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 density reported as 6.17 dwelling units per acre (staff said this is a 48.6% reduction from the zone minimum). - Lots and open space: lots range roughly from 1,769 to 2,257 square feet; lots occupy about 2.14 acres and 4.85 acres are common area, per staff presentation. - Parking: the subdivision plans include 130 on‑site parking spaces (garage, driveway and surface). Reed said, “If each duplex is constructed as a 3 bedroom unit, that would actually require a parking demand of 138 parking spaces,” and staff is requiring final floor plans and a house‑model mix before approving a final map to ensure parking meets bedroom‑based standards. - Utilities: domestic water demand for the 46 units was estimated at 5.52 acre‑feet per year and sewer generation at a bit over 40,000 gallons per day; the applicant must provide evidence of adequate water, sewer and stormwater capacity prior to final map approval. Water service was identified as being provided by the Sun Valley General Improvement District. - Traffic and off‑site improvements: a traffic memorandum estimated 434 average daily trips and 43 PM‑peak trips. The left‑turn movement out of the subdivision onto Highland Ranch Parkway was projected at level of service E, but staff noted the queue would be less than one vehicle length and not extend into the public right of way; no immediate mitigation was recommended. Condition 15 requires an updated traffic analysis before final map approval to determine whether the subdivision triggers off‑site improvements called for in the 5 Bridges development agreement. - Roadway construction timeline: Amber Sosa, city engineer, said the widening of Highland Ranch Parkway from the project entrance to Pyramid is scheduled to begin in September 2025, with major underground utility, drainage and grading work in fall/winter and roadway widening in spring; she added, “It’s an approximately 16 month project, so there is some significant infrastructure being constructed.” Sosa said the widening from the project entrance west to Sun Valley Boulevard is a Regional Transportation Commission (RTC) project with design work underway and a planning window of 2025–2034. The project entrance will include a signal to facilitate movements in and out of the development. - Fire protection: staff said the site lies outside the fire department’s four‑minute travel‑time standard and units will be required to have sprinklers unless the site becomes within a four‑minute travel time following fire station construction. One commissioner asked about the station timetable; Reed deferred and Sosa provided the construction timeframe information for nearby roadway work but did not give a definitive station‑operational date.

Public comment and commissioner action Two residents spoke during the public hearing. Alicia Meyer, who said she lives near Sun Valley Boulevard and Highland Ranch Parkway, expressed concern about current congestion and the long planning window for road widening. New resident Juntasan Hennis said left‑turns from 5 Bridges onto Highland Ranch Parkway can be “increasingly unsafe” and recounted taking 25 minutes to make a left turn. Staff noted one written comment supporting Highland Ranch Parkway widening prior to additional units being built and said two callers requested information about public comment and one caller asked about emergency access.

Commissioner Pritzoe moved to forward a recommendation of approval of the major deviation (MAJ25‑0001) adopting findings MD1–MD5 and conditions 1–3; Commissioner Kramer seconded. The motion passed unanimously. The commission then voted unanimously to forward the tentative map (STM25‑00002) adopting findings T1–T12 and conditions 1–22. The commission noted that the tentative map recommendation is contingent on council action on the major deviation because the lower density is the basis for the map approval.

Next steps Both items will go to Sparks City Council for final action; staff may require submission of final floor plans, a house‑model mix, a traffic analysis to test development‑agreement thresholds and final engineering reports (geotechnical, stormwater, sewer capacity) before a final map can be approved or recorded.