Carson City Planning Commissioners deny proposed RV, Boat Storage project off Emerson
Submitted by Kelsey Penrose on Sat, 08/31/2024 - 2:16pm
On Wednesday, the Carson City Planning Commission voted to deny a proposed Boat and RV Storage project located off of Emerson Drive.
The project would span 3.64 acres east of Emerson and south of Louis Drive and would include up to 167 RV and boat storage spaces, including both covered and uncovered.
The triangle-shaped property is adjacent to the freeway and was a remnant of its construction.
The property also abuts residential homes.
It was its proximity to residences that led to commissioners voting against approval.
“I think it’s, for lack of a better term, a wedge into the neighborhood,” said Commissioner Vern Krahn.
While the majority of the board agreed with Krahn, Commissioner Greg Brooks supported the proposal and did not “have any issues with the findings.”
“I understand that this is a change in the use designation of the land, and I’m sensitive to homeowners feeling that nobody wants to see their neighborhood change,” Brooks said. “But there have been many, many years this property could have been developed according to its current land use designation and it wasn’t.”
Brooks continued that while he does not believe all development is necessarily good development, he likes to see “interesting project proposals” which advance the economy.
Neighbors provided feedback to the Planning Commission that they did not believe a commercial use of the property, which is currently zoned residential, would mesh well with the neighborhood.
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.
“It’s a very sleepy level of activity,” Krmpotic said.
Neighbor Eric Antila said they were concerned with the density of vehicles on the property as it pertains to the amount of fuel being stored on the property, which he believes would be a potential hazard.
He was also concerned that “resourceful” homeless individuals would hide in the RV and boats stored on property, which would “change the nature of the neighborhood.”
“It’s a very safe, quiet neighborhood,” Antila said. “We’re not excited about it turning commercial.”
Neighbor Reese Keaton said years ago, the Ford dealership asked for the same property to be developed into additional car storage, but was denied. Following the denial, the access from Old Hot Springs Road was taken by NDOT, which leaves the only access way to the property from Emerson.
“I’m sorry to say it, but most RV people aren’t that smart,” Keaton said. “They’re not going to be able to make that turn (onto Emerson) when they come under the freeway because they won’t see it.”
This would then lead to RV drivers coming into the residential neighborhood to find access to the storage facility, Keaton said.
Keaton also said he knows that there will be “nefarious people” living in the RV storage park if they’re allowed to park there.
Commissioner Teri Preston said she believed people would maybe have less of an issue if it was mini-storage versus RV and boat storage.
However, Planning Manager Heather Ferris said under current code, mini-storage is only allowed if there is a retail requirement with an office on site with staffing.
“Plus, I think it would make it a little less compatible with people coming in and out for retail,” Ferris added.
Commissioner Ellen DeChristopher agreed that the property should be left in residential zoning, especially considering the growing need of housing in the region.
Commissioners voted to deny the proposed project 5-1, with Brooks voting against and Commissioner Nathaniel Killgore absent.
The project will now go to the Carson City Board of Supervisors on appeal.
