appeal of building permit 700 riverside drive

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Appeal of Building Permit700 Riverside Drive

Presented by

Garrett D. Gordon, Esq.on behalf of Urban Lion II LLC

JULY 28, 2021 - RENO CITY COUNCIL

APPLICATION NO. BLD21-00655E

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LEWIS O ROCA


APPELLANT’S LACK OF STANDING:FAILURE TO ASSERT HARM PERSONAL OR PROPERTY RIGHT

The City of Reno’s standard provides that “[a]n aggrieved person is one whose personal right or right of property is adversely and substantially affected by the action of a discretionary body.

Recently, Judge Freeman explained that if an appellant does not provide any explanation as to how their personal or property rights will be affected, that appellant lacks standing to bring an appeal and the appeal must be dismissed. (DeMartini v. City of Reno, 2020).

Here, the Appellants have not provided any indication of how his or her personal or property rights are affected whatsoever, let alone that any such right is substantially harmed.

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LEWIS O ROCA


HEARING EXAMINER DENIED APPEAL

Property is fully entitled and built “by right” since prior zoning code applies

The tentative map and special use permit for the 2006 Ponte Vecchio project all expired so are completely irrelevant

Washington Street was abandoned to 700 Riverside property owner

▪ City does not abandon property to itself

State law states, “reverts to the abutting property owners in the approximate proportion that the property was dedicated by the abutting property owners or their predecessors in interest.”

Washington Street and Lunsford Park were held in common ownership with 700 Riverside prior to dedication of public streets 🡪 reverts back to 700 Riverside

City staff did not abuse discretion when issuing valid building permit

Here, proposed project is by right. Therefore, no public hearing or discretionary approval required.▪ All appeals must come as a response to a discretionary approval and must be exhausted

prior to issuance. ▪ Appellants filed their appeal after issuance.

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LEWIS O ROCA


BACKGROUND

Mixed-use multifamily project

• 34 residential units

• 2,900 square feet of retail space

• No request for any entitlements🡪 Project is permitted by right

Building Permit issued and construction commenced

Anticipated completion date: end of 2022

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LEWIS O ROCA


ISSUANCE OF BUILDING PERMIT

Staff issued building permit after 8 month thorough review

Project may be built as a matter of right

Applicant relied upon Code and City staff approval

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LEWIS O ROCA


MASTER PLAN GOALS AND POLICES

Several Master Plan policies support this project, including:

✔ GP 2.1A (support infill and redevelopment growth)

✔ GP 2.2A (identifying Downtown infill as a priority)

✔ GP 2.2B (infill of existing surface parking lots)

✔ GP 3.1A (encourage diverse mix of land uses throughout all six Downtown Reno districts)

✔ GP 3.1B (encourage a variety of housing types Downtown)

✔ 3.3D (improve underutilized properties such as surface parking lots)

✔ 4.3B (encourage targeted infill within established neighborhoods)

✔ 4.4E (encourage transition of low-intensity to higher intensity, specifically by expanding housing options)

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LEWIS O ROCA


MASTER PLAN GOALS AND POLICES

Staff report recognizes positive financial implication for the City from this Downtown Reno infill development.

Infill projects use existing infrastructure more efficiently than lower density suburban growth.

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STA.FFREPORT

Jaly ll, 2021

~oT adaty Comcil

Doug Il.ond•y, City !!ofaugu

L 1 _ Stoff R,porl (For p.,,,.111~ A.die II}: Appnl ,cf U.. lliarin,~ Offittr's

dedsio• T~dim,~ :ipprovsl of • baildillg pmnit for Rh:H'Sim A.,p:utmm1s locotff. north of Rinrside Drin, soal:b of JoJL<s Slrttt andl •.1151 of \\'iDlu Sinet (Applicatiool "io. BlD'U-0065:iE)_ Th• si t• !Ir. a mmg of :P.,filud-Use

Downtown Polmill~ District mdl a :ua,stu PlD Imel Iii<! d~ti.o:n oi Downtown l/~1J.._ TIN, appo.al wu ·filNI by Gllln Khg,sak, l.<>ri B111rl:e (np.-esm.ted. by M,ul, \\'ray) and G,,rn tt Gordo:a (n beh2lf ofUrbn. lioo II LLC}. Th City Couacil m.ay affirm, ren rse OT modi{)' Ille dedsio• of the Hn m: Oflku.

From: Al,i;ela Fass, A <Sisl:lll1 Go:mmllllify D•nlop,...nt DirKtor

Summary: To~ C"'1lll!Clil1il Devel,:,pmEnt Dep~ i.s;;u'id a bui:~ pe..'lllit LD21-00653E) for the Rn·e-· ·c1e Apartmec6 Oil- furcll 22, 2 . The pemm allim~ for meklplllW

Financial l mt:dkafions: Devd op:ment of the infill site ,vith the 34-unit apart1nent de\. elopment

,,. ill provide increa ed revenue to the City. Additionally., infill develop1uent project u e exis. ing

infrastructure more efficiently than lower den ity suburban gro"\-vth. Thi project 1 not

anticipated to have negative :financial implicati01 s to the

B:•d.:uo-.utd: M=)' of CODC<!IJ2' b"""@ll up by the App@ll:mts ,e!,i<E<l ' " 3 PJ:e\1Clll5

~,"Elopmem proJed called Pome Vecdllo" whim .,,,-as appr°"--ed by C:amicil in 200<i. The Pollle Vecchio dei.~t iJiduc!ed • ~nr.,.ti,;e map for 11 ~demial u,rii,;: and two ~tl mrits.

'Tbe projea: also mrlu.ded ~ •~ n;.e pmmt ro ollow fur imgled pmm~ on W•,:billgmc Sm.~ :llld Jones Street, modii1ka.iioos o 1lle from buili!i!lg semact, • ,--ru:ianr.e req,m· to modify the

number of paliing sp3Le5 md ID ..now mrf:aL@ p:nl,:iD~ witbio the Trudae b-er

·strtct an all ab.mdrom~ of !be right-of-way alocg Wasbin,gtoll Stre& 30d a portio:i. of J oces

LEWIS O ROCA


DEVELOPMENT CODE

Which development code applies?

New development code approved in January 2021

Building code application filed July 22, 2020 (prior to new building code)

PRIOR DEVELOPMENT CODE APPLIES

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Zoning Code Fon Size· 0 D O Share & Bookmark .. Feedback ~ Print

Annexation and Land Development Code • Download the new Annexation and Land DeveloRment Code (also known as the Zoning Code), adopted January 13,

2021 . • Download the prior version of the Code, adopted August 12, 2020.

Important Note: The new code contains a one-year phase-in period January 13 2021 - January 13 2022 During this penod applicant can se ect o use the ne code or former code. A request to be reviewed under the former code must be made when the application is submitted . Standards between the two codes cannot be combined. Applications will be reviewed wholly under the new code or the former code.

IS O ROCA


PRIOR DEVELOPMENT CODE I Reno Zonin d )

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LEWIS O ROCA


TREE PRESERVATION AND MITIGATION

AdditionsTotal Number of New Trees – 33 ▪ 21 – shown on the approved plans▪ 10 – additional trees to be planted in the

Powning District ▪ 2 – additional trees to be replaced in the fall

for locust tree removalTotal Number of New Shrubs on Approved Plans – 213

RemovalsTotal trees removed – 8 ▪ Trees Removed on Private Property – 7 ▪ Trees Removed on Public Property – 1

(required due to the sewer realignment requested by the City)

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LEWIS O ROCA


TREE PRESERVATION AND MITIGATIONI


OTHER PROJECTS BY URBAN INVESTMENTS

Before and after photosThe Hub Coffee Roasters

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LEWIS O ROCA



Before and after photos 20 Winter Street

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LEWIS O ROCA



Before and after photos 200 S. Center Street

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LEWIS O ROCA



Before and after photos 727 Riverside Drive

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LEWIS O ROCA



• 510 Nixon Ave.: 1920’s bungalow in Old SW Reno

• 596 California Ave.: 1920’s duplex in Old SW Reno

• 589/599 California Ave.: The Luella Garvey House. National Register of Historic Places (designed by Paul Revere Williams - same architect as the Lear Theatre).

• 18 & 27 Winter St.: National Register of Historic Places. Conversion to salon and retail spaces.

• 300 Nixon Ave.: 1930’s house in Old SW Reno.

• 464 S. Sierra St.: 1930’s office and apartment building designed by Fredrich DeLongchamps.• 300 California Ave: Early 1900’s apartment building

• 200 S Center St.: Former Motel “Center St. Lodge”- now 24 apartments and retailers Pine State Biscuits & Commonwealth barber shop.

• Pine Street Liquor (former): converted a liquor store into Sizzle Pie & large communal garden.• URBAN@University: mixed use project at UNR- Bike shop, Laughing Planet, Juice bar, coffee shop

converted from and old office and rooming house.

• Mural work on Center St. parking garage (flower bouquet).

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LEWIS O ROCA


TITLE TO PROPERTY FULLY VESTED IN APPLICANT

Portions of Washington Street and Jones Street abandoned by the Reno City Council by action of January 11, 2006.

Pursuant to state law, NRS 278.480(7), “upon the recordation [of the order of abandonment], title to the street or easement reverts to the abutting property owners in the approximate proportion that the property was dedicated by the abutting property owners or their predecessors in interest.”

City did not abandoned Washington Street to itself rather to 700 Riverside – recorded legal description with Order of Abandonment

No appealed with 25 days of approval

Washington Street and Lansford Park were held in common ownership with 700 Riverside prior to dedication of public streets and Lansford Park by Urban Lion II, LLC’s predecessor in interest.

Upon recordation of the 2006 Order of Abandonment, Washington Street properly reverted to 700 Riverside.

I AIP'H: l10l'Jli

DOC I 3615495 8lf29/2i,ga i~ : JD :~ ~r,

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t:::_~-------- \ \ ORDER OF ABANDON EN'f -.___ -~-~\

LDC06.{10U 6 _ --~ _ ,, POftionl ct -11if191Gn- ■r><lJont• ' i'Ml_ -.......,._

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~Efl,fAS, li po~lion !O l/l~IIO 01 lblo~~ solpublioalrael' i~-fi~ L'.1-' CitY Cletk o1 U1e O~y_otfteng lt,y ~ ~rot , woperty aburung ~ 11tffl Mhor-

d8"onbsdl ln E>dtil "A" , IOllactllld hllr- ar>!I made,a-parthi~, ilr\d / / ' I I WHERE.A.$, a tblloe of Public H'N !!'9~_lll• 1Plib ~ ~·to 11·'4'; '11d

WHEREAS, a public~ wei' held ort hl! pil~ C0IIS erlng me 1proJ)098d1

v~oalion and abandonmeru; and /' ~~, ' \ "-~ V/1-tEREA·S, on January 11•:~. w•dul)r ~• .. CQMl!dlill![tPa~ by Iha City

council al 11\e City of Rane Iha: 1h11 hacoin d'N<ribod mtl ,,,s be "8<:Slad•afu:i abanOoned.

liON, THERSFORE, IT IS \:1e~SY ORIJISRED Jr 11\e City Council of lh" City c:I Rltio

lhllt lhll ltw <:lils~Jb-trighl~ ..... ;lljd_!!l&,~hl/lebyil, vacaiedanll abwld~

~""'II to 111<(st1lu!SI Of 1h41 s~of 1N..-!1!(11, ...ii ~"'°IQ sand ,,,.,,,.,.iy ehal .-r1 and '!Ml ill

die eb~ ln~·~ /'QPOfl'fc:>'M>Ol(s). Re ... ng, .,,,;;;.,,,,,, ;; lheCilyofRenoanyand 1,appurten.onl I ' ' ' W!I~ rig~. ·, \ \ AIJSO RESER'YING THmE::F~, ,bwr, under, aero"" ard~ugn lho abandoned-,

.e b!eilkat ~lie ull l,_ endl ecoesa aa..lment for Iha ~-II Of an pobll:. u 1leg for me ~ . malll1(!menoe, repai- and ,,/~n of pul>lie uliitr la L, and 1CCM11 1hareto,

in 11111~ccabliallon pu~llc.sbm,diain faeillliM, pw 11c;, . ~ry -facil~ , IIR!wa! r &y1-'-1 fac1 i~- --- /

tT IS FURTHER-0~ D·, by th4 Cib< Co.inOil ol 1l!O Cfty of Rena, 1ha1 lhis Otar i,.,

recorded In ll'I counfy R&COl'der's ollioe, wa!ihoe ·Cecny. Nl!.'ada.

OJITIL TMIS~mcl ~ • ZCJJ7 .

LEWIS O ROCA


SUMMARY

Applicant relied upon existing Reno Municipal Code at time of application and issuance of building permit

Building permit not only meets but exceeds code requirements

No question of ownership

We respectfully request the City Council uphold the hearing examiner dismiss the appeals for standing and/or order that the Administrator did not abuse her discretion when issuing the building permit

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LEWIS O ROCA


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appeal of building permit 700 riverside drive

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