This request is for approval of a tentative map for a 454-lot, single-family residential subdivision on a site approximately 65 acres in size generally located east of Golden Eagle Regional Park and south of Vista Boulevard (Exhibit 1 - Vicinity Map). This site is zoned SF-6 (Residential Single-Family).

In November 2018, the City Council entered into a development agreement (the “Agreement”) with Foothills at Wingfield, LLC and Albert D. Seeno Construction Company for the development of this site (PCN18-0005).  Concurrently, the Comprehensive Plan land use designation was amended from Open Space (OS), Commercial (C), Multi-family (MF24), High Density Residential (HDR), Large Lot Residential (LLR), and Mixed Use (MU) to Intermediate Density Residential (IDR).  The zoning was also changed at that time from A-5 (Agriculture) to SF-6 (Residential Single-Family). 

The Agreement addressed several development issues that had an impact on concurrency of development.  These issues included site access across Bureau of Land Management (BLM) property, offsite sewer improvements, and intersection improvements. 

In addition, City staff was also concerned that the BLM would add requirements regarding the second fire apparatus access road (FAAR), which was required by the Fire Department in the Agreement.  At the time the Agreement was approved, the general location of this FAAR was known but the specific location had not yet been determined.  To ensure the FAAR would be accessible in flood emergencies, the Agreement required that a Conditional Letter of Map Revision (CLOMR) be approved before the approval of any tentative maps.  Subsequent to the approval of the Agreement, the applicant and staff discussed, with each other and with the BLM, access to the site and FAAR, and determined the specific location of the FAAR. 

Knowing the alignment of the FAAR and site access roads, the applicant requested amendment of the Agreement to change the CLOMR requirement to allow a tentative map to be approved prior to the approval of a CLOMR so long as documentation of submittal for the CLOMR was submitted to the City.  The City Council approved the amendment at their January 13, 2020 meeting.

The applicant is requesting a tentative map for 454 single-family lots (Exhibit 2 – Tentative Map) on approximately 65 acres.  The lots, as proposed in this request, range from approximately 4,559 square feet to 7,046 square feet.  The proposed gross density would be 7 dwelling units per acre. The Agreement permits between 420 and 475 units on this site.  The SF-6 zoning has a maximum permitted density of 7.3 dwelling units per acres, which would allow 475 units.  The Comprehensive Plan land use designation of IDR allows densities of 6 to less than 10 dwelling units per acre, which equates to between 390 and 644 units.  At 454 units (7 dwelling units per acre), the requested tentative map complies with the density requirements of the Agreement, the Comprehensive Plan land use designation of IDR, and the site’s SF-6 zoning.

The SF-6 zoning district typically has a minimum lot size of 6,000 square feet. However, the SF-6 zoning district allows for small lot development standards to be used.  These standards allow for smaller lots provided the maximum density for the district is not exceeded.  The applicant has designed this tentative map in compliance with the small lot standards. 

A fiscal impact analysis was submitted with the applications for the Agreement, Comprehensive Plan amendment, and rezoning.  A letter updating that analysis (Exhibit 3– Fiscal Update) was submitted with this application.  The Fiscal Update reduced the number of units to the requested 454 from 530 used in the initial analysis and removed road maintenance costs as all roads within the proposed development will be privately maintained.  The Fiscal Update indicates that over the 20-year analysis period, this development will have a positive fiscal impact on the City with a $1,686,192 surplus to the general fund and $1,591,948 surplus to the road fund.

This development will have access from Vista Boulevard via two Golden Eagle Regional Park roads: Homerun Drive and Touchdown Drive.  The improvements needed to Homerun Drive, Touchdown Drive, and Vista Boulevard, as well as the needed improvements to the intersection of Vista Boulevard, Homerun Drive, and Scorpius Drive, were specified in the Agreement.  The conceptual improvement plans submitted with this request are in substantial compliance with the requirements of the Agreement. 

The Agreement requires that the proposed site access and FAAR roads have BLM approval prior to the issuance of a tentative map.  Site access and the FAAR were approved by the BLM through the Golden Eagle Regional Park master plan update process.  That approval is attached as Exhibit 4 – GERP Master Plan Update. 

The traffic analysis for this site was part of the Agreement application and approval.  The applicant has submitted an addendum to that analysis (Exhibit 5 – Traffic Addendum) adjusting the total number of units from 450 to 454.  The addendum calculated that this increase in units will increase the average daily trips from 4,248 to 4,286 on a weekday and from 4,293 to 4,331 on Saturday, both increases of 38 average daily trips.  This change is also anticipated to increase the AM peak hour trips from 333 to 336 on a weekday and from 170 to 173 on Saturday, increases of 3 AM peak hour trips.  Finally, the traffic addendum indicates the PM peak hour trips will increase from 446 to 450 on a weekday and from 419 to 423 on Saturday, increases of 4 PM peak hour trips and 6 PM peak hour trips, respectively.  These nominal increases will not impact the nature of the improvements already required by the Agreement.

The Agreement also requires offsite sewer improvements to accommodate the estimated 105,000 gallons per day to be generated by this development.  The applicant submitted a preliminary sewer report that complies with the requirements of the Agreement.

Tentative Map Findings

FINDING T1:

The request conforms to the Master Plan and zoning ordinances.

RELATIONSHIP TO THE MASTER PLAN

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

GOALS

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

POLICIES

C4:       Require sidewalks for pedestrians 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.

The proposed tentative map is for a single-family subdivision with 454 lots. This project would advance Goal H2 by providing traditional single-family housing in Sparks, and the density proposed in this tentative map conforms to the density range for the IDR land use in the Comprehensive Plan. The Fiscal Update indicates a net positive fiscal impact to the City of $3,278,140 over 20 years, supporting the City’s fiscal sustainability.

The tentative map shows sidewalks throughout the development, complying with Policy C4. The infrastructure serving the site has been studied and designed to support this development, including roads, water, and sanitary sewer facilities.  The preliminary plans for these improvements submitted with this application are in substantial compliance with the infrastructure improvements required in the Agreement, complying with Policy CF1.

FINDING T2:

General conformity with the City's master plan of streets and highways has been considered.

As discussed in the Analysis section above, the proposed development will have access from Vista Boulevard via Golden Eagle Regional Park roads, specifically Homerun Drive and Touchdown Drive.  The traffic analysis submitted with the Agreement and the addendum to the traffic study submitted with this request detail the improvements that will be necessary to Homerun Drive, Touchdown Drive, Vista Boulevard and the Vista Boulevard/Homerun Drive/Scorpius Drive intersection to accommodate the traffic generated by this development.

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 provided comments, which are discussed in Finding T6 below. The Washoe County Health District (WCHD) has also provided comments.  The WCHD letter includes comments regarding the standard processing of tentative and final maps as well as two comments specific to this site.  The first is a requirement that the applicant receive an abandonment permit for an onsite sewer disposal system (septic tank). The other is a requirement that the applicant obtain a permit to abandon a domestic well on the site.  The developer must comply with the requirements of outside agencies with regulatory authority over tentative maps and final maps 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 domestic water requirement for the proposed development at 141.37 acre-feet per year. The water rights needed to serve the project must be 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 that the proposed subdivision will produce sewage flows totaling 105,000 gallons per day. The City’s sewer model indicates sufficient capacity to serve the 454 proposed units once the offsite improvements required by the Agreement are made, but the applicant will be required to provide evidence that there is adequate sewer capacity to serve the project prior to recordation of a final map (Condition 9). The storm water and drainage plan for the development must be reviewed and approved by the City Engineer prior to recordation of a 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 have been considered.

SCHOOLS

This area is currently zoned for Van Gorder Elementary School, Sky Ranch Middle School, and Spanish Springs High School. As stated in the attached letter from Washoe County School District (Exhibit 6 – Agency Comments), this proposed development will add 111 new students to Van Gorder Elementary School, 40 to Sky Ranch Middle School, and 43 to Spanish Springs High School. Van Gorder Elementary School’s current enrollment is at 107% of base capacity; adding 111 new students from this development would increase enrollment to approximately 120% of the school’s base capacity.  Bohach elementary is anticipated to open in the Fall of 2020, providing some relief to Van Gorder Elementary.  Sky Ranch Middle School’s current enrollment is at 97% of base capacity; adding 40 new students would increase enrollment to approximately 100%.  Current enrollment at Spanish Springs High School is at 108% of base capacity and adding 43 new students from this project would increase the enrollment to approximately 109%. Washoe County School District anticipates that the new Procter R. Hug High School, now under construction, will provide enrollment relief to Spanish Springs High School.

POLICE PROTECTION

Law enforcement services will be provided by the Sparks Police Department.

TRANSPORTATION

No comments were received from the Regional Transportation Commission (RTC) or the Nevada Department of Transportation (NDOT) in response to this project.  The submitted Traffic Analysis and addendum demonstrate that the traffic generated by these 454 single-family residences will require improvements to Homerun Drive, Touchdown Drive, and Vista Boulevard, as well as improvements to the Vista Boulevard/Homerun Drive/Scorpius Drive intersection. Those improvements are required by the Agreement.

FIRE AND EMERGENCY MEDICAL RESPONSE 

Fire and emergency medical service will be provided by the Sparks Fire Department.  The project site is located within the 4-minute travel time standard for the Sparks Fire Department.

UTILITIES

NV Energy will provide electrical 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.

The Traffic Analysis and addendum anticipate the proposed project will generate 4,248 average daily trips with 446 peak hour trips on weekdays, and 4,293 average daily trips with 419 peak hour trips on Saturdays. The proposed project will have access from Vista Boulevard via Homerun Drive and Touchdown Drive. The street improvements required in the Agreement are expected to accommodate the traffic impacts created by this development.

FINDING T8:

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

FLOOD PLAIN

The site is primarily located within Federal Emergency Management Agency (FEMA) Zone X, which indicates that the site is outside the 100-year flood hazard zone.  A small area in the northeast corner of the site is located in FEMA Zone AE, which indicates that it is in the 100-year flood plain with an established base flood elevation.  The area in the AE Zone is the subject of the CLOMR that has been submitted to FEMA.  If the CLOMR and subsequent LOMR are successful, this area will be removed from the floodplain. Condition 15 requires that documentation of the approved CLOMR be submitted prior to the approval of any final map. 

SLOPE

The proposed project does not trigger the application of slopes, hilltops, and ridges requirements.  The entire site is relatively flat and only has slopes of less than 10 percent.  

SOILS

A final geotechnical report will be required prior to recordation of any final map (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.

As of the preparation of this staff report, the City has received comment letters from Washoe County School District and the Washoe County Health District, which are attached to this staff report (Exhibit 6 – Agency Comments). Those comments were addressed in finding T6 above. The City has not received comments from other agencies.

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 Finding T6 above.

FINDING T11:

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

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

WILDLAND URBAN INTERFACE

This site abuts BLM open space.  The adjacency of this development to BLM open space requires that a fire protection plan that conforms to Wildland Urban Interface Code (WUI) standards be submitted for review and approval by the Fire Chief.  The applicant has submitted a fire protection plan as required; the Fire Chief has reviewed and approved the plan.

LANDSCAPING

Landscaping on the individual lots shall comply with the standards in the Sparks Municipal Code.  Landscaping in the right-of-way and common areas shall be maintained by a home-owners association or landscape maintenance association, as applicable.  Final landscape plans must be submitted with the final map and approved prior to recordation of the final map (Condition 12).

ARCHITECTURE

The design standards in the Sparks Municipal Code govern the architecture for this project (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.  The Planning Commission and the City Council meetings function as the public meetings for this item.

1. Council can approve the tentative map.
2. Council can deny the tentative map.
3. Council can remand the tentative map to Planning Commission with direction.

I move to approve the Tentative Map request for a 454-lot single-family subdivision on a site 65 acres in size generally located east of Golden Eagle Regional Park and South of Vista Boulevard, Sparks, Nevada in the SF-6 (Single Family Residential) zoning district, adopting Findings T1 through T12 and the facts supporting these findings as set forth in the staff report, and subject to Conditions of Approval 1 through 15.