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Commission recommends approval of Friendly 5 PUD modification after adding a timing amendment for the US'50 connector
Summary
The commission voted 7-0 to recommend approval of Bill 385, a major modification to the Friendly 5 planned-unit development that revises the timing and implementation framework for an arterial connector to US-50. The amendment requires completion of the connector by the first certificate of occupancy issued on the south side of Farm District Road.
The Fernley Planning Commission recommended that the city council approve Bill 385, a major modification to the Friendly Five planned-unit development handbook that revises the timing and implementation framework for a future arterial connector to U.S. Highway 50.
Staff (Treston Rodriguez) said the applicant requested three main changes: update the timing trigger for construction of the arterial, add a new handbook section (4.1.3) establishing interim roadway design standards and implementation procedures, and revise condition 4.K so construction is tied to later occupancy triggers rather than recordation of the 151st lot. The request follows the city's November 2025 acquisition of federal parcels north of the development and an updated traffic-impact study prepared in early 2026 that recommended deferring the connector until roughly 70% buildout and tying construction to occupancy in villages four or five.
Applicant representatives (Derek Kirkland, Wood Rogers) explained the change reduces uncertainty created by a prior trigger (recordation of the 151st lot) that had been impractical while the city completed a federal land transfer. The proposed PD language removes the city's prior obligation to reimburse 100% of construction costs, adds a developer cost-share and possible future reimbursement mechanisms from benefiting developments, and sets interim design standards (two 12-foot travel lanes and an 8-foot shared-use path, with future extension to a four-lane alignment within a dedicated 100-foot right-of-way).
Traffic engineer Lauren Chilson told commissioners villages four and five generate left-turn movements at a four-way intersection that materially change delay and operational needs compared with earlier villages, giving a technical basis for the revised trigger. Commissioners asked for safeguards against indefinite deferral; staff and applicant inserted language that construction "shall not be deferred beyond a point at which existing access points no longer provide adequate capacity as determined by a traffic impact assessment." The applicant also agreed that certificate-of-occupancy triggers could be structured so road construction and south-side housing construction proceed concurrently but no occupancy would be allowed until the arterial is completed.
Public commenters and commissioners raised ongoing concerns about current congestion on Farm District Road and the Cottonwood/95A school commute. The applicant said building design work could begin promptly if the PD amendment is approved, and full construction would follow NDOT permitting and easement processes (estimated design and permitting periods of several months and construction of 6'8 months once permits are issued).
Commissioner Wagner moved to recommend approval of the PD modification with an amendment requiring the roadway connection to be completed by the first certificate of occupancy issued on the south side of Farm District Road; Vice Chair McCuller seconded. The motion passed unanimously (7-0). The commission's recommendation and the amended PD language will go to city council for final action.
