The Kiley Ranch North Planned Development Phase 7 Handbook covers 64.95 acres located at the future southeast corner of Kiley Parkway and Lazy Five Parkway. The site is designated on the Kiley Ranch North Master Plan as LMR (Low-Medium Residential), which permits a density of 4.0 to 7.9 dwelling units per acre. The City’s Comprehensive Plan Land Use designation is LDR (Low Density Residential) with a density of 3 to 6 dwelling units per acre. The gross density for the proposed tentative map is 5.3 dwelling units per acre, which complies with both the Kiley Ranch North Planned Development Phase 7 Handbook and the City’s Comprehensive Plan.

The City Council approved a Final Handbook for Phase 7 of the Kiley Ranch North Planned Development on January 8, 2018.

On February 1, 2018, the Planning Commission reviewed this request and recommended that the City Council approve the Tentative Map. (Refer to Planning Commission Report of Action).

The applicant is requesting a tentative map consisting of one village located within Phase 7 of the Kiley Ranch North Planned Development. The total number of lots is 344. There are 10 common area parcels proposed, totaling 5.65 acres. The applicant is proposing three sub-villages. Village 9A is proposed to have lots ranging in size from 7,200 square feet to 16,434 square feet. Village 9B is proposed to be developed in two sub-phases with lots ranging in size from 5,000 square feet to 9,000 square feet. Village 9C is proposed to be developed in two sub-phases with lots ranging in size from 4,000 square feet to 6,800 square feet. Anticipated phasing is from south to north and west to east.

The primary access to the project area is via roads that intersect with Kiley Parkway, Windmill Farm Parkway, and Lazy Five Parkway. The proposed road network conforms to the approved Kiley Ranch North Planned Development Phase 7 Handbook. 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 relevant to this proposal include:

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

POLICIES

C4:       Require sidewalks for pedestrian on all street networks within the City.  

CF1:     When reviewing new development, the City will not approve an application unless City services can be provided at acceptable service levels.

CC8:     Foster neighborhood diversity and design by permitting varied lot sizes, building materials, building styles and color.

The Kiley Ranch North Planned Development master plan has been adopted as part of the Sparks Comprehensive Plan Land Use Map.  The proposed subdivision has proposed densities consistent with the approved master plan land use designations of the Kiley Ranch North Phase 7 Handbook. The proposed tentative map is for a single-family development with lot sizes ranging from 4,000 square feet to 16,434 square feet. The street cross-sections and tentative map plans show sidewalks on all the streets. The infrastructure/utilities are currently located to the southwest of the property. Development as single-family homes has been the anticipated use for the subject site. The proposed tentative map proposes three villages. Home designs will be reviewed and approved by staff as part of the review for the final map.

FINDING T2:  General conformity with the City's master plan of streets and highways has been considered.

The tentative map incorporates the street designs shown in the Kiley Ranch North Planned Development Phase 7 Handbook. Development requires an extension of Kiley Ranch Parkway and Lazy Five Parkway to provide access to 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 the various agencies that provide basic services and administrate environmental and health laws.  The developer shall comply with the requirements of these agencies.  (Refer to Finding T9 for the list of agencies and to the attached Agency Review Letters to see their comments).

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 proposed subdivision to be 112-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 that the proposed subdivision will generate 335,400 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 stormwater and drainage plan for the development shall be reviewed and approved by the 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 the Washoe County School District, the project could generate approximately 124 students (77 elementary school students, 15 middle school students, and 32 high school students).  Hall Elementary has one portable building in use to address overcrowding. Hall Elementary School enrollment for 2017-2018 is at 103% of capacity. Shaw Middle School enrollment for 2017-2018 is at 90% of capacity. Spanish Springs High School has five portable units (10 classrooms) in place to provide temporary space for 250 additional students.  Spanish Springs High School enrollment for 2017-2018 is at 111% of capacity.        

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 as one of the Agency Review letters is the RTC’s 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. With the development of the subdivision, Kiley Parkway will be extended north to the future Lazy Five Parkway. The developer will also have to extend Lazy Five Parkway from its current terminus at David Allen Parkway to the eastern boundary of the Kiley Ranch North Planned Development. Both roads serve as collectors and will ultimately be four lanes.

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. The City has an agreement with Truckee Meadows Fire Protection District for automatic aid to serve this area so the houses will not be required to have fire sprinklers. The Sparks Fire Department requires two means of access to Village 9, which requires the construction of Kiley and Lazy Five Parkways.

Utilities

NV Energy will provide electrical services, and Paiute Gas will provide gas service. 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.

It is anticipated that the project will generate 3,375 average daily trips with a PM peak hour of 344 trips. Traffic impacts from this project have been considered with the review and approval of the Final Planned Development Handbook for Kiley Ranch North Phase 7. This tentative map does not change the traffic patterns or generate additional average trips in excess of 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 majority of the property is located within Federal Emergency Management Agency (FEMA) Zone X. There are estimated to be 7.98 acres within FEMA Zone A. The tentative map shows the eastern lots to be in Zone A. The applicant is proposing to file a LOMR (Letter of Map Revision) with FEMA in order to use fill to bring the lots out of Zone A, which was done in Village 37 to the south. Based on the Preliminary Hydrology Report addressing the tentative map, the project will not be adversely affected 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 thresholds of the City’s 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 any 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, which are attached to this staff report:

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

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

Fire 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 7 Handbook guides the overall development of the subdivision, including landscaping for the entrances to the villages, fencing, and lighting. The tentative map includes conceptual plans for the common areas, pedestrian access, and preliminary landscape plans along the streets. Common areas will be maintained by the Landscape Maintenance Association. The tentative map includes links to the regional trail, which will be located on the eastern side of the site.  A condition of 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 comprised exclusively of single-family homes. The applicant is proposing homes ranging in size from 1,200 square feet to 3,000 square feet. Architecture must comply with the Kiley Ranch North Planned Development Phase 7 Handbook. A condition on the tentative map requires that the elevations be approved by City staff 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.

1. The City Council can approve the tentative map for 344-lot single-family subdivision for the property located east of Kiley Parkway and south of future extension of Lazy Five Parkway.
2. The City Council can remand the tentative map request back to Planning Commission with direction.
3. The City Council can deny the tentative map request.

I move to approve the tentative map with 20 conditions for a 344-lot single-family subdivision within the Kiley Ranch North Phase 7 Planned Development (Village 9) on a site approximately 64.9 acres in size in the NUD (New Urban District) zoning district located east of Kiley Parkway and south of the future extension of Lazy Five Parkway, Sparks, NV based on Findings T1 through T12 as set forth in the staff report.