[{"_1":2,"_118":-5,"_119":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,86,96,106],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":56,"_74":56},"mediaId",6291879,"mediaKeyId","2528721-c165b75ecf75aafb341d9f1d29142583","parentId",2528721,"title","Planning Commission recommends master plan and zoning amendment for small Arlington office site","audioSeconds",696,"startMs",1939860,"endMs",2636025,"viewUrl","/Search/View?dp=1&key=2528721-c165b75ecf75aafb341d9f1d29142583&start=1939&end=2636","thumbnailUrl","https://assets.pipeline.soar.com/2528721-c165b75ecf75aafb341d9f1d29142583/thumbnail_1939860.jpg","articleUrl","/articles/6291879/Nevada/Planning-Commission-recommends-master-plan-and-zoning-amendment-for-small-Arlington-office-site","mediaUrl","https://secure.pipeline.soar.com/6291879-eb151b07dff22d6a502993a3a2b458e7/orig.mp4?Expires=1770711847&Signature=NaV3buFINctBGTDQFqtWoIeAS1fhQ428JcGVOXrCkVosKOVe4uE90MJaxp~oZvskMt5Cnat2u5xGqENMG1JYBYDvFjLwAYvIURQiD0iTFKDN33dH02wLbxPzAURHStwXPPiAbPZkweXeAnwAusrGLxg3C7u-bWvE~4AqM-SSI136aoh~5RHGzoC~gKxOCZN7tGt0btQ59fLGyagTGazJGstjXdW0wSeFUyG4a83bdKANYZtwvgsUO1zd6d79UhAiRnn5cljm9cr65q1SKQhGVRZAi473sjlIe-mVUb8JK6wpBQ1QBfOK3ryUVBhh1AwF6DaRZ6wEGbnnFCmwFMAQMQ__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-03-08T13:22:11.91Z","article","Jeff Foster, associate planner, presented case LDC25‑38: a master plan amendment and zoning map amendment for a 0.31‑acre vacant parcel on the east side of South Arlington Avenue, approximately 260 feet north of West Plum Lane in the Plumas neighborhood planning area. The applicant proposed changing the master plan designation from Single‑Family Neighborhood to Suburban Mixed‑Use and the zoning from SF‑5 (single family residential, 5 units/acre) to PO (Professional Office) to allow a future two‑story professional office building, subject to subsequent entitlement review.

Foster said the site is surrounded by offices to the south and west and single‑family homes to the north, east and west. Staff concluded that extending the existing Suburban Mixed‑Use designation one parcel north to encompass the site would be compatible and that PO zoning is appropriate in this transitional location. The staff report identified policies in the master plan that support the change, noted Regional Planning Agency conformance review had no identified issues, and listed development standards and uses in the PO zone (several uses require a minor conditional use permit or CUP).

Public comment: The staff record contained one written comment entered into the public record; no speakers appeared at the public hearing.

Commission discussion: Commissioners disclosed familiarity with the site, asked whether traffic and parking would be addressed later, and were told that site‑specific issues including parking, driveway location and residential adjacency standards would be examined during subsequent entitlement review (minor site plan review or conditional use/minor CUP as appropriate).

Action: Commissioner Manny Becerra moved to adopt the master plan amendment by resolution and recommend that City Council adopt the master plan and zoning map amendments by ordinance, subject to conformance review by the Regional Planning Commission. The motion was seconded by Mr. Gratiot. The roll call recorded the motion as passed (commission recorded “Aye” and the chair announced the motion passes).

Why it matters: The change would enable a small professional office building in a transitional corridor and aligns zoning with commercial development patterns directly south and west of the parcel. The motion forwards the amendment to City Council; final adoption and any site‑level conditions or review will occur during the entitlement and permitting phases.

Ending: The commission approved the recommendation; the transcript does not record any final site plan, conditions of future permits, or a detailed traffic analysis for a specific building design at this stage.","mediaType","Video","parentTitle","City of Reno Planning Commission | March 5, 2025","oneSentenceSummary","The Planning Commission voted to recommend City Council adopt a master plan and zoning change allowing professional office use on a vacant 0.31‑acre parcel on South Arlington Avenue.","taxTitle","Planning Commission , Reno, Washoe County, Nevada","taxId",69271,"location","Nevada","headline","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":72,"_73":56,"_74":56},6291883,"Truckee Meadows Trails seeks planning‑level recognition and review role from Planning Commission",0,720270,"/Search/View?dp=1&key=2528721-c165b75ecf75aafb341d9f1d29142583&start=720&end=720","https://assets.pipeline.soar.com/2528721-c165b75ecf75aafb341d9f1d29142583/thumbnail_720270.jpg","/articles/6291883/Nevada/Truckee-Meadows-Trails-seeks-planninglevel-recognition-and-review-role-from-Planning-Commission","https://secure.pipeline.soar.com/6291883-53aa8b2177c24571def9baa381ee183a/orig.mp4?Expires=1770711847&Signature=EvtMsa7ipGeK06maB67ATWRqN1Wnl2cYLdVsRFhuNajuZYqqVGA0iAJMBzi9q~CNI0JxjmAcA24r~B8Mo4J-K2ZXB6jgYyPZKGzTCfK4hNTwRznPNL5e9YX1qSj70wmDb8bFGQkc~tWw8joEIddm7X~MZT38kCuvDp5YWe62AVTqWS4woX7vcZVw34Cg8CgkcAruBaE6PV24ACaj7bre1famVn~Rkwb74JyslZwu200nRM4kWLZrJiv9rg2sJ3v4spQZbJURr5o7FLv-N9h-ZhO2BCoqf2sshxoPcRBOPlLS4zeXzaHapapBWsCHnWOi0q3yCwhz6yhCNooKNF1KxQ__&Key-Pair-Id=KUT5TJCACFTXG","Jay Howard, regional trails coordinator for Truckee Meadows Trails (a program of the Truckee Meadows Parks Foundation), presented a regional trails plan that compiles existing and desired trail connections across the Truckee Meadows study area and requested the Planning Commission consider recognizing the plan and notifying TMT on relevant development applications.

Howard described the plan boundary (the Truckee Meadows Service Area and influence areas), the plan’s conceptual network (existing, planned and desired alignments), and the implementation strategy to move planning into construction and maintenance. Howard said the program’s unique regional GIS database (the \"TMT veil database\") allows early identification of applications near trail resources and triggers a notification for TMT to comment. \"If a development application comes across their desk, which is in proximity to one of our resources, existing or planned, it kind of triggers a notification for us,\" Howard said.

Why it matters: TMT seeks to be an implementation partner and requested a formal or informal role in the development‑review notification list so that the program can comment early and promote better trail connectivity and design standards across private development, public projects and federal lands.

Questions and staff response: Planning staff (Mike) said the department issues a development review memo (DRM) each intake cycle and that TMT will be added to the DRM distribution list so TMT receives notices and instructions on how to submit comments. Commissioners discussed how the plan might be used to guide private development and local conformance review; Howard said the City of Reno has adopted the plan, and he is pursuing recognition by other local governments and the Board of County Commissioners.

Ending: Commissioners welcomed the presentation and staff confirmed a path to add TMT to the distribution list for development review memos; no formal commission resolution or vote to adopt the plan was taken at this meeting.","Truckee Meadows Trails (TMT) presented a regional trails plan and asked the Planning Commission to recognize the plan and to notify the program when development applications may affect existing or planned trails.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":78,"_43":89,"_45":89,"_47":90,"_49":91,"_51":92,"_53":93,"_55":56,"_57":58,"_59":94,"_61":62,"_63":64,"_65":95,"_67":68,"_69":70,"_71":72,"_73":56,"_74":56},6291887,"Local entrepreneur urges Planning Commission to agendize live‑entertainment code changes",373870,"/Search/View?dp=1&key=2528721-c165b75ecf75aafb341d9f1d29142583&start=373&end=373","https://assets.pipeline.soar.com/2528721-c165b75ecf75aafb341d9f1d29142583/thumbnail_373870.jpg","/articles/6291887/Nevada/Local-entrepreneur-urges-Planning-Commission-to-agendize-liveentertainment-code-changes","https://secure.pipeline.soar.com/6291887-5f32ee6fcc2747a80315d36aea32e7e8/orig.mp4?Expires=1770711847&Signature=OtVMMzArdJy-d~y-ZOrLSQ~OSIzvabN5LhSLO0Wdgn2aanRLVqlB71hIuFAssfsbDKk3BPm2rjTwRHc6RQB8-x3ualHhMQIXtyZaDaIAKg9n5bnOzIg6VfwZqBrTeZ9~3p1fmycJUQRyaNpE7558ZMHAdjQPY2DOcV3q7I7EG4xu4XFp0fN8pbYjNI3vv6kkeSWu6b9Pdw75evfCrN2IlUfN1VjAcXS4nSIpyYwUtSoaoT-r0zFEKWg7XvBOED3CBhBM~PeN8Rv~-ykBRz9w5OtDLS2Fyhz4YjtywTwLEZDvmONsOv7h1yvoxa7qdL9aE9XJ5w7BjK6w7qKmzloNVQ__&Key-Pair-Id=KUT5TJCACFTXG","Tyler Colton, who said he has been tracking live‑entertainment policy for the last year, asked the Planning Commission to place the subject on a future meeting agenda and to allow time for a detailed discussion.

Colton described changes to the city's live‑entertainment rules adopted in 2021 during the COVID‑era process and said they limited types and hours of permitted activities. \"Prior to that, each bar got a privilege license ... it was an add on cabaret license,\" Colton said. He said the 2021 code changes restrict live entertainment, including music, poetry and dancing after 11 p.m., and have left existing businesses uncertain about which activities are permitted.

Why it matters: Colton said the change removed an entitlement some long‑established establishments relied on and created uneven enforcement and competitive imbalance across venues. He requested that staff and commissioners meet with stakeholders, and commissioners suggested agendizing the topic for a future meeting so the body can \"dive in a little bit further.\" The transcript shows staff encouraged written comment and suggested formal agenda scheduling.

What the transcript shows: Colton recounted the 2019–2021 deliberations, asserted that enforcement has been inconsistent, and asked for a future agenda item and possible stakeholder meeting. Chair and staff responses were procedural and oriented to scheduling the item rather than committing to a specific policy change.

Ending: The commission recorded the public comment and asked staff to consider agendizing the topic so members could examine the nuances of the code and potential options for an entertainment‑zone approach.","A business owner urged the Planning Commission to schedule a discussion and possible code work session on Title 18 changes adopted during COVID that restrict live entertainment after 11 p.m., arguing the rules unintentionally removed longstanding entitlements for some businesses.",{"_33":97,"_35":36,"_37":38,"_39":98,"_41":78,"_43":99,"_45":99,"_47":100,"_49":101,"_51":102,"_53":103,"_55":56,"_57":58,"_59":104,"_61":62,"_63":64,"_65":105,"_67":68,"_69":70,"_71":72,"_73":56,"_74":56},6291891,"Advocates urge Planning Commission to initiate data‑center text amendment after council inaction",176101,"/Search/View?dp=1&key=2528721-c165b75ecf75aafb341d9f1d29142583&start=176&end=176","https://assets.pipeline.soar.com/2528721-c165b75ecf75aafb341d9f1d29142583/thumbnail_176101.jpg","/articles/6291891/Nevada/Advocates-urge-Planning-Commission-to-initiate-datacenter-text-amendment-after-council-inaction","https://secure.pipeline.soar.com/6291891-6fa98ea7ac91efc834ca455b8802086b/orig.mp4?Expires=1770711847&Signature=K8CEquITqcxG1OYyQ9WhNwdAw~zXpppBL7wgs2Uiw-EINWL84dFo5fk0zVVdVbcIGnZlSF5XO~8vaZOWpv3h0dfrNKnHp0xdB9L-ZAokb8Yc3CcuRuk7QEFAgVRv9dDwyoGS0gHbfkqEtI6M8V55I2m0PhTbArZ4lAMdhqNG456bvtHrhjV7ANOKU~Vj247y9A1IU4LmE5Kr1SFKIXea3zOH0Cyiq2TDuwHS1FhRz2vapDZyBsl0PzddqoGEHdN-s0u16And54m8qVwk3Ei34rFv8XFyHir8q0384YYzjx8v71MMRNIcn0ahMLYqu7Idu3hKohcPnMqn3139iUM67A__&Key-Pair-Id=KUT5TJCACFTXG","Robin Palmer, a climate and community advocate, told the Reno City Planning Commission that a grassroots coalition wants the commission to begin a formal zoning text amendment process focused on data centers.

Palmer, who identified herself as \"a member of a grassroots coalition of about 20 individuals from a number of organizations including Sierra Club, Third Act, Progressive Leadership Alliance of Nevada, Climatiers, Make Roads Nevada,\" said the commission's Feb. 5 resolution asking the City Council to pause data‑center permitting and direct a comprehensive study was a step forward. \"I encourage the Commission to initiate a text amendment on data centers,\" Palmer said during public comment.

The coalition said the City Council did not place the commission's resolution on its Feb. 26 agenda and declined last week to direct staff to prepare a Title 18 text amendment and a pause on permitting. Palmer referenced the city's January 2024 administrative interpretation and Title 18 provisions to argue that the interpretation's standards do not adequately protect the Truckee Meadows community from potential harms posed by uncontrolled data‑center growth.

Why it matters: The group framed the request as a policy gap between a growing local appetite for hosting large computing facilities and the community limits for equitable, affordable energy and climate impacts. Palmer said a text amendment could provide a consistent regulatory standard rather than reliance on an administrative interpretation.

What the transcript shows: Palmer thanked the commission for the Feb. 5 resolution and said the council \"did not agendaize your resolution for their February 26 meeting and furthermore voted not to direct staff to initiate a text amendment.\" She cited a portion of city code related to who may initiate a text amendment and urged the Planning Commission to act.

Next steps noted in the meeting: Commission staff later told the public that council action would be required for any city‑led pause or direction; the commission can initiate text amendments under Title 18 but any code change typically follows the standard public‑hearing and adoption process and, if required, Council review and action.

Ending: The transcript records the public comment but does not show a formal commission motion or staff commitment to open a text amendment file that evening. The topic was entered into the public record via correspondence and public comment forms.","Climate and community advocates asked the Reno City Planning Commission to start a Title 18 text amendment and to press the City Council for a permitting pause on data centers, citing concerns about local energy, climate and community impacts.",{"_33":107,"_35":36,"_37":38,"_39":108,"_41":109,"_43":110,"_45":111,"_47":112,"_49":113,"_51":114,"_53":115,"_55":56,"_57":58,"_59":116,"_61":62,"_63":64,"_65":117,"_67":68,"_69":70,"_71":72,"_73":56,"_74":56},6291874,"Planning Commission approves In‑N‑Out conditional use permit with hours, delivery and sign conditions",3465,2794345,6259619,"/Search/View?dp=1&key=2528721-c165b75ecf75aafb341d9f1d29142583&start=2794&end=6259","https://assets.pipeline.soar.com/2528721-c165b75ecf75aafb341d9f1d29142583/thumbnail_2794345.jpg","/articles/6291874/Nevada/Planning-Commission-approves-InNOut-conditional-use-permit-with-hours-delivery-and-sign-conditions","https://secure.pipeline.soar.com/6291874-cbd9d29d599a880b5bfad317e45201d5/orig.mp4?Expires=1770711847&Signature=KfKCeKO7ZxDlwBHdfEHj2XvCgQKGc58GWQsSkztDOANco4cZnkv6DwDJu~ZqOjspjAYvKLq568Evb6OeB4J1gilgb6N4Qowp6f7pLFGTOqT6WFa8xOLhCFhm5JHoImRj5yL1AN2Vte15jGPdkgxRRAul5dDCl~mWmNhgclnc9Q9uc9PgbG1RJ9NEaMtYLH8x6vGocf8iabEPmHh9-~rBmdPBYFslukzSNY1cf4G0YPQa~xuQ7xEXk3SDwF6xP~cxnos5SZ6iEXpTGHIJfawHbIpjRR-GjlHgrB4WcskilIbFzpZtClQgS4OJZcxmDov6w3~nTUVgwh-vfWBTxD3YPQ__&Key-Pair-Id=KUT5TJCACFTXG","Case LDC25‑00006 (In‑N‑Out Burger) was presented by Jeff Foster, associate planner, and recommended for approval of a conditional use permit to allow operations beyond standard hours, a 42‑foot pole sign adjacent to a major arterial, an Alternative Equivalent Compliance (AEC) for ground‑floor transparency, and a major deviation to exceed the 100,000 lumens per acre site‑lighting standard by less than 50%.

Project summary: The applicant proposes a single‑story, 3,887 sq. ft. In‑N‑Out restaurant with indoor seating for 84 and a covered outdoor patio for about 40 customers on a 2.52‑acre consolidated site. The design shows 67 parking spaces (code requires 25) and a dedicated drive‑thru queue for 34 vehicles (extendable to 42 without blocking parking). The future Starbucks on an adjacent 0.57‑acre parcel was included in the project traffic analysis as a separate entitlement.

Key technical issues: Staff reviewed compatibility with nearby land uses (principal arterials to the north/east, residential about 275 feet to the south across Margrave Drive), the AEC request (north facade transparency will be replaced with architectural treatments), site operations (parking, queuing, employees monitoring the drive‑through), lighting (major deviation requested to exceed 100,000 lumens per acre; applicant reduced lighting concentration to the building’s north side and staff found photo metrics meet code for targeted safety lighting), and traffic mitigation (the traffic study accounted for the Starbucks build‑out; mitigation measures include an eastbound Plum to southbound Kietzke turn improvement and other intersection improvements coordinated with NDOT and RTC).

Public hearing and applicant remarks: Peter Kolmaticki, development manager for In‑N‑Out, summarized company operations, community donations and proposed site details, including a 42‑foot sign and extended hours. Kimley Horn traffic engineer Devin Moore described coordination with NDOT and the recommended slip lane improvement for the eastbound Plum to southbound Kietzke movement to address sight‑distance and safety concerns.

Commission discussion and negotiated conditions: Commissioners questioned queuing, spillover into Margrave Drive, sign illumination, and late‑night deliveries. The applicant and staff described operational measures (employees taking tablet orders at the menu board when the queue reaches a threshold, on‑site procedures to prevent queue spill onto public streets) and agreed to operational restrictions. In response to commissioner concerns, the Planning Commission approved the requested CUP/AEC/major deviation with the following additional conditions (added during the hearing):

- Limit public hours of operation to 1:00 a.m. Sunday–Thursday and 1:30 a.m. Friday–Saturday; no public access outside those hours.
- After those hours, on‑site activities may be limited to deliveries, maintenance, and other internal operations only (no public service).
- Deliveries during after‑hours operations shall approach via Plum→Orange (and/or Kietzke→Orange) and shall not use Margrave Drive except for exigent circumstances.
- The primary 42‑foot pole sign illumination shall be turned off when restaurant operations end (consistent with the after‑hours lighting restriction that limits non‑essential exterior illumination).

Motion and vote: The Planning Commission made findings for the CUP, AEC and major deviation and approved the application subject to staff conditions in the staff report plus the four conditions listed above. The motion was moved and seconded; the chair announced the motion carried.

Why it matters: The approval allows an additional fast‑food restaurant with a substantial dedicated drive‑through queue in a busy corridor, but it includes conditions intended to limit late‑night public activity, direct overnight deliveries away from residential streets, and reduce illumination impacts on nearby housing. The traffic mitigation measures were coordinated with NDOT and RTC and were incorporated as conditions in the staff recommendation.

Ending: The commission approved the entitlements subject to the conditions described; the transcript captures detailed operational commitments by the applicant and staff coordination on traffic mitigation, but final engineering and permit conditions will be verified at the building permit and public‑works review stages.","The Planning Commission approved a conditional use permit (CUP), Alternative Equivalent Compliance (AEC) and a major lighting‑deviation for a proposed In‑N‑Out Burger at the Kietzke/Plum site, adding conditions limiting public hours, restricting after‑hours delivery routes and requiring the pole sign to be dark after closing.","actionData","errors"]

Article not found

Planning Commission recommends master plan and zoning amendment for small Arlington office site

Truckee Meadows Trails seeks planning‑level recognition and review role from Planning Commission

Local entrepreneur urges Planning Commission to agendize live‑entertainment code changes

Advocates urge Planning Commission to initiate data‑center text amendment after council inaction

Planning Commission approves In‑N‑Out conditional use permit with hours, delivery and sign conditions