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Planning Commission approves L&H Concrete conditional use permit for outdoor storage on North Virginia Street
Summary
The commission approved a conditional use permit allowing outdoor vehicle and equipment storage for L&H Concrete on a 6.7‑acre parcel along North Virginia Street, subject to conditions including hours limits, landscape buffers, lighting controls and gravel surfacing for the storage yard.
The Reno Planning Commission on Jan. 15 voted unanimously to approve a conditional use permit for L&H Concrete to operate an office, shop and outdoor storage area on a 6.69‑acre parcel along North Virginia Street.
Staff presentation and applicant description
Nathan Gilbert, principal planner for the city, said the site is master‑planned for industrial uses and that the outdoor storage portion required a CUP because of proximity to residential zoning and the mixed‑use suburban zoning district’s standards. Gilbert said the nearest residentially zoned parcel is about 330 feet south across a railroad parcel and recommended conditions to limit business hours to 6 a.m. to 6 p.m., require perimeter landscaping, and screen outdoor storage with walls or solid fencing.
Applicant Veronica Barton and owner Matt Long said the project would demolish dilapidated outbuildings and construct an 8,300‑square‑foot office and shop while reserving the rear area for outdoor storage. Long told commissioners the rear portion of the lot would be used for future RV and boat storage, and that gate access would be locked to prevent 24‑hour access. Barton emphasized the company’s local employment and community support.
Key conditions and findings
The permit includes conditions that: - Limit hours of business activity and construction (proposed 6 a.m. to 6 p.m. day operations and restricted construction hours). - Require perimeter landscape buffers meeting mixed‑use suburban standards and a 35‑foot buffer between sidewalk and building. - Require solid fence/wall screening around outdoor storage and pretreatment (sand/oil) separators for any on‑site drains. - Allow a gravel surfacing of the storage yard with paved drive aisles as required by engineering standards.
Commission action
Commissioner Villanueva moved to approve the CUP subject to staff findings and a memo amending condition 6 to allow limited security lighting, and Commissioner Manny Becerra seconded. The motion passed unanimously.
Why it matters
The approval formalizes an existing contractor operation at the site while adding conditions designed to reduce impacts on nearby residential zones. The permit explicitly disallows on‑site concrete production or other higher‑impact industrial operations without a separate entitlement. The engineering manager confirmed the rear storage area will be gravel surfaced with design measures to capture oil and runoff.
Local context
The property has a history of unlicensed outdoor storage and past entitlements that lapsed. Applicant materials state roughly 60 of L&H’s 65 employees live in the North Valleys area, and the applicant emphasized local employment benefits.
Ending
The decision is subject to appeal to Reno City Council within 10 business days. Building permits and standard engineering requirements (including pretreatment devices for runoff) will be required at the development stage.
