This site was rezoned in 2005 from SF40 to SF7. At that time, a Tentative Map for a 7-lot subdivision was approved by the City Council. That Tentative Map has subsequently expired.  The applicant is now requesting a new 7 lot Tentative Map. The parcels proposed in the Tentative Map will range from 7,333 square feet to 12,896 square feet, similar in size to adjacent properties. 

A fiscal analysis was not required for this proposed subdivision because it is under 20 acres in size.

This site is accessed from Spanish Springs Road via Bria Circle.  The street, Liam Court, proposed by the applicant as a private street (Finding T2). Water, sanitary sewer, and storm sewer lines are all available adjacent to this property on Spanish Springs Road (Findings T3-T5).  Due to relatively low estimated demand for water, sanitary sewer, and storm sewer it is anticipated that there is adequate capacity to service this development.  “Will-serve” letters and final design will be required prior to the approval of any Final Maps associated with this development. 

Because the proposed subdivision is only seven lots, the Washoe County School District anticipates the impact on schools will be negligible, adding an estimated 1 student to the elementary school, 1 student to the middle school, and 1 student to the high school (Finding T6).

Police and fire protection will be provided by the Sparks Police Department and the Sparks Fire Department, respectively.  Sparks Fire Marshall has determined that the site is within a six-minute response from Fire Station Two on Disc Drive.

Using the Institute of Transportation Engineers (ITE) Trip Generation Manual, the applicant estimated that this development will add 67 average daily trips and 12 peak hour trips to Spanish Springs Road.  Development applications require a traffic impact analysis at 80 peak hour trips. Based on the applicant’s analysis, this development does not trigger the need for a traffic impact study (Finding T7).

The applicant performed a slope analysis in conformance with the standard contained in SMC 20.04.011 (Slopes, Hilltops, and Ridges).  Per SMC 20.04.011, the total area allowed to be disturbed is 1.83 acres (out of 1.96).  The proposed developed site will occupy approximately 1.80 acres.  The City Engineer has reviewed this analysis and agrees with the applicant’s methodology and accepts their findings.

A preliminary hydrology report, geotechnical report, and slope analysis were submitted for this project.  They have been reviewed the City Engineer who agrees with their methodologies and accepts their findings (Finding T8).

Staff requested comments from public agencies in accordance with NRS 278.330 to 278.348.  Agency responses are addressed in the findings and the proposed conditions of approval for this item.  They are also attached as Exhibit 4.

The Planning Commission recommended, based on the following 12 findings and subject to the 16 conditions attached to this staff report, that City Council approve the Tentative Map for Liam Court.

TENTATIVE MAP FINDINGS

FINDING T1: The request conforms to the Comprehensive Plan and zoning ordinance.

RELATIONSHIP TO THE COMPREHENSIVE PLAN

Comprehensive Plan Goals and Policies that are 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: Foster neighborhood diversity and design by permitting varied lot sizes, building materials, building styles, and color.

Staff believes this proposed subdivision provides for the efficient development of an otherwise under-utilized parcel in an area characterized by single-family uses. Additionally, public utilities are in close proximity (Goal MG6).  The development of this subdivision will be consistent with the standards included in the zoning ordinance for SF7 properties which allows for diversity in building styles and colors as well as allowing for flexibility in site design by permitting combined front and rear setbacks (Policy CC8).

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.   It is located directly adjacent to an existing street to which no changes are proposed by the applicant.  The single new street is a cul-de-sac and is proposed to be private.

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 the agencies that provide these services and administer 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 James English dated June 21, 2017, attached to this staff report (Exhibit 4).

FINDING T4: The availability of water which meets applicable health standards and is sufficient in quantity for the reasonably foreseeable needs of the subdivision.

The developer has estimated the water requirement for the development at 3.65 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.  The property will be served by Truckee Meadows Water Authority. 

FINDING T5: The availability and accessibility of utilities.

The applicant has estimated the sewage flows for the development to be 7,350 gallons per day.  Because the land use for this property has been in place since 2005, the City’s adopted sewer model assumes this level of development for this location at buildout.  The applicant will be required to perform a study that provides 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 proposed conditions of approval attached to this staff report (Condition 11).

FINDING T6: The availability and accessibility of public services such as schools, police protection, transportation, recreation and parks.

SCHOOLS

This Tentative Map request was distributed to the Washoe County School District (WCSD) as required by NRS 278.346. The attached letter (Exhibit 4) from WCSD indicates that this area is currently zoned for Lena Juniper Elementary School, Lou Mendive Middle School, and Edward C. Reed High School.  Based on calculations provided by WCSD, the project could generate approximately 3 students (1 elementary school student, 1 middle school student, and 1 high school student).

As stated in the attached letter from WCSD (Exhibit 4), Lena Juniper is not yet at capacity (86%) and this project will not cause it to exceed capacity.  Mendive Middle School is not yet at capacity (98%) and this project will not cause it to exceed capacity. Reed High School has six portable units (12 classrooms) in place to provide temporary space for 300 additional students. This project will increase utilization at Reed High School (113%) nominally (1 student).  High schools convert to double sessions at 120% utilization.

POLICE PROTECTION

This site falls within the jurisdiction of the City of Sparks and the Sparks Police Department is the primary local law enforcement agency for this location. 

TRANSPORTATION

The Regional Transportation Commission (RTC) has reviewed this project.  Attached to this Staff Report is their letter regarding this project (Exhibit 4).  The letter from RTC states that they have no comments on this project.

FIRE 

This site falls within the jurisdiction of the City of Sparks and the Sparks Fire Department is the primary local fire protection agency for this location.

UTILITIES

NV Energy will provide electric 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

The applicant has estimated that the project will generate 67 average daily trips with 12 (twelve) p.m. peak-hour trips.  The Transportation Manager for the City of Sparks has reviewed their analysis, concurs with their methodology, and accepts their findings.  The Transportation Manager has indicated that this volume of new traffic can be served by the existing road network without additional mitigation measures though general improvements will be necessary as part of any Final Map for this project.

FINDING T8: the physical characteristics of the land such as floodplain, slope and soil.

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 affected by the floodplain nor will it affect properties downstream. The Preliminary Hydrology Report was prepared in accordance with the Truckee Meadows Regional Drainage Manual.  The City Engineer has reviewed the Preliminary Hydrology Report and agrees with the methodology and findings. With the Final Map, a final hydrological report in compliance with Truckee Meadows Regional Drainage Manual must be provided (Condition 8).

SLOPE

The applicant performed a slope analysis in conformance with the standard contained in SMC 20.04.011 (Slopes, Hilltops, and Ridges).  Per their analysis, the majority of the site (82.6%) contains slopes that are 15% or less.  Per SMC 20.04.011, the total area allowed to be disturbed is 1.83 acres (out of 1.96).  The developed site will occupy approximately 1.80 acres.  The City Engineer has reviewed this analysis and accepts the applicant’s methodology and findings.

SOIL

A preliminary geotechnical report was submitted by the applicant. That report concluded that this site is suitable for single family residential development but potentially contains the presence of clay and bedrock. A final geotechnical report will be required prior to the issuance of any building permits. Any recommendations from that report must be incorporated into the building permits to accommodate for soil conditions (Condition 10).

FINDING T9: recommendations and comments of those entities reviewing the Tentative Map.

Staff has considered the recommendations and comments of those entities reviewing the Tentative Map pursuant to NRS 278.330-348.

The City has received comment letters from the following agencies which are attached to this staff report (Exhibit 4):

• Washoe County Health District
• Washoe County School District
• Regional Transportation Commission

These comments and recommendations are outlined in this staff report and reflected 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

Staff has considered 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. The Sparks Fire Department confirms that the site is within their jurisdiction and six-minute response area.

FINDING T11: The application, as submitted and conditioned, will address identified impacts.

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

Landscaping:

This proposed subdivision will be required to meet the landscaping standards for residential developments located in Title 20 of the Sparks Municipal Code.  A proposed condition for the Tentative Map requires that final landscape plans showing a streetscape and typical front yard be submitted with the Final Map and approved prior to recordation of the Final Map (Condition 14). 

Architecture:

This project consists of single family homes. The architecture must comply with the design standards for single family residential development in SMC 20.02.004.  Architectural plans that demonstrate compliance with Title 20 of the Sparks Municipal Code are required prior to approval of the Final Map (Condition 13).

FINDING T12: public noticing.

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

Public notice for Tentative Maps is accomplished through the posting of the agenda for a public meeting. Planning Commission and the City Council meetings function as the hearings for this item.

Applicable State Law(s):

NRS 278.349—Action on Tentative Map by governing body; considerations in determining action on Tentative Map; final disposition.

1. Except as otherwise provided in subsection 2, the governing body, if it has not authorized the planning commission to take final action, shall, by an affirmative vote of a majority of all the members, approve, conditionally approve or disapprove a Tentative Map filed pursuant to NRS 278.330:

(a) In a county whose population is 400,000 or more, within 45 days; or

(b) In a county whose population is less than 400,000, within 60 days,

after receipt of the planning commission's recommendations.

2. If there is no planning commission, the governing body shall approve, conditionally approve or disapprove a Tentative Map:

(a) In a county whose population is 400,000 or more, within 45 days; or

(b) In a county whose population is less than 400,000, within 60 days,

after the map is filed with the clerk of the governing body.

3. The governing body, or planning commission if it is authorized to take final action on a Tentative Map, shall consider:

(a) 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;

(b) The availability of water which meets applicable health standards and is sufficient in quantity for the reasonably foreseeable needs of the subdivision;

(c) The availability and accessibility of utilities;

(d) The availability and accessibility of public services such as schools, police protection, transportation, recreation and parks;

(e) Conformity with the zoning ordinances and master plan, except that if any existing zoning ordinance is inconsistent with the master plan, the zoning ordinance takes precedence;

(f) General conformity with the governing body's master plan of streets and highways;

(g) The effect of the proposed subdivision on existing public streets and the need for new streets or highways to serve the subdivision;

(h) Physical characteristics of the land such as floodplain, slope and soil;

(i) The recommendations and comments of those entities and persons reviewing the Tentative Map pursuant to NRS 278.330 to 278.3485, inclusive;

(j) 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; and

(k) The submission by the subdivider of an affidavit stating that the subdivider will make provision for payment of the tax imposed by chapter 375 of NRS and for compliance with the disclosure and recording requirements of subsection 5 of NRS 598.0923, if applicable, by the subdivider or any successor in interest.

4. The governing body or planning commission shall, by an affirmative vote of a majority of all the members, make a final disposition of the Tentative Map. The governing body or planning commission shall not approve the Tentative Map unless the subdivider has submitted an affidavit stating that the subdivider will make provision for the payment of the tax imposed by chapter 375 of NRS and for compliance with the disclosure and recording requirements of subsection 5 of NRS 598.0923, if applicable, by the subdivider or any successor in interest. Any disapproval or conditional approval must include a statement of the reason for that action.

1. If the City Council does not agree that the proposed Tentative Map is in substantial compliance with applicable laws and/or procedures, it may disapprove or approve with conditions or
2. Remand the Tentative Map back to the Planning Commission with direction. 

I move to approve the Tentative Map for the subdivision at Liam Court based on the facts supporting the 12 findings and subject to the 16 conditions of approval attached to the staff report.