[{"_1":2,"_123":-5,"_124":-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",[32,75,87,99,111],{"_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":68,"_72":73,"_74":73},"mediaId",6573640,"mediaKeyId","3167391-b22e4f432a2e090fc8305338f363c8d0","parentId",3167391,"title","Planning commission backs 240-unit townhome planned-unit development off Morgan Mill with vegetation-management condition","audioSeconds",4491,"startMs",6872295,"endMs",11363305,"viewUrl","/Search/View?dp=1&key=3167391-b22e4f432a2e090fc8305338f363c8d0&start=6872&end=11363","thumbnailUrl","https://assets.pipeline.soar.com/3167391-b22e4f432a2e090fc8305338f363c8d0/thumbnail_6872295.jpg","articleUrl","/articles/6573640/Carson-City/Ormsby-County/Nevada/Planning-commission-backs-240-unit-townhome-planned-unit-development-off-Morgan-Mill-with-vegetation-management-condition","mediaUrl","https://secure.pipeline.soar.com/6573640-b09ca436f301e3a96f100a6cefb389ca/orig.mp4?Expires=1770962698&Signature=FhE3Q7Wuq3-ZLTIeW347MBsJ4SktoR6Bv6VBJi-y3Mw9SbPoLqjHO-JK20xTO0anacymnrUoR-QROtlVT1BmOGsf7Cb-hMOwVua~z9IOSwO0rKMR9O4mkcyM-gpOoWOFXG6P8vx5ZkODBaQVY6dNwCooTfFlncCh7szAe8SGXR0cBTii9mRs53QwY9XC-Ya5Jm~cRJfa2vlH1FdH1PJcEnwt2DgVWYOk7Pw8zPOzeiZtYA7QqN~2ykghgkJzM7UA~OV-pvshg0XKzLhyfKgJ7TooUGdvSU45LSDmTYUv1VBjueq4ns3gNZ5npluPQZm4WQfIncx3zj6F4xiOnpTY9g__&Key-Pair-Id=KUT5TJCACFTXG","author","Carson City","date","2025-04-30T16:57:00Z","article","The Carson City Planning Commission on April 30 voted to recommend the Board of Supervisors approve a planned-unit development (PUD) that would allow roughly 240 townhome units on a roughly 22.08-acre site northwest of Morgan Mill Road, subject to standard conditions of approval and an added vegetation-management requirement for the site’s natural open-space parcel.

Planner Heather Manzo described the application as a rezoning and tentative planned-unit development that would convert two parcels (one previously zoned multifamily and one zoned public regional) to a coordinated PUD and a phased tentative subdivision. The project proposes 240 townhome residences, a minimum lot size of about 985 square feet for the townhomes, approximately 8.17 acres of common area and roughly 39% overall open space (the PUD requirement is 30%). Manzo noted a portion of the site overlaps the capped landfill area addressed earlier in the overall Plateau project; the project will not disturb the landfill cap area and must be consistent with existing EPA-approved conditions for that capped area.

The applicant team (Wood Rodgers planner Stacy Huggins, KDH Builders’ Kent Hendricks and others) described product types and phasing. The developers said they plan to sell townhomes as owner-occupied units (not rental apartments) and estimated price ranges in the high-$300,000s to mid-$400,000s but noted market conditions will affect final pricing. The applicant confirmed the project will be delivered in phases and that essential infrastructure — roads, utilities, an acceleration/deceleration lane on Highway 50 and a traffic-signal-infrastructure plan — would be constructed as part of the project; staff and applicant said final activation of any traffic signal is governed by MUTCD warrant analysis and NDOT staging. Waste-collection, snow-storage and homeowner-association maintenance will be addressed at final map/site-improvement permit stage; the applicant said garages are sized to accommodate vehicles and trash totes.

Multiple residents from nearby neighborhoods spoke at the hearing expressing concerns about traffic volumes and speeds on Deer Run Road and other local streets, pedestrian safety, school capacity and snow removal. Staff and the city development engineer (Steven Pote) summarized that the traffic-impact analysis submitted with the application studied key intersections along Highway 50 and concluded the primary traffic distribution would use the Highway 50 connection rather than local roads to the south; the city engineer said the project includes traffic-signal infrastructure and that signal activation will follow warrant analysis.

Commissioners asked about trash collection, snow storage and long-term maintenance. The applicant said an HOA will manage trash and snow removal; Waste Management standards will be required at site-improvement permit review. Several commissioners asked for a required vegetation-management plan to ensure the undeveloped open-space area does not become a fire hazard; the chair added a condition requiring that plan prior to the first site-improvement permit. After discussion the commission recommended approval of the PUD with that added vegetation-management condition (condition 32) and the other staff conditions.

The commission’s recommendation will be forwarded to the Board of Supervisors for final action on the zoning amendment and tentative map; the project has phased timing and infrastructure requirements that will be enforced at the site-improvement and final-map stages.","mediaType","Video","parentTitle","Carson City - Planning Commission - Apr 30, 2025","oneSentenceSummary","The commission recommended approval of a planned-unit development for about 240 townhomes on roughly 22 acres northwest of Morgan Mill Road, requiring a vegetation management plan for the undeveloped/open-space parcel and other standard conditions; the project drew several public comments about traffic, school impacts and snow/trash management.","taxTitle","Carson City, Ormsby County, Nevada","taxId",4609,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6573645,"Commission recommends clearing 8-foot ‘sliver’ of South Pratt Avenue and recording correction",473,6381955,6855235,"/Search/View?dp=1&key=3167391-b22e4f432a2e090fc8305338f363c8d0&start=6381&end=6855","https://assets.pipeline.soar.com/3167391-b22e4f432a2e090fc8305338f363c8d0/thumbnail_6381955.jpg","/articles/6573645/Carson-City/Ormsby-County/Nevada/Commission-recommends-clearing-8-foot-sliver-of-South-Pratt-Avenue-and-recording-correction","https://secure.pipeline.soar.com/6573645-c1edf4393f3aececba4b54c551b93346/orig.mp4?Expires=1770962697&Signature=NPUnUI~xySRbFSSvtrnrlKu8KyY37Kycghxx8V9UHHH2o6lvoPRaWhRWjlBllriL1oN1IvQtQLld-K60ZmoUouGuwDpEmlIzBweyUdS6xDKP3GD6cROLRxi6GESh6efxXIWmknUYyoOFrfwipJaU1s65CL7S-0Z~vJTl7tSruc~Cl5MMhUS9NEGEJsIZBxFz6Wf6AMlzgKu2JvZAUZYse23VI-8~-9fyZurLJoCL44KyE2OdHT~IapuTA2nKHulzxlRjl4-hI5XI1jW9RPCsoMNG2pd4YB9-g9zhbnRwBHSSu~1e~FDmjnfBt5nprlgjC4VcMDKpHvSQOWvpGIhufw__&Key-Pair-Id=KUT5TJCACFTXG","The Carson City Planning Commission on April 30 recommended that the Board of Supervisors approve the abandonment of an 8-foot-wide by roughly 210-foot-long strip of South Pratt Avenue — about 1,680 square feet — to correct a historical mapping oversight.

Planner Heather Manzo explained the parcel’s recorded history: an original 1906 map established a wider right-of-way; later board actions reduced the width but a formal abandonment was not recorded in one 1965 action, and an additional 1998 abandonment left a narrow “sliver” between two private parcels. The current request cleans up that recorded title inconsistency so recorded maps match parcel lines and on-the-ground ownership.

Applicant representative Justin Moore confirmed the two affected homes had been demolished and that the developer will cooperate with the city’s condition to provide a 10-foot public-utility easement along the resultant frontage. Staff said the condition is standard and that utilities serving the area had indicated they did not have facilities within the sliver but that the city maintains the standard PUE requirement.

The commission voted to recommend approval to the Board of Supervisors subject to the staff conditions. The commission’s action will allow recordation to align legal parcels with the current physical and mapped situation.","The commission recommended that the Board of Supervisors approve abandonment of an approximately 1,680-square-foot strip of South Pratt Avenue that remained in public ownership due to historical mapping; staff said the abandonment will reflect existing parcel lines and preserve required public-utility easements.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6573650,"Planning commission recommends approval of Monitor Peak Street abandonment with edits requiring easements and water-main removal bonding",2686,3723680,6410500,"/Search/View?dp=1&key=3167391-b22e4f432a2e090fc8305338f363c8d0&start=3723&end=6410","https://assets.pipeline.soar.com/3167391-b22e4f432a2e090fc8305338f363c8d0/thumbnail_3723680.jpg","/articles/6573650/Carson-City/Ormsby-County/Nevada/Planning-commission-recommends-approval-of-Monitor-Peak-Street-abandonment-with-edits-requiring-easements-and-water-main-removal-bonding","https://secure.pipeline.soar.com/6573650-8ff5f9431a439649eb7a78c441ae1963/orig.mp4?Expires=1770962698&Signature=R8a1ueXp0hdUJDtHMpAeJ-8UogPRqppH70ms3Y9cc-ub32OySqPaaIzuTmXacbzUl0pQLo2k6M~~YgRIxDO8J9B4X-rsihCqRXFdxltoWqzTK-eVhd7Ci-ZTrvrqFEWBXPgAkGxyFFWeEcZyiVSDaFDN0fB81aq~3~UenxW-nN4ycxHh7vUVuLBgr9mS-fD-do-rtTHLbZ0WCfUG811MqtGpmGwM7GkLL~53m13j-vvz4jcS7Beax2lPhfaR~X3YI2Xv7QzGeGsLd3sUQHGCnlx9V06Ft~soyAQDmPDICVGOmO1W~O6e8Thae5Lqt7-c1LcTjLRaOLILWPqzf~ikCw__&Key-Pair-Id=KUT5TJCACFTXG","The Carson City Planning Commission on April 30 recommended that the Board of Supervisors approve an abandonment of approximately 5,347 square feet of Monitor Peak Street — the easterly 105 linear feet at the street’s terminus — and to incorporate that strip into two adjacent residential lots, subject to clarified conditions about utilities and easements.

Planner Heather Manzo explained the request applies to a paper street segment that no longer provides a public connection because subdivision changes and grade shifts eliminated the planned connection; the area was dedicated with the final map but has no functional right of way. Staff recommended approval after finding the public would not be materially injured by the abandonment. The staff report also identified an existing water line within the abandonment area and recommended the line be removed prior to recording the abandonment or otherwise addressed.

Applicant representative Justin Moore, a professional land surveyor, said the application package already included title reports, recorded plats and other documentation required by staff. Moore argued that several of staff’s conditions were redundant or premature because the applicant had already reserved easements and intended to address utilities and lot-line adjustments by subsequent administrative filings. Engineering staff and the city’s development engineer (Steven Pote) explained the city’s interest in removing or bonding for the water main to avoid having a live utility on private property. After discussion staff agreed to revised language that would accept submitted documents in lieu of duplicate submittals, allow the applicant to post a bond in place of immediate water-main removal, and require that the abandonment documents reflect any easements deemed necessary by the city engineer prior to recordation.

The applicant accepted those modifications; commissioners voted to recommend approval to the Board of Supervisors with the three stated edits. One commissioner recorded a dissenting vote in public comment, citing concerns that the file was not sufficiently tidy for transmittal. The motion recorded the agreed changes: (1) acknowledge that required documentation had already been provided, (2) permit bonding in lieu of immediate physical removal of the water main, and (3) require the applicant to include any easements required by the city engineer prior to recordation.

Technical and process notes in the hearing: the abandonment is allowed to be recorded within one year of approval; the applicant intends to follow the abandonment with a lot-line adjustment to reconfigure the two lots and reposition easements, but staff explained lot-line adjustments are processed separately and cannot be approved prior to the abandonment being recorded. The city’s development engineer noted the water line is presently live and that leaving utility mains on private property can require long-term city maintenance and contamination-mitigation actions if left in place; the applicant reported the utility removal is permitted and bonded and that crews are scheduled to remove the main as part of proximate Phase 2 work.","The commission voted to recommend that the Board of Supervisors approve the partial abandonment of Monitor Peak Street (approximately 5,347 sq ft), with modified conditions that acknowledge submitted documentation, allow bonding in lieu of immediate water-main removal, and require easements as determined by the city engineer.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6573655,"Planning commission approves conversion of west-facing Highway 50 billboard to digital display, adds brightness and timing safeguards",2413,1288730,3701890,"/Search/View?dp=1&key=3167391-b22e4f432a2e090fc8305338f363c8d0&start=1288&end=3701","https://assets.pipeline.soar.com/3167391-b22e4f432a2e090fc8305338f363c8d0/thumbnail_1288730.jpg","/articles/6573655/Carson-City/Ormsby-County/Nevada/Planning-commission-approves-conversion-of-west-facing-Highway-50-billboard-to-digital-display-adds-brightness-and-timing-safeguards","https://secure.pipeline.soar.com/6573655-a3af6bb4589a0c5051047eea57cf0cfc/orig.mp4?Expires=1770962698&Signature=gO4OI6PkiVt4yPd8MapbfmmXM7uOU0oKAl16ok8CYYQ~EzRfZotWHv846xFUdjMMfYYG-RAf2N~MntcbbYA2StYF2KD8jwVIy~m2DZC1fyFt3WQQ4L9Stc2O573swx2RVxb8YTJX0AeDbrYi6N7PzUVGGWtxmikmIMra2aTmdEhxSUv3EMVx68zTj7kskG0ZQ0o-Y3IzqDCSFmKNDOOSHvgNkherSm3IyAyzpne285Y0~ER7Z1UYrsFkagAw-taKlBSaYq-TbGm1QDMBvDY~MPs29TzPz1eKaHJrmrtByHLLLD1cRQ9P3Zh5cb1YHcw4n-DhN5ymYk6BIpz9ExVL4w__&Key-Pair-Id=KUT5TJCACFTXG","The Carson City Planning Commission on April 30 approved a special-use permit to replace the west-facing face of an existing 400-square-foot billboard on the south side of U.S. Highway 50 West with a digital display, subject to conditions that limit brightness and how quickly images may change.

Planner Heather Farris told commissioners the billboard has been at the location for about 18 years and was last reviewed in 2022; the applicant asked that the western face — the side drivers see heading east from Tahoe — be converted to a digital display while the east-facing side remain static. Staff applied the same interpretation used for a prior digital sign at 3590 North Carson Street and recommended approval after concluding it met development-standards findings, but asked the commission to consider whether the interpretation should be clarified in Title 18.

Rogers Media Company representative Matt Rogers told the commission the industry-standard equipment uses a factory preset for maximum light intensity, that modern signs adjust automatically for ambient conditions and that brightness and timing can be changed remotely or reduced by staff if the sign’s field brightness proves incompatible with the surrounding area. Rogers also offered to provide the city with free advertising on the sign for civic messages and emergencies, and described systems his company has used for deploying public-service messages in other jurisdictions.

Commissioners and the public raised safety and nuisance concerns. Residents and nearby property owners testified that bright, frequently changing digital displays can distract drivers, affect views and may disturb wildlife. Several commissioners also noted previous local complaints about brightness on other digital signs and asked for stronger field-review protections.

After discussion the commission amended staff’s recommended conditions: the minimum interval between displays (condition 8) was changed from 4 seconds to 6 seconds, and condition 10 was revised to state that the director may require the applicant to reduce permitted brightness and may change permitted timing based on in-field review of the installed sign’s compatibility with surrounding areas. Staff retained a condition requiring verification from the sign contractor, at permit submittal, that factory preset light intensity would not exceed the permitted limits.

The commission moved to approve LU-2020-0562 with those modifications; the motion passed by voice vote.

Key technical details and commitments in the record: the sign face proposed for conversion is approximately 400 square feet; the east-facing face remains static; the permit includes factory-limited brightness and a requirement that the installer provide verification at time of building permit; the applicant said the sign can automatically adjust brightness for ambient conditions and can be manually reduced for specific events such as heavy snow or poor visibility. The director’s ability to require a field reduction gives the city a mechanism to respond if neighbors later report excessive brightness.","The commission voted to allow a 400-square-foot west-facing billboard at about 800 Oak Creek Drive to convert to a digital face, approving conditions that factory-limit brightness, require verification, and change the minimum dwell time from 4 to 6 seconds; the proposal drew public concern about light, wildlife and viewscape impacts.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6573659,"Planning commission approves special-use permit for accessory dwelling unit at 2549 Airport Road",917,326920,1244670,"/Search/View?dp=1&key=3167391-b22e4f432a2e090fc8305338f363c8d0&start=326&end=1244","https://assets.pipeline.soar.com/3167391-b22e4f432a2e090fc8305338f363c8d0/thumbnail_326920.jpg","/articles/6573659/Carson-City/Ormsby-County/Nevada/Planning-commission-approves-special-use-permit-for-accessory-dwelling-unit-at-2549-Airport-Road","https://secure.pipeline.soar.com/6573659-4044a6cf186228a522c70bfca96e74bb/orig.mp4?Expires=1770962698&Signature=RiadcS3935sLfCFU6nlj1jrOr4rP0jCZUgT8xMDwfpekNDEvfRMc0jIdt7qJ7E0OsP8x0n4Xb8ny583qENd-MtC0zWiGclwJzZ4Hs4BpcKoZQ9dxjs~nIJKY4SKqAiaaScb1SwoxbU5FV~jPalhk3EhK~u-tA50El9LybSlFwEsYRmROYcMh9oAIa2sFVNk2jV7H89V1MXHOTf6lHkNtYpvLPKFLB6i-SMIOw0UqsKa2bTFoNA1ocTdRuF5v25a-Rf1oESHfCaA11RZpVinqfJY4XGTLw6980h-7sY944asOkwgNPpW64ke83kILRQF3S~WlEqh3z2NS0ACpohwu~Q__&Key-Pair-Id=KUT5TJCACFTXG","The Carson City Planning Commission on April 30 recommended approval of a special-use permit to allow an accessory dwelling unit (ADU) of about 688 square feet and to address cumulative detached accessory structures at 2549 Airport Road.

Staff said the parcel, on the northeast corner of Airport Road and Sherman Street, had been created by a recent parcel map and that the ADU request triggered a review because the total cumulative square footage of detached accessory structures — including the ADU — approached the size of the primary residence. Planner Heather Manzo told the commission the applicant later provided square-foot data showing the detached structures’ total was “just under 100%” of the primary residence, a calculation that required the commission’s consideration because of the ADU application. Manzo said staff recommended approval and added a condition that owners obtain building permits and alter any structures that encroach into required setbacks.

Applicant Maria Teresa Chavez attended with a translator and told commissioners she and her husband plan to live in the ADU. Chavez confirmed at the hearing that at least one of the unpermitted structures on the lot had been an owner-built chicken coop. Manzo noted a typographical error in condition 7 and confirmed the correct cumulative figure should be 2,114 square feet and that the primary residence is 2,242 square feet; the condition was corrected in the motion.

Commissioners discussed whether to add a construction-hours condition given neighborhood impacts during building. Staff said Carson City typically does not impose construction-hour limits for non-subdivision residential projects but that the commission may add standard hours if it finds them necessary. Commissioners also asked about building-permit review for standard systems (heat, water heater). Manzo said building permit review would occur after the special-use permit is issued and must demonstrate code compliance at the time of permit issuance.

The commission moved to approve the special-use permit LU-2024-0450 based on staff findings and subject to the conditions in the staff report, with the corrected cumulative-square-foot number in condition 7. The motion was seconded and the planning commission approved the request.

The decision is a recommendation to the next steps required by Carson City code (recording/administrative steps) and conditions require the applicant to secure all building permits for detached accessory structures that require permits and to modify any detached structure necessary to meet setback rules.","The Carson City Planning Commission on April 30 recommended approval of a special-use permit to allow a 688-square-foot accessory dwelling unit and to regularize detached accessory structures at 2549 Airport Road, subject to corrected conditions and permits for unpermitted buildings.","actionData","errors"]

Article not found

Planning commission backs 240-unit townhome planned-unit development off Morgan Mill with vegetation-management condition

Commission recommends clearing 8-foot ‘sliver’ of South Pratt Avenue and recording correction

Planning commission recommends approval of Monitor Peak Street abandonment with edits requiring easements and water-main removal bonding

Planning commission approves conversion of west-facing Highway 50 billboard to digital display, adds brightness and timing safeguards

Planning commission approves special-use permit for accessory dwelling unit at 2549 Airport Road