Planning commission approves Kyle Canyon mini‑storage with gates, limited hours and signage review after neighbor objections

The Clark County Planning Commission on Nov. 4 voted to approve a plan amendment, zone change and use permit that would allow a mini‑storage facility near the Kyle Canyon/US‑95 interchange, after dozens of residents testified and the applicant agreed to additional conditions. The commission also required the west elevation to match new faux window treatments the applicant submitted to staff.

The applicant, attorney Stephanie Gronauer, said the northern two acres of the four‑acre parcel would be purchased by the operator and developed for internal mini‑storage units and an office fronting Oso Blanca Road. Gronauer told the commission the highest point of the building would reach 45 feet but that “most of the building is closer to 38 feet,” and argued the use is a low‑intensity commercial service that typically follows residential development. She offered to continue working with neighbors on signage and gating, and noted she had submitted additional faux windows and lighting conditions during a townboard meeting earlier in the week.

Neighbors at the meeting urged denial. Suzanne Lee of Alpine Style Drive said she moved there two months ago believing the area was master‑planned residential and that “I respectfully ask that you vote no on this,” arguing the project would harm neighborhood character. Several residents raised similar concerns: potential loss of sunlight, reduced property values, increased traffic and noise, light pollution and the proximity of an up‑to‑45‑foot structure to backyards.

Commissioners pressed the applicant on the history of Title 30 zoning, nearby storage saturation and specific protections. Staff confirmed the obsolete H2 General Highway Frontage district did not carry forward in the current Title 30, obliging the applicant to seek a plan amendment and zone change for the proposed use. In response to neighborhood requests, the commission inserted conditions including: security gates near the residential edge (which public works said may trigger a traffic study), limited hours of operation (no hours between midnight and 6 a.m.), and a requirement that any exterior signage not mounted to the building come back before the Planning Commission for public review. The commission also required that the west elevation match the faux‑window treatment submitted to staff.

The commission recorded its motions on the record: Commissioner Gibson moved to approve the plan amendment (PA25700039), a motion that passed, and then moved to approve the zone change and use permit (items 10, 11 and 12) incorporating the added conditions; that motion also carried. Staff will forward the items to the Board of County Commissioners for final action on Dec. 3, 2025, and appeal rights were read for interested parties.

The applicant said she would continue outreach to neighbors and offered to meet about signage standards and gating locations before the BOCC hearing. The BOCC will take final action on Dec. 3, 2025.