Council approves major deviation and tentative map for 5 Bridges Village 1B, reducing minimum density for 46 townhomes

Sparks City Council unanimously approved two linked land-use requests Monday that will allow construction of 46 townhomes in the 5 Bridges Village 1B subdivision.

The council granted a major deviation reducing the MF-2 minimum gross residential density from 12 dwelling units per acre to 6.17 units per acre on a 7.46-acre parcel at 6635 Bridal Parkway, and then approved the tentative map for 46 lots arranged as 23 duplex buildings.

City Planner Sienna Reed told council the deviation is within the code’s allowance for reductions between 10% and 50% and noted the city’s zoning currently lacks an intermediate category to accommodate “missing middle” attached housing. She said the deviation, if approved, would cover the density gap between SF-6 single-family standards and MF-2 multi-family minimums and that the 5 Bridges development meets the minimum dwelling-unit total required under its development agreement.

Under the approved tentative map, 2.14 acres of the site will be subdivided into private lots for the units and 4.85 acres will be held as common area for open space, private streets, slopes and a detention basin. The project proposes 130 on-site parking spaces (one garage and one driveway space per unit plus 38 additional surface spaces); staff required the applicant to submit final floor plans and a unit mix before recording a final map to verify compliance with the city’s parking standards.

Reed summarized infrastructure and service findings: the project’s estimated daily trips are about 434 average daily trips (43 afternoon peak-hour trips); a traffic memorandum found acceptable levels of service at the studied intersections but recommended a paved approach built to NDOT standards for the subdivision connection. The developer must confirm sewer capacity prior to final map (the proposal estimates 41,400 gallons per day of sewage) and Sun Valley General Improvement District will supply domestic water, estimated at 5.52 acre-feet per year for the 46 units. The tentative map includes conditions requiring final geotechnical, stormwater and architectural approvals prior to final map and requires at least three community amenities and materials for a Parkway-facing wall.

The Sparks Fire Department noted the site is currently outside its four-minute response standard and the developer must provide sprinklers unless a nearby fire station reduces response time. Planning commission hearings produced two public attendees who sought traffic information but expressed neither clear opposition nor support. The planning commission recommended approval of both the major deviation and the tentative map; council voted to adopt those recommendations.

Motion details: Councilmember Rodriguez moved approval of the major deviation (MAJ25-00001); Councilmember Vanderwell seconded and the motion passed unanimously. Councilmember Rodriguez then moved approval of the tentative map (MST22-00002) and Councilmember Plibery seconded; that motion also passed unanimously.