Kiley Ranch North Village 9 is generally located east of Kiley Ranch Parkway, south of Wingfield Hills Road, and north of Windmill Farms Parkway (Exhibit 1 – Vicinity Map). Village 9 is governed by the Kiley Ranch North Phase 7 Final Development Handbook, which was approved in 2018. A tentative map for Village 9, for 344 lots, was originally approved by the City Council as PCN17-0057 on March 12, 2017. On September 10, 2018, the City Council approved PCN18-0034, amending PCN17-0057 to decrease the number of lots from 344 to 310, designate the streets as private, and add entry gates and a clubhouse. The site has not yet been developed.

The Kiley Ranch North Master Plan designates the site as LMR (Low-Medium Residential), which permits a density of 4.0 to 7.9 dwelling units per acre. The City’s Comprehensive Plan Land Use designation for this site is LDR (Low-Density Residential) with a density of 3 to 6 dwelling units per acre. The gross density for the proposed tentative map is 4.8 dwelling units per acre. This proposed density complies with both the Kiley Ranch North Phase 7 Final Development Handbook and the City’s Comprehensive Plan.

The clubhouse was included in the subdivision as an amenity for the project, which was to be marketed as a senior community. The applicant’s subsequent research has determined that the clubhouse is no longer a desirable amenity in today’s market, and the developer is now marketing the subdivision as an inter-generational project.

This application seeks to amend PCN18-0034, which was approved with 22 conditions (Exhibit 2 – PCN18-0034 Conditions of Approval). Staff is proposing to alter these conditions to:

• reflect the increase in the proposed number of lots from 310 to 316 and a decrease in total acreage (from 67.56 to 65.7 acres) resulting from completed street dedications;
• reflect the renaming of Lazy 5 Parkway to Wingfield Hills Road, effectuated since the tentative map was previously approved;
• add a condition, per the Kiley Ranch North Village 9 Final Handbook, requiring that the Kiley Landscape Maintenance Association maintain all landscape and common areas outside of Village 9’s boundaries; this condition was not included in the prior conditions of approval; and,
• delete a condition requiring an emergency-access-only gate on June Bug Drive since the developer proposes to remove all private gates from the project.

At its regular meeting on June 6, 2019, the Planning Commission recommended approval of the proposed amendment to the tentative map for Village 9.

The applicant is requesting amendment of a previously approved tentative map consisting of one (1) village located within Phase 7 of the Kiley Ranch North Planned Development. The proposed phasing consists of three sub-villages. Village 9A is proposed to have 70 lots. Village 9B is proposed to be developed in three sub-phases with a total of 147 lots, and Village 9C is proposed to be developed in two sub-phases with a total of 99 lots. The total number of residential lots proposed is 316 (Exhibit 3 – Tentative Map). The anticipated phasing is from south to north and west to east. The minimum proposed lot size is 5,000 square feet with the largest lot being approximately 14,421 square feet. The average lot size is approximately 6,230 square feet.

This proposed amendment to the tentative map would have no significant material effect on Kiley Ranch North Village 9 because the tentative map was approved for 310 units and only six additional residential units are proposed. The six proposed units would replace a clubhouse. The applicant’s representative has stated that the motivation for removing the clubhouse from the project is fiscal in nature and in response to current market trends. While the project was originally anticipated to be marketed as a senior community, the applicant has since decided to promote the project to the broader public as inter-generational while designing the parcels to require minimal maintenance, thereby increasing the attractiveness of the project to seniors. The Planning Commission supports amending the Kiley Ranch North Village 9 Tentative Map in this manner.

The existing Condition 3 limits the total number of units to 310. The request is to increase the total number of units from 310 to 316. The existing Condition 3 reads:

3. PROJECT DESCRIPTION:

THE PROJECT APPROVAL IS LIMITED TO A 310 UNIT SINGLE-FAMILY RESIDENTIAL SUBDIVISION (PHASE I) ON 67.56 ACRES.

The proposed change to Condition 3 reads:

3. PROJECT DESCRIPTION:

THE PROJECT APPROVAL IS LIMITED TO A 316-UNIT SINGLE-FAMILY RESIDENTIAL SUBDIVISION (PHASE I) ON 65.7 ACRES.

The difference in total acreage is accounted for in street dedications around the perimeter of the site that the applicant made prior to this application but after the existing tentative map was approved. There are no proposed changes to access to the project area, and all streets are to remain private, but the previously approved entrance gates will no longer be a part of Village 9. There are no changes proposed to lot sizes. There are also no proposed changes to the street layout in Village 9.

Previous conditions of approval shall remain and are included with this approval, excepting the former Condition 21, which restricted June Bug Drive to emergency access only through private gates. Because private gates are no longer a part of the project, the restriction and associated condition will be removed.

However, the previously proposed name change of Lazy 5 Parkway to Wingfield Hills Road has been completed, so staff recommends updating Condition 16. The current Condition 16 states:

16.  IMPROVEMENTS OF LAZY 5 PARKWAY:

THE DEVELOPER SHALL BE RESPONSIBLE FOR THE IMPROVEMENT OF LAZY 5 PARKWAY FROM THE EXISTING TERMINUS TO THE EASTERN BOUNDARY OF KILEY RANCH NORTH PLANNED DEVELOPMENT, TO THE APPROVAL OF THE CITY ENGINEER. THE ROADWAY IMPROVEMENT PLANS (EITHER TWO LANES WITH RIGHT-OF-WAY FOR FOUR LANES OR FOUR LANES WITH WAIVERS FROM WASHOE COUNTY REGIONAL TRANSPORTATION COMMISSION) SHALL BE APPROVED PRIOR TO THE RECORDATION OF THE FINAL MAP AND CONSTRUCTION SHALL BE COMPLETE PRIOR TO THE ISSUANCE OF THE CERTIFICATE OF OCCUPANCY FOR THE FIRST HOME. TWO MEANS OF ACCESS WILL BE REQUIRED THROUGHOUT THE DEVELOPMENT OF THE PROJECT TO THE APPROVAL OF THE FIRE MARSHALL.

The proposed change to Condition 16 reads as follows:

16.  IMPROVEMENTS OF WINGFIELD HILLS ROAD:

THE DEVELOPER SHALL BE RESPONSIBLE FOR THE IMPROVEMENT OF WINGFIELD HILLS ROAD FROM THE EXISTING TERMINUS TO THE EASTERN BOUNDARY OF KILEY RANCH NORTH PLANNED DEVELOPMENT, TO THE APPROVAL OF THE CITY ENGINEER. THE ROADWAY IMPROVEMENT PLANS (EITHER TWO LANES WITH RIGHT-OF-WAY FOR FOUR LANES OR FOUR LANES WITH WAIVERS FROM WASHOE COUNTY REGIONAL TRANSPORTATION COMMISSION) SHALL BE APPROVED PRIOR TO THE RECORDATION OF THE FINAL MAP AND CONSTRUCTION SHALL BE COMPLETE PRIOR TO THE FINAL INSPECTION OF THE FIRST DWELLING UNIT. TWO MEANS OF ACCESS WILL BE REQUIRED THROUGHOUT THE DEVELOPMENT OF THE PROJECT TO THE APPROVAL OF THE FIRE MARSHAL.

The primary access to the proposed subdivision is via roads that intersect with Kiley Parkway, Windmill Farm Parkway, and Wingfield Hills Road. The proposed road network conforms to the approved Kiley Ranch North Phase 7 Final Development Handbook. These roads are designed to handle traffic generated by this project.

As part of the final map submittal, the developer must provide the City a report estimating the costs to maintain, repair, replace, or restore all privately-owned streets, sidewalks, and utilities serving or located within Village 9 for a period of at least 30 years. The report must include: (a) an estimate of the total annual assessment to be imposed on homeowners necessary to cover the cost of maintaining, repairing, replacing, or restoring the privately-owned streets, sidewalks or utilities; and (b) a plan to provide adequate maintenance funding. The report must be approved by the City prior to recordation of any final maps and must be completed by a person who holds a permit issued pursuant to NRS Chapter 116A (Condition 21).

The Kiley Ranch North Phase 7 Final Development Handbook requires that a sub-association of the homeowner’s association for Kiley Ranch North be formed for maintenance of the private streets, the utilities within these streets, and recreational amenities. The City of Sparks will be responsible for the maintenance of the sidewalks along Kiley Parkway, Wingfield Hills Road, and Windmill Farms Road, the regional trail along the eastern portion of the property, and sanitary sewer facilities. In accordance with the Kiley Ranch North Phase 7 Final Development Handbook, the Kiley Landscape Maintenance Association will maintain all landscape and common areas bordering Village 9 (Condition 22). All storm drain facilities within public right-of-way or receiving or conveying storm water from a public right-of-way will be maintained by the City of Sparks. Storm drain facilities not receiving or conveying storm water from public right-of-way will be maintained by the sub-association (Condition 11).

One additional condition of approval providing for landscaping maintenance by a Landscape Maintenance Association (LMA) for Village 9 is proposed. This proposed condition has been edited for clarity since by City staff since it was reviewed by the Planning Commission. If approved, the additional condition would read:

22. LANDSCAPE MAINTENANCE ASSOCIATION:

THE KILEY LANDSCAPE MAINTENANCE ASSOCIATION (LMA) SHALL MAINTAIN ALL LANDSCAPE AND COMMON AREAS BORDERING VILLAGE 9 FOR THE LIFE OF THE PROJECT. A NOTE STATING SUCH SHALL BE PLACED ON ANY FINAL MAPS FOR VILLAGE 9.

Staff requested comments from public agencies in accordance with NRS 278.330 to 278.348, inclusive. Staff did not receive any comments from outside agencies.

A Plan Review meeting was held on May 8, 2019, with the applicant’s representatives and staff from engineering and Sparks Fire Department, and all parties are in agreement with the proposed change to the total unit count and removal of the clubhouse from the project.

After reviewing this request, the Planning Commission determined that findings T1 through T12 can be made and recommended that the City Council approve the changes to the approved tentative map for Village 9.

Findings for Amendment to a Tentative Map

FINDING T1:

The request conforms to the Master Plan and zoning ordinances.

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

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.

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

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

H8: Facilitate development of multi-generational housing options and products.

H9: Facilitate housing communities for seniors, including aging in place.

The Kiley Ranch North Planned Development 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. This complies with both the Kiley Ranch North Phase 7 Final Development Handbook and the City’s Comprehensive Plan.

The proposed tentative map is for a single-family development with lots ranging in size from 5,000 square feet to 14,421+ square feet. 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 available to the southwest of the property and the infrastructure modeling has included development of Village 9 as a single-family subdivision, which complies with Policy CF1 and supports Policy H1.

The proposed amendment to the tentative map will facilitate development of an intergenerational community. Amending the tentative map as proposed addresses the needs of independent senior citizens because the proposed housing designs in the Kiley Ranch North Phase 7 Final Development Handbook provide housing options designed to require less maintenance, ease of use and access, further supporting Policies H2, H8, and H9. Home designs will be reviewed and approved by staff as part of the review for final maps. The proposed subdivision provides another housing option in the Kiley Ranch North planned development, advancing Policies CC8 and H2.

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 Kiley Ranch North Phase 7 Final Development Handbook. The project requires extension of Kiley Ranch Parkway and Wingfield Hills Road to access the project area. The addition of six units will not impact the street design (Conditions 1, 15, and 16).

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. Staff did not receive any responses from outside agencies. The developer shall comply with all previous requirements of these agencies (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 110.37 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 (Condition 6).

FINDING T5:

The availability and accessibility of utilities has been considered.

The developer has estimated that sewage flows for the development will be 284,440 gallons per day. The applicant will be required to provide evidence of 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 (Conditions 8 and 14).

FINDING T6:

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

SCHOOLS

Staff did not receive comment from the Washoe County School District (WCSD) for this application. Prior comments received from WCSD in response to PCN18-0034 stated this area is currently zoned for Hall Elementary School, Shaw Middle School, and Spanish Springs High School.  WSCD’s previous comments anticipated a 310-unit subdivision would generate approximately 113 students (70 elementary school students, 14 middle school students, and 29 high school students).

Hall Elementary School’s enrollment for 2017-2018 was at 92% of base capacity; adding 70 new students from Village 9 would increase enrollment to approximately 102% of the school’s base capacity. Shaw Middle School’s enrollment for 2017-2018 was at 89% of base capacity; adding 14 new students from Village 9 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 29 new students from Village 9 would increase this school’s enrollment to 111% of base capacity. WCSD indicated that WCSD was “undergoing measures to provide overcrowding relief to Spanish Springs High School.”

As described above, the proposed amended tentative map would increase the number of dwelling units from 310 to 316. Given this minimal increase, staff does not anticipate that amending the tentative map as proposed will cause significant additional impacts to schools.

POLICE PROTECTION

Law enforcement services will be provided by the Sparks Police Department. The addition of six dwelling units to this project will not significantly impact police services.

TRANSPORTATION

Staff did not receive any comment from the Regional Transportation Commission (RTC) regarding this application. RTC reviewed this project as a part of PCN18-0034 and provided comments, which can be summarized as follows: RTC Ride does not serve this area; the 2040 Regional Transportation Plan identifies Kiley Parkway and Lazy Five Parkway (now Wingfield Hills Road) as arterial roads with moderate-access control to maintain Level of Service of D; and the traffic study should be updated to address the new schools within the planned development.

The City had required the applicant to update the traffic analysis with their application to amend the Comprehensive Plan for the entire Kiley Ranch North planned development as a part of PCN18-0034. This subdivision will contribute to the Regional Road Impact Fee program, which provides funding for roadway improvements to maintain adopted levels of service. With the development of the subdivision, Kiley Parkway will be extended north to Wingfield Hills Parkway. The developer will also have to extend Wingfield Hills Parkway from its current terminus at David Allen Parkway to the eastern boundary of the Kiley Ranch North planned development. Both roads serve as collectors and will ultimately be four lanes. The addition of six units will not impact the approved street design of the Kiley Ranch North Final Development Handbook.

FIRE AND EMERGENCY MEDICAL RESPONSE 

Fire and emergency medical services 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 mutual aid to serve this area, so fire sprinklers are not required. The Sparks Fire Department requires two means of access to Village 9 prior to any combustible materials being placed onsite. This condition requires the construction of Kiley Parkway and Wingfield Hills Road (Condition 12). The addition of six units does not significantly impact the demand for fire and emergency medical services.

Utilities

NV Energy will provide electrical services and Paiute Gas will provide natural gas service. Electric, telephone, and cable services will be extended underground within the roadway right-of-way to serve this development. The addition of six units will not significantly increase the demand for utility services.

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.

The traffic analysis submitted with the application for this subdivision estimates that the project will generate 3,008 average daily trips (ADT) with an AM peak hour of 237 trips and a PM peak hour of 316 trips. Traffic impacts from this project have been considered with the review and approval of the Kiley Ranch North Phase 7 Final Development Handbook. This tentative map amendment does not change the traffic patterns or generate increased trips in excess of the planned capacity of the surrounding streets, nor does it represent an increase over trips previously approved as a part of PCN18-0034. The addition of six housing units presents equal ADTs to the clubhouse that is proposed to be removed with this application.

FINDING T8:

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

FLOOD PLAIN

The majority of the Village 9 property is located within Federal Emergency Management Agency (FEMA) Zone X. Approximately 8 acres, located on the east side of the tentative map area, are within FEMA Zone A. The applicant is proposing to file a Letter of Map Revision with FEMA to use fill to raise the lots in this area out of Zone A, which was also done in Kiley Ranch North Village 37 to the south. Based on the Preliminary Hydrology Report submitted with the tentative map application, the project will not be adversely affected by the floodplain, nor will the project adversely affect properties downstream. The proposed development has been designed in accordance with the appropriate standards and is in compliance with previous studies. The developer is required to submit a final hydrological report for the project in conformance with the City’s draft Hydrological Criteria and Drainage Design Manual for review and approval by the City Engineer prior to recordation of a final map for Village 9 (Condition 9). The addition of six housing units in place of a clubhouse will not alter flood plain characteristics.

SLOPE

The project does not trigger application of the City’s Hillside Development Ordinance as the site is relatively flat with slopes of less than 5% over the entire site. The addition of six housing units in place of a clubhouse will not alter slope characteristics.

SOIL

A final geotechnical report will be required prior to the issuance of any building permit. Any recommendations from that report shall be incorporated into design for the building permits (Condition 13). The addition of six housing units in place of a clubhouse will not alter soil characteristics.

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.

Staff has not received any comment from outside agencies regarding this application. Comments from outside agencies received as a part of PCN18-0034 are addressed 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 protection service will be provided by the Sparks Fire Department. Refer to comments above under Finding T6. The addition of six housing units will not impact fire protection.

FINDING T11:

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

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

Landscaping:

The Kiley Ranch North Phase 7 Final Development Handbook regulates landscaping for the entrances to the villages, fencing, and lighting. The tentative map includes conceptual plans for the common areas, pedestrian access, and landscaping along the streets. The common areas proposed within the subdivision will be maintained by a sub-association of the Kiley Ranch North homeowner’s association (Condition 10). The tentative map includes links to the regional trail, which will be located on the eastern side of the site.  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 10). Common areas along the adjacent public streets will be maintained by the Kiley Landscape Maintenance Association (Condition 22).

Architecture:

Village 9 is comprised exclusively of single-family homes. The applicant is proposing homes ranging in size from 1,200 square feet to approximately 3,000 square feet. The architecture must comply with the Kiley Ranch North Phase 7 Final Development Handbook. Architectural elevations must be approved by City staff prior to the recordation of the final map. (Condition 7)

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. The Planning Commission agenda was posted on May 29, 2019.  The Planning Commission and the City Council meetings function as the public meetings for this item.

1. The City Council may approve the amendment of the previously approved Tentative Map.
2. The City Council may deny the request to amend the previously approved Tentative Map.
3. The City Council may remand the request to Planning Commission with direction.  

I move, based on the information and findings set forth in the staff report associated with PCN19-0017, to amend a previously approved Tentative Map to remove a clubhouse and increase the total number of lots from 310 to 316, and other matters properly relating thereto,  on a site approximately 65.7 acres in size generally located east of Kiley Parkway, south of Wingfield Hills Road, and north of Windmill Farms Road, Sparks, Nevada in the NUD (New Urban District – Kiley Ranch North) zoning district.