Planning Commission - Regular Meeting

Welcome to the Sparks Planning Commission meeting. Roll call, please. Commissioner here. Commissioner here. Commissioner here

okay thank you. Can we say the pledge of allegiance please stand

to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all. Thank you. Okay, I'd like to open it up for public comment. We have uh Brian Moore as our first. Thank you for coming. You have three minutes.

Thank you. Well, now that I know all of you intimately, uh as you said, my name is Brian Moore. I'm here to speak about the uh development at Red Hawk. Obviously, that is a extremely concerning issue. Um, unlike other people who we'll be hearing from, not tonight necessarily, but between now and who knows how long, you're probably getting inundated with factual information, uh, numbers, etc. I'm not a numbers guy. I'm a touchyfey guy. And so, I'm going to approach you in that vein. My background is I'm actually on the board of the Wingfield Springs HOA. So, I absolutely understand the role that you guys play back there and and the level of respect that you need for people presenting to you. So, you're going to get that from me. I'm also my background is human resources and um I know what it's like to be faced with very tough decisions. I faced that my entire career and you have to balance making those decisions between policy, fact, data, etc. but also balancing that between emotion and people's lives. And I guess I'm speaking to you from that vein. uh when I'd be faced with tough decisions, one of the ways that I got through it um and it was my check and balance was metaphorically I have two very special kids that I've raised and I would place them on each one of my shoulders and when I would be faced with a decision make decision and look right to left and ask if they were proud of me if that was something that I could leave as a legacy for them and they would look at me with a level of respect um and kindness and appreciation for what I represented. And I know that you have to make decisions based on the facts and all that neat stuff, but there's a human element to this as well. I live on the 10th hole at Red Hawk. We bought our home in 2015 as far our for our ever forever home. We raised our two children there and we're hoping to continue to

live out there. And of course, this development threatens that very issue for us. We look out on the beautiful golf course as it is today. The proposal is going to put uh um um three homes behind per per fence in our backyard. So now instead of a little view fence, we're going to have potentially a six-foot fence that will go behind our house. So all I'm asking you guys is read the facts, read the numbers and all that, but also recognize there's very much of a human element here. Um and just to remind you of that, I appreciate the challenge that you guys are all faced with. I know it's very difficult and I appreciate you listening to me. So, thank you. Thank you, sir.

Thank you. Pardon Stevens. Excuse the sunglasses. I decided to break my reading glasses this afternoon. I'm not

I'm not h I'm not hiding from anybody. Um my name is Carol Harden Stevens III. I live at 6547 Rayel Sierra Court, Sparks, Nevada. I am halfway down fairway number six on the golf course uh of the lakes's course at Redhawk. Uh I too uh moved in in oh about 2012 with walked in in a snowstorm to look at a house and saw this house and went that's it. I got a lake down here. I've got a lake over there. I've got Mount Rose down here. That was my I'm in the middle of a divorce that will probably end up losing that part of it and my wife going, "Well, you chose that one. I chose the one in Arizona." So, she gets Arizona and I'm not sure what I've got anymore. Um, the city of Sparks approved a wellthoughtout master plan in 1994. And now at the behest of the Ceno Group or whatever they choose to call themselves today, it's it's it's more than you can try and remember. They want to undo all the work. Clearly, the Ceno Group is way more interested in creating a housing development. And again, I can't short them for that. That's what they do. Plumbers plumb, electricians electrify, home builders build homes. I get it. But they seem to be way more interested in building homes than they are abiding by all the work and the efforts accomplished by you folks and your predecessors in terms of the conditional u amendments that you'd made back in 1994 when it was created. on no planet do their efforts to undo all that's happened and been done represent the wishes of your constituents.

There's over 14,000 over now over 4,300 verified signatures on change.org vehemently against their proposal to tear up the lakes course and build 760 matchbox homes on a custom home development in the strongest terms permissible. We who reside in the Wingfield Springs Red Hawk area request that you reject this entire proposal out of hand and in perpetuity. Thank you. Thank you, sir. Rochelle Dearborn, you have three minutes.

I'm Michelle Dearborn and I live in Wingfield Springs. I also reside on the 10th hole of the Lakes course. My husband and I bought our forever home as well. That's what we thought when we joined. So, I'm here to because I feel very strongly that this is the avenue that um probably will serve us best. Um the planning commission, your job is to assess our community and determine what's best for our community. Part of that is the um growth needs, environmental, economic, and community quality of life. as well as a consideration for protecting our property values. I feel like those two specific things, our quality of life and our property values are at risk. So, it's something to that you guys can actually take a stance on related to those specific things. Back in 1994, a wellthoughtout plan was presented for our community. And back then, there was nothing out there. It was ranch land. it there were they the people who developed this land had a vision. They had taken their time to create um where the homes would be, walking paths, open space, wildlife and wetland preservation and creation of gathering places and incredible amenities. The resort was designed thoughtfully and they did it right. We love it. Our neighbors gather, we walk together, we eat together, we golf together. The key part of it is that we come together. We are a community. They built that and I thank them for that. It is my home and I value it. Their vision and dream is our dream come true. The proposal to change that to make changes to our community does not meet the criteria to of proper community planning. It does not increase the qual our quality of life and it does not protect our property values. There is no

proposal lengthierly or otherwise in any way that they want to word it that that would be met. Please tell the applicant thank you for all they have done to create our amazing community. They're the ones that built this. There are additional arguments that can be made and over the time you'll probably hear it about traffic, wildlife protection and infrastructure. Um, but we shouldn't even need to waste our time, anyone's time or energy because the Red Hawk Resort area of Wingfield is complete. It's been built and it is complete. I'm an accountant and I do understand the need to make money in your industry. The fact that the golf course is struggling is not for our development team to have to think about. That's not that's a business decision and there are ways to make better money than financial decisions there. But you are not tasked with solving their golf course business operations. This is something entirely different. You are tasked specifically with considering proposals that are submitted to the city on how and how proposals would improve and sustain communities value of life.

Thank you so much for your time. Thank you for your time. Thank you. Tom Suzinski. You have three minutes.

Thank you, commissioners. For the record, my name is Tom Suzinski. Um, I'm a homeowner in Winkfield Springs. I live on the sixth hole of the Lakes Golf Course. I've been a resident of Sparks since 1961. I guess I'm dating myself a little bit. I've lived in this community most of my life. I love the city of Sparks and I love Wingfield Springs. I'm here today to also speak about the the Red Hawk Lock uh Lakes course potential closure and being replaced by nearly 800 homes. This proposal is devastating to the homeowners who have invested in this community based on promises of outdoor recreation, open space, protected wetlands, and wildlife. Wild, excuse me, Winfield Springs is a crown jewel of the city of Sparks. Once this space is lost, it would be virtually impossible to replace it based on cost today. As noted by previous speakers, this was a 1994 master plan community and it was well thought out. But the proposal that may come before you contradicts that first traffic congestion. The traffic study submitted by the applicant claims traffic will not be impacted for 20 years. Anybody here drive on Vista, Sparks Boulevard, or Pyramid during rush hour? I think that statement gets contradicted right away. Additionally, the applicant acknowledges that road mitigation needs to take place, but also acknowledges there's no funding committed for that. That will have a dire impact on the city of Sparks. Additionally, strained public services, greater pressure on water, sewer, schools, police, fire, and emergency services. The fiscal study submitted by the applicant suggests that the city might benefit by a net $5.9 million over 20 years or $295,000

a year. I'm a retired fiscal officer for a state government or a local government, I should say. And this represents about 1% of the $264 million city of Spark's current budget. I don't think that's going to rescue the city of Sparks budget. Also, what this study doesn't take into consideration of are the lost property taxes with our property values going down anywhere from 10 to 25%. There's preservation complex, violation of long-standing commitments to open spaces and wetlands. There's ec ecological impact significant loss to wildlife habitat and hydraology issues. Maintaining existing recreational assets is critical to a growing city and Spanish Springs is growing. I urge you to exhaust all possibilities to help find a solution if that can be done with the owners. The application itself is 3,248 pages and the applicant states that and I quote, "The proposed amendments will not adversely affect public interest in Wingfield Springs. the majority of our community and I would I'll finish up here. I would beg to the majority of our community and I would beg to differ. We say there is nothing in this application that benefits our community or for that matter the city of Sparks. I thank you for your time and your leadership. Thank you.

Thank you. Thank you all for coming. Okay. Uh item number five, approval of the agenda. Oh, closing. I'm sorry. Oh, thank you. Does anybody else want to speak for public comment? Okay, seeing none, we're closing public comment. Thank you. Uh 5.1, approval of the agenda. Madam chair, I move to approve the agenda as submitted.

I second. Okay, we have a move to approve the agenda by Commissioner Pristos and a second by Commissioner Kramer. Is there any discussion? Please vote. And the motion passes. And now we need an approval of the minutes. No, we don't. Okay, never mind. Uh, go to item number seven, public hearing, PCN26-00002, DA26-00001.

Good evening, chair and members of the planning commission. My name is Amy Jones, housing specialist. I am before you today to pre to present a development agreement between the city of Sparks and Northern Nevada Community Housing to develop an affordable housing project at 30610th Street. You can see 30610th Street identified in red on the map. The site is approximately.96 acres in size and located at the corner of 10th Street and Avenue of the Oaks in downtown Sparks. There is a vacant building located in the southern portion of the site built in 1914. The site is situated within a neighborhood with a mix of housing types included including single family homes, multifamily apartments, and commercial businesses. The site is located in the city's mixeduse district with access to grocery stores, restaurants, shopping, parks, recreation, healthc care, and RTC's T Centennial Plaza, which is less than half a mile from the site. The 306 10th Street property was acquired through the Home Means Nevada initiative, which was established by former Nevada Governor Sicilac. $500 million was allocated from State American Rescue Plan Act or ARPA funds with the goal of furthering the development of affordable housing throughout the state. The city of Sparks was awarded $2.8 $8 million of Home Means Nevada initiative funding for land acquisition with the requirement that the land is only to be used for the development of affordable housing, serving households earning less than 60% of the area median income and remaining affordable for no less than 30 years. Utilizing these funds, the city purchased the 30610th Street parcel in

uh April of 2024. A request for proposals to develop affordable housing on the site was issued in April of 2025 with four submissions being received. The affordable housing project submitted by Northern Nevada Community Housing was selected by the Spark City Council on October 27th of 2025. Northern Nevada Community Housing is a 501c3 nonprofit cooperative corporation and community housing development organization. They own and operate 15 affordable housing properties throughout Wo County with six being located in the city of Sparks. You may recall their most recent project which was Truckucky Heights completed in 2023. Northern Nevada Community Housing is proposing to develop the reserve at Sparks consisting of a singlestory threebuilding a single threestory building served by an elevator with 40 one-bedroom units serving households earning 60% of the area median income below with a veterans preference. Northern Nevada Nevada Community Housing will provide 20 hours per week of supportive services to residents. And additionally, they will also partner with the food bank of Northern Nevada. I'm sorry, the food bank of Northern Nevada to provide property specific food access supporting residents with fresh fruits and vegetables. And finally, the property will remain affordable for 50 years. The RFP required the developer to sub specify in their submission if the existing structure would be incorporated into the dep into the project or demolished. Northern Nevada Community Housing has committed to rehabilitating the existing single family home on the site and repurposing it into community space for the residents. And on the slide um is a conceptual rendering of the proposed project.

This slide provides a conceptual site plan for the reserve at Sparks. The design of the project features a rooftop deck to allow residents to enjoy the events downtown. An elevated deck will connect the community building to the residential units. Each unit will include a private balcony or patio. Additional site amenities will include a barbecue and picnic area as well as outdoor hoes. And the project will include solar and energy efficient systems. And this slide is just a conceptual elevation for the reserve at Sparks. The proposed development agreement between the city of Sparks and Northern Nevada community housing provides an overarching framework for the development of the subject site as affordable housing while ensuring compliance with the home means Nevada initiative requirements. And on this slide, you'll see some of the key provisions of the development agreement. The site must be developed with a minimum of 40 dwelling units. The term of the DA is relatively short at 5 years with a 2-year extension option. Timeliness provisions propose an administrative review be submitted within two years and a building permit within four years. If development does not proceed under these timelines, the property must be reconveyed to the city. Additionally, the developer fails to complete construction of the project within two years after issuance of building permit or ceases construction progress for a continuous period of 9 months or otherwise abandons the project, the property must be reconveyed to the city. The affordable housing provisions require all units serve households earning 60% or below of the area median income and all units have to remain affordable for 50 years.

The DA also outlines other agreements that must be in place and these include the assignment and assumption grant agreement to assume the city's interest and obligation under the Homies Nevada initiative grant agreement between the city and the Nevada Housing Division as well as the assignment and assumption agreement to assume the city's interest and obligations under the declaration of restricted covenants running with the land. Northern Nevada Community Housing has applied for federal home funds through the Wo County Home Consortium to support the financing of the project. And based on HUD regulations, the Wo County Home Consortium stipulated that the parcel could not be transferred to Northern Nevada Community Housing until after the environmental was uh completed and approved by HUD. So therefore, there is language um added to the DA specifically stating that the property will be transferred to Northern Nevada Community Housing via quick claim deed upon receipt of HUD approval of the environmental review. And then lastly, additional provisions require that the property be reconveyed to the city if the project is not constructed, partially constructed, or abandoned. In terms of finding development agreements must be consistent with the city's comprehensive plan. The proposed agreement supports goals NG4, goal NG5, and policy MG13 um promoting infill development and the enhancement of downtown Sparks. The subject site is located in the city's mixeduse district and therefore has access to transit services, employment opportunities, healthcare, and recreation. Staff also views this agreement as consistent with the comprehensive plan because it outlines the subject site will be transferred to a developer at no cost for the purpose of constructing

affordable housing uh advancing goal H1, policy H2, and policy H7. Pursuant to the agreement, a minimum of 40 dwelling units um of affordable housing will serve households earning 60% of the area median and um and below and remain affordable for years. The recommended motion is listed on the screen and that does conclude my presentation. I'm happy to answer any questions and the developer is here in the audience if you have any questions for them. Thank you, Amy. Does anybody have any questions for Amy? No. Would the developer like to speak?

Hello. Hi.

My name is Matthew Fleming. I'm the executive director of Northern Nevada Community Housing. I just wanted to say thank you to the city of Sparks for this wonderful opportunity. I was born in Reno, grew up in Sparks, went to Sparks High School. I love the history knowing this neighborhood where this house is located. Uh when it was originally founded, the city of Sparks, its first neighborhood was called the reserve and it was to house workforce housing for railward railroad workers and they actually moved houses from Wadssworth, relocated them here. And in this actual neighborhood, we have met with the Sparks Heritage Museum and its curator, uh, Christine Johnson. She is in full support of this project. They're going to help us dig up as much information, uh, photographs so we can implement this as in artwork and other elements within the historical character of the of the property. But beyond all that, knowing we're preserving that is great, but to know that we're going to be uh helping veterans be housed in a safe and dignified way that is also for workforce housing, um it just hits all the great soft spots that are wonderful about our community and this opportunity to serve those who served our country. So, I just wanted to say thank you for your consideration and your time and thank you.

Thank you so much. Do does anybody have questions for the developer? Sir, what was your name? Matthew Fleming. Okay, you got that I thank you. Thank you so much. Appreciate it. Okay. And so, um, is there any other discussion?

Oh, public hearing. Sorry. Uh, is there any public wishing to speak? Okay, seeing none, close public hearing and, uh, call for a motion. Madam Chair, I move to find the proposed development agreement associated with PCN26-00002 consistent with the Sparks comprehensive plan and forward a recommendation of approval to the city council. Second.

Okay, we have a motion to approve by Commissioner Ptos and a second by Commissioner Neberlin. Is there any discussion? No. Okay, seeing none, please vote. Oops. Yep. Okay. And the motion is approved. Congratulations. Thank you for your work. Okay. Is there any general business and announcements, presentations, acknowledgements? Madam Chair, if I could, I just wanted to note um since we didn't have an opportunity during study session, just in terms of your upcoming meetings uh for uh kind of the first part of April, the uh study session that would typically be held Tuesday, March 31st is canled as well as the regular planning commission meeting uh that would be Thursday, April 2nd. We will be holding a study session on Tuesday, April 14th at noon as is our typical time and then also a planning commission meeting on Thursday, April 16th starting at 6 p.m.

Thank you, Santa. And um are there any comment any further comments from the public? No. Okay, seeing none, do we have any staff comments? Any commissioner comments or announcements? No. Okay, we're turned. Thank you all again for coming.