This is a request from QK, LLC to rezone a parcel approximately 386.87 acres in size located at 555 Highland Ranch Parkway. The property owner has also requested, per a companion agenda item, annexation of the subject parcel. Upon annexation the parcel will convert from a Washoe County zoning designation of GR (General Rural) to a Sparks zoning designation of A40 (Agriculture). The applicant is requesting, following annexation, rezoning of the subject property from A40 (Agriculture) to SF6 (Single Family Residential – 6,000 sq. ft. lots) and C2 (General Commercial).  In addition to the annexation request, this rezoning request is coming forward for City Council consideration in conjunction with two related requests for: approval of a development agreement pursuant to NRS 278.0201; and, certification of a Comprehensive Plan amendment to change the land use designation of the site from Open Space (OS), Employment Center (EC) and Commercial (C)  to Intermediate Density Residential (IDR) and Commercial (C).

The subject parcel is located north of Highland Ranch Parkway just west of the intersection with Pyramid Highway. (Refer to Vicinity Map). The site is currently vacant except for a Truckee Meadows Water Authority (TMWA) water tank located along Highland Ranch Parkway. The subject property was formerly the site of an aggregate mining operation. The aggregate pit is not visible from either Highland Ranch Parkway or Pyramid Highway as it is situated in a bowl surrounded by ridges. The remaining quarry area and substantial portions of the site have been graded and are intended for development. There is a paved access road connecting Highland Ranch Parkway to the quarry site.

The applicant’s property is part of approximately 2,000 acres that were brought into the Sparks Sphere of Influence in 2002 as a Cooperative Planning Area with Washoe County. An area plan, known as the West Pyramid Plan, was prepared for this acreage and certified by the City Council in July of 2008. The land use designations for the subject property on the 2016 Sparks Comprehensive Plan Land Use Map – Open Space, Employment Center, and Commercial – are equivalent to but replaced the land uses designated for the site in the West Pyramid Plan. 

On March 13, 2017, the City Council directed staff to negotiate and prepare a development agreement pursuant to NRS 278.0201 concerning the development of the subject property. The proposed agreement is intended to address the type and intensity of development on the site, along with the entitlements necessary to develop the property. A development agreement is also proposed to address the requirements and terms for the provision of infrastructure, including the property’s possible inclusion in Impact Fee Service Area Number 1 (IFSA#1). Another purpose of the agreement is to provide for the applicant to waive, as permitted by NRS 278.0201, certain statutory timeframes for the processing of applications so that the land use requests can be considered concurrently by the Planning Commission and the City Council. Finally, for the owners and developer, the agreement is intended to provide for greater regulatory predictability during the project’s build-out.

On April 5, 2018, the Planning Commission reviewed these four requests and recommended the City Council approve the annexation petition, certify the Comprehensive Plan amendment and approve the development agreement and rezoning requests. (Please refer to the Planning Commission Report of Action.)

On May 9, 2018, the Regional Planning Commission (RPC) held a public hearing and reviewed the requested Comprehensive Plan amendment. The RPC also reviewed the project that is proposed for the site, as described in the development agreement, as a project of regional significance. The RPC determined that both the Comprehensive Plan amendment and the proposed project conform with the Truckee Meadows Regional Plan.

This is a request to rezone a parcel approximately 386.87 acres in size located at 555 Highland Ranch Parkway. As discussed in the Background section, this request is coming forward for City Council consideration in conjunction with three related requests for annexation, a development agreement, and a Comprehensive Plan land use amendment. The purpose of bundling a development agreement with these other requests is to provide the public, third-party reviewing agencies, the Planning Commission, and City Council with an understanding of the development proposed for the subject property at the time these requests are considered. The development agreement is also intended to serve as the basis for satisfying the so-called concurrency requirement (Goal 3.5 and Policy 3.5.1) of the 2012 Truckee Meadows Regional Plan for infrastructure and public services that must be addressed with the land use applications. For these reasons, the development agreement buttresses the Rezoning Findings that follow.

If annexed into the city of Sparks, the entire Quarry property will have a zoning designation of A-40 (Agricultural District). (Refer to Exhibit 03 – Existing Zoning). The applicant is requesting rezoning of 373.48 acres of the property to SF6 (Single Family Residential – 6,000 sq. ft. lots) and of 13.9 acres of the property to C2 (General Commercial. (Refer to Exhibit 04 – Proposed Zoning). The following table compares the uses permitted in each zoning district.

Rezoning Findings:

FINDING Z1: The project, as submitted and conditioned, is consistent with the City of Sparks Comprehensive Plan.

The Comprehensive Plan Goals and Policies that are relevant to this proposal include:

Goal MG2       Foster diversity in the land use mix including residential, commercial, industrial, employment and recreational areas citywide.

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

Goal H2           Promote a strong, diverse housing market that supports economic growth and vitality while ensuring environmental and fiscal sustainability.

Policy RC22:    Maintain development restrictions and standards in the Sparks Municipal Code as necessary to conform to policies in the Truckee Meadows Regional Plan pertaining to Development Constraints Areas and for slopes with gradients over 30%.

Policy RC23     Require new developments to preserve and protect significant natural amenities, unique features (e.g. rock outcroppings and drainage ways) and other natural features.

In the future, the intersection of Highland Ranch Parkway and Pyramid Way may potentially emerge as a commercial node in the Spanish Springs valley. Approval of the rezoning request would support Goal MG2 by adding land for a mix of residential and commercial uses west of Pyramid Highway.

With the proposed inclusion of the subject parcels in IFSA#1, development of the site will contribute to the construction of a fire station to serve the area and for storm drains, sewers, and regional trails. The development agreement requires the widening to 4 travel lanes, prior to the issuance of any building permits for structures, of Highland Ranch Parkway from Pyramid Highway to the project entrance. Also required are the improvements to the intersection of Highland Ranch Parkway and Pyramid Highway recommended in the Traffic Study to maintain a Level of Service E. The study has been reviewed by City staff and NDOT; both City and NDOT staff concur with the Traffic Study recommendations. The intersection improvements must be completed prior to issuance of any certificate of occupancy for, or final inspection of, any dwelling unit in excess of 650 dwelling units. (Refer to attached Traffic Study.)

Section 3.2(d) of the development agreement requires, per the determination of the City’s Fire Chief, construction of a private, gated secondary fire apparatus access road prior to issuance of a certificate of occupancy for and/or final inspection of any dwelling unit in excess of 200 dwelling units. In addition, all dwelling units and commercial structures intended for or used for human occupancy must be equipped with fire suppression systems. Section 3.2(d) also requires that the street providing primary access to the project be a four-lane, median-divided roadway from Highland Ranch Parkway to the first entrances of Villages 3 and 4, which are shown on the land plan exhibit to the development agreement.

The Planning Commission concluded that, provided the development agreement is approved, the requested rezoning supports Goal MG5 and complies with Policy CF1. Approval of this rezoning request would provide additional land for housing development, supporting Goal H2.

Policies RC22 and RC23 require that new development provide for the protection of natural features such as steep slopes. SMC 20.04.011 regulates project sites over 10 acres in size with slope gradients of 10 percent or greater over 25 percent or more of the site. This section of the zoning code requires that the site be analyzed to identify the maximum allowable disturbed area by slope categories. Any development on the subject site must comply with this section of the zoning code. In addition, Section 3.4 of the development agreement limits the total area to be cleared, graded or disturbed to 225 (58.2%) of the 387 acres. The developer is required to convey, with each final subdivision map, the lands designated as open space to the entity responsible for maintenance of those lands (e.g., homeowner’s association).

FINDING Z2:

The project is consistent with the surrounding existing land uses.

The surrounding land uses and zoning are summarized in the following table:

The subject property is located on the western side of Pyramid Highway, north of Highland Ranch Parkway. The Kiley Ranch North Planned Development on the east side of Pyramid Highway has 157 acres designated as Commercial, including a site for a proposed hospital. None of the commercial uses planned for Kiley Ranch North have been developed to date. The areas to the north are large lot single family properties. To the west are vacant lands with steep slopes. The subject site was formerly mined for aggregate. The single-family homes and commercial development along Highland Ranch Parkway will arguably be more compatible with surrounding land uses than the previous mining operation.

The rezoning request is consistent with the commercial designations in the Kiley Ranch North Planned Development Handbook to the east and Highland Ranch properties to the south. Based on the approved Kiley Ranch North Planned Development Handbooks (Phases 3 and 4), there will be commercial uses, including the potential construction of a hospital, sometime in the future in that area. Commercial uses at the entrance to the subject site would be consistent with the potential future uses in the area. Single-family development is consistent with the single-family development within the Kiley Ranch North Planned Development further to the east and in the unincorporated area of Washoe County north of the subject property.

FINDING Z3:

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

Public notice was given per the requirements of the Sparks Municipal Code and Nevada Revised Statutes. The Planning Commission and City Council meetings function as the public hearings for this item. This rezoning request was noticed, at a minimum, to all property owners within 750 feet of the subject properties; 50 property owners were mailed notices. Public notice was published in the Reno Gazette Journal on March 22, 2018.

1. The City Council can adopt Bill 2740 to rezone the property at 555 Highland Ranch Parkway.
2. The City Council could remand the rezoning request back to Planning Commission with direction.
3. The City Council could deny the rezoning request.

I move, based on Findings Z1 through Z3 as set forth in the staff report, to adopt Bill 2740 to rezone real property approximately 386.87 acres in size located at 555 Highland Ranch Parkway, Sparks, Nevada from A40 (Agriculture) to SF6 (Single Family Residential – 6,000 sq. ft. lots) and C2 (General Commercial).