City Planning Board Approves Plan for Carson Valley Meats Processing Plant for Second Time | Carson City Nevada News
Carson Valley Meats returned to the Carson City Planning Commission on Wednesday. The previous approval of the project was canceled due to problems noted at the city level.
The town planning commission voted in favor of the project with two added conditions: not to allow odors from the treatment of animals on the property line and no sound level greater than 80 decibels on the property line.
Commissioners voted 5 to 1, with Commissioner Nathaniel Killgore voting against.
According to Heather Ferris, Carson City staff have found that the proposed facility meets the necessary requirements for the special use permit.
Special use results can be found here starting on page 8.
Staff found that the proposal was in line with the master plan, would have little or no impact on traffic, would not overwhelm public services and facilities, would not be detrimental to public health or neighboring properties, and more.
The full staff report can be viewed here, which also covers approval conditions including specific drainage requirements, maximum number of animals allowed for harvest per week, the fact that manure must be removed within 24 hours of harvest, a requirement to have an annual review of water use, and more.
City staff determined that the wetlands on the property were outside of the project area and would not need additional regulations. The project occupies just over 10,000 feet of the property’s more than 4 acres.
Staff also said the project is outside the FEMA floodway, but should undertake grading to elevate the project area out of the flood zone. Staff said there is no risk of pollution entering the river or wetlands from the project location.
Manhard Consulting spoke on behalf of Carson Valley Meats at the meeting. They said many people have said that while they don’t disagree with a slaughterhouse in Carson City, they don’t agree with the location.
However, the spokesperson showed on a map that the planned project area is the specific area designated by Carson City for slaughterhouse use, located within the general industrial zoning.
Other businesses in the location include waste management, auto and body repair shops, a recycling facility, and more.
The nearest residences are 900 feet from the proposed project site, according to the proposal; those who oppose the project said it was too close for the project site and should be moved outside the city limits.
Commissioner Richard Perry said it was always a tough decision when there were residential areas versus an industrial area.
Perry visited the Wolf Pack Meats facility on Monday to learn more about Charming Slaughterhouses. He said the people who use the facility are small ranchers who do not use large trucks but rather vans and horse trailers. He said there was no odor involved except inside the butcher’s room which he said “smelled like a butcher’s shop”.
Perry also said there were residences within 500 feet of the facility and asked if there were any complaints from neighboring residences and was told there weren’t any.
Perry said he believes it won’t affect local residences based on the tour of the Wolf Pack Meats facility.
Commissioner Teri Preston said she and the rest of the board take their positions very seriously.
Preston said the Villa Sierra mobile home park is nearby but is two football pitches away. She said that one of the conditions of the installation is to modernize the sewage system. She said the mobile home park has issues with its sewage system and this upgrade would allow them to continue living in their homes without sewage back-up issues.
Preston also said that many of the issues concerning residents have to do with the facilities where the livestock reside, which Carson Valley Meats is not.
“This is not a feedlot. It’s not a stockyard, ”Preston said.
Preston also clarified that the reason the project was not approved in Douglas County was because there was no infrastructure and no sewer hook-ups unlike Carson City, which is also why the project would not be feasible in the county of Lyon.
Vice President Jay Wiggins has requested that a condition be added to require that a limit set in decibels not be recorded above the property line.
President Charles Borders Jr. said he believes requiring an annual review will provide the commission with a mechanism through which it can ensure Carson Valley Meats meets all of its requirements.
Commissioner Nathaniel Killgore said he was impressed with what the developers overcame. Killgore said he asked the developers to add an indoor waiting area as well as an indoor unloading area and praised the developers for agreeing and implementing these, but he is still against the project because of residents who expressed their opposition to the project.
Public comments lasted nearly two hours, with around 50 people speaking both for and against the proposal.
Those who were against the project cited reasons including concerns about sounds and smells, a potential decrease in property values, location near residences, etc.
“This project is clearly detrimental to use, peaceful enjoyment, property values and future development,” said Chris Carver, Carson City resident. “Not a letter supporting this project has come from residents immediately adjacent to this project. Not one.”
Those in favor of the project said they were in favor because of Carson Valley Meats’ track record, the move towards farm-to-table, the need for local producers to be able to process their livestock, etc.