Prado Ranch North Common Open Space Tentative Map. Washoe County Planning Commission July 3, 2018
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1 Prado Ranch North Common Open Space Tentative Map Washoe County Planning Commission July 3, 2018
2 Site Characteristics Intersection of Chickadee and Lemmon Drive ~1 mile north of Deodar/Lemmon Drive intersection 154± acres Gently slopes east to west Master Plan North Valleys Area Plan adopted 2010 Suburban Residential designation Zoning Medium Density Suburban 4 (MDS4) Compatible with Master Plan designation Encourages single family detached units at 4 du/ac
3 Site Photos
4 Site Characteristics Southwestern portion in flood zone AE Map reflects FEMA published flood zone impacts to site Areas shaded subject to inundation by the 100-year flood as defined by FEMA Zone AE per FEMA Base Flood elevation (water surface elevation) determined to be 4924
5 Project Details Character Management Design Requirements: 30 wide open space buffer around perimeter NV6.1a 15,000 sqft perimeter lots NV6.1a Perimeter lots restricted to single story NV6.1b No residential fronting on existing streets NV6.1d Limit use of block, concrete or similar materials to posts, pillars and similar uses NV6.1g Street lighting limited NV6.1h
6 Project Details Common Open Space Tentative Map Development Area acres Total Lots Gross Density du/ac Common Open Space acres (15.6%) Open Space/Parks ac Open Channels 5.61 ac Four Villages Villages 1 &3 7,000 sqft min Villages 2 & 4 6,000 sqft min
7 Open Space Areas Trail System Area Plan Goal 10 System of Trails New trail established around perimeter will accommodate horse, bike and pedestrian (NVAP 10.2) Project trails/sidewalks provide connectivity to existing trails (NVAP 10.6) All trails/paths/sidewalks associated with project will open to public use
8 Open Space Areas 24± acres of Common Open Space Open Space/Parks ac Open Channels 5.61 ac Perimeter landscaping per Code 5 parks including one 3.5 acre neighborhood park All parks open to public All Open Space maintained by HOA or LMA
9 Project Details Development phased Backbone roads and drainage channel initial part of development Project anticipated to generate 4,939 ADT; 478 PM Peak at BUILD OUT Received comments from RTC and Washoe County Engineering Improvements include new Prado Ranch Pkwy and improvements along Lemmon at Nectar Street Ties into existing Matterhorn Blvd to perpetuate access Although not required by the Traffic Study or current Development Code, Developer fixing an existing problem by elevating Lemmon Drive 2 feet higher than existing
10 Project Details All sewer to Reno Stead Wastewater Treatment Plant Currently treating 1.7 mgd COR moving forward with diversion of 0.5 mgd of raw sewage to TMWRF (complete 2018); Results in treatment of 1.2 mgd Has capacity for up to 2 mgd ~110,250 gpd sewer to Reno Stead Wastewater Treatment Plant Only if/when City of Reno Will Serve letter is issued Effluent ~123.5 AF/year effluent = 0.9 rise in lake elevation over a full year Lake typically evaporates ~4 /year
11 Stormwater Mitigation Must mitigate for increased storm runoff due to development and fill in the floodplain Per Truckee Meadows Regional Design Manual, mitigation may be retention, detention or increased volume within the 100-year water surface area To mitigate for increased storm runoff peak flows, Volume off-set area to be provided in retention basin on private property along west side of Lemmon Drive ~300 acres of designated Open Space available for off-set area Based on Master Hydrology analysis of existing watershed ~30,000 cubic yards (19 AF) to be removed from adjacent open space as mitigation for fill within floodplain Fill required for this project is 1.2M cubic yards; can take Fill from adjacent Open Space (through City of Reno standard grading permit); enough area to mitigate well above requirements
12 Regional Benefits Lemmon Drive elevated above flood level from north project boundary to Deodar Way to improve the existing situation with a safe and viable roadway in the region Utility infrastructure extended 24 acres of usable open space for community and surrounding residents Additional 300 acres available as Open Space to provide additional capacity and mitigate for flooding within Swan Lake Minimum $5.5M in impact fees
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