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DR
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EXIS
TIN
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ITE
AND
LAN
DSC
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109
.11.
2018
CIT
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A100
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P 702.522.9292F 702.541.9596
ARCHITECTURE
novusarchitecture.com
PRO
JEC
T IN
FO
09.2
1.20
18
PERMIT SET 08.20.2018
08-0
1-20
18
18-0
23.0
0
Nevada State High SchoolTenant Improvements
7530 S Longley Lane, Suite 103Reno, Nevada 89511
09.2
1.2
CO
DE
ANAL
YSIS
PAR
CEL
#:
164-
110-
03
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470
BUIL
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2014
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:43
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NO
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AL T
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015.
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LES
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1, 1
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AVEL
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ON
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/A(IB
C C
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TER
17)
I.E.C
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NC
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T R
EQU
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(IEB
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11.1
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0 C
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LESS
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PRO
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THIS
PR
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LVES
AN
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G W
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THE
EXIS
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E W
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OT
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MF3
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VICINITY MAP - ZONING MAP N
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PROJECT NO.
REVIEWED BY
DATE ISSUED
DRAWN BY SCALE8 E . C h a r l e s t o n B o u l e v a r dL a s V e g a s , N e v a d a 8 9 1 0 4
P 702.522.9292F 702.541.9596
A R C H I T E C T U R E
n o v u s a r c h i t e c t u r e . c o m
M-1
VICINITY- ZONINGMAPJACJAC
09.26.201818-023.00
NONENevada State High SchoolTenant Improvements
7530 Longley Lane, Suite 103Reno, Nevada 89511
CO
NSU
LTAN
T
DR
AWIN
G N
O.
REV
ISIO
NS
DR
AWN
BY
REV
IEW
ED B
Y
DAT
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PRO
JEC
T N
O.
DR
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G N
AME
PRO
JEC
T
PRO
FESS
ION
AL S
TAM
P4
P 702.522.9292F 702.541.9596
ARCHITECTURE
novusarchitecture.com
PRO
JEC
T IN
FO
09.2
1.20
18
PERMIT SET 08.20.2018
08-0
1-20
18
18-0
23.0
0
Nevada State High SchoolTenant Improvements
7530 S Longley Lane, Suite 103Reno, Nevada 89511
09.2
1.2
DR
EJC
DIS
PLAY
MAP
109
.11.
2018
CIT
Y C
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MEN
TS
A100
.02
SOUTH VIRIGNIA STREET
EAST PATRIOT BLVD
N
DIS
PLAY
MAP
LONG
LEY
LANE
THIS
PR
OJE
CT
CO
NSU
LTAN
T
DR
AWIN
G N
O.
REV
ISIO
NS
DR
AWN
BY
REV
IEW
ED B
Y
DAT
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PRO
JEC
T N
O.
DR
AWIN
G N
AME
PRO
JEC
T
PRO
FESS
ION
AL S
TAM
P4
P 702.522.9292F 702.541.9596
ARCHITECTURE
novusarchitecture.com
PRO
JEC
T IN
FO
09.2
1.20
18
PERMIT SET 08.20.2018
08-0
1-20
18
18-0
23.0
0
Nevada State High SchoolTenant Improvements
7530 S Longley Lane, Suite 103Reno, Nevada 89511
09.2
1.2
DR
EJC
DIS
PLAY
MAP
109
.11.
2018
CIT
Y C
OM
MEN
TS
A100
.02
SOUTH VIRIGNIA STREET
EAST PATRIOT BLVD
N
DIS
PLAY
MAP
LONG
LEY
LANE
THIS
PR
OJE
CT
CFA, Inc. • 1150 Corporate Boulevard, Reno, NV 89502 • phone 775.856.1150 • fax 775.856.1160 • www.cfareno.com
ENGINEERS • LAND SURVEYORS PLANNERS • LANDSCAPE ARCHITECTS
June 20, 2018
VIA E-MAIL: [email protected]
Southwest Galleria, LLC
c/o Kevin Sigstad
5476 Reno Corporate Drive
Reno, NV 89511
RE: PARKING ANALYSIS FOR 7520-7530 LONGLEY LANE
Dear Kevin,
This letter has been prepared to provide an analysis of the parking demands based on the existing tenants and
proposed tenant uses as the properties located at 7520 and 7530 Longley Lane (APN’s 164-110-03 & 04). Both
parcels are owned by Southwest Galleria, LLC and the parcels have been developed as a cohesive commercial
center with two buildings and a common access point off Longley Lane and driveway access along the south side of
the property that serves all of the parcels originally subdivided as the SJ Ranch Subdivision – Unit 4, recorded under
Subdivision Map #3235 in the Washoe County Recorder’s Office. The parcels are zoned Mixed Use – South Virginia
TOD and are located within the secondary corridor boundaries. The two parcels contain a mix of uses which operate
at various times during the day and various days of the week (in some cases).
The existing commercial development at 7520 Longley Lane provides 20 parking spaces adjacent to Longley Lane
and 3 additional parallel parking spaces in a parking cut out behind the building for a total of 23 spaces. The
commercial development on 7530 Longley Lane provides 36 parking spaces. The total number of parking spaces
provided for the two commonly owned commercial buildings is 59. An aerial based exhibit is provided on the following
page showing the location of the parking at 7520 and 7530 Longley Lane.
Two units are currently vacant at 7530 Longley land, Units 103 and 106. Unit 103 (a 1,260 s.f. space) is anticipated
to house Nevada State High School, which plans to provide study skill classes to students who will attend twice per
week on either Monday and Wednesday or Tuesday and Thursday. Each class can hold a maximum of 24 students
and runs for 2 hours with four classes offered each of the opened days (Monday – Thursday) one full time and one
part time staff member will also be at the class. Operation hours are proposed to run from 7:30 am to 4:00 pm with a
2-hour class session offered every 2.5 hours.
Page 2 of 5
Page 3 of 5
Unit 106 is a 2,169 s.f. space that is to house the Growler Guys. This space is currently being prepared for the business with tenant improvements. This parking analysis will review the parking demands for the existing tenants, plus the demand associated with these two new uses.
Following are parking calculations using the standard City of Reno parking ratios from RMC Section 18.12.1102.
Additionally, an alternative parking demand is calculated using APA parking standards. RMC Section 18.12.1102,
provides the administrator the allowance to permit alternate parking rates or adjustments when a report based on the
Institute of Transportation Engineers (ITE) Manual, or another nationally accepted authority is submitted which
substantiates/validates the use of a different standard. The APA parking standards have been historically acceptable
for an alternative parking demand calculation in the City of Reno.
PARKING TABLES FOR 7520 & 7530 LONGLEY LANE
RMC Parking Ratio’s
Address/
Unit # Tenant
Building
Sq. Ft. RMC Use
Parking
Ratio
Required
Parking
Provided
Parking
7520 -
101
ZMA Kung
Fu 2,774
General Personal
Service 220 12.6
7520 -
102
Adam and
Eve 3,100 Retail 220 14.1
7520 –
104
Sage Dental
Care 1,531 Office, Medical 165 9.3
7530 –
101
Fumare
Cigars
2,505 Retail 220 11.4
7530 –
103
Nevada
State H.S.
(Proposed)
1,260 Private H.S. 1/1.5
Students 16
7530 –
104
Board and
Brush 1,260
General Personal
Service 220 5.7
7530 –
105
Ashley &
Vance
Engineering
2,200 Office, Professional 275 8
7530 -
106
Growler
Guys
(In T.I.’s)
2,169 Lounge 110 19.7
TOTAL 96.8 or 97 59
Page 4 of 5
APA Parking Ratio’s
Address/
Unit # Tenant
Building
Sq. Ft.
APA
Generation
Parking
Ratio
Required
Parking
Provided
Parking
7520 -
101 ZMA Kung Fu 2,774
Martial Arts -
Minimum of 1
per 300 GFA
(Jefferson
County, KY)
300 9.2
7520 -
102 Adam and Eve 3,100
Retail -
1 space for
every 300 GFA
(Thomasville,
GA)
300 10.1
7520 –
104
Sage Dental
Care 1,531
Dental Office –
1 space per 250
GFA (State
College, PA)
250 5.1
7530 –
101
Fumare Cigars
2,505
1 space for
every 300 GFA
(Thomasville,
GA)
300 8.4
7530 –
103
Nevada State
H.S.
(Proposed)
1,260
1 space per 2
FTE’s, plus 1
space per 5
students
(Madison, WI)
1.5 FTE’s
and 24
students,
max at any
one time.
7
7530 –
104
Board and
Brush 1,260
1 space for
every 1,000 SF
(Cambridge,
Mass)
1,000 1.3
7530 –
105
Ashley &
Vance
Engineering
2,200
1/300 GFA
(Henderson,
NV)
300 7.3
7530 -
106
Growler Guys
(In T.I.’s) 2,169
1/150 GFA (Des
Moines, IA) 150 14.5
TOTAL 62.9 or 63 59
The above calculations using the City of Reno code parking ratios and the alternative (APA) parking standards show
that the site is considered to be under parked by 38 spaces using the City of Reno parking ratios, but only 4 spaces
under parked using the APA parking standard alternative. These parking demand estimates assume that all of the
Page 5 of 5
C:\Users\dsnelgrove.CFA\Desktop\2018 Longley Parking Analysis Letter.docx
shop spaces are filled with the uses identified in the tables above, and that all of the uses are open at the same time
of day.
As noted at the beginning of this analysis, the uses (existing and proposed) operate at various times of the day and in
some cases, only operate a few days per week. Given the variation in operational times and days, it is appropriate to
consider this site for joint use parking, as allowed under RMC 18.12.1103. A copy of the joint use parking analysis
for the site is provided as Attachment A with this letter. This joint use parking analysis provides a review of each day
of the week and identifies that there is no parking deficiency at any time of any day using the City of Reno Code
parking ratios. Only the standard City of Reno code parking ratios were used in this joint use parking analysis
because it is demonstrated that there is not a parking deficiency when the site is analyzed in this manner.
SUMMARY
Using just the standard city of Reno parking ratios, the commercial uses (existing and proposed) parking
requirements appear to not be met. Using the alternative APA parking standards, as allowed per City of Reno code,
the apparent parking deficiency is significantly improved, but the site is still slightly under parked (4 spaces deficient).
However, when the site is analyzed using the joint parking analysis criteria provided in the R.M.C., the site does meet
the parking needs for the existing and proposed uses. It is believed that the use of the joint use parking standards
should be allowed based upon the fact that the uses that are existing and proposed in the commercial buildings at
7520 and 7530 Longley lane have highly varied operation hours (and days for some uses) and considering the site
as needing full parking at all times of the day is not accurate to how the site currently functions and will continue to
function.
It should be noted that a joint parking analysis was only prepared using the City of Reno parking standard ratios, not
using the alternative APA parking standards. If the joint use analysis were to be prepared using the alternative APA
parking standards, the site would be shown to have a significant number of extra parking spaces over the calculated
requirement.
Given the provided analysis and use of the joint use parking standards, it is believed that the proposed uses should
be determined to be acceptable relative to the parking demands created and this analysis should be accepted.
Feel free to call or e-mail me if you have any questions regarding this analysis of parking at 7520 and 7530 relative to
the existing and proposed/future uses.
Sincerely,
R. David Snelgrove, AICP
Planning & Right-of-Way Manager
Attachment A
R.M.C. Joint Use Parking, per Section 18.12.1103(c)(1)Calculated using the City of Reno standard parking ratios
Monday
Name Use
Parking
Required
6am - 12 noon 12 noon - 1pm 1pm - 4pm 4pm - 6pm 6pm - 8pm 8pm - 12am
Sage Dental Office 9 0.00 0.00 0.00 0.00 0.00 0.00
Nevada State H.S. Office 16 16.00 14.40 15.52 0.00 0.00 0.00
Engineering Office 8 8.00 7.20 7.76 3.76 0.00 0.00
Adam & Eve Retail 14 13.58 14.00 13.58 11.48 12.46 8.54
Fumare Retail 11 10.67 11.00 10.67 9.02 9.79 0.00
ZMA Kung Fu Retail 13 0.00 0.00 12.61 10.66 11.57 7.93
Board Brush Retail 6 0.00 0.00 0.00 0.00 0.00 0.00
Growler Guys Restaurant 20 0.00 0.00 0.00 18.00 20.00 20.00
Total 97 32 32 45 53 54 36
Spaces Provided 59 -27 -27 -14 -6 -5 -23
Tuesday
Name Use
Parking
Required
6am - 12 noon 12 noon - 1pm 1pm - 4pm 4pm - 6pm 6pm - 8pm 8pm - 12am
Sage Dental Office 9 0.00 0.00 0.00 0.00 0.00 0.00
Nevada State H.S. Office 16 16.00 14.40 15.52 0.00 0.00 0.00
Engineering Office 8 8.00 7.20 7.76 3.76 0.00 0.00
Adam & Eve Retail 14 13.58 14.00 13.58 11.48 12.46 8.54
Fumare Retail 11 10.67 11.00 10.67 9.02 9.79 0.00
ZMA Kung Fu Retail 13 12.61 0.00 12.61 10.66 11.57 0.00
Board Brush Retail 6 0.00 0.00 0.00 0.00 0.00 0.00
Growler Guys Restaurant 20 0.00 0.00 0.00 18.00 20.00 20.00
Total 97 45 32 45 53 54 29
Joint Use Parking 59 -14 -27 -14 -6 -5 -30
0 required parking spaces in a slot are indicative of the business
being closed during that time period
0 required parking spaces in a slot are indicative of the business
being closed during that time period
Wednesday
Name Use
Parking
Required
6am - 12 noon 12 noon - 1pm 1pm - 4pm 4pm - 6pm 6pm - 8pm 8pm - 12am
Sage Dental Office 9 9.00 8.10 8.73 0.00 0.00 0.00
Nevada State H.S. Office 16 16.00 14.40 15.52 0.00 0.00 0.00
Engineering Office 8 8.00 7.20 7.76 3.76 0.00 0.00
Adam & Eve Retail 14 13.58 14.00 13.58 11.48 12.46 8.54
Fumare Retail 11 10.67 11.00 10.67 9.02 9.79 0.00
ZMA Kung Fu Retail 13 0.00 0.00 12.61 10.66 11.57 7.93
Board Brush Retail 6 0.00 0.00 0.00 0.00 0.00 0.00
Growler Guys Restaurant 20 0.00 0.00 0.00 18.00 20.00 20.00
Total 97 32 32 45 53 54 36
Joint Use Parking 59 -27 -27 -14 -6 -5 -23
Thursday
Name Use
Parking
Required
6am - 12 noon 12 noon - 1pm 1pm - 4pm 4pm - 6pm 6pm - 8pm 8pm - 12am
Sage Dental Office 9 9.00 8.10 8.73 0.00 0.00 0.00
Nevada State H.S. Office 16 16.00 14.40 15.52 0.00 0.00 0.00
Engineering Office 8 8.00 7.20 7.76 3.76 0.00 0.00
Adam & Eve Retail 14 13.58 14.00 13.58 11.48 12.46 8.54
Fumare Retail 11 10.67 11.00 10.67 9.02 9.79 0.00
ZMA Kung Fu Retail 13 12.61 0.00 12.61 10.66 11.57 7.93
Board Brush Retail 6 0.00 0.00 0.00 4.92 5.34 3.66
Growler Guys Restaurant 20 0.00 0.00 0.00 18.00 20.00 20.00
Total 97 45 32 45 58 59 40
Joint Use Parking 59 -14 -27 -14 -1 0 -19
0 required parking spaces in a slot are indicative of the business
being closed during that time period
0 required parking spaces in a slot are indicative of the business
being closed during that time period
Friday
Name Use
Parking
Required
6am - 12 noon 12 noon - 1pm 1pm - 4pm 4pm - 6pm 6pm - 8pm 8pm - 12am
Sage Dental Office 9 9.00 8.10 8.73 0.00 0.00 0.00
Nevada State H.S. Office 16 0.00 0.00 0.00 0.00 0.00 0.00
Engineering Office 8 8.00 7.20 7.76 3.76 0.00 0.00
Adam & Eve Retail 14 13.58 14.00 13.58 11.48 12.46 8.54
Fumare Retail 11 10.67 11.00 10.67 9.02 9.79 0.00
ZMA Kung Fu Retail 13 0.00 0.00 12.61 10.66 11.57 7.93
Board Brush Retail 6 0.00 0.00 0.00 4.92 5.34 3.66
Growler Guys Restaurant 20 0.00 0.00 0.00 18.00 20.00 20.00
Total 97 32 32 45 58 59 40
Joint Use Parking 59 -27 -27 -14 -1 0 -19
Saturday
Name Use
Parking
Required
6am - 12 noon 12 noon - 1pm 1pm - 4pm 4pm - 6pm 6pm - 8pm 8pm - 12am
Sage Dental Office 9 0.00 0.00 0.00 0.00 0.00 0.00
Nevada State H.S. Office 16 0.00 0.00 0.00 0.00 0.00 0.00
Engineering Office 8 0.00 0.00 0.00 0.00 0.00 0.00
Adam & Eve Retail 14 13.58 14.00 13.58 11.48 12.46 8.54
Fumare Retail 11 10.67 11.00 10.67 9.02 9.79 0.00
ZMA Kung Fu Retail 13 12.61 0.00 0.00 0.00 0.00 0.00
Board Brush Retail 6 0.00 0.00 0.00 4.92 5.34 3.66
Growler Guys Restaurant 20 0.00 0.00 0.00 18.00 20.00 20.00
Total 97 37 25 24 43 48 32
Joint Use Parking 59 -22 -34 -35 -16 -11 -27
0 required parking spaces in a slot are indicative of the business
being closed during that time period
0 required parking spaces in a slot are indicative of the business
being closed during that time period
Sunday
Name Use
Parking
Required
12 noon - 1pm 1pm - 4pm 4pm - 6pm 6pm - 8pm 8pm - 12am
Sage Dental Office 9 6am - 12 noon 0.00 0.00 0.00 0.00 0.00
Nevada State H.S. Office 16 0.00 0.00 0.00 0.00 0.00 0.00
Engineering Office 8 0.00 0.00 0.00 0.00 0.00 0.00
Adam & Eve Retail 14 0.00 14.00 13.58 11.48 12.46 8.54
Fumare Retail 11 13.58 11.00 10.67 9.02 9.79 0.00
ZMA Kung Fu Retail 13 10.67 13.00 12.61 10.66 11.57 7.93
Board Brush Retail 6 12.61 6.00 5.82 4.92 0.00 3.66
Growler Guys Restaurant 20 0.00 0.00 0.00 18.00 20.00 20.00
Total 97 37 44 43 54 54 40
Joint Use Parking 59 -19 -15 -16 -5 -5 -19
NEVADA STATE HIGH SCHOOL
SIGNAGE2
48" DIAMETER LOGO12" HIGH LETTERS
10" HIGH LETTERS
PROJECT NO.
REVIEWED BY
DATE ISSUED
DRAWN BY SCALE8 E . C h a r l e s t o n B o u l e v a r dL a s V e g a s , N e v a d a 8 9 1 0 4
P 702.522.9292F 702.541.9596
A R C H I T E C T U R E
n o v u s a r c h i t e c t u r e . c o m
S-1
SIGNAGE
JACJAC
09.26.201818-023.00
NONENevada State High SchoolTenant Improvements
7530 Longley Lane, Suite 103Reno, Nevada 89511
