Regular Meeting

CITY OF ELKO PLANNING COMMISSION REGULAR MEETING MINUTES 5:30 PM, TUESDAY, FEBRUARY 3, 2026 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 Carlos Nunes Michael Irish (arrived at 5:33 p.m.) Absent: Mercedes Mendive John Lemich City Staff Present: Dale Johnson, Assistant City Manager Cathy Laughlin, City Planner Ralph Negron, Development Manager Sarah Schick, Civil Engineer Seth Frandsen, Fire Marshal Rachel Randall, Planning Technician III. PLEDGE OF ALLEGIANCE IV. COMMENTS BY THE GENERAL PUBLIC There were no public comments. V. APPROVAL OF MINUTES A. January 6, 2026 - Regular Meeting. FOR POSSIBLE ACTION ** A motion was made by Secretary Kamps, seconded by Commissioner Nunes to approve the minutes from the January 6, 2026, regular meeting. The motion passed unanimously. (4-0) February 3, 2026 City of Elko Planning Commission Meeting Minutes Page 1 of 6 VI. NEW BUSINESS A. PUBLIC HEARING 1. Review and consideration of a Draft Development Agreement between BELDCO, LLC. and the City of Elko for the purpose of considering standards and parameters for development of Bergeron Village Patio Homes pursuant to the conditions by the Elko City Council on the Preliminary Plat for the Bergeron Village Patio Homes Area 1, and matters related thereto. FOR POSSIBLE ACTION Pursuant to N.R.S. 278.0201 and Section 3-2-26 of the City Code, the City of Elko may enter into a development agreement with any person having a legal or equitable interest in land. The development agreement shall be approved by adoption of an ordinance by the City Council. RN During the reading of the item Commissioner Michael Irish arrived at 5:33 p.m. No planning commissioners needed to sit this item out. The applicant, Scott MacRitchie, was present but did not give a presentation. There were no public comments. Ralph Negron, Development Manager, referenced the draft development agreement provided in the agenda packet, which outlines the conditions, terms, restrictions, and requirements related to the development of the land. Exhibits B1, B2, and B3 show the site plans for each phase and Exhibit C shows the overall area. Exhibit D contains the detailed development standards such as the interior roads will be a private access easement maintained by a sub-association; no two or more lots can be merged, and boundary line adjustments will not be allowed; the minimum lot width is 30 feet and the minimum lot depth is 80 feet; each building shall have a minimum 1,500 square feet of livable space and a two-car garage; minimum five-foot interior side and 10-foot rear yard setbacks with some exceptions listed under E, G, and F. Staff requests the Planning Commission forward a recommendation to City Council to adopt and ordinance approving the agreement with the finding in the agenda packet. Cathy Laughlin, City Planner, said the development agreement allows flexibility without requiring a modification of standards through a subdivision process. None of these lots meet current city code requirements. Development under this agreement will bring them into conformance. The City is excited for this product. Sarah Schick, Civil Engineer, recommends approval as presented. Seth Frandsen, Fire Marshal, said the Fire Department recommends approval as well. Dale Johnson, Assistant City Manager, said the City Manager's office recommends approval. There were no public comments. February 3, 2026 City of Elko Planning Commission Meeting Minutes Page 2 of 6 Vice-Chairman Stefan Beck asked why there is no on-street parking. Expressing particular concern for big parties. Ms. Laughlin said it is because the streets are 24-foot-wide (the minimum width requirement for fire access) private access and utility easements without curb, gutter and sidewalk. They are not full- width streets like Windsor Avenue, which allows for on-street parking and two lanes of travel. They are on private property as the property lines go out to the middle of the streets. There is not enough width for on-street parking. Vice-Chairman Beck reiterated his concern about parking for a big party. Ms. Laughlin said each lot will have a two-car garage with a driveway that will fit another two cars. The cost of development will also be reduced with the narrower paving width. Chairman Dalling asked why other developers wouldn’t want to do the same. Ms. Laughlin explained there is a minimum area requirement to qualify for a development agreement. Smaller areas cannot use this method. One example is the Copper Trails subdivision. There is a development agreement for the entire area. Mr. MacRitchie said the Phase 1 parcel is surrounded on three sides by standard city streets. E. Jennings Way is an oversized regional-type street and with Windsor Avenue, you can park around 35 cars for a party. Even though the lots are condensed, he reiterated that each lot has a two-car garage and a driveway that can fit two more vehicles. All three areas are designed to be in the core of the Bergeron Village development so there will be enough on-street parking. It is not an isolated project where HOA restrictions and No Parking areas can’t be accommodated by the surrounding area. Vice-Chairman Beck said you don’t want to be hemmed in sometimes and appreciated the clarity of the answer. Secretary Garret Kamps asked whether the development agreement is in conformance with the Master Plan and whether the finding is required. Ms. Laughlin said the land use component is medium-density residential, so it is in conformance. A finding is required by code. ** A motion was made by Vice Chairman Beck, seconded by Secretary Kamps to forward a recommendation to City Council to adopt an ordinance which approves the development agreement. The Planning Commission’s finding to support its recommendation is the development agreement is in conformance with the City of Elko Master Plan. The motion passed unanimously. (5-0) February 3, 2026 City of Elko Planning Commission Meeting Minutes Page 3 of 6  B. MISCELLANEOUS ITEMS, PETITIONS, AND COMMUNICATIONS 1. Review, consideration, and possible action on the 2025 Annual Report of Planning Commission activities, and matters related thereto. FOR POSSIBLE ACTION Pursuant to City Code Section 3-4-23, the Planning Commission is required to prepare and present an annual report of its activities to the City Council. CL Ms. Laughlin started by thanking Rachel Randall, Planning Technician, for putting together the report found in the agenda packet. The report lists all the commissioners, including Commissioner Tony Odeh who stepped down and Commissioner Carlos Nunes who was appointed shortly after. Eighty-six (86) applications were processed in 2025, in comparison to 87 in 2024 and 81 in 2023. The type of application varies from year to year. There were a significant number of subdivisions in 2025, in part to Mr. MacRitchie. There were four final map applications and two tentative map applications, in comparison to 2024 when there was just one of each. Subdivision applications require substantial staff time and contribute to higher associated fees. Each application within the redevelopment area is analyzed for general conformance with the redevelopment plan. In 2025, two applications were within the Central Business District. One was conditional use permit for a bar and the other was a revocable permit for encroaching signs and landscape boxes. There were also nine applications within the remaining redevelopment area. In her role as redevelopment manager, she kept the board informed of redevelopment activities at each of the monthly Planning Commission meetings. Work on repealing and replacing the sign ordinance is on hold due to budget restraints. Work on repealing and replacing the Parks and Recreation section of the Master Plan was started in 2023. It is close to being finalized. Draft revisions to the Conditional Use Permits for Home Occupations are with the City’s attorney. Filing fees total $22,025 in 2025, an increase of $4,750 compared with 2024. A significant portion of the increase comes from the subdivision applications. The fees don’t come close to covering the City’s cost, but we don’t have any intention of increasing them in the upcoming year. We do intend to add a couple more fees through a free resolution. Commissioner Irish asked why site plan reviews are categorized separately and whether they were distinct from other applications. Ms. Laughlin explained that a site plan review is its own type of application. It was also different then a building permit. As an example, she sited Cummins on Ruby Vista. Staff required a site plan review to see if its primarily industrial-type use would fit into a commercial zoning district. The Planning Commission ultimately determined that it would fit. Site plan reviews help determine zoning compatibility, potential requirements such as sound walls, and considerations related to FEMA floodplains. This process differs from the review completed through a standard building permit as well. Commissioner Irish likened it to a feasibility study. February 3, 2026 City of Elko Planning Commission Meeting Minutes Page 4 of 6 Ms. Laughlin agreed but stated it is a little different because it focuses on zoning and surrounding uses. There were no other commissioner questions. ** A motion was made by Vice Chairman Beck, seconded by Commissioner Nunes to approve the 2025 Annual Report of Planning Commission Activities as presented and forward a recommendation to City Council to approve the report. The motion passed unanimously. (5-0) 2. Review, consideration, and possible action to develop the Calendar Year 2026 Planning Commission Annual Work Program, and matters related thereto. FOR POSSIBLE ACTION Each year the Planning Commission reviews the Annual Work Program. The work program gives the Planning Commission direction on various issues to address throughout the year. CL Ms. Laughlin said the proposed work program is in the agenda packet. She is looking for comments or input from the board. The amendment to Parks and Recreation section of the Master Plan is close to being done. It will go before the Parks and Rec board in April, followed by the Planning Commission and the City Council twice. The Conditional Use Permits for Home Occupations is with the City attorney. Section 3-3, Divisions of Land, is under Staff review. Revisions will include clarifications as well incorporate language for the division of land into large parcels as allowed by the Nevada Revised Statues. Once funds are available, a consultant will be hired to finalize the Sign ordinance. The board did not have any changes to the proposed work plan. Both Secretary Kamps and Chairman Dalling said it looks good. ** A motion was made by Vice Chairman Beck, seconded by Secretary Kamps to approve the work program for the Planning Commission for 2026. The motion passed unanimously. (5-0) VII. REPORTS A. Summary of City Council Actions Ms. Laughlin reported the annual List of Appraisers was approved. Substantial completion was issued for the RDA Downtown Sidewalk project. The warranty period for the work that has been completed can now start. There is a change order for the 500 block for landscaping, electrical and irrigation that will be completed in the spring. A revocable license agreement for a property on the corner of Bluffs Avenue and Jennings Way was approved. February 3, 2026 City of Elko Planning Commission Meeting Minutes Page 5 of 6 A parcel map for the City of Elko fairgrounds property was approved. There have been several items related to this property. A boundary line adjustment will be considered next. A vacation of right-of- way at the corner of 7th Street and Doulas was approved. It was vacated to the adjacent property, of which a variance was considered by the Planning Commission a few months ago. An easement was granted to the City over the area that was vacated. The tentative map for the Bergeron Village Patio Homes subdivision was approved. The improvements for Bergeron Village Phase 3 were accepted. The final map and the performance agreement for Bergeron Village Phase 4 were also approved. B. Summary of Redevelopment Agency Actions Ms. Laughlin said an RDA meeting is scheduled for next Tuesday prior to the City Council meeting. The agenda includes one infrastructure grant application and consideration of an initiation of an amendment to the Redevelopment Plan. The Agency has ways it can purchase and dispose of property, but she explained that the goal is to update the plan to allow changes consistent with how the Nevada Revised Statues permits the Agency to acquire property. It had recently tried to acquire the Elko Inn through a tax sale. The Plan was adopted in 2008 and has never been revised or amended. Chairman Dalling expressed surprise over the City wanting to buy property and was glad the Elko Inn paid their tax bill. 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 February 3, 2026 City of Elko Planning Commission Meeting Minutes Page 6 of 6