The Pioneer Meadows Planned Development Handbook was approved in October 2000.  The handbook was amended in 2004 (PCN03027), 2006 (PCN06052), and in September 2016 (PCN16017).

The 23.37 acre site for the proposed 140 single family lot subdivision has a land use designation of MF15A in the Planned Development Handbook.  This designation allows for either single or multi family development.  The applicant proposes to develop this site as single family.

At the October 20, 2016 Planning Commission meeting the Planning Commission voted to forward a recommendation of approval of this Tentative Map to the City Council.  

The applicant is requesting a tentative map for 140 single family lots in Village 10 of the Pioneer Meadows Development.

Access to the project will be from Wingfield Hills Road and Rolling Meadows Drive.  Wingfield Hills Road will need to be extended to reach the proposed access point.  The road network in Pioneer Meadows was designed for the traffic that the lots will generate.

Tentative Map Findings

FINDING T1:

The request conforms to the Master Plan and zoning ordinances.

RELATIONSHIP TO THE MASTER PLAN

*Note:  This Tentative Map is being reviewed under the previous Master Plan because it was submitted prior to the City Councils certification of the current Comprehensive Plan.

The Land Use Plan Goals and Policies that are 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. 

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

This Tentative Map is being reviewed under the previous Master Plan because it was submitted prior to the City Councils certification of the current Comprehensive Plan. 

The Pioneer Meadows Planned Development master plan reflects the Sparks Master Plan.  The proposed subdivision has a density consistent with the site’s approved Master Plan land use designation and the final Planned Development Handbook of Pioneer Meadows.

FINDING T2:

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

The tentative map does not deviate from the street design in the Pioneer Meadows Planned Development Handbook. The project requires the extension of Wingfield Hills Road for part of the access to the site.

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 agencies including but not limited to addressing the conditions of the Washoe County District Health Department as stated in the letter from Bob Sack dated September 6, 2016, which has been 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 domestic water requirement for the development at 74.2 acre feet per year.  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 sanitary sewage flows for the development to be 91,000 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 Sepulveda Elementary School, Shaw Middle School, and Spanish Springs High School.  Based on calculations provided by Washoe County School District, the project could generate approximately 67 students (39 elementary school students, 9 middle school student and 19 high school students).  Sepulveda Elementary has one portable building in use to provide temporary space for 50 additional students. 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.

The addition of 39 students to Sepulveda Elementary will result in either the implementation of a multi-track year-round school schedule or assignment of students from this development to the nearest elementary school with capacity. 

The addition of 9 students to Shaw Middle will not exceed capacity but will increase the utilization from 95% to 96%.

The addition of 19 students to Spanish Springs High will increase utilization from 107% to 108%.  A double session calendar will be implemented when enrollment exceeds 120% of capacity.

A school site was designated when the Pioneer Meadows Planned Development Handbook was approved in 2006. The Washoe County School District (WCSD) is still interested in this site but has not acquired this site. 

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 roadway improvements to maintain an adopted level of service.

FIRE 

Service will be provided by the Sparks Fire Department.  The project site is within the 6-minute response time of the Sparks Fire Department’s Station 5.

Utilities

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

The developer has estimated that the project will generate 1,400 average daily trips with a peak hour of 140 trips. Traffic impacts from this project have been considered with the review and approval of the Pioneer Meadows Planned Development Handbook. This tentative map does not change the traffic patterns or generate average trips exceeding the current capacity of the surrounding 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. Based on the Preliminary Hydrology Report submitted with the tentative map, the project will not be adversely effected by the floodplain nor will 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. The letters are attached to this staff report:

District Health Department

Washoe County School District

Regional Transportation Commission

These agencies’ comments and recommendations are discussed in this staff report and/or 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.

The site is within the six minute response time area for Station 5 and service will be provided by the Sparks Fire Department.

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 Pioneer Meadows Planned Development 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 HOA.  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 consists of single family homes. The architectural style must comply with the Pioneer Meadows Planned Development Handbook. A condition on the tentative map requires that the elevations be approved by the Design Review Committee (DRC) and Administrator 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 meeting of October 20, 2016 and the City Council meeting function as the hearings for this item.

I move to approve the Tentative Map for Pioneer Meadows Planned Development (Village 10) associated with PCN16043, 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.