The Sierra Shadows subdivision had a tentative map approved by City Council on April 24, 2006.  At that same meeting this property was also annexed, had its Master Plan designation changed, and was rezoned.  The tentative map expired on April 23, 2008.  The property owner would like to reactivate the tentative map on this property at this time to allow for a maximum of 17 single family lots.  

The applicant is requesting a tentative map for a maximum of 17 single family lots.

This site is accessed from Wingfield Springs Road.  Due to the length of the cul-de-sac the Fire Department has required a 48 foot radius on the cul-de-sac bulb.  This requirement may result in the loss of at least one lot.  Staff has included a condition that will set the maximum number of lots at 17 but will allow the applicant to reduce that number if necessary to meet the Fire Department requirements.

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 MG6:          Promote compact development to reduce the per capita cost of providing infrastructure, public facilities and public services.

Policy CC8:  Promote a strong, diverse housing, market by permitting varied lot sizes, building materials, building styles and color.

The Sierra Shadows subdivision provides for the efficient development of an otherwise underutilized parcel that is surrounded by other compact single family residential lots.  The development of Sierra Shadows will be consistent with the standards included in the zoning ordinance for SF6 properties which allows for diversity in building styles and colors as well as allowing for flexibility in site design by allowing for combined front and rear setbacks.

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 City’s master plan for streets and highways.  Sierra Shadows proposes to add one public local street.

 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 January 4, 2017, 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 water requirement for the development at 7.92 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 17,850 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 Van Gorder Elementary School, Shaw Middle School, and Spanish Springs High School.  Based on calculations provided by Washoe County School District, the project could generate approximately 8 students (5 elementary school students, 1 middle school student and 2 high school students).

Van Gorder Elementary has two portable building in use to provide temporary space for 100 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.

Van Gorder Elementary is at 106% utilization, Shaw Middle is at 91% utilization, and Spanish Spring High is at 110% utilization.  The projected addition of 8 students from Sierra Shadows will not have a significant impact on utilization at these schools.

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.

FIRE 

Service will be provided by the Sparks Fire Department.  The project site is within the 6-minute response time for the Sparks Fire Department.

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 162 average daily trips with a peak hour of 30 trips. These totals are below the 80 peak hour trips that would trigger a full traffic study.

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 site is relatively flat with slopes of less than 5% over the entire site; therefore, the project does not meet the threshold requirements of the Hillside Development Ordinance.

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

These agencies’ comments and recommendations are included 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 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:

Sierra Shadows will be required to meet the landscaping standards for single family housing locate in SMC 20.04.006.  Landscape plans for the entrance and along Wingfield Springs Road and typical front yard landscaping will be required.  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 is for single family homes. The architectural style must comply with SMC 20.02.004 which requires all subdivision with 20 or more lots to provide 3 distinctive floor plans within each subdivision.  Because this subdivision has less than 20 lots the administrator may reduce that requirement.  Condition 10 would require floorplans and elevations be submitted and approved prior to the approval 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.

I move to approve the Tentative Map for Sierra Shadows associated with PCN16-0052, 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 11 as listed in the staff report.