The proposed site is 118.45 acres in size and is the southeastern portion of the Stonebrook Planned Development generally located south of La Posada Drive, north of the Pioneer Meadows Planned Development and west of the Wingfield Springs Planned Development (Refer to Exhibit A - Vicinity Map). The site is designated on the Sparks Comprehensive Plan for Low Density Residential (LDR), Intermediate Density Residential (IDR), Community Facilities (CF) and Open Space (OS) land uses (Refer to Exhibit B – Land Use Map).

On January 6, 2006, the City Council approved the annexation (AX05006) of and a master plan amendment (MPA05003) for the property that became the Stonebrook Planned Development. It consists of approximately 610 acres and was approved for 2,135 residential units. The planned development handbook for Stonebrook was approved by the City Council on April 24, 2006. 

On February 10, 2014, the City Council approved a tentative map for Phase 1 (PCN12014/TM130002), which allowed for a 617-lot detached, single-family residential subdivision located on the eastern portion of the Stonebrook Planned Development. In Phase 1 there are currently 218 lots recorded in two final subdivision maps and 300 lots being reviewed in three more final subdivision maps. This request is for Phase 2 of the Stonebrook Planned Development.

On April 5, 2018, the Sparks Planning Commission reviewed this request and recommended the City Council approve the tentative map for Phase 2 of Stonebrook Planned Development. 

The applicant is requesting a tentative map consisting of five villages located within Phase 2 of the Stonebrook Planned Development. The total number of units is 459. The lots will range in size from approximately 4,625 to 20,649 square feet throughout the villages with an overall average lot size of 7,046 square feet. The overall gross density of the project is 3.9 units per acre (Refer to Exhibit C – Tentative Map).

The tentative map consists of three villages (Refer to Exhibit D – Phasing Plan). The villages are designed in conformance with the Stonebrook Handbook. Village E is approximately 52.2 acres and is proposed to have 99 lots, which yields a gross density of 1.9 dwelling units/ acre. Village G, which consists of three phases, is approximately 54.6 acres and is proposed to have 252 lots, yielding a gross density of 4.6 dwelling units/acre. There are approximately 29.7 acres in Village F with 108 lots proposed, which yields a gross density of 3.6 dwelling units/acre.

The following table compares the proposed densities for this tentative map with the density ranges on the Comprehensive Plan Land Use Map and the Stonebrook Planned Development Master Plan. The villages are below the maximum densities permitted by the Comprehensive Plan Land Use Map and the Stonebrook Master Plan (Refer to Exhibit D – Phasing Plan)

The primary access to the project area will be from Stonebrook Parkway. The proposed road network conforms to the approved Stonebrook Planned Development Handbook. The existing and planned streets 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 H2:        Promote a strong, diverse housing market that supports economic growth and vitality while ensuring environmental and fiscal sustainability.

Goal H3:          Ensure that Sparks residential and mixed-use neighborhoods are desirable locations to live.

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 Stonebrook Planned Development master plan has been adopted as part of the Sparks Comprehensive Plan Land Use Map. The proposed subdivision has densities consistent with the Comprehensive Plan Land Use Map and the approved master plan land use designations in the Stonebrook Planned Development Handbook. The Stonebrook Phase 2 tentative map includes a mix of lot sizes which supports Goals H2 and H3. Stonebrook is an approved planned community that has a mix of housing types near a variety of businesses, enhancing its desirability as an area to reside in, complying with Goal H3. The street cross-sections and tentative map plans show sidewalks on all the streets which complies with Policy C4. Infrastructure and utilities are currently located immediately to the northeast of the property and the requested uses and densities are accounted for in the City’s adopted Sewer Model, complying with Policy CF1. Development as single-family homes has been the anticipated use for the subject site. The proposed tentative map proposes three villages with lot sizes ranging from 4,625 to 20,649 square feet and house designs will be reviewed for the final map, which conforms to Policy CC8.

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 Stonebrook Planned Development Handbook. The project requires extension of Stonebrook Parkway for 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 the various agencies that provide basic services and administrate environmental and health laws.  The developer must comply with the requirements of these agencies. Any written comments provided by these agencies are attached to this staff report and have been addressed in the Findings and Conditions of Approval as appropriate.  

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 estimates that the development will require 177.76-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 estimates that sewage flows for the development will be 160,650 gallons per day.  The developer 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 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 Spanish Springs 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 167 students (103 elementary school students, 21 middle school students, and 43 high school students). Spanish Springs Elementary School’s enrollment for 2017-2018 is at 115% of capacity. To address future projected enrollment in elementary schools in this area, the Washoe County School District is requesting a 10.5-acre site in the Stonebrook Planned Development. Shaw Middle School’s enrollment for 2017-2018 is at 89% of capacity. Spanish Springs High School’s enrollment for 2017-2018 is at 109% of capacity. Spanish Springs High School has five portable units (10 classrooms) in place to provide temporary space for 250 additional students. The Washoe County School District anticipates opening a new high school in the Fall of 2022 to relieve Spanish Springs High School of overcrowding.

POLICE PROTECTION

Service will be provided by the Sparks Police Department.

TRANSPORTATION

The Regional Transportation Commission (RTC) had the opportunity to review this project and to date has not submitted any comments.  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, Stonebrook Parkway will be extended south to the area of Phase 2.

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 the Truckee Meadows Fire Protection District for automatic aid to serve this area. Stonebrook Parkway (in Village F) and Misty Spring Drive (in Village G) terminate at the western boundary of the property. With the final map for the associated Villages F or G, a turnaround will be required to the approval of the Fire Marshall until these roads go through into the neighboring property located to the west of Phase 2. This is Condition of Approval 21.

Utilities

NV Energy will provide electrical services and Paiute Gas will provide natural gas services. Electric, telephone, and cable services will be extended underground within 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 4,393 average daily trips with 459 trips during the PM peak hour. Please refer to the attached email from the traffic engineer. Traffic impacts from this project have been considered with the review and approval of the Final Planned Development Handbook for Stonebrook. This tentative map does not change the traffic patterns or generate additional average trips exceeding the capacity of the existing or planned surrounding streets.

FINDING T8: The physical characteristics of the land such as flood plain, slope and soil has been considered.

FLOOD PLAIN

A Federal Emergency Management Agency (FEMA) LOMR (Letter of Map Revision) was approved August 25, 2011, limiting the FEMA Zone A to the defined Reach 4 channel and pond areas.

SLOPE

A slope analysis was prepared for the site and confirms that the site is relatively flat with slopes of less than 10% over the entire area. Therefore, the site does not meet the threshold to be impacted by the City’s Hillside Development regulations. (Refer to Exhibit F – Slope Map)

SOILS

A final geotechnical report will be required prior to the issuance of any building permit, which is Condition of Approval 9.  Any recommendations from that report shall be incorporated into designs for 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:

• Washoe County School District
• Washoe County Health District

These agencies’ comments and recommendations are attached and 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. In addition, the City has an agreement with the Truckee Meadows Fire Protection District for automatic aid to serve this area.

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

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

Trails/Parks:

Parks

The tentative map plans show a future park (Refer to Exhibit E – Landscape Plan). Per the Parks and Recreation Department, the Stonebrook Planned Development requires a park, preferably a community park. The proposed park site shown in this tentative map is not suitable for a community park and the Parks and Recreation Department has asked to work with the developer to establish the best site to serve the Stonebrook community and address the design requirements of the City. Condition of Approval 18 for this tentative map requires the developer to work with the Parks Department to determine the best location for the community park.

Regional Trail

In the Comprehensive Plan, Figure 4-2 city of Sparks Trails and Pathways identifies the trails and pathways network for the City of Sparks. There is a gap in the regional trail along the eastern portion of this tentative map. Condition of Approval 14 requires that the missing section be constructed as part of the final map improvements.

The landscape plan and tentative map plans show the regional trail going through the center of the tentative map area on the eastern side of the drainage and detention basin. The Parks and Recreation Department has expressed concern about providing access to the regional trail for the western portion of the subdivision. As currently shown, there will be a connection from the roadways connecting this proposed subdivision to the rest of the Stonebrook Planned Development, but there is no connection on the southern portion of the western part of the subdivision. Parks staff is thus concerned about residents cutting across the Reach 4 drainage to access the regional trail. For this reason, Condition of Approval 15 requires a connection from the southern portion of the subdivision to the trail network.

Open Space:

Open space will be provided within each village with pedestrian access to the Reach 4 drainage channel regional trail along the eastern boundary and by pedestrian paths from each village. To assist in buffering the existing development to the east, common area in the form of open space will be provided along the eastern project boundary. There are 19.63 acres of common area proposed (Refer to Exhibit E – Landscape Plan).

Landscaping:

The Stonebrook Planned Development 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. As required by Condition of Approval 19, common areas will be maintained by the Landscape Maintenance Association or Homeowners Association. The tentative map includes links to the regional trail, which will be located on the eastern side of the site and through the Reach 4 drainage channel.  Condition of Approval 12 requires that final landscape plans be submitted with and approved prior to recordation of the final map  (Refer to Exhibit E – Landscape Plan).

Architecture:

This project is comprised exclusively of single-family homes, which the developer has not yet designed. House designs must comply with the architectural standards in the Stonebrook Planned Development Handbook. Condition of Approval 8 requires that the elevations be approved by City staff prior to the recordation of the final map for each village.

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 public hearings for this item. 

1. The City Council can approve the tentative map for a 459-lot single family subdivision for Phase 2 of the Stonebrook Planned Development.
2. The City Council could deny the tentative map for Phase 2 of the Stonebrook Planned Development.

I move to approve the tentative map associated with PCN18-0007 for a 459-lot single-family subdivision on a site 118.45 acres in size in the NUD (New Urban District – Stonebrook Planned Development) zoning district located south of La Posada Drive, north of the Pioneer Meadows Planned Development and west of the Wingfield Springs Planned Development, Sparks, Nevada, 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 21 listed in the staff report.