Regular Meeting

CITY OF ELKO PLANNING COMMISSION REGULAR MEETING MINUTES 5:30 PM, TUESDAY, NOVEMBER 5, 2024 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 Mercedes Mendive Absent: John Lemich Michael Irish Tony Odeh City Staff Present: Jan Baum, City Manager Scott Wilkinson, Assistant City Manager Cathy Laughlin, City Planner Ralph Negron, Development Manager Jamie Winrod, Fire Marshal Rachel Randall, Planning Technician III. PLEDGE OF ALLEGIANCE IV. COMMENTS BY THE GENERAL PUBLIC There were no public comments at this time. V. APPROVAL OF MINUTES A. October 1, 2024 - Regular Meeting - FOR POSSIBLE ACTION ** A motion was made by Vice-Chairman Beck, seconded by Secretary Kamps to approve the minutes from the October 1, 2024, regular meeting. The motion passed unanimously. (4-0) November 5, 2024 City of Elko Planning Commission Meeting Minutes Page 1 of 6 VI. NEW BUSINESS A. PUBLIC HEARING 1. Review, consideration and possible action on Temporary Use Permit 4-24, filed by Elko Heat Company on behalf of Elko Heat Land Holdings, LLC., for the temporary use of a geothermal drill rig and storage associated with the operation, within a LI (Light Industrial) zoning district, and matters related thereto. FOR POSSIBLE ACTION Elko Heat Land Holdings, LLC. has recently purchased these parcels and would like to do some exploratory drilling for possible expansion of their business. Due to the height of the drill rig, duration of the drilling and possible noise and vibration, staff felt it was best to get approval for a temporary use permit. CL Ira Rackley introduced himself as the Chief Technical Officer for Elko Heat, his son Tom Rackley as the CEO of Elko Heat, and Ferron Konakis as their local engineer. They are requesting a temporary use permit (TUP) to drill a hole on their property, which will be used to get a temperature gradient to verify if the heat levels that their studies say are there are in fact there. The hole depth could go down five to eight thousand feet. Chairman Dalling called for public comments without a response. Cathy Laughlin, City Planner, said when asked if a drill rig on this property would be a permitted use, staff was not sure because this is the first time it has come up. After several discussions, it was determined by staff that the right way would be to go through the TUP process under a public hearing, that way neighbors could be notified, which they have been. She then went over the City of Elko Staff Report, dated October 18, 2024, provided in the agenda packet, which lists four findings and three conditions. One of the conditions is from the Airport Director, requiring a 7460 aeronautical study. The property was purchased by Elko Heat Land Holdings on April 29th, 2024. Elko Heat is planning to expand their business, and this exploratory drilling is part of their business plan. The property is within a Light Industrial zoning district, which is a corresponding zoning district of the Master Plan Land Use Industrial Business Park designation for the area. This temporary use would meet objectives #4, 7 and 8 of the Master Plan Land Use component. It does not have street frontage as it is accessed from W. Main Street by a private drive. Staff recommended conditional approval with the listed conditions. Ralph Negron, Development Manager, had no comments or concerns. Jamie Winrod, Fire Marshal, had no comments or concerns. Jan Baum, City Manager, recommended approval as presented. November 5, 2024 City of Elko Planning Commission Meeting Minutes Page 2 of 6 Vice-Chairman Stefan Beck asked if it would be in the flight path. Chairman Dalling said it would be right behind the old Barrick building, off to the side of the flight path. Ms. Laughlin said the drill rig would be 85 feet tall. The Airport Director is mostly concerned about the north-south runway. The FAA will either give permission or provisions of approval with the 7460 aeronautical study application. Vice-Chairman Beck said it is great what they are doing. He asked about the drilling time frame. Will it be for one, two or three months? Mr. Ira Rackley said it could be any one of those depending on what the temperature gradient comes up on. They will sample the water as they go down. They will also make sure that the top aquifer is blanked off. Once they know what they have they can determine if it is a usable hole for final design. Right now, the diameter of the hole will be limited to what they need to collect data. Commissioner Garret Kamps said the location is well within city limits, and there is a school in the area. Will there be dust and noise controls in place? Mr. Ira Rackley said there will likely be very little dust as most drill rigs use water as one of their lubricants, but dust will be controlled as needed. They will drill 24 hours a day, but it will not be very noisy as the drill rig will be enclosed. Mr. Tom Rackley concurred, saying the drill rig crew will do noise abatement. Chairman Dalling called for final public comments without a response. ** A motion was made by Commissioner Mendive, seconded by Vice-Chairman Beck to conditionally approve Temporary Use Permit No. 4-24 subject to the conditions found in the City of Elko Staff Report dated October 18, 2024, 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. Airport Director: 1. A 7460 aeronautical study application must be submitted and approved by the FAA prior to any work commencing. Commissioner Mendive's findings to support the motion are the proposed temporary use permit is in conformance with the Land Use Component of the Master Plan. The proposed temporary use permit is in conformance with the Transportation Component of the Master Plan. The proposed temporary use permit is in conformance with Elko City Code 3-2-3(C)(5). The parcel is located in a designated “X” flood zone. The motion passed unanimously. (4-0) November 5, 2024 City of Elko Planning Commission Meeting Minutes Page 3 of 6  B. MISCELLANEOUS ITEMS, PETITIONS, AND COMMUNICATIONS 1. Review, consideration and possible approval of Parcel Map 4-24, filed by Koinonia Construction Inc., for the division of approximately 9.17 acres into 4 lots for residential development within an R (Single-Family and Multiple-Family Residential) zoning district, and matters related thereto. FOR POSSIBLE ACTION The proposed parcel map is the division of one parcel (APN 001-740-020) into four new parcels. Subject property is located on Orchard Cove Drive and Metzler Road and is zoned (R) Single-Family and Multiple-Family Residential. The property owner is applying for this parcel map with the intention of building single-family dwellings on Parcel No. 1, 2, and 3 and subdividing Parcel No. 4 into additional parcels at a later date. RN Luke Fitzgerald, 2405 N. 5th Street, said with this development, he is looking to bring some more affordable housing to Elko by building duplexes. He is available for questions. Chairman Dalling called for public comments without a response. Mr. Negron went over the City of Elko Staff Report, dated October 16, 2024, provided in the agenda packet. The parcel map is in general compliance with the referenced Master Plan components and sections of City Code. The Master Plan Land Use is identified as medium-density residential. The parcel has direct access from both Metzler Road and Orchard Cove Drive, and this portion of Metzler Road is categorized as residential-local. Future development of the proposed parcels will require connection to the city’s wastewater infrastructure. Public improvements are required within the extension of Orchard Cove. Future development of Metzler Road may require improvements as well. The proposed lot areas exceed the required minimum. Staff recommends conditional approval with the six listed conditions as well as acceptance of the area offered for dedication. Ms. Laughlin said parcel map applications are usually approved administratively unless there is a dedication, which is why this is being heard by the Planning Commission. The dedication will extend Orchard Cove and eventually tie into Metzler Road. She concurred with the staff report recommendation. Ms. Winrod had no comments or concerns. Ms. Baum recommended approval. The applicant did not have any final comment. Chairman Dalling called for final public comments without a response. ** A motion was made by Secretary Kamps, seconded by Vice-Chairman Beck to forward a recommendation to City Council to conditionally approve Parcel Map 4-24 and accept the November 5, 2024 City of Elko Planning Commission Meeting Minutes Page 4 of 6 area offered for dedication subject to the conditions from the Staff Report dated October 16, 2024, listed as follows: 1. Civil improvement plans must be submitted and approved for all required improvements. 2. All required improvements are to be installed prior to map recordation. 3. The Parcel Map shall be recorded by Elko County within two (2) years of this approval. 4. Grading will not be allowed without the approval of a grading plan. 5. Existing structures on Parcel 4 must be demolished prior to map recordation. 6. Public Improvements are to be Certified by a Licensed Engineer and Accepted by the City Council prior to recordation of the parcel map. Commissioner Kamps findings to support the motion are the parcel map conforms with the City of Elko Master Plan Transportation and Land Use Components, the City of Elko Wellhead Protection Plan, and City of Elko Code Sections 2-13-3, 3-2-4, 3-2-5(E), 3-8, and 3-3-24. The motion passed unanimously. (4-0) 2. Review, consideration, and possible action to set regular meeting dates as well as special meeting dates for 2025, and matters related thereto. FOR POSSIBLE ACTION The following dates are the first Tuesday of each month: January 7, 2025 February 4, 2025 March 4, 2025 April 1, 2025 May 6, 2025 June 3, 2025 July 1, 2025 August 5, 2025 September 2, 2025 October 7, 2025 November 4, 2025 December 2, 2025 Chairman Dalling said the July meeting would be close to the July 4th holiday, but it should be fine. He is good with all the dates. Commissioner Kamps and Commissioner Mercedes Mendive said they are also good with them. ** A motion was made by Commissioner Mendive, seconded by Vice-Chairman Beck to keep all 2025 Planning Commission meetings on the first Tuesday of every month. The motion passed unanimously. (4-0) November 5, 2024 City of Elko Planning Commission Meeting Minutes Page 5 of 6 VII. REPORTS A. Summary of City Council Actions Ms. Laughlin said at the City Council meeting on October 8th, a revocable permit, filed by Legion Construction, for a sign that was erected within the N. 5th Street right-of-way for their subdivision, was denied. They have appealed that decision back to the City Council for reconsideration, which will be on the next agenda. Also at that meeting, a one-year extension for Mustang Ridge Townhomes was approved. They are the townhomes behind Elko Veterinarian Clinic on Colt Drive. At the City Council meeting on October 22nd, a resolution (Resolution No. 20-24) for the fair market value of city-owned land that is being sold as a remnant to an adjacent property owner by boundary line adjustment was approved. The deed associated with it was also approved. We should close on the property sale soon. Additionally, she and Mr. Negron attended the State Planning Conference, which was held in Las Vegas this year. Despite most of the topics being about Las Vegas and very little about rural areas, it was very informative. B. Summary of Redevelopment Agency Actions No report. VIII. COMMENTS BY THE GENERAL PUBLIC There were no public comments at this time. ADJOURNMENT There being no further business, the meeting was adjourned. Jeff Dalling, Chairman Garret Kamps, Secretary November 5, 2024 City of Elko Planning Commission Meeting Minutes Page 6 of 6