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Planning commission denies Jensen Precast height and silo variance after neighbors raise dust, traffic and health concerns
Summary
The Boulder City Planning Commission on April 16 denied a developer's request to raise building height and add three silos at 1501 Industrial Road after residents and nearby business owners cited dust, truck traffic and health risks; the applicant said the process would be enclosed and regulated by air-quality authorities.
Boulder City — The Planning Commission voted April 16 to deny a variance request from Jensen Precast that would have increased part of a 49,000-square-foot industrial building to roughly 30 feet and allowed three silos up to 38 feet tall at 1501 Industrial Road.
City planner Nikisha Lyons told the commission the application sought a vertical addition of about 1,250 square feet and silos that exceed the commercial manufacturing district's 25-foot height limit; the request was noticed and staff summarized five written public comments opposing the variance.
The applicant, speaking for Jensen Precast, said the proposed operation would use a closed material-delivery system and produce composite molded products rather than traditional cement. “There’s no cement on-site. There’s no plans for that,” Ryan Black said, adding the company expects to be regulated by the Clark County Department of Air Quality and the Nevada Department of Environmental Protection and to submit required stormwater controls.
Neighbors and nearby business owners told commissioners the site is too near residences, a veterans home and specialty businesses sensitive to dust and chemical contamination. Jim Parsons, who said he owns Parsons Auto Body directly behind the property, told the commission he worried about “the mess that can be created” and about dust settling on customers’ vehicles. Michael Wells, owner of Canyon Trail RV Park, said increased truck traffic and dust would harm his business and local restaurants that depend on visitors.
Other commenters raised similar concerns about silica and fly ash in material shipments and questioned whether the height increase was necessary to operate. Some speakers suggested alternative locations, such as El Dorado Valley, more removed from homes and small businesses.
Commissioners asked detailed questions about emissions controls, washout procedures, the number and timing of truck deliveries, and community outreach. The applicant said materials would be blown into silos through closed tubes, mixed inside the building, and that construction would include paving to reduce wind-borne dust. “We don’t have washout,” the applicant said, adding any chemical cleaning would be captured and disposed of properly.
After public comment concluded, a commissioner moved to deny variance V-25-682 on the staff findings; the motion was seconded and the commission approved the denial.
The denial keeps the 25-foot height limit in place for the property and requires the applicant to either alter its development plans to conform or to pursue other locations or design adjustments. The commission record includes staff notes that the FAA review may produce additional requirements because the site is close to the municipal airport.
