Planning Commission approves Comfort Plumbing site plan after landscaping and screening compromise

The Nevada City Planning Commission on the motion approved a site-plan and architectural review for Comfort Plumbing, a proposal to convert an existing metal storage building at 371 Railroad Avenue into offices and limited storage for the company.

City Planner Jessica Hankins told commissioners the project would add roughly 1,886 square feet of office space, create a horseshoe driveway with two access points, pave a parking area for eight stalls (with overflow allowed on gravel), and install screening for outdoor storage. Staff concluded the project is consistent with the municipal code, recommended a categorical CEQA exemption, and recommended approval with conditions, including lighting and screening requirements.

Much of the meeting’s discussion focused on how to meet the code requirement for screening outdoor contractor storage along the public frontage without creating a permanent, visually intrusive fence. Hankins said the code requires solid screening for outside storage and noted the existing chain-link fence would need to be relocated off the public right of way. She also pointed to dark‑sky compliant lighting and a planting requirement measured from the back of sidewalk in the municipal code.

Commissioners and the applicant debated alternatives to a solid wood or slatted fence. Commissioner Amy (assigned as the liaison) and other commissioners proposed a living screen — for example, star jasmine or similar vigorous vine planted along the relocated fence — as a lower‑cost, low‑maintenance option that would meet the intent of the screening requirement while avoiding an opaque, long‑term fence. Hankins said staff would work with Public Works to resolve encroachment, fire‑safety, irrigation and maintenance questions.

The commission approved the site plan, architectural review and tree removals with the conditions recommended in the staff report and with an explicit recommendation that a living screen (star jasmine or an equivalent) be used along the fence subject to review by the liaison. The liaison will work with city staff and the applicant to finalize the right‑of‑way landscaping plan, reconcile municipal code measurement and Public Works requirements, and confirm any required maintenance and fire‑safety measures.

The commission’s action allows the applicant to proceed with final engineering and building‑permit submittals once the liaison and staff resolve outstanding right‑of‑way details. "I'll be the liaison," Commissioner Amy said during the meeting, volunteering to coordinate with staff and the applicant on the plant selection and placement.

What happens next: the applicant will submit final plans and condition‑of‑approval responses to city staff and, per the conditions, will coordinate the landscaping and encroachment details with the assigned liaison before final permits are issued.