Past meeting information is included below for reference only:
Washoe County Planning Commission Voted against our wishes
Tuesday, May 3, 6:00 p.m.
Tuesday, May 3, 6:00 p.m.
Background information on Jacob's projects: The Barber Brief
KEEP RESIDENTIAL MOGUL SAFE
This meeting was a success!
The Board of Adjustment voted against giving S3 grading permit. Thank you to all the residents of Mogul who took the time to make statements at the meeting and send letters to members of the board.
While the company does not have grading permit, some members of MNA have noticed grading occurring on the site and the removal of a historic marker. Please help us keep a lookout on this property. Take photos over time so we can compare them to previous photos. We may need these photos for documentation.
April 7 – 1:30 pm. County Board of Adjustment
April 14th will be a HUB meeting via Zoom where the developer has to present the warehouse plan to the public, zoom link still pending.
This meeting was a success!
The Board of Adjustment voted against giving S3 grading permit. Thank you to all the residents of Mogul who took the time to make statements at the meeting and send letters to members of the board.
While the company does not have grading permit, some members of MNA have noticed grading occurring on the site and the removal of a historic marker. Please help us keep a lookout on this property. Take photos over time so we can compare them to previous photos. We may need these photos for documentation.
April 7 – 1:30 pm. County Board of Adjustment
April 14th will be a HUB meeting via Zoom where the developer has to present the warehouse plan to the public, zoom link still pending.
Please note, this is the County, not the City anymore. We are starting all over where we were 2018 and can VOICE ALL OUR CONCERNS again! The advantage is that most of us vote in the County, so our voices will be heard even more.
Here is a message from one of our members, Barbara:
Reno Tahoe Business Park is the new name for the Mogul Road development that is possibly in escrow by local developer Blake Smith S3 Development. This is a replay of the Reno Gateway Business Park that Mogul residents contended with because of safety concerns. Now, on March 1, 2022, 6 pm, at the County Planning Commission, the developers are asking to rollback from the City of Reno to Washoe County. So far, it has been approved by TMRPA. On April 7, 1:30 pm there will be a request for cuts and fill from 25' deep to 3' fill. No mention has been made about safety of residents, the recreationalists, and visitors and how trucks will be routed. No mention of large vehicles being able to get up to speed on both the east and west bound short entrances and exits and safety concerns of the unmarked railroad crossing, icy 4th street curve at Lemming, the scale of our emergency services or any of the other issues. Please check on mogulneighborhoodassoc.org to contact county commissioners, and drop a note to Jeanne Herman, Ward 5 Commissioner for Mogul.
More from Barbara:
This is what I found in the minutes of the Washoe County Board of Adjustment, March 20, notes: April 7, 2022, Meeting (pg 8)
https://www.washoecounty.gov/csd/planning_and_development/board_commission/board_of_adjustment/2022/
"Mogul Road will provide access to the project area via one of two driveways on either side of the existing self-storage complex. The driveways are proposed to be 30’ wide and will connect to drive aisles designed to loop through the project site. All internal drive aisles depicted in the application, Exhibit E, are intended to be conceptual and will be formally designed in accordance with Washoe County design standards as individual projects are developed. The special use permit request is limited to grading; landscaping, parking and lighting requirements will be addressed with future permit requirements for build out of the project. Washoe County Engineering will require a detailed traffic study which will address driveway locations and turning movements, delivery truck patterns and movements, and provide recommendations on acceleration/deceleration lanes, storage lanes, and access control."
"Staff Findings (pg 10)
Staff Comment on Required Findings WCC Section 110.810.30, Article 810, Special Use Permits, requires that all of the following findings be made to the satisfaction of the Washoe County Board of Adjustment before granting approval of the request. Staff has completed an analysis of the special use permit application and has determined that the proposal is in compliance with the required findings as follows.
(a) Consistency. That the proposed use is consistent with the action programs, policies, standards and maps of the Master Plan and the Verdi Area Plan. Staff Comment: The proposed use of major grading is consistent with the action programs, policies, standards, and maps of the Master Plan with the conditions recommended in Exhibit A.
(b) Improvements. That adequate utilities, roadway improvements, sanitation, water supply, drainage, and other necessary facilities have been provided, the proposed improvements are properly related to existing and proposed roadways, and an adequate public facilities determination has been made in accordance with Division Seven. Staff Comment: The proposed use is to provide for future construction of industrial use types. There are no utility, sanitation, or water supply facilities necessary at this time. All required utilities and necessary improvements will be subject to future applicable permitting requirements.
(c) Site Suitability. That the site is physically suitable for a mix of industrial type uses, and for the intensity of such a development. Staff Comment: The proposed site is already substantially disturbed. The proposed grading will facilitate for the future development of industrial uses as allowed by the regulatory zone.
(d) Issuance Not Detrimental. That issuance of the permit will not be significantly detrimental to the public health, safety or welfare; injurious to the property or improvements of adjacent properties; or detrimental to the character of the surrounding area. Staff Comment: The proposed grading is subject to the conditions of approval as indicated in Exhibit A. Issuance of the permit will not be significantly detrimental to the public health, safety or welfare; injurious to the property or improvements of adjacent properties; or detrimental to the character of the surrounding area.
(e) Effect on a Military Installation. Issuance of the permit will not have a detrimental effect on the location, purpose or mission of the military installation. Staff Comment: There are no military installations within the notice area."
Reno Tahoe Business Park is the new name for the Mogul Road development that is possibly in escrow by local developer Blake Smith S3 Development. This is a replay of the Reno Gateway Business Park that Mogul residents contended with because of safety concerns. Now, on March 1, 2022, 6 pm, at the County Planning Commission, the developers are asking to rollback from the City of Reno to Washoe County. So far, it has been approved by TMRPA. On April 7, 1:30 pm there will be a request for cuts and fill from 25' deep to 3' fill. No mention has been made about safety of residents, the recreationalists, and visitors and how trucks will be routed. No mention of large vehicles being able to get up to speed on both the east and west bound short entrances and exits and safety concerns of the unmarked railroad crossing, icy 4th street curve at Lemming, the scale of our emergency services or any of the other issues. Please check on mogulneighborhoodassoc.org to contact county commissioners, and drop a note to Jeanne Herman, Ward 5 Commissioner for Mogul.
More from Barbara:
This is what I found in the minutes of the Washoe County Board of Adjustment, March 20, notes: April 7, 2022, Meeting (pg 8)
https://www.washoecounty.gov/csd/planning_and_development/board_commission/board_of_adjustment/2022/
"Mogul Road will provide access to the project area via one of two driveways on either side of the existing self-storage complex. The driveways are proposed to be 30’ wide and will connect to drive aisles designed to loop through the project site. All internal drive aisles depicted in the application, Exhibit E, are intended to be conceptual and will be formally designed in accordance with Washoe County design standards as individual projects are developed. The special use permit request is limited to grading; landscaping, parking and lighting requirements will be addressed with future permit requirements for build out of the project. Washoe County Engineering will require a detailed traffic study which will address driveway locations and turning movements, delivery truck patterns and movements, and provide recommendations on acceleration/deceleration lanes, storage lanes, and access control."
"Staff Findings (pg 10)
Staff Comment on Required Findings WCC Section 110.810.30, Article 810, Special Use Permits, requires that all of the following findings be made to the satisfaction of the Washoe County Board of Adjustment before granting approval of the request. Staff has completed an analysis of the special use permit application and has determined that the proposal is in compliance with the required findings as follows.
(a) Consistency. That the proposed use is consistent with the action programs, policies, standards and maps of the Master Plan and the Verdi Area Plan. Staff Comment: The proposed use of major grading is consistent with the action programs, policies, standards, and maps of the Master Plan with the conditions recommended in Exhibit A.
(b) Improvements. That adequate utilities, roadway improvements, sanitation, water supply, drainage, and other necessary facilities have been provided, the proposed improvements are properly related to existing and proposed roadways, and an adequate public facilities determination has been made in accordance with Division Seven. Staff Comment: The proposed use is to provide for future construction of industrial use types. There are no utility, sanitation, or water supply facilities necessary at this time. All required utilities and necessary improvements will be subject to future applicable permitting requirements.
(c) Site Suitability. That the site is physically suitable for a mix of industrial type uses, and for the intensity of such a development. Staff Comment: The proposed site is already substantially disturbed. The proposed grading will facilitate for the future development of industrial uses as allowed by the regulatory zone.
(d) Issuance Not Detrimental. That issuance of the permit will not be significantly detrimental to the public health, safety or welfare; injurious to the property or improvements of adjacent properties; or detrimental to the character of the surrounding area. Staff Comment: The proposed grading is subject to the conditions of approval as indicated in Exhibit A. Issuance of the permit will not be significantly detrimental to the public health, safety or welfare; injurious to the property or improvements of adjacent properties; or detrimental to the character of the surrounding area.
(e) Effect on a Military Installation. Issuance of the permit will not have a detrimental effect on the location, purpose or mission of the military installation. Staff Comment: There are no military installations within the notice area."
December 6, 6 pm - Link to TMRPA Submitted Materials
Washoe County Commission Chambers (and Online via Zoom)
1001 East Ninth Street, Reno, Nevada
Monday, December 6, 2021 6:00 p.m.
LINK TO ZOOM INFORMATION AND AGENDA
1001 East Ninth Street, Reno, Nevada
Monday, December 6, 2021 6:00 p.m.
LINK TO ZOOM INFORMATION AND AGENDA
December 9, 2 pm
The Truckee Meadows Regional Planning Advisory (TMRPA) will decide whether the former Reno Gateway Business Park will be in Washoe County.
In July 28, 2021, at Reno City Council, the council decided to remove these 28 acres from the City of Reno Sphere of Influence citing fire services at the primary reason. As a result, since this property is no longer in the under the City of Reno sphere of influence leaving it open to the more lax Washoe County planning commission. The county the owner (Riverview Estates LLC) have decided to resort back to the county where the property originated.
The developer has plans for a mini-warehouse project. This is similar to the retail/wholesale businesses that are so prevalent in the warehouse district near the airport.
It is time for the community to come out in force and ask pertinent questions about safety, accountability of the builder, and strength of the city vs. county permits. Will this developer just build and sell or will they contribute to the growing recreation areas, trailheads, historic significance of our area?
The December 6th meeting is a fact finding/ questioning meeting and the December 9th meeting the final decision of the Regional Planning Advisory.
The public has three opportunities to speak at the beginning, at the presentation, and end of the meeting. You may watch and input on zoom and make written comments to the TMRPA members.
Purchase of this property by Blake Smith, local developer appears to be contingent on this property coming under the jurisdiction of Washoe County. There are questions about whether city or county permits are more stringent.
TMRPA MEMBERS:
City of Reno Planning Commission: Peter Gower, Mark Johnson, Kathleen Taylor (At Large), Michelle Fournier, liason.
City of Sparks TMRPA Members: Evan Pritsos, Kyle West, Marilyn Kramer, Shelley Read. Washoe County: Kate Nelson, Francine Donshick (at Large), Sarah Chvilicek (District 5), Larry E. Chesney, (At Large), Kevin Burls, liaison (336-0255). County Building, 1001 E. 9th Street. Jeremy Smith, Director, TMRPA.org (775 225-0285)
The Truckee Meadows Regional Planning Advisory (TMRPA) will decide whether the former Reno Gateway Business Park will be in Washoe County.
In July 28, 2021, at Reno City Council, the council decided to remove these 28 acres from the City of Reno Sphere of Influence citing fire services at the primary reason. As a result, since this property is no longer in the under the City of Reno sphere of influence leaving it open to the more lax Washoe County planning commission. The county the owner (Riverview Estates LLC) have decided to resort back to the county where the property originated.
The developer has plans for a mini-warehouse project. This is similar to the retail/wholesale businesses that are so prevalent in the warehouse district near the airport.
It is time for the community to come out in force and ask pertinent questions about safety, accountability of the builder, and strength of the city vs. county permits. Will this developer just build and sell or will they contribute to the growing recreation areas, trailheads, historic significance of our area?
The December 6th meeting is a fact finding/ questioning meeting and the December 9th meeting the final decision of the Regional Planning Advisory.
The public has three opportunities to speak at the beginning, at the presentation, and end of the meeting. You may watch and input on zoom and make written comments to the TMRPA members.
Purchase of this property by Blake Smith, local developer appears to be contingent on this property coming under the jurisdiction of Washoe County. There are questions about whether city or county permits are more stringent.
TMRPA MEMBERS:
City of Reno Planning Commission: Peter Gower, Mark Johnson, Kathleen Taylor (At Large), Michelle Fournier, liason.
City of Sparks TMRPA Members: Evan Pritsos, Kyle West, Marilyn Kramer, Shelley Read. Washoe County: Kate Nelson, Francine Donshick (at Large), Sarah Chvilicek (District 5), Larry E. Chesney, (At Large), Kevin Burls, liaison (336-0255). County Building, 1001 E. 9th Street. Jeremy Smith, Director, TMRPA.org (775 225-0285)
Dear Mogul Neighbors,
Good evening.
My name is Blake Smith and I am the Managing Partner / Founder of S3 Development Company. S3 Development Company is a Locally owned Family Development Company, which has been doing business in Northern Nevada for over 30 years. Our Family is 5th Generation Nevadans and have lived in Northern Nevada for 99 years. I am pleased to announce that my son, Blake Jr, joined our Family’s firm 3 years ago to continue our Family’s legacy in Northern Nevada. S3 Development has developed many large-scale Residential, Commercial, Retail, Office and Apartments in Northern Nevada. All of our projects have been designed to raise the bar on development quality and aesthetics to continue to make Northern Nevada a better place to live.
As you may or may not know, S3 Development has APN 038-172-14 and 038-181-01 (the 27 Acres of land on the South Side of I-80 across from Mogul) in escrow and are processing the entitlements to begin development of the land. With these public meetings we would like to be good neighbors and meet with you, and others you may want to invite, to a meeting to show you our vision for the land and hear your comments. We have looked at past public hearings and spoken to others on concerns that people have expressed in the past on development of the land. We have taken those concerns into our Development Plan for the land and would like to take the time to show you what we are envisioning and also our preliminary drawings of the product that we planning to build. We have worked hard on finding a Product that we believe will be very appealing in Architecture and uses that are minimal in impacts to the area.
With the current crazy environment and Health Requirements we thought it best and easiest to have a Neighborhood Zoom meeting next Tuesday, September 14th at 5:30 p.m. in which we could present to everyone our vision. We are desirous to hold this meeting to hopefully subside any concerns of the development of this property and to hear any additional concerns of our community. Below is a Zoom link for the meeting and if you wish to invite others, please forward this on to them.
Many of you were at the City of Reno Council Meeting that we had last month on the project and before this Neighborhood meeting, we would like share a few clarifying points on the project:
As mentioned, our Family and Company have been a part of this community for many years with no intention to build something destructive or detrimental to our community. We always strive to build to the next level of Reno and we are sure that you will be pleased with what we intend to create on this property.
We look forward to speaking with you next week and are available in the interim if you have any questions.
Thank you,
Blake Smith
Good evening.
My name is Blake Smith and I am the Managing Partner / Founder of S3 Development Company. S3 Development Company is a Locally owned Family Development Company, which has been doing business in Northern Nevada for over 30 years. Our Family is 5th Generation Nevadans and have lived in Northern Nevada for 99 years. I am pleased to announce that my son, Blake Jr, joined our Family’s firm 3 years ago to continue our Family’s legacy in Northern Nevada. S3 Development has developed many large-scale Residential, Commercial, Retail, Office and Apartments in Northern Nevada. All of our projects have been designed to raise the bar on development quality and aesthetics to continue to make Northern Nevada a better place to live.
As you may or may not know, S3 Development has APN 038-172-14 and 038-181-01 (the 27 Acres of land on the South Side of I-80 across from Mogul) in escrow and are processing the entitlements to begin development of the land. With these public meetings we would like to be good neighbors and meet with you, and others you may want to invite, to a meeting to show you our vision for the land and hear your comments. We have looked at past public hearings and spoken to others on concerns that people have expressed in the past on development of the land. We have taken those concerns into our Development Plan for the land and would like to take the time to show you what we are envisioning and also our preliminary drawings of the product that we planning to build. We have worked hard on finding a Product that we believe will be very appealing in Architecture and uses that are minimal in impacts to the area.
With the current crazy environment and Health Requirements we thought it best and easiest to have a Neighborhood Zoom meeting next Tuesday, September 14th at 5:30 p.m. in which we could present to everyone our vision. We are desirous to hold this meeting to hopefully subside any concerns of the development of this property and to hear any additional concerns of our community. Below is a Zoom link for the meeting and if you wish to invite others, please forward this on to them.
Many of you were at the City of Reno Council Meeting that we had last month on the project and before this Neighborhood meeting, we would like share a few clarifying points on the project:
- We are not the Out of Town applicant that applied for a CUP and Site Plan Review that occurred in 2018, 2019 and 2020. We are buying the property from the prior applicant and currently have the property under contract and will be closing upon receiving the entitlements.
- We have, through various means, heard the concerns of 18-wheeler truck traffic using the Mogul Interchange. We respect these concerns and have designed the project with our Architects to have no “Dock High” 18-wheeler loading / unloading industrial buildings. Our Development Plan is to build Mini Storage and “Flex” buildings which include small offices and storage areas in small buildings. These buildings are typically small local businesses that use the space for their offices and inventory storage. Vehicles that would travel to this site would be traditional vehicles and smaller trucks, not 18-wheel cargo trucks. This is a much-needed product in our community and we strongly believe that you would be proud of the businesses that would come to the Mogul community.
- We are committed to this community and have the best intentions in mind for the Mogul community as well as the Reno community as a whole. We do not intend to destroy our beautiful landscape, only enhance it. We will share with you renderings of the buildings and theming of the project. This architecture is more expensive than standard Flex Space buildings, but we want both the community and travelers arriving to Northern Nevada to enjoy the views and architecture.
- The City of Reno has concluded that they do not wish to annex the land and be involved in the processing of the land any longer. They have concluded that they do not have the resources to service the area with Fire and Police and it is best for the land to stay in Washoe County Fire Protection (Fire Station in Mogul) and Sheriff’s territory. With this, our permitting will be done in the County going forward.
As mentioned, our Family and Company have been a part of this community for many years with no intention to build something destructive or detrimental to our community. We always strive to build to the next level of Reno and we are sure that you will be pleased with what we intend to create on this property.
We look forward to speaking with you next week and are available in the interim if you have any questions.
Thank you,
Blake Smith