On  March 18, 2004, the Planning Commission approved a Master Plan Amendment to amend the land use designation from Open Space(OS), 3 dwelling units per acres (3 du/ac),  4 dwelling units per acres (4 du/ac), 10 dwelling units per acres (10 du/ac); General Commercial (GC), Business Park (BP), and School/Park to Low-Medium Residential (LMR 5.0 - 7.9 DU/AC), Medium Residential (MR 6.0 - 11.9 DU/AC), Medium-High Residential (MHR 12.0 - 17.9 DU/AC), High Residential (HR 15.0 - 23.9 DU/AC), Community Commercial (CC), Neighborhood Commercial (NC), Arterial Commercial (AC), Village Center (VC), Office/Business Park (OBP), Business Park (BP), School/Park, Public/Institutional (PI), Neighborhood Park (NP) and Open Space (OS).

On October 18, 2004, the City Council tentatively approved the Development Standards Handbook for Kiley Ranch North.  On January 12, 2005, the Regional Planning Commission found the project in conformance with the Regional Plan and approved a project of regional significance.

The final handbook for Kiley Ranch North Phase 6 Planned Development was approved by City Council on May 12, 2014 and recorded on July 15, 2014. This is the first tentative map to be reviewed in this phase. 

The Planning Commission review this tentative map was on November 6, 2014 and recommends approval. 

Pursuant to Nevada state law, when a parcel is divided into 5 or more parcels a Tentative Map entitlement shall be required.  In this case, the applicant is requesting to divide the approximately 33 acre site into 147-lot single family residential lots.  The tentative map encompasses Village 37C of Kiley Ranch North Planned Development. The proposed gross density is 4.5 dwelling units/acre which is at the low end of the range for LMR (4 – 7.9 dwelling units/acre).

The Kiley Ranch North planned development handbook requires lots of a minimum lot size of 3,000 square feet. The proposed lots range from 6,000 square to 13,702 square feet, averaging 7,068 square feet. The conceptual lot site plan complies with the setbacks in the planned development handbook, as discussed below.

The Kiley Ranch North Planned Development Land Use Map has always designated Village 37C in Phase 6 of Kiley Ranch North as Low Medium Residential development. The proposed tentative map is compatible with the densities of adjacent residential development to the east (Pioneer Meadows). 

Consistent with the handbook, homes in Village 37C have been designed with 15 foot front yard setbacks (20 feet to garage), 5 foot side yard setbacks on interior lots, 10 foot side yard setbacks on corner lots and 15 foot rear yard setbacks.

In the Phase 6 Kiley Ranch North Planned Development Handbook, the regional trail is supposed to be constructed along the eastern boundary of Village 37. The plans do not show the regional trail because it is to be re-located in the area that is anticipated to be incorporated into the Phase 6 handbook. The tentative map shows a connection to the regional trail between lots 22 and 23.  To insure that the regional trail is constructed in conjunction with the development of the subdivision, staff has added a condition. Pathway materials/treatment will be finalized with the final open space improvement plans as conditioned in this Staff Report. 

Pedestrian circulation within Village 37C will consist of 5 foot wide sidewalks on both sides of the collector street (Kiley Parkway).  These external sidewalks will connect to the interior 4 foot wide village sidewalks which will line both sides of the residential streets.  Sidewalks within the project will provide pedestrian access to the Regional Trail located between lots 22 and 23. 

The primary entrance into Village 37C will be via Kiley Parkway, which will be extended to the project site up to Windmill Farms Parkway.  This road has been designed with a number of local streets branching off of it to encourage the highest degree of access possible.  The applicant has provided emergency access to the site via a temporary extension of Kiley Parkway and by connecting Windmill Farms Parkway to June Bug Drive.  Kiley Parkway has been designated as a 52 foot right-of-way, two lane collector with, on the east side, a 12 foot travel lane which includes a five foot bike lane and a 19 foot lane on the west side of the 14 foot landscape median.  Additionally, there is a 15 foot wide common area which will include a 5 foot sidewalk to be maintained by the Landscape Maintenance Association. 

The residential streets within Village 37C are designed with a 56 foot right-of-way to accommodate two 11 foot travel lanes plus on-street parking on both sides of the street.  In addition, there will be 4 foot sidewalks on both sides of the street and a five foot of public utility easement which will be landscaped within the right-of-way. This area is to be maintained by the adjacent lot owner.   

All fencing associated with Village 37C will be provided in accordance with the Kiley Ranch North Planned Development Handbook.  Decorative fencing will be placed along Kiley Parkway.  This fencing is proposed to be 6 foot solid slump stone wall or stone pilasters with redwood or cedar fencing between the pilasters. The final plans for the fencing will be reviewed and approved with the final map.        

Village 37C development will be served by the Truckee Meadows Water Authority for water services, the City of Sparks for sewer services and NV Energy for gas and electrical services.  The developer will be required to dedicate sufficient water rights to serve the estimated water demand of 59.59 acre feet for this project.  Sanitary sewer service will be provided by the City of Sparks with treatment by the Truckee Meadows Wastewater Reclamation Facility.  The project is anticipated to generate an average sewage flow rate of 154,350 gallons per day.  Gas, electric, telephone, and cable services will extend underground within the roadway right-of-way to serve this phase of development. 

The City of Sparks Fire Department will provide fire protection to the Kiley Ranch North planned development.  The property is currently located outside of the 6 minute response area for Fire Station #4 and therefore all homes within Village 37C will be required to install fire sprinklers until such time as a new fire station is constructed or response routes are revised to reduce response times.  Police protection will be provided by the City of Sparks Police Department. 

Residences within Village 37C are currently zoned for Hall Elementary School, Shaw Middle School, and Spanish Springs High School.  Based on calculations provided by the school district, Village 37C development will most likely generate approximately 70 students for the Washoe County School District. It is projected that there will be 41 elementary school students, 9 middle school students and 20 high school students. Spanish Springs High School is over capacity. The school district states that they need a middle school site in Spanish Springs and most likely a high school site in the medium term.      

For the conditions refer to the attached conditons of approval document.      

Tentative Map Findings

FINDING T1:

The request conforms to the Master Plan and zoning ordinances.

RELATIONSHIP TO THE MASTER PLAN

1. The respective development is located within an area that has a Master Plan Land Use designation of Low Medium Residential (4 – 7.9 dwelling units per acre)
2. The Land Use Plan Goals and Policies in the 2002 Master Plan update that are relevant to this proposal include:

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

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

“Policy LU1c:    The City will approve development plans which address conditions unique to the developing area to minimize impacts to adjacent properties and assure protection of natural and cultural resources.”

ACTION STRATEGIES

1. Apply appropriate sections of the City’s Municipal Code to all development proposals.

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

3. Review all projects in relation to their geographic location, impacts to adjacent communities, fiscal impact and mitigation measure to protect natural and cultural resources.  Apply specific conditions of approval tailored for each development proposal.

The land use designations associated with this tentative map were assigned to the proposed site when the Kiley Ranch North Planned Development Handbook was approved. The Kiley Ranch Planned Development incorporates a mix of residential densities.

FINDING T2:

General conformity with the City's master plan of streets and highways has been considered.

This subdivision is generally located in the eastern central section of Kiley Ranch North Planned Development just west of the Kiley Conservancy Wetlands. The proposed development will extend the existing roadways, specifically Kiley Parkway.  As a part of this phase of development, Kiley Parkway will be constructed as the primary access into the development. Windmill Farms Parkway will need to be constructed in order to provide a secondary access out of the subdivision. June Bug Drive will connect to Windmill Farms Parkway.  Conformity with the City’s master plan of streets and highways has been considered.

FINDING T3:

Environmental and health laws and regulations concerning water and air pollution, the disposal of solid waste, facilities to supply water, community or public sewage disposal and, where applicable, individual systems for sewage disposal were considered.

This application was distributed to municipal agencies that deal with environmental and health laws.  The developer shall comply with the requirements of these agencies including but not limited to addressing the concerns of the Washoe County District Health Department as stated in the letter from Chris Anderson dated October 9, 2014 which has been attached to this Staff Report. 

The tentative map utilities plan shows open storm drainage ditches. Staff is requiring the utility plans of the final map to have the storm drainage be piped within the street system to the wetlands (no open ditches are permitted).         

FINDING T4:

The availability of water which meets applicable health standards and is sufficient in quantity for the reasonably foreseeable needs of the subdivision has been considered.

The proposal has estimated the water requirement for the development at 59.59 acre feet per year for domestic water.  A Condition of Approval requires dedication of sufficient water rights prior to the recordation of a final map.

FINDING T5:

The availability and accessibility of utilities has been considered.

The proposal has estimated the sewage flows for the development to be 154,350 gallons per day.  The applicant will be required to provide evidence that there is adequate sewer capacity to serve the project prior to the recordation of a final map.  The storm water and drainage plan for the development shall be reviewed and approved by Engineering Division of the Community Services Department prior to the recordation of the final map for the project as required by the conditions of approval attached to this Staff Report.

FINDING T6:

The availability and accessibility of public services such as schools, police protection, transportation, recreation and parks has been considered.

SCHOOLS

This project will be zoned for Hall Elementary, Shaw Middle School, and Spanish Springs High School.  It should also be noted that a 10 acre school site exists within the Kiley Ranch North project which the Washoe County School District may choose to develop as a school site in the future if one is needed to serve this project.  Washoe County School District has identified the immediate need for a new middle school. However, the 10 acre site is not large enough to accommodate a middle school.

POLICE PROTECTION

Service will be provided by the Sparks Police Department.

TRANSPORTATION

The Regional Transportation Commission (RTC) has reviewed this project and had the opportunity to comment.  Attached to this Staff Report is their letter regarding this project.  This project will contribute to the Regional Road Impact Fee program, a program designed to provide funding for roadway improvements to maintain an adopted level of service.

PARKS AND RECREATION

Kiley Ranch North incorporates regional trail along the eastern edge of this village.  There is a condition added to the tentative map requiring the timing of construction of the regional trail be addressed prior to recording the final map for this subdivision.

FIRE 

Service will be provided by the Sparks Fire Department. Refer to the discussion above.

FINDING T7:

The effect of the proposed subdivision on existing public streets and the need for new streets or highways to serve the subdivision has been considered.

It is anticipated that this village will generate 1,404 average daily trips with a PM peak hour of 149 trips. When the tentative plans for Kiley Ranch North were reviewed, there was a traffic analysis prepared. This tentative map does not change the traffic patterns or estimated trip generation as presented in the original traffic analysis.

FINDING T8:

The physical characteristics of the land such as flood plain, slope and soil has been considered.

FLOOD PLAIN

The project site is generally flat and located within FEMA Flood Zone X which is not subject to flooding.

SLOPE

The project does not meet the threshold requirements of the Hillside Development Ordinance as the site is relatively flat with slopes of less than 10% over the entire site.

SOIL

A final report will be required prior to the issuance of a building permit.  Any recommendations from that report shall be incorporated into the design for the building permits.

FINDING T9

The recommendations and comments of those entities reviewing the tentative map pursuant to NRS 278.330 to 278.348, inclusive, have been considered.

District Health Department

Washoe County School District

Regional Transportation Commission

Truckee Meadows Water Authority

FINDING T10

The availability and accessibility of fire protection, including, but not limited to, the availability and accessibility of water and services for the prevention and containment of fires, including fires in wild lands has been considered.

Service will be provided by the Sparks Fire Department. There has been a condition added addressing fire protection.

FINDING T11:

The application, as submitted and conditioned, will address identified impacts.

This section identifies project specific issues not discussed above such as:

Landscaping:

The developer shall provide the final landscaping plans for the project including entrance landscaping, landscaping along the collector street, open space areas and internal landscape plan for the areas from the back of curb to the front of sidewalk (street improvements), and back of sidewalk to the property line (site improvements), to be reviewed and approved by the Administrator of the Community Services Department prior to the recordation of a final map for this village.  The landscaping associated with the collector street improvements and site improvements shall be installed prior to the issuance of the first Certificate of Occupancy for the village.  The final landscaping plans for the entrance into the village shall be approved with the final map and installed prior to the issuance of the first Certificate of Occupancy for the village. All internal landscaping shall be completed prior to the issuance of the final building permit for this village.  The landscaping shall be installed and maintained in good repair throughout the life of the project.

Architecture:

The preliminary elevations provided with the tentative map application appear to comply with the intent of the architectural standards in the Kiley Ranch North Planned Development Handbook. Final elevations for the homes in Village 37C will be reviewed and approved prior to issuance of the first building permit. It is anticipated that size range of homes will be from 1,200 square feet to 3,000 square feet. The architectural style must comply with the Kiley Ranch North Phase 6 Final Planned Development Handbook.

Kiley Parkway Improvements:

The developer shall be responsible for improvements on Kiley Parkway to the approval of the Engineering Division of the Community Services Department and RTC.  The roadway capacity improvement plans shall be approved prior to the recordation of the final map and construction shall be complete prior to issuance of the first Certificate of Occupancy for a house in Village 37C.

Regional Trail Construction:

Plans and timing for the construction and landscaping of the Regional Trail shall be submitted and approved at the same time the Final Map for Village 37C is submitted to the City of Sparks.

Pathway Construction:

The connection to the Regional Trail shall be constructed along with the adjacent residential development (Lots 22 and 23).  Plans for the construction and landscaping of the Pathway trail system shall be submitted for review and approval with the Final Map.

Open Space Improvements:

All Open Space improvements within the Village 37C development area shall be completed in conjunction with the development and shall meet the requirements of the Kiley Ranch North Planned Development Handbook.  All Open Space areas shall be maintained by the Landscape Maintenance Association throughout the life of the project.  

FINDING T12:

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

The Planning Commission and the City Council meetings function as the hearings for this item.

The City Council could deny the tentative map request.

I move to approve the Tentative Map associated with PCN14046 adopting Findings T1 through T12 and the facts supporting these Findings as set forth in the staff report and subject to the Conditions of Approval 1 through 23 as listed in the staff report.