The Kiley Ranch North Phase 6 Final Development Handbook was approved by the Sparks City Council in May 2014. The handbook covers 146.68 acres located northeast of Kiley Parkway and Henry Orr Parkway, including villages 20, 36, 37, and 43. The proposed subdivision – Village 37C – will be the third tentative map for Village 37 and covers 30.28 acres (Exhibit 2 —Vicinity Map). Other subdivisions recently approved in Phase 6 include Villages 37A, 37B, and 43, for a total of 394 single-family lots.

The proposed Village 37C subdivision consists of 146 lots on 30.28 acres, which equates to a density of 4.8 units per acre. The Kiley Ranch North Phase 6 Handbook classifies the 30.29-acre parcel as LMR (Low-Medium Residential), which requires a density of 4 to 7.9 dwelling units per acre (page 2.2.2). The Handbook states “the LMR designation allows single-family detached homes in a variety of lot configurations and styles” (page 2.2.2).

The Sparks Comprehensive Plan designates the site as LDR (low-density residential), which calls for a density ranging from 3 to less than 6 dwelling units per acre. It states that such development should have “suburban character with full range of urban services” (page 4-34).

The Planning Commission reviewed the proposed tentative map on September 6, 2018, and recommends its approval by the City Council.

This is an application for a tentative map for a proposed subdivision located at the southeast corner of Kiley Parkway and Windmill Farms Road. The proposed subdivision covers 30.28 acres and will include 146 single-family residential lots ranging in size from 4,994 square feet to 12,547 square feet, with 2.69 acres devoted to open space common areas. The developer will maintain the density of 4 - 7.9 dwelling units per acre required by the Kiley Ranch North Phase 6 Handbook as the proposed subdivision will have a residential density of 4.8 dwelling units per acre.

The proposed development will have access off Kiley Parkway and Windmill Farms, as well as through the subdivision to the immediate south, Village 37B (Exhibit 3—Tentative Map). The proposed road network conforms to the approved Kiley Ranch North Phase 6 Final Development Handbook. These roads are designed to handle traffic generated by this project.

City staff and the Planning Commission have reviewed the application, including the estimated demand for sanitary sewer and storm drain conveyance, and determined there is adequate capacity to serve this development. Utility will-serve letters and final designs will be required prior to the approval of any final maps associated with this development.

Tentative Map Findings

FINDING T1:

The request conforms to the Comprehensive Plan and zoning ordinances.

RELATIONSHIP TO THE COMPREHENSIVE PLAN

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

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

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

POLICY H1:      Ensure there are sufficient appropriately zoned areas with the infrastructure, public facilities and services necessary for the production of new housing.

POLICY H2:      Promote a variety of housing types throughout Sparks, including within mixed-use settings, to expand the choices available to meet the financial and lifestyle needs of a diverse population and workforce.

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

The Kiley Ranch North master plan has been adopted as part of the Sparks Comprehensive Plan land use map. The gross density for the proposed tentative map is 4.8 dwelling units per acre, consistent with the LMR designation in the Kiley Ranch North Phase 6 Final Development Handbook and the City’s Comprehensive Plan.

The street cross sections and tentative map plans show sidewalks on both sides of all the streets, complying with Policy C4. Infrastructure and utilities are currently located to the east of the proposed subdivision and are sufficient to provide adequate services to the 146 homes. Infrastructure modeling has included the development of this parcel as a single-family subdivision. The proposed Conditions of Approval attached to this staff report specify the additional infrastructure improvements needed for this subdivision, achieving Goal CF1.

Planning Commission concluded that the development of the 146 residential lots will advance the goals outlined in policies H1 and H2 by establishing a subdivision that will contain a mix of lot and home sizes. The proposed subdivision will offer residents of Sparks greater housing choice, serving the needs of a diverse population. The Kiley Ranch North Phase 6 Handbook states that design in the development will “promote visual diversity and avoid monotonous development patterns” (3.2.1.1), advancing goal 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. Access to the project will be from Kiley Parkway, Windmill Farms, and an internal street connection from the subdivision to the south. The proposed tentative map reflects the street designs shown in the Kiley Ranch North Phase 6 Final Development Handbook.

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 basic services and administer environmental and health laws. The Washoe County School District, Regional Transportation Commission, Nevada Division of Water Resources and Nevada Division of Environmental Protection have provided comments. The developer will have to comply with the requirements of outside agencies with regulatory authority over tentative maps, including the Washoe County Health District, prior to recordation of a final map (Condition 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 has been considered.

The developer has estimated the water requirement for the development at 50.57 acre-feet per year for domestic water.  The property will be served by the Truckee Meadows Water Authority. The water rights needed to serve the project are in place or will be dedicated with the final map (Condition 5).

FINDING T5:

The availability and accessibility of utilities has been considered.

The developer has estimated the sewer demand generated by this development at 142,350 gallons of sewage per day. 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 (Condition 9). 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 (Condition 7).

FINDING T6:

The availability and accessibility of public services such as schools, police protection, transportation, recreation and parks has been considered.

SCHOOLS

This tentative map request was distributed to the Washoe County School District as required by NRS 278.346. The attached letter from the School District indicates that this area is currently zoned for Hall Elementary, Shaw Middle, and Spanish Springs High Schools.

As stated in the attached letter from Washoe County School District, the development will add 33 new students to Hall Elementary, 7 to Shaw Middle, and 14 to Spanish Springs High School. Hall Elementary School’s enrollment for 2017-2018 was at 92% of base capacity; adding 33 new students from Village 37C would increase enrollment to approximately 97% of the school’s base capacity. Shaw Middle School’s enrollment for 2017-2018 was at 89% of base capacity; adding 7 new students from Village 37C would increase enrollment to approximately 90 % of the school’s base capacity. Enrollment during the 2017-2018 school year at Spanish Springs High School was at 109% of base capacity. The addition of 14 new students from Village 37c would increase this school’s enrollment to 110 % of base capacity.

Washoe County School District’s comments to the City (Exhibit 4 – Agency Comments) note that the District is “extending all efforts to solve overcrowding at Spanish Springs High School.”

POLICE PROTECTION

The Sparks Police Department is already the primary law enforcement agency for this location and would continue to serve the site after development.

TRANSPORTATION

The Regional Transportation Commission (RTC) provided comments on this project. The applicant shall comply with the restrictions outlined in RTC’s written comments before recordation of a final map. RTC states that the 2040 Regional Transportation Plan identifies Kiley Parkway as an arterial with moderate access and a level of service (LOS) D and states that “the project should be required to meet all the conditions necessary to complete road improvements to maintain policy LOS standards” (Exhibit 4—Agency Responses).

The applicant has stated that the subdivision will generate 1,390 average daily trips with 110 a.m. peak hour trips and 146 p.m. peak hour trips.  The applicant has pointed out that traffic accommodations have been established with the approval of the prior villages and the Kiley Ranch South Phase 6 Final Development Handbook. This project will contribute to the Regional Road Impact Fee program, which provides funding for roadway improvements to maintain an adopted level of service.

FIRE 

Fire and emergency medical services will be provided by the Sparks Fire Department. While the development is currently located outside the City’s six-minute response, there is a mutual aid agreement with the Truckee Meadows Fire Protection District to serve the area. As such, sprinklers will not be required in the homes. The Fire Department is requiring two means of access to the project site and the installation of fire hydrants prior to the storage of any combustible materials on the site. (Condition 15)

UTILITIES

NV Energy will provide electric and natural 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 has been considered.

This tentative map does not change the traffic patterns or generate increased trips in excess of the planned capacity of the surrounding streets. Staff believes that the 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 have been considered.

FLOOD PLAIN

The subject properties are located within FEMA Zone X. A final hydrological report in compliance with Truckee Meadows Regional Drainage Manual must be provided prior to recordation of a final map (Condition 7).

SLOPE

The project does not meet the threshold triggering application of the City’s hillside development ordinance as the site is relatively flat with slopes of less than 5 percent.

SOIL

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 soil conditions (Condition 8).

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 (Exhibit 4—Agency Reponses):

• Washoe County School District
• Regional Transportation Commission of Washoe County
• Nevada Division of Water Resources
• Nevada Department of Environmental Protection

These comments and recommendations are outlined in this staff report and addressed in the proposed Conditions of Approval. The Nevada Department of Environmental Protection has concerns that they have not seen documentation of sewage management from the “municipal sewer service provider.” The City of Sparks is the sewer provider and is prepared to provide documentation to that effect. The City Engineer has stated that the City will prepare a will-serve letter to demonstrate ability to manage sewer service to the subdivision prior to the approval of a final map.

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.

The Sparks Fire Department is the primary local fire protection agency for this location. See discussion under Finding T6.

FINDING T11:

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

Planning Commission finds the application for the proposed tentative map to be compatible with previously approved villages in Kiley Ranch North and finds no additional impacts beyond those addressed in the 12 required findings for the tentative map. The Kiley Ranch North Phase 6 Final 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. Common areas within the subdivision will be maintained by a sub-association of the Kiley Ranch North homeowners’ association. 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 (Condition 11). The tentative map includes links to the regional trail, which will be located on the eastern side of the site (Condition 14). Finally, architectural designs will meet the Kiley Ranch North Handbook standards (Condition 10).

FINDING T12:

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. Neither the Sparks Municipal Code nor Nevada Revised Statutes require a public hearing for a tentative map.

1. The City Council can approve the 146-lot tentative map and the 15 Conditions of Approval.
2. The City Council can approve the 146-lot tentative map with additional or different Conditions of Approval.
3. The City Council can deny the 146-lot tentative map.

I move to approve a tentative map for a 146-lot, single-family residential subdivision on a site 30.28 acres in size in the NUD (New Urban District – Kiley Ranch North Phase 6) zoning district located at the southeast corner of Kiley Parkway and Windmill Farms Road, Sparks, NV (PCN18-0038), based on findings T1 through T12 and subject to the 15 conditions of Approval as listed in the staff report.