Verdi Boat & RV StorageSpecial Use Permit

City Council Presentation – 2/12/2020

Property Location East side of I-80 at Exit 2 in western

Verdi Across the freeway from Gold Ranch

Casino and RV Park Proposed project egress is

approximately ¼ miles from beginning of Exit 2 offramp lane beginning.

900 AADT on E/B Exit 2 offramp per NDOT’s 2018 Annual Report (pg. 392, station 0310010)

Master Plan & Zoning

Property appropriately Master Planned and Zoned for proposed use. SMU and CC

SUP Requests• Mini-Warehouse projects are allowed in

CC with a special use permit.• Extended hours of operation between

11pm and 6:00 am.• Non-residential adjacent to residentially

zoned property.

OriginalSite Plan

Revised/Current Site Plan CC Zoned

Property

Civil EngineersPrelim. Site Plan

Project Architecture

1/4' / 1·--0·

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

Project presents 14 ADT (approximately 1.5 single family homes) onto frontage/access road. NDOT Encroachment Permit will be required (NDOT Letter and Condition 7 of Staff Report) Exit 2 existing speed advisement from NDOT is 20 MPH. Clear and unobstructed view provided for drivers existing freeway and drivers existing project site.

Finding D – Traffic Frontage Road Speed Limit posted at 35 MPH

NDOT Letter and conditions require the applicant will need to ”add signage, pavement marking, etc, on Frontage Road W AO 1 within the vicinity of their site for positive guidance.”

NDOT Letter, 12/17/19 (Excerpt)

Condition #7 – Staff Report to Planning Commission, 1/15/2020

7. Prior to a permit for Site Improvements, the applicant shall obtain all necessarypermits and approvals from the Nevada Department of Transportation (NDOT).Plans shall illustrate, using turning templates, that recreational vehicles, includingtrailered vehicles can safely access frontage roads and Interstate 80 on and offramps in the immediate vicinity of the project site.

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

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

• The property zoned CC (Community Commercial) as are all City lands adjacent to the site to the north and south along the NDOT frontage road.

• Access directly off an NDOT right-of-way (frontage road). • Very low traffic generation – 14 ADT (equates to approximately 1.5 Single family homes)• Canopy heights (18+/- feet) are similar to one-story building.• The proposed use presents a generally quiet land use.• Lighting will be on sensors to shut off when site not in use – sensitive to dark skies lighting requirements.

• The nearest homes on residentially zoned properties are over 500 feet away and separated by 80+ feet of fall. (Residential Adjacency)

Findings A and E – Compatible and Intensity Density is appropriate

Section 18.12.304. Residential Adjacency Standards.

(a) APPLICABILITY AND EXEMPTIONS.

(1) This Section 18.12.304 applies to all development in nonresidential, mixed use,and multi-family Zoning Districts that abuts single-family zoned property (includingproperty in the SF4, SF6, SF9, SF15, LLR.5, LLR1, LLR2.5, GFSF, UT5, UT10, andUT40 Zoning Districts), or are separated from the single-family zoned property byonly a right-of-way or easement.

Distance separation from development site to:City Residentially Zoned home to west – 525+ feetCounty Residentially Zoned home to south – 970+ feet

City Zoning Map

CC Zoning Uses

• Following is a sample listing of some of the uses that are listed under CC as “permitted by-right”:

• Auto repair garage and paint/body shop• Retail bakery• Building & landscape material/lumber yard• Call center• Commercial cleaners• Drive-thru facility• Restaurants with or without alcohol service• Gas station• Food processing/wholesale bakery

Well Located - Low Impact Use• Site Ideally located for access to camping and water sport recreation areas along I-80.

• Low traffic generation per ITE Estimates. 14 ADT (equates to approximately 1.5 houses).

• Water Tank available for fire protection – brings a source of water where none exists.

• 1.3 acres (1/3 of site) adjacent to the Truckee River not disturbed with development.

• Lighting on sensors – off when site not in use - Dark Skies Lighting

• Canopy with Curtain walls and 6-foot screen walls appears as building.

• No proposed sewer generation/septic system.

CFA and the project applicant agree with the City staff’s technical review of the project in that all legal findings can be made for this project.

CFA and the applicant further believe that the Planning Commission’s decision of denial should be overturned.

Questions?

End of Presentation

Extra Slides - available if needed

Project is a Needed Use and Good Fit for Location Entire region is experiencing rapid growth and new development HOAs disallow boat/RV parking.

Small lot subdivisons, apartments and town houses need this type of service.

This project does not use local or residential roads in core of Verdi and only has ~14 daily vehicle trips estimated (~1.5 single family homes).

Site is ideally located with easy access to and from I-80 – on the way to Boca, Stampede, Donner and Tahoe. Users can load/unload their boats and RVs before entering more congested areas and roads in the city.

Proposed project presents a low overall impact use.

Project has been re-designed with consideration for nearby homeowner and City staff feedback and comments from prior NAB meeting and City of Reno policies and goals.

Project Changes and Highlights

Changes Access to the site improved with Type V approach – Per NAB comment and NDOT consultation. Project downsized from approximately 100 spaces to 77 spaces Storage on north side of property eliminated, saving save row of trees and to provide additional

stacking. Water tank 16,000 gallons+ meeting NFPA 1142 requirements and available for Fire Depts. In case

of emergency at site or in general area – water source that does not currently exist. A directional island has been included to direct exiting traffic to the north. Project no longer shows a gated/emergency access on to Orange Post Road (at the request of

homeowners)

Highlights Project respects Lighting is on sensors and will be off unless site is in use. Security – 24/7 security monitoring with cameras and motion sensors State of the art access and security system (same as used by Public Storage) Grading of site designed to have water from development area drain to the west (not toward river) Retention area at western side of site only collects water from narrow landscape area on west side

of site – no water directed toward River. Access from APN 008-230-10 is retained out to the NDOT frontage road through driveway.

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

The proposed use presents a low intensity, unobtrusive, and quiet use and incorporates landscape buffers along the perimeter of the site. Trees along perimeter will provide screening in addition to canopy and curtain walls. Project lighting will be minimal and will use motion sensors to reduce visible light when the facility is not in use. Majority of light elements are beneath the canopies.

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

Staff Report and Application

SUP Legal Findings Review

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

• This project, as proposed, would require minimal services – no sewer/septic system. • Access to and from the site can be attained wholly through NDOT right-of-way. • Water tank will be benefit to project and entire area. • Electrical utilities are adjacent to the site paralleling the frontage road.

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

• Traffic impacts from the project are very light with only 14 ADT estimated for the proposed use. This equates to the traffic volume that would be expected from approximately 1.5 single family homes.

• NDOT reviewed the application with a December 17, 2019 letter noting an occupancy permit necessary with review of access type with considerations for the design vehicle, proposed gate location preventing vehicles from obstructing frontage road and additional signage and pavement markings “within the vicinity of the site for positive guidance.”

SUP Legal Findings Review (cont.)

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

• The property zoned CC (Community Commercial)• Access directly off an NDOT right-of-way (frontage road). • Very low traffic generation• Canopy heights are similar to one-story building.• The overall density, intensity, single story building heights and proposed architecture are appropriate for the

area. The proposed use presents a generally quiet land use• The nearest homes on residentially zoned properties are over 500 feet away and separated by 80+ feet of fall.

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.

The Verdi Boat & RV Storage project will not create adverse environmental impacts such as smoke, dust, glare, noise, vibrations, fumes, pollution or odor nor would be detrimental to nor create a nuisance to surrounding properties.

SUP Legal Findings Review (cont.)

g. Project signage is in character with project architecture and is compatible with or complementary to surrounding uses.

Project signage is in character with the overall architectural motif of the project and the surrounding area. The proposed project is compatible with the surrounding uses.

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

Not applicable, there are no windows associated with the project.

SUP Legal Findings Review (cont.)

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VERDI BOAT & RV STORAGE PRELIMINARY GRADING AND DRAINAGE PLAN (AMENDED)

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PRELIMINARY GRADING ANO DRAINAGE PLAN

(AMENDED) SPECIAL USE PERMIT

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Total Parcel Size 3.9+/- ACSite Development Area: 2.6+/- AC Area to be Undeveloped (includes slope to river, evergreen trees and natural veg.) 1.3+/- AC

Total Building Square Footage (No buildings, only canopies) 0+/- S.F.Total Paved Area 47,700+/- S.F.Landscaped Area (includes Site and ROW landscaping – Not including undisturbed) 16,800+/- S.F. (min)

Existing Trees Remaining 48+/- treesExisting Trees Removed 11+/- treesTotal Trees Provided 56 treesNew shrubs planted (6 per tree) 336 shrubs

Development Statistics

• System provides multiple ways to access and pay for storageo From smart phone (rent, access and pay)o From kiosk (rent, access and pay) o From 24-hour live support (rent, access and pay)o From computer (rent and pay)

• Owners can restrict access to problem tenants that do not obey rules or are delinquent• 24 hour/day video monitoring/security.

o Monitoring can call emergency response, police or fireo Will video record all tenant access and motion, including data logs of timeo Captures images of vehicles and license plates entering facility, allows owners to enforce violations

• Motion activated lightingo Only minimal, safety lighting anticipated to be on when not in useo You can tell when someone is in the facility as lights will be off when not in use

• A great fit for this facility…o Nation’s largest self-storage operator uses same operating system, and controls multi-story, urban, mini-

storage units which have high traffic, tenant turnover, etc.o Can easily handle a low volume boat/rv parking

o Proven that unmanned systems do not result in higher crime as crime occurs outside of manned hours and location is a bigger driver for crimeo Site location is outside of Reno and in a relatively low crime area

Operating System Overview

Orange Post Road

Panoramic view near southeast corner of site

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Project Background & Addressing Comments/ConcernsThis project was initially presented in August to the NAB and received initial review comments from City of Reno Staff and NDOT. The project has been amended based on all feedback received and we are excited to share it.

Feedback, thoughts, and concerns we heard…

What we changed and actions taken…

Neighborhood to the South uses Orange Post Rd for access and was concerned with project interfering (Orange Post Rd is located on applicant’s property).

Applicant eliminated all access to Orange Post Road from facility, incorporated designs to direct exiting traffic away from this road. Applicant also reached out to neighborhood HOA for positive and constructive dialogue.

Area is not serviced by municipal water supply; City of Reno Fire Department was concerned with fire suppression infrastructure.

Applicant had many meetings with City fire staff and site plan incorporates an NFPA compliant water storage tank, pump house, and hydrant to provide requisite gallons per minute. Such design and approach was reviewed by a Professional Fire Engineer and City Fire. Applicant is willing to allow fire fighter access to water tank for emergency situations at site or in surrounding area.

Residential use on CC zoned property to the north was concerned with septic system contaminating their well water

Project is designed as a zero-waste and low impact site that does not present any septic system needs. Applicant has also reached out to this neighbor for addition positive and constructive dialogue.

Access off frontage road needs deceleration area.Applicant has incorporated a NDOT Type V approach, which provides a taper into the driveway, providing an area for deceleration and acceleration.

The site plan is based on a well-rounded, responsive and thoughtful approach.

Concern about vehicles leaving site with left turn and nowhere to go and no legal turn around prior to freeway entrance.

Applicant has incorporated a “pork chop” island turn-out, directing vehicles to the right.