NV - Reno: Reno City Planning Commission

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Reno City Planning Commission

Commissioners Mark Johnson, Chair 326-8864

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

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

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:planning, boards and commissions, streets, and materials

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:planning and boards and commissions

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.

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Tagged Passions:planning, legal, and boards and commissions

Agenda Reno City Planning Commission September 18, 2019

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

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 - Aug 21, 2019 5:00 PM (For Possible Action)

5 City Council Liaison Reports

Tagged Passions:planning, council, and boards and commissions

6
Zoning Code Update

Tagged Passions:zoning

6.1 Status on RENOvation code update.

6.2 Staff Report (For Possible Action): Planning Commission discussion of potential sustainability initiatives.

Tagged Passions:planning, boards and commissions, and sustainability

7
Public Hearings - 6:30 PM (Items scheduled to be heard at a specific time will be heard no earlier than the stated time, but may be heard later.) 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.

No additional detail provided

Tagged Passions:hearing

7.1 Staff Report (For Possible Action): Case No. LDC19-00027 (Sage Point 7) - This is a request for a special use permit to allow for a 538,240 square foot industrial warehouse development adjacent to single family zoning. The 42.23 acre site is located north of the intersection of Lear Boulevard and Mahon Drive. The site is within the Industrial Commercial (IC) zone and has an Industrial Master Plan land use designation. njg [Ward 4]

Tagged Passions:development, industrial, zoning, Development, and commercial

Agenda Reno City Planning Commission September 18, 2019

No additional detail provided

Tagged Passions:planning and boards and commissions

7.2 Staff Report (For Possible Action): Case No. LDC20-00007 (Sage Point 8) - A request has been made for a special use permit to allow for a 242,820 square foot warehouse building located adjacent to residentially zoned property. The 12.49 acre site is located northeast of the Echo Avenue/Military Road intersection and is bound by Mount Limbo Street to the east. The site is located in the Industrial Commercial (IC) zoning district and has a Master Plan land use designation of Industrial. kwc [Ward 4]

Tagged Passions:industrial, zoning, property, commercial, and military

7.3 Staff Report (For Possible Action): Case No. LDC18-00087 (Meridian 120 South Villages 3 4) A request has been made for: 1) a tentative map to develop a 285 unit single family attached residential subdivision; and 2) special use permits for: a) single family, attached condominiums/townhouses (over 100 dwelling units) in the Arterial Commercial (AC) zone; and b) grading that will result in fills of ten feet or more. The 44.5 acre project site is located south of Interstate 80 (I-80), west of the intersection of Boomtown Garson Road and Blue Heron Circle in the Arterial Commercial (AC), Open Space (OS), Single Family Residential 9,000 Square Feet (SF9), and Large Lot Residential 1 acre (LLR- 1) zones within the Mortensen-Garson Overlay District (MGOD). The site has Master Plan Land Use designations of Suburban Mixed-Use (SMU), Mixed Employment (ME), Parks, Greenways, and Open Space (PGOS), Large Lot Neighborhood (LL), and Single Family Neighborhood (SF), and is within the Mortensen-Garson Neighborhood Plan. hrm [Ward 5]

Tagged Passions:streets, transportation, subdivision, employment, parks, commercial, grading, and neighborhood

8
Truckee Meadows Regional Planning Liaison Report

No additional detail provided

Tagged Passions:planning

9
Staff Announcements

9.1 Report on status of Planning Division projects.

Tagged Passions:planning

9.2 Announcement of upcoming training opportunities.

No additional detail provided

Tagged Passions:training

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

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

Tagged Passions:planning, council, and boards and commissions

10
Commissioner's Suggestions for Future Agenda Items (For Possible Action)

No additional detail provided

11
Public Comment (This item is for either public comment on any action item or for any general public comment.)

No additional detail provided

12
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 Wednesday, August 21, 2019 5:00 PM Reno City Council Chamber, One East First St, Reno, NV 89501

Tagged Passions:planning, council, and boards and commissions

Commissioners Mark Johnson, Chair 326-8864

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

1
Pledge of Allegiance

Commissioner Taylor led the Pledge of Allegiance.

2
Roll Call

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

3
Public Comment

None

4
Approval of Minutes (For Possible Action)

No additional detail provided

4.1 Reno City Planning Commission and Washoe County Planning Commission - Joint - May 7, 2019 6:00 PM (For Possible Action) 6:05 PM

It was moved by Commissioner Hawkins, seconded by Commissioner Marshall, to approve the meeting minutes. The motion carried with four (4) commissioners in favor and two (2) abstentions by Commissioners Gower and Taylor. 4.1 M in ut es A cc ep ta nc e: M in ut es

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Minutes Reno City Planning Commission August 21, 2019

No additional detail provided

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RESULT: ACCEPTED [4 TO 0] MOVER: Ed Hawkins, Commissioner SECONDER: John Marshall, Commissioner AYES: Mark Johnson, Ed Hawkins, John Marshall, Paul Olivas ABSTAIN: Peter Gower, Kathleen Taylor ABSENT: Britton Griffith

4.2 Reno City Planning Commission - Regular - May 15, 2019 6:00 PM (For Possible Action) 6:06 PM

It was moved by Commissioner Gower, seconded by Commissioner Marshall, to approve the meeting minutes. The motion carried with five (5) commissioners in favor and one (1) abstention by Commissioner Taylor.

Tagged Passions:planning and boards and commissions

RESULT: ACCEPTED [5 TO 0] MOVER: Peter Gower, Commissioner SECONDER: John Marshall, Commissioner AYES: Johnson, Hawkins, Gower, Marshall, Olivas ABSTAIN: Kathleen Taylor ABSENT: Britton Griffith

4.3 Reno City Planning Commission - Regular - Jun 6, 2019 6:00 PM (For Possible Action) 6:06 PM

It was moved by Commissioner Gower, seconded by Commissioner Marshall, to approve the meeting minutes. The motion carried with four (4) commissioners in favor and two (2) abstentions by Commissioners Olivas and Taylor.

Tagged Passions:planning and boards and commissions

RESULT: ACCEPTED [4 TO 0] MOVER: Peter Gower, Commissioner SECONDER: John Marshall, Commissioner AYES: Mark Johnson, Ed Hawkins, Peter Gower, John Marshall ABSTAIN: Paul Olivas, Kathleen Taylor ABSENT: Britton Griffith

4.4 Reno City Planning Commission - Regular - Jun 19, 2019 6:00 PM (For Possible Action) 6:07 PM

It was moved by Commissioner Hawkins, seconded by Commissioner Gower, to approve the meeting minutes. The motion carried with five (5) commissioners in favor and one (1) abstention by Commissioner Taylor. 4.1 M in ut es A cc ep ta nc e: M in ut es

Tagged Passions:planning and boards and commissions

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Minutes Reno City Planning Commission August 21, 2019

No additional detail provided

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RESULT: ACCEPTED [5 TO 0] MOVER: Ed Hawkins, Commissioner SECONDER: Peter Gower, Commissioner AYES: Johnson, Hawkins, Gower, Marshall, Olivas ABSTAIN: Kathleen Taylor ABSENT: Britton Griffith

4.5 Reno City Planning Commission - Regular - Jul 3, 2019 6:00 PM (For Possible Action) 6:07 PM

It was moved by Commissioner Taylor, seconded by Commissioner Hawkins, to approve the meeting minutes. The motion carried with four (4) commissioners in favor and two (2) abstentions by Commissioners Olivas and Marshall.

Tagged Passions:planning and boards and commissions

RESULT: ACCEPTED [4 TO 0] MOVER: Kathleen Taylor, Commissioner SECONDER: Ed Hawkins, Commissioner AYES: Mark Johnson, Ed Hawkins, Peter Gower, Kathleen Taylor ABSTAIN: John Marshall, Paul Olivas ABSENT: Britton Griffith

4.6 Reno City Planning Commission - Regular - Jul 17, 2019 5:00 PM (For Possible Action) 6:08 PM

It was moved by Commissioner Hawkins, seconded by Commissioner Taylor, to approve the meeting minutes. The motion carried with four (4) commissioners in favor and two (2) abstentions by Commissioners Olivas and Gower.

Tagged Passions:planning and boards and commissions

RESULT: ACCEPTED [4 TO 0] MOVER: Ed Hawkins, Commissioner SECONDER: Kathleen Taylor, Commissioner AYES: Mark Johnson, Ed Hawkins, John Marshall, Kathleen Taylor ABSTAIN: Peter Gower, Paul Olivas ABSENT: Britton Griffith

5 City Council Liaison Reports None
Tagged Passions:council

6
Zoning Code Update

Tagged Passions:zoning

6.1 Staff Report (For Possible Action): Presentation, discussion, and potential recommendations on Zoning Code RENOvation Issue Sheet 3A (Administration and Procedures) 6:08 PM

Arlo Stockham, Community Development Director, followed up on discussion from last 4.1 M in ut es A cc ep ta nc e: M in ut es
Tagged Passions:development, zoning, procedure, Development, and community development

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Minutes Reno City Planning Commission August 21, 2019

month and provided an overview of the planned public outreach process. The first draft for public review of Module 1 of the code dealing with zoning districts and uses will be released within a week. As a kick off to that release we are doing a citywide mailed notification to every property owner in the city. There are three modules in total that will come out in sequence through the end of the year and into January. A consolidated complete draft of the code is scheduled to be ready in early April when we plan to do a second draft public notification that also gets into some of the map amendments. Adoption is planned about a year from now in the summer of 2020.

Tagged Passions:planning, boards and commissions, zoning, and property

Public workshops and open houses are planned for each phase of the project. Clarion will be present for the initial open house which will be an introduction to the plan and how it is organized. That presentation will also be given on September 3rd and again at the September 4th Planning Commission meeting. We will also be doing a round of NAB meetings next month and in early 2020.

No additional detail provided

Tagged Passions:planning and boards and commissions

Mr. Stockham discussed City Council actions on prior issue sheets involving the development standards. There was general opposition from the City Council for the additional air quality regulations recommended by the Planning Commission related to non-residential buildings and solar and EV enabled homes. Staff received direction that it is more of a healthy department function and there were concerns about the impacts on the cost of housing. At this point the initial draft will not include those additional regulations. There was also discomfort with the additional process requirement for annexation and abandonment reviews. Staff received direction from City Council to retain the exceptions to minimum densities as we have them in code. In terms of the streamlining of special use permits (SUP) for grading related activities, the Planning Commission recommended retaining the SUP requirement and the City Council directed staff to reconsider that as part of this issue sheet which focusses on process more generally. Finally, staff received direction from City Council to expedite a code amendment for the park shadowing ordinance to come up with an alternative in our downtown and mixed use areas as to not be an impediment to medium and high intensity infill. That may be a good topic to bring back to the next Planning Commission meeting for discussion.

Mr. Stockham led discussion on the issue sheet for Administration and Procedures outlining preliminary recommendations on the following four topics: 1) process improvements; 2) new tools for design flexibility; 3) project approval findings; and 4) system of planned unit developments and specific plan districts.

Public Comment: Donna Keats provided positive feedback on the process and the work done by staff and 4.1 M in ut es A cc ep ta nc e: M in ut es

Tagged Passions:development, subdivision, procedure, and Development

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Minutes Reno City Planning Commission August 21, 2019

the Planning Commission.

Tagged Passions:planning and boards and commissions

Commissioner Gower suggested pushing the noticing requirement for minor site plan reviews back out to a 500 foot radius instead of 250 feet.

Commissioner Marshall discussed the importance of engaging the public and stated oftentimes the point of that engagement is during the SUP process.

Mr. Stockham agreed that public engagement and involvement is critically important and stated that is much more effective if you engage at a planning level and not at a more adversarial project by project level. That is a big reason why we recommended, and the Planning Commission endorsed, doing post update neighborhood engagement efforts.

Mr. Stockham explained for Commissioner Taylor that the proposal does not exclusively loosen the restrictions on developers because we are planning to adopt more stringent development regulations. The proposal for targeted process streamlining does benefit the development community as well as our budget. Commissioner Taylor felt that what is being proposed for neighborhood meetings will get better results for engaging the public than sending out more mailers.

Tagged Passions:planning, regulation, boards and commissions, budget, development, Development, and neighborhood

Commissioner Gower expressed concern with using the existence of an arterial roadway to say there are no impacts on adjacent residential and would not be in favor of removal of that discretionary review.

Mr. Stockham clarified that many larger projects would still trigger that discretionary review because of the nature of the project. The proposal would be that adjacency itself would not trigger that review.

No additional detail provided

Chair Johnson agreed with the proposals in concept but expressed concerns about specific implementations.

Mr. Stockham explained for Chair Johnson that the recommendation for major deviations up to 50 is that it be treated like a site plan review where it would be an administrative decision with public notice that is appealable up to the Planning Commission and City Council. 4.1 M in ut es A cc ep ta nc e: M in ut es

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Minutes Reno City Planning Commission August 21, 2019

Commissioner Gower discussed the proposal for a Design Review Committee (DRC) and stated that whatever process we go with it needs to be easy for the public to navigate. Mr. Stockham explained for Commissioner Marshall that we don't want to get rid of important findings. There are best practices for findings nationally and ours are not quite aligned with that. We have had the same findings for many decades. The proposal is really just to refine them and bring them in line with best national practices for project approval findings. Mr. Stockham explained for Commissioner Marshall that PUDs are an agreement that can't be amended without consent of the property owner that is subject to it. SPD is zoning that the city could amend over the objection of a property owner. Commissioner Gower requested a future agenda item to discuss opportunities to implement some of the topics discussed in the MPA process, the Sustainability and Climate Action Plan, and in the City of Reno's resolution to accept the Washoe County Air Quality Management Division's Ozone Advance Program.

Tagged Passions:planning, boards and commissions, zoning, program, environment, property, and sustainability

RESULT: APPROVED [UNANIMOUS] AYES: Johnson, Hawkins, Gower, Marshall, Olivas, Taylor ABSENT: Britton Griffith

No additional detail provided

7
Public Hearings - 6:30 PM (Items scheduled to be heard at a specific time will be heard no earlier than the stated time, but may be heard later.)

No additional detail provided

Tagged Passions:hearing

7.1 Staff Report (For Possible Action - Approval of tentative map and special use permits): Case No. LDC19-00065 (Rancharrah Village 4) - A request has been made for tentative map for 74 units (37 duets) and for a special use permits to allow for a three story building. The 7.74 acre project site is located approximately 50 feet east of the intersection of Falabella Way and Silver Charm Way. The site is located within the Rancharrah Planned Unit Development zoning district and has Master Plan land use designation of Single-Family Neighborhood. [Ward 2] 7:13 PM

Andy Durling, Wood Rodgers, gave an overview of the project. Everything is alley loaded with no on street parking. Sidewalk connectivity to the club facility and the trail corridor on the north side. Parking bays are located throughout for guest parking. 4.1 M in ut es A cc ep ta nc e: M in ut es
Tagged Passions:facility, development, zoning, subdivision, trails, Development, corridor, Pedestrian, neighborhood, and parking

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Minutes Reno City Planning Commission August 21, 2019

Brook Oswald, Associate Planner, presented the staff report. Staff received one phone call with a question regarding the project location. There were NAB comments with concerns related to building height and the applicant's representative was able to show a minimal impact. Staff can make all the findings and recommends approval of the project. Commissioner Marshall had no disclosures. The remaining commissioners present disclosed that they visited the site and/or met with the applicant's representative.

Tagged Passions:planning and boards and commissions

At this time Chair Johnson opened public comment for this item. Hearing and seeing no public comment requests, Chair Johnson closed public comment.

It was moved by Commissioner Gower, seconded by Commissioner Hawkins, in the case of LDC19-00065 (Rancharrah Village 4), based upon compliance with the applicable findings, to approve the tentative map and special use permit, subject to conditions in the staff report. The motion carried unanimously with six (6) commissioners present.
Tagged Passions:hearing and compliance

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

7.2 Staff Report (For Possible Action): Case No. LDC19-00064 (Sierra Pallet Pavement and Condition Amendment) - A request has been made for a special use permit: 1) for site improvements; and 2) an amendment to the conditions of approval associated with LDC16-00031 (Sierra Pallet 400 Western Road) to allow for an increase of fence height from six to eight feet tall. The 5.0 acre site (400 Western Road) is located on the southwest corner of the intersection of Western Road and Link Lane within 300 feet of residentially zoned property. The subject site is located within the Industrial Commercial (IC) zoning district and has a Master Plan land use designation of Industrial (I). hrm [Ward 4] 7:27 PM

Kerry Rohrmeier, applicant representative, gave an overview of the project and noted agreement with staff's recommended conditions. Heather Manzo, Associate Planner, presented the staff report. This item was presented to the Ward 4 NAB and their feedback was in support of the request. Staff received one call regarding concerns with the height of stacked pallets, work being conducted outside of the allowed hours of operation, and trucks are accessing the site using Newport Lane. Staff is recommending approval of the request. 4.1 M in ut es A cc ep ta nc e: M in ut es
Tagged Passions:industrial, zoning, transportation, property, and commercial

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Minutes Reno City Planning Commission August 21, 2019

Commissioners Gower, Johnson, and Marshall had no disclosures. Commissioners Hawkins, Taylor and Olivas disclosed that they visited or are familiar with the site, and/or spoke with the applicant's representative. Commissioner Taylor also disclosed that she attended the NAB meeting where this item was addressed.

Tagged Passions:planning and boards and commissions

At this time Chair Johnson opened public comment for this item. Hearing and seeing no public comment requests, Chair Johnson closed public comment.

Ms. Manzo confirmed for Commissioner Hawkins that Reno Fire and Police identified no concerns with the request. She also noted the emergency access area on the site. Ms. Manzo explained for Commissioner Taylor that the portion of the application related to an onsite incinerator was withdrawn. Arlo Stockham, Community Development Director, confirmed for Chair Johnson that this item is an example of something that could be handled administratively with the Code Update. It was moved by Commissioner Marshall, seconded by Commissioner Hawkins, in the case of LDC19-00064 (Sierra Pallet Outdoor Processing and Condition Amendment), based upon compliance with the applicable special use permit findings, to approve the special use permit, subject to conditions in the staff report. The motion carried unanimously with six (6) commissioners present.
Tagged Passions:development, public safety, emergency, Development, hearing, compliance, and community development

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

7.3 Staff Report (For Possible Action - Approval of SUP and tentative map): Case No. LDC19-00071 (Comstock Cottages Phase 2) - A request has been made for: 1) a tentative map to develop 196 single family attached residential subdivision; and 2) special use permits for: a) townhomes; b) hillside development; c) grading that results in cuts greater than 20 feet in depth and fills greater than ten feet in height. The 36.26 acre site is located 500 feet southeast of the intersection of Talus Way and North Virginia Street on the east side of the Union Pacific rail line. The site is located within the Single-Family Residential - 4,000 square feet (SF4) and Single Family Residential - 6,000 square feet (SF6) zoning districts and has Master Plan land use designations of Mixed Neighborhood (MX) and Single- Family Neighborhood (SF). [Ward 4] 7:37 PM

4.1 M in ut es A cc ep ta nc e: M in ut es
Tagged Passions:development, zoning, transportation, subdivision, Development, grading, and neighborhood

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Minutes Reno City Planning Commission August 21, 2019

John Krmpotic, KLS Planning and Design Group, gave an overview of the project. (Commissioner Marshall left the meeting at 7:45 p.m. and returned at 7:48 p.m.) Brook Oswald, Associate Planner, presented the staff report and discussed proposed modifications to Conditions of Approval No. 11 and 15. Staff received one phone call requesting information on connectivity. Staff recommends approval. Commissioner Marshall had no disclosures. The remaining commissioners present disclosed that they visited the site and/or spoke with the applicant's representative.

Tagged Passions:planning and boards and commissions

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

Bonnie Kennedy expressed concern regarding traffic issues.

Tagged Passions:traffic

Jason Stokes expressed concern regarding traffic issues.

Sean Gephart discussed noxious weeds on the site and expressed concern regarding what will happen with the contaminated fill. Linda Cross submitted written comments expressing concern regarding traffic issues. Hearing and seeing no further public comment requests, Chair Johnson closed public comment. Mr. Stockham explained for Commissioner Marshall that the school district will be working to expand their review letters to include more information on the topic of funding and school capacity. With the school district's new funding structure they do not have concerns about school capacity with this application. Mr. Krmpotic confirmed for Commissioner Marshall that the applicant is agreeable with a condition regarding Electric Vehicle (EV) ready homes.

Tagged Passions:funding, electric, hearing, education, Electric Vehicles, and traffic

Loren Chilson, Headway Transportation, explained for Commissioner Taylor the access and improvements planned for this project.

Mr. Krmpotic confirmed for Commissioner Gower that there is a system in place to manage weed infestation and contaminated soils.
Tagged Passions:transportation

Mr. Stockham stated noxious weeds are a growing problem throughout the state and recommended that if there is soil exported offsite that the topsoil be stripped first and

4.1 M in ut es A cc ep ta nc e: M in ut es

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Minutes Reno City Planning Commission August 21, 2019

No additional detail provided

Tagged Passions:planning and boards and commissions

treated or buried on site and any soil taken offsite is subsurface soil. He also stated it is something that should be looked at in the Code Update to have some standard management approaches for noxious weeds that get disturbed.

Mr. Oswald explained that in the past conditions have been put on applicants to provide a noxious weed management program. That program would encompass state restrictions and would be submitted with their building permit for review. It was moved by Commissioner Gower, seconded by Commissioner Hawkins, in the case of LDC19-00071 (Comstock Cottages Phase 2), based upon compliance with the applicable findings, to approve the tentative map and special use permit, subject to conditions in the staff report including the modified conditions as proposed by staff, and the addition of a condition to submit a noxious weed management plan. Mr. Oswald asked for clarification on the motion regarding whether it includes EV charging ready units being required as discussed. Mr. Krmpotic agreed to have 20 of the units EV charging ready. Commissioner Gower amended the motion to include the addition of a condition that 20 of the units be EV charging ready, second concurred.
Tagged Passions:program, compliance, and Electric Vehicles

Commissioner Olivas expressed concern with the condition for units to be EV ready noting that Reno City Council had concerns with that requirement on another project.

Tagged Passions:council

Mr. Stockholm explained that City Council direction was to not make it a code requirement for all projects.

No additional detail provided

Tagged Passions:council

Commissioner Olivas stated a developer could include EV charging ready units as part of their marketing campaign but he is not comfortable going against City Council and adding that condition.

Tagged Passions:council, market, and Electric Vehicles

Commissioner Gower stated Commissioner Olivas has a valid point and that is why he thinks that at their next policy meeting Mr. Stockham should bring that back for discussion. It is not something the Planning Commission should be pushing on developers without some policy backing. Council has agreed to certain things with the adoption of certain plans and we are trying to implement those so we need that additional direction from Council. In this case we have a developer that is making a good will effort to move in that direction.

Chair Johnson addressed traffic concerns and feels that the additional connection to the 4.1 M in ut es A cc ep ta nc e: M in ut es
Tagged Passions:planning, council, boards and commissions, policy, and traffic

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Minutes Reno City Planning Commission August 21, 2019

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north starts to address those issues.

The motion carried unanimously with six (6) commissioners present. Chair Johnson read the appeal process into the record.

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

7.4 Staff Report (For Possible Action - Recommendation to City Council): Case No. LDC19-00074 (Lakeridge Tennis Club Zone Change) - A request has been made for: 1) a zoning map amendment from 9.48 acres of Club Lakeridge Specific Plan District (SPD) to 9.48 acres of Community Commercial (CC); and 2) an amendment to the standards of the Club Lakeridge SPD to remove the 9.48 acres containing the existing Lakeridge Tennis Club from the SPD. The project site consists of three parcels generally located at 6000 Plumas Street, south of McCarran Boulevard and between Plumas Street to the west and Lakeside Drive to the east. The project site has a Master Plan land use designation of Suburban Mixed-Use (SMU). aml [Ward 2] 8:41 PM

Tagged Passions:council, zoning, property, and commercial

(Chair Johnson called for a recess at 8:28 p.m. The meeting resumed at 8:41 p.m.)

Andy Durling, Wood Rodgers, gave an overview of the zone change request.

AnnMarie Lain, Assistant Planner, presented the staff report. Staff finds that this application is consistent with the master plan and is able to make all of the findings.

Commissioner Marshall had no disclosures. The remaining commissioners present made the following disclosures: spoke with the applicant's representative, familiar with the site, and received email.

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

Steve Topol stated there is no reason for an infill project to be constructed in this fully mature community.

No additional detail provided

Judy Luce expressed concern regarding traffic issues.

Linda Cross spoke in opposition of the project. 4.1 M in ut es A cc ep ta nc e: M in ut es
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Minutes Reno City Planning Commission August 21, 2019

No additional detail provided

Tagged Passions:planning and boards and commissions

Mike Genin expressed concern regarding traffic issues.

Hearing and seeing no further public comment requests, Chair Johnson closed public comment. Mr. Durling explained for Commissioner Taylor this zoning map amendment is the initial stage in a multi-step process. It is imperative that the zoning is changed or nothing else can really happen on this site because of the narrow spectrum of uses currently allowed. The next step would be to come forward with a development plan. At that point we would have the information for number of units and the traffic impact on the site. Mr. Durling confirmed for Commissioner Taylor that the maximum building height is 55 feet. Mr. Durling explained for Commissioner Marshall that at this stage in the development process it is premature for traffic analysis because we don't know what the development plan will be.
Tagged Passions:development, Telecommunications, zoning, telecommunications, Development, hearing, and traffic

Commissioner Marshall stated it is relevant to consider the traffic impacts of the proposed zone change.

Tagged Passions:traffic

Mr. Durling explained when traffic analysis is required according to code.

Commissioner Gower asked why CC zoning is being requested for the whole site if the proposal is to retain the eastern portion as the tennis club and only develop the western side.

Tagged Passions:zoning and traffic

Mr. Durling discussed issues that can be created with split zoning and stated this is an opportunity to be proactive and open this up for a more comprehensive planning effort.

No additional detail provided

Tagged Passions:planning and zoning

Commissioner Gower stated if the whole site is rezoned CC there is nothing stopping development of the eastern half of the site.

No additional detail provided

Tagged Passions:development, zoning, and Development

Mr. Durling explained that his client has a notion to redevelop just a portion and retain the good bones of the existing facility and redevelop it and make it something new and fresh.

No additional detail provided

Tagged Passions:facility

Commissioner Marshall stated we can assume this developer is not intending to touch the good bones of the tennis club but the action we are being asked to take will potentially result in the redevelopment of the entire site. We need to look at the full range of CC

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Minutes Reno City Planning Commission August 21, 2019

uses and whether or not they are appropriate for this piece of property. Ms. Lain confirmed for Commissioner Marshall that any commercial use that is not currently on the site would require an SUP through the residential adjacency process. It was moved by Commissioner Marshall, seconded by Commissioner Taylor, in the case of LDC19-00074 (Lakeridge Tennis Club Zone Change), based upon compliance with the applicable findings, to recommend that City Council approve the zoning map amendment and Club Lakeridge Specific Plan District amendment by ordinance. The motion carried unanimously with six (6) commissioners present.

Tagged Passions:planning, ordinance, council, boards and commissions, zoning, property, commercial, and compliance

RESULT: APPROVED [UNANIMOUS] MOVER: John Marshall, Commissioner SECONDER: Kathleen Taylor, Commissioner AYES: Johnson, Hawkins, Gower, Marshall, Olivas, Taylor ABSENT: Britton Griffith

7.5 Staff Report (For Possible Action - Recommendation to City Council): Case No. LDC19-00068 (Ginsburg Clock/Parklane Clock Zoning Map Amendment) - A request has been made for a zoning map amendment to add the designated landmark Ginsberg Clock located at 30 North Virginia Street to the Historic Landmark (HL) overlay district. The landmark is located on the southeast corner of the intersection of North Virginia Street and West 1st Street within the Mixed Use/Downtown Reno Regional Center/Truckee River (MU/DRRC/TRUCKEE) zoning district. The site has a Master Plan land use designation of Downtown Mixed-Use (DT-MU). [Ward 3] 9:29 PM

Brook Oswald, Associate Planner, gave an overview of the staff report.
Tagged Passions:council, historic, zoning, downtown, watershed, and commercial

At this time Chair Johnson opened public comment for this item. Hearing and seeing no public comment requests, Chair Johnson closed public comment.

Mr. Oswald explained for Commissioner Taylor how overlays work. Mr. Oswald explained for Chair Johnson that the overlay allows the clock to be added to the historic register.
Tagged Passions:historic and hearing

Greg Salter, Deputy City Attorney, explained the need for a legal description of the property.

No additional detail provided

Tagged Passions:legal and property

Mr. Stockham confirmed that staff can generate a legal description from the GIS layer for the ordinance that needs to go through City Council.

4.1 M in ut es A cc ep ta nc e: M in ut es

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It was moved by Commissioner Marshall, seconded by Commissioner Gower, in the case of LDC19-00068 (Ginsburg Clock/Parklane Clock Zoning Map Amendment), based upon compliance with the applicable findings, to recommend that City Council approve the zoning map amendment by ordinance. The motion carried unanimously with six (6) commissioners present.

Tagged Passions:planning, ordinance, council, boards and commissions, zoning, and compliance

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

8
Truckee Meadows Regional Planning Liaison Report

No additional detail provided

Tagged Passions:planning

Commissioner Gower reported that the Regional Planning Commission received the third draft version of the updated Regional Plan for review, including policies. The next step in the process will be to hold three Regional Planning Commission meetings, one in each jurisdiction. The Regional Planning Governing Board will review the Regional Plan in September for adoption.

No additional detail provided

Tagged Passions:planning and boards and commissions

9
Staff Announcements

9.1 Report on status of Planning Division projects.

Tagged Passions:planning

9.2 Announcement of upcoming training opportunities.

No additional detail provided

Tagged Passions:training

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

9.4 Report on actions taken by City Council on previous Planning Commission items. 9:50 PM

Tagged Passions:planning, council, and boards and commissions

Mr. Stockham announced that Angela Fuss was hired as the new Reno Planning Manager. He reported that the school district committed to adding information to their comment letters regarding school capacities. There will be a memo from the Public Works Department on the Roads Maintenance Prioritization System at the next Planning Commission meeting. Mr. Stockham reviewed the status of Planning Division projects and City Council actions taken.

No additional detail provided

Tagged Passions:planning, council, boards and commissions, streets, Public Works, public works, manager, and education

10
Commissioner's Suggestions for Future Agenda Items (For Possible Action)

No additional detail provided

Commissioner Hawkins requested information on road repairs around areas where we have approved developments

Tagged Passions:streets, development, and Development

11
Public Comment

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No additional detail provided

Tagged Passions:planning and boards and commissions

12
Adjournment (For Possible Action)

The meeting was adjourned at 10:01 p.m. 4.1 M in ut es A cc ep ta nc e: M in ut es

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PLANNING COMMISSION STAFF REPORT

Tagged Passions:planning and boards and commissions

Date: September 18, 2019

No additional detail provided

To: Reno City Planning Commission

No additional detail provided

Tagged Passions:planning and boards and commissions

Subject: 6.2. Staff Report (For Possible Action): Planning Commission discussion of potential sustainability initiatives.

Tagged Passions:planning, boards and commissions, and sustainability

From: Arlo Stockham, Community Development Director

At the August 21, 2019 Planning Commission meeting, the Commission requested an agenda item to discuss potential initiatives related to Reno's Sustainability and Climate Action Plan. This agenda item provides that opportunity. 6.2
Tagged Passions:planning, boards and commissions, development, environment, Development, sustainability, and community development

1
PLANNING COMMISSION STAFF REPORT

Tagged Passions:planning and boards and commissions

Date: September 18, 2019

No additional detail provided

To: Reno City Planning Commission

No additional detail provided

Tagged Passions:planning and boards and commissions

Subject: 7.1. Staff Report (For Possible Action): Case No. LDC19-00027 (Sage Point 7) - This is a request for a special use permit to allow for a 538,240 square foot industrial warehouse development adjacent to single family zoning. The 42.23 acre site is located north of the intersection of Lear Boulevard and Mahon Drive. The site is within the Industrial Commercial (IC) zone and has an Industrial Master Plan land use designation. njg

Tagged Passions:development, industrial, zoning, Development, and commercial

From: Nathan Gilbert, Associate Planner

Ward : 4 Case No.: LDC19-00027 (Sage Point 7) Applicant: Prologis APN Number: 568-100-09 Request: LDC19-00027 (Sage Point 7) - This is a request for a special use permit to allow a 538,240 square foot industrial warehouse development adjacent to single family zoning.
Tagged Passions:development, industrial, zoning, and Development

Location: The 42.23 acre site is located north of the intersection of Lear Boulevard and Mahon Drive. The site is within the Industrial Commercial (IC) zone and has an Industrial Master Plan land use designation.

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

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 all building permits associated with the project

7.1

2
within 24 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 and/or business license, 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.
The applicant, developer, builder, property owner, or business proprietor, 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 made readily available upon demand by City staff.

Tagged Passions:construction, business, and property

5.
Prior to the issuance of any building permit, the applicant shall have plans approved demonstrating that landscaped berms (minimum height of five feet) are added to the subject site along the entire length of the Lear Boulevard frontage and north, west, and east perimeters. Minimum landscaping shall consist of a double row of large trees planted 30 feet on center in a staggered pattern plus three shrubs per tree. Required trees on the north, east, and west perimeters shall be large (minimum ten feet) evergreens. The administrator may permit alternatives to berming in some areas with comparable mitigation (e.g. large landscaped boulders, solid wall, etc.).

No additional detail provided

Tagged Passions:streets, zoning, plant, trees, buildings and grounds, and administrator

6.
Prior to issuance of a building permit, verification shall be provided demonstrating that impacts from truck headlights circulating on-site will be adequately screened from adjoining properties. Mitigation, if required, shall be in the form of a solid barrier such as a berm or solid wall/fencing.

No additional detail provided

Tagged Passions:transportation

7.
Prior to the issuance of any building permit, the applicant shall provide a final sewer report to provide analysis that will show the capacity of the sewer system to the sewer interceptor and shall include any offsite improvements to increase capacity, if needed, based upon the final sewer report.

No additional detail provided

Tagged Passions:sewer, utility, and Utility

8.
Prior to the issuance of any permits for site improvements, the applicant shall provide a final hydrology report that depicts the overall on-site and off-site contributing drainage basins and addresses on-site and off-site water flows, and detention and facility capacities with required analysis to maintain the elevation of Swan Lake. Volumetric analysis is to be based on the 100-year, 10-day storm event, while routing of peak flows shall be based on the 100-year, 24 hour storm event. Volume mitigation at a ratio of 1.3:1 is required for the North Valleys.

7.1 3 9. Prior to the issuance of any building permit, the applicant shall provide an operations and maintenance manual for all privately-maintained detention ponds, drainage swales and all storm drains, 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 subject to staff approval, adopted as policy, and implemented by the developer or equivalent entity responsible for storm drainage for the development.

Tagged Passions:equipment, facility, utility, development, Utility, events, water, Development, policy, detention, and stormwater

10.
Prior to the issuance of the final building permit, all proposed public improvements under the Stonefield Lear Boulevard Extension project (SIT18- 00019) shall be completed and in operation for the benefit of the subject site; otherwise, it shall be the sole responsibility of Sage Point 7 to construct and dedicate to the City of Reno all needed public improvements within the right-of- way including sidewalk, curb gutter, parkway, landscape, storm drain and sewer systems as required by the Public Works Design Manual (PWDM).

No additional detail provided

Tagged Passions:sewer, streets, utility, Utility, Public Works, public works, buildings and grounds, and Pedestrian

11.
Prior to the issuance of the final building permit, the applicant shall submit traffic improvement plans compliant with the Manual on Uniform Traffic Control Devices (MUTCD) and the City of Reno addressing all traffic impacts to the immediate street network as the result of this request to include:

No additional detail provided

Tagged Passions:streets and traffic

a.
Any required signing, striping or traffic control improvements; b. The new segment of Lear Boulevard adjacent to the site be constructed

with a center two-way left turn in order to match the existing roadway segment to the west;

Tagged Passions:streets and traffic

c.
Project driveways, internal streets and on-site parking areas to be designed to conform to City of Reno standards;

No additional detail provided

Tagged Passions:streets and parking

d.
The Military Road/Lear Boulevard intersection to be improved to operate with stop controlled at all approaches.

No additional detail provided

Tagged Passions:streets and military

12.
Prior to the issuance of any building permit, the applicant shall dedicate/set aside adequate right-of-way and setbacks to the City of Reno to complete future Regional Transportation Plan (RTP) improvements as identified by the Regional Transportation Commission (RTC) in the Lear Boulevard Extension project.

No additional detail provided

Tagged Passions:boards and commissions, streets, and transportation

13.
Prior to the issuance of any business license, the applicant shall have plans approved that include a ride share program, consistent with the Regional Transportation Commission (RTC) Smart Trips program. The applicant shall implement and continue to offer this approved program throughout the life of the project.

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14. Truck arrival, departures, and on-site movement shall be limited to between the hours of 6:00 a.m. and 10:00 p.m. Unloading and loading activities of enclosed containers previously docked at a sealed dock door are permitted beyond these restricted hours.

No additional detail provided

Tagged Passions:transportation and boating

15.
Outdoor storage is prohibited. Outdoor activities shall be limited to employee parking, truck circulation, and access.

No additional detail provided

Tagged Passions:transportation and parking

16.
Truck idling is prohibited on the site. Prior to the issuance of a building permit, the applicant shall have plans approved demonstrating that signs shall be installed between the overhead doors informing vehicle operators that idling shall be prohibited.

No additional detail provided

Tagged Passions:transportation

17.
Prior to the issuance of a building permit, the applicant shall have plans approved demonstrating that all exterior site lighting will utilize certified dark skies lighting techniques; and will comply with the lighting standards in the residential adjacency portion of code [RMC 18.12.304(e)]. Any spillover lighting shall be limited to a maximum of 0.50 footcandles on the property lines to the north, south and west.

18. Hours of construction, including grading but with the exception of slab on grade (SOG) and concrete wall pours as described below, shall be limited to between the hours of 7:00 a.m. and 6:00 p.m., Monday through Friday, and between 8:00 a.m. and 7:00 p.m. on Saturday. There shall be no construction on Sundays or federal or Nevada state holidays. This condition shall not apply to dust control or storm water management operations. A note to this effect shall be placed on the title sheet of all building permit plan sets.

Tagged Passions:construction, utility, Utility, water, property, grading, holiday, and stormwater

19.
Construction activities limited to SOG and concrete wall pours shall be allowed between the hours of 2:00 a.m. and 6:00 p.m. for a maximum of two days per week, Tuesday through Friday, for a maximum of 36 total weeks. The applicant shall provide written notification to the Zoning Administrator, all property owners within 750 feet, and clearly post notice at the site at least 14 days prior to nighttime concrete pour events. This notice shall include a viable contact phone number for the project construction manager in order to directly address any concerns. During nighttime SOG and concrete wall pours, all back up alarms shall be disabled on concrete trucks and either flaggers or localized white sound alarms shall be used in lieu of standard back up alarms for safety purposes (all other equipment shall have back up alarms as required by law). Temporary lighting needed during SOG and concrete wall pours shall be directed downward toward the construction area and away from adjacent residential properties.

5
20. Wall signs are prohibited. Freestanding signs, as allowed by code, shall be monument signs constructed of materials that are consistent with the building, with a maximum height of eight feet.

Tagged Passions:materials and monuments

Background: The subject site consists of one parcel located north of the intersection of Lear Boulevard and Mahon Drive in the Industrial Commercial (IC) zone. The applicant is proposing to construct a 538,240 square foot industrial warehouse and distribution building with associated site improvements (Exhibit A). The project is located adjacent to existing industrial development to the west, public open space to the north, and an approved single family residential subdivision to the south (currently under construction). Accordingly, development of the site requires a special use permit (SUP) for residential adjacency.

The site has been subject to numerous industrial entitlement requests over the years including: 1) a 2007 SUP to construct a 988,350 square foot industrial project (LDC07-00335 Stonefield Industrial), which was approved and expired after two approved time extensions; 2) a 2017 SUP request to facilitate a 979,650 square foot industrial project (LDC18-00004- Stonefield Industrial), which was withdrawn by the applicant; and 3) a 2018 SUP to construct a 700,840 industrial building with truck bays facing the residential subdivision (LDC18-00068 Project Anut), which was denied by the Planning Commission.
Tagged Passions:planning, construction, boards and commissions, streets, development, industrial, transportation, subdivision, Development, property, and commercial

Analysis: Reno Municipal Code requires that 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 proposal:

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

Land Use Compatibility: The subject site has an Industrial (I) Reno Master Plan land use designation, and the assigned zoning district encourages industrial development. Land uses surrounding the site include the Swan Lake Nature Study Area (a Washoe County Regional Park) and trail system to the north; a vacant industrial parcel, the Lemmon Valley Channel and vacant residentially zoned land to the east; the Stonefield residential subdivision to the south; and a major drainageway and Sage Point industrial warehousing developments to the west and southwest. The proposal includes 49 truck dock doors located on the east and west sides of the building with a total of 98 truck bays and is estimated to have 937 average daily vehicle trips on site. The project building is 180 feet from the nearest residential property line across Lear Boulevard. In addition to residential adjacency, the project abuts an ephemeral stream/major drainageway to the west as well as public open space/wetlands to the north ( 20 to 80 from proposed site circulation and trailer storage areas) and is in close proximity to a major drainageway and single 7.1 6 family zoning to the east ( 475 and 875 feet respectively). As conditioned, a minimum five foot tall landscaped berm with a double row of large evergreens will traverse the project perimeters to help buffer the site from public right-of-way, residential properties and regional open space areas (Condition No. 5). Condition No 6 is recommended to ensure that truck headlights are adequately contained on site in order to further compatibility between the proposed project and residential and open space uses.

Tagged Passions:development, industrial, zoning, transportation, subdivision, parks, boating, trails, Development, property, and buildings and grounds

AREA DESCRIPTION LAND USE MASTER PLAN DESIGNATION ZONING

NORTH Swan Lake Nature Study Area, Swan Lake (BLM)
Tagged Passions:zoning

Parks, Greenways and Open Space (PGO)

OS (Washoe County) SOUTH Single Family Residential, Industrial Warehousing Mixed Neighborhood (MX), Industrial (I) SF4, I

Tagged Passions:industrial, parks, and neighborhood

EAST Vacant Industrial Parcel, Major Drainageway, Vacant Residential

Industrial (I), Parks, Greenways, and Open Space (PGOS), Single Family Neighborhood (SF) IC, LLR- 2.5, SF6
Tagged Passions:industrial, parks, property, and neighborhood

WEST Vacant Industrial Parcel, Major Drainageway, Industrial Warehousing

Industrial (I) I
Tagged Passions:industrial and property

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

No additional detail provided

Master Plan: This request is located on a site with an Industrial (I) Master Plan land use designation and is located within an Industrial/Logistics Employment Area per the Structure Plan Framework of the Master Plan. This request has been analyzed utilizing the Master Plan policies contained in the adopted City of Reno Master Plan. As proposed and with recommended conditions, the request is in conformance with the following applicable Master Plan policies:

Goal 1.1B: Community Development: Focus economic development efforts on creating and maintaining employment areas; Goal 1.2B: Modern Industrial Hub: Support the continued growth of the City s logistics and manufacturing industries and leverage the region s infrastructure and assets to broaden the economic base through attraction of advanced manufacturing employers and modern logistics operations; 7.1

Tagged Passions:economic development, development, industrial, employment, Development, growth, and community development

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Goal 1.2D: Employment Centers: Plan, invest in, promote, and incentivize the creation and improvement of cohesive employment areas and clearly identify where specific employment uses are desired;

Goal 1.2G: Business Retention and Attraction: Use economic, technical, and administrative incentives (as informed by Policy 1.1A) to encourage the establishment of new businesses in industries that support City initiatives;

Tagged Passions:business, employment, policy, and incentive

Goal 2.1A: Growth Tiers: Support the efficient use of existing public facilities and services by prioritizing development, infrastructure improvements, and public investments (Identified Priority 2 - Targeted employment areas that are located within the existing City limits as of the adoption of this Master Plan);

Goal 6.2J: Resiliency of Infrastructure and Facilities: Develop mitigation strategies to address areas of increased concern; Goal 7.3B: Quality Places and Outdoor Recreation Opportunities: Access Points Require new development adjacent to open space or public lands along the City s perimeter to maintain a buffer between the open space and development, as well as provide public access points to existing/planned trails. Acquire, relocate and/or protect from encroachment significant trails now enjoyed by residents; Policy EA-ILA.1: Overall Mix: Support a mix of large footprint warehouse/flex space, manufacturing facilities, and smaller ancillary and supporting industrial, commercial, and office uses as compatible with the surrounding development context; Policy EA-ILA.3: Residential Compatibility: Mitigate noise, odor, lighting and other potential impacts by providing site and building design that creates a buffer between industrial/logistics uses and nearby residential properties; and Policy EA-ILA.6: Truck Traffic: Limit heavy trucks on certain city streets, with a particular emphasis on corridors that serve both industrial/logistics areas and adjacent neighborhoods; Policy EA-ILA.7: Varied Design: Avoid long uninterrupted horizontal building facades and integrate variation in the use of material, color, and texture as appropriate to the use and the surrounding development context. Place a particular emphasis on facades that are visible from adjacent neighborhoods, public lands or open space areas and other public rights of way.
Tagged Passions:streets, development, industrial, transportation, services, employment, trails, Development, investment, commercial, policy, corridor, encroachment, noise, traffic, neighborhood, growth, and recreation

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

No additional detail provided

Tagged Passions:development, services, and Development

Public Safety: The Reno Police Department evaluated the proposal under the Crime Prevention Through Environmental Design (CPTED) standards (Exhibit B). The proposed lighting, placement of parking areas, landscaping, and building entries appear to incorporate elements that will provide natural surveillance of the site.

7.1
Tagged Passions:public safety, environment, surveillance, crime, and parking

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The Reno Fire Department noted that the closest fire station to the site is Station 9, located at 14005 Mount Vida Street with a response time of approximately three minutes. Station 10, located at 5250 North Virginia Street, is the next closest fire station with a response time of ten minutes. The response time from Station 9 meets the first due objectives for medical and fire emergency response as outlined in the 2011 Standards for Cover report. 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 limited to, fire department access, fire sprinkler systems, fire alarm systems and fire hydrant placement.

Public Improvements: All utilities necessary to serve the project are located in the proximity of the subject site and/or can be extended to the project. Public infrastructure required to serve the site (i.e. sewer, water, power) will be further reviewed through grading permit, site plan review and/or building permit processes. Sewer: Sewer treatment and conveyance will be provided by the Reno Stead Water Reclamation Facility (RSWRF). The preliminary sewer report indicates that the onsite sanitary sewer system is designed to accommodate the development. The project is anticipated to generate peak sewage contribution of 3,000 gallons per day as calculated per the Public Works Design Manual (PWDM). Because there is no public sewer infrastructure located adjacent to the site, the applicant will be required to construct an onsite lift station with a force main to convey project sewage to a sanitary sewer interceptor located on Lear Boulevard approximately 400 feet west. Prior to the approval of any permit, the applicant will be required to provide a Final Sewer Report that provides analysis of the sewer system and shows capacity to the sewer interceptor (Condition 7). The improvement plans will need to include any offsite improvements to increase capacity, if needed, based upon the final sewer report. The applicant will be required to apply for a sewer will-serve and pay sewer connection fees prior to permit issuance consistent with the established sewer allocation program. Because the applicant may be unable to secure a sewer will-serve in advance of the RSWRF expansion anticipated to be completed in 2022, the time frame for applying for building permits specified in Condition No. 2. has been adjusted from 18 to 24 months. Flood Zones: The applicant will be required to comply with all provisions set in RMC 18.12.1701 Flood Hazard Areas. The site lies predominantly in FEMA Flood Zone X (minimal flood hazard) with a limited portion of parking lot area in the AE (high risk flood hazard) zone. The proposed Finished Floor elevation for the building is set at 4,936, which is 12 feet above Base Flood Elevation. The proposed encroachment of the project into the AE Flood Zone will require grading the site to be at or above the Base Flood Elevation; a Conditional Letter of Map Revision (CLOMR-F); and a subsequent Letter of Map Revision (LOMR-F) application from the Federal Emergency Management Agency (FEMA) in order to remove this portion of the site from the AE designation. Grading the site to above the Base Flood elevation is necessary; 7.1
Tagged Passions:facility, sewer, expansion, streets, utility, development, Utility, fire departments and districts, risk, program, emergency, water, flooding, Development, Public Works, public works, compliance, encroachment, FEMA, grading, building codes, and parking

9
therefore, volume offset mitigation will be required as part of the project. No vertical construction will be allowed until the applicant can provide documentation that FEMA has approved the CLOMR.

Tagged Passions:construction and FEMA

Hydrology: A Preliminary Hydrology Report was submitted with the application materials and adequately addresses on and off-site storm water flows per the PWDM. The proposed onsite storm drain system consists of concrete swales that will intercept sheet flow runoff from drainage areas and direct the flow to a storm drain network and detention/retention system to detain, infiltrate, and facilitate evaporation of the flows. All storm water flows will need to be treated onsite prior entering Swan Lake (i.e. Low Impact Development).

The soil report reveals that the site currently presents low infiltration rates since it predominantly exhibits layers of fat clay soils and clayey sand soils with a high percentage of plastic fines. Due to the existing soil conditions, precipitation and/or snow storms do not currently infiltrate into the soil, but rather become runoff that drains towards existing channels located on the east and west side of the site ultimately discharging into Swan Lake. The proposed storm drain system includes a detention/retention facility that provides a 1.25:1 storm water mitigation ratio with a large surface area to facilitate water evaporation, higher infiltration rates and an outflow pipe to meter outflows as required. Condition No. 8 is recommended to require a final hydrology report depicting the overall on-site and off-site contributing drainage basins, and addressing on-site and off-site water flows, detention, and facility capacities with required analysis to maintain the elevation of Swan Lake. Volumetric analysis is to be based on the 100-year, 10-day storm event, while routing of peak flows shall be based on the 100-year, 24 hour storm event. Volume mitigation at a ratio of 1.3:1 is required in the North Valleys. All onsite storm water management facilities and appurtenances shall be privately owned and maintained with adequate access provided for maintenance operations. Additionally, it is recommended that a water management facility operations and maintenance manual be adopted as policy by the responsible party (Condition No. 9). Civil Improvements: Final plans will need to include construction of sidewalk, landscape, and curb and gutter along Lear Boulevard as required by the PWDM. These improvements are included in the Stonefield Lear Boulevard Extension project (SIT18-00019) that has been submitted to the City and is currently under review. The applicant will be required to coordinate all private and public improvement work with the Stonefield Lear Boulevard Extension project. Should the Stonefield Lear Boulevard Extension project be delayed, the construction of Lear Boulevard Extension and all public improvements adjacent to the site associated with this project shall be the responsibility of the developer of this project. These improvements will need to be dedicated to the City of Reno upon completion of construction (Condition No. 10). 7.1
Tagged Passions:construction, facility, streets, utility, development, Utility, materials, events, water, Development, buildings and grounds, policy, snow, Pedestrian, rates, detention, and stormwater

10
d. The proposal adequately mitigates traffic impacts of the project and provides a safe pedestrian environment.

Traffic, Access and Circulation: The trip generation traffic study developed for the project anticipates that the use will generate 937 average daily trips (ADT) with 90 a.m. peak hour trips (PHT) and approximately 102 p.m. PHT. The traffic study recommends improvements to mitigate the impacts of the development on the existing street network. Prior to the issuance of any permit, the applicant should be required to develop a plan to address the traffic mitigation recommendations suggested by the traffic study, including the addition of a two way center left turn lane on Lear Boulevard adjacent to the property and stop sign controls on all approaches of the Military/Lear Road intersection (Condition No. 11). Comments received from the RTC have identified the Lear Boulevard Extension (known as the Eagle Canyon Extension) in the 2040 RTP from Military Road to Lemmon Drive as a new four lane facility by 2040. Dedication/set aside of right-of-way or setbacks adequate to complete RTP improvements are recommended as a condition of approval (Condition No. 12). The proposed site will be accessed from Lear Boulevard and will need to meet City of Reno and RTC s Access Management Standards. Additionally, Condition No. 13 recommends implementation of a Ride Share Program, consistent with the RTC s Smart Trips Program, to help mitigate the vehicular and environmental impacts of a high employment generating development. Overall, site circulation design, traffic control devices, operational characteristics of the common use driveways, on-site drive aisles, emergency accesses, fire access lanes, and parking areas are designed in accordance with the Public Works Design Manual (PWDM) and the parking layout is consistent with RMC 18.12.1104 (Parking Lot Design and Construction).
Tagged Passions:construction, facility, streets, development, program, emergency, Conservation, environment, employment, Development, Public Works, public works, property, military, Pedestrian, traffic, and parking

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

Building Orientation and Site Design: The applicant has submitted exterior building elevations and site improvements (Exhibit A) for the industrial development. The site layout and building orientation of east/west facing loading bays have been designed in a manner to reduce the potential impact of the development and operations on adjacent residences to the south and open space area to the north. As proposed, all building elevations appear to exceed RMC 18.12.301(a) Building Articulation, which requires enhanced architectural details and articulation for the front facade. The proposed elevations are designed with varying roof lines, pop-outs and multiple paint colors to provide articulation that meets code standards.

7.1

Tagged Passions:development, industrial, and Development

11
The Finished Floor Area of the project building is proposed at 4,936 feet in elevation. The front parking lot and truck bays are proposed two and four feet lower respectively. The finished grade of proposed lots on the adjacent subdivision gradually slopes downward from west to east with a high of 4,937.8 feet on the west end to 4,931.9 feet towards the eastern extent of the subdivision. Given the 180 foot separation, conditioned landscaped berming/truck light containment, six foot fencing on rear residential lots, and 30 foot single family building height caps in the SF4 zone, the grade variation is not anticipated to have a significant aesthetic impact on the adjacent Stonefield subdivision.

No additional detail provided

Tagged Passions:transportation, subdivision, buildings and grounds, and parking

At 44 feet tall, the proposed building exceeds the allowable maximum height in the IC zone of 40 feet. The applicant has indicated that they anticipate a future submittal of a minor deviation to allow for an increase of building height. In order for the City to approve a minor deviation, the applicant will be required to submit a minor deviation application that includes letters of consent from all abutting property owners and associated fees. Should a request for a minor deviation not be brought forward and approved, the applicant will be limited to a building that is designed within the height limitations for the IC zone.

As discussed above, the preliminary landscape plan includes a 41 foot wide landscaped area along Lear Boulevard and Condition No. 5 requires minimum five foot tall berms and double row landscape buffers along the project perimeters, which exceeds the minimum 39 foot wide landscaped front yard requirement. Required parking lot landscaping will be provided to code standards. The applicant has evaluated necessary off-street parking utilizing Institute of Traffic Engineers (ITE) 4th Edition standards for the warehouse portion and the standard RMC office rate of 1/275 square feet. In addition to the required vehicular parking, the proposal contemplates an additional 165 spaces allocated for truck and/or trailer parking on the east and west sides of the building. The table below outlines the required vehicular parking to be provided with project. Use Parking Rate/sq ft Use Square Footage Spaces Required Spaces Provided

Tagged Passions:streets, transportation, property, buildings and grounds, traffic, and parking

Office 1/275 10,000 36 Warehouse 1/1,960 528,300 269 TOTAL 305 305

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.

7.1
Tagged Passions:environment and noise

12
RMC 18.12.304 (Residential Adjacency Standards) limits noise generated by nonresidential projects at residential property lines to no more than 65 decibels (dB) during the daytime (6:00 a.m. 10:00 p.m.) and no more than 49 dB between the hours of 10:00 p.m. and 6:00 a.m. The existing Stonefield residential subdivision is located immediately south of Lear Boulevard and the 35 acre property located 650 feet east of the site is zoned for single family residential land uses.

The applicant provided a sound study prepared on January 16, 2019 by Bollard Acoustical Consultants, Inc. (Exhibit C) to evaluate potential noise impacts on residential properties. The site and building design elements proposed are anticipated to mitigate the noise generated from onsite operations. However, the acoustical analysis findings note that on-site circulation and heavy truck coupling/decoupling activities would exceed the allowable nighttime noise level standards at the nearest residential property lines. Condition No. 14 is recommended to limit the hours of operation from 6:00 a.m. to 10:00 p.m., including truck arrivals and departures, to ensure the project can comply with nighttime noise levels. The applicant has indicated that no outdoor storage uses are requested and operational impacts of this potential use were not included in the sound study. Conditions No. 15-16 are recommended to restrict outdoor storage and limit outdoor operations and truck idling in order to further compliance with applicable noise regulations, general pollution concerns, and compatibility with adjacent residential uses. The applicant has submitted a photometric plan demonstrating compliance with RMC 18.12.304(e) (Residential Adjacency Lighting Standards), which limits spillover lighting to 0.50 footcandles on the nearest residentially zoned parcel. Condition No. 17 is recommended to apply the maximum spillover lighting standard to the western and northern property lines and require that certified dark skies lighting is installed to further limit light pollution impacts to the surrounding residential and open space properties. The applicant has proposed limited large concrete pours to take place overnight to reduce the timeframe required for construction and to reduce the potential impacts of construction traffic on roadways during peak travel times. Construction hours, excluding large concrete pours, are recommended to be limited to between 7:00 a.m. and 6:00 p.m. Monday through Friday, and between 8:00 a.m. and 6:00 p.m. on Saturday (Condition No. 18). It is further recommended that limited construction activity outside of these standard hours be allowed for certain large concrete pours, with proper notification to the City as well as surrounding property owners, to expedite the completion of the project and to reduce the impacts of construction on adjacent residents (Condition No. 19). g. Project signage is in character with project architecture and is compatible with or complementary to surrounding uses. 7.1

Tagged Passions:regulation, construction, streets, travel, zoning, transportation, advertising, signage, subdivision, services, property, compliance, noise, and traffic

13
The applicant has proposed one non-illuminated 80 square foot 7 8 tall freestanding monument sign designed to complement the building design (location to be determined). The applicant indicated that no wall signs are requested; however, the IC zone allows for one wall sign per business, per building frontage ( 640 square feet). Since the site is adjacent to residential properties and public open space and signs may be visible from residences, Condition No. 20 is recommended to prohibit wall signs.

No additional detail provided

Tagged Passions:business, zoning, and monuments

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

The warehouse building proposes limited green reflective glazing features on the east and west corners. As noted in the analysis of SUP finding e, the building is setback 180 feet from the nearest residential property line and will be buffered by a minimum five foot tall berm and enhanced landscaping features. While windows are proposed to run the full height of the building on these sections, occupied uses will be limited to the ground floor and will not affect the privacy of adjacent uses. General Code Compliance: As proposed and with recommended conditions of approval, the project is consistent with the standards contained in Reno Municipal Code.
Tagged Passions:property, compliance, and privacy

Neighborhood Advisory Board (NAB) (Exhibit D): This project was reviewed by the Ward 4 NAB on May 16, 2019 and two comment cards were received.

No additional detail provided

Tagged Passions:neighborhood

Other Agency Comments (Exhibit E): The Washoe County Health District, Air Quality Management Division provided a letter outlining agency goals for development standards furthering attainment of air quality standards. As proposed and conditioned, many of the suggested best practices will be implemented into the project.

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:health, legal, development, and Development

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

7.1

Tagged Passions:development and Development

14
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:development, services, and Development

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

No additional detail provided

Tagged Passions:Conservation, environment, Pedestrian, and traffic

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:advertising, signage, environment, and noise

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 Plans, Building Elevations, and Sign Program (PDF) Exhibit B - Police CPTED Report (PDF) Exhibit C - Environmental Noise Assessment (PDF) Exhibit D - Ward 4 NAB Comments (PDF) Exhibit E - WCHD Air Quality Comments (PDF) 7.1 7.1.a A tta ch m en t: D is pl ay M ap s (1
Tagged Passions:public safety, program, environment, noise, and privacy

14
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