WSUP19-0005 (Lightning W Tank #2) Washoe County Board of Adjustment June 6, 2019

Request

Vicinity Map Located approximately 1,800 feet south of the intersection of Franktown Rd. and Pine Canyon Rd. in Washoe Valley.

Background 2.066 acres General Rural Regulatory Zone Rural Master Plan Category Public utilities are permitted in this zone subject to approval of a Special Use Permit

Request (Continued)

Request (Continued) Channelize approximately 85 linear feet of the existing drainageway Place rip rap along the drainage

Request (Continued) Improve the existing access road

Alternative Access Road

Preliminary Grading Plan

Modification Request 110.438.45(a) Grading of Slopes Slopes shall not be steeper than three horizontal to one vertical (3:1), except under specific conditions. Slopes may exceed 3:1 standards when required for storm drainage improvements. Can be permitted when the cut slope is proposed to be located behind a civic building, when the slope is shorter than and screened by the proposed building. Such slopes are subject to approval of a Modification of Standards.

Modification Request (Continued) WCC Section 110.438.45(a) Civic and Commercial Use Types (Landscaping) Landscaping on 20% of total developed land area Landscape buffer and screening between civic and residential use types

Modification Request (Continued)

Sight Line Study

Sight Line Study

Public Notice & CAB Notice sent to 41 affected property owners Sent to the property owners in the immediate vicinity of the proposed project site South Truckee Meadows/Washoe Valley CAB reviewed the application on May 2, 2019 HOA call on 5/31/19

Area Plan Required Findings SV.2.16 The approval of all special use permits and administrative permits must include a finding that the community character as described in the Character Statement can be adequately conserved through mitigation of any identified potential negative impacts.

Area Plan Required Findings (Continued) SV.18.3 The granting of special use permits in the South Valleys must be accompanied by a finding that no significant degradation of air quality will occur as a result of the permit. As necessary, conditions may be placed on special use permits to ensure no significant degradation of air quality will occur. The Department of Community Development will seek the advice and input of the Air Quality Division of the Department of Health in the implementation of this policy.

Condition to be Removed Condition 2.f A revegetation bond shall be provided to the Engineering Division prior to approval of the grading or building permit. The amount of the bond shall be based on a cost estimate prepared by a licensed landscape architect, address adequate growing periods and criteria to confirm successful establishment of revegetation and shall include a 25 percent contingency

Recommendation Those agencies which reviewed the application recommended conditions in support of approval of the project. Therefore, after a thorough analysis and review, Special Use Permit Case Number WSUP19-0005 is being recommended for approval with conditions. Staff offers the following motion for the Board’s consideration.

Possible Motion I move that, after giving reasoned consideration to the information contained in the staff report and information received during the public hearing, the Washoe County Board of Adjustment approve with conditions, including removal of Condition 2.f, Special Use Permit Case Number WSUP19-0005 for the Truckee Meadows Water Authority, having made all five findings in accordance with Washoe County Code Section 110.810.30, the two findings in accordance with the South Valleys Area Plan, and the modifications to WCC Section 110.438.45 (a) Grading of Slopes and WCC Section 110.412.40 Civic and Commercial Use Types (Landscaping).

Alternative Project Locations