This request is for approval of a tentative map for a 182-lot, single-family residential subdivision on a site approximately 62.49 acres in size located at 7900 Pyramid Way (Exhibit 1 – Vicinity Map). This site is located in the Stonebrook Planned Development. The proposed tentative map will apply to the southern portion of two parcels that are approximately 110.89 acres in total size.

The Stonebrook Final Design Standards and Regulations (the Handbook) was approved in 2006 (PCN05070) and amended twice in 2019. The first amendment (PCN17-0053) rearranged the land uses along the west side of the Stonebrook Planned Development, including this site. The second amendment (PCN19-0013) adopted new street cross-sections and amended the street classification conventions for consistency throughout the Handbook.

The Handbook’s land use designations for this site are LMDR (Low Medium Density Residential), which allows a maximum density of 8 dwelling units per acre with no required minimum density, and Open Space. The Comprehensive Plan land use designation for this site is IDR (Intermediate Density Residential), which allows densities from 6 to less than 10 dwelling units per acre.

The applicant is requesting a tentative map for 182 single-family lots (Exhibit 2 – Tentative Map) on approximately 62.49 acres. The lots, as proposed in this request, range from approximately 6,500 square feet to 18,497 square feet. The proposed gross density would be 2.91 dwelling units per acres. However, the applicant has estimated that approximately 14.71 acres of this site is designated as Open Space. The open space area consists of a portion of the regional trail (along the Orr ditch) and part of Reach 9, the stormwater drainage facility included in the Impact Fee Service Area No. 1 Flood Control Capital Improvements Plan. Subtracting these areas from the gross area of the site leaves 47.78 acres for development and increases the unit density to 3.8 dwelling units per acre. This is less than the maximum density of 8 units per acre permitted by the Handbook.

The 3.8 dwelling units per acre is also below the minimum of 6 dwelling units per acre called for by the IDR (Intermediate Density Residential) Comprehensive Plan land use designation. While NRS 278.349(3)(e) requires consideration of whether a proposed tentative map is in conformance with zoning ordinances and the Comprehensive Plan, if the two documents are inconsistent, “the zoning ordinance takes precedence.” Here, the Handbook serves as the zoning document for the site and allows up to 8 dwelling units per acre with no minimum density, while the Comprehensive Plan calls for no less than 6 dwelling units per acre. Given this inconsistency, the more permissive zoning document – the Handbook – takes precedence.

Furthermore, the Handbook permits density transfers between villages. The proposed tentative map is composed of Villages DD and EE in the Handbook (Exhibit 5 – Unit Allocation Table). The applicant also owns the MDR Village. The applicant has submitted a letter stating their intention to transfer the units not used in Villages DD and EE to Village MDR (Exhibit 6 – Density Transfer Letter). This density transfer cannot be conditioned or required but the developer’s stated intent provides a level of assurance that the reduced density of this tentative map will not result in an overall density reduction within the Stonebrook Planned Development.

The fiscal impact analysis submitted with the most recent Comprehensive Plan amendment for this portion of the Stonebrook Planned Development anticipated that this site would be developed with approximately 8 dwelling units per acre. The applicant submitted an addendum reflecting the reduction in density for this site using the same methodology as the original fiscal impact analysis for comparison. The addendum indicates that reducing the density on this site will reduce the net positive fiscal impact to the City over the 20-year analysis period from $1,026,128 to $444,357, a reduction of approximately $581,771 or 57 percent.

As proposed, the development will have access from Pyramid Way via Tierra del Sol Parkway and Summerwilde Drive. Summerwilde Drive will be a new road that will replace the existing unpaved easement that provides access to the properties located to the east of this site. Tierra del Sol Parkway will also be extended northward from the Tierra del Sol development to La Posada Drive. Additional streets, as part of the transportation “backbone” for this western portion of Stonebrook, have been submitted for review by the City Engineer.

The applicant submitted a Traffic Analysis and addenda to that analysis (Exhibit 3 – Traffic Analysis). The Traffic Analysis is based on buildout assumptions for the western portion of Stonebrook. This area is sometimes referred to as “Stonebrook West” but is still a part of the Stonebrook Planned Development. Stonebrook West includes large areas designated for commercial and employment center uses with some single-family and multi-family areas. The Traffic Analysis addresses the traffic that will be generated by the commercial and employment center uses as well as the single-family and multi-family development. The proposed 182-lot single-family subdivision is expected to generate 1,780 average daily trips and 182 peak-hour trips.

The Handbook proposed improvements to the intersection of Dolores Drive, Pyramid Way, and Stonebrook Parkway in conformance with the improvements included in the NDOT design document for this section of Pyramid Way. Those improvements include a signal at this intersection.

The addenda to the Traffic Analysis clarify that while the warrants may be met for installation of a signal at the intersection of Dolores Drive, Pyramid Way, and Stonebrook Parkway, there is still capacity for additional U-turns on Pyramid Way at Robert Banks Boulevard. Condition 17 would require that all submittals for final maps based on this tentative map demonstrate that the total number of peak hour U-turns at Pyramid Way and Robert Banks Boulevard will not exceed 131, the capacity of that intersection. While staff intends to extend this requirement to all development in the western portion of Stonebrook, the proposed Conditions of Approval for this tentative map only apply to the approval of final maps for this site.

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 182 lots. This project would advance Goal H2 by providing traditional single-family housing in Sparks.

Despite the reduction in density from that contemplated by the Comprehensive Plan, the addendum to the fiscal impact analysis still anticipates a net positive fiscal impact to the City of $444,357. In addition, the property owner has stated their intent (Exhibit 6 – Density Transfer Letter) to transfer residential units from this tentative map to the multi-family parcel that they also own. Based on the projected net positive fiscal impact, the developer’s plan to transfer unused density to other sites within Stonebrook, and the fact that NRS 278.349(3)(e) gives precedence to the Handbook over the Comprehensive Plan, the Planning Commission determined that Finding T1 can be made.

The tentative map shows sidewalks throughout the development, complying with Policy C4. The infrastructure serving the site, including roads, water, and sanitary sewer facilities, was designed to support this intensity of development on this site and the City’s sewer model shows sufficient capacity to serve the 182 proposed homes, 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 Pyramid Way via Tierra del Sol Parkway and Summerwilde Drive. Traffic associated with development of this site for single-family residences was considered with the review and approval of the Handbook. This tentative map does not change the traffic patterns or generate trips exceeding the planned capacity of the surrounding streets. Signal installation at the intersection of Dolores Drive, Pyramid Way, and Stonebrook Parkway and other improvements will be required by Condition 17.

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 has provided comments, which are discussed in Finding T6 below. As of the writing of this staff report, no other agencies have provided comments. 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 86.84 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 sewage flows for the development will be 63,700 gallons per day. The City’s sewer model indicates sufficient capacity to serve the 182 proposed units, 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 Hall Elementary School, Shaw Middle School, and Spanish Springs High School. As stated in the attached letter from Washoe County School District (Exhibit 4 – Agency Comments), this proposed development is anticipated to add 37 new students to Hall Elementary, 16 to Shaw Middle School, and 17 to Spanish Springs High School. Hall Elementary School’s enrollment for 2017-2018 was at 88% of base capacity; adding 37 new students from this development would increase enrollment to approximately 94% of the school’s base capacity. Shaw Middle School’s enrollment for 2017-2018 was at 95% of base capacity; adding 16 new students would increase enrollment to approximately 96%. Enrollment during the 2017-2018 school year at Spanish Springs High School was at 112% of base capacity and adding 17 new students from this project would increase the enrollment to approximately 113%. The 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 subsequent addenda demonstrate that the traffic generated by these 182 lots may not, on its own, require the construction of a traffic light at the intersection of Dolores Drive, Pyramid Way, and Stonebrook Parkway. However, the Traffic Analysis addendum providing a “gap analysis” shows there is capacity for 76 additional (131 total) peak hour U-turns at the Pyramid Way and Robert Banks Boulevard intersection. Condition 17 would require that the signal at the intersection of Pyramid Way, Dolores Drive, and Stonebrook Parkway be constructed prior to the issuance of a final map that would result in 132 or more total peak hour U-turns at the intersection of Pyramid Way and Robert Banks Boulevard.

FIRE AND EMERGENCY MEDICAL RESPONSE 

Fire and emergency medical service will be provided by the Sparks Fire Department. At this time, the project site is located outside the 4-minute travel time standard for the Sparks Fire Department. The City has an agreement with the Truckee Meadows Fire Protection District for automatic aid to serve this area.

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 anticipates the proposed project will generate 1,780 average daily trips with 182 peak hour trips. The proposed project will have access from Pyramid Way via Summerwilde Drive and from Tierra del Sol Parkway, which will be extended from the Tierra del Sol development to the south to La Posada Drive to the north. These streets were designed to accommodate the development of the entire western side of the Stonebrook Planned Development.

FINDING T8:

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

FLOOD PLAIN

The site is located within Federal Emergency Management Agency (FEMA) Zone X, which designates the site as outside of the 100-year flood hazard zone.

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 a comment letter from Washoe County School District, which is attached to this staff report (Exhibit 4 – Agency Comments). Those comments were addressed in finding T6 above and considered by the Planning Commission. 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:

LANDSCAPING

Landscaping on the individual lots shall comply with the standards in the Handbook.  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 Handbook 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 for a 182-lot single-family subdivision on a site 62.49 acres in size located at 7900 Pyramid Way, Sparks, Nevada in the NUD (New Urban District – Stonebrook Planned Development) 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 17.