The approved tentative handbook for Kiley Ranch North Planned Development covers 874.2 acres. Unlike other planned developments, Kiley Ranch North is being reviewed and approved incrementally as a final handbook is submitted for each respective phase. To date, there have been seven final planned development handbooks approved and recorded for the Kiley Ranch North planned development. This includes the Phase 7 Final Development Handbook, which covers 67.56 acres east of Kiley Parkway, north of Windmill Farms Parkway and south of Lazy Five Parkway. (Refer to Exhibit 1 - Vicinity Map)

The City Council approved an amendment to the tentative handbook on July 11, 2016. The tentative handbook designates the land uses in Phase 7 as LMR (Low-Medium Residential) and OS (Open Space). (Refer to Figure 1-1 – Kiley Ranch North Land Use Plan on page 1-2 in the Kiley Ranch North Phase 7 Final Development Handbook)

On December 7, 2017, the Planning Commission reviewed the final draft of the Kiley Ranch North Phase 7 Final Development Handbook and recommended its approval to the City Council as it conformed to the tentative approved handbook. The City Council approved it on January 8, 2018 and it was recorded on January 31, 2018.

On May 14, 2018, the City Council approved an amendment to the Phase 7 Final Development Handbook to correct Figure 2-3 Phase 7 Circulation Plan on page 2-9. The correction delineates Lazy Five Parkway as a collector to be constructed to the eastern boundary of the Kiley Ranch North Planned Development with the development of Phase 7. The amended Phase 7 handbook was recorded on May 16, 2018.

This is the second request to amend the Kiley Ranch North Phase 7 Final Development Handbook. Proposed text additions to the handbook are highlighted in yellow; proposed deletions are also in yellow but are in strikethrough text. The handbook covers 67.56 acres and establishes development standards for the Low-Medium Residential (LMR) and Open Space (OS) uses in Village 9.  (Refer to Figure 1-2 – Kiley Ranch North Phase 7 Master Plan on page 1-3 in the Kiley Ranch North Phase 7 Final Development Handbook)

The master developer of Village 9 is now proposing a gated community with private streets, entrance gates and a private community clubhouse. The recorded Phase 7 handbook does not allow for private streets, gates or private recreational amenities. Most of the proposed amendments are in Section 2.4 Streetscape Development Standards. Text changes are proposed to expressly allow private streets and entrance gates. Cross sections for the private streets (Figure 2-5 Neighborhood Entry Roads) and a plan view of the Private/Gated Community Entry Detail (Figure 2-8) are provided. The handbook identifies the party(ies) responsible for maintenance of the private streets, utilities, street lights, fire hydrants and common areas.

The Phase 7 Final Development Handbook does not include development plans. The land uses permitted in the final handbook – specifically Low Density Residential and Open Space – must be developed in conformance with the development standards in the handbook and in accordance with the process specified in Section 1.5 Individual Project Approval Process of the Phase 7 handbook (page 1-13). Since the initial (i.e., January) approval of the Phase 7 final handbook, the Planning Commission (in February) and City Council (in March) have approved a tentative map for a 344-lot single family subdivision on 65 acres. The applicant also submitted an application, to be considered as a separate agenda item, to replace that tentative map with one for a 310-lot single-family subdivision that would be developed as a gated community in conformance with the proposed changes to the Phase 7 handbook.

Findings for Modification of a Final Approved Plan

Title 20 of the Sparks Municipal Code includes ten findings for the Planning Commission and City Council to address when reviewing a proposed modification of a final planned development handbook. The findings are as follows:

Finding A: The amendment is consistent with the City’s Comprehensive Plan and Truckee Meadows Regional Plan and otherwise consistent with Nevada and federal law.

The Truckee Meadows Regional Plan Goals and Policies relevant to this project are:

Goal 1.1 Between 2007 and 2030, at least 99% of the region’s population growth and 99% of the region’s jobs growth will be located in the Truckee Meadows Service Areas (TMSA).

The property is located within the City of Sparks portion of the TMSA.

The 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.

Goal H1:  Ensure that Sparks residential and mixed-use neighborhoods are desirable locations to live.

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

Policy RC22     Require new developments to preserve and protect significant natural amenities, unique features (e.g. rock outcroppings and drainage ways) and other natural features.

The Phase 7 handbook provides for residential densities of 4 to 7.9 units per acre, which allows for relatively compact single-family development, supporting Goal MG6. The Phase 7 handbook amendments to allow private streets promote Goal H1 by providing a different type of housing opportunity in the Kiley Ranch Planned Development. This site has been included in the City’s sewer modeling and traffic studies and the proposed uses are not expected to exceed the build-out assumptions for the site in those analyses, supporting Policy CF1. The Phase 7 plan also includes preserving the open space and existing drainage along the eastern portion of the property, complying with Policy RC22.

Finding B: The amendment is consistent with the surrounding land uses.

The following table summarizes the surrounding land uses and zoning.

To the north, south and west are lands within the Kiley Ranch North Planned Development. To the east is the Pioneer Meadows Planned Development. The proposed amendment to the Phase 7 handbook does not change the approved land uses, which are consistent with the existing or planned land uses in these adjacent areas.

The proposed changes to the development standards to permit a gated community will only apply to Phase 7 and will not directly affect other portions of the Kiley Ranch North or Pioneer Meadows planned developments. Restricting access into or thru the proposed private Village 9 community may have a limited impact on traffic circulation within Kiley Ranch North. However, the planned network of primary streets bordering Phase 7, including Kiley Parkway and the future extensions of Windmill Farms Parkway and Lazy 5 Parkway/Wingfield Hills Road, will add both east-west and north-south connections that do not currently exist, benefitting residents and owners of property in adjacent areas specifically and north Sparks generally.

Finding C:  The amendment will be fiscally positive to the City for a period of at least 20 years if the site affected by the modification, removal or release is 20 or more acres and the modification, removal or release involves permitted uses, residential density or nonresidential intensity.

A fiscal analysis was not required with this amendment to the Phase 7 handbook since the amendment would not change the permitted land uses or residential density. In addition, if some of the Phase 7 street are private, the City’s infrastructure maintenance costs will be reduced.

Finding D:  The amendment furthers the mutual interest of the residents and owners of the planned unit development and of the public in the preservation of the integrity of the plan as finally approved.

The proposed amendments would allow another choice – a single-family gated community – within the Kiley Ranch North Planned Development. The amendments do not change the land use or development density of Phase 7. As discussed above for Finding B, the changes are anticipated to have a limited impact on residents or owners of property in adjacent areas, preserving the integrity of the approved Kiley Ranch North Planned Development.

Finding E:  The amendment will not impair the reasonable reliance of the residents and owners upon the provisions of the plan.

The proposed handbook amendment does not change the approved land uses or development density. Furthermore, no development has occurred within Phase 7 so there are no residents or property owners (other than the applicant) within the area encompassed by the Phase 7 property. As discussed above for Finding B, the proposed changes are anticipated to have a limited impact on residents or owners of property in adjacent areas.

Finding F:  The amendment will not result in changes that would adversely affect the public interest.

The proposed amendments would allow a gated community. As discussed above for Finding B, the proposed changes are anticipated to have a limited impact on residents or owners of property in adjacent areas.

Finding G:  The amendment is consistent with the efficient development and preservation of the entire planned unit development.

The tentative handbook for the Kiley Ranch North Planned Development and the currently approved Phase 7 final handbook designate Village 9 as a Low-Medium Residential land use. The proposed amendments do not change the land use or density. Village 9 will be developed as a single-family subdivision, which is consistent with the surrounding land uses. The proposed amendments would allow a gated community.

Finding H:  The amendment does not adversely affect either the enjoyment of land abutting upon or across a street from the planned unit development or public interest.

Phase 7 is still planned for single-family development. However, the proposed changes to the handbook would permit Village 9 to be developed as a gated community. As discussed above for Finding B, the proposed changes are anticipated to have a limited impact on adjacent residents or property owners.

Finding I:  The amendment is not granted solely to confer a private benefit upon any person.

The property has a single owner who is also the developer of the property. The proposed handbook amendment simply allows for Village 9 to be developed as a gated community, benefitting future residents seeking this option in north Sparks.

Finding J:  Public notice was given and a public hearing held as required by the Sparks Municipal Code and Nevada Revised Statutes.

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 request was noticed, at a minimum, to all property owners within 750 feet of the subject properties; 32 property owners were mailed notices. Public notice was published in the Reno Gazette Journal on July 20, 2018.

1. The City Council can approve the amendment as presented in the Kiley Ranch North Phase 7 Planned Development Handbook.
2. The City Council could reject the amendment to the Kiley Ranch North Phase 7 Planned Development Handbook. If the Council chooses this alternative, the proposed tentative map (PCN18-0034) for Village 9 cannot be approved.

I move to amend the final development handbook for Kiley Ranch North Phase 7 to allow for private streets on a site approximately 67.56 acres in size in the NUD (New Urban District-Kiley Ranch North) zoning district generally located east of Kiley Parkway, north of Windmill Farms Parkway and south of Lazy Five Parkway, Sparks, NV based on the information and findings set forth in this staff report.