Sparks City Council Meeting 8/25/2014 2:00:00 PM

    Monday, August 25, 2014 2:00 PM
    Council Chambers, Legislative Bldg, 745 4th St., Sparks

Planning and Zoning Public Hearings and Action Items: 11.2

Title: PCN14016- Consideration of and possible approval of Resolution No. 3264, a resolution adopting a master plan amendment to change the land use designation from 4/DU/Ac to Mixed Use (MU), on a site totaling approximately 43.8 acres located at 6000 Vista Boulevard, Sparks, NV
Petitioner/Presenter: Golden Triangle, LLC/Karen L. Melby, AICP
Recommendation: The Community Services Department and Planning Commission recommends approval of PCN14016; see motion below.
Financial Impact: N/A
Business Impact (Per NRS 237):
A Business Impact Statement is not required because this is not a rule.
Agenda Item Brief: This is a request for a master plan amendment to change the land use designation from 4 dwelling units per acre to Mixed Use (MU) on three parcels totaling 43.8 acres located at 6000 Vista Boulevard.


The subject property was reviewed as part of the Kiley Ranch Northeast Golf Community Planned Development Handbook. A final handbook was reviewed in July 2003. Residential density for this approximately 44 acres was proposed to be 4 dwelling units per acre with a proposed number of units of 158. Though it was part of this Handbook, this property was never zoned NUD (New Urban District) because the property owner wanted to retain the agricultural tax exemption. The focus of the handbook was a proposed golf course which was never developed so the handbook was never final or recorded.

The neighborhood meeting for the master plan amendment was held May 15, 2014. No one attended the meeting. The Truckee Meadows Regional Planning Commission found the master plan amendment in conformance with the Regional Plan on July 23, 2014. 


Golden Triangle, LLC properties consist of three parcels totaling 43.8 acres. The properties are designated on the Sparks Land Use Plan as 4 DU/AC.  The applicant is requesting the master plan amendment to change the land use from Mixed Use (MU) in order to develop the property as a mix of residential and commercial uses.


Finding M1. The proposed Master Plan amendment would be in conformance with the Regional Plan land use/intensity designation.

The Truckee Meadows Regional Plan Goals and Policies relevant to this project are:

Goal 1.1 Between 2007 and 2030, at 99% of the region’s population growth and 99% of the region’s jobs growth will be located in the Truckee Meadows Service Areas (TMSA).

The properties are located within the City of Sparks TMSA. The MU designation could provide opportunities for jobs and / or housing.

Goal 2.3 Local governments will review and revise their master plans shall include management strategies for slopes greater than 15 percent but less than 30 percent. These strategies must ensure that:

  1. Development on such slopes will not degrade the scenic, public safety, and environmental values of the area to be developed and the region as a whole;
  2. Development on such slopes incorporates on-site and off-site mitigation measures for impacts to habitat and water quality, and for fiscal effects associated with higher-than normal costs of infrastructure, public safety facilities, and public safety services on slopes greater than 15 percent but less than 30 percent;
  3. Aquifer recharge function is protected; and
  4.  Activity comply with the terms of National Pollutant Discharge Elimination System (NPDES) permits.


The easterly portion of the site contains slopes greater than 15%. These slopes and the grading of the site will be addressed in the planned development handbook.

Goal 3.5 The Regional Plan will coordinate the master plans, facilities plans, and other similar plans of local governments and affected entities to ensure that necessary public facilities and services to support new development are or will be available and adequate at the time the impacts of new development occur (i.e. concurrency).

The property is located adjacent to Vista Boulevard, a major arterial for the Spanish Springs Valley. Utilities including gas, water, electric and sanitary sewer, are available to serve the property.

Finding M2. The Master Plan amendment would implement the goals listed within the Sparks Master Plan as listed in the staff report.

The Land Use Plan Goals and Policies in the 1991 NSSOI Master Plan update that are also relevant to this proposal include:

GOAL LU1:       To create a growth pattern which assures flexible, feasible and efficient developments and which includes natural and cultural amenities.


LU1a.    The City will support a preferred growth pattern which applies consistent and uniform standards to areas planned for similar uses.  


Allow only developments which meet the proper land use designation of the City’s Master Plan and the Regional Master Plan.

Before any development on the proposed Golden Triangle property can occur, a planned development handbook will have to be reviewed and approved by the City of Sparks.

Goal NSSOI22: Support master planned development and master development agreements.

Policy: NSSOI22A: Require developers to prepare development standards handbook for all residential, commercial and restricted industrial/business park projects which outline architectural guidelines and performance standards in accordance with the policies in this plan.

The rezoning to NUD is being proposed to be incompliance with these goals and policies. In order to develop the approximately 44 acres, a planned development standards handbook will have to be reviewed and approved to establish the standards for development within the Golden Triangle Planned Development.  

Finding M3. The Master Plan Amendment would be compatible with surrounding land uses.

The surrounding land uses and Zoning is summarized in the table below:




Land Use / Zoning




General Commercial and 8 DU/AC /  NUD (Wingfield Springs Planned Development and Kiley Ranch Northeast Golf Community Planned Development)



Open Space/ PF (Public Facility)




General Commercial, Open Space and 4 DU/Ac of Wingfield Springs Planned Development / NUD (Wingfield Springs Planned Development)




Open Space and 8 DU/Ac  / NUD (Kiley Ranch Northeast Golf Community Planned Development)


The Golden Triangle property is located along the east side of Vista Boulevard. Currently, there are no surrounding developed uses to be impacted by the development of this property. The Kiley Ranch Northeast Golf Communities Handbook was never recorded so the handbook would have to be final and recorded before any development could occur on the properties to the west. To the east is the Wingfield Springs Planned Development; however there is a substantial grade change so development on this property would not be at the same grade. Development of this property will impact traffic and Vista Boulevard and it is anticipated that development will generate enough traffic to warrant a traffic signal at the entrance of this property.

FINDING M4: Public notice was given and a public hearing held per the requirements of Nevada Revised Statutes and Sparks Municipal Code.

Public notice was given.  The Planning Commission and City Council meetings function as public hearings for this matter.  The Nevada Revised Statutes and Sparks Municipal Code public hearing requirements have been met. The Neighborhood Meeting required by NRS 278.210 was held on May 15, 2014. On July 23, 2014, the Truckee Meadows Regional Planning Commission found this master plan amendment in conformance with the Regional Plan. 


1. The City Council could remand this request back to Planning Commission with direction. 

2. The City Council could deny the cerification of the master plan amendment. 

Recommended Motion:

I move to approve Resolution No. 3264, certifying the master plan amendment associated with PCN14016, based on the Findings MP1 through MP4, and the facts supporting these findings as set forth in the staff report. 

Attached Files:
     Golden Triangle MPA Exhibits.pdf
     PCN14016 Report of Action.pdf
     CR14-005 RPC action letter.pdf
     MP Resolution PCN14016 (Golden Triangle) CC.pdf
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