The Kiley Ranch North Planned Development Phase 6 Handbook covers 146.68 acres located at the northeast corner of Kiley Parkway and Henry Orr Parkway.

 The City Council approved a final handbook for Phase 6 of the Kiley Ranch North Planned Development on May 12, 2014. On August 8, 2016, the City Council approved a second amendment to the final handbook which included adding 38 acres to the planned development, a community park site, open space and changes to the development standards to comply with the tentative Kiley Ranch North Planned Development Handbook. 

On September 15, 2016, the Planning Commission reviewed this project and recommends that the City Council approve the tentative map for Villages 37A, 37B and 43. 

The applicant is requesting a tentative map consisting of three villages located within Phase 6 of the Kiley Ranch North Planned Development. The total number of units is 394. The following table summarizes the three villages.

 The primary access to the project area is via roads that intersect with Kiley Parkway and Henry Orr Parkway. The proposed road network conforms to the approved Kiley Ranch North Phase 6 Planned Development. These roads are designed to handle traffic generated by this project. 

Tentative Map Findings

FINDING T1:

The request conforms to the Master Plan and zoning ordinances.

RELATIONSHIP TO THE MASTER PLAN

The Land Use Plan Goals and Policies 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.

POLICIES

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

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

LU5a:  The City will encourage land uses and development which maintains a balance of population, housing and employment within urban and emerging growth areas.

LU5b: The City will support sustainable economic development for future non-residential development.

The Kiley Ranch North Planned Development master plan has been adopted as part of the Sparks Master Plan.  The proposed subdivisions have proposed densities consistent with the approved master plan land use designations of a final planned development handbook, as illustrated in the table above.

FINDING T2:

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

The tentative map incorporates the street designs as shown in the Kiley Ranch North Planned Development Phase 6 Handbook. The project requires the extension of Kiley Ranch Parkway to access the project area.

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 provide basic services and administrate environmental and health laws.  The developer shall comply with the requirements of these as specified in the Conditions of Approval attached to this Staff Report. 

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 developer has estimated the water requirement for the development at 92.4 acre feet per year for domestic water.  The water rights needed to serve the project are in place or will be dedicated with the final map.  

FINDING T5:

The availability and accessibility of utilities has been considered.

The developer has estimated the sewage flows for the development to be 384,150 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 area is currently zoned for Hall Elementary School, Shaw Middle School, and Spanish Springs High School.  Based on calculations provided by Washoe County School District, the project could generate approximately 188 students (109 elementary school students, 25 middle school student and 54 high school students).  Hall Elementary has one portable building in use to address overcrowding. Shaw Middle School has two portable buildings in use to provide temporary space for an additional 100 students. Spanish Springs High School has five portable units (10 classrooms) in place to provide temporary space for 250 additional students.           

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 regional roads.

FIRE 

Service will be provided by the Sparks Fire Department.  At this time, the project site is located outside the 6-minute response time for the Sparks Fire Department but  is located within a six minute response time from Truckee Meadows Fire Protection Station 17 of which the City has an automatic aid to serve this area so the houses will not have to have fire sprinklers installed.

Utilities

NV Energy will provide for electrical services and Paiute Pipeline Company will provide for gas services. Electric, telephone, and cable services will be extended underground within the roadway right-of-way to serve this phase of development. 

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 the project will generate 3,763 average daily trips with a PM peak hour of 398 trips. Traffic impacts from this project have been considered with the review and approval of the Tentative Planned Development Handbook for Kiley Ranch North and Phase 6 Final Handbook. This tentative map does not change the traffic patterns or generate average trips exceeding the current capacity of the existing and planned streets.

FINDING T8:

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

FLOOD PLAIN

The property is located within FEMA Zone X and a small portion of the eastern border of the site is located within Zone A. Based on the Preliminary Hydrology Report submitted with the tentative map, the project will not be adversely effected by the floodplain nor will it affect properties downstream. The development has been designed in accordance with the appropriate standards, and is in compliance with previous studies.

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 5% over the entire site.

SOIL

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

The City has received comment letters from the following agencies and are attached to this staff report:

• District Health Department
• Washoe County School District
• Regional Transportation Commission
• Truckee Meadows Water Authority
• Nevada Division of Environmental Protection

These agencies’ comments and recommendations are attached to this staff report, have been considered and, as approiate, addressed in the Conditions of Approval.

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. Refer to comments above under Finding T6.

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 Kiley Ranch North Planned Development Phase 6 Handbook guides the overall development including landscaping for the entrances to the subdivisions, fencing and lighting. The tentative map includes conceptual plans for the common areas, pedestrian access and preliminary landscape plans along the streets. There are also plans for the typical front yard landscape design. Common areas will be maintained by the Landscape Maintenance Area. The tentative map provides links to the regional trail which will be located on the southern and eastern side of the site.  A condition on the tentative map requires that final landscape plans be submitted with the final map and approved prior to recordation of the final map. 

Architecture:

This project will consist entirely of single family homes. It is anticipated that the homes will range in size form 1,200 square feet to 3,000 square feet. The architectural style must comply with the Kiley Ranch North Planned Development Phase 6 Handbook. A condition on the tentative map requires that the elevations be approved prior to the recordation of the final map.

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.

City Council may choose to not approve the tentative map request or provide alternative direction to staff. 

I move to approve the Tentative Map for Kiley Ranch North Planned Development (Villages 37A, 37B and 43) associated with PCN16036 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 13 as listed in the staff report.