Planning Commission Meeting

AGENDA Reno City Planning Commission Hybrid Meeting Wednesday, July 15, 2026 ● 6:00 PM Reno City Council Chambers, 1 East First Street, Reno, NV 89501 Commissioners: David Giacomin, Chair Christina Del Villar Jacob Williams, Vice Chair Tina Gonfiantini Alex Velto Sean McCoy Manny Becerra Council Liaison: Meghan Ebert Staff Liaison: Cali Shy Public Notice: This agenda has been physically posted in compliance with NRS 241.020(3) (notice of meetings) at Reno City Hall – 1 East First Street, Reno, Nevada 89501. In addition, this agenda has been electronically posted in compliance with NRS 241.020(3) at Reno.gov, and NRS 232.2175 at notice.nv.gov/. To obtain further documentation regarding posting, please contact the City Clerk’s Office at 775-334-2030 or cityclerk@reno.gov. This meeting will be held at Reno City Hall Council Chambers and via the Zoom video conference platform. Members of the public wishing to attend the meeting may do so at the designated physical location or may hear, observe, and provide public comment virtually by pre-registering using the following link which will provide the Webinar ID and call-in phone number: https://links.reno.gov/PC-07-15-26 You can also join the meeting by typing zoom.us/join into your computer browser and entering this Webinar ID: 815 7056 1487. NOTE: This option will require a computer with audio and video capabilities. Alternatively, you can join the meeting by telephone only by dialing 1-669-444-9171, entering the Webinar ID: 815 7056 1487, and pressing #. Accommodations: The City of Reno, in compliance with the Americans with Disabilities Act, wishes to make all its public meetings accessible to the public. Persons who require special accommodation or assistance in attending this meeting may contact Cali Shy at 775-895-9019 at least 48 hours in advance so that arrangements can be made. Supporting Material: Staff reports and supporting material for the meeting are available on the City’s website at reno.gov/meetings. Pursuant to NRS 241, supporting material is made available to the general public at the same time it is provided to the Planning Commission. Order of Business: The presiding officer shall determine the order of the agenda and all questions of parliamentary procedure at the meeting. Items on the agenda may be taken out of order. The Planning Commission may combine two or more agenda items for consideration, remove items from the agenda, and/or delay discussion on or continue Page 1 scheduled agenda items at any time. Items scheduled to be heard at a specific time will be heard no earlier than the stated time, but may be heard later. If the meeting goes beyond 11:00 PM, the Planning Commission may postpone remaining items. Public Comment: Individuals wishing to address the Planning Commission at the meeting shall submit a “Request to Speak” form to the Staff Liaison. Individuals not in attendance may provide public comment bt: (1) submitting an online public comment form at reno.gov/PCPublicComment; (2) sending an email to PCPublicComment@reno.gov; or (3) sending a letter to the Reno City Planning Commission, P.O. Box 1900, Reno, NV 89505. Please note, all comments received are considered part of the public record and will be on file with the City Manager’s Office. To provide public comment via Zoom, log in to the Zoom webinar at the above link and utilize the “Raise Hand” feature during any public comment period. To provide public comment via telephone only, press *9 to “Raise Hand” and *6 to mute/unmute. Public comment is limited to three (3) minutes per person. Unused time may not be reserved by the speaker, nor allocated to another speaker. No action may be taken on a matter raised under general public comment until the matter is included on a subsequent agenda as an action item. On specific agenda items, the presiding officer may prohibit comment if the content of comments is a topic that is not relevant to, or within the authority of, the public body, or if the content is willfully disruptive of the meeting by being irrelevant, repetitious, slanderous, offensive, inflammatory, irrational or amounting to personal attacks or interfering with the rights of the other speakers. Any person making willfully disruptive remarks while addressing the public body or while attending the meeting may be removed from the room by the presiding officer, see NRS 241, and the person may be barred from further audience before the public body during that session. See, Nevada Attorney General Opinion No. 00-47 (April 27, 2001); Nevada Open Meeting Law Manual, §8.05. Other examples of disruptive conduct include, without limitation, yelling, stamping of feet, whistles, applause, heckling, name-calling, use of profanity, personal attacks, physical intimidation, threatening use of physical force, assault, battery, or any other acts intended to impede the meeting or infringe on the rights of the public body or meeting participants. Appeal Process Any final action (not including recommendations) or failure to take action by the Planning Commission may be appealed to the Reno City Council by the applicant, the Mayor or a City Council Member, or any person who is “aggrieved” by the action or inaction. An appeal (together with fees) must be filed with the City Clerk within ten working days starting on the day after written notice of the action is filed with the City Clerk. Watch Meetings Planning Commission meetings are streamed online when the Commission is in session in Council Chambers at reno.gov/meetings and broadcast on Charter Channel 194. A Introductory Items Page 2  A.1 Pledge of Allegiance A.2 Roll Call A.3 Public Comment (This item is for either public comment on any action item or for any general public comment.) A.4 Approval of Agenda (For Possible Action) – 15 July 2026 A.5 Approval of Minutes (For Possible Action) – 01 July 2026 at 6:00 PM B Staff Announcements (For Discussion Only) C Consent Agenda (All consent items may be approved together with a single motion, be taken out of order, and/or be heard and discussed individually. Any items pulled from the consent agenda will be heard at the discretion of the presiding officer.) C.1 Staff Report (For Possible Action): Case No. LDC26-00088 (Mae Anne 1 Booster Pump Station Generator) - A request has been made for: 1) a major deviation to allow a reduction in the required front yard setback from 30 feet to 15 feet to allow installation of a permanent emergency backup generator for an existing booster pump station; and 2) a major site plan review to allow: a) disturbance to a major drainageway, and b) nonresidential development adjacent to residential zoning. The ±0.8-acre site is located on the west side of Mae Anne Avenue, south of Interstate 80, ±230 feet north of Leroy Street. The site is zoned Large-Lot Residential – 1 Acre (LLR-1) and has a Master Plan designation of Large-Lot Neighborhood (LL). C.2 Staff Report (For Possible Action): LDC26-00109 (DPII Tentative Map Time Extension) – A request has been made for a two year time extension to record a final map for a previously approved tentative map set to expire on August 4, 2026 (LDC22-00082 – DPII). The project includes: 1) a tentative map to establish an 18 lot townhome (attached single-family) subdivision; 2) a conditional use permit to allow for: a) hillside development; b) grading resulting in cuts greater than 20 feet and fills greater than 10 feet; and c) cluster development; and 3) a minor deviation to hillside density requirements. The ±8.05 acre site is located ±1,000 feet south of the intersection of Claim Jumper Way and Tellurium Mine Drive. The site is zoned Single-Family Residential – 8 units per acre (SF-8) and has a Master Plan land use designation of Single-Family Neighborhood (SF). D Public Hearings D.1 Staff Report (For Possible Action - Recommendation to City Council) Case No. LDC26-00082 (One Mica Place Zoning Map Amendment) – A request has been made for a zoning map amendment from the General Commercial Page 3  (GC) zoning district to the Multi-Family Residential – 21 units per acre (MF- 21) zoning district. The ±14.92-acre site is located on the north side of Moraine Way, ±160 feet west of North Virginia Street. The subject site has a Master Plan land use designation of Suburban Mixed-Use (SMU). D.2 Staff Report (For Possible Action): Case No. LDC26-00084 (One Mica Place Tentative Map, CUP and Major Deviation) – A request has been made for: 1) a tentative map to establish a 74 lot subdivision (48 single-family attached townhome lots and 26 single-family detached lots); 2) a conditional use permit to allow: a) a subdivision with more than 20 and less than 100 attached single-family units in the Multi-Family Residential – 21 units per acre (MF- 21) zoning district; b) hillside development; and c) grading resulting in cuts greater than 20 feet and fills greater than 10 feet in height; and 3) a major deviation to reduce the required rear yard setback from 10 feet to 8 feet. The ±14.92-acre site is located on the north side of Moraine Way, ±160 feet west of North Virginia Street. The site is currently zoned General Commercial (GC) and has a Master Plan designation of Suburban Mixed-Use (SMU). D.3 Staff Report (For Possible Action ): Case No. LDC26-00054 (New Elementary School on Pine Middle School Campus): A request has been made for a conditional use permit to allow for a new elementary school with an enrollment exceeding 400 students and for non-residential development adjacent to residentially zoned property. The ±16.31-acre site is located on the east side of Neil Road, south of Filbert Road, ±550 feet north of South McCarran Boulevard (4800 Neil Road). The site is zoned Public Facility (PF) and has a Master Plan land use designation of Public/Quasi-Public (PQP). D.4 Staff Report (For Possible Action – Recommendation to City Council): Case No. LDC25-00065 (Moose Ridge Zoning Map Amendment) - A request has been made for a zoning map amendment from ±42.43-acres of Single-Family Residential - 3 Units Per Acre (SF-3) to ±22.43-acres of Single-Family Residential - 8 Units Per Acre (SF-8) and ±20-acres of Parks, Greenways and Open Space (PGOS). The site is located north of the terminus of Moose Ridge Drive, ±115 feet north of its intersection with Fox Trail Drive. The site is within the McQueen Neighborhood Planning Area (MQ) Overlay District and has a Master Plan land use designation of Single-Family Neighborhood (SF). D.5 Staff Report (For Possible Action): Case No. LDC26-00021 (Moose Ridge Tentative Map and Major Site Plan Review) - A request has been made for: 1) a tentative map to allow for a 47-unit single family detached residential subdivision and 2) a major site plan review for: a) grading resulting in cuts greater than 20 feet in depth and fills greater than 10 feet in height; b) grading within Parks, Greenways and Open Space (PGOS); c) hillside development; and d) disturbance of a major drainageway. The ±42.97-acre site is located at the northern terminus of Moose Ridge Drive, ±115 feet north of its intersection with Fox Trail Drive. The site is zoned Single-Family Residential – 3 units per acre (SF-3) and Parks, Greenways, and Open Space (PGOS), is Page 4  located within the McQueen Neighborhood Planning Area (MQ) Overlay District, and has Master Plan land use designations of Single-Family Neighborhood (SF) and Parks, Greenways and Open Space (PGOS). D.6 Staff Report (For Possible Action): Case No. LDC26-00077 (CWallA Outdoor Storage) – A request has been made for: 1) a conditional use permit to allow for: a) warehouse and distribution center; and b) outdoor storage (up to six feet in height) on a ±41,065 square foot portion of an overall ±2.17-acre site; and 2) a variance to waive the following Reno Municipal Code standards: a) 18.03.306(b)(4)(a)(2) Outdoor Screening from adjacent roadways and parks from 750 feet of residential zoned properties; b) 18.04.804(c)(2) Mixed-Use Urban minimum landscape area; c) 18.04.804(e) Parking Area Landscaping and Screening Requirements; d) 18.04.804(f) Street Tree Requirements; e) 18.04.805(b) Minimum Number of Trees and Shrubs in Required Landscape Areas; f) 18.04.807(a) Irrigation Required; and g) 18.04.808(b) Screening Between Land Uses. The site is located on the northeast corner of East Fifth Street and Depaoli Street (2401 East Fifth Street). The subject property is zoned Mixed-Use Suburban (MS) and has a Master Plan land use designation of Suburban Mixed-Use (SMU). D.7 Staff Report (For Possible Action): Case No. LDC26-00020 (Ghumman Trucking Storage Yard) – A request has been made for a conditional use permit to allow a truck terminal adjacent to residentially zoned property. The ±5.0 acre site is located on the east side of Peavine Peak Road ±375 feet south of its intersection with North Virginia Steet (1000 Peavine Peak Road). The site is within the Industrial Commercial (IC) zoning district and has a Master Plan land use designation of Industrial (I). E Business Items E.1 Discussion and potential appointment by the Planning Commission for one member and an alternate to serve on the Design Review Committee to review skyway plans. (For Possible Action) F Truckee Meadows Regional Planning Liaison Report (For Discussion Only) G Future Agenda Items (For Discussion Only) H Public Comment (This item is for either public comment on any action item or for any general public comment.) I Adjournment (For Possible Action) Page 5