By Kelsey Penrose
In August, the Carson City (Nevada) Planning Commission voted to deny a proposed RV and boat storage facility off of Emerson Drive on the north side of Carson City.
The project proposal encompasses around 3.64 acres east of Emerson Drive and south of Louis Drive and includes up to 167 RV and boat storage spaces, including both covered and uncovered storage.
The triangle-shaped property has remained vacant since it was placed back on the market after it became a remnant of the freeway’s construction, and lies adjacent to it. The property also abuts residential homes, which is what led commissioners voting against the project.
Commissioner Greg Brooks was the sole voice in favor of the property, stating that there had been many years the property could have been developed according to its current land use, but it wasn’t.
He went on that he doesn’t believe all development is necessarily good development, but that he does like to see interesting project proposals that advance the economy.
Nearby residents said that the commercial use of the property, which was zoned residential at the time of the proposal, would not mesh well with the neighborhood, which commissioners ultimately agreed with.
During the planning commission meeting, applicant KLS Planning and Design Group’s John Krmpotic said he did not believe the project would have any effect on neighboring properties, as the project would have good management, good fencing, and surveillance — and a lack of people.
On Thursday, Carson City Supervisors acknowledged the shape of the property made it difficult for the zoned purpose of residential, especially when considering access.
Supervisor Curtis Horton said he believes the project is a good fit for the shape of the property and will benefit the neighborhood in the long run.
Against the proposal, Supervisor Lisa Schuette said she disagreed with making a change to the Master Plan, which would permanently change the use from residential to commercial. She also said she had concerns about flooding, and the fact that access to the project would be through the residential neighborhood.
Supervisor Maurice White said many of the RV and boat storage facilities within the city are adjacent to residential areas, and said infill development is a priority for the board.
Supervisors passed the Master Plan Amendment 3-2 with Giomi and Schuette voting against. This amendment changed the zoning from residential to community/regional commercial. They stipulated hours for the property must be from 7 a.m. to 7 p.m. each day, and that developers need to provide a privacy wall on the northern boundary adjacent to homes.
Following the master plan amendment, supervisors approved the ordinance on first reading to establish a Commercial Planned Unit Development (PUD) to change the zoning and receive a Special Use Permit (SUP) for the storage facility.
The ordinance change will need to return for a second reading by supervisors before it can be enacted.
Kelsey Penrose is a contributor to CarsonNOW.org.