Special Use Permit Application Martin Street Property

Transcription

1 Special Use Permit Application Martin Street Property Submitted to City of Reno February 08, 2016 Prepared for PCD Asset Group 2760 Camino Diablo Walnut Creek, CA Prepared by

2 Martin Street Property Special Use Permit Section 1 City of Reno Application Forms Application for Special Use Permit Owner/Applicant Affidavits City of Reno Checklists and Forms Table of Contents Section 2 Project Description Proposed Request Summary of Site o Background o City of Reno Master Plan and Zoning o Site Characteristics o Vehicular and Pedestrian Access o Traffic o Utilities o Public Services Project Details o Architecture, Lighting and Signage o Parking o Landscaping and Outdoor Seating Findings Section 3 Maps and Supporting Information Vicinity Map Assessor s Parcel Map Existing Zoning Map Existing Master Plan Map Existing Overlay District Map Civil Drawing (Reduced Copies) o Site Plan o Preliminary Grading & Utility Plan o Preliminary Cross Sections o Preliminary Landscape Plan Building Elevations (Reduced Copies) Floor Plans (Reduced Copies) Section 4 Hydrology Report Sanitary Sewer Report Map Pocket i

3 Martin Street Property Special Use Permit Civil Drawings Site Plan Preliminary Grading & Utility Plan Preliminary Cross Sections Preliminary Landscape Plan Color Building Elevations Floor Plans ii

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6 Martin Street Property Special Use permit to allow for a 6 unit single family development. 121 & 127 Martin Street, Reno, Nevada ,026 sf & MU/SVTC/MC SPA/SVTC Single Family Residences No Change No Change PCD Asset Group 2760 Camino Diablo Walnut Creek, CA PCD Asset Group (Mike Merchant) 9222 Prototype Drive Reno, NV (775) (775) Andy Durling, AICP Wood Rodgers, Inc Reno Corporate Drive, Reno, NV (775) (775) adurling@woodrodgers.com

7 Martin Street Property Special Use Permit The proposed project will be a 6 lot single family detached homes. Please see the Project Description in Section 2 for additional information. Requesting a special use as required by RMC for SFR usage in the South Virginia Street TOD Midtown Commercial Area. The project consists of two-existing single family detached lots. Each of the two lots will be divided into 3 lots with parcel maps processed separately. Six new homes are proposed on small lots with garages accessed from a shared alley. This property's current use is single family detached and is surrounded on all sides by either single family or multi-family developments. Due to the small size of the proposed project, impacts to surrounding properties will be minimal. There for, no impacts relative to noise, traffic, hours of operation, odor, smoke or dust are anticipated.

8 This project does not trigger an SUP for Hillside Development. All disturbed areas will be formally landscaped or are included in the building footprint and/or alley. No. No.

9 The architecture utilizes passive solar orientation and fenestration. No Due to the small nature of the project a conceptual water supply and conveyance study is not necessary. The applicant with work closely with TMWA to mitigate any issues that may arise. Truckee Meadows Water Authority. The project will require approximately 1.92 acre feet of water. Yes.

10 The City of Reno will provide sewer service to the project site. The Truckee Meadows Water Reclamation Facility will treat the sewage generated for this site. Refer to Preliminary Sewer Report in Section 4 for additional information. Refer to Preliminary Sewer Report in Section 4 for additional information. No In addition to the City of Reno and TMWA as discussed above, NV Energy, Charter Communications and AT&T will provide services to this project.

11 No This project with not generate more than 100 trips per peak hour and does not trigger the need for a traffic study. Peak AM hour traffic volume estimate = 4.62 Peak PM hour traffic volume estimate = 6.12 Average daily traffic volume estimate = No impacts are anticipated. Police services are provided by the City of Reno. Fire protection is provided by the Reno Fire Dept. The closest fire station is Station 1 located at 495 East 4th Street. No

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33 Martin Street Property Special Use Permit PROJECT DESCRIPTION Ward #: 1 Applicant: PCD Asset Group APN Numbers: & Request: A request has been made for a special use permit to allow for the development of a six (6) lot single family development. A special use permit is required by the Reno Municipal Code for all proposed SFR uses in the South Virginia Street TOD/Midtown Commercial Area. Location: The.35± acre site is located in Midtown at 121 and 127 Martin Street in Reno, Nevada. The site has a Master Plan Designation of Special Planning Area/Midtown Commercial Area. Background The properties are currently developed with a single family home on each parcel and are surrounded by a mix of single family and multi-family developments. With the approval of the Special Use Permit the existing homes on the properties will be demolished, a parcel map will then be processed to split each of the two parcels into three parcels (six total parcels), prior to the construction of any homes. City of Reno Master Plan and Zoning The property is currently zoned MU-SVTC (Mixed Use South Virginia Street TOD/Midtown Commercial Area) and has a master plan designation of SPA (Special Use Planning Area). Site Characteristics The surrounding area includes a mix of single family and multi-family residential uses. Additionally, an alleyway to the north of the project site will allow for additional access to the property. The project is designed such that all of the will be alley access. The two homes on Martin Street will have enhanced front architecture to provide an attractive street scene on Martin. Traffic This project with not generate more than 100 trips per peak hour and does not trigger the need for a traffic study. Utilities Utilities that will serve the project site are summarized as follows: Water - Water service to the site will be provided by Truckee Meadows Water Authority (TMWA). The project will require approximately 1.92± acre foot of water. Water rights to accommodate the project will be dedicated prior to the issuance of a building permit. Sanitary Sewer -The City of Reno provides sanitary sewer service to the site. Treatment will be provided by the Truckee Meadows Water Reclamation Facility. A sewer report addressing sewer generation is included in Section 4 of this submittal packet. [1]

34 MARTIN STREET PROPERTY - SUP Gas and Electricity - Natural gas and electricity are provided by NV Energy. Telephone, Cable and Fiber Optic - Telephone, cable and fiber optic service are provided by AT&T and Charter Communications. Public Services Police and fire protection services are provided by the City of Reno. Fire Station 1 is approximately 2 miles away from the project site. Project Details Architecture Proposed building elevations and floor plans have been submitted with the application (see Section 3). The project consists of six (6) two-story homes that are approximately 23 feet in height with two car garages, and fenced private yards. The proposed residential floor plans include three building types; home sizes will be approximately 1,500 square feet in size and will include three bedroom, two bath and one half bath units. Building materials include wood siding, stucco, steel canopies and painted metal garage doors. (Refer to Building Elevations in Section 3 of this submittal packet). Bldg. Type A Bldg. Type B Bldg. Type C [2]

35 MARTIN STREET PROPERTY - SUP Parking Parking for the six (6) lot single family residences is provided per code. Code requires 1.25 parking spot per unit, a total of 16 spaces are to be provided; two-car garages are provided within the footprint of each building type with direct access from the garage to the home. Approximately four parking spaces may be provided on Martin Street Landscaping Code requires that the entire front yard of single family residences be fully landscaped. Additionally code requires that a 5 foot landscape strip be provided in front of the side walk. Both of the above code requirements are being met. (Refer to Landscape Plan in Section 4 of this submittal packet). Findings Special Use Permit Findings Special Use Permit: General special use permit findings. Except where specifically noted, all special use permit applications shall require that all of the following general findings be met, as applicable. (a) The proposed use is compatible with existing surrounding land uses and development; Response: The proposed single family project is compatible with the surrounding uses, it is a permitted use with the approval of a special use permit; and with the increasing appeal to live in the Midtown District it is a much desired development in the South Virginia Street Transit Oriented Development Corridor. (b) The project is in substantial conformance with the Master Plan; Response: The project site is located in an area that is appropriate for single family development. The project is a redevelopment, infill site that is surrounded by an established mix of single family and multifamily residences along with close proximity to South Virginia Street. At approximately 17du/acre, the project provides a high density single family detached option for buyers in the Midtown District. The project is in general conformance with the RMC master plan for MU useage the special use permit is required due to the project area being located in the South Virginia Street TOD/Midtown Commercial Area. (c) There are or will be adequate services and infrastructure to support the proposed development; Response: Existing infrastructure to serve the proposed development is currently on or adjacent to the site. All necessary utility extensions and connections to serve the project are available. (d) The proposal adequately mitigates traffic impacts of the project and a provides safe pedestrian environment; Response: This project with not generate more than 100 trips per peak hour and does not trigger the need for a traffic study. As such, no mitigation for traffic is necessary. [3]

36 MARTIN STREET PROPERTY - SUP (e) The proposed site location and scale, intensity, density, height, layout, setbacks, and architectural and overall design of the development and the uses proposed, contributes to and enhances the character of the areas in which it is located; Response: The site is currently in a residential area that includes single and multi-family dwellings. The scale, density and height of these single family unit fits well with the mix of single family and multifamily homes that surround the projects site. The contemporary architectural interpretation of the surrounding neighborhood of the proposed homes adds to the growing appeal and eclectic mix of the Midtown community (f) The project site does not create adverse environmental impacts such as smoke, noise, glare, dust, vibrations, fumes, pollution or odor which would be detrimental to, or constitutes a nuisance to area properties; Response: This project site is not anticipated to create any adverse effects with regards to the above that will constitute a nuisance to area properties. (g) Project signage is in character with project architecture and is compatible with or complementary to surrounding uses; Response: No signage is being proposed for this project. (h) The structure has been designed such that the window placement and height do not adversely affect the privacy of existing residential uses. Response: This single family residential project is not anticipated to adversely affect privacy. This project is very compatible with the other residential dwellings and will have private yards and fencing. The height of the two-story homes are within RMC code for the Midtown Residential Area and the existing mature landscaping that surrounds the adjacent properties should continue to provide privacy. [4]

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