NV - Reno: Reno City Planning Commission

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Reno City Planning Commission

Commissioners Mark Johnson, Chair 326-8864

Britton Griffith, Vice Chair 326-8858 John Marshall 326-8863 Peter Gower 326-8860 Paul Olivas 326-8861 Ed Hawkins 326-8862 Kevin Weiske 326-8859

Posting: This agenda has been physically posted in compliance with NRS 241.020(3)(notice of meetings) at Reno City Hall One East First Street, Washoe County Downtown Reno Library 301 South Center Street, Evelyn Mount Northeast Community Center 1301 Valley Road, McKinley Arts and Culture Center 925 Riverside Drive, Reno Municipal Court One South Sierra Street, Washoe County Administration Building 1001 East 9th Street and Reno-Sparks Convention and Visitors Authority 4001 South Virginia Street, Suite G. In addition, this agenda has been electronically posted in compliance with NRS 241.020(3) at http://www.reno.gov, and NRS 232.2175 at https://notice.nv.gov/.

Accommodation: Reasonable efforts will be made to assist and accommodate physically disabled persons attending the meeting. Please contact the Community Development Department at (775) 334-2576 in advance so that arrangements can be made.

Tagged Passions:disability, conventions, legal, compliance, arts, streets, downtown, development, community center, Development, community development, library, and court

Support Materials: Staff reports and supporting material for the meeting are available at the City Clerk's Office. Please contact Ashley D. Turney, City Clerk, 1 East 1st Street, Reno, NV 89505, (775) 334-2030; turneya@reno.gov. Staff reports and supporting materials are also available on the City's website at http://www.reno.gov/meetings. Pursuant to NRS 241.020(6), supporting material is made available to the general public at the same time it is provided to the Planning Commission.

No additional detail provided

Tagged Passions:boards and commissions, materials, streets, and planning

Order of Agenda: A time listed next to a specific agenda item indicates that the specific item will not be heard before that time it does not indicate the time schedule of any other items. Items on the agenda may be taken out of order and the public body may combine two or more agenda items for consideration. The Planning Commission may remove an item from the agenda or delay discussion relating to an item on the agenda at any time.

Tagged Passions:boards and commissions and planning

Public Comment: A person wishing to address the Reno City Planning Commission shall submit a Request to Speak form to the Secretary. Public comment, whether on action items or general public comment, is limited to three (3) minutes per person. Unused time may not be reserved by the speaker, nor allocated to another speaker. No action may be taken on a matter raised under general public comment until the matter is included on an agenda as an item on which action may be taken. The presiding officer may prohibit comment if the content of the comments is a topic that is not relevant to, or within the authority of, the Planning Commission, or if the content is willfully disruptive of the meeting by being irrelevant, repetitious, slanderous, offensive, inflammatory, irrational or amounting to personal attacks or interfering with the rights of other speakers. Any person making willfully disruptive remarks while addressing the Reno City Planning Commission or while attending the Reno City Planning Commission meeting may be removed from the room by the presiding officer, and the person may be barred from further audience before the Reno City Planning Commission during that session of the Reno City Planning Commission. See, Nevada Attorney General Opinion No. 00-047 (April 27, 2001); Nevada Open Meeting Law Manual, 8.05.

No additional detail provided

Tagged Passions:boards and commissions, legal, and planning

Agenda Reno City Planning Commission December 6, 2018

Appeal Process: Any final action (not including recommendations) or failure to take action by the Planning Commission may be appealed to the Reno City Council by the applicant, the Mayor or a City Council Member, or any person who is aggrieved by the action or inaction. An appeal (together with fees) must be filed with the City Clerk within ten calendar days starting on the day after written notice of the action is filed with the City Clerk, and if the tenth calendar day falls on a weekend or holiday when the Clerk's office is not open, the appeal may be filed on the next business day. Watch Meetings: Planning Commission meetings are streamed online when the Commission is in session in Council Chamber at http://www.reno.gov/meetings and broadcast on Charter Channel 194.

Tagged Passions:boards and commissions, business, council, holiday, and planning

1
Pledge of Allegiance

2
Roll Call

3
Public Comment (This item is for either public comment on any action item or for any general public comment.)

4
Approval of Minutes (For Possible Action)

No additional detail provided

4.1 Reno City Planning Commission - Regular - Oct 17, 2018 6:00 PM (For Possible Action)

5 City Council Liaison Reports

Tagged Passions:boards and commissions, council, and planning

6
Public Hearings Any person who has chosen to provide his or her public comment when a Public Hearing is heard will need to so indicate on the Request to Speak form provided to the Secretary. Alternatively, you may provide your comment when Item 3, Public Comment, is heard at the beginning of this meeting.

Tagged Passions:hearing

6.1 Staff Report (For Possible Action): Case No. LDC19-00015 (Sonic at Neil) - A request has been made for special use permits to allow for: a) the construction of a 2,348 square foot restaurant with a drive-through facility; b) a reduction of the required minimum floor area ratio (FAR) from 33 to 9 ; c) operations between the hours of 11:00 p.m. and 6:00 a.m.; and d) commercial development on a site that is located within 300 feet of a primary/secondary school. The 1.36 acre site is located on the east side of South Virginia Street, 185 feet north of its intersection with Neil Road in the Mixed Use/Convention Regional Center/General Mixed Use (MU/CRC/GMU) zone. The site has a Master Plan land use designation of Suburban Mixed-Use (SMU). kwc [Ward 3]

Tagged Passions:conventions, restaurants, commercial, streets, education, development, Development, construction, and facility

Agenda Reno City Planning Commission December 6, 2018

No additional detail provided

Tagged Passions:boards and commissions and planning

6.2 Staff Report (For Possible Action): Case No. LDC17-00045 (The Cottages at Comstock) - A request has been made for: 1) a tentative map to develop 282 single family attached townhomes; and 2) special use permit for: a) hillside development; and b) grading that results in cuts greater than 20 feet and fills greater than ten feet. The 35.02 acre subject site is comprised of five parcels located west of Comstock Drive and northeast of the Union Pacific rail line. The zoning districts are Single Family (4,000 square feet) Single Family (6,000 square feet) and Single Family (15,000 square feet) and the site has Master Plan land use designations of Single Family Residential and Mixed Neighborhood. bjo [Ward 4]

Tagged Passions:transportation, property, development, grading, Development, neighborhood, and zoning

6.3 Staff Report (For Possible Action): Case No. LDC19-00012 (Stonegate Phase 1) - A request has been made for: 1) subdivision into Super Pad parcels through a series of sequential parcel maps, utilizing the criteria for review of a tentative map, for StoneGate Phase 1; and 2) a special use permit for development activities including grading and master infrastructure construction activities within Phases 1, 2, 3, 5 and Town Center that will result in: a) grading that will result in cuts greater than 20 feet in height and fills greater than ten feet in depth; and b) the disturbance of major drainageways. The 1,143 acre site is located on the northwest and southwest sides of the US-395/White Lake Parkway interchange and has a zoning designation of Planned Unit Development StoneGate. hrm [Ward 4]

Tagged Passions:subdivision, property, development, grading, Development, construction, and zoning

7
Truckee Meadows Regional Planning Liaison Report

No additional detail provided

Tagged Passions:planning

8
Staff Announcements

8.1 Report on status of Planning Division projects.

Tagged Passions:planning

8.2 Announcement of upcoming training opportunities.

No additional detail provided

Tagged Passions:training

8.3 Report on status of responses to staff direction received at previous meetings.

8.4 Report on actions taken by City Council on previous Planning Commission items.

Tagged Passions:boards and commissions, council, and planning

9
Commissioner's Suggestions for Future Agenda Items (For Possible Action)

No additional detail provided

10
Public Comment (This item is for either public comment on any action item or for any general public comment.)

No additional detail provided

11
Adjournment (For Possible Action)

No additional detail provided

IF THE MEETING GOES BEYOND 11:00 PM, THE PLANNING COMMISSION MAY POSTPONE REMAINING ITEMS.

MINUTES Regular Meeting Reno City Planning Commission

Tagged Passions:boards and commissions and planning

Commissioners Mark Johnson, Chair 326-8864

Britton Griffith, Vice Chair 326-8858 John Marshall 326-8863 Peter Gower 326-8860 Paul Olivas 326-8861 Ed Hawkins 326-8862 Kevin Weiske 326-8859

1
Pledge of Allegiance

Commissioner Weiske led the Pledge of Allegiance.

2
Roll Call

Attendee Name Title Status Arrived Mark Johnson Chairman Present Britton Griffith Vice-Chair Absent Ed Hawkins Commissioner Present Peter Gower Commissioner Present John Marshall Commissioner Present Paul Olivas Commissioner Absent Kevin Weiske Commissioner Present The meeting was called to order at 6:04 PM.

3
Public Comment

Danny Cleous expressed concerns regarding Prada Ranch and development in the North Valleys.

Tagged Passions:development and Development

Denise Ross expressed concerns regarding Prada Ranch.

Tammy Holt-Still expressed concerns regarding Prada Ranch.

Michael Pitkin discussed discrimination issues. Michelle Clark used a PowerPoint presentation to discuss clarifications regarding her previous special use permit request for Las Cascadas. Mike Harris discussed the previous special use permit request for Las Cascadas Event Center. 4.1 M in ut es A cc ep ta nc e: M in ut es o f O 7, 2 6: 00 P M (A pp ro va l o f M inu tes )

Tagged Passions:discrimination and events

Minutes Reno City Planning Commission October 17, 2018

No additional detail provided

Tagged Passions:boards and commissions and planning

4
Approval of Minutes (For Possible Action)

No additional detail provided

4.1 Reno City Planning Commission - Regular - Sep 19, 2018 6:00 PM (For Possible Action) 6:23 PM

It was moved by Commissioner Hawkins, seconded by Commissioner Marshall, to approve the minutes. The motion carried unanimously with five (5) commissioners present.

Tagged Passions:boards and commissions and planning

RESULT: ACCEPTED [UNANIMOUS] MOVER: Ed Hawkins, Commissioner SECONDER: John Marshall, Commissioner AYES: Johnson, Hawkins, Gower, Marshall, Weiske ABSENT: Britton Griffith, Paul Olivas

5 City Council Liaison Reports (Commissioner Marshall absent at 6:23 p.m.) Nothing to report.
Tagged Passions:council

6
Proclamation

6.1 Proclamation declaring the month of October 2018 as Community Planning Month - Claudia Hanson, Planning Manager, Community Development Department, and Angela Fuss, American Planning Association. 6:24 PM (Commissioner Marshall present at 6:26 p.m.) Claudia Hanson, Planning Manager, presented the proclamation to Angela Fuss with the American Planning Association.
Tagged Passions:manager, recognition, development, Development, planning, and community development

Ms. Fuss recognized Commissioner Weiske for receiving the 2018 Citizen Planner award.

No additional detail provided

Tagged Passions:recognition

7
Public Hearings

Tagged Passions:hearing

7.1 Staff Report (For Possible Action): Case No. LDC19-00005 (Storwise in Reno) - A request has been made for a special use permit to allow for: 1) the construction of a mini warehouse with outdoor storage; and 2) cuts deeper than 20 feet in height and fills greater than ten feet in height. The 6.69 acre site is located 2,125 feet west of the intersection of North Virginia Street and West Golden Valley Road in the Mixed Use/North Virginia Transit Corridor (MU/NVTC) zone. The site has a Master Plan land use designation of Industrial. bjo [Ward 4] 6:30 PM

4.1 M in ut es A cc ep ta nc e: M in ut es o f O 7, 2 6: 00 P M (A pp ro va l o f M inu tes )
Tagged Passions:streets, corridor, construction, and industrial

Minutes Reno City Planning Commission October 17, 2018

Derek Kirkland, Wood Rodgers, gave an overview of the project. (PowerPoint presentation attached.) Brook Oswald, Associate Planner, presented the staff report.

Tagged Passions:boards and commissions and planning

Commissioners Marshall and Johnson had no disclosures. The remaining commissioners present disclosed that they visited the site and/or spoke with the applicants representative.

No additional detail provided

At this time Chair Johnson opened public comment for this item.

Suzanne Robbins expressed concerns regarding the proposed mini storage.

Tammy Holt-Still expressed concerns regarding stormwater issues.

Hearing and seeing no further public comment requests, Chair Johnson closed public comment.

Tagged Passions:hearing and stormwater

Mr. Oswald answered questions from Commissioner Hawkins explaining the function of underground retention.

Janelle Thomas, Senior Civil Engineer, answered questions from Commissioner Weiske regarding Condition No. 7 and explained that the infiltration test is required because there is an infiltration component to the design being proposed. If there were additional locations for expanding the facility, there would have to be additional testing done. Ms. Thomas stated that she does not know if there will be multiple sites, but they will see that when the applicant comes in with their final plans.

Tagged Passions:sites and facility

Commissioner Weiske stated that lack of information and amount of guessing is what is making it difficult for him to make the findings.

Mr. Kirkland explained for Commissioner Weiske the phasing of the project. The applicant is intending to build this project in one phase. Jillian Wilbrecht, Wood Rogers, explained the design of the infiltration system for Commissioner Weiske and confirmed that there will not be a wash rack or dump station. Ms. Thomas explained for Commissioner Gower that staff uses criteria from the standards that are in place for this type of facility. Commissioner Gower discussed the challenge of the position the Planning Commission is 4.1 M in ut es A cc ep ta nc e: M in ut es o f O 7, 2 6: 00 P M (A pp ro va l o f M inu tes )

Tagged Passions:boards and commissions, planning, and facility

Minutes Reno City Planning Commission October 17, 2018

in to make findings without having the design of the proposed facility.

Tagged Passions:boards and commissions, planning, and facility

Ms. Thomas stated that she is familiar with the type of facility the applicant is proposing. It will require an O M manual, it will be privately operated and maintained, and the applicant will be responsible for making sure that it remains functional.

Mr. Kirkland described for Chair Johnson the non-RV storage buildings. He also confirmed that they will not have any pole lights on the site but will use low mounted lights on timers shining on the drive isles. Mr. Oswald confirmed for Commissioner Weiske that there are not currently conditioned hours. He explained that the applicant has in their application hours from 7:00 a.m. to 9:00 p.m., seven days a week. Commissioner Hawkins expressed concern about the interceptor and anything that might flow into the vault. Commissioner Weiske suggested the addition of Condition No. 17 for hours of operation stating that Sunday to Saturday business hours are limited to 7:00 a.m. to 9:00 p.m.

Tagged Passions:business, pole, and facility

Commissioner Hawkins expressed support for a continuance until the Planning Commission can see some plans on what the vault and interceptor will look like and how it will function.

Commissioner Marshall suggested the addition of Condition No. 18 for the lighting requirements and stated that he is less troubled about the infiltration vault.
Tagged Passions:boards and commissions and planning

Commissioner Gower stated that he is not in favor of continuing projects, but in this case more information is needed.

No additional detail provided

Claudia Hanson, Planning Manager, stated that the design must meet current standards in place that are reviewed by technical staff who are experts in this field. If it does not meet the standards, the permit will not be issued. She asked Ms. Thomas to explain their review process.

Ms. Thomas explained the review process and stated that staff will make sure that the proper tests are completed prior to issuance of any building or construction permits for this site. If standards are not met, the permit will not be approved. Commissioner Gower expressed confidence in the City of Reno staff but cannot make a decision on this without the information he is requesting. He stated that he is asking to 4.1 M in ut es A cc ep ta nc e: M in ut es o f O 7, 2 6: 00 P M (A pp ro va l o f M inu tes )
Tagged Passions:manager, construction, and planning

Minutes Reno City Planning Commission October 17, 2018

see a design of a dry well so he can understand what it looks like and how it functions. If all the Planning Commission is going to be told is that staff is confident in the technology, then he is ready to deny the project. Chair Johnson stated that a decision needs to be based on findings and if we can't make a finding then we need to be specific as to what that is to give direction to move forward.

Tagged Passions:boards and commissions, Technology, technology, and planning

Commissioner Marshall stated that if a commissioner feels they need additional information on a critical element of a project, we should show some deference and support a continuance to get the information.

No additional detail provided

Chair Johnson agreed but re-stated that a continuance needs to be based on not having enough information needed to make a finding.

Commissioner Gower stated that he needs the information he requested to make finding f related to environmental findings, particularly pollution. He stated that he needs that information to know how this system functions in relation to this project particularly related to storm water runoff from vehicles, potential discharges from vehicles, and from stored materials on the site. How does an underground facility function, how does it retain storm water flows, does it infiltrate potentially harmful pollutants; that is the kind of information needed to make finding f.

No additional detail provided

Tagged Passions:utility, materials, Utility, commercial, environment, facility, stormwater, and water

Mr. Kirkland stated for the record that the applicant agrees to a time waiver and will bring back the information being requested.

It was moved by Commissioner Marshall, seconded by Commissioner Hawkins, to continue this item to the November 15 meeting. The motion carried unanimously with five (5) commissioners present.

RESULT: CONTINUED [UNANIMOUS] MOVER: John Marshall, Commissioner SECONDER: Ed Hawkins, Commissioner AYES: Johnson, Hawkins, Gower, Marshall, Weiske ABSENT: Britton Griffith, Paul Olivas

4.1 M in ut es A cc ep ta nc e: M in ut es o f O 7, 2 6: 00 P M (A pp ro va l o f M inu tes )

Minutes Reno City Planning Commission October 17, 2018

No additional detail provided

Tagged Passions:boards and commissions and planning

7.2 Staff Report (For Possible Action): Case No. LDC19-00006 (The Human Bean) A request has been made for special use permits to allow for: 1) a drive-through coffee kiosk; and 2) alternative building orientation. The 0.28 acre site is located within an existing 7.94 acre shopping center on the northwest corner of Kietzke Lane and Moana Lane within the Mixed Use/Convention Regional Center/Tourist Commercial (MU/CRC/TC) zone. The site has a Master Plan land use designation of Suburban Mixed-Use (SMU). skr [Ward 2] 6:34 PM - Item Pulled

This item was pulled due to a noticing error. This project will be rescheduled and re- noticed for the November 7, 2018 Planning Commission meeting.
Tagged Passions:boards and commissions, conventions, commercial, and planning

7.3 Staff Report (For Possible Action - Recommendation to City Council): Case No. TXT18-00001 (Adult Business Ordinance) - This is a request for an amendment to Title 18 of the Reno Municipal Code: Chapter 8, Article II Permitted Uses and Use Regulations , Section 18.08.202 Titled Additional Regulations for Principal Uses regarding adult uses to restate regulatory rationale, regulate signs, alcohol use, businesses dealing in sexually expressive materials and sexual devices, and amend operational requirements of adult businesses; and Chapter 24, Article II Titled Definitions of Words, Terms and Phrases , Section 18.24.203.200 Titled Adult Business to add new definitions and modify existing definitions, and other matters properly relating thereto. 7:22 PM

Claudia Hanson, Planning Manager, gave an overview of the ordinance. (PowerPoint presentation attached.) The commissioners present disclosed that they visited or are familiar with the sites, received emails, and/or spoke with the applicant's representative.
Tagged Passions:alcohol, business, materials, council, manager, ordinance, sites, planning, and regulation

At this time Chair Johnson opened public comment for this item.

Peter Vandenberg spoke in favor of the Council's recommendation.
Tagged Passions:council

Velma Shoals stated that they have no problem with The Wild Orchid.

Mark Thurman spoke in opposition of the text amendment.

Christina Boretsky stated that she has no problems with The Wild Orchid.

Jabe Montesanto spoke in opposition of the text amendment. John Silva spoke in opposition of the text amendment. 4.1 M in ut es A cc ep ta nc e: M in ut es o f O 7, 2 6: 00 P M (A pp ro va l o f M inu tes )

Minutes Reno City Planning Commission October 17, 2018

No additional detail provided

Tagged Passions:boards and commissions and planning

Ms. Brown spoke in opposition of the text amendment and has no problems with The Wild Orchid.

Louis Test spoke in opposition of the text amendment and argued against the claims of negative secondary effects. If there are problems, they should be addressed through the licensing process and not zoning. Michele Jann spoke in opposition of the text amendment and discussed the potential negative impacts to the employees. Shane McPherson spoke in opposition of the text amendment. Thomas Reshke spoke in opposition of the text amendment. Dave Matzen spoke in opposition of the text amendment. Jeremy Cronick spoke in opposition of the text amendment. Jennifer Curtis spoke in opposition of the text amendment and relocating the Men's Club. Calls for service are mostly due to homeless and mentally ill. Gregory Rocke spoke in opposition of the text amendment and argued against the claims of negative secondary effects. Dean Richardson spoke in opposition of the text amendment. Lindsay Busseuil spoke in opposition of the text amendment. Loretta Hall spoke in opposition of the text amendment. Patrick Coleman spoke in opposition of the text amendment. Cassandra Foster spoke in opposition of the text amendment. Christine Carter spoke in opposition of the text amendment. Jillian Foreman spoke in opposition of the text amendment. The following people submitted comment cards in opposition but did not wish to speak: Daniella Khabbazi; Tino Ragone; Kayla Jones; Andrexia Robinson; Kari Anne Oakes; 4.1 M in ut es A cc ep ta nc e: M in ut es o f O 7, 2 6: 00 P M (A pp ro va l o f M inu tes )

Tagged Passions:mental health, zoning, and homeless

Minutes Reno City Planning Commission October 17, 2018

Taylor Cox; Nicole Higginbotham; Shelby Pristow; Ziah Cruz; Patricia Johnson; Meliah Harger; Julianne MacLean; Kirk Hill; Madison Dirickson; Athena Chapela; Anna Otts; Shana Petersen; Mariah Smith; Dillan Billingsley; Kennedy Brown; Steve Cokor. Hearing and seeing no further public comment requests, Chair Johnson closed public comment.

Tagged Passions:boards and commissions, hearing, and planning

(Chair Johnson called for a recess at 8:39 p.m. The meeting resumed at 8:55 p.m.)

Ms. Hanson confirmed for Commissioner Weiske that proposed changes to Title 18 are not causing businesses to shut down. The three primary changes are related to signs, prohibition of alcohol in non-conforming areas, and the non-conforming location is a five year amortization period. At the end of the five year amortization period those businesses would have to relocate. She also clarified that the public schools east of Rock Boulevard are zoned Public Facility. Joe Henry, Senior Code Enforcement Officer, confirmed for Commissioner Hawkins that they do not have any data available for tonight on calls for service.

Tagged Passions:alcohol, business, streets, education, codes enforcement, zoning, and facility

Commissioner Weiske stated that the elimination of alcohol for these non-conforming businesses in 12 months is too short. For a business to find property to purchase, go through design and construction, and open in a new location would probably be a 24 to 36 month process. If the city is asking these businesses to relocate, why would we want to handcuff them in any way until they do relocate? A 24 to 36 month period at a minimum would be more appropriate if City Council stays with the five year amortization for them to relocate.

Ms. Hanson explained for Commissioner Gower that changing from a one year to a 36 month amortization period for removing alcohol would give the business owners the opportunity to move their businesses to a conforming location and maintain alcohol sales. It would also further exacerbation the secondary effects in the non-conforming locations if that period were extended.

Tagged Passions:alcohol, business, council, property, purchasing, construction, and sale

Ms. Hanson responded to questions from Chair Johnson regarding the required change to signage and stated that staff has not measured the signs to determine how much out of conformance they are with the proposed industrial signage.

Commissioner Gower noted that electrically activated signs would not need to be included in the longer amortization period.

Tagged Passions:signage, advertising, and industrial

Commissioner Weiske stated he is fine with the signage portion of the text amendment as

4.1 M in ut es A cc ep ta nc e: M in ut es o f O 7, 2 6: 00 P M (A pp ro va l o f M inu tes )
Tagged Passions:signage and advertising

Minutes Reno City Planning Commission October 17, 2018

written.

Tagged Passions:boards and commissions and planning

Ms. Hanson reviewed maps included in the staff report for Commissioner Hawkins to show the areas where the clubs could relocate.

No additional detail provided

Commissioner Weiske asked if there is any information from other areas where a similar zoning change has been made that moved adult entertainment businesses to industrial areas

Tagged Passions:business, industrial, and zoning

Ms. Hanson explained that at the request of City Council, she spoke with the business license manager for Clark County. That Clark County representative explained to Ms. Hanson that they did adopt an ordinance that requires their adult oriented businesses to be in industrial zoning districts and they are all very profitable and successful businesses. Ms. Hanson also explained that the Clark County representative did not have any specific dates or timing on businesses that had to move from the downtown strip to industrial areas.

No additional detail provided

Tagged Passions:business, council, manager, license, ordinance, downtown, business license, industrial, and zoning

Commissioner Hawkins expressed concern that it does not look like there are a lot of places for these businesses to go.

Ms. Hanson confirmed for Commissioner Marshall that there is approximately 400 to 500 acres of available land that is industrial zoned and outside of the buffer areas.

Tagged Passions:business, industrial, and zoning

Commissioner Weiske stated that they heard a lot of testimony tonight from employees and clients but not from adjoining business owners. He was disappointed that there was not more staff support in terms of information on calls for service or background information for some of the claims of secondary offenses. He stated that what he sees here is new growth ideas to enhance communities, and a change in the direction of where our community is going. Nothing is being eliminated but is being moved to a place that planning-wise appears to be better for the overall community. He stated that he is ready to make a recommendation to City Council but is not sure that it is black and white as there are a lot of unanswered questions.

No additional detail provided

Tagged Passions:business, council, growth, and planning

Commissioner Hawkins discussed concerns regarding the potential increase in homelessness if this text amendment is passed.

Commissioner Marshall stated that from a planning perspective these uses are non- conforming and we are singling out these non-conforming uses for different treatment than other non-conforming uses because of the policy reasons that have been articulated in presentations. That policy decision will have impacts on people as we have heard tonight. He stated that the reason we are here and why he will be supportive of the

4.1 M in ut es A cc ep ta nc e: M in ut es o f O 7, 2 6: 00 P M (A pp ro va l o f M inu tes )

Tagged Passions:policy and planning

Minutes Reno City Planning Commission October 17, 2018

ordinance is because of those balancing considerations of the growth of the community. He personally feels that the demonstration of secondary effects generally justify the amortization periods being discussed.

Tagged Passions:boards and commissions, ordinance, growth, and planning

Chair Johnson noted that they did not hear from adjacent business owners tonight and they did not hear about the economic development side of things. From a planning standpoint we as a community are stating that these businesses are not compatible with the master plan and redevelopment efforts that are underway. He stated that on one hand he would agree based on the secondary effects, but on the other hand he would say that there has been a lot of redevelopment around these businesses in spite of them being there. We have non-conforming uses of other types that come before the Planning Commission looking for special use permits or variances and it does seem like a bit of a singling out here of a very specific non-conforming use. He stated that while he understands the legalities of how this can be singled out, he is not sure he likes what it is doing as a specific text amendment with a specific purpose. In looking at the purpose and intent of this text, there are some that he agrees with and others he has concerns about.

It was moved by Commissioner Marshall in the case of TXT18-00001 (Adult Business Ordinance), based upon compliance with the applicable findings, to recommend that City Council approve the text amendment by ordinance with the following modifications: change from one year to a 36 month amortization period for alcohol non-conforming uses; one year amortization period for non-conforming locations for signs, with the exception that any non-conforming digital sign must be brought into conformance within six months; and a five year amortization period for non- conforming locations.

Tagged Passions:boards and commissions, alcohol, business, council, compliance, ordinance, development, Development, economic development, and planning

Commissioner Gower stated that he does not agree with the proposal of one year for the signs.

No additional detail provided

Chair Johnson asked if they should vote on each of the proposed modifications separately.

Ms. Hanson recommended voting on each one separately.

No additional detail provided

Tagged Passions:voting

Commissioner Marshall withdrew his motion.

Chair Johnson asked each commissioner what they felt the amortization period should be for the alcohol portion of the text amendment.
Tagged Passions:alcohol

Commissioner Weiske - 36 months

4.1 M in ut es A cc ep ta nc e: M in ut es o f O 7, 2 6: 00 P M (A pp ro va l o f M inu tes )

Minutes Reno City Planning Commission October 17, 2018

No additional detail provided

Tagged Passions:boards and commissions and planning

Commissioner Hawkins - 36 months Commissioner Gower - support text as written Chair Johnson - 36 months Commissioner Marshall - support text as written

Chair Johnson asked each commissioner if they support the six month time limit for all signs to be brought into conformance. Commissioner Marshall - support text as written Chair Johnson - support text as written Commissioner Gower - support text as written Commissioner Hawkins - support text as written Commissioner Weiske - Support text as written Chair Johnson asked each commissioner if they supported the five year amortization period for location. Commissioner Weiske - support text as written Commissioner Hawkins - cannot support text as written Commissioner Gower - support text as written Chair Johnson - cannot support text as written Commissioner Marshall - support text as written

Ms. Hanson asked if there were any issues with the rest of the ordinance.

Chair Jonhson asked the Commission if there were any other comments on the text as written. If not, he would support a motion to the Council including the comments made as a Commission. It was moved by Commissioner Weiske, seconded by Commissioner Gower, that the Planning Commission move TXT18-00001 (Adult Business Ordinance) on to City Council for a decision including detailed comments from tonight. The motion carried unanimously with five (5) commissioners present.

Tagged Passions:boards and commissions, business, council, ordinance, and planning

RESULT: APPROVED [UNANIMOUS] MOVER: Kevin Weiske, Commissioner SECONDER: Peter Gower, Commissioner AYES: Johnson, Hawkins, Gower, Marshall, Weiske ABSENT: Britton Griffith, Paul Olivas

4.1 M in ut es A cc ep ta nc e: M in ut es o f O 7, 2 6: 00 P M (A pp ro va l o f M inu tes )

Minutes Reno City Planning Commission October 17, 2018

No additional detail provided

Tagged Passions:boards and commissions and planning

8
Prado Ranch Workshop

8.1 Workshop Staff Report: Case No. LDC16-00026 and LDC17-00019 (Prado Ranch Master Plan and PUD Zoning Map Amendments) This is a request for: 1) a Master Plan amendment from Single Family Residential ( 316.79 acres), Mixed Residential ( 77.44 acres), and Parks/Recreation/Open Space ( 334.46 acres) to Mixed Residential ( 86.89 acres), Parks/Recreation/Open Space ( 446.91 acres), and Industrial ( 194.89 acres); 2) a zoning map amendment from 354.86 acres of Open Space (OS), 316.79 acres of Single Family 15,000 square feet (SF15), 57.04 acres of Single Family 6,000 square feet to 728.69 acres of Planned Unit Development (PUD). The PUD handbook is proposed to include land use designations of 44.53 acres of single family residential, 32.30 acres of multi- family, 194.89 acres of industrial, 10.06 acres of commercial, and 446.91 acres of open space along with all associated development standards; and 3) tentative approval of the associated Prado Ranch Planned Unit Development Handbook. The 728.69 acre site is comprised of 14 parcels generally located along the east and west side of Lemmon Drive from Patrician Drive to Oregon Boulevard within the Cooperative Planning Area (CPA) overlay zone. This is a project of regional significance for increasing: 1) employment by 938 employees or more; 2) housing by 625 units or more; 3) sewage generation by an average of 187,500 gallons or more a day; 4) water usage of 625 acre feet per year or more; and 5) traffic generation by an average of 6,250 average daily trips (ADT) or more. skr [Ward 4] 9:43 PM

Sienna Reid, Senior Planner, explained the format for tonight's workshop.
Tagged Passions:utility, subdivision, parks, Utility, property, commercial, development, Development, housing, traffic, planning, industrial, zoning, employment, water, and recreation

At this time Chair Johnson opened public comment for this item.

The following fourteen (14) people spoke in opposition of the Prado Ranch development: 1) Michael Cummings; 2) Paul Riedel; 3) Denise Ross; 4) Danny Cleous; 5) Tammy Holt-Still; 6) George Still; 7) Rebecca Madewell; 8) Ron DeSilva; 9) Lori Beach; 10) Carolyn Sasek; 11) Paula Povilaites; 12) Carol Bratcher; 13) Kathleen Hefti; and 14) Michael Coli. The following three (3) people submitted comment cards in opposition but did not speak: 1) Katie Bertiardo; 2) Brooke Riedel; 3) David Elsnor. Concerns expressed by those opposed include issues related to: ground water table; sewer capacity; over development of the land; lack of infrastructure; emergency services; traffic; school capacity; open space; water; timing of the traffic study; flooding; Hesco barriers in the area; timing of builder's mitigation efforts. 4.1 M in ut es A cc ep ta nc e: M in ut es o f O 7, 2 6: 00 P M (A pp ro va l o f M inu tes )
Tagged Passions:utility, services, flooding, Utility, beach, education, development, Development, traffic, sewer, emergency, and water

Minutes Reno City Planning Commission October 17, 2018

The following people spoke in favor of the development: Greg Lansing and Will Roberts. They spoke regarding efforts to meet and work with the neighbors in the area to address their concerns. Hearing and seeing no further public comment requests, Chair Johnson closed public comment. Stacie Huggins, Wood Rodgers, gave an overview of the project. (Video shown and PowerPoint presentation shown.) (Commissioner Marshall absent at 10:38 p.m.)

Tagged Passions:boards and commissions, hearing, development, Development, and planning

Joe Coudriet, Associate Civil Engineer, explained for Commissioner Hawkins the multi- pronged approach for addressing effluent management. There will not be any sewer capacity allotments given out beyond the capacity of the plant to both treat and manage the effluent.

Ms. Huggins clarified that this is not a project at this time and that everything in the PUD handbook will have to go through another entitlement process at which time capacity and effluent accommodation will be further analyzed. Ms. Huggins explained for Commissioner Hawkins that when Lear Blvd is built, they will provide flood volume offset mitigation. Mark Gookin, hydrologist from Cardno Consultants, further explained that any displacement of existing ponded water has to be addressed by mitigation. For those areas where flow would be blocked from making its way to the lake, a culvert system will be provided as part of the improvements to allow flows to pass through the road system and get to the lake areas.

Tagged Passions:utility, plant, services, flooding, Utility, streets, zoning, stormwater, sewer, and water

Mr. Gookin responded to Commissioner Hawkins question regarding potential contamination of wells when the lake is made deeper and explained that past analysis indicates that there is a very thick layer of clay under most of the lake area, which is impermeable.

Ms. Huggins confirmed for Commissioner Weiske that there have not yet been any soils reports developed on thi s land under the water as it exists today. They have a soil study from ten years ago but are in the process of conducting a current soils analysis. New boring logs will be done in the areas where there is water now. Ms. Huggins explained for Commissioner Hawkins that the industrial park design is not 4.1 M in ut es A cc ep ta nc e: M in ut es o f O 7, 2 6: 00 P M (A pp ro va l o f M inu tes )

Tagged Passions:utility, parks, Utility, industrial, and water

Minutes Reno City Planning Commission October 17, 2018

done but it cannot exceed 3.6 million square feet of industrial in that area. She also confirmed for that the traffic improvements identified as a result of the traffic study address the additional traffic and the truck traffic coming out of the industrial park. There was discussion regarding when this item will be before the Planning Commission for a public hearing. It was discussed that November 15 might be too short of a time frame to complete revisions and provide additional information and that a later date may be needed.

Tagged Passions:boards and commissions, parks, transportation, hearing, traffic, planning, and industrial

RESULT: NO ACTION TAKEN

9
Truckee Meadows Regional Planning Liaison Report

No additional detail provided

Tagged Passions:planning

Commissioner Hawkins reported that the next regular RPGB meeting will be November 29 and on November 30 they will meet with the Board of Governors.

No additional detail provided

10
Staff Announcements

10.1 Report on status of Planning Division projects.

Tagged Passions:planning

10.2 Announcement of upcoming training opportunities.

No additional detail provided

Tagged Passions:training

10.3 Report on status of responses to staff direction received at previous meetings.

10.4 Report on actions taken by City Council on previous Planning Commission items. 11:38 PM

Tagged Passions:boards and commissions, council, and planning

Claudia Hanson, Planning Manager, requested comments on the Title 18 update presentation by the end of the month. She also reported the following actions taken by City Council: Daybreak was continued to the November 14 City Council agenda; and Southtowne Crossing annexation was approved.

Tagged Passions:manager, annexation, and planning

11
Commissioner's Suggestions for Future Agenda Items (For Possible Action)

None

12
Public Comment

No additional detail provided

Tammy Holt-Still expressed concerns regarding the Prado Ranch project and asked who is on the Swan Lake Advisory Board.

No additional detail provided

Danny Cleous expressed concerns regarding the Prado Ranch project.

13
Adjournment (For Possible Action)

The meeting was adjourned at 11:47 p.m. 4.1 M in ut es A cc ep ta nc e: M in ut es o f O 7, 2 6: 00 P M (A pp ro va l o f M inu tes )

1
PLANNING COMMISSION STAFF REPORT

Tagged Passions:boards and commissions and planning

Date: December 6, 2018

To: Reno City Planning Commission

No additional detail provided

Tagged Passions:boards and commissions and planning

Subject: 6.1. Staff Report (For Possible Action): Case No. LDC19-00015 (Sonic at Neil) - A request has been made for special use permits to allow for: a) the construction of a 2,348 square foot restaurant with a drive-through facility; b) a reduction of the required minimum floor area ratio (FAR) from 33 to 9 ; c) operations between the hours of 11:00 p.m. and 6:00 a.m.; and d) commercial development on a site that is located within 300 feet of a primary/secondary school. The 1.36 acre site is located on the east side of South Virginia Street, 185 feet north of its intersection with Neil Road in the Mixed Use/Convention Regional Center/General Mixed Use (MU/CRC/GMU) zone. The site has a Master Plan land use designation of Suburban Mixed-Use (SMU). kwc

From: Kyle Chisholm, Assistant Planner Ward : 3 Case No.: LDC19-00015 (Sonic at Neil) Applicant: SDI of Neil LLC APN Number: 025-300-28 and 29 Request: A request has been made for special use permits to allow for: a) the construction of a 2,348 square foot restaurant with a drive-through facility; b) a reduction of the required minimum floor area ratio (FAR) from 33 to 9 ; c) operations between the hours of 11:00 p.m. and 6:00 a.m.; and d) commercial development on a site that is located within 300 feet of a primary/secondary school.
Tagged Passions:conventions, restaurants, commercial, streets, education, development, Development, construction, and facility

Location: The 1.36 acre site is located on the east side of South Virginia Street, 185 feet north of its intersection with Neil Road in the Mixed Use/Convention Regional Center/General Mixed Use (MU/CRC/GMU) zone. The site has a Master Plan land use designation of Suburban Mixed-Use (SMU).

Proposed Motion: Based upon compliance with the applicable findings, I move to approve the special use permit subject to the following conditions. 6.1
Tagged Passions:conventions, commercial, compliance, and streets

2
Recommended Conditions of Approval:

All conditions shall be met to the satisfaction of Community Development Department staff, unless otherwise noted.

Tagged Passions:development, Development, and community development

1.
The project shall comply with all applicable City codes, plans, reports, materials, etc., as submitted. In the event of a conflict between said plans, reports, materials and City codes, City codes in effect at the time the application is submitted, shall prevail.

Tagged Passions:materials and events

2.
The applicant shall apply for a building permit for the project within 18 months from the date of final approval, and continuously maintain the validity of those permits, or this approval shall be null and void.

3.
Prior to the issuance of any building permit or business license associated with the request, the applicant shall attach a copy of the final approval letter. The approval letter shall accompany a narrative provided by the applicant that describes how the requested permit addresses each of the approved conditions of approval.

No additional detail provided

Tagged Passions:business, license, and business license

4.
Hours of operation for the Sonic drive-through facility and patio building shall be restricted to between the hours of 6:00 a.m. to 3:00 a.m., seven days per week. The Sonic car-hop facility and all other future uses of the site shall be limited to the hours of 6:00 a.m. to 11:00 p.m.

No additional detail provided

Tagged Passions:facility

5.
Prior to the issuance of a site improvement permit, the applicant shall be required to provide documentation that the applicant has permission to tie into the privately owned and maintained sewer line.

No additional detail provided

Tagged Passions:utility, Utility, and sewer

6.
Prior to the issuance of each permit, the applicant shall obtain City approval of a final Hydrology Report in accordance with the Public Works Design Manual (PWDM).

No additional detail provided

Tagged Passions:Public Works and public works

7.
Prior to the issuance of any permit, the applicant shall provide a recorded Reversionary Map combining the site parcels into one parcel so that all proposed buildings reside on a single parcel. All easements required for parking, access, utilities, sewer, and drainage shall be granted, perpetuated, relocated, and/or extinguished with the mapping and in conformance with the project plans.

No additional detail provided

Tagged Passions:utility, Utility, property, parking, grant, stormwater, sewer, and easement

8.
Prior to the issuance of the business license for the Sonic restaurant, the applicant shall have a building permit approved for the construction of the shell building.

No additional detail provided

Tagged Passions:business, restaurants, license, business license, and construction

9.
Prior to the issuance of a site improvement permit, the applicant shall submit plans depicting both outdoor patio areas on South Virginia Street with tables and seats consistent with the proposed plans.

10. The number of freestanding signs shall be limited to one and shall be located on the South Virginia Street frontage only. No freestanding signs shall be located at 6.1

Tagged Passions:streets and zoning

3
the Delucchi Lane frontage. The freestanding sign shall be limited to ten feet in height and be monument type.

11. Wall signs shall be limited to the west and south elevations of the Sonic drive- through building and the Sonic patio building.
Tagged Passions:monuments and zoning

Background: The 1.36 acre subject site consists of two vacant parcels that were previously developed with a gas station, which was demolished in 2002. This proposal is for a new Sonic fast-food restaurant with a drive-through facility. The Sonic facility consists of two buildings. Also proposed is a commercial shell building for tenants that are undisclosed at this time. The applicant is also requesting an extension beyond the allowed hours of operation and for a reduction of the required floor area ratio (FAR). The site is located within the Mixed Use/Convention Regional Center/General Mixed Use (MU/CRC/GMU) zone, which was adopted in 2007. Prior to 2007, the subject site and much of the area located along South Virginia Street was zoned Arterial Commercial (AC).

The proposed drive-through facility use requires a special use permit (SUP) in the MU/CRC/GMU zone per Reno Municipal Code (RMC) Table 18.08-6-A (Uses Permitted in Regional Centers Base Zoning Districts). The applicant is also requesting to operate between the hours of 11:00 p.m. and 6:00 a.m., which requires SUP approval south of McCarran Boulevard or east of Interstate 580 per the Convention Regional Center Overlay Zoning District. Further, the applicant is requesting to reduce the required FAR from 33 to 9 , which is allowed with approval of an SUP per RMC 18.08.405(b)(6)(g) (Density and Intensity).
Tagged Passions:rental, conventions, transportation, restaurants, property, commercial, zoning, and facility

In addition, an administrative site plan review (SPR) is required for the proposed development as there is an existing high school (Coral Academy of Science) located within 300 feet of the subject site. However, the applicant has requested that the SPR be processed with the required SUP, which is an allowed alternative process per RMC 18.06.407(c)(4) (Site Plan Review Review Process).

Analysis: Per RMC, all general SUP findings a through h must be made in order to approve this request. The following is an analysis of each of the required SUP findings as they relate to the request.

Tagged Passions:education, development, and Development

a.
The proposed use is compatible with existing surrounding land uses and development.

Land Use Compatibility: The proposed use is consistent and compatible with the surrounding area. Uses surrounding the subject site include a vacant commercial building, a gas station, and multifamily located to the north, retail uses located to the south, a high school and offices located to the east, and various commercial uses, including an existing drive-through restaurant (Raising Cane s Chicken Fingers) located to the west. There are also five other drive-through restaurant 6.1

Tagged Passions:restaurants, commercial, education, development, and Development

4
facilities located along South Virginia Street within two blocks of the subject site. The nearest residential structure is located 300 feet north of the subject site and is separated from the site by Delucchi Lane. Other than the proposed driveway serving the site from Delucchi Lane (Exhibit A), the northern portion of the site will not be easily visible from the multifamily buildings due to proximity of the proposed buildings to the residences, existing vegetation, and proposed landscaping.

No additional detail provided

Tagged Passions:streets

AREA DESCRIPTION LAND USE MASTER PLAN DESIGNATION ZONING

NORTH Vacant Commercial Building, Multifamily Suburban Mixed-Use (SMU) MU/CRC/GMU MU/CRC/RES SOUTH Retail Suburban Mixed-Use (SMU) MU/CRC/GMU EAST Public Utility (TMWA), Offices, School
Tagged Passions:utility, Utility, commercial, education, and zoning

Suburban Mixed-Use (SMU) MU/CRC/GMU

WEST Various Commercial Uses Suburban Mixed-Use (SMU) MU/CRC/GMU

Tagged Passions:commercial

Hours of Operation: The proposed hours of operation for the drive-through facility are from between the hours of 6:00 a.m. and 3:00 a.m., seven days per week. The proposed hours of operation for the Sonic patio building are from between the hours of 6:00 a.m. and 11:00 p.m., seven days per week. With exception of nearby restaurants, most of the commercial businesses in the vicinity operate during normal daytime hours and should not be impacted by the proposed hours of operation. Noting the distance between the drive-through and patio building from the existing residences to the north, that the primary access is from South Virginia Street, and existing and proposed landscaping that will screen and buffer the use, staff can support the hours of operation request. However staff recommends the car-hop component of the business be limited to between the hours allowed by RMC Title 18 (6:00 a.m. to 11:00 p.m.) to reduce any light or noise related impacts to the existing residences to the north (Condition No. 4).

Tagged Passions:business, restaurants, commercial, streets, noise, and facility

b.
The project is in substantial conformance with the Master Plan.

No additional detail provided

Master Plan: This request is located within an area that has a Suburban Mixed-Use (SMU) Master Plan land use designation and has been evaluated under the recently adopted ReImagine Reno Master Plan. This policy analysis is organized by two sections consistent with the policy format of the Master Plan. As proposed and with recommended conditions, the project appears to be in conformance with the following applicable Master Plan policies:

6.1

Tagged Passions:commercial and policy

5
Citywide Policies: Policy 2.2A: Priority Locations for Infill and Redevelopment Prioritize infill in the Convention Regional Center; Policy 2.5B: Transit-Oriented Development Promote new development in centers and corridors where access to transit services reduce vehicle miles traveled and encourage walkability; Policy 4.4A: Walkable Centers Support development of walkable centers that provide a variety of services and amenities; Policy 4.4D: Mix of Uses - Support a mix of uses and other gathering places as part of community/neighborhood centers; Policy 5.4C: Transit-Oriented Development Prioritize transit-oriented development in regional centers and along urban corridors that are served by high-frequency transit service; Policy 6.2E: Flood Management Encourage the use of non-structural solutions for flood control and highly discourage the use of fill for development in drainageways; Policy 6.3D: Active Living Encourage the creation of built environments that support active transportation; Policy 7.1E: Major Drainageways All major drainageways should be retained, protected, restored, and managed.

Tagged Passions:services, conventions, transportation, flooding, policy, development, corridor, travel, Development, environment, neighborhood, and Conservation

Area-Specific Policies: The subject site is located within the Convention Regional Center per the Structure Plan Framework and promotes the following area-specific policies: RC-CC.1: Overall Mix Support convention business by providing a mix of uses including recreation amenities and services; RC-CC.4: Building Orientation Design sites and orient buildings with an emphasis on the character and safety of the pedestrian realm by bringing buildings close to the street (most specifically South Virginia Street), placing parking behind or to the side of buildings, and provide clear pedestrian connections; RC-CC.6: Parking Design and landscape parking areas to minimize glare, provide shade, and reduce the visual impact of large numbers of cars; RC-CC.7: Signage Provide a hierarchy of signs that is integrated with the overall development, including informational signs for pedestrians; RC-CC.8 Lot Consolidation Encourage the consideration of smaller parcels to facilitate cohesive redevelopment.

Tagged Passions:services, business, conventions, signage, property, buildings and grounds, streets, development, Pedestrian, advertising, sites, Development, parking, and recreation

c.
There are or will be adequate services and infrastructure to support the proposed development.

No additional detail provided

Tagged Passions:services, development, and Development

Public Safety: The Reno Fire Department (RFD) noted that the closest fire station to the site is Station 3, located at 580 West Moana Lane, with an estimated response time of six minutes. Station 6 located at 5970 Mira Loma Drive is the next nearest fire station with an estimated response time of ten minutes.

This project is located in a district with a high call volume for the Fire Department. There is currently a significant burden on staff resources within the City based on limited Fire Department staffing and equipment. As growth occurs, additional resources will be necessary to accommodate that growth. Therefore, the Fire Department is concerned with the ability to provide adequate long term service city-wide as new growth occurs. 6.1 6 All development will be required to comply with the adopted edition of the International Fire Code as amended and adopted by the City of Reno at the time development is proposed. Such compliance includes, but is not be limited to, fire department access, fire sprinkler systems, fire alarm systems and fire hydrant placement. The Reno Police Department (RPD) provided comments (Exhibit E) noting that vegetation should be trimmed to below window lines and above six feet to enhance natural surveillance and help define ownership of the property. Sharp cutoff light-emitting diode (LED) lighting is recommended to promote natural surveillance of the site. The lighting requirements are addressed in the SUP Finding E section of this report. At the time this report was prepared, a calls for service report had not been received. Should one be provided it will be forwarded to the Planning Commission. Public Private Improvements: A sewer report was not submitted with the application and will not be required with the building permit as it is required only when the number of dwelling units exceeds ten or the number of fixture units exceeds 200. Based upon the proposed plans, neither of these criteria will be met and the project will generate only small quantities of sewer flow. A private sewer system is proposed to be constructed to serve the site. This private system will tie into an existing private system to the south, which ultimately ties into a City of Reno owned and maintained system. The sewer generated from this proposed use will ultimately flow to the Truckee Meadows Water Reclamation Facility (TMWRF). It is recommended that the applicant be required to demonstrate that they have been permitted to tie into the private sewer line (Condition 5). A preliminary drainage report was provided with the application. The proposed project site is located within a Shaded Zone X flood area. A Shaded Zone X designation indicates that the site is within the 500-year flood plain, but outside the 100-year flood plain. Although the site was previously used as a gas station, the site has been analyzed its current vacant condition with regards to storm water design standards. The site will be required to detain any increase of storm water flows due to the increase of impervious surfaces created by the project. A final hydrology report and consideration of post construction storm water quality improvements is recommended (Condition 6).
Tagged Passions:utility, boards and commissions, flooding, Utility, property, compliance, public safety, human resources, development, surveillance, equipment, Development, building codes, construction, growth, planning, facility, stormwater, sewer, water, and fire departments and districts

According to the application materials, water service to the project will be provided by Truckee Meadows Water Authority (TMWA). TMWA currently provides water service to the surrounding areas.

The subject site consists of two parcels that are proposed to function as one cohesive site. As proposed, the site contains features on the eastern parcel that would serve the west parcel, and vice-versa. Also, required off-street parking is spread throughout the facility and was not 6.1
Tagged Passions:utility, materials, Utility, property, streets, parking, facility, and water

7
analyzed based on the requirements of each individual parcel and the relative building square footage therein. The applicant has indicated that a reversion to acreage map is planned. Staff recommends Condition No. 7 to ensure that a reversionary map is recorded that mitigates any potential nonconformities in association with the property lines and ensures proper easements are in place prior to construction.

The site has been fully assessed and monitored per the requirements of the Washoe County Health Department (WCHD) with regards to the previous gas station. The site was officially allowed to cease all remediation, assessment, and monitoring of the site on December 1, 2008.
Tagged Passions:health, property, construction, and easement

d.
The proposal adequately mitigates traffic impacts of the project and provides a safe pedestrian environment.

No additional detail provided

Tagged Passions:Pedestrian, environment, traffic, and Conservation

Traffic, Access, and Circulation: A traffic study was provided, which estimates the proposed project will generate 89 a.m. peak hour trips (PHT), 76 p.m. PHT, and 1,027 average daily trips (ADT). A majority of the traffic generated by the proposed project will draw from existing traffic flows in the area during the peak hours. Based upon the estimated traffic generation there are no major traffic impacts created by the project.

No additional detail provided

Tagged Passions:traffic

There are three proposed access locations associated with the proposed project. The proposed driveway located on South Virginia Street will allow right-in and right-out traffic and a second driveway located on DeLucchi Lane will allow full turning movements. The third driveway location is from Neil Road via an existing access easement through the commercial property located to the south, which currently allows for right-in and right-out traffic from Neil Road.

Tagged Passions:property, commercial, streets, traffic, and easement

e.
The proposed site location and scale, intensity, density, height, layout, setbacks, and architectural and overall design of the development and the uses proposed, is appropriate to the area in which it is located.

Urban Design:

Tagged Passions:development and Development

Site Layout: The applicant is proposing three buildings as part of this request, which are identified on the site plan (Exhibit A). The first is a 1,619 square foot Sonic drive-through restaurant, which is central to the site. Connected to the Sonic drive-through is a 729 square foot indoor patio building where customers will be able to order and dine, in a sit-down restaurant environment. The drive-through restaurant building and the patio building are connected by a canopy that crosses over the drive-through exit lane between the two buildings. The canopy is identified by a dotted line on the site plan. The patio building has direct pedestrian access and is oriented toward South Virginia Street, which meets the building orientation requirements of RMC 18.08.301(a)(7) (Building Orientation). The Sonic building by

6.1
Tagged Passions:restaurants, streets, Pedestrian, environment, and Conservation

8
itself does not provide the required square footage needed to meet the minimum 33 FAR requirement of the CRC Overlay zone. The applicant is proposing a third 3,000 square foot building shell that is identified on the site plan as a mix of restaurant ( 1,800 square feet) and commercial space ( 1,200 square feet). The three proposed buildings yield a 9 FAR, which is still less than the required 33 FAR. The shell building provides additional building orientation and direct pedestrian access along South Virginia Street further complementing the built pedestrian environment along South Virginia Street. In addition, the shell building provides significant screening of the parking lot, which will not be easily visible by pedestrians or vehicle traffic traveling along South Virginia Street. Two outdoor patio areas are also proposed to be located along South Virginia Street near the Sonic patio building and the southern shell building, which provide pedestrian amenities in the form of outdoor gathering places for the public. The aforementioned design elements are supported by the Master Plan policies identified in the SUP Finding b section of this report and meet the intent of the Convention Regional Center Plan. However, in absence of the proposed shell building and the proposed patio areas, staff cannot support the FAR reduction request as a 4 FAR would result and many of the Master Plan policies mentioned previously would not be supported. Condition No. 8 is recommended to ensure that permits for the shell building are approved prior to the issuance of a business license for the Sonic restaurant, which is the applicant s primary business and the focus of this request. Condition No. 9 is also recommended to ensure that the proposed patio areas are constructed, which will help create the pedestrian environment and outdoor gathering places.

The applicant is proposing eight car-hop spaces, which are essentially standard parking spaces where customers can park their vehicle and order food from the restaurant via remote menu boards. The staff of the Sonic restaurant would then deliver the food to the respective vehicle via a pedestrian path, which will contain striping and a stop sign that identifies the car-hop crossing. The proposed car-hop is located near the north end of the site and adjacent to the Evan s Creek drainageway, which contains mature vegetation that will remain undisturbed (with exception of the northern driveway at Delucchi Lane). This provides a substantial buffer between the car-hop and the properties located to the north. A pedestrian connection is provided near the car-hop area so that customers can access either the outdoor patio or the enclosed patio building, where customer restroom facilities are located.
Tagged Passions:business, conventions, restaurants, commercial, streets, license, Pedestrian, business license, travel, parking, environment, traffic, and Conservation

Building Design: The proposed building elevations (Exhibit B) identify the Sonic drive-through building as a single-story, 22 foot tall structure with a mix of materials such as stucco, composite panel siding, and metal. The patio building is a 20 foot tall structure that is similar in architecture and materials except that it contains a significant amount of glass storefront on all building sides, which will create the feeling of an enclosed patio while providing a high-level of pedestrian interest at ground-level for pedestrians. As mentioned previously, the patio building has direct pedestrian access from South Virginia Street and is the focal point of the Sonic buildings. Also, there is an outdoor patio area with a sitting wall that helps define the patio as

6.1 9 part of the site. The third building (shell) is a 19 foot tall structure that is similar in architecture to the Sonic patio building with large amounts of glazing contributing to the pedestrian environment. Also, there is a covered patio area with a similar sitting wall to that of the Sonic patio building. The preliminary design of the three buildings meets the architectural standards of the MU zone and is supportive of the applicable Master Plan policies.
Tagged Passions:materials, commercial, streets, Pedestrian, environment, and Conservation

Parking: Mixed Use parking standards set maximum allowed parking spaces based on the requirements of RMC 18.12.1102 (Off-Street Parking Requirements), unless provided within a parking structure. Based on the proposed 2,348 square foot restaurant with drive-through and the shell building that consists of 1,800 square feet of restaurant and 1,200 square feet of commercial (parked at a retail rate), RMC requires 54 parking spaces. The proposed site plan shows a total of 54 parking spaces provided including three accessible spaces. The applicant will be required to demonstrate sufficient parking is provided with all future tenant improvements within the shell building (Condition No. 1). The proposed parking calculations are outlined in the table below:

Tagged Passions:rental, restaurants, commercial, streets, and parking

Lighting: The applicant has provided a preliminary photometric plan demonstrating that the 0.1 foot-candles of light are provided at the surface level of all parking spaces as required by RMC 18.12.1104(h)(5) (Parking Lot Design and Construction Lighting). The plan also demonstrates that spillover lighting onto adjacent properties is minuscule and will not impact the adjacent uses. In addition, RMC 18.08.301(a)(13) (Mixed Use District Lighting) requires that all site lighting be fully shielded and required that plans for all site lighting be approved prior to the issuance of any building permit (Condition No. 1).

Landscaping and Screening: The minimum landscaping requirement for nonresidential projects with an FAR less than 33 is 15 of the gross site area (8,887 square feet) per the CRC overlay zone. The plan also demonstrates that the RMC required minimums for tree/shrub counts are being provided. Street trees will be required every 30 feet on-center along South Virginia Street as required by RMC 18.12.1205(f) (Street Tree Requirements). Also, pedestrian amenities are required, equal to one percent of the total project cost (at building permit), or the applicant may contribute to the City s pedestrian amenities fund in lieu of this requirement [RMC 18.08.301(a)(6) (Pedestrian Amenities)] (Condition No. 1). The proposed drive-through lane is located on the east side of the Sonic restaurant building and circles the building in a counter-clockwise direction. The pick-up window is located on the north side of the building. The drive-through will be screened from view of South Virginia Street by the Sonic patio building, the shell building, the proposed landscaping along South Virginia Street and internal to the site, and existing mature vegetation along Evan s Creek. The drive through should not be easily visible from Delucchi Lane or the residential properties located to the north. No impact to adjacent properties from vehicle headlights is anticipated due to the proximity of the proposed buildings, existing/proposed landscaping, and screening discussed previously. 6.1
Tagged Passions:restaurants, streets, Pedestrian, parking, and construction

10
Two trash enclosure locations are proposed which are located on the north and south sides of the eastern parking lot area. Large evergreen shrubs and trees are proposed to help screen the enclosures from the neighboring property located to the east. Staff will ensure that the enclosures meet code requirements for dimensions, material, etc, at time of building permit (Condition No. 1).

Tagged Passions:trees, property, and parking

f.
The project does not create adverse environmental impacts such as smoke, noise, glare, dust, vibrations, fumes, pollution or odor which would be detrimental to, or constitute a nuisance to area properties.

Tagged Passions:noise and environment

As proposed and with the recommended conditions, it is not anticipated that any adverse impacts listed in this finding will be created as a result of the request.

g. Project signage is in character with project architecture and is compatible with or complementary to surrounding uses. For the MU zoning district, RMC 18.16 (Signs) allows two freestanding signs for the project site (one per street frontage). The South Virginia Street frontage allows a maximum sign area of 250 square feet and up to 35 feet in height. The Delucchi Lane frontage allows a maximum sign area 125 square feet and up to 25 feet in height. All types of illumination are allowed and Flashing/animated signs are allowed on the South Virginia Street frontage only. Wall signs are allowed at a rate of one square foot of sign area per lineal foot of business frontage with a maximum allowed area of 400 square feet per parcel. With the inclusion of Condition No. 7, total business frontage for the single parcel is 352 lineal feet. All types of illumination are allowed and flashing/animated signs are limited to the South Virginia Street frontage. The applicant provided a conceptual sign package (Exhibit D) indicating that one freestanding monument sign is proposed at the western driveway on South Virginia Street, which is referenced on the site plan (Exhibit A). The proposed sign is 17.6 square feet in area, ten feet in height, and is a flashing/animated type. Proposed wall signs for the site are referenced on the building elevation plans (Exhibit B), which include four internally-illuminated signs that yield a total combined area of 107.2 square feet. To ensure signage is compatible with the existing multifamily residential development located to the north of the site, staff recommends Condition No. 10 limiting the freestanding signage to one sign located on South Virginia Street that is limited to ten feet in height. With Condition No. 10, staff does not anticipate any negative impacts of the flashing/animated component of the 6.1

Tagged Passions:business, signage, property, monuments, development, advertising, Development, and zoning

11
freestanding sign. In addition, Condition No. 11 is recommended to limit wall signs to the west and south building elevations of the Sonic drive-through and patio buildings, which will face away from the existing residences. Wall signs on the future shell building should not impact existing residences as the Sonic drive-through building will screen the shell building from view.

No additional detail provided

h.
The structure has been designed such that the window placement and height do not adversely affect the privacy of existing residential uses.

Tagged Passions:privacy

As proposed, the proposed windows will not be easily visible from the existing residences located to the north and will not present a privacy issue.

General Code Compliance: As proposed and with recommended conditions of approval, the project is consistent with the standards contained in RMC.
Tagged Passions:compliance and privacy

Agency Comments (Exhibit E): Comments received from the RFD and RPD have been referenced throughout this report.

Public Input: At the time this report was prepared, no comments from the public had been received regarding this request. Upon receipt, comments will be forwarded to the Planning Commission for review. Neighborhood Advisory Board (NAB): This project was scheduled to be reviewed by the Ward 3 NAB on October 25, 2018, but the meeting was cancelled due to lack of quorum. Project documents were provided via the Ward 3 NAB website where the NAB and public may submit project review forms. No written comments were received by staff at the time this report was written and will be forwarded to the Planning Commission upon receipt. Legal Requirements: RMC 18.06.405(e)(1) Special Use Permit Findings: Special Use Permit: General special use permit findings. Except where specifically noted, all special use permit applications shall require that all of the following general findings be met, as applicable.

Tagged Passions:boards and commissions, legal, planning, and neighborhood

a.
The proposed use is compatible with existing surrounding land uses and development.

6.1

Tagged Passions:development and Development

12
b. The project is in substantial conformance with the master plan.

No additional detail provided

c.
There are or will be adequate services and infrastructure to support the proposed development.

No additional detail provided

Tagged Passions:services, development, and Development

d.
The proposal adequately mitigates traffic impacts of the project and provides a safe pedestrian environment.

No additional detail provided

Tagged Passions:Pedestrian, environment, traffic, and Conservation

e.
The proposed site location and scale, intensity, density, height, layout, setbacks, and architectural and overall design of the development and the uses proposed, is appropriate to the area in which it is located.

No additional detail provided

Tagged Passions:development and Development

f.
The project does not create adverse environmental impacts such as smoke, noise, glare, dust, vibrations, fumes, pollution or odor which would be detrimental to, or constitute a nuisance to area properties.

g. Project signage is in character with project architecture and is compatible with or complementary to surrounding uses.
Tagged Passions:signage, advertising, noise, and environment

h.
The structure has been designed such that the window placement and height do not adversely affect the privacy of existing residential uses.

Attachments: Display Maps (PDF) Exhibit A - Site Plan(PDF) Exhibit B - Elevations (PDF) Exhibit C - Landscape Plan (PDF) Exhibit D - Sign Package (PDF) Exhibit E - Agency Comments (PDF) 6.1 6.1.a A tta ch m en t: D is pl ay M ap s (1 03 07 : L DC
Tagged Passions:buildings and grounds and privacy

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PLANNING COMMISSION STAFF REPORT

Tagged Passions:boards and commissions and planning

Date: December 6, 2018

To: Reno City Planning Commission

No additional detail provided

Tagged Passions:boards and commissions and planning

Subject: 6.2. Staff Report (For Possible Action): Case No. LDC17-00045 (The Cottages at Comstock) - A request has been made for: 1) a tentative map to develop 282 single family attached townhomes; and 2) special use permit for: a) hillside development; and b) grading that results in cuts greater than 20 feet and fills greater than ten feet. The 35.02 acre subject site is comprised of five parcels located west of Comstock Drive and northeast of the Union Pacific rail line. The zoning districts are Single Family (4,000 square feet) Single Family (6,000 square feet) and Single Family (15,000 square feet) and the site has Master Plan land use designations of Single Family Residential and Mixed Neighborhood. bjo

From: Brook Oswald, Associate Planner Ward : 4 Case No.: LDC17-00045 (The Cottages at Comstock) Applicant: Northern Nevada Homes, LLC APN Number: 002-030-05; 003-332-01; 003-362-05; -10; -11 Request: A request has been made for: 1) a tentative map to develop 282 single family attached townhomes; and 2) special use permit for: a) hillside development; and b) grading that results in cuts greater than 20 feet and fills greater than ten feet.
Tagged Passions:transportation, property, development, grading, Development, neighborhood, and zoning

Location: The 35.02 acre subject site is comprised of five parcels located west of Comstock Drive and northeast of the Union Pacific rail line. The zoning districts are Single Family (4000 square feet), Single Family (6,000 square feet) and Single Family (15,000 square feet) and the site has Master Plan land use designations of Single Family Residential and Mixed Neighborhood.

Proposed Motion: Based upon compliance with the applicable findings, I move to approve the tentative map and special use permit, subject to conditions.
Tagged Passions:transportation, property, compliance, neighborhood, and zoning

Recommended Conditions of Approval:

6.2

2
All conditions shall be met to the satisfaction of Community Development Department staff, unless otherwise noted.

Tagged Passions:development, Development, and community development

1.
The project shall comply with all applicable City codes, plans, reports, materials, etc., as submitted. In the event of a conflict between said plans, reports, materials and City codes, City codes in effect at the time the application is submitted, shall prevail.

Tagged Passions:materials and events

2.
The applicant shall record the final map(s) in accordance with the time limit contained in state law or this approval shall be null and void.

3.
Prior to the approval of each final map or the issuance of any building permit, the applicant shall attach a copy of the final approval letter. The approval letter shall accompany a narrative provided by the applicant that describes how the requested permit addresses each of the approved conditions of approval.

No additional detail provided

4.
The applicant, developer, builder, property or business owner, as applicable, shall continuously maintain a copy of this approval letter on the project site during the construction and operation of the project/business. The project approval letter shall be posted or readily available upon demand by City staff.

Tagged Passions:business, property, and construction

5.
Prior to the approval of each final map, the applicant shall provide any necessary on-site and off-site easements for construction, access, sewer lines, storm drains, and utility improvements, and shall construct all required access, sewer, storm drain, and utility improvements prior to the issuance of any certificate of occupancy.

No additional detail provided

Tagged Passions:utility, Utility, construction, sewer, and easement

6.
Prior to the issuance of each permit or approval of each final map, the applicant shall ensure that all easements which encumber the project site are relinquished or relocated appropriately.

No additional detail provided

Tagged Passions:easement

7.
Prior to the issuance of each permit, excluding mass grading permits, or approval of each final map, the plans shall demonstrate that public sanitary sewer mains and storm drains shall be constructed within the public and private street sections and include appropriate easements.

No additional detail provided

Tagged Passions:utility, Utility, streets, grading, sewer, and easement

8.
Prior to the approval of each final map, the applicant shall provide a copy of the water will-serve letter.

No additional detail provided

Tagged Passions:utility, Utility, and water

9.
Prior to the approval of a final map, the applicant shall submit landscaping plans demonstrating that water wise landscape techniques are employed in all common open space, residential front yards and park areas.

6.2 3 10. Prior to the issuance of each permit, excluding mass grading permits, or approval of each final map, the applicant shall submit a final Hydrology Report and Sewerage Report in accordance with the Public Works Design Manual.

Tagged Passions:utility, Public Works, public works, parks, Utility, buildings and grounds, grading, and water

11.
Prior to the issuance of each permit, excluding mass grading permits, or approval of each final map, the applicant shall submit street improvement plans that meet or exceed the City of Reno Public Works Design Manual (PWDM) standards. Where utilities are tied to existing infrastructure located in Kane Court, Redstone Drive, Comstock Drive, or any other public right of way, the developer will be responsible for replacing roadway markings and striping affected or displaced by the pavement improvements prior to the approval of any certificate of occupancy.

No additional detail provided

Tagged Passions:utility, Public Works, public works, Utility, legal, streets, grading, and court

12.
Prior to the approval of each final map, the applicant shall develop an operations and maintenance manual for all storm drains, detention ponds, and drainage swales, including, but not limited to detailed operations and maintenance tasks, frequency of maintenance, access for maintenance, and a detailed description of the type(s) of equipment which are anticipated to be necessary for the operations and maintenance tasks. This manual shall be reviewed and accepted by Community Development Engineering Staff with the site improvement permit. This Manual shall also be adopted as policy by the Home Owners Association (HOA), Landscape Maintenance Association (LMA), or equivalent entity responsible for storm drainage for the development.

13.
Prior to the issuance of each site improvement or grading permit, or approval of each final map, the applicant shall apply for a City of Reno storm water permit for each land disturbance that exceeds one-acre in size to address storm water pollution prevention on the project site.

No additional detail provided

Tagged Passions:utility, Utility, grading, stormwater, and water

14.
Prior to the issuance of each site improvement or grading permit or approval of each final map, the applicant shall obtain a storm water discharge permit from the Nevada Division of Environmental Protection and the City of Reno for each land disturbance that exceeds one-acre in size to address storm water pollution prevention on the project site.

No additional detail provided

Tagged Passions:utility, Utility, grading, environment, stormwater, and water

15.
Prior to the approval of each final map, the applicant shall submit plans that demonstrate adequate gravity flow and overland escape routes are provided for all roof-top and surface storm water collection and conveyance facilities in accordance with the Public Works Design Manual. The applicant shall also demonstrate the proposed storm water collection, conveyance, and discharge facilities mitigate downstream impacts and meet the City s minimum

4
requirements for erosion control, storm water flow velocities, and energy dissipation.

No additional detail provided

Tagged Passions:utility, Utility, energy, stormwater, and water

16.
Prior to the issuance of each permit or approval of each final map, all proposed roadways, emergency and maintenance access roadways, storm drains, and stormwater detention facilities shall be privately owned and maintained and shall clearly designate the maintenance responsibilities on each final map. All on-site improvements shall be designed and constructed in accordance with the City s minimum standards set forth in the Public Works Design Manual and the City Fire Department policies.

No additional detail provided

Tagged Passions:Public Works, public works, detention, stormwater, emergency, and fire departments and districts

17.
Site access location, design, and operational characteristics of the proposed roadways shall be to the approval of the Fire Department and the Community Development Department.

No additional detail provided

Tagged Passions:development, Development, community development, and fire departments and districts

18.
Prior to the issuance of the first residential certificate of occupancy, the applicant shall provide the City with all necessary means of access to all entrance gates for sanitary sewer maintenance and emergency services. City access shall be perpetually maintained.

No additional detail provided

Tagged Passions:utility, services, Utility, sewer, and emergency

19.
Prior to the issuance of a Certificate of Occupancy for the 150 the dwelling unit, the applicant shall have completed construction of the associated 1.4 acre active park space, amenities and associated parking. The park shall be open to the public and maintained by the HOA.

No additional detail provided

Tagged Passions:parking and construction

20.
Prior to the issuance of the first final map, the applicant shall submit site improvement plans that include the following traffic improvements:

a) Construct a northbound (uphill) bike lane on Comstock Drive and stripe Sharrows (downhill) in the southbound lane; b) Widen Comstock Drive to meet the City of Reno Collector Street standards; c) Construct a continuous four foot (minimum) to eight foot wide sidewalk and new curb and gutter on the west side of Comstock Drive from the project driveway to the North Virginia Street/Comstock Drive intersection (tie into the existing portion of sidewalk already constructed along a portion of the west side of Comstock Drive).

Tagged Passions:streets, Bicycles, Pedestrian, traffic, and bicycles

21.
The applicant shall provide sidewalks and demonstrate accessible and ADA compliant pedestrian routes from all adjacent public rights-of-way to the development.

6.2 5 22. Prior to the approval of each permit, excluding mass grading permits, or approval of each final map, the applicant shall provide an on-site Sidewalk/Pedestrian Connectivity Plan depicting the existing and proposed pedestrian routes and facility improvements to the satisfaction of the Community Development Department. A public access easement shall be granted for all sidewalk constructed on private property.
Tagged Passions:disability, property, streets, development, grading, Pedestrian, Development, grant, community development, facility, and easement

23.
Prior to the approval of each final map containing private streets, the applicant shall demonstrate that all private streets will be placed on a separate common area parcel meeting all code requirements for easements for private streets.

No additional detail provided

Tagged Passions:property, streets, and easement

24.
Prior to the approval of each final map, the applicant shall submit a traffic control plan for on-site circulation and parking. This plan shall include adequate roadway signage and striping to ensure pedestrian and vehicular safety.

No additional detail provided

Tagged Passions:signage, Pedestrian, advertising, parking, and traffic

25.
Prior to the issuance of each permit, the applicant shall have an approved construction management and access plan. This plan shall address project phasing, including utilities and infrastructure, and shall demonstrate adequate access to adjacent properties will be perpetuated and maintained during construction.

No additional detail provided

Tagged Passions:utility, Utility, and construction

26.
Prior to approval of each final map, the applicant shall demonstrate that an acceptable method of maintenance (e.g. Homeowner s Association or equivalent) for all sidewalks and/or private streets has been recorded and shall clearly designate the maintenance responsibilities on each final map.

No additional detail provided

Tagged Passions:streets and Pedestrian

27.
Prior to the approval of a final map containing duplex or the triplex units, the applicant shall demonstrate that all limited common elements (LCE) are clearly delineated. All LCE s shall contain clear requirements in the CC R s, including, but not limited to, use restrictions, maintenance requirements, landscape requirements, and fencing restrictions. No accessory structures shall be allowed in a LCE.

No additional detail provided

Tagged Passions:buildings and grounds

28.
Prior to the issuance of any grading permit, the applicant shall have plans approved that demonstrate the color of the riprap will match the surrounding natural landscape and will be treated with Permeon or similar product. The riprap shall also be backfilled with soil and revegetated to the approval of the Community Development Department.

No additional detail provided

Tagged Passions:buildings and grounds, development, grading, Development, and community development

29.
Prior to the issuance of any building permit for retaining walls on the site that are publically visible, the applicant shall submit plans demonstrating the walls will be

6.2

6
contoured to match the surrounding topography and provide visual interest to the approval of the Community Development Department.

No additional detail provided

Tagged Passions:development, Development, and community development

30.
Prior to the issuance of a building permit for the retaining walls on the site, the applicant shall submit plans demonstrating that all retaining walls will be decorative, with the exception of walls located in between private lots and not visible to the public (e.g. streets, project boundary, common areas, open space). Decorative walls shall include, but not be limited to, rockery walls or retaining wall systems with the appearance of random-pattern, hand-stacked, natural stone. No standard Concrete Masonry Unit (CMU) walls shall be allowed where visible to the public.

No additional detail provided

Tagged Passions:streets

31.
Prior to approval of the first final map, the applicant shall provide a bond to cover the cost to ensure proper reconstruction and establishment of all required revegetation, landscaping, and trail construction.

No additional detail provided

Tagged Passions:trails, construction, and bond

32.
Prior to the issuance of each permit or approval of each final map, the applicant shall submit a final geotechnical report that meets or exceeds the requirements of the Public Works Design Manual (PWDM).

No additional detail provided

Tagged Passions:Public Works and public works

33.
Prior to the approval of each final map, the applicant shall demonstrate the designs that provide a six foot solid decorative wall along the railway boundary. The wall shall be designed to reduce noise impacts from neighboring railroad activities.

No additional detail provided

Tagged Passions:noise

34.
Prior to the approval of each final map, the applicant shall provide an affidavit stating that the subdivider will make provision for payment of the tax imposed by Chapter 375 of Nevada Revised Statutes (NRS) and for compliance with the disclosure and recording requirements of Subsection 5 of NRS 598.0923, if applicable, by the subdivider or any successor in interest.

No additional detail provided

Tagged Passions:taxes, compliance, and Taxes

35.
Prior to the approval of any final map containing areas designated as open space, the applicant shall demonstrate that all open space areas will be designated as permanent open space on the map. The applicant shall deed restrict all open space areas to remain as open space in perpetuity.

No additional detail provided

36.
Prior to the issuance of a building permit for site improvements containing trails, the applicant shall demonstrate that all trails will be a minimum of four feet wide and be constructed of natural, compacted material or solid surface.

No additional detail provided

Tagged Passions:trails

37.
Prior to the issuance of any site improvement permits containing trails, the applicant shall submit a photometric plan showing bollard or other acceptable

6.2

Tagged Passions:trails

7
type of lighting will be provided along trails throughout the site. This lighting shall be provided at a minimum of 0.1 foot-candles with no spillover onto adjacent properties.

No additional detail provided

Tagged Passions:trails

38.
Prior to approval of each final map, the applicant shall provide suitable documentation that a public use easement has been recorded to allow the public to use the open space trails.

No additional detail provided

Tagged Passions:trails and easement

39.
Prior to the approval of each final map for the duplex or triplex units, all property lines shall be placed so that each duplex has a zero lot line on both sides of the unit. All remaining side yards shall fall within a LCE.

No additional detail provided

Tagged Passions:property

40.
Prior to the approval of each final map, the applicant shall demonstrate that an acceptable method of maintenance (e.g. Homeowner s Association or equivalent) for all sidewalks, common area landscaping, open space, private streets, and private alleys has been recorded and shall clearly designate the maintenance responsibilities on each final map.

41. Construction hours shall be limited to between the hours of 7:00 a.m. and 6:00 p.m., Monday through Saturday. There shall be no construction on Sundays, excluding dust control and Storm Water Pollution Prevention Plan measures. This restriction includes grading and road construction activities. The idling of vehicles shall be prohibited outside of the allowed construction hours.

Tagged Passions:utility, Utility, streets, grading, Pedestrian, construction, stormwater, and water

42.
Prior to the issuance of a building permit for any residence, the applicant shall provide a list, verified by an acoustical engineer, of construction methods to be utilized for noise attenuation to a maximum interior noise level of 45dBA.

No additional detail provided

Tagged Passions:noise and construction

43.
Prior to approval of each final map, the applicant shall have plans approved demonstrating that all lighting will utilize state of the art dark skies lighting techniques to the approval of the Community Development Department. Adequate street lighting shall be provided at all on-site intersections and mid- block pedestrian crossings. Street lighting shall be privately maintained.

No additional detail provided

Tagged Passions:arts, streets, development, Pedestrian, Development, traffic, streetscape, and community development

44.
Prior to the approval of each final map, the applicant shall coordinate with Nevada Department of Wildlife (NDOW) to provide a noxious and invasive plant species plan to help avoid introduction and spreading of further detrimental species to surrounding areas.

No additional detail provided

Tagged Passions:plant

45.
Prior to the issuance of any grading permit, final grading plans shall demonstrate that the edges of all created cut and fill slopes will be feathered and rounded to properly transition into the adjacent undisturbed slopes. All areas that are disturbed by project grading shall be revegetated with a seed mix that is consistent

6.2

Tagged Passions:grading

8
with the plant materials within undisturbed slopes. A note shall be added to the grading sheet as follows:

GRADING NOTE: UPON COMPLETION OF THE GRADING AND PRIOR TO THE APPLICATION OF REVEGETATION MATERIALS, REPRESENTATIVES FROM THE DEVELOPER, THE CONTRACTOR , THE ENGINEER OF RECORD AND THE CITY OF RENO SHALL MEET ON THE SITE TO DETERMINE THE FINAL SLOPE GRADING AND SLOPE TREATMENTS PER CONDITION NO. 27 OF LDC17-00045 (The Cottages at Comstock).

Tagged Passions:plant, materials, and grading

46.
Prior to the approval of each final map, the applicant shall demonstrate the designs for all roadway intersections meet City standards for clear intersection sight distances both horizontally and vertically.

No additional detail provided

47.
Prior to the approval of each final map, the applicant shall submit plans demonstrating each phase can be constructed and will function in a stand-alone manner meeting minimum City standards. Any future phase improvements required for the preceding phase shall be included in the improvement plans and constructed with the preceding phase. Construction traffic for future phases shall be included in the structural design of all street sections.

No additional detail provided

Tagged Passions:streets, construction, and traffic

Background: The 35.02 acre subject site is comprised of five parcels located; (1) west of Comstock Drive and northeast of the Union Pacific rail line and (2) north of McCarran Boulevard and east of North Virginia Street above University of Nevada Reno (UNR) campus. It is adjacent to the Prospect Hill neighborhood on the east and is bordered by the Our Mother of Sorrows Cemetery that sits below the site to the south and west.

A zoning map amendment (LDC17-00044 The Cottages at Comstock Zoning Map Amendment) from 34.8 acres of Single Family Residential - 6,000 square foot minimum (SF6), 2.97 acres of Industrial (I), and 1.29 acres of Single Family Residential - 15,000 square foot minimum (SF15) to 33.35 acres of Single Family Residential - 4,000 square foot minimum (SF4) and 2.69 acres of SF15 was adopted on August 9, 2017 (ordinance No. 6432). The project site includes two areas separated by a Truckee Meadows Water Authority (TMWA) owned parcel with an existing water tank. The two areas of the project site will be referred to throughout the staff report as Sites A and B (Exhibit A). Site A is vacant land with disturbed areas and multiple dirt roads. The site has a minor overhead power line running east west. There are notable rock outcroppings on the north and northwest side and natural foothill slopes with a predominate slope of approximately 15 percent. Site B is 6.2
Tagged Passions:utility, transportation, Utility, property, university, ordinance, sites, industrial, neighborhood, zoning, and water

9
adjacent to Comstock Road and the current access, which will be the primary access to the property. This site has a vacant industrial storage building and an outdoor storage area. The site has been highly disturbed and modified to accommodate activities associated with the prior commercial/industrial uses. Site B has approximately 50 feet of elevation change/drop from the north to the south. An active Union Pacific Railway runs adjacent to the southern boundary of both project sites.

No additional detail provided

Tagged Passions:property, commercial, streets, sites, and industrial

This request is for a tentative map to develop 282 single family attached townhomes, a park area, associated open space, and offsite improvements to Comstock Road and the intersection of North Virginia Street. A townhome is defined as a dwelling unit attached to one or more other dwelling units located on a separate lot. Each dwelling has its own front and rear access, no unit is located over another unit, each unit is separated from other units by one or more vertical common walls. A townhouse complex may include common areas and facilities owned by all of the owners on a proportional, undivided basis. Units are proposed in duet and trio configurations and a summary of the project is provided below.

Lot Count: 282 Lot Area: 13.11 acres Common Area: 14.47 acres Park Area: 1.4 acres Smallest Lot Size: 1,646 square feet Largest Lot Size: 2,401 square feet Average Lot Size: 2,001 square feet

Tagged Passions:parks and streets

Development of the project in an area with foothill slopes requires special use permits for hillside development and grading that results in cuts greater than 20 feet and fills greater than ten feet.

The surrounding uses, Master Plan land use designations and zoning districts for each portion of the project site are shown in the table below.
Tagged Passions:development, grading, Development, and zoning

SITE A -AREA DESCRIPTION LAND USE MASTER PLAN DESIGNATION ZONING

Tagged Passions:zoning

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