Sparks planning commission forwards 46-unit 5 Bridges Village 1B map and major deviation to city council

The Sparks Planning Commission on Aug. 5, 2025, voted unanimously to forward to City Council a recommendation to approve a major deviation (MAJ25‑0001) and a tentative map (STM25‑00002) for the 5 Bridges Village 1B subdivision, allowing 46 duplex units and reducing the MF2 zoning district minimum density from 12 dwelling units per acre to 6.17 dwelling units per acre.

The major deviation requires a public hearing and, if granted by the council, would renew entitlements previously approved in August 2021; staff said the current request is needed because a final map will not be recorded before the tentative map expires. City planner Sienna Reed told the commission the parcel totals about 7.46 acres, with roughly 2.14 acres of buildable lots arranged as 23 two‑unit buildings, 4.85 acres of common area and 0.47 acres reserved for future widening of Highland Ranch Parkway.

Why it matters: the proposal seeks a lower density than the MF2 zoning minimum to allow a townhouse/duplex product that staff said addresses a gap in the city’s zoning for “missing‑middle” housing. Commissioners and several residents raised concerns about traffic, emergency access and on‑site parking; staff attached conditions requiring additional studies and submittals before a final map can be approved.

Key project details and staff conditions - Units and density: 46 total dwelling units in 23 duplex buildings; gross…