Santerra Quilici Properties · 2020. 10. 16. · Santerra-Quilici Properties MPA, ZMA, Tentative...

Santerra-Quilici Properties

MASTER PLAN AMENDMENT ZONING MAP AMENDMENT TENTATIVE MAP SPECIAL USE PERMIT OCTOBER 2020

Prepared For:

9433 Double Diamond Parkway Reno, NV 89521

Prepared By:

241 Ridge Street, Suite 400 Reno, NV 89501

TABLE OF CONTENTS

........................................................................................................................................................................ Project Location ............................................................................................................................................ 1

Existing Conditions ........................................................................................................................................ 4

Master Plan and Zoning Designations .......................................................................................................... 6 Mortensen Garson Overlay District………………………………………………………………………………………………………….9

Project Description...................................................................................................................................... 12

Application Request .................................................................................................................................... 18

Proposed Master Plan and Zoning .............................................................................................................. 18

Tentative Map / Development Standards .................................................................................................. 21

Hillside Development .................................................................................................................................. 22

MGOD Exhibits / Development Standards .................................................................................................. 29

Vehicle and Pedestrian Access .................................................................................................................... 38

Utilities and Public Services ........................................................................................................................ 40

Project Signage............................................................................................................................................ 41

Findings ....................................................................................................................................................... 42

Master Plan Amendment Findings.............................................................................................................. 42

Zoning Map Amendment Findings .............................................................................................................. 43

Tentative Map Findings ............................................................................................................................... 47

Special Use Permit Findings (General) ........................................................................................................ 49

Supplemental Findings (Cuts and Fills) ....................................................................................................... 50

Special Review Considerations (Critical Stream Buffer Area) ..................................................................... 51

LIST OF FIGURES

Figure 1: Vicinity Map ................................................................................................................................... 2 Figure 2: Project Area ................................................................................................................................... 3 Figure 3: Existing Conditions- Site Photos..................................................................................................... 4 Figure 4: Existing Master Plan Designations ................................................................................................. 7 Figure 5: Existing Zoning Designations.......................................................................................................... 8 Figure 6: Table of Existing Designations ....................................................................................................... 9 Figure 7: MGOD Residential Units…………………………………………………………………………………………………………….9 Figure 8: Mortensen-Garson Overlay District and Planning Areas ............................................................. 10 Figure 9: Table of Surrounding Property Designations ............................................................................... 11 Figure 10: Landplan ..................................................................................................................................... 13 Figure 11: Project Summary ........................................................................................................................ 14 Figure 12: Conceptual Residential Elevations ............................................................................................. 15 Figure 13: Conceptual Clubhouse/Community Amenity Elevations ........................................................... 16 Figure 14: Proposed Master Plan Designations .......................................................................................... 19 Figure 15: Proposed Zoning Designations................................................................................................... 20 Figure 16: Existing and Propsed Master Plan - Summary Table ................................................................. 21 Figure 17: Existing and Proposed Zoning - Summary Table ........................................................................ 21 Figure 18 Tentative Map: ............................................................................................................................ 22 Figure 19: Slope Analysis ............................................................................................................................. 23 Figure 20: Major Drainageway Delineation ................................................................................................ 25 Figure 21: Cuts and Fills Display .................................................................................................................. 26 Figure 22: Residential Setbacks - Summary Table ...................................................................................... 27 Figure 23: Village 12 .................................................................................................................................... 28

Figure 24: Utility Installation ....................................................................................................................... 29 Figure 25: Developable Area Map .............................................................................................................. 30 Figure 26: Topogrpahic Features……………………………………………………………………………………………………………32 Figure 27: Vegetation for Screening ........................................................................................................... 33 Figure 28: Viewshed Analysis…………………………………………………………………………………………………………………34 Figure 29: Animal Habitat ........................................................................................................................... 35 Figure 30: Wildlife Corridors ....................................................................................................................... 36 Figure 31: Rights-of-Way ............................................................................................................................ 37

APPENDICES

• Master Plan and Zoning Map Applications

• Tentative Map and Special Use Permit Applications

• Owner’s Affidavit, Applicant Affidavit

• Site Plan and Checklist

• Vicinity Map

• 24” x 36” Colored Display Map (Preliminary Landscape Plan)

• 24” x 36” Non-Colored Display Map

• Plan Set o Title Sheet o Site Plan o Preliminary Grading and Drainage Plan o Preliminary Utility Plan & o Checklists

• 24” x 36” Step Down lot and 45’ Setback Exhibit

• 24” x 36” Preliminary Landscape Plan and Checklist

• Letter from Washoe County School District dated October 7, 2020

• TMWA Discovery

• NV Energy Discovery

• City of Reno approval letter for Meridian (June 18, 2020)

• Fiscal Impact Analysis

• Kautz Archeological Inventory

• MGOD Master Traffic Study (Solaegui)

• Preliminary Geotechnical Report (ENGEO)

• Technical Drainage Way Survey (NCE)

• Aquatic Resources Delineation Report (NCE)

• Preliminary Hydrology Report and Checklist (Manhard)

• Preliminary Water Report and Checklist (Manhard)

• Preliminary Sewer Report and Checklist (Manhard)

Santerra-Quilici Properties MPA, ZMA, Tentative Map and Special Use Permit

1

PROJECT LOCATION

The project site is +/- 1,127 acres located within the Mortensen-Garson Overlay District (MGOD) and

inculdes Assessor’s Parcel Numbers 038-200-11, 038-260-15, 038-200-11, 038-190-14, and a 155.29-acre

portion of 038-030-10, a 441.76-acre portion of 038-190-37, and a 34.37 acre portion of 038-120-040. The

general location of the property is south and east of U.S. Highway 80, southwest of the Boomtown Garson

Road overpass of the Highway. The State border with California is approximately one half mile to the west.

The east and south borders of the subject parcels are bound by Washoe County land outside the City

limits. The Truckee River, Quilici Ranch Road, and a Union Pacific rail line run north/south along the direct

western border of the project area. The Steamboat Ditch runs along the north and the west. The Tahoe

Pyramid Trail (TPT) is located at the southwest corner of the project area.


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Figure 1: Vicinity Map


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Figure 2: Project Area


4

EXISTING CONDITIONS

The largely undeveloped site is characterized by its variation in topography with ridgelines and steep

drainage passages of varied slopes. Large plateaus of gently sloped terraces provide areas suitable for

development. Existing vegetation includes brushes, grasses, and several conifer tree stands. A solitary

development with two single family residences and associated outbuildings is also located on the western

side of the project, slated for removal at project completion. The feature with the most impact on

development is a ridge that generally extends along the entire western side of the project area. The ridge

drops over 200 feet in elevation from the main project area on the east of the site to flatter ground along

the River and rail tracks on the west.

Figure 3: Existing Conditions- Site Photos

Looking east from eastern-central portion of the project area.


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Figure 3: Existing Conditions- Site Photos cont.

Looking northwest from the Forest Service Road at the northeast of the project area.

Looking north from southwest. No development is proposed on the slope of the ridgeline.


6

MASTER PLAN AND ZONING DESIGNATIONS

The project area has Master Plan designations of Single-Family Neighborhood (SF), Mixed Neighborhood

(MX), Mixed-Employment (ME), Suburban Mixed Use (SMU), and Parks, Greenways and Open Space

(PGOS). The zoning includes base districts with an overlay, the Mortenson-Garson Overlay District

(MGOD). The MGOD includes three Planning Areas, with the project site located in Planning Area 3. The

base zoning on the site includes SF-9 (Single Family-9000 sf minimum lot size), SF-6 (Single Family-6000 sf

minimum lot size), MF-14 (Multi-Family-14 units per acre maximum), NC (Neighborhood Commercial), IC

(Industrial Commercial), and OS (Open Space).


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Figure 4: Existing Master Plan Designations


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Figure 5: Existing Zoning Designations


9

Figure 6: Table of Existing Designations

APN Existing Master Plan Existing Zoning Existing Land Use

038-030-10 PGOS, ME, MX, SMU OS, SF9, SF6, I, MF14 vacant

038-120-04 PGOS, SF SF9, I, OS vacant, forest service road

038-200-05 ME, PGOS OS, IC vacant

038-200-11 PGOS, SF, ME IC, OS, SF6 single family/agricultural

residence

038-190-37 SF, PGOS, SMU NC, SF6, SF9, OS vacant

038-260-15 PGOS, SF, ME IC, SF9, OS vacant

038-190-14 PGOS, SF SF9, IC vacant

MORTENSEN GARSON OVERLAY DISTRICT

The land within the Mortenson-Garson Overlay District (MGOD) was annexed into the City of Reno in

2001. Ultimatley, a settlement agreement (Case No. CV02-03469) between the City and Washoe County

allowed for implementation of the Plan, setting limits on the maximum densities allowed within the

MGOD and dictating development standards through adoption of a handbook. The Agreement expired in

2012, but most of the development standards in the handbook were incoporated into Reno Municipal

Code (RMC) through the adoption of an overlay zoning district, the MGOD.

The site is located in Planning Area 3 of the Mortensen-Garson Overlay District. The MGOD sets limits on

allowed residential units in Planning Area 3. The subject parcels are delegated a maximum of 1,567

residential units. A previously approved project, named Meridian 120 South (“Meridian”) was approved

by the City on June 10, 2020. The Meridian approval includes 76 dwelling units on APN 038-120-04. This

reduces the total units available in the project area to 1,491.

Figure 7: MGOD Residential Units

Owner APNs Allowed Units Meridian Units Remaining Units

Quilici 038-190-14

038-200-05

038-200-11

038-260-15

387 0 387

Santerra LLC 038-030-10

038-190-37

038-120-04

1,180 76 1,104

Totals 1,567 76 1,491


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Figure 8: Mortensen-Garson Overlay District and Planning Areas


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SURROUNDING DESIGNATIONS

Because the project area is on the border of City boundaries, the majority of land to the east and south is

within Washoe County with Open Space (OS) for both the Master Plan and zoning designations. To the

northeast are extensions of the existing project site designations per the Master Plan and zoning

(extending into TMs for separate property owners). Highway 80 borders the project area due north and a

small area to the northwest has Single Family land use per the Master Plan and SF-15 (Single Family –

15000 sf minimum lot size) zoning. To the west, bordering the Truckee River, the majority of the project

boundary is PQP (Public/Quasi Public) in the Master Plan with PF (Public Facility) zoning. Also to the west,

(northwest) is a small pocket of LL (Large Lot Neighborhood) land use complimented with LLR-0.5 (Large

Lot Residential-0.5 minimum lot size) zoning.

Figure 9: Table of Surrounding Property Designations

Direction Master Plan Current Zoning Current Land Use

North OS, SF OS, SF-9, SF-15 Vacant and Interstate 80, single family

residences

East Washoe County -

OS

Washoe County -

OS

vacant

South Washoe County -

OS

Washoe County -

OS

vacant

West I, ME, LL PF Recreation along Truckee River, one SFR

development, vacant


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PROJECT DESCRIPTION

The proposed project (“Project”) includes an area of ~1,127 acres, with 1,225 total residential units.

Primary vehicular access will be provided via two main roadways that provide the backbone

infrastructure, both extending from the north/northeast through Villages 1 through 6 of Meridian. Villages

5 and 6 border the Project on the north and northeast boundary and are partially located on APNs 038-

030-10, 038-190-37, and 038-120-040. The Project provides direct connection to the Meridian roadways

with matching improvements. Although not associated with the previously approved projects, in order to

maintain consistency, the Project introduces Villages 7 through 12. The new Villages are purposely sited

to minimize disturbance to ridgelines, wildlife corridors, drainageways, the existing trail network, and

areas that warrant protection from development such as mature tree stands. Village 12 is largely

separated from the rest of the Villages and is located on the west side of the Project.

There are 382.75 acres of single family residential use in the Project. There are 697.53 total acres

dedicated to open space land uses on the subject parcels.

The development plan includes a 5.26 acre park on APN 038-030-10, with facilities to be constructed in

concert with the first phases of new construction per the Project’s phasing.

Adjacent to the park is a 10.55-acre school site to be dedicated to Washoe County schools (within Village

7 on APN 038-020-10).

An 18.12 acre Regional Park site is reserved for dedication to the City of Reno, located on APN 038-200-

05 on the northwest border of the project area. This location also provides connection from the west for

secondary access to the project, which was approved with Meridian and will also serve the proposed

Project.

Remainder areas in the Project include 25.73 acres of MF-14-zoned land for future development and a

community amenity (on APNs 038-030-10 and 038-190-37). The community amenity is currently intended

to be a clubhouse with a pool, locker rooms, gathering areas and HOA-maintained grounds.

A 10.32 portion of APN 038-120-04 will be reserved for commercial development on the northeast of the

Project. The NC zoned area is purposely located at the “entrance” to the community, providing

opportunity for convenience and service-based commercial development to serve new residents in the

future.

An existing trail system will be greatly enhanced with new decomposed granite pathways permitting

passage throughout the Project. A new trailhead with parking facilities is located at the southeast of the

project. A second trailhead is planned in the area set aside for the Regional Park. A segment of paved

pathway is proposed between the Regional park site and Village 7.

Figure 10 is a graphic site plan of the proposed development. Figure 11 is a summary of the Project as

described above.


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Figure 10: Land Plan


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Figure 11: Project Summary

Village Zoning Units Acres

(approximate)

Average Lot

Size

(square feet)

7 SF6

294 78.24 9,342

8 SF9

63 25.05 14,156

9 SF6 168 54.59 8,809

10 SF9 391 157.64 14,064

11 SF9 61 18.99 9,343

12 SF6 248 48.14 6,038

Future Development

Area to include a

community amenity

MF14 266 (maximum) 25.73

Community Park OS 5.26

Future Commercial

Development Area

NC 10.32

School Site PF 10.55

Regional Park OS 18.12

Total Open Space OS 674.18

(does not include

parks)

Totals 1,491 1,126.78

COMMUNITY DESIGN

The proposed architecture and style will be consistent with new development found in the region as

depicted in the following conceptual elevations, meeting the varied styles typical in the region. The

intended theme of the community will be mountain-modern, with fine materials and interesting

architecture that compliments the surrounding landscape. While the elevations included on the following

pages are intended to be conceptual, they are representative of both the style and quality of the Project.

Both the single-family home and the clubhouse images are examples of structures that have been

constructed in other communities by the applicant. The entire community will maintain this high level of

style, including the design of parks, trailheads, walking paths, and other public spaces.


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Figure 12: Conceptual Residential Elevations


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Figure 13: Conceptual Clubhouse/Community Amenity Elevations


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Figure 13 cont. - Conceptual Park, Walking Paths Renderings


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APPLICATION REQUEST

The following entitlements are requested to allow for the proposed Project.

1) A Master Plan Amendment to replace industrial/commercial designations, add public

designations, and add open space;

2) A Zoning Map Amendment to more directly align the zoning districts with the physical

constraints of the property;

3) A Tentative Map to create a subdivision consisting of 1,225 residential units, 674.18 acres of

open space, a 10.55-acre school site, 23.37 acres of parks, and 36.05 acres of remainder area for

future development; and

4) A Special Use Permit for:

a) Hillside Development on a site containing slopes in excess of 15 percent or greater on 20

percent or more of the site;

b) crossing major drainage ways;

c) cuts deeper than 20 feet and fills greater than 10 feet in height;

d) clustered development; and

e) construction of utility infrastructure within certain zoning districts.

PROPOSED MASTER PLAN AND ZONING

The proposed amendments to the Master Plan will allow for an improved pattern of land uses and

complementary zoning within the Project area. The main focus of the amendments is to allow for more

open space, better delineation of residential zoning districts (avoiding areas unsuitable for development)

and to rectify recognized inconsistencies.


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Figure 14: Proposed Master Plan Designations


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Figure 15: Proposed Zoning Designations


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Figure 16: Existing and Proposed Master Plan - Summary Table - need figures

Master Plan

Designation

Existing Master Plan

(+/-Acres)

Proposed Master Plan

(+/-Acres)

Difference

(+/-Acres)

SF 645.98 498.26 -147.72

PGOS 405.87 620.22 +212.28

SMU 15.53 9.84 -5.69

ME 83.22 0 -83.22

MX 13.99 25.72 +11.73

P/QP 0 10.55 +10.55

Totals 1164.59 1164.59

Figure 17: Existing and Proposed Zoning - Summary Table - need figures

Zoning

Designation

Existing Zoning

(+/-Acres)

Proposed Zoning

(+/-Acres)

Difference

(+/-Acres)

SF6 215.29 199.65 15.64

SF9 427.97 298.61 129.36

MF-14 13.99 25.73 +11.74

IC 83.26 0 -83.26

NC 15.53 9.85 -5.68

PF 0 10.55 +10.55

OS 408.55 620.2 +211.65

Totals 1164.59 1164.59

TENTATIVE MAP / DEVELOPMENT STANDARDS

This section includes details of the Tentative Map (TM) and the MGOD Code by noting how the Project

meets individual Code requirements per RMC section 18.08.406(i): Mortenson-Garson Overlay District.

Figure 18 is the TM with a phasing plan.


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Figure 18: Tentative Map with Phasing

HILLSIDE DEVELOPMENT

The proposed TM triggers a request for a SUP because the project area contains slopes in excess of 15%

or greater on 50.98% of the site, as depicted in Figure 19. The TM avoids the areas of steeper slopes for

residential development. Slopes and drainage ways are remaining largely undisturbed and are set aside

for open space.


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Figure 19: Slope Analysis


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Major Drainageways

The crossing of major drainage ways is also a SUP trigger. An Aquatic Resources Delineation for the project

was completed by NCE (Nichols Consulting Engineers) in addition to a Technical Drainage Way survey.

Both reports are included in the Appendix. The report identified major drainageways, potential

(jurisdictional) Waters of the US, and non-jurisdictional drainageways. Crossings of the major drainage

ways on site is limited to roadways that are necessary for connection of the communities within the

project area. Crossing of drainage ways is proposed with spans with sufficient length and design to avoid

disturbance to the boundaries of the water course.


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Figure 20: Major Drainageway Delineation


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CUTS AND FILLS

Due to the topography of the Project site, the TM includes a request for a necessary SUP in order to include

fills over 10 feet and cuts over 20 feet. The overall layout proposes development in areas with less slope

to minimize the appearance of an overly-graded or “manufactured” landscape. The grading plans (Sheets

G0 through G22) identify all the areas proposed for fills in excess of 10’ and cuts over 20’ and note the

actual figures proposed in the grading plan. Figure 21 depicts all of the areas identified in the TM plan set.

Figure 21: Cuts and Fills Display


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CLUSTERED DEVELOPMENT

Village 12 is on the west side of the Project, on flat ground between the Steamboat Creek and the rail

lines. This Village is designed in a way that distinguishes it from the rest of the Project. In order to provide

a variety of housing types, Village 12 is designed to have the potential to meet the provisions of Reno

Municipal Code for clustered development, which is encouraged in the MGOD per RMC 18.08.406

(i)(5)(f)(1.iii), Building Location, and is also a SUP trigger. A boundary surrounding the residential units is

included that could be reserved for recreational uses and over 35% open space. If an independent HOA

were formed for Village 12, the open space and a community amenity would be provided for this

community. The open space and amenity would be commonly owned and incorporate an existing trail

way along the Steamboat Ditch into recreational facilities. CC&Rs would be created, defining common

ownership. Village 12 is to be zoned SF6 and will utilize small lot provisions in RMC for lot size. The

following table depicts the smallest lots in the Project and all the proposed single family residential

setbacks, including a row for Village 12.

Figure 22 : Residential Setbacks - Summary Table

Zoning Minimum Lot Size Front Setback Rear Setback Side Setback

SF6 6,050 sq. ft. 10 ft. 20 ft. 5 ft.

SF9 9,000 sq. ft. 10 ft. 20 ft. 5 ft.

SF6-Village 12 4,195 sq. ft. 10 ft. 10 ft. 0 ft. ,5 ft.


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Figure 23: Village 12

INSTALLATION OF UTILITIES

The final SUP trigger is the installation of utility infrastructure in the Project area zoning districts. Figure

24 depicts the locations of proposed water tanks, sewer lift stations, and associated infrastructure to serve

the project. It is understood that off-site improvements will require coordination with the US Forest

Service, Washoe County, and utility providers.


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Figure 24: Utility Installation

MGOD EXHIBITS / DEVELOPMENT STANDARDS

In addition to fitting within the approved land uses in Planning Area 3 of the MGOD, the proposed Project

has been sited to avoid or minimize impacts to steep slopes, ridgelines, drainageways, and areas identified

as major drainageways, Waters of the US, and wetland areas. Figure 25 depicts the developable area

analysis, removing areas from potential development per the MGOD.


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Figure 25: Developable Area Map


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Ridgelines and Landscaping

Ridgelines are protected from grading and development in the MGOD. Further, the MGOD requires

specialized landscape treatment for development adjacent to ridgelines but refers to the requirements of

RMC 18.12.1201 for most of the Project. The following Figure denotes topographic features including

ridgelines as identified in the MGOD and geomorphology as identified in the Preliminary Geotechnical

Report completed for the Project by ENGEO, located in the Appendix.


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Figure 26: Topographic Features


33

All slopes and grading outside of the individual lots shall be stabilized and revegetated per the

recommendations of the geotechnical report and to the satisfaction of the City of Reno. Development

along ridgelines identified in the MGOD is mandated to utilize techniques designed to minimize visual

impact from development to Interstate 80. The Project employs:

1) Setbacks from the Ridgeline of 45’ or more;

2) Stepped building pads to limit the height of two-story structures; and

3) Placement of an excess of evergreen vegetation for screening of structures.

An exhibit, Stepdown Lots and Setbacks is included in a fold out of this project description depicting lots

that are included in the above descriptions. Additionally, the plan set include a Preliminary Landscape Plan

that demonstrates the additional landscape treatments. The following exhibit is taken from Sheet L3 of

the Preliminary Landscape Plan.

Figure 27: Additional Use of Evergreen Vegetation for Screening

Viewshed

A preliminary viewshed analysis of the proposed development was conducted including cross sections

from three points along major roadways. The majority of the proposed development would not be visible

from the major roadways. Figure 26 depicts the visible areas in green, and non-visible areas in red.


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Figure 28: Viewshed Analysis

This exhibit is included with the electronic submittal for review. Red areas not visible from Hwy 80, green

areas are visible. Note that development along ridgelines will include additional evergreen landscaping to

provide additional screening of structures.


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Animal Habitat

The NCE analysis also identified potential wildlife habitat, recognizing potential mule deer and grey

squirrel habitats in the project area. Figure 29 is a Special Species Habitat map. Figure 30 depicts wildlife

corridors moving through the Project with the residential lots depicted.

Figure 29: Animal Habitat


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Figure 30: Wildlife Corridors


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Vegetation

As described in the Aquatic Resources Delineation Report by NCE, based on the Southwest Regional GAP

Analysis Project, the survey area land cover includes Great Basin Foothill and Lower Montane Riparian

Woodland and Shrubland, Great Basin Pinyon-Juniper Woodland, Great Basin Semi-Desert Chaparral,

Great Basin Xeric Mixed Sagebrush Shrubland, Inter-Mountain Basins Big Sagebrush Shrubland, Inter-

Mountain Basins Mixed Salt Desert Scrub, Inter-Mountain Basins Montane Sagebrush Steppe, Inter-

Mountain Basins Mountain Mahogany Woodland and Shrubland, Inter-Mountain Basins Semi-Desert

Grassland, Inter-Mountain Basins Semi-Desert Shrub Steppe, Invasive Annual and Biennial Forbland,

Mediterranean California Ponderosa-Jeffrey Pine Forest and Woodland, North American Arid West

Emergent Marsh, North Pacific Montane Grassland, Rocky Mountain Subalpine-Montane Riparian

Shrubland, Sierra Nevada Cliff and Canyon, and Temperate Pacific Montane Wet Meadow.

Exterior Lighting

The Project will conform to the “dark sky” lighting standards identified in the MGOD, with a Lighting Plan

submitted with final plans.

Archaeological studies

The Appendix includes a letter from Barbie Harmon, Director of Kautz Environmental Consultants in which

she identifies potential resources for inclusion on the National Register. The areas identified have been

incorporated into the design of the Project as part of the preserved open space. A map of the survey

conducted in also included in the Appendix.

Schools

The Project will be school-zoned for Verdi Elementary School, Billinghurst Middle School, and McQueen

High School. With 1,225 lots proposed the TM would generate approximately 49 elementary school-aged

children (0.04 student/unit), 12 middle school-aged children (0.01/unit), and 25 high school-aged children

(0.02/unit). The applicant has received support from the Washoe County School District for the proposed

design and infrastructure of the TM related to the 10.55-acre school site. The Appendix includes a letter

from the Director of Planning and Design for the Washoe School District (Teresa Golden), dated October 7,

2020, documenting such support.

Fire Services

The Project site is currently within the Reno Fire Department jurisdiction and could also be served by the

Sierra Fire Protection District through the recently adopted mutual aid agreement. The nearest fire station

is Truckee Meadows Fire Station #35 located off I-80 approximately 3 miles east of the Project area near

Mogul. The Reno Fire Department Station #11 is located approximately 5 miles east of the Project area. It

is anticipated that the Project will be subject to similar conditions of approval as ones placed upon the

Meridian project. In order to fund new fire facilities and provide services to Planning Area 3, the Meridian

approval requires payment of $1,608 per residential unit prior to issuance of a building permit.


38

Verdi Township Citizens Advisory & Northwest Advisory Board Review

The applicant has actively engaged the community through the City-initiated MGOD review process. The

applicant will continue to stay engaged in the process.

VEHICLE AND PEDESTRIAN ACCESS

Primary vehicular access to the site will be provided roadways with connection to Interstate 80 to the

north of the Project. The Meridian approval includes a 64’ wide Right of Way (ROW) connecting to a traffic

circle and the highway. Primary access to the project includes a connecting 64’ ROW with 7’ of sidewalk

on each side (two-way roadway, 50’ wide). This road section moves through villages 7 and 8, with

connection to secondary access. The applicant intends to work with the Regional Transportation

Commission of Washoe County (RTC) to potentially attain credits for construction of a regional roadway.

Secondary access is proposed with a 30’, two-way road section with a 5’ sidewalk on one side. This section

moves down the western grade change from the east and passes through the Regional park site,

connecting to existing public roadways. The interior of each Village is served by 46’ and 50’ ROW widths,

with 5’ sidewalks on each side. Figure 29 is taken from the Preliminary Landscape Plan, sheet L4, depicting

in plan view the ROWs, sidewalks, and landscaping.


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Figure 31: Rights-of-Way


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Traffic

Per the MGOD Master Traffic Study for Areas 2 & 3, prepared by Solaegui Engineers LTD (see Appendix),

the uses in the proposed tentative map will generate approximately 13,348 average daily trips with 978

AM peak hour trips and 1,332 PM peak hour trips. The MGOD Master Traffic Study for Areas 2 & 3 utilizes

a conceived full build out of the entire project area for calculations, including the unbuilt commercial areas

(with 40,000 sf of retail floor area imagined), an HOA-owned amenity center, the school site, and multi-

family units. In order to accommodate additional impacts to existing roadways, the study includes the

following recommended improvements, of which the first two are already part of the conditions of

approval for Meridian.

1) Construction of a roundabout at the Boomtown-Garson Road/Hwy 80 eastbound ramp;

2) Construction of a roundabout at the Boomtown-Garson Road/Warrior Way intersection; and

3) Re-construction of the S Verdi Road/Gavica Lane intersection.

UTILITIES AND PUBLIC SERVICES

Water

The project will be served by the Truckee Meadows Water Authority (TMWA) but will first need to be

annexed into their service area. The Appendix includes a Discovery document from TMWA in addition to

a Water Report.

The infrastructure to be added for the Project will be via 8” water distribution mains, 10”, 12”, and 14”

transmission mains, pressure reducing valves (PRV) at zone changes, booster pump stations, and water

storage tanks.

Sewer

There are two pressure zones. The sanitary sewer system will consist of piping, manholes, and two lift

stations. Sewer discharge will gravity flow to three stub points in Villages 5 and 6 (Meridian) and eventually

outflow to a 21-inch interceptor running under Interstate 80 in Villages 3 and 4 (Meridian). All sanitary

sewer discharge will end up in the Lawton-Verdi Sanitary Sewer Interceptor eventually ending up at the

Truckee Meadows Water Reclamation Facility (TMWRF).

NV Energy

NV Energy provided a Discovery, included in the Appendix, which outlines terms associated with electric

and gas service for the Project.

Stormwater/General Hydrology

Existing sub-basins have been delineated from topographic information from survey and GIS sources for

analysis of existing flows based on the future development. Figure 2 of the Drainage Report, found in the

Appendix, is a drainage map of the existing sub-basins. Existing flows are split approximately 50/50. A


41

portion of the existing drainage flows to the north and enters the south side of Interstate 80 ROW. The

other portion of the existing flows are directed to the west side of the property where it enters the Truckee

River near the railroad ROW. Existing conditions for the site were analyzed with HEC-HMS software

utilizing SCS unit hydrograph methods. Reference Appendix 4 of the Drainage Report for existing

conditions, 5-year, and 100-year HEC-HMS output.

The proposed site storm drain network is comprised of curb & gutter, Type 4R catch basin inlets, storm

drain, detention ponds, and outlet structures to restrict flow leaving the ponds. Runoff in the proposed

condition will flow from the lots into the street, where it will be routed to inlets. The inlets will convey the

runoff into the storm drain network where they will enter proposed detention ponds and onsite existing

waterways while moving down grade to the numerous outlet points located throughout the project site.

The ponds will detain the runoff, allowing sediment to deposit, before discharging into existing drainage

ways at a rate equal to or below the peak discharge in the existing conditions. All ponds have been

designed to detain any increase in storm water runoff for the 5-year storm event. All ponds have been

designed to have a spillway at the 100-year water surface elevation.

Other Public Services

The site would primarily be served by the City of Reno Police Department; however, the project area is

borders Washoe County and therefore is adjacent to Washoe County Sheriff’s Office jurisdiction.

PROJECT SIGNAGE AND FENCING

An entry way to the development is planned to identify the name of the development (not yet

determined) and compliment the quality of the intended development. To ensure compatibility, signage

will be consistent throughout the development and will be architecturally designed to reflect the overall

character of the neighborhood. Typical residential numbering will be used on individual units as

applicable. All signage will be in accordance with RMC.

Rockery walls are proposed throughout the Project, and will be designed to meet all RMC code and will

not exceed six feet in height. Standard lots will are expected to provide, 6-foot-high, solid fencing on side

and semi-open view fencing (i.e. a 4-foot solid fence with 2-foot open view top) along rear lot lines. Rear

or side yard fencing that is adjacent to open space, will provide open view (maximum 6-foot high open

view fencing) or semi-open view fencing.


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FINDINGS

There a number of required Findings for the proposal in addition to Special Considerations as outlined

below and following.

1. Master Plan Amendment

2. Zoning Map Amendment

3. Tentative Map

4. Special Use Permit

5. Special Considerations per the MGOD

MASTER PLAN AMENDMENT FINDINGS

The project has been designed to meet the following Master Plan Amendment findings:

For the Planning Commission:

a. Bears relation to the planning and physical development of the City: and

As part of the MGOD, this area is intended for development with caps on total unit counts. The

proposed amendments to the MP are necessary to better align zoning districts with updated

geographical information and the TM, which meets RMC and MGOD standards.

b. Is so prepared that it may be adopted by the City Council as a basis for the physical development of

the City.

The project site and TM promote conservation of open space and protection of natural and scenic

resources. The accompanying Zoning Amendments ensure consistent and predictable physical

development in the future.

For the City Council:

a. As may be applied practically to the physical development of the City for a reasonable period next

ensuing will:

1. Serve as a pattern and guide for that kind of orderly physical growth and development of

the City which will cause the least amount of natural resource impairment;

The primary purpose for adjusting the MP boundaries is to allow for improved alignment of land

use designations that will protect wildlife corridors, ridgelines, and other sensitive lands. The

corresponding zoning districts will accommodate residential development in less sensitive

lands.

2. Conform to the adopted population plan and ensure an adequate supply of housing,

including affordable housing, and

The proposed TM includes a clustered development component, which will offer competitive

pricing options.


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3. Form a basis for the efficient expenditure of funds relating to the subjects of the City of

Reno Master Plan.

The project submittal does not propose any increase in residential units or potential impacts to

City funds. Rather, the proposed development will dramatically increase the value of the subject

properties, resulting in a large increase in tax revenue.

An analysis of the following considerations, in addition to the above required findings, is considered

below:

1. There has been a change in the area or in the conditions on which the current designation was based

which warrants the amendment:

The MP amendments to not propose any “new” designations and instead propose a re-alignment of

existing designations, some of which are recognized as mapping errors. The re-alignment allows for

more sensible and compact development patterns.

2. The density and intensity of the proposed Master Plan Amendment is sensitive to the existing

land uses and is compatible with the existing adjacent land use designations:

There is no proposed increase in the density or intensity of development. While currently vacant,

adjoining land uses approved in a TM are consistent with the proposal.

3. The amendment will provide for orderly physical growth of the City, enhance the urban core and

foster safe, convenient and walkable neighborhoods and shopping districts;

There is only one pocket of commercially-designated land in the proposed amendment,

consolidating two pockets that currently exist. The intent is to provide a logical location, the

“entrance” to the proposed development, for future commercial development. Since the location is

on the outskirts of the City-boundary, there is no option to develop the urban core.

4. There are or are planned to be adequate transportation, recreation, utility and other facilities to

accommodate the uses and densities permitted by the proposed Master Plan designation; and

The development proposed in concert with the MP Amendment includes all the stated characteristics,

including roadways and pedestrian facilities, over 61% of the project area for open space and

recreational facilities, utility infrastructure, and connection to existing development.

5. The proposed change is in substantial conformance with the goals and policies of the Master Plan

and other adopted plans and policies.

The proposed amendments will improve the layout of land use designations and correct existing

errors.

ZONING MAP AMENDMENT FINDINGS

The project has been designed to meet the following Zoning Map Amendment findings:

a. To preserve the quality of air and water resources


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The project site is within the MGOD and intended for the residential development proposed, which

includes any potential impacts to air and water resources. Modern construction techniques will be

employed.

b. To promote the conservation of open space and the protection of other natural and scenic resources

from unreasonable impairment.

The Project includes abundant open space protections, with over 60 percent of the project area

reserved for open space.

c. To consider existing views and access to solar resources by studying the height of new buildings

which will cast shadows on surrounding residential and commercial developments.

The project site is not located in an area where existing views and access to solar would be impacted

by future development.

d. To reduce the consumption of energy by encouraging the use of products and materials which

maximize energy efficiency in the construction of buildings.

Development will be designed in accordance with the Reno Municipal Code, to reduce the

consumption of energy by encouraging the use of products and materials that will maximize energy

efficiency in the construction of buildings.

e. To provide for recreational needs.

In accordance with the limitations on developable area in the MGOD, abundant open space and

preservation of wildlife corridors is included in the project, with over 60% preserved for open space

and recreation.

f. To protect life and property in areas subject to floods, landslides, and other natural disasters.

The MGOD limits the areas that may be deemed suitable for development, as depicted in the exhibits

submitted for the Project. The intent is to limit development in areas that are deemed unsuitable for

development due to potential environmental hazards.

g. To conform to the adopted population plan, if required by NRS 278.170.

The City of Reno is required to have a population plan as an element of the Master Plan. The

population plan includes growth forecasts and discusses land needs, as well as public services and

infrastructure. The proposed Master Plan and zoning map amendments only realigns designations

and do not change potential development because total units are set in the MGOD.

h. To develop a timely, orderly and efficient arrangement of transportation and public facilities and

services, including public access and sidewalks for pedestrians, and facilities and services for

bicycles.

The Project includes provisions for orderly and efficient extensions of necessary infrastructure for the

proposal, including a phasing plan that includes public access to sidewalks and areas for use of

bicycles.

i. To ensure that the development of land is commensurate with the character of the physical

limitations of the land.


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Development of the site will take the physical limitations of the land into consideration in accordance

with the strict limitations outlined in the MGOD to ensure building design and orientation is

appropriate to the land.

j. To take into account the immediate and long-range financial impact of the application of particular

land to particular kinds of development, and the relative suitability of the land for development.

The Project is in accordance with the number of allowable residential units per the MGOD. A Financial

Impact Analysis has been included in the submittal package.

k. To promote health and the general welfare.

The proposed amendment will not impact the health and general welfare of the community because

there is no increase in development potential, rather, an increase in open space.

l. To ensure the development of an adequate supply of housing for the community, including the

development of affordable housing.

The reorganization of SF6 and SF9 zoning designations in a planning area with set residential unit limits

is in accordance with previous approvals and expectations for the supply of housing the project area

is capable of sustaining. Village 12 is proposed with the potential to provide a variation of housing

type with smaller lots and potentially its own HOA, complete with amenities.

m. To ensure the protection of existing neighborhoods and communities, including the protection of

rural preservation neighborhoods.

The area has been designated for residential development with the adoption of the Mortenson-

Garson Neighborhood Plan and later the MGOD. This area is not developed so there are not historic

neighborhoods to preserve.

n. To promote systems which use solar or wind energy.

Development may be designed to promote the use solar and wind energy by utilizing modern

construction techniques and taking advantage of the landscape, but the decision to incorporate

alternative energy systems will likely be a decision made by individual property owners.

o. To foster the coordination and compatibility of land uses with any military installation in the city,

county, or region, taking into account the location, purpose, and stated mission of the military

installation.

N/A. The project site is not located near any military installation in the City.

An analysis of the following considerations, in addition to the above required findings, is considered

below:

1. Growth and/or other development factors in the community support changing the zoning;

The proposed request to change the zoning on the property will provide an opportunity for placement

of residential zoning districts in areas more appropriate for development per the accompanying

analysis, completed in accordance with the MGOD. Amending the Zoning Map is logical given that

improved mapping data is available. Additionally, it is recognized that there are errors on current


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maps, corrected in this process. The proposal includes relocation of NC zoning to the project entrance

in one location instead of two locations on the interior of the residentially-zoned districts, a better

configuration when associated with residential tentative maps.

2. The change in zoning represents orderly development of the city and there are, or are planned to

be adequate services and infrastructure to support the proposed zoning change and existing uses

in the area;

The change in zoning represents continued orderly development of the City and there are planned to

be adequate services and infrastructure to support the proposed zoning changes because the total

permitted residential units will not be affected. The MGOD sets limits on the number of units and the

tentative map process ensures that developers are responsible for installation of supporting

infrastructure on and off site.

3. The change in zoning provides for an appropriate use of the property;

The changes are in actuality, re-alignments of existing districts with some recognized errors, in the

zoning districts corrected. The uses proposed are appropriate because they are not really changing.

4. The change in zoning is in substantial conformance with the Master Plan and other adopted plans

and policies; and

The proposed changes are in accordance with the MGOD, which outlines additional regulations to the

underlying zoning districts. The most substantial change is the addition of more open space, and the

delineation of wildlife corridors, drainage ways, steep slopes, and ridgelines which are deemed

unsuitable for development. In some instances, the changes bring the site into further compliance

with the Master Plan by better aligning site constrained areas with OS zoning and future public

facilities with PF zoning.

5. The proposed zoning is sensitive to and/or compatible with the use and development of adjacent

properties.

The proposed zoning map amendment allows for better alignment of the permitted uses on site with

adjacent development. Residential zoning districts are matched to neighboring property designations

and approved infrastructure off site is complimented by appropriate placement of NC zoning. The

changes are not only sensitive and compatible to adjacent properties, they are logical extensions of

the designations on other properties.


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TENTATIVE MAP FINDINGS

(a) Environmental and health laws and regulations concerning water and air pollution, the disposal of

solid waste, facilities to supply water, community or public sewage disposal and, where applicable,

individual systems for sewage disposal

The proposed project has been designed in accordance with the required environmental and health

laws and regulations concerning water and air pollution, the disposal of solid waste, facilities to supply

water, community or public sewage disposal. All necessary infrastructure to serve the project will be

completed by the developer and adequate capacity exists to accommodate additional demands

generated by the project. Refer to attached engineering reports for specific details.

(b) The availability of water which meets applicable health standards and is sufficient in quantity for

the reasonably foreseeable needs of the subdivision

Water needed to serve the project will be provided by the Truckee Meadows Water Authority (TMWA)

with submittal of Final Maps. Additionally, the project applicant has initiated the TMWA Discovery

process which will identify any issues or upgrades that may need to be addressed or required (see

Appendix).

(c) The availability and accessibility of utilities

All necessary utilities are currently in place or will be in place in order to adequately serve the

proposed project. Any new infrastructure improvements will be constructed to City of Reno standards

and will be paid for by the developer.

(d) The availability and accessibility of public services such as schools, police protection, transportation,

recreation and parks

The Project will be school-zoned for Verdi Elementary School, Billinghurst Middle School, and

McQueen High School. The applicant has received support from the Washoe County School District

for the proposed design and infrastructure of the TM related to the 10.55-acre school site. The

Appendix includes a letter from the Director of Planning and Design for the Washoe School District

(Teresa Golden), dated October 7, 2020, documenting such support.

The site would primarily be served by the City of Reno Police Department; however, the project area

is borders Washoe County and therefore is adjacent to Washoe County Sheriff’s Office jurisdiction.

New roadways will connect to improvement off-site both exiting and approved with adjacent

development. Connection to Hwy 80 will be easily achieved. The abundance of open space will provide

substantial recreational opportunities for residents including multiple community parks/amenities

and a site to be dedicated to the City for a Regional park.

(e) Conformity with the zoning ordinances and master plan, except that if any existing zoning ordinance

is inconsistent with the master plan, the zoning ordinance takes precedence

The Project has been specifically designed to meet the requirements of the zoning designations on

the land, with lots sizes that include averages over the minimum size per RMC development

standards. Conformity is achieved with land use, density, setbacks, and open space.


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A SUP application has been submitted to address hillside development, grading (cuts and fills),

crossing drainageways, clustered development, and utility infrastructure.

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

The Project will include primary access through connection to an approved tentative map for

Meridian. The proposed improvements for Meridian include construction of a new traffic circle

connecting the site to Hwy 80 as well as areas to be dedicated to the City for expansion of existing

facilities. This will provide connection to Hwy 80. Secondary access is designed to connect to an

existing roadway on the west of the project, S Verdi Road, again connecting to Hwy 80.

(g) The effect of the proposed subdivision on existing public streets and the need for new streets or

highways to serve the subdivision

In accordance with tentative map application, a traffic study is submitted which evaluates the Project

but also development in Planning Area 2 of the MGOD, including background and project traffic

patterns, site access, and pedestrian routes and review of the roadway capacities and intersection

levels of service for the roadway network. Recommended improvements as a result of proposed

development include a roundabout at the Boomtown-Garson Road/Hwy 80 eastbound ramp, a

roundabout at the Boomtown-Garson Road/Warrior Way intersection, and reconstruction of the S

Verdi Road/Gavica Lane intersection.

(h) Physical characteristics of the land such as floodplain, slope and soil

The project site is well suited for residential development because the MGOD set limits on not just

the units allowed but also on where development is not permitted to occur. A Geotechnical Report is

included with this application and the exhibits included in the submittal packet demonstrate

avoidance of areas of hazard. The site is not located within a floodplain. Furthermore, multiple SUPs

have been submitted with this tentative map so that City Staff may better understand the proposal.

(i) The recommendations and comments of those entities and persons reviewing the tentative map

pursuant to NRS 278.330 to 278.3485, inclusive

The proposed project request will be circulated to the required entities and persons in accordance

with NRS 278.330 to 278.3485, any recommendations or comments will be addressed accordingly.

(j) The 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

The Project site is currently within the Reno Fire Department jurisdiction and could also be served by

the Sierra Fire Protection District through the recently adopted mutual aid agreement. The nearest

fire station is Truckee Meadows Fire Station #35 located off I-80 approximately 3 miles east of the

Project area near Mogul. The Reno Fire Department Station #11 is located approximately 5 miles east

of the Project area. It is anticipated that the Project will be subject to similar conditions of approval

as ones placed upon the Meridian project. In order to fund new fire facilities and provide services to

Planning Area 3, the Meridian approval requires payment of $1,608 per residential unit prior to

issuance of a building permit.


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Per the TMWA Discovery submitted, there will be developer-funded improvements that will be

required in addition to annexation into the service area.

(k) The 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 developer agrees to make provisions for the 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.

SPECIAL USE PERMIT FINDINGS (GENERAL)

The Special Use Permit triggers are:

a) Hillside Development on a site containing slopes in excess of 15 percent or greater on 20 percent

or more of the site;

b) crossing major drainage ways;

c) cuts deeper than 20 feet and fills greater than 10 feet in height;

d) clustered development; and

e) construction of utility infrastructure within certain zoning districts.

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

The Project has been specifically designed to meet the requirements of the MGOD development

standards, including land use, density, setbacks, open space, and specific regulations related to

grading, hillside development, protection of wildlife corridors and drainage passageways, and

conservation of open space.

(b) The project is in substantial conformance with the Master Plan

The SUPs that accompany the proposed Project are made in concert with requests to re-align Master

Plan and zoning designations. The intent is to ensure consistent land uses, Master Plan designations,

and zoning delineations. The proposal is in accordance with allowed uses per the Master Plan.

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

All infrastructure needed to serve the project is in place and/or can be extended to serve the project.

See the Appendix for Discovery documents from TMWA and NV Energy, a Traffic Impact Study

(d) The proposal adequately mitigates traffic impacts of the project and provides a safe pedestrian

environment

Sidewalks and pedestrian paths are incorporated into the tentative map, associated with all street

sections. The MGOD Master Traffic Study for Areas 2 & 3, prepared by Solaegui Engineers LTD

conceived full build out of the entire project area for traffic impact calculations, including unbuilt

commercial areas (with 40,000 sf of retail floor area imagined), an HOA-owned amenity center, the

school site, and multi-family units. In order to accommodate additional impacts to existing


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roadways, the study includes the following recommended improvements, of which the first two are

already part of the conditions of approval for Meridian.

1) Construction of a roundabout at the Boomtown-Garson Road/Hwy 80 eastbound ramp;

2) Construction of a roundabout at the Boomtown-Garson Road/Warrior Way intersection; and

3) Re-construction of the S Verdi Road/Gavica Lane intersection.

(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 which it is

located.

The Project is in conformance with MGOD regulations for Planning Area 3 because the Code limits the

number of units permitted, it places restrictions on where development may occur, and anticipates

the requests for SUPs in order to allow both developers and the City to adequately review

development. The proposed development is of high quality, with conceptual plans provided in the

submittal for not just residences, but also common amenities like clubhouses, trails, and parks. The

development plan includes connection to adjacent lands to further ensure appropriateness.

(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.

Quality residential development is proposed, which 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

Signs will be complimentary to the high quality of the intended development, with consistent

materials, themes, and placements. The entry way to the development will incorporate thematic that

will compliment future amenities and adjacent developments.

(h) The structure has been designed such that the window placement and height do not adversely

affect the privacy of existing residential uses.

There are no existing residential uses, but the designs of final maps will ensure that homes are

appropriately sited so privacy is for residents is secure.

SUPPLEMENTAL FINDINGS (CUTS AND FILLS)

(a) The slopes can be treated in a manner which does not create visual impacts

The use of retaining walls, landscaping, and natural revegetation (as depicted in the attached plans)

as mandated by the MGOD will minimize visual impacts. The Viewshed Analysis included in this report

demonstrates how little of the proposed development will be seen from adjacent lands.

(b) The grading is necessary to provide safe and adequate access to the development


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The grading is necessary in order to ensure proper street grades, transitions to the natural

environment, and relationships with existing improvements and infrastructure. Grading proposed will

not generate negative impacts and will not result in any unsightly conditions within the community.

SUPs are sought to ensure that the engineering is sound, the plan provides safe designs, and access is

befitting a quality development.

SPECIAL REVIEW CONSIDERATIONS (CRITICAL STREAM BUFFER AREA)

In addition to the findings required by Reno Municipal Code, Special Use Permits, prior to approving an

application for development in the critical stream zone buffer area or the sensitive stream zone buffer

area, the record at the planning commission shall demonstrate that the following special review

considerations are addressed:

1. Conservation of topsoil;

2. Protection of surface water quality;

3. Conservation of natural vegetation, wildlife habitats and fisheries;

4. Control or erosion;

5. Control of drainage and sedimentation;

6. Provision for restoration of the project site to predevelopment conditions;

7. Provision of a bonding program to secure performance of requirements imposed; and

8. Preservation of the hydrologic resources, character of the area and other conditions as

necessary;

As demonstrated in the exhibits and the narrative of this document, preservation of natural slopes and

drainage ways is an achievement of the proposed Tentative Map and associated Special Use Permits. Over

60% of the total project area is proposed as open space. All slopes and grading outside of the individual

lots shall be stabilized and revegetated per the recommendations of the geotechnical report and to the

satisfaction of the City of Reno.

Santerra Quilici Properties · 2020. 10. 16. · Santerra-Quilici Properties MPA, ZMA, Tentative...

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Transcript of Santerra Quilici Properties · 2020. 10. 16. · Santerra-Quilici Properties MPA, ZMA, Tentative...