Planning commission backs annexation, rezone and a planned‑development handbook to preserve Andolan Family Farms and allow agritourism

The Sparks Planning Commission unanimously recommended that City Council approve annexation of the 164.9‑acre Andolan Family Farms property in Spanish Springs, adopt a comprehensive plan amendment and rezone, and give tentative approval to a planned‑development handbook that creates an ‘agritourism’ land use to preserve and formalize the farm’s adventure‑farm activities.

Scott Carey, Development Services Manager, told commissioners the application, which the city has been working on with the Andolan family since 2021, would bring a county “island” into the City of Sparks. The site is contiguous to city limits on multiple sides; the annexation is voluntary and supported by 100 percent of the property owners, Carey said. He said Truckee Meadows Water Authority would provide future water and the City of Sparks would provide sewer service once the property is annexed.

Under the proposed land‑use changes, roughly 107 acres of the site would be designated commercial/agritourism, 49 acres would be designated intermediate‑density residential on the southern half and 8.6 acres would be retained as open space. Carey said the planned‑development handbook would allow a new agritourism use not currently in the city code, set alternative parking standards (notably permitting field parking for up to 80 days a year for seasonal events), and require that a minimum of 50 acres remain in agricultural production through the life of the handbook.

Carey summarized a fiscal‑impact analysis showing a projected revenue surplus to the city’s general fund of $8.6 million over 20 years, but a related 20‑year road‑fund deficit of $6.9 million; the net projected fiscal impact across those funds was about $1.7 million positive over 20 years, per staff materials.

Applicant representatives Eric Hastie of Wood Rodgers and Cameron Andolan said the aim is to preserve the farm’s century‑old agricultural legacy and to formalize the adventure farm operations that have operated on a temporary basis for years. Hastie said the handbook would set design standards and event limits, provide event capacity phases tied to infrastructure, limit amplified sound, require dark‑sky‑compliant lighting, and impose manure‑removal and animal‑care standards.

Public comment was mixed: several neighbors expressed concern about potential residential density, traffic and the timing of road improvements on Stonebrook Parkway and Pyramid Way; others — including a petition the applicant provided with roughly 2,700 signatures — expressed support for preserving the farm. Staff said the applicant held a neighborhood meeting on Feb. 19 and mailed notice to 661 property owners within 750 feet; staff received five inquiries and three written comments in the record (two supportive, one opposed) as of the hearing.

The Planning Commission voted unanimously to forward recommendations to City Council for the annexation (ANX‑0001), the comprehensive plan amendment (MPA21‑0002) and the rezoning (RZ1‑0002). The commission also recommended tentative approval of the plan‑development handbook (PD23‑003) with the requirement that the applicant file for final handbook approval within one year of council’s tentative approval. As part of the recommendation the commission did not require a bond at this stage. Carey said City Council action is anticipated June 9 and the Regional Planning Commission will review the comprehensive plan amendment on April 24.

Staff emphasized that, under the handbook, the northern half of the site would retain agritourism uses with only up to four residences in that area (the existing ranch house and three other residences) and that residential development is directed to the southern portion of the property. The handbook establishes landscaping, screening, parking and event‑capacity standards and includes construction of future Stonebrook Parkway connections tied to development triggers.