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: 11.3

Title: SECOND READING, discussion and possible action on PCN14016, Bill No. 2681, an ordinance to rezone from A-40 (Agriculture) to NUD (New Urban Development), on a site totaling approximately 43.8 acres located at 6000 Vista Boulevard, Sparks, NV; and other matters properly relating thereto.
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 to rezone from A-40 (Agricultural) to NUD (New Urban Development) on a site 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 158 proposed units. 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 finalized or recorded.

The neighborhood meeting for the master plan amendment associated with this rezoning request was held May 15, 2014. No one attended the meeting. The Planning Commission reviewed and approved the master plan amendment on June 19, 2014. The master plan amendment was found in conformance with the Regional Plan by the Truckee Meadows Regional Planning Commission on July 23, 2014. 


Golden Triangle, LLC properties consist of three parcels totaling 43.8 acres. The parcels are currently zoned A-40 (Agriculture). The applicant is requesting a zone change to NUD. The NUD zoning requires the approval of a planned development handbook before any development can occur on the properties. 


The project is consistent with the City of Sparks Master Plan.

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.

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 would comply 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.  



The project is consistent with the surrounding existing land uses.

The surrounding land uses and zoning are summarized in the table below:


Land Use



General Commercial and 8 DU/AC

NUD  (Wingfield Springs 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 – never recorded)

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 property development. 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 between this property and Wingfield Springs homes. Development of this property will impact traffic and Vista Boulevard and it is anticipated that development will generate enough traffic to warrant traffic mitigation, including, possibly a traffic signal at the entrance of this property. 


Public notice was given and a public hearing held per the requirements of the Sparks Municipal Code.

Public notice was given and the Planning Commission and City Council meetings function as the public hearings for this item.

Alternatives: 1. The City Council may deny the zone change.

Recommended Motion:

I move to approve the rezoning associated with PCN14016 based on the Findings Z1 through Z3, and the facts supporting these Findings as set forth in the staff report.

Attached Files:
     Golden Triangle RZ Exhibits.pdf
     GoldenTriangle RZ Ordinance_legal.pdf
     PCN14016 RZ Report of Action.pdf
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