City of Reno
Nevada

Staff Report - Planning Commission
11420

Staff Report (For Possible Action): Case No. LDC20-00004 (Damonte Ranch Village 26) – A request has been made for a tentative map to develop a 95 lot single family attached residential subdivision. The ±11.0 acre site consists of one parcel located north of Rio Wrangler Parkway, east of Green Pasture Drive, and west of Stepping Stones Drive. The site is located within the Damonte Ranch Planned Unit Development (PUD) zoning district and has a Master Plan land use designation of Mixed Neighborhood (MX). aml

Information

Department:Community Development - PlanningSponsors:
Category:Tentative MapWards:Ward 2

Staff Report Formal Body

Ward #:

Ward 2

Case No.:

LDC20-00004 (Damonte Ranch Village 26)

Applicant:

Di Loreto Homes of Nevada

APN:

140-731-02

Request:

A request has been made for a tentative map to develop a 95 lot single family attached residential subdivision.

Location:

The ±11.0 acre site consists of one parcel located north of Rio Wrangler Parkway, east of Green Pasture Drive, and west of Stepping Stones Drive. The site is located within the Damonte Ranch Planned Unit Development (PUD) zoning district and has a Master Plan land use designation of Mixed Neighborhood (MX).

Proposed Motion:

Based upon compliance with the applicable findings, I move to approve the tentative map subject to conditions.

 

Recommended Conditions of Approval:

 

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

 

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 shall prevail.  Where not specifically addressed in this application, City codes in effect at the time the application is submitted, shall prevail.

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.

4.                   Hours of construction shall be limited to 7:00 a.m. to 6:00 p.m. Monday through Friday and 8:00 a.m. to 6:00 p.m. on Saturday.  There shall be no construction on Sundays, excluding dust control and Storm Water Pollution Prevention Plan measures.

5.                   Prior to approval of a final map, the applicant shall demonstrate that an acceptable method of maintenance (e.g. Home Owner’s Association, Landscape Maintenance Association, or equivalent) for all common areas has been recorded and shall clearly designate the maintenance responsibilities on each final map.

6.                   Prior to the approval of each final map, the applicant shall have plans that demonstrate adequate infrastructure capacity for construction, access, storm drain, sanitary sewer and any other utility improvements. The applicant shall demonstrate that any necessary on-site or off-site easements exist or shall be created in the final map to accommodate utilities.

7.                   Attached and detached ancillary structures must meet the setback requirements of the main structure in compliance with D-2:  Lot Standards for Mixed Residential within the Damonte Ranch Phase 2 Residential Design Standards Handbook. The patios shown on the site plan are for flatwork only (pavers, concrete, etc.).  No structures will be allowed to encroach into the 10-foot minimum rear yard set-back.

Background: The subject site is comprised of one parcel (APN 140-731-02) totaling ±11.0 acres.  This request is for a tentative map to develop a 95 lot single-family attached residential subdivision (Exhibit A). The property is located north of Rio Wrangler Parkway, east of Green Pasture Drive, and west of Stepping Stones Drive. The site is located within the Damonte Ranch Planned Unit Development (PUD) zoning district and has a Master Plan land use designation of Mixed Neighborhood (MX) (Exhibit B).  The project site is designated Mixed Residential (MR) within the Damonte Ranch PUD.  The purpose of the MR PUD land use category is to provide for a mix of single-family residential, multi-family residential and limited recreation, civic and commercial land uses. Uses allowed in the MR PUD land use category are identified in Exhibit CAttached single-family residential dwellings are permitted by right.

 

The project site is surrounded by single-family development to the east, west, and south. The property to the north is identified as a future elementary school. 

 

AREA DESCRIPTION

 

Land Use

Master Plan Designation

Zoning

North

Proposed School

Mixed-Neighborhood

PUD-Mixed Residential

South

Single Family

Single-Family Neighborhood

PUD- Single Family

East

Single Family

Single-Family Neighborhood

PUD- Single Family

West

Single Family

Single-Family Neighborhood

PUD- Single Family

 

Analysis: Per Nevada Revised Statutes (NRS) 278.349(3), all tentative map findings a through k must be made in order to approve this request.  The following is an analysis of each of the required tentative map findings as they relate to the request.

 

(a)               Environmental and health laws and regulations concerning water and air pollution, solid waste disposal, water supply facilities, community or public sewage disposal and, where applicable, individual systems for sewage disposal;

 

This development is part of a master planned community. As such, all necessary facilities are in place to serve this community, including a public water system, public sewer system, and roadway infrastructure. Regional storm water facilities have been constructed to mitigate storm water runoff, including a wetland system which helps treat developed runoff.   Construction techniques will be implemented to meet all applicable air quality and environmental regulations.

 

A review from the U.S. Army Corps of Engineers, Sacramento District-Reno Regulatory Field Office states that under Rivers and Harbors Acct (RHA) Section 10, a permit is required for work or structures in, over or under navigable waters of the United States (Exhibit D). Under Clean Water Act (CWA) Section 404, a permit is required for the discharge of dredged or fill material into waters of the United States. If development of this site includes placing fill material below the ordinary high water mark of regulated water, a permit may be required from the Sacramento District-Reno Regulatory Field Office.

 

Development of the site will be required to comply with the terms of the dust control permit during grading and site preparation for development of the townhomes.  Truckee Meadows Water Authority (TMWA) is identified to provide water service, Waste Management for solid waste disposal, and City of Reno sewer is available to the site to serve the proposed units.  Infrastructure required to serve the site (i.e. sewer, drainage, water, and power) will be further reviewed during the review of the final map and permit requests to develop the site.

 

Sewer treatment will be provided by the South Truckee Meadows Water Reclamation Facility (STMWRF).  A sewer study was submitted that indicates sufficient capacity is available in downstream facilities to accommodate the anticipated 0.0475 million gallons per day (MGD) of sewer flow generated by the project. The project will be required to obtain a sewer will-serve letter prior to recordation of a final map.

The applicant will be required to demonstrate that all existing and necessary on-site and off-site easements, including; site access, public use, utility access, sewer lines, surface drainage, storm drains, and utilities are in place.  Prior to the recordation of the final map, the applicant will need to verify that all easements which encumber the project site are relinquished or relocated appropriately in accordance with code.

 

(b)               Availability of water which meets applicable health standards and is sufficient for the reasonably foreseeable needs of the subdivision; 

 

Water service to the project will be provided by Truckee Meadows Water Authority (TMWA). The application materials note that water rights have already been secured.  The applicant will be required to provide a TMWA will-serve letter prior to any recordation of a final map

 

(c)                Availability and accessibility of utilities;

 

The application materials note that all necessary utilities, including sewer, water, storm drain, gas, electric, and communication lines are stubbed to the property, and have been planned to accommodate development in this area.  Water and sewer service have been addressed in the narrative for findings a and b above.  

 

(d)               Availability and accessibility of public services such as schools, police and fire protection transportation, recreation and parks;

 

Public SafetyThe City of Reno Police Department reviewed the initial application and did not identify any issues or concerns at this time (Exhibit D).  At the time development is proposed, the Police Department may have additional comments specific to the request.

 

The City of Reno Fire Department staff reviewed the project and noted that the shared driveway located between lot 44 and lots 45,46 & 47 shall be signed "No Parking - Fire Lane" on both sides with red curbing on both sides of the roadway (2018 International Fire Code, Appendix "D", D103.6 & D103.6.1).  Development will be required to follow the International Building Code and Fire Code as adopted at the time of building plan submittal. This includes fire department access and a fire sprinkler system.

 

Schools: Comments received from the Washoe County School District (WCSD) (Exhibit D) indicate that the project is anticipated to generate approximately ten new elementary students, six new middle school students, and eight new high school students.  This project is located within the attendance zone area of Poulakidas Elementary (ten new students), Depoali Middle (six new students), and Damonte Ranch High Schools (eight new students). 

 

According to WCSD staff, Poulakidas Elementary School was projected to open above operating enrollment capacity upon opening in August 2019. Poulakidas Elementary School is projected to have 720 students (106% of capacity) for enrollment including Damonte Ranch Village 26. WCSD owns the parcel north of the project site and plans to construct a new elementary school to relieve enrollment at Poulakidas and surrounding schools including Double Diamond and Brown Elementary Schools.  WCSD staff comments state that the new elementary school is likely to receive expedited development attention due to the enrollment concentrations, with a possible opening in the Fall of 2023.

 

Depoali Middle School is projected to have 1,284 students (97% of capacity) for enrollment including Damonte Ranch Village 26.  Marce Hertz Middle School will open in the new southwest Reno area in the Fall of 2021.  Marce Herz Middle School will provide enrollment relief to Depoali Middle School and will assist with the anticipated growth in the area.

 

Damonte Ranch High School is projected to have 1,840 students (84% of capacity) for enrollment including Damonte Ranch Village 26.  With the addition of Herz Middle School to the Washoe County School District’s educational facilities and new enrollment boundaries, students that currently attend Damonte Ranch High School will instead attend Galena High School.  These changes of enrollment boundaries will effectively help distribute student capacities and make way for anticipated growth in the new southeast. 

 

Parks and Recreation:  The site provides ±0.4 acres of private (HOA) open common area.  Open turf areas with surrounding landscaped trees are proposed on the west and southeast portion of the subdivision.  A dog park is also proposed on the south side of the subdivision (Exhibit E).  No other parks or recreational sites are proposed within the development. 

 

Damonte Ranch Park, which offers barbecue facilities, a basketball court, a picnic shelter, and a playground, is located approximately 0.5 miles north of the subject site (Exhibit F).  The park can be accessed north the subject site on the Damonte Ranch Wetland Loop Trail, a ±3.1 mile paved trail the circles around the wetlands north of the subject site.     

 

The application materials note that the master planned community has taken into account all necessary public services.  The master development includes a significant trail system, incorporating the vast common area open space and wetland areas created for this community.  The project lies within the City of Reno limits, and is served by the Reno Police Department.   RTC has been included in the PUD master planning; however a bus route does not currently serve this area. Collector and arterial streets have been designed and constructed throughout the community to provide multiple points of access.

 

(e)                Conformity with the zoning ordinances, master plan, and elements thereof, except that if any existing zoning ordinance is inconsistent with the master plan, the zoning ordinance takes precedence;

 

Master Plan:  The project is identified as an Outer Neighborhood per the Structure Plan framework and has a Master Plan land use designation of Mixed Neighborhood (MX). As proposed and with recommended conditions, the request is in conformance with the following applicable Master Plan policies:

·         Policy 4.1B: Geographic Diversity – Provides for a mixture of housing types and sizes including attached home.

·         Policy 2.4K: Washoe County School District – By providing land for the adjacent elementary school, this project has collaborated with WCSD in planning for the design and location of new public schools.

·         Policy 4.2D: Community Amenities – The integration of recreational amenities and connection to trails in the vicinity promote an engaged community and help facilitate active and healthy lifestyles. 

·         N-G.8: Streetscape Design – The proposed streetscape design provides for landscaped parkways and sidewalks on one side of each proposed street.

 

General Code Compliance: Rear, side, and front yard setback measurements on the site plan are in compliance with the Damonte Ranch Design Standard Handbook.  The typical usable rear yard area of the lot is ±350 square feet, which exceeds the required minimum usable rear yard area of 300 square feet.  Attached and detached ancillary structures must meet the setback requirements of the main structure.  The patios shown on the site plan are for flatwork only (pavers, concrete, etc.).  No structures will be allowed to encroach into the 10 foot minimum rear yard set-back (Condition No. 8)

 

The total existing property area is 11.0 acres. The proposed tentative map includes the entire 11.0 acres with 0.4 acres utilized as Rio Wrangler Parkway common area landscaping to be dedicated to the Damonte Ranch Landscape Maintenance Association; 1.4 acres utilized as common area for the proposed development (specific amenities and details to be determined with the final map); 2.1 acres utilized as private streets; and 7.1 acres utilized for the residential lots. The proposed project gross density is 8.6 units per acre and the proposed net density is 10.3 units per acre.  Single-family attached residential design standards within the Damonte Ranch Design Standard Handbook limit density to 30 dwelling units per acre (du/acre), building height to 65 feet, and number of stories to six.  It should be noted that the project originally consisted of 14 acres; however, the developer donated three acres of land to the WCSD in order to better facilitate the construction of the future elementary school to the north.  The proposed project density is approximately one third of the maximum allowed density for the site 

 

The minimum lot size is restricted to 2,400 square feet with a minimum lot width of 30 feet. Buildings must be separated by ten feet. The average lot size of the project is ±3,256 square feet with a range of lot size from ±2,835 to ±4,695 square feet.  The project is in compliance with minimum lot size, width, and separation requirements.

 

The proposed development will consist of two-bedroom attached single-family units.  Final landscape plans and final architectural elements such as exterior material and colors, facades and articulations, roof pitch design and color, building plans and elevations are required to be submitted to the Damonte Ranch Architectural Review Committee and City staff for approval, as provided in the Residential Design Standards Handbook for the Damonte Ranch with the final map and prior to building permit approval.  The applicant shall meet the single-family attached residential design standards outlined in the Damonte Ranch Design Standard Handbook and applicable standards for the Mixed Residential land use category.

 

Parking is required at a ratio of one off-street parking space per bedroom and one common parking space per every four units. A total of 214 parking spaces are required.  The project provides 95 off-street garage parking spaces, 95 off-street driveway parking spaces, and 75 on-street parking spaces for a total of 265 available parking spaces.  

 

As proposed and with recommended conditions, the project is consistent with the standards contained in the Reno Municipal Code (RMC).

 

(f)                General conformity with the governing body’s master plan of streets and highways;

 

CirculationThe roadway network has been planned and improvements have been completed in accordance with the PUD master infrastructure plan. Access to the project site is provided by Stepping Stone Drive and Green Pasture Drive. These are public streets and are currently under construction.  Access is also provided by Rio Wrangler Parkway which is a public street. The streets to be constructed with the proposed subdivision will be private and maintained by the Home Owner’s Association. One gated access to the internal private roadway will connect to each of the new streets.  The developer will choose a final concept for the entry monuments/features with submittal of the final map. 

 

(g)               Effect of the proposed subdivision on existing public streets and the need for new streets or highways to serve the subdivision;

 

The roadway network has been planned and implemented with the PUD master infrastructure as discussed in finding f.  All primary and secondary roads serving the project have been constructed.

 

Traffic volume generated for this project were included in the master traffic study for the Damonte Ranch PUD, which was prepared by Solaegui Engineers in November 1999. This project is a phase of the Damonte Ranch PUD.

 

(h)               Physical land characteristics such as flood plain, slope, soil;

 

This region is located in a low lying, generally flood prone area.  As a result, the master infrastructure has been constructed to create flood control and naturally sensitive areas for storm water and perennial stream conveyance.  Suitable structural soil is imported from local sources and placed in development areas to create buildable zones within the appropriately designated PUD land use areas.

 

The subject site is located within the FEMA Unshaded Flood Zone X and therefore outside the FEMA 500 year flood area.  The project site is part of the regional drainage improvements that were constructed as part of the Southeast Truckee Meadows Flood Control Master Plan (SETMFCMP). Conditional Letters of Map Revisions (CLOMRs) for the area were originally processed in 2001 and subsequently updated in 2008 to remove the Damonte Ranch Phase V from the floodplain.

 

The project site lies within the Damonte Ranch Phase IV master improvement area. All regional improvements have been completed.  Flood control channels are located on the east and west sides of the project site, which are designed to accept drainage from the project site.

 

Grading of the project site will involve removal of unsuitable clay materials and the import of suitable structural fill materials in accordance with the Geotechnical Report prepared for the project by Black Eagle Consulting, Inc. dated April 2018.

 

The project will not disturb any major drainage way or wetland area. The drainage facilities to be built with the proposed subdivision will be publicly owned.

 

The project site is relatively flat and is not considered a hillside development. There are no cut slopes proposed in excess of 20 feet and no fill slopes in excess of 10 feet.

 

(i)                 Recommendations and comments of those entities and persons reviewing the tentative map pursuant to NRS 278.330 to 278.3485, inclusive;

 

Other Reviewing Bodies (Exhibit D):  Additional agency comments related to this request include the following: Washoe County School District, Washoe County Health District, Nevada Division of Environmental Protection, Regional Transportation Commission, and the City of Reno Office of Environmental Control. Agency comments provided in relation to this request have been incorporated into the findings narrative above and are included as Exhibit D to this report.

 

Neighborhood Advisory Board (NAB)This project was reviewed by the Ward 2 NAB on August 20, 2019NAB discussion topics included parks amenities, traffic control, and the location of the school to the north of the project site in relation to community design.  At the time that this staff report was prepared, no NAB comments had been received.  Staff received one phone call from an adjacent resident concerned about the lack of parks in the area and that the required public notice not being sufficient

 

(j)                Availability and accessibility of fire protection, including, but not limited to, the availability and accessibility of water and services for the prevention and containment of fires, including fires in wild lands; and

 

Reno Fire Station 12 is located less than one mile from the project site.  It has direct access to the proposed development via arterial streets. TMWA water mains serve this area, and are designed to provide the necessary fire flow requirements for development, including the required water volume storage to accommodate gravity pressurization of the water mains in the event of emergency flows.  This property does not directly interface with any potential wildland fire areas (surrounded by roadways, development, etc.).

 

(k)               Submission by the subdivider of an affidavit stating that the subdivider will make provision for payment of the tax imposed by Chapter 375 of 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.

 

The subject site is currently a single parcel.  The applicant has noted that real estate transfer taxes will be paid upon the sale of each of the townhome units, as applicable and has agreed to comply with this finding requirement as part of the subdivision process. 

 

Legal Requirements:

 

NRS 278.349(3)                            Tentative Map

 

Findings:

Tentative Map:  When issuing a decision on a tentative map, the planning commission shall consider the following:

 

(a)              Environmental and health laws and regulations concerning water and air pollution, solid waste disposal, water supply facilities, community or public sewage disposal and, where applicable, individual systems for sewage disposal;

 

(b)              Availability of water which meets applicable health standards and is sufficient for the reasonably foreseeable needs of the subdivision;

 

(c)              Availability and accessibility of utilities;

 

(d)              Availability and accessibility of public services such as schools, police and fire protection transportation, recreation and parks;

 

(e)              Conformity with the zoning ordinances, master plan, and elements thereof, except that if any existing zoning ordinance is inconsistent with the master plan, the zoning ordinance takes precedence;

 

(f)              General conformity with the governing body’s master plan of streets and highways;

 

(g)              Effect of the proposed subdivision on existing public streets and the need for new streets or highways to serve the subdivision;

 

(h)              Physical land characteristics such as flood plain, slope, soil;

 

(i)              Recommendations and comments of those entities and persons reviewing the tentative map pursuant to NRS 278.330 to 278.3485, inclusive;

 

(j)              Availability and accessibility of fire protection, including, but not limited to, the availability and accessibility of water and services for the prevention and containment of fires, including fires in wild lands; and

 

(k)              Submission by the subdivider of an affidavit stating that the subdivider will make provision for payment of the tax imposed by Chapter 375 of 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.