko Planning Commission Meeting Minutes Page 2 of 14  3-2-11. The application is in conformance with Elko City Code 3-2-21. The proposed zone district is located in a designated Special Flood Hazard Area (SFHA). Conformance with Section 3-8 will be required as the property develops. The proposed zone district is consistent with surrounding land uses. Development under the proposed zone district will not adversely impact natural systems, or public/federal lands such as waterways, wetlands, drainages, floodplains etc., or pose a danger to human health and safety. The motion passed unanimously. (5-0) 2. Review, consideration and possible recommendation to City Council for Rezone No. 2-23, filed by the City of Elko, for a change in zoning from AG (Agricultural) and RMH (Residential Mobile Home) to PQP (Public, Quasi-Public) Zoning District, approximately 12.823 acres, specifically a portion of APN 001-690-001, and all of 001-690-018 and 001-690-019, located generally southwest of Errecart Boulevard and north of Bullion Road, to allow for the continued development of public park and other associated uses, and matters related thereto. FOR POSSIBLE ACTION The City of Elko is proposing an expansion of the existing sports complex and has submitted an application for a parcel map to merge and re-subdivide the existing five parcels into four. With the parcel map approval, it will create multiple zoning districts on one of the parcels. Mr. Thibault, speaking as the applicant, explained he had been working with a consultant on a parcel map. The existing parcels north of Bullion Road are zoned PQP & AG, and RMH, respectively. The parcel map will merge them. Approval of this application will rezone the new parcel entirely as PQP. Ms. Laughlin stated property annexed into the city was automatically zoned AG. The parcel map triggered the rezone. She then went over the City of Elko Staff Report, dated May 18, 2023, which listed nine findings and recommended approval. Mr. Wilkinson, speaking on behalf of Community Development, recommended approval as presented by staff. Mr. Thibault, recommended approval as presented. Ms. Winrod had no comments or concerns. Ms. Baum recommended approval and had no comments or changes. Chairman Jeff Dalling asked about the filing fee. Ms. Laughlin stated government agencies and school districts were exempt. Commissioner Tony Odeh asked if there was another area in the city suitable for RMH development if the Commission was to approve the rezone. June 6, 2023 City of Elko Planning Commission Meeting Minutes Page 3 of 14  Ms. Laughlin responded the R zoned parcel on the south side of Bullion Road would be split into two parcels - one for the "We the People" monument, and another that would stay residential. ** A motion was made by Commissioner Odeh, seconded by Secretary Kamps to forward a recommendation to City Council to adopt an ordinance, which approves Rezone No. 2-23. Commissioner Odeh's findings to support his recommendation are the proposed zone district is partially in conformance with the Land Use Component of the Master Plan. A future Master Plan amendment will be required to bring the entire property into conformance. The proposed zone district is compatible with the Transportation Component of the Master Plan. The property is not located within the Redevelopment Area. The proposed zone district and resultant land use is in conformance with City Wellhead Protection Plan. The proposed zone district is in conformance with Elko City Code Section 3-2-4(B). The proposed zone district is in conformance with Elko City Code Section 3-2-9. The application is in conformance with Elko City Code 3-2-21. The proposed zone district is located in a designated Special Flood Hazard Area (SFHA). Development under the proposed zone district will not adversely impact natural systems, or public/federal lands such as waterways, wetlands, drainages, floodplains etc., or pose a danger to human health and safety. The motion passed unanimously. (5-0) 3. Review, consideration, and possible action on Conditional Use Permit No. 2-23, filed by Elko Senior Citizen's Center, Inc., which would allow for the construction of a detached accessory structure in a PQP (Public, Quasi Public) Zoning District, and matters related thereto. FOR POSSIBLE ACTION Elko Senior Citizen's Center was issued a CUP in 1999 as well as CUP 4-16 for an accessory structure. They are proposing a new accessory structure for the storage of their vehicles and the expansion of the use requires a new conditional use permit. The location of the accessory structure must be approved by the Planning Commission. Matt McCarty, Senior Center Director and applicant, 1795 Ruby View Drive, explained the Center is requesting an addition of a garage to the property. Over the past four years, the vehicles utilized for the Meals on Wheels program have been vandalized no fewer than six times. The most recent time, a gas tank was punctured, which took almost six months to replace. Through a grant, they were able to obtain funding for the garage. The vehicles are currently being stored on the City's water tank property, behind a fence. The Center is proposing to place the garage where the community gardens are. They would be relocated off the property. The proposed location would not reduce parking and would be accessed through the existing parking lot. They are also hoping to add nine additional parking spaces on the east side of the parking lot at a future date. Ms. Laughlin stated the reason this item was on the agenda was because under the PQP zoning code, the location of accessory structures must be approved by the Planning Commission. She then went over the City of Elko Staff Report, dated May 22, 2023, which listed six findings and seven June 6, 2023 City of Elko Planning Commission Meeting Minutes Page 4 of 14  conditions, one of which was, "#7. Verify the proposed building location doesn't interfere with any existing water lines on the property." Mr. Wilkinson, speaking on behalf of Community Development, recommended approval as presented by staff. Mr. Thibault recommended approval as presented. Ms. Winrod had no comments or concerns. Ms. Baum had no comments or concerns and recommended approval. Vice-Chairman Stefan Beck commented Mr. McCarty does a great job running the Senior Center and that it was nice to have a good senior center in Elko. ** A motion was made by Vice-Chairman Beck, seconded by Secretary Kamps to conditionally approve CUP 2-23 subject to the conditions in the Staff Report dated May 22, 2023, listed below, with the location of the accessory structure as presented in the application: 1. The conditional use permit is granted to the property owner(s) allowing for the installation of an accessory structure as presented in the application. 2. The permit shall be personal to the property owner(s) and applicable only to the specific use and to the specific property for which it is issued. However, the Planning Commission may approve the transfer of the conditional use permit to another owner. Upon issuance of an occupancy permit for the conditional use, signifying that all zoning and site development requirements imposed in connection with the permit have been satisfied, the conditional use permit shall thereafter be transferable and shall run with the land, whereupon the maintenance or special conditions imposed by the permit, as well as compliance with other provisions of the zoning district, shall be the responsibility of the property owner. 3. CUP 2-23 shall be recorded with the Elko County Recorder within 90 days after the commencement of the construction of the accessory structure. 4. The conditional use permit shall automatically lapse and be of no effect one year from the issuance unless the permit holder is actively engaged in developing the specific property to the use for which the permit was issued. 5. The planning commission shall accept the location of the accessory structure as part of their motion. 6. The finish of the accessory structure shall be similar and complimentary to the principal building. 7. Verify the proposed building location doesn’t interfere with any existing water lines on the property. Vice-Chairman Beck's findings to support his recommendation are the proposed development is in conformance with the Land Use component of the Master Plan and does not frustrate the goals and objectives of the Master Plan Land Use Component. The proposed development is in conformance with the existing transportation infrastructure and the Transportation June 6, 2023 City of Elko Planning Commission Meeting Minutes Page 5 of 14  Component of the Master Plan. The site is suitable for the proposed use. The proposed development is in conformance with the City Wellhead Protection Program. The proposed use is in conformance with City Code 3-2-8 Public Quasi Public with the approval of the Condition Use Permit, and acceptance of the accessory building location by the Planning Commission. The proposed development is in conformance with 3-2-3, 3-2-4, 3-2-17, 3-2-18 and 3-8 of the Elko City Code. The motion passed unanimously. (5-0) B. MISCELLANEOUS ITEMS, PETITIONS, AND COMMUNICATIONS 1. Review, consideration, and possible recommendation to City Council for Parcel Map 2-23, filed by City of Elko. The parcel map is a merger and resubdivision of five existing parcels into four parcels and contains an offer of dedication of right- of-way for Errecart Boulevard. Due to the dedication, it is referred to the Planning Commission with recommendation to the City Council, and matters related thereto. FOR POSSIBLE ACTION The existing five parcels needed to be reconfigured into four parcels for the expansion of the Sports Complex. The portion of Errecart Boulevard that is being offered for dedication as part of the parcel map was never dedicated prior to the construction of Errecart Boulevard. Mr. Thibault, speaking as the applicant, explained the large parcel to the North of Bullion Road would be for the Sports Complex. There was another portion of land to the east of Errecart Boulevard, which, with the dedication of Errecart Boulevard, would become its own parcel. The property to the south of Bullion Road would be divided into two - one for the "We the People" monument on Honda hill and a second one for residential development. If approved, the parcel map would clean up the whole area. Ms. Laughlin went over Development Department's memo, dated May 8, 2023. The parcels would range from 3.85 acres to 72.40 acres in size. One was partially developed as the Elko Sports Complex and the others were vacant. The residential parcel would be able to be sold to a developer. The land inventory would need to be updated. The reason this item was being considered by the Planning Commission was because of the roadway dedication (Errecart Boulevard). The memo listed six conditions. Mr. Wilkinson, speaking on behalf of Community Development, recommended conditional approval. Mr. Thibault recommended approval with the conditions listed in the staff report. Ms. Winrod had no comments or concerns. Ms. Baum had no comments or changes and recommended approval. June 6, 2023 City of Elko Planning Commission Meeting Minutes Page 6 of 14  ** A motion was made by Vice-Chairman Beck, seconded by Commissioner Odeh to forward a recommendation to City Council to conditionally approve Parcel Map 2-23 subject to the conditions from the Development Department’s memo dated May 8, 2023, listed as follows: 1. The Parcel Map shall be recorded by Elko County within two (2) years of this approval. 2. Label the curve on the northerly right-of-way of Bullion Road, at the west end of Parcel 1. 3. Verify the dimension along the westerly boundary of Parcel 4. The Closure Calculations list a length of 1049.48, and the map states 1293.99. 4. Correct a typo in the FEMA note "1%%%". 5. Update the effective date in the FEMA note to 5/23/23, since the new maps will be effective prior to recordation of this map. 6. Correct a typo in the notary statement "City if Elko". Vice-Chairman Beck's findings to support his recommendation are the parcel map conforms with the City of Elko Master Plan Land Use and Transportation Components, the City of Elko Wellhead Protection Plan, and the City of Elko Code Sections 8-21-3, 3-2-4, 3-2-5 (E), 3-2-8, 3-8, 3-3-24, and 3-3-28. The motion passed unanimously. (5-0) 2. Review, consideration, and possible action on Temporary Use Permit No. 1-23, filed by Haunted Elko LLC, for the temporary use of inflatable structures within a C (General Commercial) Zoning District, and matters related thereto. FOR POSSIBLE ACTION Haunted Elko LLC would like to have an inflatable bounce park and structure in the parking lot of the Commercial Hotel during the summer and an inflatable dome structure during the winter. These structures would be used for family entertainment. Dr. Chad Edwards, 345 Commercial Street, introduced himself as the applicant. He said he had spent the last three years finding the best way to bring more family and youth friendly entertainment to Elko and stumbled upon the Commercial property. He wants to bring in one of the largest inflatable bounce houses in the country. It would be located in the parking lot. He put up a fence to protect it. It is a classic bounce park, with similar ones in Arizona and Utah. He would also like to bring in an arena that would host activities such as safe archery, tag and Gel Blasters. The bounce park and arena would be used in the summer months and an inflatable temporary dome would be used for the winter months. The Commercial building itself was not suitable for these types of inflatables due to limited building space. He hired a fire safety engineer who wrote a report which provided instructions on placement of fire extinguishers and exit signs. It did not recommend any additional mitigations. Referring to the bounce park visual, the blue floor was inflatable bouncing material. There would be different areas - an obstacle course with slides, sports courts with basketball hoops, and a section dedicated to younger kids (4 & Under). June 6, 2023 City of Elko Planning Commission Meeting Minutes Page 7 of 14  Chairman Dalling asked how the dome would perform in inclement weather. Dr. Edwards stated it was rated for snow, rain and 60 mile per hour winds. It would be monitored and if the winds got too high, it could be brought down. Chairman Dalling asked about location and parking. Dr. Edwards stated the inflatables would use the whole southwest parking lot. Parking, including handicap parking, would be available on the south parking lot (adjacent to Railroad Street), as well as in the Corridor. Chairman Dalling asked why it wasn't being put inside the building. Dr. Edwards stated there wasn't enough room. There was a 20' x 20' inflatable maze inside already. Due to height constraints, that was the largest one that could fit. Commissioner Michael Irish asked how the bounce park was inflated. Dr. Edwards explained electric fans placed around the perimeter of the inflatable with a series of connections in the middle would distribute air. There were about twelve pieces that would hook together and share air flow. Commissioner Irish asked about heat mitigation during the summer. Dr. Edwards stated the bounce park would probably only be open in the mornings and evenings. The arena may be open during the day, since it would provide shade. The building would also be open for various activities. Commissioner Irish asked how the inflatables would be anchored. Dr. Edwards stated they would be anchored into the asphalt per the manufacturer's recommendations. The anchors would be drill and epoxy set. They would be able to support 2000 pounds each. Chairman Dalling asked about bathrooms. Dr. Edwards stated there were two bathrooms in the building with five stalls each. Chairman Dalling asked about occupancy. Dr. Edwards stated the inflatable bounce park would be kept at around 60 to 80. The fire engineer recommended an occupancy up to 580. For safety reasons, he did not anticipate ever getting close to that. The arena side would probably be kept under 40. Commissioner Irish asked about emergency egress. June 6, 2023 City of Elko Planning Commission Meeting Minutes Page 8 of 14  Dr. Edwards stated there were entrances and exits on both sides and pathways in the middle and on either side. At this time, the fire engineer's report was handed out (see minutes packet). Chairman Dalling asked about fire suppression as it related to permanent structures of a similar size and use. The arena was about 5000 sqft, while the bounce park was about 9000 sqft. Dr. Edwards stated he had reached out to Fun Box, a franchise with about 60 of these locations nationwide, which has a similar concept. They have never had any issues with a sprinkler requirement. They have fire extinguishers and that's about it. He spoke with the biggest manufacturer of inflatable domes in the world and they said in no jurisdiction have they ever had any issues with automatic fire suppression systems. The fire safety engineer also said there was no feasible way to provide any sort of automated fire suppression system here and it wouldn't be warranted regardless. The material was fire resistant and it's a temporary structure. The bounce park and arena would be used for up to six months in the summer and then the dome would be used for up to six months in the winter. Commissioner Irish asked if there was a layout for the interior of the dome. Dr. Edwards stated it would be open space. Potential activities would include Gel Blaster, safe archery or mini golf. Chairman Dalling asked if there were any warehouses that could be utilized instead. Dr. Edwards stated the Commercial is what they had available to them right now, but a warehouse down the road would be nice. Commissioner Irish asked how long the inflatables were expected to last. Dr. Edwards stated they wear out, but was hoping to get a couple of years out of them. Commissioner Irish asked how much space was between the inflatable and the perimeter fence. Dr. Edwards stated there would be about eight feet around. Chairman Dalling asked what would happen if it was slashed. Dr. Edwards stated it would stay inflated as long as the fans were running. They would be powered with electricity and there would be a backup generator. The generator location would be determined by an electrician to meet offset requirements, which he believed was 20' from the structure. Chairman Dalling asked if there was running water. Dr. Edwards responded no. Ms. Laughlin went over the City of Elko Staff Report, dated May 17, 2023. Under a Commercial zoning district, entertainment was allowed as a principal permitted use. Because the structure would June 6, 2023 City of Elko Planning Commission Meeting Minutes Page 9 of 14  require permitting with the Building and Fire departments, she felt it would also need a temporary use permit approval, which was why it was being heard by the Planning Commission. She recommended a one year approval, so it could be brought back and reevaluated. The report listed five findings, five conditions and recommended conditional approval. Vice-Chairman Beck asked how staff arrived at the one year time frame. Ms. Laughlin explained that under Building department's permitting, 180 days would be allowed for the summer opportunity and another 180 days for the winter opportunity. Then the applicant could come back to the Planning Commission for temporary use permit renewal. Vice-Chairman Beck recommended conditioning the permit for two years. Secretary Garret Kamps clarified the goal of a one year period would be to allow the Commission to evaluate if there were any issues and then address them at that time. Mr. Wilkinson, speaking on behalf of Community Development, recommended conditional approval. He asked about the Building department's limits for extending a temporary structure permit. Ms. Laughlin explained the applicant would need to apply for separate Building permits for each structure, each time they were to be installed. Vice-Chairman Beck asked if the temporary use permit time frame would trump the Building department's shorter time frame of six months. Ms. Laughlin responded that Building permits would be required for the duration of the temporary use permit. Mr. Wilkinson added approval of a temporary use permit would not guarantee permitting by the Building department. Mr. Thibault recommended approval as presented by staff. Ms. Winrod stated the Fire department would require an inspection prior to the structures being open to the public. Chairman Dalling asked for clarification of fire safety standards for permanent structures versus temporary structures. Ms. Winrod explained the International Fire Code had different sections for buildings versus things like tents and temporary membrane structures. When it came to special amusement buildings, reference was made to building code 411. That section talked about putting sprinklers in temporary amusement structures, in that there's an exception that said if it didn't have a roof, or if it didn't have sides, and it allowed smoke to escape, then sprinklers were not required. June 6, 2023 City of Elko Planning Commission Meeting Minutes Page 10 of 14  Chairman Dalling asked how that applied to the dome. Ms. Winrod said she was still looking at that. The fire engineer's report helped a lot. Regarding use of non-flammable material, it had to be compliant with NFPA 701, as proven under two test methods. That information was provided. The proposed fire protection met code. Commissioner Irish asked if there was anything preventing the structure from collapsing out and blocking the emergency egress corridor. Dr. Edwards stated the structure was designed to collapse inward when it lost air. It would take at least a couple of minutes to deflate, so there would be time to evacuate. Ms. Baum did not have any changes. She commended staff for working really hard to find solutions for this out-of-the-box project and making sure it was safe. To the applicant, she extended her thanks for bringing something different for children into our town. She recommended conditional approval. Chairman Dalling was in favor of permitting it for one year, stating a temporary use permit was meant to be for a limited engagement. Commissioner Odeh asked if the height of the structures would comply with FFA regulations. Ms. Laughlin confirmed that none of the structures were taller than the Commercial building. ** A motion was made by Secretary Kamps, seconded by Vice-Chairman Beck to conditionally approve Temporary Use Permit 1-23 subject to the conditions as presented in the Staff Report dated May 17, 2023, listed as follows: Planning Department: 1. The use is permitted for a period of 1 year. 2. The temporary use applies to APN 001-264-001 for the specific use as outlined in the application and site plan. Building Department: 1. Occupancy for each structure proposed shall be conditioned on compliance with 2018 IBC sections 411 and 424, to include sub section 424.5 "Children's play structures shall be not greater than 300 square feet in area, unless a special investigation, acceptable to the building official, has demonstrated adequate fire safety". 2. ...2-1-6: TEMPORARY STRUCTURES AND USES OF STRUCTURES: A. General: The building official may issue a permit for a temporary structure or temporary use of a structure, such as a tent or membrane structure, or a reviewing stand used in connection with a carnival or sporting event of limited duration. A permit for a temporary structure or use of a structure shall expire on the date stated in the permit, but in all cases no later than one hundred eighty (180) days from the date of issuance; provided, the building official may grant one (1) extension if the permittee demonstrates that the temporary structure or use of a structure is required for a longer period of time due to reasons beyond the control of the permittee. June 6, 2023 City of Elko Planning Commission Meeting Minutes Page 11 of 14  Fire Department: 1. Requires an inspection by the fire department prior to operating. Commissioner Kamp's findings to support his recommendation are the proposed TUP is in conformance with the Land Use Component of the Master Plan. The proposed TUP is in conformance with the Transportation Component of the Master Plan. The proposed TUP is in conformance with Elko City Code 3-2-3(C)(5). The proposed TUP is in conformance with Elko City Code 3-2-17. The parcel is located in a designated flood zone X which has a minimal chance of flooding. The motion passed unanimously. (5-0) 3. Review, consideration, and possible action on Temporary Use Permit No. 2-23, filed by TRG LLC, for the temporary use of a mobile office within a LI (Light Industrial) Zoning District, and matters related thereto. FOR POSSIBLE ACTION TRG LLC, currently in the process of purchasing Elko Heat, is proposing to use the mobile office for a pilot program for a water purification project. Arthur Galarza, applicant, introduced himself as the CEO of TRG, LLC, which bought the stock of Elko Heat. The project was located at 904 & 912 West Main Street. The purpose of the temporary mobile office was to bring some coverage to equipment that would be used to collect data on water mineral content, temperature and flow rates, over a few months. Depending on the results, the company may request a possible expansion of their market, selling heat to businesses. He did not anticipate causing problems with dumping water or toilet matter. Two parking spaces were proposed as part of the application. He was requesting a one year permit. Ms. Laughlin went over the City of Elko Staff Report, dated May 22, 2023, which listed five findings and three conditions and recommended conditional approval. Mr. Wilkinson, speaking on behalf of Community Development, recommended conditional approval. Mr. Thibault recommended conditional approval as presented. Ms. Winrod had no comments or concerns. Ms. Baum had no comments or concerns and recommended conditional approval. Vice-Chairman Beck asked if this was a geothermal related project. Mr. Galarza stated if the data supports that avenue, than they would love to go that way. June 6, 2023 City of Elko Planning Commission Meeting Minutes Page 12 of 14  Commissioner Irish asked if there was any consideration given to the possible school that's going to be across from the project site. Mr. Galarza stated they had looked into it. He did not forsee any complications, but would gladly address anything the Commission saw. Chairman Dalling said they would be gone before the school even opened. Secretary Kamps asked if the unit would be housing any large equipment or if it would mostly be office and lab space. Mr. Galarza stated there would be lab space with equipment like spectrographic analyzers. Secretary Kamps asked if any effluent would need to be stored. Mr. Galarza stated there would be no storage of effluent. ** A motion was made by Commissioner Odeh, seconded by Secretary Kamps to conditionally approve Temporary Use Permit 2-23 subject to the conditions as presented in the Staff Report dated May 22, 2023, listed as follows: Planning Department: 1. The use is permitted for a period of 1 year. 2. The temporary use applies for the specific use and location as outlined in the application and site plan. 3. Outdoor storage is prohibited. Commissioner Odeh's findings to support his recommendation are the proposed TUP is in conformance with the Land Use Component of the Master Plan. The proposed TUP is in conformance with the Transportation Component of the Master Plan. The proposed TUP is in conformance with Elko City Code 3-2-3(C)(5). The proposed TUP is in conformance with Elko City Code 3-2-17. The parcel is located in a designated flood zone X which has a minimal chance of flooding. The motion passed unanimously. (5-0) VII. REPORTS A. Summary of City Council Actions Ms. Laughlin thanked the Commission for asking very good questions on the temporary use permits. She did not have a report on recent City Council actions as the department did not have items on the agendas. There would be a lot of items on the upcoming City Council agenda that she would report back on. June 6, 2023 City of Elko Planning Commission Meeting Minutes Page 13 of 14  B. Summary of Redevelopment Agency Actions Ms. Laughlin reported that an RDA meeting had been scheduled for June 27th and the Redevelopment Advisory Council (RAC) would meet at the end of July. C. Professional articles, publications, etc. 1. Zoning Bulletins - INFORMATION ONLY - NON-ACTION ITEM VIII. COMMENTS BY THE GENERAL PUBLIC There were no public comments made at this time. ADJOURNMENT There being no further business, the meeting was adjourned Jeff Dalling, Chairman Garret Kamps, Secretary June 6, 2023 City of Elko Planning Commission Meeting Minutes Page 14 of 14