Regular Meeting

CITY OF ELKO PLANNING COMMISSION REGULAR MEETING MINUTES 5:30 PM, TUESDAY, OCTOBER 7, 2025 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 John Lemich Michael Irish Carlos Nunes Absent: Mercedes Mendive City Staff Present: Dale Johnson, Assistant City Manager Ralph Negron, Development Manager Sarah Schick, Civil Engineer Seth Frandsen, Fire Marshal Annette Robinson, City Clerk Rachel Randall, Planning Technician III. PLEDGE OF ALLEGIANCE IV. COMMENTS BY THE GENERAL PUBLIC There were no public comments. V. APPROVAL OF MINUTES A. September 2, 2025 - Regular Meeting. FOR POSSIBLE ACTION ** A motion was made by Vice Chairman Beck, seconded by Commissioner Irish to approve the minutes from the September 2nd, 2025, regular meeting. The motion passed unanimously. (6-0) October 7, 2025 City of Elko Planning Commission Meeting Minutes Page 1 of 6  VI. NEW BUSINESS A. PUBLIC HEARING 1. Review and consideration of Tentative Map No. 5-25, filed by BDSA, LLC, for the development of a subdivision entitled Tower Hill Unit 5 involving the proposed division of approximately 5.698 acres of property into 14 lots for residential development, within the R1 (Single-Family Residential) Zoning District, and matters related thereto. FOR POSSIBLE ACTION Subject property will be accessed by Chukar Drive, to be developed as part of Tower Hill Unit 5. RN No planning commissioners needed to sit this item out. Application representative, Scott MacRitchie, 1947 Amber Way, said this was a continuation of the Tower Hill project. They had been waiting to do this unit until after water was available. Now that the City had finished the water system for the hospital they could move forward. This was the last piece of this development. Chairman Dalling called for public comments without a response, and then he then moved on to comments from City staff. Ralph Negron, Development Manager, went over the City of Elko Staff Report dated September 8, 2025, provided in the agenda packet. The parcel was approximately 5.69 acres of undeveloped land, identified as APN 001-929-182, which was owned by the applicant. The proposed subdivision would consist of 14 residential lots at a proposed density of 2.46 units per acre. The Master Plan Land Use showed this parcel as Residential Medium Density. Likewise, the parcel was zoned Single-Family Residential. It was in conformance with the applicable sections of City Code. He summarized the ones found under Title 3, Chapter 3. The development was not located in a designated flood hazard area. There were four findings, and staff recommended conditional approval. Sarah Schick, Civil Engineer, recommended approval as presented. Seth Frandsen, Fire Marshal, said the Fire department did not have any comments or concerns. Dale Johnson, Assistant City Manager, conditionally approved as presented. There were no commissioner questions. Mr. MacRitchie did not have any final comments. There were no public comments. ** A motion was made by Vice Chairman Beck, seconded by Secretary Kamps to forward a recommendation to City Council to conditionally approve Tentative Map No. 5-25 subject to the conditions found in the City of Elko Staff Report dated September 8, 2025, listed below: October 7, 2025 City of Elko Planning Commission Meeting Minutes Page 2 of 6  Development Department: 1. The subdivider is to comply with all provisions of the NAC and NRS pertaining to the proposed subdivision. 2. Tentative Map approval constitutes authorization for the subdivider to proceed with preparation of the Final Map and associated construction plans. 3. The Tentative Map must be approved by the Nevada Department of Environmental Protection prior to submitting for Final Map approval by the City of Elko. 4. Construction plans must be approved by the Nevada Department of Environmental Protection prior to issuance of a grading permit. 5. Tentative Map approval does not constitute authorization to proceed with site improvements. 6. The applicant must submit an application for Final Map within a period of four (4) years in accordance with NRS.360(1)(a). Approval of the Tentative Map will automatically lapse at that time. 7. A soils report is required with Final Map submittal. 8. A hydrology report is required with Final Map submittal. 9. Final Map construction plans are to comply with Chapter 3-3 of City code. 10. The subdivision design and construction shall comply with Title 9, Chapter 8 of City code. 11. The Utility Department will issue an Intent to Serve letter upon approval of the Tentative Map by the City Council. Vice-Chairman Beck’s findings to support the motion are the proposed subdivision and development is in conformance with both the Land Use and Transportation components of the Master Plan as previously discussed in this report. The proposed subdivision and development does not conflict with the Airport Master Plan; the City of Elko Development Feasibility, Land Use, Water Infrastructure, Sanitary Sewer Infrastructure, Transportation Infrastructure, and Annexation Potential Report – November 2012; the Wellhead Protection Program; or applicable sections of the Elko City Code. The proposed subdivision complies with Section 3- 3-5(E)(2)(a)-(k) as discussed in this report and as required by Section 278.349(3) of the Nevada Revised Statutes. The property is not located within the Redevelopment Area. Therefore, there is no conflict with the Redevelopment Plan. The motion passed unanimously. (6-0) 2. Review, consideration and possible action on Temporary Use Permit No. 2-25, filed by Elko Heat Company on behalf of Elko Heat Land Holdings, LLC, to allow for geothermal pilot hole drilling within a LI (Light Industrial) Zoning District, and matters related thereto. FOR POSSIBLE ACTION Elko Heat Land Holdings, LLC was issued Temporary Use Permit No. 4-24 on November 5, 2024. The FAA and other governmental agencies took longer than expected for approval to drill the pilot holes and TUP 4-24 is due to expire prior to their completion of the geothermal drilling. CL No planning commissioners needed to sit this item out. October 7, 2025 City of Elko Planning Commission Meeting Minutes Page 3 of 6  Application representative, Tom Rackley, 1324 Judy Street, Minden, NV, said they had applied for this temporary use permit (TUP) because their pilot hole drilling was taking a little bit longer than expected and their current TUP was going to expire in November. They were planning to put in more wells after the pilot hole was done so they were asking for another permit, for two years. Chairman Dalling called for public comments without a response before moving on to comments from City staff. Ralph Negron, Development Manager, went over the City of Elko Staff Report dated September 17, 2025, provided in the agenda packet. A TUP would allow for a temporary drill rig and lay down yard for exploratory drilling. TUP 4-24 had been issued to the same property for the same use last year, on November 5th, 2024, for a one-year period. The applicant stated the Federal Aviation Administration took many more months than anticipated so drilling had not begun until a few weeks ago. Therefore, they needed additional time and Elko City Code did not have a provision allowing for an extension of a TUP. The proposed TUP was in conformance with both the Land Use and Transportation components of the Master Plan, with land use objectives 4 & 7 being met and the property having access from West Main Street, though not have direct frontage. Section 3-2-3(C)(5) specified temporary uses. Although this specific use was not listed, Staff felt it fell into other uses similar in nature. The parcel was located in flood zone X and the proposed use would not impact it. There were four findings, and staff recommended conditional approval. Ms. Schick recommended approval as presented. Mr. Frandsen said the Fire department did not have any comments or concerns. Mr. Johnson recommended conditional approval as presented. Moving on to questions and comments from the board, Vice-Chairman Stefan Beck said he did not have any questions but hoped they got good results. Geothermal was a fascinating science. Mr. Rackley thanked Vice-Chairman Beck and commented that it was there, they just got to keep going. Commissioner Michael Irish asked how deep the well was now and how deep it was going to be. Mr. Rackley said it was currently at 2,800 feet with a planned depth of 8,000 feet, but the gradient they were getting meant they would probably only have to drill to 5,500 feet to hit the temperature they were after. Commissioner Irish asked how long it would take. Mr. Rackley hoped it would all be done by the beginning of November or the second week of November. They were having a problem with circulation on the well. The casing would be run to October 7, 2025 City of Elko Planning Commission Meeting Minutes Page 4 of 6  3,000 feet tonight. Once the casing was in it would probably take two weeks to hit 5,000 feet, longer if they had to go to 6,000 feet. The drill rig would have to be torn down as well. Commissioner Irish asked what would happen after they hit depth. Mr. Rackley said it would be capped and sit for right now. They will do a feasibility study on the whole geothermal resource which will take four months. Assuming they get the results they want, they will come back and drill more wells. Commissioner Irish asked how the heat would be pulled out of the well. Would it be a heat transfer? Mr. Rackley explained the well that was being drilling right now was an observation well. It would give them the design to build the whole 3D-imaging of the entire Elko valley’s geothermal resource. Once the power was put in on the production wells, each well would be filled with 27,000 gallons in a closed loop system that used advanced geothermal. Chairman Dalling asked if Mr. Rackley had any final comments. Mr. Rackley responded in the negative. There were no public comments. ** A motion was made by Vice Chairman Beck, seconded by Commissioner Lemich to conditionally approve Temporary Use Permit No. 2 25 subject to the conditions found in the City of Elko Staff Report dated September 17, 2025, listed as follows: Planning Department: 1. The use is permitted for a period of 2 years. 2. The temporary use applies for the specific use and location as outlined in the application and site plan. Vice-Chairman Beck’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. (6-0) VII. REPORTS C. Training Mr. Negron said there was a flyer for the State Planning Conference in the agenda packet. If anybody is interested in attending, please contact Cathy Laughlin, City Planner, by Friday so registration and accommodations can be finalized. October 7, 2025 City of Elko Planning Commission Meeting Minutes Page 5 of 6  A. Summary of City Council Actions Mr. Negron said the final map for Copper Trails Phase 3 Unit 1 (FM 3-25) was approved at the September 9th City Council meeting. The Mustang Ridge subdivision was conditionally accepted at the September 23rd City Council meeting. B. Summary of Redevelopment Agency Actions Mr. Negron said the RDA downtown sidewalk project was still underway. It was scheduled to be completed by the second week of November, with the exception of the plant material for the 500 block, which will be done in the spring. VIII. COMMENTS BY THE GENERAL PUBLIC There were no public comments. ADJOURNMENT There being no further business, the meeting was adjourned. Jeff Dalling, Chairman Garret Kamps, Secretary October 7, 2025 City of Elko Planning Commission Meeting Minutes Page 6 of 6