The Stonebrook planned development (Stonebrook) is generally located at the southeast corner of La Posada Drive and Pyramid Way (Exhibit 1 – Vicinity Map).

On January 6, 2006, the City Council approved the annexation of and a Comprehensive Plan amendment for the Stonebrook property, which consists of approximately 610 acres. The City Council approved the final Stonebrook Design Standards and Regulations (Handbook) on April 24, 2006. The Handbook contemplates 2,135 dwelling units, 50.9 acres of commercial land uses, and 33.6 acres of business park uses.

On February 10, 2014, the City Council approved a Tentative Map for a 617-lot single-family residential subdivision located on 222 acres in the northeastern portion of Stonebrook. On May 14, 2018, the City Council approved the Phase 2 Tentative Map for 459 single-family residential lots on 118.45 acres in the southeastern portion of Stonebrook.

On August 2, 2018, the Planning Commission reviewed and approved a Comprehensive Plan amendment for Stonebrook (PCN17-0053). On October 10, 2018, the Truckee Meadows Regional Planning Commission (TMRPC) held a public hearing and determined that the Comprehensive Plan amendment conforms with the Truckee Meadows Regional Plan. The City Council certified the Comprehensive Plan amendment on November 13, 2018.

On January 14, 2019, the City Council approved an amendment to the Handbook. The amendment moved and reallocated the acreage designated for various residential, commercial, and business park land use categories and modified the associated development standards.

As the applicant sought to move forward with developing portions of the Stonebrook property, staff determined that the applicant’s development plans did not comply with the Handbook approved in January 2019. Therefore, additional amendments to the Handbook’s development standards and plans for streets are required. The proposed Handbook reflecting the requested amendments is attached as Exhibit 2 and is entitled “Stonebrook Design Standards and Regulations.” Proposed deletions are stricken through in this manner. Proposed additions are in red text.

On May 2, 2019, the Planning Commission reviewed the amendments to the Handbook and recommends that the City Council approve the request. (Exhibit 3 – Report of PC Action)

This request is to amend to the final approved Handbook for the Stonebrook planned development. The Handbook, attached as Exhibit 3 to this staff report, incorporates all proposed changes. Exhibit 4 (Stonebrook Council Presentation Graphics) is comprised of pages excerpted from the Handbook to illustrate various changes requested by the applicant, including modifications of. and additions to, street cross sections and conceptual building elevations. The proposed amendments to the Handbook would:

-   Update the Access and Circulation Plan (Exhibit 3-1) to that the road designations in the legend for this exhibit match the Street Cross Sections.

-   Amend Street Cross Sections to match the master developer’s current improvement plans. These changes are illustrated in Exhibits 3-2 through 3-5 of the Handbook (and Exhibit 4).

-   Amend the Multi-Family Residential (MDR) Development Standards to add townhomes as a permitted multi-family housing product, change the setback requirements and add new architectural concepts, including for townhomes. These changes are to Chapter 6 of the Handbook. Previously approved architectural concepts are reflected in Exhibits 6-1 and 6-2 while additional examples of permitted multi-family concepts are illustrated by Exhibits 6-3 through 6-5.

-   Amend the General Commercial Development Standards in Chapter 7 to facilitate development of large retail buildings by reflecting current trends and design considerations of the commercial real estate sector. The proposed changes include adding conceptual architectural elevations for large retail buildings. Previously approved architectural concepts are retained as Exhibits 7-1 to 7-5 while additional design options are illustrated by Exhibits 7-7 through 7-9.

-   Amend the Business Park Development Standards in Chapter 8 to permit a child-care center as a permitted use (see Table 8-1) and require that a mix of at least two materials be used on building facades.

-   Make text changes throughout the document.

Findings for Modification of Final Approved Plan

SMC 20.02.012(G)(6) includes ten findings that the Planning Commission and City Council must consider when reviewing a proposed modification of a final approved plan for a planned development. On May 2, 2019, the Planning Commission approved the amendment, making all 10 findings. The following are the findings:

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 Comprehensive Plan Goals and Policies relevant to the Handbook amendment are:

Goal MG1:            Support economic vitality by providing a non-residential land use base.

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

Policy MG1:          The Land Use Plan will provide for a diverse and integrated mix of residential and non-residential land uses which, in the aggregate, are fiscally positive.

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

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

Though the proposed amendments mostly pertain to development standards, the Handbook supports economic vitality by providing for a nonresidential land use base (Goal MG1) and diversity in the land use mix (Goal MG2). Supporting Policy MG1, Stonebrook is a mix of residential and nonresidential land uses. The planned land use mix was projected to be positive in the aggregate when the 2018 Comprehensive Plan amendment for Stonebrook was approved. There are three types of residential land uses in Stonebrook, supporting Goal H2 and Policy H2. 

Stonebrook was approved in 2006 and has been included in the utilities and facilities planning for the region since that time. Stonebrook is located within Impact Fee Service Area Number 1 (IFSA #1) and as development occurs, impact fees will be collected for sanitary sewer and storm drain improvements, a sixth fire station, and regional trails, supporting Policy CF1.

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

The following table summarizes the surrounding land uses.

Stonebrook is located at the southeast corner of La Posada Drive and Pyramid Way, encompassing approximately 610 acres. The lands to the north and west are under the jurisdiction of Washoe County. The intersection of La Posada Drive and Pyramid Way is a commercial node for the central part of the Spanish Springs Valley. To the south are the Tierra Del Sol planned development and Washoe County’s Lazy Five Regional Park.

The proposed amendments to the Handbook only change the development standards, not the types of land use within the planned development. The majority of the single-family residential uses are in the eastern portion of the planned development while the multi-family residential, commercial, and business park uses are in the western portion of the planned development. These proposed changes do not affect the existing single-family residences under development.

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 because the proposed amendments do not alter the permitted land uses. However, fiscal impacts were addressed as part of the review of the 2018 Comprehensive Plan amendment for Stonebrook. The fiscal analysis submitted to support that request projected that Stonebrook will produce a positive fiscal impact of approximately $1,026,128 over the 20-year analysis period.  

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.

There are currently single-family homes under construction on the eastern side of Stonebrook. The proposed amendment modifies development standards for the multi-family, commercial and business park uses located on the west side of Stonebrook. These changes are intended to facilitate development of Stonebrook in a manner consistent with the original intent of the plan.

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

There are currently no residents or businesses in Stonebrook, so the amendment will not impair any residents’ or owners’ reliance on the provisions of the Handbook. Because the proposed amendment only involves the development standards for the western side of Stonebrook, the proposed amendment will not impair any reliance on the handbook by prospective homeowners in the eastern section of Stonebrook.

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

The proposed changes are intended to facilitate development of the multi-family, commercial, and business park uses in the western part of Stonebrook. The fiscal impact of these changes, based on the analysis prepared for the Comprehensive Plan amendment, is expected to be positive for the City. As discussed above under Finding B, the proposed changes are anticipated to have a limited impact on the properties within or surrounding Stonebrook. As a result, the Planning Commission determined that the public interest will not be adversely affected by the proposed amendment.

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

The proposed Handbook amendments do not change the type of land uses or permitted densities, nor increase the maximum number of residential units. The proposed amendments are intended to facilitate development of the non-single-family residential uses in Stonebrook while preserving the character of the approved planned development.

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

The proposed amendments will minimally impact surrounding residents and property owners. Stonebrook’s single-family residential use remains confined to its east side while the multi-family residential, commercial, and business park uses remain adjacent to Pyramid Way on Stonebrook’s west side. The land use pattern and street network are generally the same as originally approved in 2006. Street cross sections are being updated to match the existing surrounding streets and place the sidewalks further from curbs on collector streets.

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

The proposed amendments primarily change the development standards for multi-family, commercial, and business park land uses. The change in the development standards would add townhomes as a permitted multi-family housing product and facilitate development of large footprint commercial uses. Potential residents will benefit from more variety in housing types and commercial uses, and thus the proposed amendments will not solely confer a private benefit to any person.

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 as required by the Sparks Municipal Code and Nevada Revised Statutes. Notices were mailed to owners of property within at least 750 feet of Stonebrook; 547 such notices were mailed on April 17, 2019. Public notice was also published in the Reno Gazette-Journal on April 18, 2019. The Planning Commission and City Council meetings function as the public hearings for this item. 

1. The City Council can approve the amendment as presented in the Stonebrook Design Standards and Regulations.
2. The City Council may deny the request to amend the Stonebrook Design Standards and Regulations.
3. The City Council could remand the amendment back to Planning Commission with direction.   

I move to approve the amendment to the Stonebrook Final Design Standards and Regulations to modify the multi-family, commercial and business park development standards for an approximately 610-acre site generally located south of La Posada Drive and east of Pyramid Way in Sparks, NV in the NUD (New Urban District – Stonebrook) zoning district.