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PLANNING COMMISSION

STAFF REPORT

Date: May 15, 2019

To: Reno City Planning Commission

Subject: 6.2. Staff Report (For Possible Action): Case No.LDC19-00060 (Reno-Stead

Water Reclamation Facility) – A request for a special use permit to allow for

the expansion of an existing wastewater facility to increase the treatment

capacity from 2.0 to 4.0 million gallons per day (MGD) adjacent to

residentially zoned property. The ±46 acre site is located on the northwest

corner of Military Road and Lear Boulevard (4250 Norton Drive) in the

Public Facility (PF) zone. The site has a Master Plan land use designation of

Public/Quasi-Public (PQP). skr

From: Sienna Reid, Senior Planner

Ward #: 4

Case No.: LDC19-00060 (Reno-Stead Water Reclamation Facility)

Applicant: City of Reno

APN Number: 086-154-11 and 086-154-12

Request: A request has been made for special use permit to allow for the expansion

of an existing wastewater facility to increase the treatment capacity from

2.0 to 4.0 million gallons per day (MGD) adjacent to residentially zoned

property.

Location: The ±46 acre site is located on the northwest corner of Military Road and

Lear Boulevard (4250 Norton Drive) in the Public Facility (PF) zone. The

site has a Master Plan land use designation of Public/Quasi-Public (PQP).

Proposed Motion: Based upon compliance with the applicable findings, I move to approve

the special use permit, subject to conditions.

Recommended Conditions of Approval:

All conditions shall be met to the satisfaction of Community Development Department staff,

unless otherwise noted.

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1. The project shall comply with all applicable City codes, plans, reports, materials,

etc., as submitted. In the event of a conflict between said plans, reports, materials

and City codes, City codes in effect at the time the application is submitted, shall

prevail.

2. The applicant shall apply for all building permits associated with the first phase of

the project within eighty-four (84) months from the date of final approval, and

continuously maintain the validity of those permits, or this approval shall be null

and void.

3. Prior to the issuance of any building permit, the applicant shall attach a copy of

the final approval letter. The approval letter shall accompany a narrative provided

by the applicant that describes how the requested permit addresses each of the

approved conditions of approval.

4. The applicant, developer, builder, property owner, or business proprietor, as

applicable, shall continuously maintain a copy of this approval letter on the

project site during the construction and operation of the project/business. The

project approval letter shall be posted or made readily available upon demand by

City staff.

5. Prior to the issuance of any permit, the applicant shall demonstrate that a

boundary line adjustment or other acceptable map adjustment has been recorded.

All easements necessary for access, utilities, sewer, and drainage shall be

relocated and/or perpetuated.

6. Prior to the issuance of any permit for site improvements, the applicant shall

provide any necessary off-site easements for drainage and maintenance access,

and shall construct all required access and drainage improvements prior to any

certificate of occupancy.

7. Prior to the issuance of any permit for site improvements, a final hydrology report

shall be submitted in demonstrating compliance with all standards in the PWDM,

including a volumetric mitigation ratio of 1.25:1.

8. Prior to the issuance of any permit for site improvements, a final geotechnical

report shall be submitted demonstrating compliance with all standards in the

PWDM.

9. Prior to the issuance of any permit, the applicant shall provide an approved waiver

for the installation of sidewalk, curb, and gutter or demonstrate adequate right-of-

way is set aside to complete future Regional Transportation Plan (RTP)

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improvements as identified by the Regional Transportation Commission (RTC)

2040 RTP which proposes the widening of Military Road from Lemmon Drive to

Echo Avenue.

10. Hours of construction, including grading, shall be limited to between the hours of

7:00 a.m. and 6:00 p.m., Monday through Friday, and between 8:00 a.m. and 6:00

p.m. on Saturday. There shall be no construction on Sundays. This condition

shall not apply to dust control and storm water management operations.

11. The maximum yearly discharge of treated effluent to Swan Lake shall be 2,072

acre-feet per year (or its equivalent should management strategies, operational

changes, or new information necessitates a revision to the 2,072 acre-feet per year

volume, as determined by the City of Reno Public Works Director).

Background: In 1999, the Reno City Council approved a zoning map amendment from MF-43

to PF and a special use permit to: (a) expand the Reno-Stead Water Reclamation Facility; and (b)

for fills greater than ten feet in height to construct landscape berms on the south side of the site.

The berms were installed for screening between the facility and residential uses located to the

south. Treated effluent generated from the facility is utilized for a variety of purposes depending

on the season. During the irrigation season, effluent is conveyed from the Reno-Stead Water

Reclamation Facility (RSWRF) via the reclaimed water system network and used to irrigate the

Sierra Sage Golf Course, the North Valleys Regional Sports Complex, and Mayors Park

(Exhibit A). A truck fill station is also used to sell reclaimed water to contractors for dust

control during construction of local residential and commercial developments. Treated effluent

flows are further discharged to Swan Lake as permitted under the groundwater discharge permit

issued by the State of Nevada Division of Environmental Protection (NDEP) (permit number

NS2008500). Effluent flows conveyed to Swan Lake vary by season but cannot exceed 2,072

acre-feet per year (AFY) to avoid exacerbation of Swan Lake flooding conditions. In addition, a

portion of the effluent generated from the facility maintains the Swan Lake Wetlands in the

Lemmon Valley Playa. This discharge of effluent, via Swan Creek, fulfills the City of Reno’s

commitment to provide ±490 acre feet per year to the wetlands.

In August of 2004, the Planning Commission approved a special use permit (LDC05-00031 –

Reno-Stead Water Reclamation) to expand the facility consisting of a ±23,048 square foot

aeration basin, a ±4,840 square foot secondary clarifier, and ±12,689 square feet of additional

structures that would increase treatment capacity by 50%.

In September of 2007 the Planning Commission approved a special use permit (LDC08-00093 –

Reno-Stead Water Reclamation Expansion) to construct a ±64,500 square foot expansion to the

existing ±106,200 square foot water reclamation facility consisting of a new salt and sand

storage structure, new maintenance and storage buildings, two new secondary clarifiers, new

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membrane and ultraviolet buildings, a new aeration building, and associated pumps. Due to the

slowdown in residential construction that was occurring at the time, a seven year (84 month)

time period to complete the project was provided. However, the special use permit expired in

September 2014.

The current special use permit request to expand the Reno-Stead Water Reclamation Facility

adjacent to residentially zoned property consists of two ±4,075 square foot secondary clarifiers, a

±2,375 square foot tertiary filter, a ±24,496 square foot aeration basin, a ±2,535 square foot

ultraviolet disinfection building, and ±17,897 square feet of additional structures shown in

Exhibit B that will increase treatment capacity from 2.0 to 4.0 MGD. Collectively, the proposed

new structures and modifications to existing structures will result in new and improved

wastewater treatment processes that will produce Category A reclaimed water, which is the

highest effluent quality that can be utilized for all non-potable uses allowed by NDEP. Allowed

non-potable uses include:

Spray irrigation and impoundments even if human contact can reasonably be expected to

occur;

Snowmaking;

Irrigation of food crops;

Outdoor decorative water features;

Commercial toilet and urinal flushing;

Outdoor commercial window washing and pressure cleaning;

Cooling water and aggregate wash water;

Wetlands;

Dust control;

Boiler feed water;

Fire fighting.

Application materials indicate that the RSWRF expansion will utilize treatment processes that

are similar in nature to existing processes, except for the new disinfection facility that utilizes

ultraviolet (UV) light to disinfect pathogens. New and modified RSWRF structures are further

described below:

Existing Headworks: New grit removal equipment will be installed within the existing

building. A self-contained enclosed compacting dumpster with odor control will be

installed adjacent to the headworks.

Existing Headworks Biofilter: Media and irrigation system will be replaced in the

existing biofilter.

Existing Reactor Basins 1 and 2: New process controls (valves and piping) will be added

to the existing basins.

New Reactor Basins 3 and 4: Two new basins with a common wall will be constructed

and will look like the existing basins.

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Existing Blower Building: New (more efficient and quieter) blowers will be installed

within the existing building.

New Clarifiers 3 and 4: New circular clarifiers will be constructed next to the existing

clarifiers and will look like the existing clarifiers.

New RAS Pump Station Building: New CMU block building will be constructed near the

Blower Building. New building will look similar to existing plan buildings.

New Filter Feed Pump Station: A new concrete ground level box for flow distribution

will be constructed near the filters.

New Filters: New filters will be constructed between clarifiers and existing filters.

New UV Disinfection Building: New UV disinfection building will be constructed

between clarifiers and chlorine contact basin. UV disinfection system avoids the use of

chemicals (such as hypochlorite).

New effluent storage tank: New Effluent Storage will be constructed adjacent to the

effluent reclamation pump station.

Application materials indicate that the requested RSWRF expansion will not result in any

increase in treated effluent flows being discharged to Swan Lake beyond the 2,072 acre-feet per

year (AFY) permitted/addressed under the 2013 groundwater discharge permit issued by NDEP.

Future facility connections resulting in an increase in effluent discharge above the permitted

2,072 AFY will require additional operational and/or effluent management strategies.

Effluent management planning to handle future treated effluent flows (above current RSWRF

capacity) is currently underway with the City of Reno Public Works Department exploring

effluent management system expansions in 0.5 MGD increments. Potential effluent disposal

options include offsite winter effluent storage coupled with an expanded reuse system.

Application materials indicate project design and construction will begin following the

completion of the effluent management planning process with anticipated construction beginning

in the next one to two years. Currently, the best apparent sites for effluent storage basins are

vacant sites located north of RSWRF and the best apparent sites for expanded water reuse appear

to be additional irrigated acreages located within the existing reuse sites illustrated in Exhibit A.

Application materials further note that expansion of RSWRF to accommodate the treatment of

4.0 MGD is necessary in advance of a completed effluent management strategy as it is more cost

effective for the City to expand treatment capacities in large increments (i.e., 2.0 MGD at a time)

while effluent disposal capacity can be increased in smaller increments. Per Nevada Revised

Statutes (NRS) 445A.465 (Injection of fluids through well or discharge of pollutant without

permit prohibited), all future effluent discharge will require an NDEP discharge permit.

The proposed RSWRF expansion will serve projected growth of industrial, commercial, and

residential development in the facility’s service area. To ensure adequate flexibility is available

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to adapt to market conditions, the applicant has requested a seven year (84 months) time period

in which to complete the project.

Analysis: Reno Municipal Code requires that SUP findings a through h must be made in order

to approve this request. The following is an analysis of each of the required SUP findings as

they relate to the proposal:

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

Land uses surrounding the site consist of a park and detached single family uses zoned Public

Facility (PF) and Multifamily - 30 dwelling units per acre (MF30) to the north;

warehouse/distribution facilities zoned Industrial (I) to the east; detached single family within the

Sky Vista Planned Unit Development (PUD) to the south; and attached single family zoned

Multifamily - 14 dwelling units per acre (MF14) to the west.

AREA DESCRIPTION

LAND USE MASTER PLAN DESIGNATION ZONING

NORTH Single family detached, park Mixed Neighborhood, Parks,

Greenways, and Open Space

MF30, PF

SOUTH Single family detached,

common area

Single Family Neighborhood,

Suburban Mixed-Use, Parks,

Greenways, and Open Space

PUD-Sky Vista

EAST Warehouse/distribution

center

Industrial I

WEST Single family attached Mixed Neighborhood MF14

As shown in Exhibit B, new structures associated with the RSWRF expansion are proposed near

the central portion of the site and to the east of existing facility structures. Existing residential

uses are located to the north, south, and west of the project site. The nearest existing residence to

the north is located ±450 feet from the project site and ±800 feet from new structures proposed

as part of the expansion. The nearest existing residence to the west is located ±970 feet from the

westernmost existing facility structure and ±1,550 feet from the closest new structure proposed.

Residences located to the south are separated from the project site by Lear Boulevard and a

vacant common area parcel adjacent to the site’s southern property line. The nearest existing

residence to the south is located ±490 feet away from the closest existing facility structure and

±650 feet away from the closest new structure proposed.

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All noise generating equipment will be located within buildings and new processes will reduce

odors and truck deliveries to the site. Although RSWRF operates 24 hours per day, hours of

operation when staff is present (7:00 a.m. to 3:30 p.m.) will not change. Current staffing

includes three full-time and one part-time employee and the proposed expansion would

necessitate one additional full-time employee. Mature landscaping is present on both the north

and south side of Lear Boulevard, which provides visual screening. In addition, landscape berms

were installed on the west and south sides of the project site for screening purposes when

RSWRF was initially constructed. As proposed, the project will improve the compatibility of the

facility with the existing neighborhood.

b. The project is in substantial conformance with the Master Plan.

The project is consistent with Public/Quasi-Public Master Plan land use designation on the site.

As proposed and with recommended conditions, the project appears to be in conformance with

the following applicable Master Plan policies:

Policy 2.5D: Treated Effluent – Encourage the reuse of treated effluent in new

developments where supporting infrastructure exists or is planned.

Policy 7.7B: Tree Installation, Retention, and Replacement – Support the incorporation of

new trees…as part of public improvement projects, new development,

infill/redevelopment, and major renovations.

SD.15: Low Impact Development – Encourage LID features and approaches that…use

natural processes to treat and/or remove pollutants from stormwater runoff.

SD.16: Outdoor Water Use – Use landscaping that incorporates drought tolerant plant

materials, efficient irrigation systems, and other best practices to reduce outdoor water

usage. Design irrigation systems to make use of gray water or treated effluent where

possible.

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

development.

Public Safety: The subject site is located ±10.0 miles from the Reno Police Main Station located

at 455 East Second Street via the exiting street network. The Reno Police Department did not

recommend specific site design features or improvements. The applicant will however provide a

site lighting plan that demonstrates lighting provided is in conformance with RMC standards at

the time of building permit.

The Reno Fire Department also reviewed the request and noted that the closest fire station to the

site is Station 9 located at 14005 Mt. Vida Street with an estimated response time of two

minutes. Station 10 located at 5250 North Virginia Street is the second closest fire station with

an estimated response time of 11 minutes. The 2011 Regional Standards of Cover sets forth a

first due response objective of six minutes at least 85 percent of the time for urban areas. While

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the estimated response time meets the first due objective, the Fire Department indicated the

subject site is located in a district with high call volume where a significant burden on resources

already exists due to limited staffing and fire equipment. As growth occurs, additional resources

will be needed to accommodate that growth and the Fire Department is concerned about long-

term service provision to accommodate growth.

All development will be required to comply with the adopted edition of the International Fire

Code as amended and adopted by the City of Reno at the time development is proposed. Such

compliance includes, but is not be limited to, fire department access, fire sprinkler systems, fire

alarm systems and fire hydrant placement.

Public and Private Improvements: As shown on the site plan (Exhibit B), a new effluent storage

tank is proposed over existing parcel boundaries. A boundary line adjustment or other

acceptable map adjustment will be recorded with all existing easements required for access,

utilities, sewer, and drainage have been relocated and/or perpetuated with the mapping

(Condition No. 5).

The project site is located within an unshaded Zone X as shown on the Federal Emergency

Management Agency (FEMA) Flood Insurance Rate Maps for Washoe County. An unshaded

Zone X designation indicates that the site is outside the 0.2 percent (500-year) flood plain.

There is no anticipated increase in potable water usage or sanitary sewer generation as a result of

the proposed RSWRF expansion. No new potable water or sanitary sewer improvements are

proposed.

Pursuant to Chapter II of the Public Works Design Manual (PWDM), a preliminary drainage

study was submitted with the project application. Storm water flows are currently conveyed

across the RSWRF site via a system of storm drain, concrete swales and gutters, and earthen

swales to an existing retention basin located in the southern portion of the project site. This

basin was constructed prior to the City’s current drainage standard that requires development to

mitigate its increased storm flow volume from a 10-day 100-year storm event so as to cause no

increase in water elevation surface at Swan Lake. To manage storm water volume increases

associated with the proposed RSWRF expansion, the project proposes new concrete, earthen, and

rip rap lined swales that convey storm water to a second retention basin located in the

southeastern portion of the project site that outlets an existing off-site drainage channel. The

applicant will be required to demonstrate drainage rights to this off-site drainage channel

(Condition No. 6). Proposed drainage improvements are designed to retain the 10-day 100-year

storm event with a storm water volume mitigation ratio of 1.25:1 with 1.5-feet of freeboard. A

final drainage study will be required when final site improvement plans are submitted

(Condition No. 7). Per RMC 18.12.405 (Post Construction Storm Water Quality Management),

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storm water facilities will need to be designed in accordance with the PWDM and the Truckee

Meadows Regional Drainage Manual. Per the PWDM, the applicant will also be required to

provide an overland flow emergency escape route for the proposed retention basin with off-site

drainage easements (PWDM - Chapter II); demonstrate adequate on and off-site maintenance

access will also be provided for all storm water management improvements (PWDM – Chapter

V); and develop an operations and maintenance manual for all storm drains, retention/detention

basins, and drainage swales. This manual details operations and maintenance tasks, frequency of

maintenance, access for maintenance, and the type(s) of equipment necessary for operations and

maintenance tasks (PWDM - Chapter III).

In accordance with RMC 18.12.401 (General Compliance with City Standards – Grading,

Erosion Prevention and Sedimentation Control), the applicant submitted a Geotechnical

Investigation Report dated September 2018 that was prepared by Kleinfelder, Inc. The primary

geotechnical considerations noted in the report include the presence of shallow groundwater and

granular soils that could cause footings to cave. However, the report stated these considerations

can be mitigated and conclude the site was generally suitable for the intended use. The project

does not propose any fill slope that exceeds ten feet in height. The only cut slopes that exceed 20

feet are required to excavate for the footings of the two clarifiers. A final geotechnical report

will be required when final site improvement plans are submitted (Condition No. 8).

Pursuant to RMC 18.12.404 (Control of Construction Site Discharge), the applicant will be

required to submit a Storm Water Pollution Prevention Plan (SWPPP) that demonstrates the

project’s control of construction site discharge. The SWPPP is required prior to the issuance of a

grading permit.

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

pedestrian environment.

Access to the site is provided by Norton Drive from Military Road. Norton Drive is a private

street that does not provide legal access to other properties. In addition, Norton Drive is gated

for security reasons near its intersection with Military Road and at the western edge of the

project site. Pedestrian access from Military Road to existing RSWRF structures does not exist

and is not proposed as part of the RSWRF expansion. RMC 18.12.1001 allows for the waiver of

pedestrian access where it is clearly unnecessary. Noting the need for a secured RSWRF site,

pedestrian access is unnecessary. Secondary access for maintenance purposes to the site is also

proposed from Lear Boulevard through a 30 foot off-site access easement. The applicant will be

required to demonstrate access rights to this off-site property (Condition No. 6). There is no

anticipated increase in traffic generation as a result of the project.

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The onsite circulation design and operational characteristics of the on-site drive aisles,

emergency accesses, fire access lanes, pedestrian routes, sidewalks, and parking areas will be in

accordance with the Public Works Design Manual and shall meet with the approval of the City

Fire and Community Development Departments.

Currently, there is no existing sidewalk, curb, or gutter located on the west side of Military Road.

The site plan (Exhibit B) does not identify the installation of a sidewalk, curb, or gutter for the

portion of the project site that crosses Military Road. RMC 18.12.801 (Required – New

Sidewalks, Curbs, and Gutters) requires the installation of sidewalks, curbs, and gutters when

land is improved unless an administrative waiver is requested. The applicant will be required to

demonstrate code compliant improvements at the time of building permit or submit a waiver

request that demonstrates the waiver would implement LID objectives or that it is not practical to

install sidewalk, curb, and gutter improvements at the time of construction due to negative

impacts on future road construction or improvements.

The 2040 Regional Transportation Plan (RTP) identifies Military Road from Lemmon Drive to

Echo Avenue will be widened from two to four lanes in the 2022 – 2026 time horizon. Right-of-

way access for Military Road has been recorded for the portion of the project site that spans

Military Road (Record of Survey Map 5359A). In the event an administrative waiver for the

installation of sidewalk, curb, and gutter is not submitted and/or approved, a condition is

recommended that the applicant coordinate with RTC to determine if additional ROW is

necessary to complete future widening improvements to ensure public improvements are

appropriately located. (Condition No. 9).

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.

Site and Building Design: The applicant has submitted a site plan (Exhibit B) and conceptual

elevations (Exhibit C) illustrating new and expanded structures totaling ±55,453 square feet.

The new structures are located in the central portion of the site and to the east of existing

RSWRF structures. The new structures will match existing structures on-site with CMU walls

and blue metal roofs (Exhibit C).

An existing paved parking lot located to the west of the solids pump station provides 12 spaces,

which is more than adequate for five on-site employees and occasional visitors.

RMC 18.12.1205 (Required Landscape Areas) requires a minimum of 20% landscape area in the

PF zone but allows for land that will remain undeveloped and undisturbed to be excluded from

landscape calculations. The applicant’s landscape plan (Exhibit D) identifies ±2.7 acres of

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existing landscaping on the site, which totals ±8.4% of the developed site area (±32 acres).

Within existing landscape areas there are 80 mature trees and established shrubs and

groundcover. The existing site does not meet current landscaping requirements for minimum

landscape area or number of trees required (393) based on the 20% requirement in the PF zone.

When an existing site does not meet current landscaping requirements, code requires additional

landscape be provided proportionate to the proposed expansion. Based on a new disturbed area

of ±1.64 acres to accommodate the RSWRF expansion, at the time of building permit the

applicant will be required to install ±14,051 square feet of landscaping that meets tree and shrub

requirements of one tree and six shrubs per 300 square feet of landscape area. This would result

in the installation of 47 code size trees to meet this requirement.

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.

New structures associated with the proposed RSWRF expansion and modifications to existing

structures will reduce odor, noise levels, and the number of deliveries to the RSWRF site.

Specifically, a new self-contained compacting dumpster with odor control will be installed; new

biofilters will be installed that better ensure odors will not be detectable off-site; new blowers

that are more efficient and quieter than existing blowers will be installed in the existing blower

building; and the new UV disinfection system will avoid the use of chemicals (hypochlorite) that

are currently delivered via truck to RSWRF. Since the subject site is located adjacent to

residential uses, Condition No. 10 is recommended to reduce the impacts of construction related

activities on nearby residences.

As noted in the background section of this staff report, the requested RSWRF expansion will not

result in any increase in treated effluent flows being discharged to Swan Lake beyond the 2,072

acre-feet per year (AFY) permitted/addressed under the 2013 groundwater discharge permit

issued by NDEP. Future facility connections resulting in an increase in effluent discharge above

the permitted 2,072 AFY will require additional operational and/or effluent management

strategies. Effluent management planning to handle future treated effluent flows (above current

RSWRF capacity) is currently underway through the City of Reno Public Works Department and

Condition No. 11 further limits the maximum yearly discharge of treated effluent to Swan Lake

is limited to 2,072 acre-feet per year (or its equivalent should management strategies, operational

changes, or new information necessitates a revision to the 2,072 acre-feet per year volume).

Other adverse environmental impacts such as smoke, glare, or vibrations are not anticipated.

g. Project signage is in character with project architecture and is compatible with or

complementary to surrounding uses.

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No signage is proposed with the RSWRF expansion. Any future signage would be required to

meet PF sign standards that allow for a total of ten square feet of wall sign area per acre.

Freestanding signs require SUP approval, are not allowed to exceed six feet in height, and are

limited in area to 15% of allowed wall sign area.

h. The structure has been designed such that the window placement and height do not

adversely affect the privacy of existing residential uses.

The proposed project is not anticipated to have a negative impact on the privacy of existing

residential uses located to the north, south, or west of the project site. Building elevations

(Exhibit C) for the RAS pump station building and UV disinfection building illustrate one story

buildings with limited windows and doors.

General Code Compliance: As proposed and with the recommended conditions of approval, the

project is consistent with RMC requirements.

Other Agency Comments: Comments received from the Washoe County Health District –

Planning and Development Division are provided in Exhibit E. No additional comments related

to this request were provided by other reviewing agencies.

Neighborhood Advisory Board (NAB): On April 18, 2019 staff discussed the submittal of the

proposed project under public comment and directed Ward 4 NAB members and audience

members to project application materials for review and comment. Two members of the public

expressed concerns regarding increased amounts of effluent associated with the expansion. The

project application was also directly forwarded to the Ward 4 NAB for review on April 22, 2019.

No written comments from Ward 4 NAB members had been provided at the time this staff report

was written. Staff will forward written Ward 4 NAB comments as well as other written

correspondence received to the Planning Commission.

Legal Requirements:

RMC 18.06.405(e)(1) 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.

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

development.

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

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

development.

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

safe pedestrian environment.

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.

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.

g. Project signage is in character with project architecture and is compatible with or

complementary to 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.

Attachments:

Display Maps (PDF)

Exhibit A - RSWRF Reclaimed Water System and Use Areas (PDF)

Exhibit B - Site Plan & Colored Display (PDF)

Exhibit C - Building Elevations (PDF)

Exhibit D - Landscape Plan (PDF)

Exhibit E - Agency Comments (PDF)