This Tentative Map request is for a 73-lot single-family subdivision located within Phase 3 Village CC of the Stonebrook planned development. Stonebrook Phase, 3 Village CC is generally located northwest of the intersection of Stonebrook Parkway and Oppio Ranch Parkway and east of the Orr Ditch (Exhibit 1 – Vicinity Map). The site is governed by the Stonebrook Design Standards and Regulations (Handbook), which was approved in 2006.

 

In February of 2014, the City Council approved a tentative map for Stonebrook Phase 1 (PCN12014/TM130002) for a 617-lot single-family residential subdivision. Stonebrook Phase 1 is located in the northeast portion of the Stonebrook planned development and abuts the Cimarron planned development to the east.  To date, 492 lots have been recorded in five final maps and 111 lots are currently being reviewed in another final map. 

 

In May of 2018, the City Council approved a tentative map for Stonebrook Phase 2 (PCN18-0007/STM18-0004) for a 459-lot single-family subdivision. Stonebrook Phase 2 is located in the southeast portion of the Stonebrook planned development and abuts the Pioneer Meadows planned development to the south and the Wingfield Springs planned development to the east. An amendment to the tentative map for Stonebrook Phase 2 (PCN18-0007/STM20-0003) was approved by City Council on November 23, 2020. This amendment added 30 lots to Stonebrook Phase 2, increasing the number of lots from 459 to 489, and incorporated townhomes into the subdivision. Currently, 263 lots located in Villages E, F, and G are being reviewed in four final maps.  

 

In January of 2019, the City Council approved various amendments to the Handbook. One amendment provided for consolidation of two five-acre neighborhood park sites into one larger community park approximately 20 acres in size based on a request from the Sparks Parks and Recreation Department. The community park site is located near the intersection of La Posada Drive and Tierra Del Sol Parkway within Phase 3 of the Stonebrook planned development. The Handbook requires the community park be offered for dedication to the City prior to the recordation of the last final map within Stonebrook Phase 3.

 

In February of 2020, the City Council approved a tentative map for Stonebrook West Villages 1 and 2 (PCN19-0019/STM19-0003) for a 182-lot single-family subdivision. Stonebrook West Villages 1 and 2 consist of Villages DD, EE-1, and EE-2, and are located near the intersection of Stonebrook Parkway and Tierra Del Sol Parkway (Exhibit 2 – Stonebrook Land Use Map). To date, no final maps associated with Stonebrook West Villages 1 and 2 have been submitted for review. 

 

In June of 2020, a 396-unit multi-family residential project (PCN20-0014/AR20-0006) located adjacent to Pyramid Way and within the area designated MDR (Medium Density Residential) pursuant to the Handbook was administratively approved by City staff (Exhibit 2 – Stonebrook Land Use Map).

 

On January 7, 2021, the Sparks Planning Commission voted to forward a recommendation of approval to the City Council for the Stonebrook Phase 3, Village CC Tentative map for a 73-lot single-family subdivision (Exhibit 8 - Planning Commission Report of Action).

The subject site is predominantly designated Low Density Residential (LDR) pursuant to the Comprehensive Plan Land Use Map. However, a 0.77-acre common area parcel that will remain undeveloped is designated Open Space (OS). The LDR Comprehensive Plan land use category specifies a density range between three and six dwelling units per acre. As proposed, the Tentative Map is consistent with the LDR density range.

 

The subject site is zoned NUD (New Urban District – Stonebrook) and designated Single Family LDR (Low Density Residential) in the Handbook (Exhibit 2 – Stonebrook Land Use Map). As proposed, the lots are designed to meet the Single Family LDR standards in the Handbook that require interior lots be a minimum of 6,000 square feet in size and corner lots be a minimum of 6,500 square feet in size. 

 

The Handbook limits the maximum number of dwelling units in the Stonebrook planned development to 2,135. The Handbook does not require a minimum number of dwelling units be achieved at build-out. Currently approved tentative map lots and multi-family dwelling units within the Stonebrook planned development are shown in the table below. Final map lots that are either recorded or under review (and included in the count of tentative map lots) are also shown. 

 

Stonebrook Entitlements	Tentative Map Lots or Multi-Family Units	Final Map Lots
Phase 1 Tentative Map (Villages A, B, C, & D)	617	603
Phase 2 Tentative Map (Villages E, F, & G)	489	263
Stonebrook West Villages 1 & 2 Tentative Map (Phase 3 Villages DD, EE-1, & EE-2)	182	0
Subtotal - Single-Family Lots	1,288	866
Stonebrook Apartments	396	--
Total	1,684	866

As reflected in the table, 1,288 single-family lots and 396 multi-family dwelling units have been approved within the Stonebrook planned development. Combined, these approved lots and multi-family units total 1,684 dwelling units. Adding the 73 lots proposed with the Phase 3 Village CC Tentative Map to the previously approved units equals 1,757 dwelling units.

 

The applicant submitted a trip generation letter analyzing projected trips for the Stonebrook planned development’s single-family lots at full build-out (Exhibit 4 – Trip Generation Letter (Exhibit 4 – Trip Generation Letter). Assuming 356 single-family dwelling units are constructed in Stonebrook Phase 3, Villages AA and BB, the applicant estimates 1,703 single-family dwelling units will be constructed throughout the Stonebrook planned development. Adding this figure and the 396 approved multi-family dwelling units would result in 2,099 residential dwelling units within the Stonebrook planned development at build-out. This is 36 dwelling units fewer than the maximum of 2,135 units permitted by the Handbook. 

 

Staff requested comments from public agencies in accordance with NRS 278.330 to 278.348, inclusive, and received comments from the Washoe County School District and Regional Transportation Commission (Exhibit 7 – Agency Comments). These comments are addressed in the Tentative Map Findings below. 

 

For the reasons discussed below, the Planning Commission determined that findings T1 through T12 can be made and recommends approval of the Tentative Map to the City Council.

 

 

The request conforms to the Master Plan and zoning ordinances.

 

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.

 

H3: Ensure that Sparks residential and mixed-use neighborhoods are desirable locations to live.

 

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. 

 

This Tentative Map request is for a single-family subdivision with 73 lots. The proposed subdivision will provide additional residential units in Sparks, advancing Goal H2 and Policy H1. 

 

House designs will be reviewed and approved by staff as part of the review for the final map. Their design must comply with the architectural standards in the Handbook that address varied building styles, color, and materials in support of Goal H3 and Policy CC8.

 

The street cross sections and Tentative Map plans show sidewalks on both sides of all streets, complying with Policy C4. Infrastructure and utilities are currently available to the property and infrastructure modeling included development of Phase 3 Village CC as a single-family subdivision, which complies with Policy CF1 and supports Policy H1.

 

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

 

Access to the project will be from Oppio Ranch Parkway and the Tentative Map incorporates the street designs provided in the Handbook. 

 

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 administrate environmental and health laws. Written comments were provided by the Washoe County Health District (Exhibit 7 – Agency Comments) and the developer shall comply with all Washoe County Health District requirements (Condition 5).

 

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 73 single-family lots at 92.18 acre-feet per year. Municipal water service will be provided by Truckee Meadows Water Authority (TMWA) and water rights must be in place or dedicated with final maps (Condition 6).

 

The availability and accessibility of utilities has been considered.

 

The developer estimates that 73 single-family lots will generate 25,550 gallons of sewage per day. The applicant is required to provide evidence that there is adequate sanitary sewer conveyance and treatment 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 a final map for the project (Condition 7). 

 

The availability of municipal water is addressed in Finding T4 above. 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.

 

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

 

SCHOOLS

The site is zoned for Bohach Elementary School, Sky Ranch Middle School, and Spanish Springs High School. As stated in the email dated December 7, 2020, from the Washoe County School District (Exhibit 7 – Agency Comments), the project is anticipated to add 16 new to students to Bohach Elementary, 7 new students to Sky Ranch Middle School and 7 new students to Spanish Springs High School. Bohach Elementary School was recently constructed and will remain under base capacity for at least five years based on Washoe County School District projections. Sky Ranch Middle School was also recently constructed but is projected to reach 104% of base capacity in the next five years. Options to alleviate higher enrollments projected at Sky Ranch include the construction of additions to this school and/or adjustments to enrollment boundaries. Current enrollment at Spanish Springs High School is 111% of base capacity. However, enrollment relief at Spanish Springs High School is anticipated with the opening of the new Procter R. Hug High School in Fall 2022.

 

POLICE PROTECTION

Law enforcement services will be provided by the Sparks Police Department, which did not provide comments regarding the provision of police services to the 73 lots proposed with this Tentative Map request.

 

TRANSPORTATION

An updated trip generation letter has been provided by the applicant (Exhibit 4 – Trip Generation Letter). This letter indicates the requested Tentative Map will generate 778 average daily trips, 57 AM peak hour trips and 75 PM peak hour trips. 

 

The updated trip generation letter also compares trips for single-family residential lots in the master traffic study to trips anticipated with full build-out of single-family residential lots in the Stonebrook planned development. The master traffic study identified roadway improvements needed to serve 1,935 single-family residential lots. Current estimates anticipate 1,703 single-family lots at build-out. While this number of single-family units results in 151 more average daily trips than identified in the master traffic study, AM and PM peak hour trips are reduced by 141 and 101 trips, respectively. The trip generation letter indicates adequate capacity exists to accommodate the 73 lots proposed in Phase 3, Village CC, as well as the remaining single-family villages within Stonebrook, for which future tentative maps will be submitted (i.e., Phase 3 Villages AA and BB). Staff concurs with this conclusion.

 

The Regional Transportation Commission (RTC) provided a comment letter in response to this Tentative Map request (Exhibit 7 – Agency Comments). This letter indicates the 73 lots proposed with this Tentative Map request will not be detrimental to traffic circulation or increase trips above the level analyzed in the master traffic study. 

 

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 4-minute travel time standard of 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 gas and electrical services. Electric, telephone, and cable services will be extended underground within roadway right-of-way to serve this development.  

 

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 73 single-family lots proposed in the Phase 3 Village CC Tentative Map would not increase the maximum number of dwelling units allowed pursuant to the Handbook. The updated trip generation letter submitted by the applicant finds adequate roadway capacity exists to accommodate these 73 lots and that no new traffic impacts would result (Exhibit 4 – Trip Generation Letter).

 

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

 

FLOOD PLAIN

A Federal Emergency Management Agency (FEMA) Letter of Map Revision (LOMR) limiting FEMA Zone A to the defined Reach 4 channel and pond areas was approved August 25, 2011. The project site is located within Federal Emergency Management Agency (FEMA) Zone X, which is outside the 100-year flood hazard zone.

 

SLOPE

The project does not meet the thresholds of the City’s Hillside Development Ordinance as the site is relatively flat with slopes of less than 10% over the entire site (Exhibit 5– Slope Map). 

 

SOIL

Final geotechnical reports are required prior to the issuance of any building permits (Condition 9). The 73 single-family lots proposed will not alter soil characteristics.

 

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 received comments from the Washoe County School District and Regional Transportation Commission that are addressed in Finding T6 above. Comments from the Washoe County Health District are addressed in Finding T3 above. No comments were provided by other outside agencies regarding this application.

 

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 service will be provided by the Sparks Fire Department, as addressed in Finding T6 above. In addition, the City has an agreement with the Truckee Meadows Fire Protection District for automatic aid to serve this area.

 

Municipal water service for the containment of fires will be provided by TMWA, as discussed above for Findings T4 and T6. 

 

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

 

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

 

Landscaping:

Conceptual landscape plans submitted with this request show landscaping for typical front yards and common areas such as village entries and landscaping adjacent to the right-of-way (Exhibit 6 – Landscape Plan). Common areas must be maintained by the landscape maintenance association or homeowners association and final landscape plans that conform with the Handbook’s landscaping requirements must be approved by City staff prior to the recordation of a final map (Condition 12). 

 

Architecture:

This project consists of detached single-family houses. The developer has not yet designed the homes. House designs must comply with the architectural standards in the Handbook. Architectural elevations must be approved by City staff prior to the recordation of a final map (Condition 8). 

 

Regional Trails:

Figure 4-2 of the Comprehensive Plan identifies the trails and pathways network for the City of Sparks. Within Stonebrook Phase 3, a regional trail is shown along the north side of the Reach 4 drainage channel and the east side of the Orr Ditch. This regional trail facility is located to the north of Village CC; however, Village CC has been designed to connect to the regional trail system via sidewalks along Oppio Ranch Parkway. 

 

Fencing:

Fencing plans that conform with the Handbook’s permanent fencing requirements must be approved by City staff prior to the recordation of a final map (Condition 15).

 

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 posting the agenda for a public meeting. The Planning Commission agenda was posted on December 29, 2020; the City Council agenda was posted on or before February 3, 2021.  The Planning Commission and the City Council meetings function as the public meetings for this item.

1. The City Council can approve the tentative map as recommended by the Planning Commission.

2. The City Council can approve the tentative map with changes to the Conditions of Approval. 

3. The City Council can deny the request for a tentative map.

4. The City Council can remand the tentative map to Planning Commission with direction.