Carson City Planning commission OKs State Street project

The Carson City Planning Commission recommended approval of a State Street residential development after adding some conditions to the project.

The Mills Landing planned unit development includes 105 attached single-family homes, ranging between 1,397 square feet and 1,460 square feet, each with garages and 20 foot driveways as well as an additional 60 guest parking spots.

It’s planned on 7.8 acres on State Street, between William and Long streets, on property that’s currently zoned commercial.

State Street Development LLC, the owner, represented by the designer, Manhard Consulting, requested a reduction in perimeter setbacks and in the minimum lot size, the use of a modified parking standard, and a special use permit to allow residential use.

The commission agreed to all of it, but not before requiring a change in the setback at the south end of the development.

PUDs require 20-foot setbacks so the developer had requested a reduction to 10-foot setbacks everywhere.

The north and west perimeters abut residences and open space, but the south perimeter is adjacent to an undeveloped commercial lot so city staff didn’t find in favor of a reduced setback there.

The commissioners concurred and Chris Baker, planning manager of Manhard Consulting, agreed to expand the utility easement on the south side from five to 10 feet, which with 10-foot backyards would create a 20-foot space between the homes and any future commercial development.

The commissioners also required the developer meet construction requirements for building on an earthquake fault line and State Street would be striped to create a right and left turn lane where it intersects William Street.

Much of the discussion and public comment centered around the development’s impact on traffic, specifically at the already busy William Street intersection, and concerns children living there would be endangered trying to cross the busy street to get to Mills Park.

“They’ll figure out the drainage and the culvert,” said John Everhart, a nearby resident, referring to other issues that had come up in the discussion. “The city says its on the radar screen, but how do we make sure it happens before this development gets done.”

Lee Plemel, community development director, said earlier making William Street safer for pedestrians and bicyclists is a priority for the city.

Patrick Pittenger, transportation manager, said a traffic study required of the developer didn’t show the development crossing any kind of threshold for change at the intersection other than creating two turn lanes.

“But it does present a challenge for the future,” said Pittenger, who said it’s too close to the traffic signal at Saliman Road to add a signal there.

Commissioner Victor Castro asked if State Street could be changed to a right-turn only, but Pittenger said only diverting the traffic attempting to go east on William Street elsewhere would negatively impact the commercial businesses there.

With the additional conditions, the commissioners voted 5-1 to recommend the plan to the Board of Supervisors for its approval.

Commissioner Walt Owens voted no and Commissioner Daniel Salerno was absent.

The commissioners also approved an SUP for Maverik Inc. to add a 21-foot high, 108-foot area sign for guiding trucks through a new weigh station being added at the Research Way gas station.

The commission also gave its OK to an SUP for an 8-unit apartment building, with 20 parking spaces and landscaping on a 14,375 square foot parcel, at 1770 Nichols Lane.