LYON COUNTY PLANNING COMMISSION TUESDAY, APRIL 09, :00 AM LYON COUNTY ADMINISTRATIVE COMPLEX 27 S. MAIN STREET YERINGTON, NV AGENDA

Transcription

1 LYON COUNTY PLANNING COMMISSION TUESDAY, APRIL 09, :00 AM LYON COUNTY ADMINISTRATIVE COMPLEX 27 S. MAIN STREET YERINGTON, NV AGENDA (Action will be taken on all items unless otherwise noted) (No action will be take n on any ite m until it is prope rly age ndize d). To avoid meeting disruptions, please place cell phones and beepers in the silent mode or turn them off during the meeting. The Board reserves the right to take items in a different order to accomplish business in the most e fficie nt manne r. Ite ms may be combine d for conside ration and ite ms may be pulle d or re move d from the agenda at anytime. Re strictions on comme nts by the ge ne ral public: Any such re strictions must be re asonable and may restrict the time, place and manner of the comments, but may not restrict comments based upon vie wpoint. 1. Roll Call 2. Pledge of Allegiance 3. Public Participation (no action will be take n on any ite m until it is prope rly age ndize d) - Members of the public who wish to address the Planning Commission may approach the podium and speak on matters related to the Lyon County Planning Commission, but not on items appearing on the Agenda. Speakers are asked to state their name for the record and to sign and print their name on the form at the lectern. Comments are limited to three minutes per person or topic. The Commission reserves the right to reduce this three minute time limit, as well as limit the total time for public comment. If your item requires extended discussion, please request the Chair to calendar the matter for a future Planning Commission meeting. The Planning Commission will not restrict comments based on viewpoint. The same applies to public testimony on each Agenda item. The Chair may reopen public participation at any time during the meeting. No action may be taken upon a matter raised under this 1

2 item of the Agenda until the matter itself has been specifically included on an agenda as an item upon which action may be taken. 4. Re vie w and Adoption of Age nda (for possible action) 5. For Possible Action: Approval of Minute s 5.a. Approval of Minutes from the March 12, 2019 Planning Commission meeting 6. Pre se ntation and Re ading of Misce llane ous Corre sponde nce 7. Advisory Board Reports 8. Public Hearing Items 8.a. For Possible Action: 50 FORTUNE, LLC/ BEST DEVELOPMENT GROUP TENTATIVE COMMERCIAL PARCEL MAP - Request for a Tentative Parcel Map to divide a 6.98 total acre parcel into four (4) parcels for commercial development; located at 8 Dayton Village Parkway, Dayton, NV (APN ) PLZ Staff Report 8.b. For Possible Action: TRADITIONS VILLAGE 2 / STANLEY LUCAS ZONE CHANGE Request to change the zoning from SR (Suburban Residential-12,000 sq. ft. min.); NR (Neighborhood Residential-4,500 sq. ft. min.); MFR (Multi Family Residential); & CC (Community Commercial) to an alternate configuration of SR (Suburban Residential-12,000 sq. ft. min.); SR-9000 (Suburban Residential-9,000 sq. ft. min.); MFR (Multi-Family Residential); CMU-S (Commercial Mixed Use-Suburban); and CC (Community Commercial), all on three (3) parcels totaling acres; located west of the Traditions Parkway/Highway 50 intersection, Dayton, NV (APNs ; ; ) PLZ Staff Report 8.c. 8.d. For Possible Action: TRADITIONS VILLAGE 2 / STANLEY LUCAS MERGER AND RESUBDIVISION TO A TENTATIVE SUBDIVISION MAP - Request to combine three (3) existing parcels totaling and subdivide a acre portion into a 195 lot residential subdivision including four (4) remainder lots for future multi-family housing, commercial and common area development; located west of the Traditions Parkway/Highway 50 intersection, Dayton, NV (a portion of APNs & and all of ) PLZ Staff Report For Possible Action: TIGER PRESERVATION CENTER OF NEVADA / RINGO, ROBERT & BONNIE CONDITIONAL USE PERMIT - Request for a Conditional Use Permit to allow an animal rescue facility (rehabilitation of exotic and indigenous species) in the RR-20 zoning district on a acre parcel locate at 150 Bowman Lane, Yerington, NV (APN ) PLZ Staff Report RECESS TO CONVENE AS THE LYON COUNTY PUBLIC LANDS MANAGEMENT ADVISORY BOARD 9. Public Participation (no action will be take n on any ite m until it is prope rly age ndize d) 10. Action Items 2

3 10.a. Discussion and possible action regarding the annual review of the Lyon County Public Lands Policy with comments and recommendations to be forwarded to the Board of Commissioners 11. Board Me mbe r Comme nts 12. Future Age nda Ite ms 13. Public Participation (no action will be take n on any ite m until it is prope rly age ndize d) ADJOURN TO RECONVENE AS THE LYON COUNTY PLANNING COMMISSION 14. Staff Comme nts and Commissione r Comme nts 14.a. Staff update on recent Board of Commissioner' actions 15. Public Participation (no action will be take n on any ite m until it is prope rly age ndize d) - Members of the public who wish to address the Planning Commission may approach the podium and speak on matters related to the Lyon County Planning Commission but not on items appearing on the Agenda. Comments are limited to three minutes per person or topic and will not be restricted based on viewpoint. No action may be taken upon a matter raised under this item of the Agenda until the matter itself has been specifically included on an Agenda as an item upon which action may be taken. 16. ADJOURNMENT This agenda has been posted in accordance with the open meeting law at the following locations: Lyon County Courthouse, Lyon County Administrative Comple x, Ye rington City Hall, Ye rington Post Office, Silve r Springs Human Se rvice s, Dayton Utilitie s, City of Fe rnle y. Lyon County recognizes the needs and civil rights of all persons regardless of age, race, color, religion, se x, handicap, family status, or national origin. In accordance with Fe de ral civil rights law and U.S. Department of Agriculture (USDA) civil rights regulations and policies, the USDA, its agencies, offices, and e mploye e s, and institutions participating in or administe ring USDA programs are prohibite d from discriminating base d on race, color, national origin, re ligion, se x, ge nde r ide ntity (including ge nde r e xpre ssion), se xual orie ntation, disability, age, marital status, family/pare ntal status, income de rive d from a public assistance program, political beliefs, or reprisal or retaliation for prior civil rights activity, in any program or activity conducted or funded by USDA (not all bases apply to all programs). Remedies and complaint filing de adline s vary by program or incide nt. Pe rsons with disabilitie s who re quire alte rnate me ans of communication for program information (e.g., Braille, large print, audiotape, American Sign Language, etc.) should contact the responsible agency or USDA s TARGET Center at (202) (voice and T) or contact USDA through the Federal Relay Se rvice at (800) Additionally, program information may be made available in language s othe r than English. To file a program discrimination complaint, comple te the USDA Program Discrimination Complaint Form, AD-3027, found on-line at and at any USDA office or write a letter addressed to USDA and provide in the letter all of the information requested in the form. 3

4 To request a copy of the complaint form, call (866) Submit your completed form or letter to USDA by: (1) Mail: U.S. Department of Agriculture, Office of the Assistant Secretary for Civil Rights, 1400 Inde pe nde nce Ave nue, SW, Washington, DC ; Fax: (202) ; or program.intake@usda.gov T.D.D. services available through or or 911 (emergency services) notice to persons with disabilitie s: me mbe rs of the public who are disable d and re quire spe cial assistance or accommodations at the me e ting are re que ste d to notify the Commissione rs'/manage r's office in writing at 27 S. Main Street, Yerington, NV 89447, or by calling (775) at least 24 hours in advance Lyon County is an equal opportunity provider. Agenda and Backup Material is Available at 4

5 Lyon County Planning Commission Agenda Summary Meeting Date: April 9, 2019 Agenda Item Number: 5.a Subject: Approval of Minutes from the March 12, 2019 Planning Commission meeting Summary: Financial Department Comments: Approved As To Legal Form: County Manager Comments: Recommendation: ATTACHMENTS 5

6 Lyon County Planning Commission Agenda Summary Meeting Date: April 9, 2019 Agenda Item Number: 8.a Subject: For Possible Action: 50 FORTUNE, LLC/ BEST DEVELOPMENT GROUP TENTATIVE COMMERCIAL PARCEL MAP - Request for a Tentative Parcel Map to divide a 6.98 total acre parcel into four (4) parcels for commercial development; located at 8 Dayton Village Parkway, Dayton, NV (APN ) PLZ Summary: Financial Department Comments: Approved As To Legal Form: County Manager Comments: Recommendation: ATTACHMENTS - Staff Report 6

7 LYON COUNTY COMMUNITY DEVELOPMENT DEPARTMENT B U I L D I N G D E V E L O P M E N T E N G I N E E R I N G P L A N N I N G 27 S. M AIN STREET YER INGTON, N E VAD A (775) F AX: (775) L AKES BOULE V ARD D AYTON, N EVAD A (775) F AX: (775) Lyon County Planning Commission PLZ Parcel Map to divide a 6.98 acre parcel into four (4) parcels, the smallest being.91 of an acre in size, located at 8 Dayton Village Parkway, Par B, Dayton, Nevada (APN: ) Meeting Date: April 9, 2019 Owner(s): Applicant(s): 50 FORTUNE, LLC/ Mr. William D. Miles BEST DEVELOPMENT GROUP/ Mr. Terry Johnson Location: 8 Dayton Village Parkway, Par B, Dayton, Nevada Parcel Number: APN: Master Plan: Commercial Zoning: CC (Community Commercial) Flood Zone(s): X-Unshaded (areas of minimal flood hazard) Case Planner: Tammy J. Kinsley REQUEST: The applicant has submitted a parcel map application to create four parcels, the smallest being.91 of an acre for a proposed retail shopping center, consisting of a Grocery Outlet anchor building with an attached retail building, two parcels for future fast food restaurant buildings and one parcel for a future retail building. The project site is within the CC (Community Commercial) zoning district and the parcels are proposed as follows: Parcel 1: 80,995 sq. ft. (1.86 Acres) Parcel 2: 142,752 sq. ft. (3.28 Acres) Parcel 3: 39,778 sq. ft. (0.91 Acres) Parcel 4: 40,432 sq. ft. (0.93 Acres) STAFF RECOMMENDATION: Staff is in favor of the proposed parcel map if it is subject to the necessary conditions of approval. The parcel map is in compliance with the 2010 Comprehensive Master Plan land use designation as well as the minimum lot size requirements of the CC (Community Commercial) zoning district Staff s recommendation is based on the findings and recommended conditions as listed in this staff report and substantiated in the public record. Page 1 of 11 Planning Commission Public Hearing April 9, Fortune LLC/Best Development Group Parcel Map Planning-tjk 7

8 RECOMMENDED MOTION: I move that the Lyon County Planning Commission approves the Parcel Map consisting of four (4) parcels, the smallest being.91 of an acre, for BEST DEVELOPMENT GROUP/ Mr. Terry Johnson (APN: ); PLZ , based on the following findings and subject to the 16 conditions of approval: FINDINGS: A. The proposed parcel map conforms to the requirements set forth for the CC (Community Commercial) zoning district in Title 15 of the Lyon County Code, or such requirements can be met with the imposition of reasonable conditions of approval. B. The proposed parcel map conforms to the requirements set forth in Title 15 of the Lyon County Code or such requirements can be met with the imposition of reasonable conditions of approval. Conditions of Approval: 1. The applicant shall comply with all Federal, State, County and special purpose district regulations. 2. The applicant shall make corrections of any engineering or drafting errors and other technical map corrections to the satisfaction of the County Engineer and Planning Director prior to submitting the map for recordation. 3. The applicant shall pay the actual costs for County Engineer plan and map checking and County Inspector site improvement inspection fees, in accordance with the adopted County fee resolution in effect at the time, and provide proof of payment to the Planning Department prior to map recordation. 4. The applicant shall comply with Lyon County s 1996 drainage guidelines, as revised September The applicant shall comply with Lyon County improvement requirements as set forth in Chapter of the Lyon County Code. 6. The applicant shall comply with all applicable fire code requirements to the satisfaction of the Central Lyon County Fire Protection District. 7. No lot shall be offered for sale or sold and no building permits shall be accepted for processing until the Final parcel map has been approved and recorded. 8. The applicant shall provide documentation of the dedication or relinquishment of water rights necessary to insure an adequate water supply for commercial use of the newly created parcels prior to recordation of the final parcel map. 9. The applicant shall provide written evidence (i.e. will-serve letters) demonstrating that the proposed parcels are able to be served by municipal sewer system prior to recordation of a final parcel map 10. The final parcel map will comply with the current County public utility easement standards on all commercial parcels prior to recordation. 11. The following items are required of all development: a. All construction shall comply with all applicable building and fire code requirements. b. Building permits shall be issued in compliance with Title 15 of the Lyon County Code. c. Site development work will require a Site Improvement Permit(s) in accordance with Title d. Structures placed on these parcels shall adhere to the County s site and setback standards for the zoning district as it applies to each parcel at the time of development. Page 2 of 11 Planning Commission Public Hearing April 9, Fortune LLC/Best Development Group Parcel Map Planning-tjk 8

9 e. Distinct and legible temporary addresses are required of any structures under construction until such time as permanent address numbers are installed and posted. f. All debris on construction sites must be contained and removed periodically as required for safety and cleanliness to the satisfaction of the Lyon County Building Department. g. Prior to any combustible materials being brought on site street name signage shall be installed, if applicable. 12. The applicant shall pay in full all property taxes through the end of the fiscal year (June 30) and any applicable agricultural deferred taxes prior to recordation of the final parcel map. 13. The applicant shall pay required recording fees at time of final parcel map recordation. 14. Any further division may be subject to the imposition of subdivision improvement standards as may be legally imposed at the time. The applicant shall place a note to this effect on the final parcel map prior to recordation. 15. Approval of the tentative parcel map shall not constitute acceptance of the Final parcel map. Approval of the tentative parcel map shall lapse unless a final parcel map based thereon is submitted within two (2) years from the date of such approval. No extension may be granted after receiving approval of the tentative parcel map. 16. The applicant shall provide the parcel map to the Lyon County GIS Coordinator in form and format compatible with the County geographical information system (GIS). The scale of the site plan, improvements, monuments and other items shall be in model space correctly oriented to the coordinate system as established by the GIS Coordinator. Cover sheet and standard details need not be included. Page 3 of 11 Planning Commission Public Hearing April 9, Fortune LLC/Best Development Group Parcel Map Planning-tjk 9

10 GENERAL INFORMATION Property Location: The subject parcel is located at 8 Dayton Village Parkway in the Dayton area of Lyon County. Aerial view of the project site Size: Per the Assessor s property data APN: is 6.98 Acres. Page 4 of 11 Planning Commission Public Hearing April 9, Fortune LLC/Best Development Group Parcel Map Planning-tjk 10

11 Assessor s Parcel Page Current Use: The parcel is currently vacant. Access: As the commercial parcels develop, access will be from Dayton Village Parkway to the northwest and from Fortune Drive from the north. Page 5 of 11 Planning Commission Public Hearing April 9, Fortune LLC/Best Development Group Parcel Map Planning-tjk 11

12 Sewer & Water: The parcel is within the Lyon County Utility District for sewer and water service. Flood Zone: The subject parcel is not located within a Special Flood Hazard Area (SFHA). The FEMA designation is X (Unshaded) areas of minimal flood hazard, which are the areas outside the SFHA and higher than the elevation of the 0.2-percent-annual-chance flood as indicated on the FIRM 32019C 0289F dated October 20, Page 6 of 11 Planning Commission Public Hearing April 9, Fortune LLC/Best Development Group Parcel Map Planning-tjk 12

13 STAFF REVIEW AND COMMENTS: Master Plan: On December 23, 2010, Lyon County adopted the Comprehensive Master Plan County-wide Component. The subject site is located within an area of Dayton designated as being Commercial with a Planning Incentive Overlay, which guides the development density and standards that are to be applied to the area. Commercial Districts are those areas that are predominately commercial, commercial mixeduse and highway corridor mixed-use land uses. The Planning Incentive overlay areas, are areas of the county that encourage development proposals to be designed and reviewed in a comprehensive manner, improving the underlying pattern of land use designations. Promote the use of mixed-use centers and efficient land use patterns. Policies address planning issues specific to the area, such as land use, character and design, circulation and access, facilities and services. Master Plan Land Use Map Page 7 of 11 Planning Commission Public Hearing April 9, Fortune LLC/Best Development Group Parcel Map Planning-tjk 13

14 The land use designation of Commercial allows for the zoning district of CC (Community Commercial). As the CC district does not have a minimum parcel size, the four commercial parcels proposed as: Parcel 1: 80,995 sq. ft. (1.86 Acres) Parcel 2: 142,752 sq. ft. (3.28 Acres) Parcel 3: 39,778 sq. ft. (0.91 Acres) Parcel 4: 40,432 sq. ft. (0.93 Acres) Comply with the zoning district of CC and with the 2010 Comprehensive Master Plan Commercial land use designation. Zoning Map NR NR MFR CC CC MFR MFR CC CC CC CC RR-3 CC RR-1 Page 8 of 11 Planning Commission Public Hearing April 9, Fortune LLC/Best Development Group Parcel Map Planning-tjk 14

15 Improvement Requirements and Water Rights Dedication: The proposed parcel map must meet the minimum discretionary requirements and mandatory water rights requirements set forth in Lyon County Code ( LCC ) Section Requirements: Mandatory Water Rights Dedication or Relinquishment Requirements are as follows: All maps of land division, including parcel maps, subdivision maps and maps of division of land into large parcels, must dedicate or relinquish water rights as follows: 1. If the land encompassed by any map of land division is not within the existing boundaries of a public water system as defined in NRS 445A and the newly created parcels are to be served by domestic well: a. The land divider shall relinquish to the state engineer water rights necessary to ensure an adequate water supply for domestic use of the newly created parcels from within the water basin in which the parcel is located; and b. The land divider shall bear all costs associated with such relinquishment; and c. For purposes of this section, valid underground water rights in the amount of 2.0 acre-feet per year shall be relinquished for each new parcel created by the land division; and d. No map of land division shall be recorded until the requirements of this section have been satisfied. 2. If the land encompassed by any map of land division is within the boundaries of, or will be served by a public water system as defined in NRS 445A: a. The dedication or relinquishment of water rights necessary to ensure an adequate supply for the domestic use of the newly created parcels shall follow the rules and requirements of that system, or a written statement from the water system that no dedication or relinquishment requirement exists, or that dedication or relinquishment requirements have been satisfied, must be submitted before a map may be recorded; and b. The land divider shall bear all costs associated with such relinquishment; and c. For the purpose of this section, necessary water rights required shall be determined by the rules and requirements of the water system. 3. If a land division map is created on land subject to a conservation or agricultural easement meeting the requirements of section 170(h) of the Internal Revenue Code, the requirements for dedication or relinquishment of water rights enumerated in paragraphs 1 and 2 above may be waived by the board for those portions of the land division map subject to the easement when the following findings can be made: a. The conservation or agricultural easement creates a perpetual restriction on development of the parcel(s) for residential use; and b. The conservation or agricultural easement is held by a qualified land protection organization; and Page 9 of 11 Planning Commission Public Hearing April 9, Fortune LLC/Best Development Group Parcel Map Planning-tjk 15

16 c. The conservation or agricultural easement document conforms to the requirements of A.5.e. LCC Chapter sets out the mandatory and discretionary requirements for Parcel Maps. County Code and Nevada Revised Statutes permits the imposition of reasonable requirements as part of the approval of a parcel map. The subject site is located within the existing boundaries of a municipal or private water system Lyon County Utility Department. Documentation of the water rights relinquishment for the proposed Parcel 1, Parcel 2, Parcel 3 and Parcel 4 would be required prior to recordation of the final parcel map. Access and Traffic: As the commercial parcels develop, access will be from Dayton Village Parkway to the northwest and from Fortune Drive from the north. The applicant is proposing a 36-foot wide Perpetual Drive Area with this map along the south PL of Parcel 2 and with the north PL of Parcels 3 and 4. Any driveway access to Hwy 50 from the parcel shall be submitted to NDOT for their review and approval. Public Utility Easements: There are 10.0 P.U.E. existing on the parcel, as recorded with document The applicant is proposing a 10 Drainage Easement along the south west property line with this parcel map. The proposed driveway access to/from HWY 50 shall be submitted to NDOT for their review and approval. Lyon County s current standard for public utility easements requires a minimum 10-foot utility easement in the front property line of a parcel and a minimum 10-foot utility easement along all other property lines. Public Facilities and Services: The applicant has submitted intent to serve letters stating that the parcel is within the service area of NV Energy, Southwest Gas, AT&T and Charter Communications. Fire Protection: The parcel is within the fire protection service area Central Lyon County Fire Protection District. All future commercial development is required to be reviewed and approved by CLCFPD. Water Supply and Sewer Service: The parcel is within the Lyon County Utility District for sewer and water service. Will Serve letters from Lyon County Utility Department will be required prior to recordation of the final parcel map. Drainage: The applicant shall comply with Lyon County s 1996 drainage guidelines, as revised September 2018 for all existing and future drainage improvements. The applicant is proposing a 10 drainage easement along the southwest property line of the parcel with this parcel map. The applicant has submitted a Drainage Report dated February 9, 2019 which states the following: The general topography in this area is from north to south and from west to east, towards the Carson River, which is on the south side of Highway 50 East. The majority of the existing site is vacant with channels and trails spread over the site. There are existing improvements that include pavement for a driveway and some parking and underground utilities, including storm drain. The improvements are located from the driveway coming from Page 10 of 11 Planning Commission Public Hearing April 9, Fortune LLC/Best Development Group Parcel Map Planning-tjk 16

17 Fortune Drive and along the south boundary, adjacent to Highway 50 East. These improvements are associated with Fortune Drive Commercial and were constructed in The existing site directs runoff to the middle-west where it enters the pit. At the outlet of the pit is an existing 36 CMP which crosses Highway 50 East to the south, towards the Carson River. The owners of the property have said that if there is water which enters the pit, it quickly diminishes and is not known to pond. The owner presumes that the water not only enters the existing culvert, but that it also infiltrates into the ground. This presumption is validated in this report, as it can be seen in Appendix D that the Hydrologic Soil Group is A, which is the best soil for infiltration. The Lyon County Engineer, is currently evaluating this report and will review all site improvements plans as per the Drainage Guidelines, revised September Alternatives to the Staff Recommendations: Alternative for Continuance If the Planning Commissioners determine that there is insufficient information with which to make a decision on the application before them, that additional information, discussion and public comment are necessary to have a more complete and thorough review of the proposed parcel map then the Planning Commission should make the appropriate findings and move to continue the Public Hearing for the parcel map application. If so, then the Planning Commission may wish to consider a motion similar to the following: The Lyon County Planning Commission finds that: A. Additional information, discussion and public review are necessary for a more thorough review of the proposed parcel map. Based on the finding listed above and the applicant s concurrence, the Planning Commission continues the Parcel Map consisting of four (4) parcels, the smallest being.91 of an acre, for BEST DEVELOPMENT GROUP/ Mr. Terry Johnson (APN: ); PLZ , for days. Alternative Motion for Denial: If the Planning Commission determines that they should deny the parcel map application, then the Planning Commission may wish to consider a motion similar to the following: The Lyon County Planning Commission finds that: A. The parcel map is not in substantial compliance with the Master Plan goals, objectives and actions. B. The parcel map is not in substantial compliance with the requirements of Title 11 of the Lyon County Code. C. The proposed use will be detrimental to the public health, safety, convenience and welfare, D. The proposed use will result in material damage or prejudice to other properties in the area. Based on the aforementioned findings, the Lyon County Planning Commission denies the Parcel Map consisting of four (4) parcels, the smallest being.91 of an acre, for BEST DEVELOPMENT GROUP/ Mr. Terry Johnson (APN: ); PLZ LCC : An applicant aggrieved by a decision of the planning commission may appeal to the Board of County Commissioners within thirty (30) days of the mailing of the decision. The Board of County Commissioners shall render their decision within forty five (45) days after filing of the appeal and payment of fees. Page 11 of 11 Planning Commission Public Hearing April 9, Fortune LLC/Best Development Group Parcel Map Planning-tjk 17

18 Description/Narrative Location: 8 Dayton Village Parkway Par B, Dayton APN: Lot Size: 6.98 Acres Application: Tentative Parcel Map to subdivide One Parcel into Four. Current Land Use Designation: Commercial Zoning: C-2 General Commercial The plan for the subject property is to propose a 5.11 acre retail shopping center, which will consist of 4 buildings covering approximately 33,000 square feet. The anchor building will be a Grocery Outlet, located in the north-west parcel. The desire is to construct the Grocery Outlet this year and then construct a retail building adjacent to the Grocery Outlet in the future. The current plan is to utilize the two parcels in the front as fast food restaurants. The parcel in the south-east corner does not have a designated use at this time, but may be a retail store. The parcel is accessed directly from Highway 50 East in the south-west corner of the lot. The parcel also has a direct access from Fortune Drive, which was constructed under Fortune Drive Commercial project in There are plans underway to extend Dayton Village Parkway between Fortune Drive and Sweetwater Circle (by others). The parcel will also be accessed from the new Dayton Village Parkway. There are existing utilities that were installed during the Fortune Drive Commercial project. Additionally, there will be utilities installed in Dayton Village Parkway. The plan will be to connect to these existing and future utilities. The Proposed Tentative Parcel Map is an effort to create four (4) unique lots from one (1) existing parcel. The site is zoned commercial which allows the owners of the property to propose multiple commercial facilities on the same site, as long as they meet Lyon County standards for a commercial project. The complication is that the multiple facilities will need to be managed under a single owner. By parceling this property into 4 unique lots, there may be 4 different property owners. The benefits of multiple properties and property owners: 1) Separate parcels can be individually sold. At the time of sale, the property owner may sell a smaller portion of the property, instead of the entire acreage. This also benefits the seller, since the seller does not have to purchase the entire acreage, but can purchase an individual parcel; 2) With multiple owners, the expenses associated with maintaining the common property may be divided among the separate property owners; 3) Financing for a smaller piece of property is easier to obtain; 4) If one property owner falls on hard times, the entire property does not go into foreclosure. Best Development believes that having the parcel divided into four separate parcels will be the best use of this property at this time and into the future. 18

19 OWNER'S CERTIFICATE THIS IS TO CERTIFY THAT THE UNDERSIGNED, BEST DEVELOPMENT GROUP, IS THE OWNER OF THE TRACT OF LAND REPRESENTED ON THIS PLAT AND HAS CONSENTED TO THE PREPARATION AND RECORDATION OF THIS PLAT AND THAT THE SAME IS EXECUTED IN COMPLIANCE WITH AND SUBJECT TO THE PROVISIONS OF N.R.S. CHAPTER 278, AND THAT THE EASEMENTS AS SHOWN FOR ACCESS, UTILITY AND DRAINAGE ARE HEREBY GRANTED. BEST DEVELOPMENT GROUP BY: TITLE: STATE OF COUNTY OF DATE } S.S. SURVEYOR'S CERTIFICATE I, DAVID C. CROOK, A PROFESSIONAL LAND SURVEYOR LICENSED IN THE STATE OF NEVADA, AS AGENT FOR LUMOS AND ASSOCIATES, INC., CERTIFY THAT: 1) THIS PLAT REPRESENTS THE RESULTS OF A SURVEY CONDUCTED UNDER MY DIRECT SUPERVISION AT THE INSTANCE OF BEST DEVELOPMENT GROUP. 2) THE LANDS SURVEYED LIE WITHIN THE NW 1/4 OF SECTION 12, T.16 N., R.21 E., M.D.M., AND THE SURVEY WAS COMPLETED ON. 3) THIS PLAT COMPLIES WITH THE APPLICABLE STATE STATUTES AND ANY LOCAL ORDINANCES IN EFFECT ON THE DATE THAT THE GOVERNING BODY GAVE ITS FINAL APPROVAL. 4) THE MONUMENTS DEPICTED ON THE PLAT ARE OF THE CHARTER SHOWN, OCCUPY THE POSITIONS INDICATED AND ARE OF SUFFICIENT NUMBER AND DURABILITY. THIS INSTRUMENT WAS ACKNOWLEDGED BEFORE ME ON BY AS OF BEST DEVELOPMENT GROUP, PERSONALLY APPEARED BEFORE ME, A NOTARY PUBLIC, WHO ACKNOWLEDGED THAT THEY EXECUTED THE ABOVE INSTRUMENT. DAVID C. CROOK, P.L.S. NEVADA CERTIFICATE No NOTARY PUBLIC (MY COMMISSION EXPIRES ) UTILITY COMPANY'S CERTIFICATE THE UTILITY EASEMENTS SHOWN ON THIS PLAT HAVE BEEN CHECKED, ACCEPTED AND APPROVED BY THE UNDERSIGNED PUBLIC UTILITY COMPANIES AND CABLE TV COMPANIES. SIERRA PACIFIC POWER COMPANY d/b/a NV ENERGY BY: TITLE: TITLE COMPANY CERTIFICATE SECURITY INTEREST HOLDERS CERTIFICATE THIS IS TO CERTIFY THAT THE UNDERSIGNED, NAME, CONSENTS TO THE PREPARATION AND RECORDATION OF THIS PLAT. NAME DATE NOTE: A PUBLIC UTILITY EASEMENT IS HEREBY GRANTED TO SIERRA PACIFIC POWER COMPANY d/b/a NV ENERGY WITHIN EACH PARCEL FOR THE EXCLUSIVE PURPOSE OF INSTALLING AND MAINTAINING UTILITY SERVICE FACILITIES TO THAT PARCEL, WITH THE RIGHT TO EXIT THAT PARCEL WITH SAID UTILITY FACILITIES FOR THE PURPOSE OF SERVICING ADJACENT PARCELS, AT LOCATIONS MUTUALLY AGREED UPON BY OWNER OF RECORD AT THAT TIME OF INSTALLATION AND THE UTILITY COMPANY. NEVADA BELL d/b/a AT&T NEVADA BY: TITLE: SOUTHWEST GAS COMPANY BY: TITLE: DATE DATE NOTE: A PUBLIC UTILITY EASEMENT IS HEREBY GRANTED TO SOUTHWEST GAS COMPANY WITHIN EACH PARCEL FOR THE EXCLUSIVE PURPOSE OF INSTALLING AND MAINTAINING UTILITY SERVICE FACILITIES TO THAT PARCEL, WITH THE RIGHT TO EXIT THAT PARCEL WITH SAID UTILITY FACILITIES FOR THE PURPOSE OF SERVICING ADJACENT PARCELS. THE UNDERSIGNED HEREBY CERTIFIES THAT THIS PLAT HAS BEEN EXAMINED AND THAT BEST DEVELOPMENT GROUP, OWNS OF RECORD AN INTEREST IN THE LAND DELINEATED HEREON AND THAT THEY ARE THE ONLY OWNER OF THE RECORD OF SAID LAND; THAT NO ONE HOLDS OF RECORD A SECURITY INTEREST IN THE LANDS EXCEPT AS SHOWN BELOW; THAT THERE ARE NO LIENS OF RECORD AGAINST THE LAND DELINEATED HEREON, OR ANY PART THEREOF FOR DELINQUENT STATE, COUNTY, MUNICIPAL, FEDERAL, OR LOCAL TAXES OR ASSESSMENTS COLLECTED AS TAXES OR SPECIAL ASSESSMENTS, AND THAT A GUARANTEE DATED,, 20, FOR THE BENEFIT OF LYON COUNTY, STATE OF NEVADA, HAS BEEN ISSUED WITH REGARD TO ALL OF THE ABOVE. TITLE SERVICE AND ESCROW COMPANY BY: TITLE: RIGHT TO FARM VICINITY MAP NOT TO SCALE THE LANDS SHOWN HEREON ARE SUBJECT TO THE PROVISIONS OF NEVADA REVISED STATUES AND CHAPTER OF THE LYON COUNTY CODE, THE RIGHT TO FARM. LYON COUNTY HAS DETERMINED THAT THE HIGHEST AND BEST USE FOR AGRICULTURAL LAND IS TO DEVELOP OF PRESERVE SAID LANDS FOR THE PURPOSES OF AGRICULTURAL OPERATIONS AND IT WILL NOT CONSIDER THE INCONVENIENCES OR DISCOMFORTS ARISING FROM OR RELATED TO AGRICULTURAL OPERATIONS TO BE A PERCEIVED NUISANCE IF SUCH OPERATIONS ARE LEGAL, CONSISTENT WITH ACCEPTED CUSTOMS AND STANDARDS AND OPERATED IN A NON-NEGLIGENT MANNER. COUNTY ENGINEER'S CERTIFICATE I HEREBY CERTIFY THAT IS HAVE EXAMINED THIS PARCEL MAP AND IT IS SUBSTANTIALLY AS IT APPEARS ON THE APPROVED TENTATIVE MAP AND I AM SATISFIED THAT THIS MAP IS TECHNICALLY CORRECT. LYON COUNTY ENGINEER BY: COMMUNITY DEVELOPMENT & DATE PLANNING COMMISSION CERTIFICATE THIS PLAT HAS BEEN EXAMINED AND FOUND TO BE IN SUBSTANTIAL CONFORMANCE WITH THE TENTATIVE PARCEL MAP APPROVED BY THE PLANNING COMMISSION ON THE DAY OF, 201, AND ALL CONDITIONS IMPOSED UPON ITS APPROVAL HAVE BEEN SATISFIED. COMMUNITY DEVELOPMENT DIRECTOR BY: COMMUNITY DEVELOPMENT DIRECTOR BY: G.I.S. NOTE A DIGITAL COPY OF THIS MAP HAS BEEN DELIVERED TO THE LYON COUNTY G.I.S. COORDINATOR. DATE DATE REFERENCES 1. RECORD OF SURVEY MAP, FILE NO IN THE OFFICIAL RECORDS OF LYON COUNTY, NEVADA. 2. RECORD OF SURVEY MAP, FILE NO IN THE OFFICIAL RECORDS OF LYON COUNTY, NEVADA. 3. PRELIMINARY TITLE REPORT PREPARED BY TITLE SERVICE AND ESCROW COMPANY, ORDER NO. TSL TO AND DATED AS OF MARCH 5, 2018, AND THE DOCUMENTS REFERENCED THEREIN. NOTES 1. PUBLIC UTILITY AND PRIVATE DRAINAGE EASEMENTS ARE HEREBY GRANTED 5' ALONG THE INTERIOR OF ALL SIDE AND REAR PARCEL LINES AND 10' ADJACENT TO ALL STREETS UNLESS OTHERWISE SHOWN. 2. THE NATURAL DRAINAGE WILL NOT BE IMPEDED DURING CONSTRUCTION OR IMPROVEMENT OF PARCELS. 3. THE CITY, COUNTY SCHOOL DISTRICT AND SPECIAL DISTRICTS ARE NOT OBLIGATED TO FURNISH ANY SERVICE, SPECIFICALLY MENTIONING FIRE PROTECTION AND ROADS TO THE LAND SUBDIVIDED, AND ANY PUBLIC UTILITY MAY BE SIMILARLY FREE OF OBLIGATION. 4. ACCEPTANCE BY LYON COUNTY OF THIS MAP IS NOT A COMMITMENT THAT ANY OR ALL OF THE LOTS ARE ELIGIBLE FOR A COUNTY BUILDING PERMIT. 5. ALL PUBLIC UTILITY EASEMENT SHALL INCLUDE CABLE TELEVISION. 6. TOTAL NUMBER OF PARCELS: 4 TOTAL AREA OF PARCELS: 6.98 ACRES 7. ANY FURTHER DIVISION MAY BE SUBJECT TO THE IMPOSITION OF SUBDIVISION IMPROVEMENT STANDARDS, AS MAY BE LEGALLY IMPOSED AT THE TIME. COUNTY CLERK'S CERTIFICATE I, NIKKI BRYAN, LYON COUNTY CLERK/TREASURER HEREBY CERTIFY THAT THERE ARE NO LIENS FOR UNPAID STATE, COUNTY, CITY OF LOCAL TAXES OR SPECIAL ASSESSMENTS AND THAT ALL TAXES FOR THE FISCAL YEAR HAVE BEEN PAID ON THE SUBJECT PROPERTY. A.P.N BY: NIKKI BRYAN, LYON COUNTY CLERK/TREASURER RECORDER'S CERTIFICATE FILED FOR RECORD THIS DAY OF, 201, AT MINUTES PAST O'CLOCK.M. IN THE OFFICIAL RECORDS OF LYON COUNTY, NEVADA, AT THE REQUEST OF BEST DEVELOPMENT GROUP. RECORDING FEE: $ DATE: LYON COUNTY RECORDER BY: TITLE: G.I.S. COORDINATOR BY: DATE FILE NO. BY: PARCEL MAP STATE OF COUNTY OF THIS INSTRUMENT WAS ACKNOWLEDGED BEFORE ME ON } S.S. FOR BEST DEVELOPMENT GROUP BY AS OF NAME, PERSONALLY APPEARED BEFORE ME, A NOTARY PUBLIC, WHO ACKNOWLEDGED THAT THEY EXECUTED THE ABOVE INSTRUMENT. A DIVISION OF PARCEL B OF RECORD OF SURVEY MAP NO SITUATE WITHIN A PORTION OF THE NW 1/4 OF SECTION 12 TOWNSHIP 16 NORTH, RANGE 21 EAST, M.D.M. NOTARY PUBLIC (MY COMMISSION EXPIRES ) DAYTON LYON COUNTY STATE OF NEVADA 178 SOUTH MAINE STREET FALLON, NV TEL (775) LUMOSINC.COM Drawn By : DCC Sheet : 1 OF 2 Job No. : Drawing No.: 9610SURVEY.DWG 19

20 LEGEND EASEMENT SIDELINE AS NOTED FOUND 5/8" REBAR NO CAP/TAG UNLESS OTHERWISE NOTED SET 5/8" REBAR AND CAP, PLS (M) (R1) (C) MEASURED COURSE AND DISTANCE RECORD COURSE AND DISTANCE PER REFERENCED DOCUMENT CALCULATED COURSE AND DISTANCE PARCEL SQ. FT. (1.86 ACRES) PARCEL SQ. FT. (3.28 ACRES) 50' 25' 0 50' 100' SCALE: 1"= 50' BASIS OF BEARINGS PARCEL SQ. FT. (0.93 ACRES) PARCEL SQ. FT. (0.91 ACRES) TOTAL AREA: /- ACRES PARCEL MAP FOR BEST DEVELOPMENT GROUP A DIVISION OF PARCEL B OF RECORD OF SURVEY MAP NO SITUATE WITHIN A PORTION OF THE NW 1/4 OF SECTION 12 TOWNSHIP 16 NORTH, RANGE 21 EAST, M.D.M. DAYTON LYON COUNTY STATE OF NEVADA 178 SOUTH MAINE STREET FALLON, NV TEL (775) LUMOSINC.COM Drawn By : DCC Sheet : 1 OF 2 Job No. : Drawing No.: 9610SURVEY.DWG 20

21 Item 9. Photographs Google Maps - From Highway 50 East, near the corner of Fortune Drive and Highway 50 East, Looking North-West Google Maps - From Highway 50 East, near the driveway off of Highway 50 East, Looking North-East 21

22 Google Maps - From the corner of Fortune Drive and Corral Drive, Looking South West Google Maps - From Fortune Drive and the driveway off of Fortune, Looking South West Google Maps - From the corner of Sweetwater Circle and Dayton Village Parkway, Looking South East 22

23 Lyon County Planning Commission Agenda Summary Meeting Date: April 9, 2019 Agenda Item Number: 8.b Subject: For Possible Action: TRADITIONS VILLAGE 2 / STANLEY LUCAS ZONE CHANGE Request to change the zoning from SR (Suburban Residential-12,000 sq. ft. min.); NR (Neighborhood Residential-4,500 sq. ft. min.); MFR (Multi Family Residential); & CC (Community Commercial) to an alternate configuration of SR (Suburban Residential-12,000 sq. ft. min.); SR-9000 (Suburban Residential-9,000 sq. ft. min.); MFR (Multi-Family Residential); CMU-S (Commercial Mixed Use-Suburban); and CC (Community Commercial), all on three (3) parcels totaling acres; located west of the Traditions Parkway/Highway 50 intersection, Dayton, NV (APNs ; ; ) PLZ Summary: Financial Department Comments: Approved As To Legal Form: County Manager Comments: Recommendation: ATTACHMENTS - Staff Report 23

24 LYON COUNTY COMMUNITY DEVELOPMENT DEPARTMENT B U I L D I N G D E V E L O P M E N T E N G I N E E R I N G P L A N N I N G 27 S. M AIN STREET YER INGTON, N EVAD A (775) F AX: (775) L AKES BOULEV ARD D AYTON, N EVAD A (775) F AX: (775) Lyon County Planning Commission PLZ Zone Change Meeting Date: April 9, 2019 Property Owner: Applicant: Representative: Area Location: Stan Lucas Stan Lucas Manhard Consulting Traditions Parkway, Dayton STAFF REPORT Parcel Number(s): (APN) , ; Existing Zoning: NR (Neighborhood Residential 4,500 sq. ft. min.), SR-12,000 (Suburban Residential - 12,000 sq. ft. min.), MFR (Multi-family Residential) and CC (Community Commercial) Proposed Zoning: Portions of the CC, NR and SR-12,000 District to SR-9,000 (Suburban Residential 9,000 sq ft. min.) and from NR to the CMU-S District (Commercial Mixed Use Suburban) Master Plan: Case Planner: REQUEST: Suburban Residential (Suburban Character District) and Commercial Mixed Use Tammy Kinsley The applicant has submitted a zone change application to change the current zoning on an approximate /- acre portion of a /- acre parcel and change the zoning on an approximate 5.03 acre portion of a 9.96+/- acre parcel in conjunction with a Merger and Resubdivision to a Tentative Subdivision map for Traditions Village 2. STAFF RECOMMENDATION: Staff recommends approval of the rezoning request based on the findings as listed in the staff report. A Zone Change request cannot be conditioned. RECOMMENDED MOTION: I move that the Lyon County Planning Commission recommend approval of the rezoning request for Stan Lucas to change the zoning from portions of the CC, NR and SR-12,000 District to SR-9,000 (Suburban Residential 9,000 sq ft. min.) on an approximate /- acre portion of a /- acre parcel and to change the zoning from NR to the CMU-S District (Commercial Mixed Use Suburban) on an approximate 5.03 acre portion of a 9.96+/- acre parcel; generally located west of the intersection of Prairie Gate Road/Nevada Station Parkway west of the Traditions Parkway/Highway 50 intersection, Dayton, NV (APNs ;-008 and ), PLZ , based on the following findings. Page 1 of 17 Planning Commission Public Hearing April 9, 2019 Stan Lucas Traditions Village 2 - ZMA Planning-tjk 24

25 FINDINGS (as per Findings for Zoning Map Amendments): When approving a zoning text or map amendment the commission and the board must make the following findings, supported by a statement of evidence, facts and conclusions. A. That the proposed amendment is consistent with the policies embodied in the adopted master plan and the underlying land use designation contained in the land use plan; B. That the proposed amendment will not be inconsistent with the adequate public facilities policies contained in this title; C. That the proposed amendment is compatible with the actual or master planned adjacent uses. PROPERTY INFORMATION: Location: The subject site is located on the north, west and east sides of the intersection of Prairie Gate Road and Nevada Station Parkway located within the former Traditions Planned Unit Development generally located west of the Traditions Parkway/Highway 50 intersection, Dayton, NV. Subject Site Traditions Village 2 Traditions Village 1 (Approved May 3, 2018 Zone Change and TSM) Page 2 of 17 Planning Commission Public Hearing April 9, 2019 Stan Lucas Traditions Village 2 - ZMA Planning-tjk 25

26 Size: The amount of land that comprises the subject site is approximately +/ acres in size total as per the Assessor Map Data: APN: = acres (per PM ) (Traditions Village 2) APN: = acres (per BLA ) (Traditions Village 1 and 2) APN: = 9.96 acres (per SM ) (Traditions Village 2) Traditions Village 1 (Not a part of this Zoning Map Amendment; but is within APN: ) APN: Traditions Village 2 Traditions Village 1 (Approved May 3, 2018 Zone Change and TSM) APN: APN: Access: Access is currently via Prairie Gate Road, Nevada Station Parkway, Traditions Parkway to Highway 50. Topography: The subject site slopes gently to the southeast. The subject site was part of the Traditions PUD and about twothirds (2/3rds) of the subject site has been mass-graded in preparation of development of Traditions Village 1 that was approved by the Board of County Commissioners on May 3, As such, a portion of the previously approved street alignments and storm drainage facilities have been graded. Page 3 of 17 Planning Commission Public Hearing April 9, 2019 Stan Lucas Traditions Village 2 - ZMA Planning-tjk 26

27 Current Use: The site is vacant and undeveloped at this time. Initial mass grading occurred as part of the Traditions Planned Unit Development. The developer of Traditions PUD went bankrupt in the last recession and the properties were subsequently sold to three different owners. The three owners had different development plans for the properties and the Traditions PUD was subsequently abandoned on December 17, The properties were rezoned to conform to their zoning prior to the approval of the Traditions PUD. Traditions Village 1 Zone Change and Tentative Subdivision Map were approved by the Board of County Commissioners on May 3, This map consisted of 312 lots through five phases on APN: and Flood Zone(s): As per the FEMA FIRM 32019C 0289F dated October 20, 2016, APN: is not located within a special flood hazard area (SFHA). The Flood zone designation is X (Unshaded) areas of minimal flood hazard, which are the areas outside the (SFHA) and higher than the elevation of the 0.2-percent-annual-chance flood. APN: is primarily within the FEMA designation of X (Unshaded) areas of minimal flood hazard, which are the areas outside the (SFHA) and higher than the elevation of the 0.2-percent-annual-chance flood and the northeastern corner of the parcel is within the X (Shaded) flood zone, areas determined by FEMA to be: Areas of one percent (1%) annual chance sheet flow flooding where average depths are less than one foot (1') Areas of one percent (1%) annual chance flooding where the contributing drainage is less than one square mile, or Areas protected from the one percent (1%) annual chance flood by levees. APN: is not located in a SFHA. It is primarily located within the X-(Shaded) Flood Zone. Again as determined by FEMA to be areas of: Areas of one percent (1%) annual chance sheet flow flooding where average depths are less than one foot (1') Areas of one percent (1%) annual chance flooding where the contributing drainage is less than one square mile, or Areas protected from the one percent (1%) annual chance flood by levees. Page 4 of 17 Planning Commission Public Hearing April 9, 2019 Stan Lucas Traditions Village 2 - ZMA Planning-tjk 27

28 Subject Site Traditions Village 2 Traditions Village 1 (Approved May 3, 2018 Zone Change and TSM) Water: There is an existing 12-inch water line that runs through the subject site along the east property boundary of APN: Sewer: There is an existing 6-inch domestic sewer line located from Hwy 50 running to the west, adjacent to the subject site in APN: (not a part of the application). Please refer to Farr West Engineering, GIS map on the next page for the existing water and sewer representative locations. Page 5 of 17 Planning Commission Public Hearing April 9, 2019 Stan Lucas Traditions Village 2 - ZMA Planning-tjk 28

29 Indicates water line Indicates sewer line Staff Review and Comments: Findings for Granting a Zone Change Request: NRS grants authority to the County to establish zoning districts, and to regulate the use of land within those zoning districts provided the districts and uses are adopted in accordance with the Master Plan and are designed to achieve specific goals. Within Title 15 Chapter General Provisions; Consistency with Master Plan; Section the Lyon County Code declares the purpose and considerations of the establishment of zoning districts: : PURPOSE: The purposes of this title are to promote the public health, safety, morals, convenience and general welfare, to lessen traffic congestion in the streets, to provide light and air for all buildings, to avoid undesirable concentration of population, to prevent over- crowding of land and to facilitate adequate provisions of transportation, water, sewage, schools, parks and other public requirements and to provide the economic and social advantages gained from a comprehensively planned use of land resources. When making an approval, modification or denial of a zoning map or text, the Commission and the Board should, at a minimum, make one of the following findings of fact: The following findings as identified in Lyon County Code are addressed in support of the Zoning Map Amendment for Stan Lucas. Each finding is listed in bold type below and is addressed by the applicants in italic type immediately following each finding. Staff s response is in normal type after the applicants statements. When Page 6 of 17 Planning Commission Public Hearing April 9, 2019 Stan Lucas Traditions Village 2 - ZMA Planning-tjk 29

30 making an approval, modification or denial of a zoning map or text, the Commission and the Board should, at a minimum, be able to make at least one of the following findings of fact: A. That the proposed amendment is consistent with the policies embodied in the adopted master plan and the underlying land use designation contained in the land use plan; The application believes that the zone change would implement the following Master Plan goals/policies and strategies: o Policy LU 1.1: Follow development patterns as established on Countywide Land Use Plan or a more Specific Community plan. The proposed rezoning reflects the development pattern as shown on the 2010 Comprehensive Master Plan s land use plan for Dayton. o Policy LU 1.2: Residential Development Patterns in Neighborhoods New residential development, particularly in suburbanizing areas, will be designed to reinforce neighborhoods as the primary building blocks of the county s residential areas. The proposed rezoning provides for the connection with streets to existing residential developed areas as well as a logical extension of established residential neighborhoods of both single family lots size in Dayton. o Policy LU 2.1: Residential Development In Areas With Services. o Policy FS 1.1: Location of New Development New urban development will occur in areas that are served by, or are adjacent to, areas with existing utility systems to avoid distant and costly extensions. The site is located adjacent to neighborhood areas served by municipal water and sewer systems and the new residential development would be served by those two same systems. Some infrastructure was previously installed in anticipation of the development of this property. This rezoning request is not considered to be a leapfrog development request into a rural area as designated by the 2010 Comprehensive Master Plan. On December 23, 2010, Lyon County adopted the Comprehensive Master Plan County-wide Component ( Master Plan ). A master plan designation is an expression of the county s long-term expectations for development within a particular area. It does not necessarily mandate that zoning be changed concurrent with the master plan designation (see Nevada Attorney General Opinion No. 84-6). Zoning is an implementation measure for carrying out the goals, objectives and actions contemplated in the Master Plan. It designates that the County feels that the time is right for development to occur to the densities allowed. Zoning districts that are equal to or less dense/intense than the underlying master plan designation are considered to be consistent with the Master Plan. The Master Plan describes each of the eight communities within Lyon County. These community descriptions are to serve a general guide when evaluating the implications of the master plan on the individual communities. Dayton is described as follows: The Dayton area has grown from a bustling mining community with roots in the Comstock Lode silver and gold booms of the 1800 s, to farming and ranching along the fertile and easily irrigated Carson River corridor, to master planned golf community, to bedroom community to nearby Carson City and Reno. Of the unincorporated communities of Lyon County, Dayton has experienced the highest rate of growth of any area, and will continue to fill the role as the county s residential and economic growth center due to its extensive water and sewer infrastructure, proximity to major population and employment centers, and surplus of available land in all land use categories. Bisected by the Carson River, the Dayton area encompasses four distinct neighborhoods: the historic Old Town, the south side of the river, the Sutro commercial/residential area, and the Mark Twain area. Old Town Dayton contains a significant number of historically important structures and provides an opportunity to capitalize on the community s role in the settlement and development of the State of Nevada. Well served by water and sewer, Old Town Dayton s preservation and future development Page 7 of 17 Planning Commission Public Hearing April 9, 2019 Stan Lucas Traditions Village 2 - ZMA Planning-tjk 30

31 will borrow significantly from the past, with mixed-use structures, limited setbacks and narrow streets, providing the basis for a vital small-scale, pedestrian friendly commercial center. The area south of the river will see continued residential development as already master planned communities complete their build-out. Commercial development south of the river will be focused primarily on serving residential neighborhoods, while expansion of industrial activity may be hampered by the lack of transportation infrastructure. Much of the Carson River s floodplain within the Dayton area is on the south side of the river, where existing ranches and agricultural lands provide safe and unhindered flood storage capacity. As development in the area increases, protection of this resource will be critical to the health and safety of the area. The Sutro area, with its community retail hub, and Mark Twain, with its sprawling residential development will eventually become neighborhoods within a larger greater Dayton area focused on the planned Traditions Development, which is envisioned to serve as the economic center of the Dayton Valley area. Character District: The Master Plan was adopted by the Board of Commissioners on December 23, The Master Plan designated certain areas within Lyon County into five (5) Character Districts: Rural, Suburbanizing, Historic, Future Plan, and General County. The subject site is located within an area of Dayton that is categorized as having a Suburban Character District: The Character District guides the development intensity and standards which are to be applied. The Master Plan describes Suburban Character as follows: Suburban Character Districts are those areas that are predominately medium to high density residential development with regional, community and neighborhood commercial, industrial and employment uses. Improvement standards will reflect the suburban character of these areas and will include requirements for municipal water and sewer, roadway design appropriate to the planned land uses, landscaping of public areas, and pedestrian facilities (sidewalks and paths). Within the Master Plan, the subject site has the land use designations of Commercial Mixed Use, Suburban Residential, Low Density Residential, Commercial and Park (the latter three are not a part of this Zone Change Request area): Page 8 of 17 Planning Commission Public Hearing April 9, 2019 Stan Lucas Traditions Village 2 - ZMA Planning-tjk 31

32 The Master Plan includes in the Land Use chapter a discussion as to the different types of land use designations. Within this section of the Master Plan, the County-wide Land Use Categories Table lists the land use types and specific categories that are shown on the County-wide Land Use Maps. In Column 4 Description/Characteristics and Examples of Uses (pg & Comprehensive Master Plan), the following description is stated for the Suburban Residential land use designation: Characteristics: Typically in suburbanizing areas. Neighborhoods should contain a mix of housing types and lot sizes in a neighborhood setting with a recognizable center (with a park, school, or other public use) and connected, useable open space within the neighborhood. Will be served by municipal utilities. High density residential must be located near major roads and near commercial uses. Examples of uses: Single-family residences, duplexes and attached housing. Within the Community Land Use Categories Table (pg of the 2010 Comprehensive Master Plan), Suburban Residential in Column 1 County-wide Plan Land Use Category includes Medium Density, High Density and Residential Mixed Use as appropriate Community Plan Land Use Designations. Page 9 of 17 Planning Commission Public Hearing April 9, 2019 Stan Lucas Traditions Village 2 - ZMA Planning-tjk 32

33 Medium Density Residential 1 DU per 12,000 sf to <1 acre (>1-<4 DU/acre) Single-family residences and duplexes and attached housing. Medium-density residential neighborhoods should contain a mix of housing types in a neighborhood setting. Each neighborhood should have a recognizable center. Centers will vary in size and composition, but may include a combination of higher-density residential uses, parks and/or recreation facilities, or civic uses. Neighborhoods should contain connective open spaces that unify the development and provide transitions between other areas and uses. MDR HDR E-1 E-2 SFR-1/2, Single Family Residential (1/2 acre minimum) SFR-12,000, Single Family Residential (12,000 s.f. minimum) Suburban Residential High Density Residential 5 to 18 Dwelling Units per acre Apartments, duplexes, fourplexes, condominiums and townhomes. Single Family Residential detached units at 5 to 10 dwelling units per acre. High density residential is typically found in suburbanizing districts. High Density Residential should be located near major transportation facilities, near commercial uses, or civic centers and near parks. HDR NR-1 NR-2 NR-3 MHP SFR-9,000, Single Family Residential (9,000 s.f. minimum) NSFR, Neighborhood SFR (8,000 s.f. to 4,500 s.f. minimum with variable lot size requirements) MFR, Multi- Family Residential Residential Mixed-Use 3-18 dwelling units per acre. Primary Uses: A range of medium to high-density residential housing types, such as small lot single-family residences, duplexes, patio homes, townhomes, apartments, condominiums, and live-work units. Secondary Uses: Open space, parks, pathways, schools, and other public uses. Residential mixed-use is designed to create opportunities for higherdensity neighborhoods in a suburban setting to promote neighborhoods with a mix of types and intensities of housing. Residential mixed-use is appropriate next to designated mixed-use centers and along major transportation corridors. HDR NR-1 NR-2 NR-3 MHP RMU, Residential Mixed-Use Page 10 of 17 Planning Commission Public Hearing April 9, 2019 Stan Lucas Traditions Village 2 - ZMA Planning-tjk 33

34 The subject site for this zone change request is located within the Dayton community of the Master Plan with the land use designation of Suburban Residential and Commercial Mixed-Use. The proposed rezoning would reflect the overall development pattern as shown on the 2010 Comprehensive Master Plan s land use plan for Dayton. In addition to the Suburban Residential and Commercial Mixed-Use land use designations currently on the subject site, the subject site also has an overlay of Planning Incentive Area. The Master plan describes Planning Incentive Areas as follows: Planning Incentive Overlay Areas The County-wide Land Use Plan designates two Planning Incentive Overlay Areas. A Planning Incentive Overlay designation encourages development proposals within the area to be designed and reviewed in a comprehensive manner, improving the underlying pattern of land use designations. Incentives such as increases in density or commercial acreage may be granted to encourage the preparation of a specific plan(s). The specific plan(s) would be based on a set of adopted policies and criteria. Policies address planning issues specific to the area, typically addressing issues such as: land use, character and design, circulation and access, parks and open space, and facilities and services. Page 11 of 17 Planning Commission Public Hearing April 9, 2019 Stan Lucas Traditions Village 2 - ZMA Planning-tjk 34

35 1. Dayton, North of Highway 50 The Dayton Planning Incentive Overlay Area north of Highway 50 has an approved master plan (the Traditions project), a portion has an approved Planned Unit Development, and common ownership. It is currently zoned for residential mixed-use and commercial. The intent is to fine-tune the land use designations so that future development contains a viable mix of uses, and so it functions in a cohesive manner with circulation and access from Highway 50 and is compatible with surrounding land uses. The Planning Incentive Area located in Dayton north of Highway 50 is shown below: As staff noted, the Traditions Planned Unit Development has been abandoned since December The applicant is processing concurrently with this rezoning application a Merger and Resubdivision Tentative Map for Traditions Village 2, that would accurately reflect this application and would avoid creating split zoning across the subject site if approved. As such, the Dayton North Planning Incentive Area does not affect the applications currently under consideration. Staff agrees with the applicants that: The proposed rezoning would result in providing the connection with streets to existing residential developed areas to the benefit of both the existing and proposed residential lots within the area. The proposed rezoning would allow for the logical extension of existing infrastructure and utilities located immediately adjacent to the subject site. The uses allowed in the SR-9,000 and CMU-S are within the density ranges as called out in the 2010 Comprehensive Master Plan contained within the Suburban Residential land use and Commercial Mixed-Use land use designations. As such, staff believes that the rezoning is in substantial compliance with and promotes the County s Master Plan goals, objectives and actions. Page 12 of 17 Planning Commission Public Hearing April 9, 2019 Stan Lucas Traditions Village 2 - ZMA Planning-tjk 35

36 A. The proposed zoning promotes development that is commensurate with the character and current use of the surrounding land and will not have detrimental impacts to other properties in the vicinity. The proposed zone change will promote development that is compatible and commensurate with the character and physical limitations of the land. The proposed rezoning would assign similar residential densities adjacent to the existing neighborhoods that abut the subject site. The SR-9,000 zoning designation and the CMU-S zoning designation allows for the property to be developed in accordance with the onsite mass grading and the master plan designations of the site. The both zoning districts would be located on topography suitable for such densities. Surrounding Properties Master Plan Designation/Zoning/Land Use The table below shows the current Master Plan land use designation, current zoning and current land use on the subject site and the surrounding properties: Current Master Plan Land Use Designation Current Zoning Current Land Use Subject Property Suburban Residential and Commercial Mixed-Use NR; SR-12,000; CC; and MFR Graded building pads North Suburban Residential; Commercial Mixed-Use; and Parks SR-12,000 and NR Vacant/ undeveloped South Suburban Residential and Commercial NR and CC Sutro Heights Subdivision and The Traditions Village 1 (undeveloped) East Suburban Residential, Commercial, Commercial Mixed-Use NR and CC Vacant/undeveloped West Low Density Residential and Suburban Residential NR Sutro Heights Subdivision and The Traditions Village 1 (undeveloped) Page 13 of 17 Planning Commission Public Hearing April 9, 2019 Stan Lucas Traditions Village 2 - ZMA Planning-tjk 36

37 The application is to change the zoning from portions of the CC, NR and SR-12,000 District to SR-9,000 (Suburban Residential 9,000 sq ft. min.) on an approximate /- acre portion of a /- acre parcel and to change the zoning from NR to the CMU-S District (Commercial Mixed Use Suburban) on an approximate 5.03 acre portion of a 9.96+/- acre parcel; as shown below: The current zoning is shown below: Existing Title 15 Zoning Districts: Traditions Village 1: NR (approx acres) Traditions Village 2 area: (+/ acres) SR-12,000 (approx acres) NR (approx acres) CC (approx acres) MFR (approx acres) Traditions Village 1 and 2 (+/ acres) Page 14 of 17 Planning Commission Public Hearing April 9, 2019 Stan Lucas Traditions Village 2 - ZMA Planning-tjk 37

38 The proposed rezoning would result in the proposed zoning shown below: Proposed Title 15 Zoning Districts: Traditions Village 1: NR (approx acres) Traditions Village 2 area: (+/ acres) SR-9,000 (approx acres) CMU-S (approx acres) With the existing as: SR-12,000 (approx acres) NR (approx..46 acres) MFR (approx acres) CC (approx acres) Traditions Village 1 and 2 (+/ acres) Page 15 of 17 Planning Commission Public Hearing April 9, 2019 Stan Lucas Traditions Village 2 - ZMA Planning-tjk 38

39 As noted above in the staff report, the surrounding properties are for the most part zoned to support a similar residential and commercial density and permitted uses. As such, staff believes that the project as submitted supports the finding that the proposed zoning promotes development that is commensurate with the character and current use of the surrounding land. B. That the proposed amendment will not be inconsistent with the adequate public facilities policies contained in this title; The proposed zone change cleans up previous mapping errors and provides zoning consistent with the massgraded lots that are currently established. This will ensure timely development and as such will contribute to the orderly and efficient arrangement of domestic water service and the extension of transportation routes and other public facilities and services. The staff report reviews the proposed zone change in light of the Master Plan, its location relative to existing and planned public services and facilities (such as schools, commercial development, fire stations as well as the existing water, sewer and street infrastructure). As such, staff is of the opinion that the rezoning request is timely and would contribute to the orderly and efficient arrangement of transportation and other public facilities and services. Additionally the application is correct in pointing out that this area was previously approved for Suburban Residential density development as a part of the Traditions Planned Unit Development; that the site has been mass-graded for Suburban Residential style single family residential lot patterns; and a large portion of the site already has Suburban Residential infrastructure installed. Also the request for Commercial Mixed-Use portion of Traditions Village 2, is in conformance with the Commercial-Mixed use master plan land use, and also has infrastructure installed along the east and north boundaries of the site. C. That the proposed amendment is compatible with the actual or master planned adjacent uses. The proposed zone change promotes the protection of existing neighborhoods and communities. As noted above, the proposed rezoning would assign similar residential densities adjacent to the existing neighborhoods that abut the subject site and promotes the zoning districts to align with the current master plan designations of commercial-mixed use for that portion of the project site master planned as commercial mixed use. Staff is unaware of any other existing or planned public services or facilities that the proposed rezoning may negatively impact. As noted above, existing water and sewer infrastructure is available immediately adjacent to the subject site. The other remaining infrastructure (natural gas, electrical service, cable and telecommunication) is in place as well. Staff has found no fact or evidence that would indicate the project would adversely impact the public health, safety and welfare. ALTERNATIVE TO THE STAFF RECOMMENDED FINDINGS AND MOTION: The alternative motions suggested below are offered for Planning Commission consideration. ALTERNATIVE FOR CONTINUANCE If the Planning Commission determines that additional information, discussion and public review are necessary for a more thorough review of the proposed Zone Change, then the Commissioners should make appropriate findings and move to continue the Public Hearing with a specific time period for the applicant to provide additional specific information necessary for the analysis of the request: The Planning Commission may wish to consider a motion similar to the following: Based on the above findings and with the applicant s concurrence, the Planning Commission continues the rezoning request for Stan Lucas to change the zoning from portions of the CC, NR and SR-12,000 District to SR-9,000 (Suburban Residential 9,000 sq ft. min.) on an approximate /- acre portion of a /- acre parcel and to change the zoning from NR to the CMU-S District (Commercial Mixed Use Suburban) on an approximate 5.03 acre portion of a 9.96+/- acre parcel; generally located west of the Page 16 of 17 Planning Commission Public Hearing April 9, 2019 Stan Lucas Traditions Village 2 - ZMA Planning-tjk 39

40 intersection of Prairie Gate Road/Nevada Station Parkway west of the Traditions Parkway/Highway 50 intersection, Dayton, NV (APNs ;-008 and ), PLZ , for days. A. Additional information, discussion and public review are necessary for a more thorough review of the proposed Zone Change. ALTERNATIVE FOR DENIAL If the Planning Commission determines that they should recommend denial of the requested zone change, the Board may take the following action: The Planning Commission finds that: A. That the proposed amendment is not consistent with the policies embodied in the adopted master plan and the underlying land use designation contained in the land use plan; B. That the proposed amendment will be inconsistent with the adequate public facilities policies contained in this title; C. That the proposed amendment is not compatible with the actual or master planned adjacent uses. Based on the aforementioned findings, the Lyon County Planning Commission recommends denial of the rezoning request for Stan Lucas to change the zoning from portions of the CC, NR and SR-12,000 District to SR-9,000 (Suburban Residential 9,000 sq ft. min.) on an approximate /- acre portion of a /- acre parcel and to change the zoning from NR to the CMU-S District (Commercial Mixed Use Suburban) on an approximate 5.03 acre portion of a 9.96+/- acre parcel; generally located west of the intersection of Prairie Gate Road/Nevada Station Parkway west of the Traditions Parkway/Highway 50 intersection, Dayton, NV (APNs ;-008 and ), PLZ Page 17 of 17 Planning Commission Public Hearing April 9, 2019 Stan Lucas Traditions Village 2 - ZMA Planning-tjk 40

41 Traditions Village Two ZONING MAP CHANGE TENTATIVE SUBDIVISION MAP February 2019 Prepared For: Prepared By: Mr. Stan Lucas Temple Avenue Long Beach, CA Ridge Street, Suite 400 Reno, NV 89501

42 TABLE OF CONTENTS Existing Conditions... 3 Existing Master Plan and Zoning Designations... 7 Application Request Project Description and Justification Proposed Zoning Vehicle and Pedestrian Access Subdivision Feasibility Analysis Traffic Hydrology Phasing Findings LIST OF FIGURES Figure 1: Project Location... 2 Figure 2: Surrounding Property Designations... 3 Figure 3: Existing Conditions, Site Photographs... 4 Figure 4: Lyon County Master Plan Designation... 8 Figure 5: Existing Zoning Designations... 9 Figure 6: Project Summary Figure 7: Site Plan Figure 8: Existing and Proposed Zoning Acreage w/ Permitted and Proposed Units Figure 9: Existing and Proposed Development FIgure 10: Proposed Zoning Designation Figure 11: Parking Calculations Figure 12: Typical Street Sections Figure 13: Trip Generation Figure 14: Phasing Plan Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 1 42

43 PROJECT LOCATION The project site is on the north side of US Highway 50 west of the intersection of Traditions Parkway and Segale Road in Dayton (APNs , , and ) and totals +/ acres. The site is approximately 1.5 miles northeast of the Smith s shopping center and is accessed from US Highway 50 and Traditions Parkway, with direct access from Lakeside Boulevard. Secondary access is provided through Traditions Village One along Dayton Village Parkway and Corral Drive. Figure 1: Project Location Project Area Tentative Map Area Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 2 43

44 EXISTING CONDITIONS The project site is undeveloped and a portion has been mass-graded with utilities installed. Traditions Village One Tentative Map (previously-approved) is located within the project site (located on a portion of APN ). The Traditions Village Two Tentative Map area includes acres of the acre site and is bordered on all sides by undeveloped land. Project History The Traditions Village One Planned Unit Development was approved by Special Use Permit on May 6, The Traditions Village One Tentative Subdivision Map was approved on July 15, 2004 and a final map was recorded July 13, An extension for the Tentative Subdivision Map was granted on August 7, 2007 and subsequently extended per State Law to August 7, The Tentative Map then expired. The SUP for the Traditions Village One PUD was officially revoked on December 17, 2015 and a zone change was approved on May 5, 2016 that established the current zoning configuration, in conformance with the revoked PUD. The Traditions Village One Tentative Map was approved by the Lyon County Board of County Commissioners on May 3, 2018, along with an associated Zoning Map Amendment. The Tentative Map was approved in accordance with a Boundary Line Adjustment (BLA) that was being processed concurrently. The BLA was subsequently approved and will be recorded during the application review phase. This application has been prepared based on the resultant BLA parcel configuration. Figure 2: Surrounding Property Designations (Tentative Map project area) Direction Master Plan Zoning Current Land Use North Suburban Residential Parks Commercial Mixed Use SR NR Undeveloped East South West Suburban Residential Commercial Mixed Use Commercial Suburban Residential Commercial Low Density Residential Suburban Residential NR CC NR CC NR Undeveloped Residential Subdivision (Traditions Village One) Undeveloped Undeveloped and Residential Subdivision (Traditions Village One) Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 3 44

45 Figure 3: Existing Conditions, Site Photographs Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 4 45

46 Figure 3: Existing Conditions, Site Photographs, continued 1. Facing southeast from Nevada Station Parkway 2. Facing northwest from Lakeside Boulevard Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 5 46

47 Figure 3: Existing Conditions, Site Photographs, continued 3. Facing north from Traditions Parkway 4. Facing northeast from Nevada Station Parkway Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 6 47

48 EXISTING MASTER PLAN AND ZONING DESIGNATIONS The Lyon County Comprehensive Master Plan was adopted on December 23, 2010, with Master Plan designations for the project site of Suburban Residential, Parks, and Commercial Mixed Use. The project site is also designated as a Planning Incentive Overlay, which was applied to encourage development of the area in conformance with the previously-approved PUD. The Master Plan categorizes this area as having a Suburban Character District, which is consistent with previous approvals. Suburban Character Districts are those areas that are predominantly medium to high density residential development with regional/community commercial, neighborhood, industrial, and employment uses. There is a mix of existing zoning designations, including Suburban Residential, sq. ft. Minimum (SR-12000), Neighborhood Residential, 4500 sq. ft. Minimum (NR), Multi-Family Residential (MFR), and Community Commercial (CC), which are proposed to be amended with this Zoning Map Change. Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 7 48

49 Figure 4: Lyon County Master Plan Designation Tentative Map Project Area Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 8 49

50 Figure 5: Existing Zoning Designation (Approximate Boundaries based on Lyon County GIS) Project Area Tentative Map Area Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 9 50

51 APPLICATION REQUEST The enclosed application includes APNs , , and (+/ acres) located north of US Highway 50 and west of Traditions Parkway in Dayton: ZONING MAP AMENDMENT from SR-12000, NR, MFR, and CC to an alternate configuration including SR-12000, SR-9000, NR, MFR, CMU-S in accordance with the proposed Tentative Subdivision Map TENTATIVE SUBDIVISION MAP to create 195 single family residential lots on a +/ acre project site, including 4 remainder parcels and associated common area parcels and right-of-way PROJECT DESCRIPTION AND JUSTIFICATION Traditions Village Two is a proposed 195 lot residential subdivision offering a mix of single family residential housing with lots ranging from 9,000 sq. ft. to 22,948 sq. ft. with an average lot size of 12,018 sq. ft. The Tentative Map also proposes four remainder parcels, with multi-family and commercial zoning designations. Traditions Village Two complements the adjacent, previously-approved Traditions Village One development. The Tentative Map area is a +/ acre portion of the total project area; the remainder of the site is the Traditions Village One Tentative Map area. Within the acre Tentative Map area; there is a acre residential development envelope that includes the 195 single family residential units with a proposed mix of SR and SR-9000 lots. The residential density is 2.64 units per acre (195 units/73.80 acres); the density calculation includes only the residential development envelope and does not include the four remainder parcels. The four remainder parcels included on the Tentative Map, totaling acres, are future development areas. Public water and sanitary sewer systems will be provided for all units. Home designs are not available at this development stage, however, any future development will comply with the requirements of the Lyon County Code. Proposed common areas include drainage facilities, open space, and a pocket park located along Nevada Station Parkway. Common areas are proposed to be maintained by a Homeowners Association, Landscape Maintenance District, or similar entity as approved by Lyon County. Lyon County will not be responsible for maintaining the common areas. A Zoning Map Amendment to SR-12000, SR-9000, NR, MFR, CMU-S, and CC is proposed that will allow for a mix of residential lot sizes, and future residential and commercial development in accordance with Figure 10, Proposed Zoning Designations. As further described on Page 13 in the Proposed Zoning section, the proposed development is less intense than what is currently permitted. Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 10 51

52 Figure 6: Project Summary Project Summary Total Area Tentative Map Project Area Residential Development Envelope Total Number of Residential Lots 195 Density Smallest Lot Largest Lot Average Lot Size Total Common Area/Open Space Remainder Parcels acres acres acres 2.62 units per acre (195 units/73.80 acres) 9,000 sq. ft. 22,948 sq. ft. 12,018 sq. ft acres acres (4 parcels) Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 11 52

53 Figure 7: Site Plan Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 12 53

54 PROPOSED ZONING The proposed Zoning Map Amendment will rezone the project area from a mix of SR-12000, NR, MFR, and CC to an alternate configuration of SR-12000, SR-9000, NR, MFR, CMU-S, and CC; the 4 remainder parcels maintain existing MFR and CC designations. The Zoning Map Amendment will: Ensure conformance with the Master Plan Ensure logical zoning boundaries and right-of-way configuration Reduce development density and intensity Ensure Conformance with the Master Plan The existing zoning designations are not entirely in conformance with the existing Master Plan: 1) the CC zoning designation within the residential development envelope is not consistent with the existing Suburban Residential Master Plan designation; and 2) the existing NR zoning designation in the remainder area is not consistent with the existing Commercial Mixed Use Master Plan designation. The proposed zoning designations are in conformance with the existing Master Plan designations. Ensure Logical Zoning Boundaries and Right-of-Way Configuration The proposed zoning designations have been designed so that there are logical boundaries that extend to the centerline of the right-of way. In addition, the zoning boundaries and parcel configuration follow the existing rights-of-way and installed utilities that established on site. Reduce Development Density and Intensity The proposed zoning will reduce the total allowable residential units and commercial acreage of the project site. The total residential units will be reduced 43% from 890 dwelling units (572 single family multi-family units) to 506 dwelling units (195 single family multi-family), and there will be a 23.5% reduction in commercially-zoned property from acres to 8.44 acres. Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 13 54

55 Figure 8: Existing and Proposed Zoning Acreage, with Permitted and Proposed Units Existing Zoning Maximum Existing Permitted Proposed Proposed/ Density Acreage* Units Acreage Max Units SR units/ac SR units/ac. 0 N/A NR (res. area) 9.68 units/ac N/A NR (ROW) 9.68 units/ac 2.28 N/A.46 N/A NR (remainder) 9.68 units/ac N/A MFR 18 units/ac CC (res. area) N/A 6.14 N/A 0 N/A CC (remainder) N/A 4.94 N/A 4.94 N/A CMU-S (requires split of 30%-70% res & com uses) 16 units/ac % res. 70% com. TOTAL * The existing acreage is based off Lyon County GIS zoning designations ac Figure 9: Existing and Proposed Development Land Use Existing Proposed Difference Single Family Multi-Family = 311 * -7 Commercial acres 8.44 acres * -2.6 acres * Calculated at maximum development potential under the proposed zoning; there is no development proposed with this application. Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 14 55

56 Figure 10: Proposed Zoning Designation Project Area Zoning Map Amendment Area Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 15 56

57 Development Standards The proposed residential lots are designed in accordance with SR and SR-9000 zoning requirements, including lot area, lot width, setbacks, density, building height, yards, and parking pursuant to Lyon County Code Sections and Off-street parking will be provided as follows in accordance with Lyon County Land Use and Development Code Section : A minimum of two (2) off street parking spaces for each single-family unit Specific floorplans are not available at this time, however it is expected that each unit will have at least a two car garage and a driveway with two off-street parking spaces. Figure 11: Parking Calculations Land Use # of Units Spaces Required per Unit Total Required Spaces Single Family Detached Total Spaces Provided 390 garage spaces 390 driveway spaces 780 TOTAL VEHICLE AND PEDESTRIAN ACCESS The site is accessed from US Highway 50 and Traditions Parkway, with direct access from Lakeside Boulevard. Secondary access is provided through Traditions Village One along Dayton Village Parkway and Corral Drive. Cross sections of a typical collector street (60 ROW; Rock Creek Parkway, Lakeside Boulevard) and typical local streets (50 ROW, remaining streets) are included below. All lots will be accessed by local streets. Nevada Station Parkway (an 80 ROW minor arterial and 60 ROW collector) provides access to this site and was included in the Traditions Village One Tentative Map. Sidewalks will be provided throughout the development in accordance with the approved Tentative Map. They will be 4 wide on local streets and 5 wide on collectors and minor arterials and will be included on both sides of the street. Sidewalks will be located within the ROW, providing safe pedestrian access throughout the development. Road Construction and Maintenance In accordance with Lyon County standards, the development will provide a slurry seal onto the streets and roadways every five (5) years from the date of installation of asphalt concrete paving of the subdivision s streets and roadways until such time as the subdivision is 90% completed and the County accepts the offer for dedication for the right-of-way for all streets and roadways within the subdivision. The developer shall make a perpetual offer of dedication for the right-of-way for all streets and roadways Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 16 57

58 within the proposed subdivision. The County will not accept the offer of dedication until at least 90% of the lots within the respective unit have been developed, the improvements are inspected and approved by the County, and the County accepts the improvements for maintenance. Landscape Standards- Street Trees Title 15 Land Use and Development Code, Section (E) requires street trees as part of the subdivision landscape design standards. However, Lyon County s approved street sections do not include a landscape strip for planting street trees. As shown on the Landscape Plan, street trees are proposed in the front yards of residential lots. Where back yards and fencing are adjacent to a collector street or minor arterial, no street trees are proposed. Figure 12: Typical Street Sections SUBDIVISION FEASIBILITY ANALYSIS Water and Sewer The subject parcels are served by municipal water and sewer services. Intent to serve letters from Lyon County Utilities are included with this application. A Water Demand Estimate has been prepared that demonstrates +/ acre feet per year demand from the residential lots and common areas. The applicant has 500 acre feet of water through a Lyon County Banking Agreement. The water is associated with an Assignment and Assumption of Beneficial Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 17 58

59 Interest in Water Rights Banking and Dedication Agreement dated June 20, The required water demand will be made available from the referenced 500 acre feet of water. Water and sewer infrastructure improvements were included with the Traditions Village One Tentative Map along Nevada Station Parkway. Water mains and sanitary sewer facilities are approved to be located in Nevada Station Parkway, with existing facilities constructed in Lakeside Boulevard and Prairie Gate Road. Sewage will be collected onsite via gravity sewer. Gravity sewer will convey sewage in a southeasterly direction to Nevada station Parkway, then to the north side of US Highway 50, ultimately discharging to the existing Industrial Lift Station, which conveys sewage to the existing Rolling A Wastewater Treatment Plant (WWTP). The Master Plan model takes future offsite and Village Two onsite flows to property sized sanitary sewer infrastructure. A detailed Sewer Report is included with this application that assesses the potential effects of the sewage loading to the existing lift station system. Final design will be submitted with the Final Map. Electricity, Telephone, and Natural Gas Electricity, telephone, and natural gas are available to serve the site. Intent to serve letters from the providers are included with this application. Fire and Police Protection The Central Lyon County Fire Protection District provides paramedic, advanced life support, and fire prevention and suppression services to the Dayton Area and will serve this project area. The nearest fire station is +/- ½ mile from the project area. The Lyon County Sheriff Department provides police protection services to the area. The Sheriff substation is approximately 2.7 miles away. Education Services Lyon County School District provides education services to Dayton. The closest schools are Sutro Elementary School (approximately ½ mile), Dayton Intermediate School, and Dayton High School (both approximately 3 miles). The School District has been consulted in the development of this Tentative Map design and has not requested land for a school site. LCSD receives revenue from a School Impact Fee collected by Lyon County, School Operating and School Debt Taxes, and a Distributive School Account (per student). Parks and Recreation Areas The Carson River (1 miles), Dayton State Park (2.5 miles), and Lyon County School District recreation facilities (at local schools, 1-4 miles), little league fields (4 miles), Mark Twain Park (3 miles), Our Park (3.5 miles), Patriot Park (3.5 miles), Rolling A Open Space (1 mile), Dayton Valley Golf Course (6 miles), and Dayton Valley Branch Library (4.5 miles) all provide parks and recreation opportunities for Dayton residents, and to Tradition Village Two in particular. In addition, pocket parks are provided in Traditions Village One and Two Tentative Maps. Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 18 59

60 Commercial and Shopping Areas Traditions Village is approximately 1 ½ miles northeast of the Smith s shopping center in Dayton. In addition, there are +/ acres of commercial zoning designated for future commercial development. Solid Waste Disposal Solid Waste Disposal is provided by Capitol Sanitation. Soils Report, Geotechnical Analysis, and Land Capability Analysis A complete Geotechnical Report that identifies physical characteristics of the land, such as floodplain, slope, vegetation, and soils is provided with this application. TRAFFIC A traffic study was prepared in February 2019 that analyzed the proposed subdivision, including 196 single family detached homes, and potential impacts associated with development of the remainder MFR parcel (303 multi-family dwelling units, not proposed with this Tentative Map). The traffic study addresses the project s impact on the adjacent street network. The US-50 intersections with Fortune Drive and Segale Road/Traditions Parkway have been identified for AM and PM peak hour capacity analysis for the existing, existing plus project, 2039 base, and 2039 base plus project scenarios. The 2039 base traffic volumes were estimated by applying a 3% average annual growth rate to the existing traffic volumes on US Highway 50 between Fortune Drive and Segale Raod and projecting these inflated traffic volumes through key intersections with traffic generated by the other approved projects, including Traditions Village One, Heritage Ranch, Estates at Sutro, and Fortune Commercial. As shown in the Traffic Study, the single family development is anticipated to generate 1,850 average daily trips, with 145 trips occurring during the AM peak hour and 194 trips during the PM peak hour. Multifamily development is not proposed with this application but is also analyzed in the Traffic Study. The additional 303 multi-family units will add 2,218 average daily trips with 139 occurring in the AM peak hour and 170 during the PM peak hour. Traffic generated by the proposed Traditions Village Two development, including the MFR remainder parcel, will have some impact on the adjacent street network. The following recommendations are made to mitigate project traffic impacts (this includes both single family homes and multi-family units): It is recommended that any required signing, striping, or traffic control improvements comply with Nevada Department of Transportation (NDOT) and Lyon County requirements. It is recommended that traffic signal warrants be periodically reviewed at US-50/Segale Road/Traditions parkway intersection and a traffic signal be constructed when warranted. Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 19 60

61 It is recommended that the existing two-way left turn lane at the west approach of the US- 50/Segale Road/Traditions Parkway intersection be restriped to include an exclusive left turn pocket containing 855 feet of storage/deceleration length. It is recommended that the US-50/Segale Road/Traditions Parkway intersection be designed to include proper curb radii, sign distance, and safety lighting. It is recommended that the project s interior streets be constructed per Lyon County standards. Trip generation rates in the Traffic Study were obtained from the Tenth Edition of ITE Trip Generation (2018) for Land Use 210 Single Family Detached Housing and Land Use 220 Multifamily Housing. Figure 13: Trip Generation AM Peak Hour PM Peak Hour Land Use ADT In Out Total In Out Total Single Family Housing (195 du) 1, Multi-family Housing (303 du) 2, HYDROLOGY A complete Hydrology Report can be found in the Appendix. PHASING Four phases are proposed as shown below (Figure 14). The phasing plan provides a generic phasing concept based on proposed site grading. The developer reserves the right to record maps in accordance with NRS 278 and combine or take phases out of order as necessary to meet market conditions. The number of units per phase are as follows. Phase 1 54 residential units Primary and secondary access roads as needed Local roads with temporary turn-arounds as needed Infrastructure improvements as needed for the development Common Areas 2 & 3 Timing- within 4 years of Tentative Map approval Phase 2 43 residential units Local roads with temporary turn-arounds as needed Infrastructure improvements as needed for the development Timing- within 2 years of the previous Final Map; an extension of not more than 2 years may be approved. Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 20 61

62 Phase 3 36 residential units Local roads with temporary turn-arounds as needed Infrastructure improvements as needed for the development Timing- within 2 years of the previous Final Map; an extension of not more than 2 years may be approved. Phase 4 40 residential units Local roads with temporary turn-arounds as needed Infrastructure improvements as needed for the development Timing- within 2 years of the previous Final Map; an extension of not more than 2 years may be approved. Figure 14: Phasing Plan Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 21 62

63 FINDINGS Zoning Map Amendment The project has been designed to make the following findings of fact: A. That the proposed amendment is consistent with the policies embodied in the adopted master plan and the underlying land use designation contained in the land use plan. Policy LU 1.1: Follow development patterns as established on Countywide Land Use Plan or a More Specific Community Plan The proposed rezoning reflects the Suburban Residential development pattern as shown on the 2010 Comprehensive Master Plan s land use plan for Dayton. The existing zoning designations are not entirely in conformance with the existing Master Plan: 1) the CC zoning designation within the residential development envelope is not consistent with the existing Suburban Residential Master Plan designation; and 2) the existing NR zoning designation in the remainder area is not consistent with the existing Commercial Mixed Use Master Plan designation. The proposed zoning designations are in conformance with the existing Master Plan designations. Policy LU 1.2: Residential Development Patterns in Neighborhoods New residential development, particularly in suburbanizing areas will be designed to reinforce neighborhoods as the primary building blocks of the County s residential areas. The proposed rezoning provides for the connection with the adjacent approved Tentative Map (Traditions Village One) and with streets to existing residential developed areas as well a logical extension of established residential neighborhoods of various single-family lot sizes in Dayton. Policy LU 2.1: Residential Development in Areas with Services Urban and suburban development will only locate in Suburban Districts where municipal water and sewer can serve it and that are close to other municipal services and not leapfrog into rural areas. Policy FS 1.1: Location of New Development New urban development will occur in areas that are served by, or are adjacent to, areas with existing utility systems to avoid distant and costly extensions. The project site is located adjacent to neighborhood areas served by municipal water and sewer systems and the new residential development would be served by these same systems. Some infrastructure was previously installed in anticipation of the development of this property. This rezoning request is not considered to be a leapfrog development request into a rural area as designated by the 2010 Comprehensive Master Plan. Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 22 63

64 B. That the proposed amendment will not be inconsistent with the adequate public facilities policies contained in this title. The proposed zoning designations have been designed so that there are logical boundaries that extend to the centerline of the right-of way. In addition, the zoning boundaries and parcel configuration follow the existing rights-of-way and installed utilities that established on site. The Tentative Map and proposed phasing plan includes a timetable for the provision of adequate public facilities and services. This will ensure timely development and as such will contribute to the orderly and efficient arrangement of domestic water service and the extension of transportation routes and other public facilities and services. C. That the proposed amendment is compatible with the actual or master planned adjacent uses. The proposed zoning map amendment will promote development that is compatible and commensurate with the character and physical limitations of the land. The proposed amendment would assign similar residential densities as established in adjacent existing and proposed neighborhoods, including the approved Traditions Village One. The MFR remainder parcel will continue to provide a buffer between the single family residential uses and mixed commercial uses across Prairie Gate Road. Tentative Map The project has been designed to meet the requirement of NRS and make the following findings of fact: 1. The property to be subdivided is zoned for the intended uses and the density and design of the subdivision conforms to the requirements of the zoning regulations contained in this code; A zoning map amendment application has been submitted with this tentative map so that the intended uses, density, and design of the subdivision conforms to the requirement of the zoning regulations. 2. If located within a planned unit development, the tentative subdivision map conforms to the density requirements, lot dimension standards and other design standards regulations approved for the planned unit development; This tentative map is not located within a planned unit development. 3. The tentative subdivision map conforms to public facilities and improvement standards contained in the development code; This tentative subdivision map conforms to all public facilities and improvement standards contained in the Lyon County Code. 4. The tentative subdivision map conforms to the improvement and design standards contained in the development code and adopted design criteria and improvement standards; The tentative subdivision map conforms to Lyon County improvement and design standards contained in the land use and development code. Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 23 64

65 5. If applicable, that a phasing plan has been submitted and is deemed acceptable; A phasing plan has been submitted with the tentative subdivision map. 6. There are no delinquent taxes or assessments on the land to be subdivided, as certified by the county treasurer; There are no delinquent taxes or assessments on the land to be subdivided. Information from the Lyon County Treasurer has been included with the application package. 7. The project complies with all environmental and health laws and regulations concerning water and air pollution, the disposal of solid waste, facilities to supply water, community or public sewage disposal and, where applicable, individual systems for sewage disposal; The tentative subdivision map has been designed to comply with all environmental and health laws and regulations concerning water and air pollution, the disposal of solid waste, facilities to supply water, and public sewage disposal. Applications have been submitted to appropriate State departments for their review and approval. 8. The availability of water which meets applicable health standards and is sufficient in quantity for the reasonably foreseeable needs of the subdivision; An intent to serve letter from Lyon County utilities has been provided, which indicates the availability of water which meets applicable health standards and in sufficient quantity for the reasonably foreseeable needs of the subdivision, based on included conditions. 9. There is adequate access and availability to public services such as schools, police protection, transportation, recreation and parks; As detailed in the project description and the Subdivision Feasibility Analysis, the project has adequate access and available to public services such as schools, police protection, transportation, recreation, and parks. Intent to serve letters have been provided as appropriate. 10. The project is in general conformity with the Lyon County Comprehensive Master Plan, the local community plan, if adopted, and the master plan of streets and highways; The tentative subdivision map reflects the Suburban Residential development pattern as shown on the 2010 Comprehensive Master Plan s land use plan for Dayton. A zoning map amendment application has also been submitted so that the entire project area is in conformance with the master plan. The existing zoning designations are not entirely in conformance with the existing Master Plan: 1) the CC zoning designation within the residential development envelope is not consistent with the existing Suburban Residential Master Plan designation; and 2) the existing NR zoning designation in the remainder area is not consistent with the existing Commercial Mixed Use Master Plan designation. The proposed zoning designations are in conformance with the existing Master Plan designations. Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 24 65

66 11. The project will have no adverse impacts, or provides adequate mitigation of adverse impacts, to existing public streets; A traffic study has been submitted with the application that details adequate mitigation measures for the project so that there are no adverse impacts to existing public streets. 12. The physical characteristics of the land such as floodplain, slope and soil have been considered and provisions to adequately mitigate adverse impacts of development on the environment have been incorporated; and All physical characteristics of the land such as floodplain, slope, and soil have been considered and provisions to adequately mitigate adverse impacts of development on the environment have been incorporated. A detailed conceptual drainage study and geotechnical study have been submitted with this application and include any necessary mitigation measures. 13. The project demonstrates availability and accessibility of fire protection services, including, but not limited to, the availability and accessibility of water and services for the prevention and containment of fires, including fires in wild lands. The project will comply with conditions related to fire protection services, including but not limited to, the availability and accessibility of water and services for the prevention and containment of fires, including fires in wildlands. Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 25 66

67 Lyon County Planning Commission Agenda Summary Meeting Date: April 9, 2019 Agenda Item Number: 8.c Subject: For Possible Action: TRADITIONS VILLAGE 2 / STANLEY LUCAS MERGER AND RESUBDIVISION TO A TENTATIVE SUBDIVISION MAP - Request to combine three (3) existing parcels totaling and subdivide a acre portion into a 195 lot residential subdivision including four (4) remainder lots for future multi-family housing, commercial and common area development; located west of the Traditions Parkway/Highway 50 intersection, Dayton, NV (a portion of APNs & and all of ) PLZ Summary: Financial Department Comments: Approved As To Legal Form: County Manager Comments: Recommendation: ATTACHMENTS - Staff Report 67

68 LYON COUNTY COMMUNITY DEVELOPMENT DEPARTMENT B U ILD IN G DE VE LO P MENT ENGIN EER IN G P LANN ING 27 S. MAI N ST REET YERI NG TO N, N EVADA (775) F AX: (775) LAKES BO ULEVARD D AYTO N, N EVADA (775) F AX: (775) Lyon County Planning Commission PLZ Merger and Resubdivision to a Tentative Subdivision Map for Traditions Village 2 Meeting Date: April 9, 2019 Owner: Applicant: Representative: Area Location: Stan Lucas Stan Lucas Manhard Consulting Traditions Parkway, Dayton Parcel Number(s): APN(s) , ; Existing Zoning: Proposed Zoning: Master Plan: Flood Zone: Case Planner: Request: NR (Neighborhood Residential 4,500 sq. ft. min.), SR-12,000 (Suburban Residential - 12,000 sq. ft. min.), MFR (Multi-family Residential) and CC (Community Commercial) Portions of the CC, NR and SR-12,000 District to SR-9,000 (Suburban Residential 9,000 sq ft. min.) and from NR to the CMU-S District (Commercial Mixed Use Suburban) Suburban Residential (Suburban Character District) and Commercial Mixed Use X (Unshaded) and X (Shaded) Tammy Kinsley The applicant is requesting approval of a Merger and Resubdivision to a Tentative Subdivision map for Traditions Village 2. To create 195 single family residential lots on approximately acres with four remainder parcels totaling approximately acres. Staff Recommendation: Staff recommends approval of the proposed Merger and Resubdivision to a Tentative Subdivision map for Traditions Village 2, based on consideration of the Findings as listed below in the staff report and subject to the recommended Conditions of Approval included in the staff report. The Lyon County Planning Commission finds that the requested Merger and Resubdivision to a Tentative Subdivision Map for Traditions Village 2: Is consistent with the applicable provisions of Lyon County Code and the Nevada Revised Statutes; A. The commission in making its recommendation and the board in rendering a decision on the tentative subdivision map shall base its decision on the requirements of NRS and make affirmative findings on the following factors, taking into account the recommendations of reviewing agencies: 1. The property to be subdivided is zoned for the intended uses and the density and design of the subdivision conforms to the requirements of the zoning regulations contained in this code; 68 Page 1 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

69 2. If located within a planned unit development, the tentative subdivision map conforms to the density requirements, lot dimension standards and other design standards regulations approved for the planned unit development; 3. The tentative subdivision map conforms to public facilities and improvement standards contained in the development code; 4. The tentative subdivision map conforms to the improvement and design standards contained in the development code and adopted design criteria and improvement standards; 5. If applicable, that a phasing plan has been submitted and is deemed acceptable; 6. There are no delinquent taxes or assessments on the land to be subdivided, as certified by the county treasurer; 7. The project complies with all environmental and health laws and regulations concerning water and air pollution, the disposal of solid waste, facilities to supply water, community or public sewage disposal and, where applicable, individual systems for sewage disposal; 8. The availability of water which meets applicable health standards and is sufficient in quantity for the reasonably foreseeable needs of the subdivision; 9. There is adequate access and availability to public services such as schools, police protection, transportation, recreation and parks; 10. The project is in general conformity with the Lyon County Comprehensive Master Plan, the local community plan, if adopted, and the master plan of streets and highways; 11. The project will have no adverse impacts, or provides adequate mitigation of adverse impacts, to existing public streets; 12. The physical characteristics of the land such as floodplain, slope and soil have been considered and provisions to adequately mitigate adverse impacts of development on the environment have been incorporated; 13. The project demonstrates availability and accessibility of fire protection services, including, but not limited to, the availability and accessibility of water and services for the prevention and containment of fires, including fires in wild lands. Based on the aforementioned findings, the Lyon County Planning Commission recommends approval of the request for a Merger and Resubdivision to a Tentative Subdivision Map for Traditions Village 2 Subdivision in Dayton, NV as identified on Assessor Parcel Maps , and (PLZ ) subject to the following 28 Conditions of Approval: 1. Approval of the tentative map shall not constitute acceptance of the final map. Approval of the tentative map shall lapse unless a final map based thereon is presented to the Board of Commissioners within four (4) years from the date of such approval, unless a provision for an extension of time has been granted. The Board of County Commissioners, with the recommendation of the Community Development Department, may grant to the developer a single extension of not more than two (2) years within which to record a final map after receiving approval of the tentative map. 2. The applicant shall comply with all Federal, State, County and special purpose district regulations. 3. The developer shall provide the proposed Covenants, Conditions and Restrictions ( CC&Rs ), landscape maintenance association/homeowners association agreements, easements and/or other legal instruments containing sufficient detail to constitute enforceable provisions necessary for operation and maintenance by the developer and his successors, and assignees as well as the individual subdivision lot property owners as the project is subdivided and the individual lots sold for all common areas and storm drainage facilities (easements, channels and basins) as well as any associated landscaping within the common open space lots and storm drainage facilities and other provisions necessary for the subdivision as approved, for review by the Community Development Director, the Utilities Director, the County Engineer and District Attorney s Office. The approved legal 69 Page 2 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

70 instrument shall be signed and recorded prior to approval of a final map or first in a series of final maps for the project. 4. The applicant shall submit and receive approval of a street-naming application prior to submittal of an application for a final map or first in a series of final maps. Should any requested street name(s) be denied, the Community Development Director is authorized to administratively process a request for a replacement street name(s), obtain review and comment from the fire district with jurisdiction, Road Department and any other appropriate agency, and approve a revised street name(s) without the requirement of a public hearing before the Planning Commission. 5. A phasing plan must be submitted prior to the recordation of the first final map if the development is to be phased. 6. All property taxes must be paid in full through the end of the fiscal year (June 30) and any applicable agricultural deferred taxes shall be paid in full prior to recordation of any final map. 7. The applicant shall comply with the final subdivision map requirements as prescribed by NRS 278 and Title 15 of the Lyon County Code. 8. Required recording fees to be paid at time of recording map. 9. No lot shall be offered for sale or sold until the final subdivision map has been approved and recorded. 10. No building permits shall be accepted for processing until a final subdivision map has been approved and recorded. 11. The applicant shall make corrections of any engineering or drafting errors and other technical map corrections to the satisfaction of the County Engineer and Community Development Director prior to submitting the final subdivision map for recordation. 12. The applicant shall pay the actual costs for County Engineer plan and map checking and County Inspector site improvement inspection fees, in accordance with the adopted County fee resolution in effect at the time, and provide proof of payment to the Community Development Department prior to final subdivision map recordation. 13. The applicant shall provide written evidence (i.e. will-serve letters) demonstrating that the proposed parcels are able to be served by municipal water and sewer systems, natural gas, electricity, cable television, and telecommunications prior to recordation of a final subdivision map or first in a series of final maps for this project. 14. The applicant shall provide the final subdivision map to the Lyon County GIS Coordinator in form and format compatible with the County geographical information system (GIS). The scale of the site plan, improvements, monuments and other items shall be in model space correctly oriented to coordinate system as established by the GIS Coordinator. Cover sheet and standard details need not be included. 15. The applicant shall comply with County requirements, in accordance with Title of the Lyon County Code, mandating that a site improvement permit(s) be obtained for any site development work prior to any disturbance occurring on the subject site. The grading permit application shall also include documentation of approval of a Stormwater Pollution Prevention Plan ( SWPPP ) with the Nevada Department of Environmental Protection (NDEP). 16. The applicant shall obtain any required Air Quality Permit(s) from the (NDEP) and apply appropriate dust abatement processes as part of the development construction prior to any disturbance on the site. 17. The improvements required by the terms of Title 15 of the Lyon County Code shall be inspected by the County as the work progresses. Such improvements shall not be started until the inspection fee, required as a prerequisite to the filing of the final map, has been paid. 70 Page 3 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

71 18. Prior to any construction of improvements, a preconstruction conference shall be held between the contractor/developer and the appropriate County inspection personnel. 19. The applicant shall comply with Lyon County improvement requirements as set forth in Chapter of the Lyon County Code including, but not limited to: a. The developer shall construct Traditions Parkway and Nevada Station Parkway from Highway 50 to the project site as part of the final map or first in a series of final maps for the project. Initial improvements shall at a minimum consist of two travel lanes in each direction within the two street rights-of-way to the approval of the County Engineer, the Road Superintendent the Central Lyon County Fire Protection District ( CLCFPD ) Fire Chief. If the project is developed in phases, then as the successive final maps are submitted the Traditions Parkway and Nevada Station Parkway shall be expanded to accommodate the additional traffic from construction workers and residents of the project to the approval of the County Engineer, Road Superintendent and CLCFPD Fire Chief. b. Access onto Nevada Station Parkway shall be barricaded to prevent public use until the Road Superintendent determines the improvements to proposed Rock Creek Parkway, Nevada Station Parkway and Traditions Parkway are sufficiently complete to allow access to the public through to the Traditions Village 1 Subdivision to the west of Traditions Village 2. c. The developer shall obtain all necessary encroachment permits and approvals as well as coordinate and comply with the requirements of the Roads Department; d. The developer shall design the street alignments in compliance with AASHTO standards to the approval of the Road Superintendent; e. The developer shall install all required signage, striping and traffic control improvements in compliance with Nevada Department of Transportation and Lyon County requirements; f. Street name signage shall be installed. g. The developer shall install street lighting in compliance with the requirements of the Roads Department; h. The developer shall submit a detailed geotechnical report with the final map(s) for the project that includes roadway structural sections and the structural section calculations demonstrating that the proposed structural section is adequate to support the weight of the anticipated traffic; i. The developer shall provide a slurry seal onto the streets and roadways in compliance with the current County standards every five (5) years from the date of installation of asphalt concrete paving of the subdivision s streets and roadways until such time as the subdivision is 90% completed and the County accepts the offer for dedication for the rights-of-way for all streets and roadways within the subdivision; and j. The developer shall make a perpetual offer of dedication for the right-of-way for all streets and roadways within the proposed subdivision. The County rejects the offer of dedication at this time and will not accept the offer of dedication until at least 90% of the lots within the respective unit have been developed, the improvements are inspected and approved by the County, and the County accepts the improvements for maintenance. k. The developer shall install Type 3 barriers and cattle guards at the terminus of all streets that terminate at the boundaries of the subject site and vacant undeveloped lands to the satisfaction of the Road Superintendent; 20. The applicant shall comply with Lyon County s 1996 drainage guidelines (as revised 2018). The applicant shall demonstrate that the proposed drainage facilities will comply with the Lyon County Drainage Requirements to the satisfaction of the County Engineer and Utilities Department Director prior to recordation of the final subdivision map. Major drainage facilities shall be constructed in the first phase of development and each phase of building development shall have drainage improvements that tie into the major facilities and function without dependency on improvements in future phases of development. 71 Page 4 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

72 a. The developer shall demonstrate to the satisfaction of the County Engineer, the County Utilities Department Director and the Community Development Director that provisions for maintenance and continued operation of the stormwater system have been developed and put in place prior to approval of a final subdivision map or first in a series of final maps for this project. b. The applicant shall provide documentation that easements have been recorded to permit discharge of project generated stormwater to all off-site properties receiving stormwater discharges prior to recordation of a final subdivision map or first in a series of final maps for this project. c. The applicant shall demonstrate to the satisfaction of the County Engineer, the County Utilities Department Director, and the Community Development Director that facilities necessary to protect source water from potential stormwater contamination have been designed and will be installed prior to approval of a final subdivision map or first in a series of final maps for this project. d. The applicant shall demonstrate to the satisfaction of the County Engineer, the County Utilities Department Director, and the Community Development Director that facilities necessary for the treatment of stormwater prior to discharge have been designed and installed prior to approval of a final subdivision map or the first in a series of final maps for this project. e. The applicant shall demonstrate to the satisfaction of the County Engineer, the County Utilities Department Director and the Community Development Director that provisions for maintenance and continued operation of the stormwater system have been developed and put in place prior to approval of a final subdivision map or first in a series of final maps for this project. f. Debris grates are required at the pipe inlets of the retention/detention basins. 21. The applicant shall complete any and all required development improvements and facilities to the satisfaction of the Community Development Director, County Engineer, Road Director, Utilities Director, Building Official, CLCFPD or other authorized County personnel, as applicable, or an appropriate security must be provided and approved prior to recordation of a final subdivision map or first in a series of final maps for this project. There may be temporary restrictions to obtaining building permits even with an acceptable security instrument depending on the County s approval of the various systems. All facility construction shall be completed and inspected to the Building Official s satisfaction prior to the issuance of a Certificate of Occupancy will be allowed in any single family residence for this project. 22. The applicant shall comply with all applicable building and fire code requirements. 23. The water system must meet the requirements of the Lyon County Utilities Department and CLCFPD and be constructed in accordance with the following: a. The location of fire hydrants shall be determined by the CLCFPD Fire Chief or their designee. b. A minimum required fire flow is required for each fire hydrant as directed by the CLCFPD Fire Chief or their designee. c. Prior to any combustible materials being brought on site the following shall occur: d. All required fire hydrants are to be installed and fully operating. 24. The applicant shall meet the requirements of NDOT as per the comments received April 1, Distinct and legible temporary addresses are required of any structures under construction until such time as permanent address numbers are installed and posted. 26. The applicant will maintain the property until the development is complete. This maintenance will include the semi-annual mowing of all weeds within the development boundaries and the removal of noxious weeds when they are identified. 72 Page 5 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

73 27. The applicant shall post and maintain a rules and regulations sign at the entryways to the property until it is fully developed. The signs shall be intended for the subcontractors performing work and shall include: a. No loud music; b. No alcohol or drugs; c. Dispose of personal trash and site debris; d. Clean up any mud and or dirt that is deposited from the construction parcels onto the streets; and e. No burning of construction or other debris on the property. 28. All debris on construction sites must be contained and removed periodically as required for safety and cleanliness to the satisfaction of the Lyon County Community Development Department. 73 Page 6 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

74 PROPERTY INFORMATION: Location: The subject site is located on the north, west and east sides of the intersection of Prairie Gate Road and Nevada Station Parkway located within the former Traditions Planned Unit Development generally located west of the Traditions Parkway/Highway 50 intersection, Dayton, NV. Subject Site Traditions Village 2 Traditions Village 1 (Approved May 3, 2018 Zone Change and TSM) Tr ad iti on s 74 Page 7 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

75 Size: The amount of land that comprises the subject site is approximately +/ acres in size total as per the Assessor Map Data: APN: = acres (per PM ) (Traditions Village 2) APN: = acres (per BLA ) (Traditions Village 1 and 2) APN: = 9.96 acres (per SM ) (Traditions Village 2) Traditions Village 1 (Not a part of this Zoning Map Amendment; but is within APN: ) Traditions Village 2 Traditions Village 1 (Approved May 3, 2018 Zone Change and TSM) Access: Access is currently via Prairie Gate Road, Nevada Station Parkway, Traditions Parkway to Highway 50. Topography: The subject site slopes gently to the southeast. The subject site was part of the Traditions PUD and about two-thirds (2/3rds) of the subject site has been mass-graded in preparation of development of Traditions Village 1 that was approved by the Board of County Commissioners on May 3, As such, a portion of the previously approved street alignments and storm drainage facilities have been graded. 75 Page 8 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

76 Current Use: The site is vacant and undeveloped at this time. Initial mass grading occurred as part of the Traditions Planned Unit Development. The developer of Traditions PUD went bankrupt in the last recession and the properties were subsequently sold to three different owners. The three owners had different development plans for the properties and the Traditions PUD was subsequently abandoned on December 17, The properties were rezoned to conform to their zoning prior to the approval of the Traditions PUD. Traditions Village 1 Zone Change and Tentative Subdivision Map were approved by the Board of County Commissioners on May 3, That map consisted of 312 lots through five phases on APN: and Flood Zone(s): As per the FEMA FIRM 32019C 0289F dated October 20, 2016, APN: is not located within a special flood hazard area (SFHA). The Flood zone designation is X (Unshaded) areas of minimal flood hazard, which are the areas outside the (SFHA) and higher than the elevation of the 0.2-percent-annualchance flood. APN: is primarily within the FEMA designation of X (Unshaded) areas of minimal flood hazard, which are the areas outside the (SFHA) and higher than the elevation of the 0.2-percent-annualchance flood and the northeastern corner of the parcel is within the X (Shaded) flood zone, areas determined by FEMA to be: Areas of one percent (1%) annual chance sheet flow flooding where average depths are less than one foot (1') 76 Page 9 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

77 Areas of one percent (1%) annual chance flooding where the contributing drainage is less than one square mile, or Areas protected from the one percent (1%) annual chance flood by levees. APN: is not located in a SFHA. It is primarily located within the X-(Shaded) Flood Zone. Again as determined by FEMA to be areas of: Areas of one percent (1%) annual chance sheet flow flooding where average depths are less than one foot (1') Areas of one percent (1%) annual chance flooding where the contributing drainage is less than one square mile, or Areas protected from the one percent (1%) annual chance flood by levees Subject Site Traditions Village 2 Traditions Village 1 (Approved May 3, 2018 Zone Change and TSM) Page 10 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

78 Water: There is an existing 12-inch water line that runs through the subject site along the east property boundary of APN: Sewer: There is an existing 6-inch domestic sewer line located from Hwy 50 running to the west, adjacent to the subject site in APN: (not a part of the application). Please refer to Farr West Engineering, GIS map on the next page for the existing water and sewer representative locations. Indicates water line Indicates sewer line 78 Page 11 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

79 Background: Current Use: The site is vacant and undeveloped at this time. Initial mass grading occurred as part of the Traditions Planned Unit Development. The developer of Traditions PUD went bankrupt in the last recession and the properties were subsequently sold to three different owners. The three owners had different development plans for the properties and the Traditions PUD was subsequently abandoned on December 17, The properties were rezoned to conform to their zoning prior to the approval of the Traditions PUD. The applicants submitted for review concurrently with the Tentative Subdivision Map requests to change the current zoning on a portion of the subject site (PLZ ) as well as a Boundary Line Adjustment (which is reviewed administratively) in order to avoid creating split zoning on one of the parcels in question. This zone change, BLA and Tentative Subdivision map for Traditions Village 1 was approved by the Board of County Commissioners on May 3, The applicant is currently moving forward with the approved BLA, to avoid creating spilt zoning on APN: It is due to record within the next month or so. Tentative Subdivision Map: The applicant is requesting approval of a tentative subdivision map, constructed through four phases, that would allow for a +/ acre portion of the acre subject site to be developed into 195 single family residential lots ranging from 9,000 sq ft lots to 22,948 sq ft. lots, with the average lot size being 12,018 sq. ft. The map also requests four remainder parcels consisting of multi-family residential and commercial mixed-use zoning. The resulting development would have a density of 2.64 dwelling units per acre (195 du/73.80 ac). The tentative map includes two common area parcels that are comprised of storm drainage facilities, and open space, approximately 5.61 acres. The remaining acreage is associated with rights-of-way areas and are proposed to be maintained by a homeowners association, landscape maintenance association or similar such property owners association to the satisfaction of Lyon County. The layout of the proposed subdivision does reflect the existing massgrading that occurred on-site as part of the Traditions PUD development that occurred prior to the recession and abandonment of the Traditions PUD. Applicant s Proposed Project Summary: 79 Page 12 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

80 Applicant s Proposed Tentative Subdivision Map: Proposed Phasing Plan: 80 Page 13 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

81 NRS (3) lists the items that the County must consider when reviewing a tentative subdivision map application. Each finding is listed in bold type below and is addressed by the applicants in italic type immediately following each finding. Staff s response is in normal type. 1. The property to be subdivided is zoned for the intended uses and the density and design of the subdivision conforms to the requirements of the zoning regulations contained in this code; A zoning map amendment application has been submitted with this tentative map so that the intended uses, density, and design of the subdivision conforms to the requirement of the zoning regulations. A zoning map amendment application (PLZ ) has been submitted concurrently with this Merger and Resubdivision for a tentative subdivision map application. The applicant is requesting to change the zoning from portions of the CC, NR and SR-12,000 District to SR-9,000 (Suburban Residential 9,000 sq ft. min.) on an approximate /- acre portion of a /- acre parcel and to change the zoning from NR to the CMU-S District (Commercial Mixed Use Suburban) on an approximate 5.03 acre portion of a 9.96+/- acre parcel; generally located west of the intersection of Prairie Gate Road/Nevada Station Parkway west of the Traditions Parkway/Highway 50 intersection, Dayton, NV (APNs ;-008 and ), 2. If located within a planned unit development, the tentative subdivision map conforms to the density requirements, lot dimension standards and other design standards regulations approved for the planned unit development; This tentative map is not located within a planned unit development. The site is vacant and undeveloped at this time. Initial mass grading occurred as part of the Traditions Planned Unit Development. The developer of Traditions PUD went bankrupt in the last recession and the properties were subsequently sold to three different owners. The three owners had different development plans for the properties and the Traditions PUD was subsequently abandoned on December 17, 2015, thus the original PUD has expired and the applicant is only submitting for a Tentative Subdivision Map with a Zoning Map Amendment. 3. The tentative subdivision map conforms to public facilities and improvement standards contained in the development code; This tentative subdivision map conforms to all public facilities and improvement standards contained in the Lyon County Code. Staff has received the Intent-To-Serve letter from Lyon County Utilities Department for Water and Sewer service (subject to terms and conditions that will have to be met). Intent to Serve letters have been submitted with the application materials from AT&T, Southwest Gas and NV Energy for telephone and cable services, natural gas and electrical service respectively. However, the facilities are all readily available to the subject site as similarly to the water and sewer infrastructure, underground utilities were installed as part of the Traditions PUD. As with all development, the utility service providers for telephone, cable television, natural gas and electrical service are required to sign any final map prior to recordation and the developer will have to pay for the installation of the necessary extension of the utilities listed above as part of the cost of the proposed development. 4. The tentative subdivision map conforms to the improvement and design standards contained in the development code and adopted design criteria and improvement standards; The tentative subdivision map conforms to Lyon County improvement and design standards contained in the land use and development code. 81 Page 14 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

82 The tentative subdivision map as presented, conforms to the improvement and design standards as set forth in Title 15 and as per NRS. Any comments, conditions and/or requirements received from the County Engineer, the Lyon County Road s Director and NDOT will be forwarded to the applicant for the applicant to address prior to recordation of the Final Map and/or submittal of a Site Improvement Permit for all construction of the subdivision. 5. If applicable, that a phasing plan has been submitted and is deemed acceptable; A phasing plan has been submitted with the tentative subdivision map. The applicant has submitted a Phasing Plan for the 195 single-family residential lots with this tentative subdivision map. The Phasing Plan consists of four phases to complete this portion of Traditions 2. As per the applicant s submittal materials: Phase Residential lots 1 54 Common Area Lots Common Area #2 & # Common Area #1 TOTALS: Other improvements Primary and secondary access roads as needed Local roads with temporary turn-arounds as needed Infrastructure improvements as needed for the development Local roads with temporary turn-arounds as needed Infrastructure improvements as needed for the development Local roads with temporary turn-arounds as needed Infrastructure improvements as needed for the development Local roads with temporary turn-arounds as needed Infrastructure improvements as needed for the development Approximate timing to construct within 4 years of Tentative Map approval Timing- within 2 years of the previous Final Map; an extension of not more than 2 years may be approved. Timing- within 2 years of the previous Final Map; an extension of not more than 2 years may be approved Timing- within 2 years of the previous Final Map; an extension of not more than 2 years may be approved. 82 Page 15 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

83 6. There are no delinquent taxes or assessments on the land to be subdivided, as certified by the county treasurer; There are no delinquent taxes or assessments on the land to be subdivided. Information from the Lyon County Treasurer has been included with the application package. Staff has verified that there are no delinquent taxes at the time of the application submittal. 7. The project complies with all environmental and health laws and regulations concerning water and air pollution, the disposal of solid waste, facilities to supply water, community or public sewage disposal and, where applicable, individual systems for sewage disposal;: The tentative subdivision map has been designed to comply with all environmental and health laws and regulations concerning water and air pollution, the disposal of solid waste, facilities to supply water, and public sewage disposal. Applications have been submitted to appropriate State departments for their review and approval. Environmental and Health Regulations: Water Pollution: The State Department of Environmental Protection ( NDEP ) regulates storm water discharges through the Stormwater Pollution Prevention Plan (SWPPP ) which is required whenever a project discharges in the Waters of the United States (WOTUS) and the project either disturbs more than one acre or disturbs less than one acre, but is part of a larger common plan for development or sale that will ultimately disturb one acre or more. A Stormwater Pollution Prevention Plan ( SWPPP ) is required to be submitted and approved by the NDEP prior to the start of grading the project site. Air Quality: Air quality is also regulated by NDEP for dust control during grading and construction on projects greater than 5 acres in size through the Surface Area Disturbance ( SAD ) permit. Solid Waste: Lyon County has a franchise agreement with Capital Disposal to deal with solid waste disposal. Water Supply: The State Division of Water Resources ( DWR ) reviews tentative subdivision map applications to determine: Whether there is sufficient water; Is the manner of use correct; Whether the subdivision is within the correct place of use and if not, has an expansion of service area occurred or is pending; Verify surface versus groundwater rights; Check for decreed water; Verify water agreements between purveyors; and Check for drought factors; and verify Public Utilities Commission water use duties dependent on lot sizes. Facilities to Provide Water: As noted and illustrated above in the staff report, Lyon County Utilities Department currently has a 12-inch water line that are stubbed to the subject site at the terminus of Fortune Drive as well as a 12-inch line that crosses the southern portion of the subject site. Facilities to Provide Sewage Disposal: 83 Page 16 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

84 As noted and illustrated above in the staff report, Lyon County Utilities Department currently has existing 8-inch domestic sewer lines located at Fortune Drive that are stubbed into the subject site. 8. The availability of water which meets applicable health standards and is sufficient in quantity for the reasonably foreseeable needs of the subdivision; An intent to serve letter from Lyon County utilities has been provided, which indicates the availability of water which meets applicable health standards and in sufficient quantity for the reasonably foreseeable needs of the subdivision, based on included conditions. As described above, the development will be provided domestic water service from Lyon County Utilities Department which has issued an Intent-to-Serve letter that complies with the applicable health standards for tentative subdivision map review purposes. Staff would note that the water rights situation will be reviewed in depth continuously with staff and the State DWR with the submittal and review of the final subdivision maps for the project. No final approvals that would allow for development to occur will be granted until the water rights dedications have been secured to the satisfaction of the State Engineer and Lyon County. Part of the water rights review includes determining that the water rights are in good standing and have uncommitted water sufficient to fulfill the requested allocation. 9. There is adequate access and availability to public services such as schools, police protection, transportation, recreation and parks; As detailed in the project description and the Subdivision Feasibility Analysis, the project has adequate access and available to public services such as schools, police protection, transportation, recreation, and parks. Intent to serve letters have been provided as appropriate. Fire and Police Protection The Central Lyon County Fire Protection District provides paramedic, advanced life support, and fire prevention and suppression services to the Dayton Area and will serve this project area. The nearest fire station is +/- ½ mile from the project area. The Lyon County Sheriff Department provides police protection services to the area. The Sheriff substation is approximately 2.7 miles away. Education Services Lyon County School District provides education services to Dayton. The closest schools are Sutro Elementary School (approximately ½ mile), Dayton Intermediate School, and Dayton High School (both approximately 3 miles). The School District has been consulted in the development of this Tentative Map design and has not requested land for a school site. LCSD receives revenue from a School Impact Fee collected by Lyon County, School Operating and School Debt Taxes, and a Distributive School Account (per student). Parks and Recreation Areas The Carson River (1 miles), Dayton State Park (2.5 miles), and Lyon County School District recreation facilities (at local schools, 1-4 miles), little league fields (4 miles), Mark Twain Park (3 miles), Our Park (3.5 miles), Patriot Park (3.5 miles), Rolling A Open Space (1 mile), Dayton Valley Golf Course (6 miles), and Dayton Valley Branch Library (4.5 miles) all provide parks and recreation opportunities for Dayton residents, and to Tradition Village Two in particular. In addition, pocket parks are provided in Traditions Village One Tentative Map. 84 Page 17 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

85 Commercial and Shopping Areas Traditions Village 2 is approximately 1 ½ miles northeast of the Smith s shopping center in Dayton. In addition, there are +/ acres of commercial zoning designated for future commercial development. The application includes three common areas, Common area 1, 2 and 3 are proposed to be maintained by the property owners within Traditions Village 2 through a homeowners association, landscape maintenance association or similar such property owners association to the approval of Lyon County. The closest library is the Dayton Branch of the Lyon County Library which is located approximately four miles to the west on Old Dayton Valley Road adjacent to the Senior Center. Staff is of the opinion that there are suitable public services available and accessible to the subject site. 10. The project is in general conformity with the Lyon County Comprehensive Master Plan, the local community plan, if adopted, and the master plan of streets and highways; The tentative subdivision map reflects the Suburban Residential development pattern as shown on the 2010 Comprehensive Master Plan s land use plan for Dayton. A zoning map amendment application has also been submitted so that the entire project area is in conformance with the master plan. The existing zoning designations are not entirely in conformance with the existing Master Plan: 1) the CC zoning designation within the residential development envelope is not consistent with the existing Suburban Residential Master Plan designation; and 2) the existing NR zoning designation in the remainder area is not consistent with the existing Commercial Mixed Use Master Plan designation. The proposed zoning designations are in conformance with the existing Master Plan designations. The Dayton Transportation Plan in the Master Plan does show as transportation facilities in the area of the subject site alignments that correspond with Traditions Parkway, Nevada Station Parkway and proposed Lakeside Blvd. 85 Page 18 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

86 Therefore, staff believes that the project is in general conformance with the Dayton Transportation Plan of the Master Plan. 11. The project will have no adverse impacts, or provides adequate mitigation of adverse impacts, to existing public streets; A traffic study has been submitted with the application that details adequate mitigation measures for the project so that there are no adverse impacts to existing public streets. The application materials includes a traffic study prepared in February 2019 that analyzed the proposed development with 196 single family detached lots and development of the adjacent MFR zoned property under the same ownership (anticipated to result in approximately 303 multi-family dwelling units). The traffic study addresses the project s impact on the adjacent street network. The US Highway 50 intersections with Fortune Drive, Traditions Parkway and Segale Road; and the traffic generated by other projects to the existing traffic volumes. That of Traditions Village 1, Heritage Ranch, the Estates at Sutro and the Fortune drive commercial development. The US-50 and Fortune Drive intersection were analyzed for AM and PM Peak hour capacity and the following project scenarios: existing; existing plus project; 2039 base; 2039 base plus project; and 2039 base plus project plus other project scenarios (other projects include Traditions Village 1, Heritage Ranch and the Estates at Sutro). The traffic study indicates that the Primary site access will be provided from the construction of Traditions Parkway which will intersect US-50 at Segale Road. Secondary access will be provided from street connections to Dayton Village Parkway and Corral Drive through the future Traditions Village I and existing subdivisions to the southwest. The project is anticipated to generate 4,068 average daily trips 86 Page 19 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

87 with 284 trips occurring during the AM peak hour and 364 trips occurring during the PM peak hour. Traffic generated by the proposed Traditions Village Two development, including the potential SR- 12,000, SR-9,000 development and the MFR (assumed to result in 303 multi-family units) will impact the adjacent street network. The traffic study included an intersection capacity analysis of the key intersections: US-50/Fortune Drive Intersection: The US-5O/Fortune Drive intersection was analyzed as a signalized three-leg intersection for all scenarios. The intersection currently operates at LOS C with a delay of 21.0 seconds per vehicle during the AM peak hour and22.7 seconds per vehicle during the PM peak hour. For the existing plus project volumes the intersection is anticipated to continue to operate at LOS C with delays slightly increasing to 22.1 seconds per vehicle during the AM peak hour and 25.9 seconds per vehicle during the PM peak hour. For the 2039 base volumes the intersection is anticipated to operate at LOS D with a delay of 35.4 seconds per vehicle during the AM peak hour and LOS C with a delay of 31.9 seconds per vehicle during the PM peak hour. For the 2039 base plus project volumes the intersection operates at LOS D with a delay of 40.5 seconds per vehicle during the AM peak hour and LOS C with a delay of 33.3 seconds per vehicle during the PM peak hour. The intersection was analyzed with the existing approach lanes for all scenarios. US-50/Segale Road/Traditions Parkway Intersection: The US-50/Segale Road intersection was analyzed as an unsignalized three-leg intersection with stop sign control at the south approach for the existing scenario. The intersection minor movements currently operate at LOS C or better during the AM and PM peak hours with the exception of the northbound left tum movement which operates at LOS E during the PM peak hour. The intersection was analyzed with the existing approach lanes. The US-50/Segale Road/Traditions Parkway intersection was analyzed as an unsignalized fourleg intersection with stop sign control at the north and south approaches for the existing plus project, 2039 base, and 2039 base plus project scenarios. For these scenarios the northbound and southbound left tum movements are anticipated to operate at LOS F during the AM and PM peak hours. The intersection was also analyzed as an unsignalized High-T intersection with the northbound and westbound left tum movements prohibited for the existing plus project, 2039 base, and 2039 base plus project scenarios. For these scenarios, the southbound left tum movement will continue to operate at LOS F during the AM and. /or PM peak hours. Traffic signal Warrant 3 per the 2009 Manual on Uniform Traffic Control Devices (MUTCD) was reviewed at the US-5O/Segale Road/Traditions Parkway intersection due to the poor level of service operation for two-way stop controlled conditions, The peak hour signal warrant is met for the existing plus project,2039 base, and 2039 base plus project traffic volumes. The intersection was subsequently analyzed with a traffic signal and is anticipated to operate at LOS C or better during the AM and PM peak hours. The signalized intersection was analyzed with one left turn land and one shared through-right turn lane at the north and south approaches and one left turn lane, one through lane, and one shared through-right turn lane at the east and west approaches. The Manual on Uniform Traffic Control Devices states that peak hour warrant 3 should be applied only in unusual cases such as office complexes, manufacturing plants, industrial complexes, or other high-occupancy vehicle facilities that attract or discharge large numbers of vehicles over a short time. The Manual on Uniform Traffic Control Devices has eight additional warrants that need to be evaluated when considering the need for a traffic signal. Spacing standards for a potential traffic signal at the US-5O/Segale Road/Traditions Parkway intersection were subsequently reviewed based on NDOT's Access Management System and 87 Page 20 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

88 Standards (2017 Edition). The standards generally indicate that NDOT will consider the installation of a traffic signal if uniform spacing and minimum bandwidth can be achieved. Uniform spacing of 5,280 feet and a minimum bandwidth of 45Yo are required for signals on US- 50 (other principal arterials) based on the 60 mile per hour posted speed limit. However, a uniform spacing of 2,640 feet is required if the speed limit is reduced to 45 miles per hour similar to the segment of US-50 near the signalized Fortune Drive intersection. The centerline to centerline spacing along US-50 between Fortune Drive and Traditions Parkway is +3,650 feet. This spacing along with the required 45Yo through bandwidth will meet NDOT's signal spacing standards for a 45 mile per hour posted speed limit on US-50. The need for an exclusive right tum lane on US-50 at Traditions Parkway was reviewed based on NDOT's Access Management System and Standards (2017 Edition). The standards indicate that an exclusive right turn lane is required at this location based on unsignalized conditions. In addition, the standards indicate that exclusive right turn lanes are required at signalized intersections on roadways with posted speeds of 45 miles per hour or more if the right turn movement serves 100 or more vehicles per hour. The westbound to northbound right turn movement is anticipated to serve less than 100 vehicles per hour for the existing plus project and 2039 base scenarios and over 100 vehicles per hour for the 2039 base plus project scenario. It is suggested that the right turn lane be installed with the construction of Traditions Parkway. Storage and deceleration was subsequently reviewed for the right turn lane. NDOT standards indicate that storage length should be based on the 95th percentile queue length obtained from operational analysis. The signalized operational analysis for the 2039 base plus project traffic volumes indicates a queue length of +85 feet for the right turn movement. However, it is suggested that a minimum of 100 feet of storage length be provided. The standards also indicate that 605 feet of deceleration length is required for the right tum lane based on the 60 mile per hour speed limit on US-50. This deceleration length includes bay tapers. The right tum lane should therefore contain a minimum of 705 feet of storage and deceleration length. Storage and deceleration was also reviewed for the existing eastbound left turn lane on US-50 at the Segale Road/Traditions Parkway intersection based on NDOT's Access Management System and Standards (2017 Edition). The signalized operational analysis for the 2039 base plus project traffic volumes indicates a queue length of +250 feet for the left turn movement. Again, 605 feet of deceleration length is required for the right turn lane based on the 60 mile per hour speed limit on US-50. This deceleration length includes bay tapers. The right tum lane should therefore contain a minimum of 855 feet of storage and deceleration length. The existing two-way left turn lane between Segale Road and Sutro Tunnel Road is +1,250 feet which will accommodate the storage and deceleration requirements. The traffic study also reviewed the traffic crash history of the intersections of US-50 with Fortune Drive and Segale Road based on the standard requirement of NDOT for traffic studies. The crash review was based on data received from NDOT Traffic Safety Engineering for the period between January 1, 2015 January 1, The crash review found that: US-50/Fortune Drive: o 10 crashes 0 fatalities; during a three year period. The crash types were 5 rear-end collisions, 2 angle collisions, 1 non-collision, I sideswipe meeting collision, and l unknown collision US-50/Segale Road: o 1 crash 0 fatalities; during a three year period. The crash type was 1 non-collision. 88 Page 21 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

89 The traffic study includes the following recommendations to mitigate project traffic impacts (this includes both single family homes and multi-family units): It is recommended that any required signing, striping or traffic control improvements comply with Nevada Department of Transportation (NDOT) and Lyon county requirements. It is recommended that traffic signal warrants be periodically reviewed at US-5O/Segale Road/ Traditions Parkway intersection and a traffic signal be constructed when warranted. It is recommended that the US-50/Segale Road/Traditions Parkway intersection be designed to include an exclusive right tum lane at the east approach containing a minimum of 705 feet of storage/deceleration length. It is recommended that the existing two-way left turn lane at the west approach of the US-50/ Segale Road/Traditions Parkway intersection be restriped to include an exclusive left turn pocket containing feet of storage/deceleration length. It is recommended that the US-50/Segale Road/Traditions Parkway intersection be designed to include proper curb radii, sight distance, and safety lighting. It is recommended that the project's interior streets be constructed per Lyon County standards. The Lyon County Road Superintendent had the following comments in regard to the proposed subdivision: The developer shall construct Traditions Parkway and Nevada Station Parkway from Highway 50 to the project site as part of the final map or first in a series of final maps for the project. Initial improvements shall at a minimum consist of two travel lanes in each direction within the two street rights-of-way to the approval of the County Engineer and the Road Superintendent. If the project is developed in phases, then as the successive final maps are submitted the Traditions Parkway and Nevada Station Parkway shall be expanded to accommodate the additional traffic from construction workers and residents of the project. Access onto proposed Rock Creek Parkway and Dayton Valley Parkway shall be barricaded to prevent public use until the Road Superintendent determines the improvements to Nevada Station Parkway and Traditions Parkway are sufficiently complete to allow access to the public through to the Sutro Heights Subdivision. The developer shall obtain all necessary encroachment permits and approvals as well as coordinate and comply with the requirements of the Roads Department; The developer shall design the street alignments in compliance with AASHTO standards to the approval of the Road Superintendent; The developer shall install all required signage, striping and traffic control improvements in compliance with Nevada Department of Transportation and Lyon County requirements; The developer shall install street lighting in compliance with the requirements of the Roads Department; The developer shall submit a detailed geotechnical report with the final map(s) for the project that includes roadway structural sections and the structural section calculations demonstrating that the proposed structural section is adequate to support the weight of the anticipated traffic; The developer shall provide a slurry seal onto the streets and roadways in compliance with the current County standards every five (5) years from the date of installation of asphalt concrete paving of the subdivision s streets and roadways until such time as the subdivision is 90% completed and the County accepts the offer for dedication for the rights-of-way for all streets and roadways within the subdivision; and The developer shall make a perpetual offer of dedication for the right-of-way for all streets and roadways within the proposed subdivision. The County rejects the offer of dedication at this time and will not accept the offer of dedication until at least 90% of the lots within the respective unit have been developed, the improvements are inspected and approved by the County, and the County accepts the improvements for maintenance. 89 Page 22 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

90 NDOT also commented on the tentative map: Representatives of Traditions had met prior with NDOT and are constructing a driveway that geometrically should meet future requirements for ingress/egress. However, as the other phases are added in we would need to see the following: 1. Please provide a planning estimate of when (approximate year) that a traffic signal is needed, please provide an intersection evaluation for the options as recommended in the traffic study e.g., a. Traffic Signal b. High T c. Unsignalized d. Please consider on option to the High T such as and R-Cut, etc. 2. Are the storage lengths as recommended what was proposed for Phase 1? Or should they be extended to the length required at build out? Or will more than one left turn lane from US 50 be needed at project buildout? The developer and engineer worked extensively on a driveway that should accommodate the proposed connection at buildout, however seeing the eastbound left turn (from US 50) into both Fortune and Traditions Parkway, the combined pm peak hour volume is 691 (total both left turns) and this is split out to be ~ >300 turns in the peak hour. From the planning perspective dual left turns should be evaluated if the turning volume for left turns exceeds 300 vehicles. Please provide an analysis of buildout conditions to determine if dual lefts need to be considered in the future for either Fortune or Traditions Parkway. Staff believes that the applicant is aware of the effects of the proposed subdivision on existing public streets and US-50 and is prepared to address mitigation measures to address the potential traffic impacts. 12. The physical characteristics of the land such as floodplain, slope and soil have been considered and provisions to adequately mitigate adverse impacts of development on the environment have been incorporated; and All physical characteristics of the land such as floodplain, slope, and soil have been considered and provisions to adequately mitigate adverse impacts of development on the environment have been incorporated. A detailed conceptual drainage study and geotechnical study have been submitted with this application and include any necessary mitigation measures. The +/ acre subject site is undeveloped and a large portion of the site has been mass graded with utilities installed. The site is bordered to the north, east and west by undeveloped land, and to the south by a residential subdivision. The subject site is located in an area designated as X Unshaded by the current FEMA flood maps. The X Unshaded Zone are areas of minimal flood hazard. The site s topography is no issue as the subject site has been mass-graded, creating building pads and the street system. There are no significant topographic features such as outcrops, knolls or major drainage features located within the subject site. A conceptual drainage study, February 11, 2019, was submitted with the tentative subdivision map application materials. The drainage study examined the existing drainage patterns as well as existing flows. The drainage report notes that the proposed site was mass-graded prior to the last recession and drainage facilities and partial storm drainage networks were constructed with the intent to route on-site and discharge off-site around and and/or through the subject site. The drainage facilities two detention 90 Page 23 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

91 basins connected by a trapezoidal channel. The discharge is conveyed out through a 24-inch culvert to an outlet adjacent to US-50. The stormwater is then conveyed under US-50 through an existing 24-inch culvert. The soils report, dated February 11, 2019, submitted with the tentative subdivision map application state that the soil characteristics do not preclude the development of the project. 13. The project demonstrates availability and accessibility of fire protection services, including, but not limited to, the availability and accessibility of water and services for the prevention and containment of fires, including fires in wild lands. The project will comply with conditions related to fire protection services, including but not limited to, the availability and accessibility of water and services for the prevention and containment of fires, including fires in wildlands. Central Lyon County Fire Protection District ( CLCFPD ) did not forward any comments in regard to the tentative subdivision map application. As such, the CLCFPD may not have any comments at this time. Their comments are typically addressed at the site improvement permit stage, where they work with the civil engineers to locate fire hydrants and address the final lot layout with regards to cul-de-sac diameters, cul-de-sac street lengths, and street road widths through the development etc. Street Name Request: Title advises that street names and suffixes shall be designated by the developer, subject to the approval of the Planning Commission and in accordance with the general policy. The applicant is requesting approval of the following street names in conjunction with the subdivision tentative map approval: o Black Horse Road o Gold Crater Place o Midas Drive o Stone Wall Street o Warm Creek Way o White Rock Court Staff has not received comments on the acceptability of the street names from CLCFPD, Lyon County Sheriff s Office, Dispatch or Road Department. Staff recommends that the Planning Commission include a condition authorizing the Community Development Director to administratively process replacement street names, if necessary, based on the comments of the reviewing agencies. 91 Page 24 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

92 Alternative Findings and Motions: The alternative motions suggested below are offered for Planning Commission consideration. Alternative for Continuance: If the Planning Commission determines that additional information, discussion and public review are necessary for a more thorough review of the proposed Desert Wells Preserve Merger & Resubdivision/Tentative Subdivision Map, the Planning Commission should make appropriate findings and move to continue the Public Hearing with a specific time period for the applicant to provide additional specific information necessary for the analysis of the request. The Planning Commission may wish to consider a motion similar to the following: The Planning Commission finds that: A. Additional information, discussion and public review are necessary for a more thorough review of the proposed Merger & Resubdivision to revert Parcels 2 and 3 of the Bedford Properties parcel map, recorded as Document No to the Granite Pointe Tentative Subdivision Map. Based on the above finding and with the applicant s concurrence, the Lyon County Planning Commission continues of the request for a Tentative Subdivision Map for Traditions Village 2 Subdivision, as identified on Assessor Parcel Maps and and (PLZ ), for days. Alternative for Denial: If the Lyon County Planning Commission has considered the following findings in reviewing the Traditions Village 2 Tentative Subdivision Map request, then the Planning Commission must make Findings and a motion to forward a recommendation to deny the Tentative Subdivision Map. The Planning Commission may wish to consider a motion similar to the following: The Lyon County Planning Commission has considered the requested Tentative Subdivision Map for Stan Lucas in light of: A. The commission in making its recommendation and the board in rendering a decision on the tentative subdivision map shall base its decision on the requirements of NRS and make affirmative findings on the following factors, taking into account the recommendations of reviewing agencies: 1. The property to be subdivided is zoned for the intended uses and the density and design of the subdivision conforms to the requirements of the zoning regulations contained in this code; 2. If located within a planned unit development, the tentative subdivision map conforms to the density requirements, lot dimension standards and other design standards regulations approved for the planned unit development; 3. The tentative subdivision map conforms to public facilities and improvement standards contained in the development code; 4. The tentative subdivision map conforms to the improvement and design standards contained in the development code and adopted design criteria and improvement standards; 5. If applicable, that a phasing plan has been submitted and is deemed acceptable; 6. There are no delinquent taxes or assessments on the land to be subdivided, as certified by the county treasurer; 92 Page 25 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

93 7. The project complies with all environmental and health laws and regulations concerning water and air pollution, the disposal of solid waste, facilities to supply water, community or public sewage disposal and, where applicable, individual systems for sewage disposal; 8. The availability of water which meets applicable health standards and is sufficient in quantity for the reasonably foreseeable needs of the subdivision; 9. There is adequate access and availability to public services such as schools, police protection, transportation, recreation and parks; 10. The project is in general conformity with the Lyon County Comprehensive Master Plan, the local community plan, if adopted, and the master plan of streets and highways; 11. The project will have no adverse impacts, or provides adequate mitigation of adverse impacts, to existing public streets; 12. The physical characteristics of the land such as floodplain, slope and soil have been considered and provisions to adequately mitigate adverse impacts of development on the environment have been incorporated; 13. The project demonstrates availability and accessibility of fire protection services, including, but not limited to, the availability and accessibility of water and services for the prevention and containment of fires, including fires in wild lands. Based on the review of the aforementioned findings, the Lyon County Planning Commission recommends denial of the request for a Tentative Subdivision Map for Traditions Village 2 Subdivision in Dayton, as identified on Assessor Parcel Maps and and (PLZ ). 93 Page 26 of 26 Planning Commission Public Hearing of April 9, 2019 Traditions Village 2 - TSM Planning tjk

94 Traditions Village Two ZONING MAP CHANGE TENTATIVE SUBDIVISION MAP February 2019 Prepared For: Prepared By: Mr. Stan Lucas 2850 Temple Avenue Long Beach, CA Ridge Street, Suite 400 Reno, NV

95 TABLE OF CONTENTS Existing Conditions... 3 Existing Master Plan and Zoning Designations... 7 Application Request Project Description and Justification Proposed Zoning Vehicle and Pedestrian Access Subdivision Feasibility Analysis Traffic Hydrology Phasing Findings LIST OF FIGURES Figure 1: Project Location... 2 Figure 2: Surrounding Property Designations... 3 Figure 3: Existing Conditions, Site Photographs... 4 Figure 4: Lyon County Master Plan Designation... 8 Figure 5: Existing Zoning Designations... 9 Figure 6: Project Summary Figure 7: Site Plan Figure 8: Existing and Proposed Zoning Acreage w/ Permitted and Proposed Units Figure 9: Existing and Proposed Development FIgure 10: Proposed Zoning Designation Figure 11: Parking Calculations Figure 12: Typical Street Sections Figure 13: Trip Generation Figure 14: Phasing Plan Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 1

96 PROJECT LOCATION The project site is on the north side of US Highway 50 west of the intersection of Traditions Parkway and Segale Road in Dayton (APNs , , and ) and totals +/ acres. The site is approximately 1.5 miles northeast of the Smith s shopping center and is accessed from US Highway 50 and Traditions Parkway, with direct access from Lakeside Boulevard. Secondary access is provided through Traditions Village One along Dayton Village Parkway and Corral Drive. Figure 1: Project Location Project Area Tentative Map Area Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 2 96

97 EXISTING CONDITIONS The project site is undeveloped and a portion has been mass-graded with utilities installed. Traditions Village One Tentative Map (previously-approved) is located within the project site (located on a portion of APN ). The Traditions Village Two Tentative Map area includes acres of the acre site and is bordered on all sides by undeveloped land. Project History The Traditions Village One Planned Unit Development was approved by Special Use Permit on May 6, The Traditions Village One Tentative Subdivision Map was approved on July 15, 2004 and a final map was recorded July 13, An extension for the Tentative Subdivision Map was granted on August 7, 2007 and subsequently extended per State Law to August 7, The Tentative Map then expired. The SUP for the Traditions Village One PUD was officially revoked on December 17, 2015 and a zone change was approved on May 5, 2016 that established the current zoning configuration, in conformance with the revoked PUD. The Traditions Village One Tentative Map was approved by the Lyon County Board of County Commissioners on May 3, 2018, along with an associated Zoning Map Amendment. The Tentative Map was approved in accordance with a Boundary Line Adjustment (BLA) that was being processed concurrently. The BLA was subsequently approved and will be recorded during the application review phase. This application has been prepared based on the resultant BLA parcel configuration. Figure 2: Surrounding Property Designations (Tentative Map project area) Direction Master Plan Zoning Current Land Use North Suburban Residential Parks Commercial Mixed Use SR NR Undeveloped East South West Suburban Residential Commercial Mixed Use Commercial Suburban Residential Commercial Low Density Residential Suburban Residential NR CC NR CC NR Undeveloped Residential Subdivision (Traditions Village One) Undeveloped Undeveloped and Residential Subdivision (Traditions Village One) Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 3 97

98 Figure 3: Existing Conditions, Site Photographs Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 4 98

99 Figure 3: Existing Conditions, Site Photographs, continued 1. Facing southeast from Nevada Station Parkway 2. Facing northwest from Lakeside Boulevard Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 5 99

100 Figure 3: Existing Conditions, Site Photographs, continued 3. Facing north from Traditions Parkway 4. Facing northeast from Nevada Station Parkway Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 6 100

101 EXISTING MASTER PLAN AND ZONING DESIGNATIONS The Lyon County Comprehensive Master Plan was adopted on December 23, 2010, with Master Plan designations for the project site of Suburban Residential, Parks, and Commercial Mixed Use. The project site is also designated as a Planning Incentive Overlay, which was applied to encourage development of the area in conformance with the previously-approved PUD. The Master Plan categorizes this area as having a Suburban Character District, which is consistent with previous approvals. Suburban Character Districts are those areas that are predominantly medium to high density residential development with regional/community commercial, neighborhood, industrial, and employment uses. There is a mix of existing zoning designations, including Suburban Residential, sq. ft. Minimum (SR-12000), Neighborhood Residential, 4500 sq. ft. Minimum (NR), Multi-Family Residential (MFR), and Community Commercial (CC), which are proposed to be amended with this Zoning Map Change. Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 7 101

102 Figure 4: Lyon County Master Plan Designation Tentative Map Project Area Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 8 102

103 Figure 5: Existing Zoning Designation (Approximate Boundaries based on Lyon County GIS) Project Area Tentative Map Area Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment 9 103

104 APPLICATION REQUEST The enclosed application includes APNs , , and (+/ acres) located north of US Highway 50 and west of Traditions Parkway in Dayton: ZONING MAP AMENDMENT from SR-12000, NR, MFR, and CC to an alternate configuration including SR-12000, SR-9000, NR, MFR, CMU-S in accordance with the proposed Tentative Subdivision Map TENTATIVE SUBDIVISION MAP to create 195 single family residential lots on a +/ acre project site, including 4 remainder parcels and associated common area parcels and right-of-way PROJECT DESCRIPTION AND JUSTIFICATION Traditions Village Two is a proposed 195 lot residential subdivision offering a mix of single family residential housing with lots ranging from 9,000 sq. ft. to 22,948 sq. ft. with an average lot size of 12,018 sq. ft. The Tentative Map also proposes four remainder parcels, with multi-family and commercial zoning designations. Traditions Village Two complements the adjacent, previously-approved Traditions Village One development. The Tentative Map area is a +/ acre portion of the total project area; the remainder of the site is the Traditions Village One Tentative Map area. Within the acre Tentative Map area; there is a acre residential development envelope that includes the 195 single family residential units with a proposed mix of SR and SR-9000 lots. The residential density is 2.64 units per acre (195 units/73.80 acres); the density calculation includes only the residential development envelope and does not include the four remainder parcels. The four remainder parcels included on the Tentative Map, totaling acres, are future development areas. Public water and sanitary sewer systems will be provided for all units. Home designs are not available at this development stage, however, any future development will comply with the requirements of the Lyon County Code. Proposed common areas include drainage facilities, open space, and a pocket park located along Nevada Station Parkway. Common areas are proposed to be maintained by a Homeowners Association, Landscape Maintenance District, or similar entity as approved by Lyon County. Lyon County will not be responsible for maintaining the common areas. A Zoning Map Amendment to SR-12000, SR-9000, NR, MFR, CMU-S, and CC is proposed that will allow for a mix of residential lot sizes, and future residential and commercial development in accordance with Figure 10, Proposed Zoning Designations. As further described on Page 13 in the Proposed Zoning section, the proposed development is less intense than what is currently permitted. Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment

105 Figure 6: Project Summary Project Summary Total Area Tentative Map Project Area Residential Development Envelope Total Number of Residential Lots 195 Density Smallest Lot Largest Lot Average Lot Size Total Common Area/Open Space Remainder Parcels acres acres acres 2.62 units per acre (195 units/73.80 acres) 9,000 sq. ft. 22,948 sq. ft. 12,018 sq. ft acres acres (4 parcels) Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment

106 Figure 7: Site Plan Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment

107 PROPOSED ZONING The proposed Zoning Map Amendment will rezone the project area from a mix of SR-12000, NR, MFR, and CC to an alternate configuration of SR-12000, SR-9000, NR, MFR, CMU-S, and CC; the 4 remainder parcels maintain existing MFR and CC designations. The Zoning Map Amendment will: Ensure conformance with the Master Plan Ensure logical zoning boundaries and right-of-way configuration Reduce development density and intensity Ensure Conformance with the Master Plan The existing zoning designations are not entirely in conformance with the existing Master Plan: 1) the CC zoning designation within the residential development envelope is not consistent with the existing Suburban Residential Master Plan designation; and 2) the existing NR zoning designation in the remainder area is not consistent with the existing Commercial Mixed Use Master Plan designation. The proposed zoning designations are in conformance with the existing Master Plan designations. Ensure Logical Zoning Boundaries and Right-of-Way Configuration The proposed zoning designations have been designed so that there are logical boundaries that extend to the centerline of the right-of way. In addition, the zoning boundaries and parcel configuration follow the existing rights-of-way and installed utilities that established on site. Reduce Development Density and Intensity The proposed zoning will reduce the total allowable residential units and commercial acreage of the project site. The total residential units will be reduced 43% from 890 dwelling units (572 single family multi-family units) to 506 dwelling units (195 single family multi-family), and there will be a 23.5% reduction in commercially-zoned property from acres to 8.44 acres. Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment

108 Figure 8: Existing and Proposed Zoning Acreage, with Permitted and Proposed Units Existing Zoning Maximum Existing Permitted Proposed Proposed/ Density Acreage* Units Acreage Max Units SR units/ac SR units/ac. 0 N/A NR (res. area) 9.68 units/ac N/A NR (ROW) 9.68 units/ac 2.28 N/A.46 N/A NR (remainder) 9.68 units/ac N/A MFR 18 units/ac CC (res. area) N/A 6.14 N/A 0 N/A CC (remainder) N/A 4.94 N/A 4.94 N/A CMU-S (requires split of 30%-70% res & com uses) 16 units/ac % res. 70% com. TOTAL * The existing acreage is based off Lyon County GIS zoning designations ac Figure 9: Existing and Proposed Development Land Use Existing Proposed Difference Single Family Multi-Family = 311 * -7 Commercial acres 8.44 acres * -2.6 acres * Calculated at maximum development potential under the proposed zoning; there is no development proposed with this application. Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment

109 Figure 10: Proposed Zoning Designation Project Area Zoning Map Amendment Area Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment

110 Development Standards The proposed residential lots are designed in accordance with SR and SR-9000 zoning requirements, including lot area, lot width, setbacks, density, building height, yards, and parking pursuant to Lyon County Code Sections and Off-street parking will be provided as follows in accordance with Lyon County Land Use and Development Code Section : A minimum of two (2) off street parking spaces for each single-family unit Specific floorplans are not available at this time, however it is expected that each unit will have at least a two car garage and a driveway with two off-street parking spaces. Figure 11: Parking Calculations Land Use # of Units Spaces Required per Unit Total Required Spaces Single Family Detached Total Spaces Provided 390 garage spaces 390 driveway spaces 780 TOTAL VEHICLE AND PEDESTRIAN ACCESS The site is accessed from US Highway 50 and Traditions Parkway, with direct access from Lakeside Boulevard. Secondary access is provided through Traditions Village One along Dayton Village Parkway and Corral Drive. Cross sections of a typical collector street (60 ROW; Rock Creek Parkway, Lakeside Boulevard) and typical local streets (50 ROW, remaining streets) are included below. All lots will be accessed by local streets. Nevada Station Parkway (an 80 ROW minor arterial and 60 ROW collector) provides access to this site and was included in the Traditions Village One Tentative Map. Sidewalks will be provided throughout the development in accordance with the approved Tentative Map. They will be 4 wide on local streets and 5 wide on collectors and minor arterials and will be included on both sides of the street. Sidewalks will be located within the ROW, providing safe pedestrian access throughout the development. Road Construction and Maintenance In accordance with Lyon County standards, the development will provide a slurry seal onto the streets and roadways every five (5) years from the date of installation of asphalt concrete paving of the subdivision s streets and roadways until such time as the subdivision is 90% completed and the County accepts the offer for dedication for the right-of-way for all streets and roadways within the subdivision. The developer shall make a perpetual offer of dedication for the right-of-way for all streets and roadways Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment

111 within the proposed subdivision. The County will not accept the offer of dedication until at least 90% of the lots within the respective unit have been developed, the improvements are inspected and approved by the County, and the County accepts the improvements for maintenance. Landscape Standards- Street Trees Title 15 Land Use and Development Code, Section (E) requires street trees as part of the subdivision landscape design standards. However, Lyon County s approved street sections do not include a landscape strip for planting street trees. As shown on the Landscape Plan, street trees are proposed in the front yards of residential lots. Where back yards and fencing are adjacent to a collector street or minor arterial, no street trees are proposed. Figure 12: Typical Street Sections SUBDIVISION FEASIBILITY ANALYSIS Water and Sewer The subject parcels are served by municipal water and sewer services. Intent to serve letters from Lyon County Utilities are included with this application. A Water Demand Estimate has been prepared that demonstrates +/ acre feet per year demand from the residential lots and common areas. The applicant has 500 acre feet of water through a Lyon County Banking Agreement. The water is associated with an Assignment and Assumption of Beneficial Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment

112 Interest in Water Rights Banking and Dedication Agreement dated June 20, The required water demand will be made available from the referenced 500 acre feet of water. Water and sewer infrastructure improvements were included with the Traditions Village One Tentative Map along Nevada Station Parkway. Water mains and sanitary sewer facilities are approved to be located in Nevada Station Parkway, with existing facilities constructed in Lakeside Boulevard and Prairie Gate Road. Sewage will be collected onsite via gravity sewer. Gravity sewer will convey sewage in a southeasterly direction to Nevada station Parkway, then to the north side of US Highway 50, ultimately discharging to the existing Industrial Lift Station, which conveys sewage to the existing Rolling A Wastewater Treatment Plant (WWTP). The Master Plan model takes future offsite and Village Two onsite flows to property sized sanitary sewer infrastructure. A detailed Sewer Report is included with this application that assesses the potential effects of the sewage loading to the existing lift station system. Final design will be submitted with the Final Map. Electricity, Telephone, and Natural Gas Electricity, telephone, and natural gas are available to serve the site. Intent to serve letters from the providers are included with this application. Fire and Police Protection The Central Lyon County Fire Protection District provides paramedic, advanced life support, and fire prevention and suppression services to the Dayton Area and will serve this project area. The nearest fire station is +/- ½ mile from the project area. The Lyon County Sheriff Department provides police protection services to the area. The Sheriff substation is approximately 2.7 miles away. Education Services Lyon County School District provides education services to Dayton. The closest schools are Sutro Elementary School (approximately ½ mile), Dayton Intermediate School, and Dayton High School (both approximately 3 miles). The School District has been consulted in the development of this Tentative Map design and has not requested land for a school site. LCSD receives revenue from a School Impact Fee collected by Lyon County, School Operating and School Debt Taxes, and a Distributive School Account (per student). Parks and Recreation Areas The Carson River (1 miles), Dayton State Park (2.5 miles), and Lyon County School District recreation facilities (at local schools, 1-4 miles), little league fields (4 miles), Mark Twain Park (3 miles), Our Park (3.5 miles), Patriot Park (3.5 miles), Rolling A Open Space (1 mile), Dayton Valley Golf Course (6 miles), and Dayton Valley Branch Library (4.5 miles) all provide parks and recreation opportunities for Dayton residents, and to Tradition Village Two in particular. In addition, pocket parks are provided in Traditions Village One and Two Tentative Maps. Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment

113 Commercial and Shopping Areas Traditions Village is approximately 1 ½ miles northeast of the Smith s shopping center in Dayton. In addition, there are +/ acres of commercial zoning designated for future commercial development. Solid Waste Disposal Solid Waste Disposal is provided by Capitol Sanitation. Soils Report, Geotechnical Analysis, and Land Capability Analysis A complete Geotechnical Report that identifies physical characteristics of the land, such as floodplain, slope, vegetation, and soils is provided with this application. TRAFFIC A traffic study was prepared in February 2019 that analyzed the proposed subdivision, including 196 single family detached homes, and potential impacts associated with development of the remainder MFR parcel (303 multi-family dwelling units, not proposed with this Tentative Map). The traffic study addresses the project s impact on the adjacent street network. The US-50 intersections with Fortune Drive and Segale Road/Traditions Parkway have been identified for AM and PM peak hour capacity analysis for the existing, existing plus project, 2039 base, and 2039 base plus project scenarios. The 2039 base traffic volumes were estimated by applying a 3% average annual growth rate to the existing traffic volumes on US Highway 50 between Fortune Drive and Segale Raod and projecting these inflated traffic volumes through key intersections with traffic generated by the other approved projects, including Traditions Village One, Heritage Ranch, Estates at Sutro, and Fortune Commercial. As shown in the Traffic Study, the single family development is anticipated to generate 1,850 average daily trips, with 145 trips occurring during the AM peak hour and 194 trips during the PM peak hour. Multifamily development is not proposed with this application but is also analyzed in the Traffic Study. The additional 303 multi-family units will add 2,218 average daily trips with 139 occurring in the AM peak hour and 170 during the PM peak hour. Traffic generated by the proposed Traditions Village Two development, including the MFR remainder parcel, will have some impact on the adjacent street network. The following recommendations are made to mitigate project traffic impacts (this includes both single family homes and multi-family units): It is recommended that any required signing, striping, or traffic control improvements comply with Nevada Department of Transportation (NDOT) and Lyon County requirements. It is recommended that traffic signal warrants be periodically reviewed at US-50/Segale Road/Traditions parkway intersection and a traffic signal be constructed when warranted. Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment

114 It is recommended that the existing two-way left turn lane at the west approach of the US- 50/Segale Road/Traditions Parkway intersection be restriped to include an exclusive left turn pocket containing 855 feet of storage/deceleration length. It is recommended that the US-50/Segale Road/Traditions Parkway intersection be designed to include proper curb radii, sign distance, and safety lighting. It is recommended that the project s interior streets be constructed per Lyon County standards. Trip generation rates in the Traffic Study were obtained from the Tenth Edition of ITE Trip Generation (2018) for Land Use 210 Single Family Detached Housing and Land Use 220 Multifamily Housing. Figure 13: Trip Generation AM Peak Hour PM Peak Hour Land Use ADT In Out Total In Out Total Single Family Housing (195 du) 1, Multi-family Housing (303 du) 2, HYDROLOGY A complete Hydrology Report can be found in the Appendix. PHASING Four phases are proposed as shown below (Figure 14). The phasing plan provides a generic phasing concept based on proposed site grading. The developer reserves the right to record maps in accordance with NRS 278 and combine or take phases out of order as necessary to meet market conditions. The number of units per phase are as follows. Phase 1 54 residential units Primary and secondary access roads as needed Local roads with temporary turn-arounds as needed Infrastructure improvements as needed for the development Common Areas 2 & 3 Timing- within 4 years of Tentative Map approval Phase 2 65 residential units Local roads with temporary turn-arounds as needed Infrastructure improvements as needed for the development Timing- within 2 years of the previous Final Map; an extension of not more than 2 years may be approved. Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment

115 Phase 3 36 residential units Local roads with temporary turn-arounds as needed Infrastructure improvements as needed for the development Timing- within 2 years of the previous Final Map; an extension of not more than 2 years may be approved. Phase 4 40 residential units Local roads with temporary turn-arounds as needed Infrastructure improvements as needed for the development Common Area 1 Timing- within 2 years of the previous Final Map; an extension of not more than 2 years may be approved. Figure 14: Phasing Plan Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment

116 FINDINGS Zoning Map Amendment The project has been designed to make the following findings of fact: A. That the proposed amendment is consistent with the policies embodied in the adopted master plan and the underlying land use designation contained in the land use plan. Policy LU 1.1: Follow development patterns as established on Countywide Land Use Plan or a More Specific Community Plan The proposed rezoning reflects the Suburban Residential development pattern as shown on the 2010 Comprehensive Master Plan s land use plan for Dayton. The existing zoning designations are not entirely in conformance with the existing Master Plan: 1) the CC zoning designation within the residential development envelope is not consistent with the existing Suburban Residential Master Plan designation; and 2) the existing NR zoning designation in the remainder area is not consistent with the existing Commercial Mixed Use Master Plan designation. The proposed zoning designations are in conformance with the existing Master Plan designations. Policy LU 1.2: Residential Development Patterns in Neighborhoods New residential development, particularly in suburbanizing areas will be designed to reinforce neighborhoods as the primary building blocks of the County s residential areas. The proposed rezoning provides for the connection with the adjacent approved Tentative Map (Traditions Village One) and with streets to existing residential developed areas as well a logical extension of established residential neighborhoods of various single-family lot sizes in Dayton. Policy LU 2.1: Residential Development in Areas with Services Urban and suburban development will only locate in Suburban Districts where municipal water and sewer can serve it and that are close to other municipal services and not leapfrog into rural areas. Policy FS 1.1: Location of New Development New urban development will occur in areas that are served by, or are adjacent to, areas with existing utility systems to avoid distant and costly extensions. The project site is located adjacent to neighborhood areas served by municipal water and sewer systems and the new residential development would be served by these same systems. Some infrastructure was previously installed in anticipation of the development of this property. This rezoning request is not considered to be a leapfrog development request into a rural area as designated by the 2010 Comprehensive Master Plan. Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment

117 B. That the proposed amendment will not be inconsistent with the adequate public facilities policies contained in this title. The proposed zoning designations have been designed so that there are logical boundaries that extend to the centerline of the right-of way. In addition, the zoning boundaries and parcel configuration follow the existing rights-of-way and installed utilities that established on site. The Tentative Map and proposed phasing plan includes a timetable for the provision of adequate public facilities and services. This will ensure timely development and as such will contribute to the orderly and efficient arrangement of domestic water service and the extension of transportation routes and other public facilities and services. C. That the proposed amendment is compatible with the actual or master planned adjacent uses. The proposed zoning map amendment will promote development that is compatible and commensurate with the character and physical limitations of the land. The proposed amendment would assign similar residential densities as established in adjacent existing and proposed neighborhoods, including the approved Traditions Village One. The MFR remainder parcel will continue to provide a buffer between the single family residential uses and mixed commercial uses across Prairie Gate Road. Tentative Map The project has been designed to meet the requirement of NRS and make the following findings of fact: 1. The property to be subdivided is zoned for the intended uses and the density and design of the subdivision conforms to the requirements of the zoning regulations contained in this code; A zoning map amendment application has been submitted with this tentative map so that the intended uses, density, and design of the subdivision conforms to the requirement of the zoning regulations. 2. If located within a planned unit development, the tentative subdivision map conforms to the density requirements, lot dimension standards and other design standards regulations approved for the planned unit development; This tentative map is not located within a planned unit development. 3. The tentative subdivision map conforms to public facilities and improvement standards contained in the development code; This tentative subdivision map conforms to all public facilities and improvement standards contained in the Lyon County Code. 4. The tentative subdivision map conforms to the improvement and design standards contained in the development code and adopted design criteria and improvement standards; The tentative subdivision map conforms to Lyon County improvement and design standards contained in the land use and development code. Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment

118 5. If applicable, that a phasing plan has been submitted and is deemed acceptable; A phasing plan has been submitted with the tentative subdivision map. 6. There are no delinquent taxes or assessments on the land to be subdivided, as certified by the county treasurer; There are no delinquent taxes or assessments on the land to be subdivided. Information from the Lyon County Treasurer has been included with the application package. 7. The project complies with all environmental and health laws and regulations concerning water and air pollution, the disposal of solid waste, facilities to supply water, community or public sewage disposal and, where applicable, individual systems for sewage disposal; The tentative subdivision map has been designed to comply with all environmental and health laws and regulations concerning water and air pollution, the disposal of solid waste, facilities to supply water, and public sewage disposal. Applications have been submitted to appropriate State departments for their review and approval. 8. The availability of water which meets applicable health standards and is sufficient in quantity for the reasonably foreseeable needs of the subdivision; An intent to serve letter from Lyon County utilities has been provided, which indicates the availability of water which meets applicable health standards and in sufficient quantity for the reasonably foreseeable needs of the subdivision, based on included conditions. 9. There is adequate access and availability to public services such as schools, police protection, transportation, recreation and parks; As detailed in the project description and the Subdivision Feasibility Analysis, the project has adequate access and available to public services such as schools, police protection, transportation, recreation, and parks. Intent to serve letters have been provided as appropriate. 10. The project is in general conformity with the Lyon County Comprehensive Master Plan, the local community plan, if adopted, and the master plan of streets and highways; The tentative subdivision map reflects the Suburban Residential development pattern as shown on the 2010 Comprehensive Master Plan s land use plan for Dayton. A zoning map amendment application has also been submitted so that the entire project area is in conformance with the master plan. The existing zoning designations are not entirely in conformance with the existing Master Plan: 1) the CC zoning designation within the residential development envelope is not consistent with the existing Suburban Residential Master Plan designation; and 2) the existing NR zoning designation in the remainder area is not consistent with the existing Commercial Mixed Use Master Plan designation. The proposed zoning designations are in conformance with the existing Master Plan designations. Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment

119 11. The project will have no adverse impacts, or provides adequate mitigation of adverse impacts, to existing public streets; A traffic study has been submitted with the application that details adequate mitigation measures for the project so that there are no adverse impacts to existing public streets. 12. The physical characteristics of the land such as floodplain, slope and soil have been considered and provisions to adequately mitigate adverse impacts of development on the environment have been incorporated; and All physical characteristics of the land such as floodplain, slope, and soil have been considered and provisions to adequately mitigate adverse impacts of development on the environment have been incorporated. A detailed conceptual drainage study and geotechnical study have been submitted with this application and include any necessary mitigation measures. 13. The project demonstrates availability and accessibility of fire protection services, including, but not limited to, the availability and accessibility of water and services for the prevention and containment of fires, including fires in wild lands. The project will comply with conditions related to fire protection services, including but not limited to, the availability and accessibility of water and services for the prevention and containment of fires, including fires in wildlands. Traditions Village Two Tentative Subdivision Map & Zoning Map Amendment

120 120 TENTATIVE MAP FOR TRADITIONS VILLAGE 2 LYON COUNTY, NEVADA AGG. B.A.M. B-B BC BFC BIT. BM B.O. B/P BVC BW CB CL CMP CNTRL CONC. CY D DIA. DIP DIWM DT EL EC E-E ELEV. EP EVC EX. F-F FES FF FL FLG FM FG GAS GW HDWL HH HP HWL HYD. ABBREVIATIONS AGGREGATE GRAVEL BIT. AGG. MIXTURE BACK TO BACK BEGINNING OF CURB BACK FACE OF CURB BITUMINOUS CONCRETE BENCHMARK BY OTHERS BOTTOM OF PIPE BEGINING OF VERTICAL CURVE BOTTOM OF WALL CATCH BASIN CENTERLINE CORRUGATED METAL PIPE CONTROL CONCRETE CUBIC YARD DITCH DIAMETER DUCTILE IRON PIPE DUCTILE IRON WATER MAIN DRAIN TILE ELECTRIC END OF CURVE EDGE TO EDGE ELEVATION EDGE OF PAVEMENT END OF VERTICAL CURVE EXISTING FACE TO FACE FLARED END SECTION FINISHED FLOOR FLOW LINE FLANGE FORCE MAIN FINISH GRADE GAS GUY WIRE HEADWALL HANDHOLE HIGH POINT HIGH WATER LEVEL HYDRANT INL INV. I.E. IP LP MAX. MB MIN. MJ NWL PC PCC PI PL PO PP PROP. PT PVC PVI P R RCP ROW RR SS SF SHLD. SL SSMH SD SDMH STA. SY TBR T TC T/P TW TRANS VB VV WL WM INLET INVERT INVERT ELEVATION IRON PIPE LOW POINT MAXIMUM MAILBOX MINIMUM MECHANICALLY RESTRAINED JOINT NORMAL WATER LEVEL POINT OF CURVE POINT OF COMPOUND CURVE POINT OF INTERSECTION PROPERTY LINE PUSH ON POWER POLE PROPOSED POINT OF TANGENCY POLYVINYL CHLORIDE PIPE POINT OF VERTICAL INTERSECTION PAVEMENT RADIUS REINFORCED CONCRETE PIPE RIGHT-OF-WAY RAILROAD SANITARY SEWER SQUARE FOOT SHOULDER STREET LIGHT SANITARY SEWER MANHOLE STORM DRAIN STORM DRAIN MANHOLE STATION SQUARE YARDS TO BE REMOVED TELEPHONE TOP OF CURB TOP OF PIPE TOP OF WALL TRANSFORMER VALVE BOX VALVE VAULT WATER LEVEL WATER MAIN U.S. HWY 50 PROJECT SITE SUTRO TUNNEL RD PKWY TRADITIONS RIVER RD ENTERPRISE WAY VICINITY MAP U.S. HWY 50 DAYTON VALLEY RD FORT CHURCHILL RD N.T.S. INDEX OF SHEETS T1 S0 S1 G1 U1 TITLE SHEET OVERALL SITE PLAN PRELIMINARY SITE PLAN PRELIMINARY GRADING PLAN PRELIMINARY UTILITY PLAN PROJECT DATA ASSESSOR'S PARCEL #: , , TOTAL PROJECT AREA: ACRES LOT AREA: RIGHT-OF-WAY AREA: ACRES ACRES COMMON AREA: ACRES REMAINDER PARCEL AREA: ACRES TOTAL LOTS: MIN. LOT SIZE: S.F. MAX. LOT SIZE: ,948 S.F. AVERAGE LOT SIZE: ,018 S.F. PROPOSED DENSITY: LOTS/AC LINEAR FEET OF NEW STREETS: ,490 EXISTING ZONING: SR-12,000 NR MFR CC PROPOSED ZONING: SR-12,000 SR-9,000 MFR CC CMU-S MASTER PLAN DESIGN.: SUBURBAN RESIDENTIAL, PARKS COMMERCIAL MIXED-USE 195 DATE REVISIONS DRAWN BY CHECK BY TM CABLE TV CHARTER SPECTRUM 9335 PROTOTYPE DR RENO, NV (866) UTILITY PROVIDERS ELECTRIC NV ENERGY 6100 NEIL RD RENO, NV (775) GAS SOUTHWEST GAS 5900 MACDONALD DR FERNLEY, NV (877) TELEPHONE A.T.&T. 140 E MAIN ST FERNLEY, NV (775) Ridge St., Suite 400 Reno, Nevada BASIS OF BEARINGS MODIFIED NEVADA STATE PLANE COORDINATE SYSTEM, WEST ZONE, NORTH AMERICAN DATUM OF 1983/1994 (NAD 83/94) USING THE PUBLISHED VALUES FOR NGS CONTROL, POINTS "D 200 RESET 1976" AND "DAYTON", BEARING TAKEN AS N36 58'21"E. COMBINED GRID TO FROUND FACTOR = ALL CORDINATES SHOWN HEREON ARE MODIFIED COORDINATES. ALL DISTANCES SHOWN HEREIN ARE GROUND VALUES. BASIS OF ELEVATION NATIONAL GEODETIC VERTICAL DATUM OF 1929 (NGVD29). AS TAKEN FROM NEVADA DEPARTMENT OF TRANSPORTATION CONTROL MONUMENT "D 200 RESET", HAVING A PUBLISHED ELEVATION OF FEET. "D 200 RESET" IS DESCRIBED AS: A FOUND STANDARD DISK IN A CONCRETE POST; STAMPED "D ". POINT IS 3.9 MILES NORTHEAST ALONG U.S. HIGHWAY 50 FROM DAYTON AND FEET NORTHEAST OF "D ". TRADITIONS VILLAGE 2 LYON COUNTY, NEVADA TITLE SHEET SEWER LYON COUNTY UTILITIES 34 LAKES BLVD #103 DAYTON, NV (775) WATER LYON COUNTY UTILITIES 34 LAKES BLVD #103 DAYTON, NV (775) SOLID WASTE CAPITOL SANITATION 5560 SHEEP DR CARSON CITY, NV (775) OWNER/DEVELOPER MR. STAN LUCAS 2850 TEMPLE AVENUE LONG BEACH, CA VOICE: (800) lucastireads@gmail.com LAND SURVEYOR MANHARD CONSULTING, L.T.D. 241 RIDGE ST., SUITE 400 RENO, NV CONTACT: JERRY JUAREZ (775) PHONE (775) FAX CIVIL ENGINEER MANHARD CONSULTING, L.T.D. 241 RIDGE ST., SUITE 400 RENO, NV CONTACT: ANDREW MOTTER (775) PHONE (775) FAX SOILS ENGINEER RESOURCE CONCEPTS INC 340 NORTH MINNESOTA ST CARSON CITY, NV (775) PHONE (775) FAX LEGAL DESCRIPTION A PARCEL OF LAND SITUATE WITHIN A PORTION OF SECTION 1 AND A PORTION OF THE NORTHEAST ONE-QUARTER (NE1/4) OF SECTION 12, OF TOWNSHIP SIXTEEN (16) NORTH, RANGE TWENTY-ONE (21) EAST, MOUNT DIABLO MERIDIAN, COUNTY OF LYON, STATE OF NEVADA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: PARCEL B-1-A, AS DESCRIBED IN THE BOUNDARY LINE ADJUSTMENT - QUITCLAIM DEED, AS DOCUMENT NO , AND AS SHOWN ON THE RECORD OF SURVEY IN SUPPORT OF A BOUNDARY LINE ADJUSTMENT FOR STAN LUCAS, AS FILE NO , BOTH DOCUMENTS FILED MARCH 21, 2017, IN THE OFFICIAL RECORDS OF LYON COUNTY, NEVADA. TOGETHER WITH: PARCEL B-3, AS SHOWN ON THE PARCEL MAP FOR SUTRO RESIDENTIAL GROUP, LLC, AS FILE NO , FILED MAY 13, 2016, IN THE OFFICIAL RECORDS OF LYON COUNTY, NEVADA. ALSO TOGETHER WITH: PARCEL 3, AS SHOWN ON THE OFFICIAL PLAT OF TRADITIONS VILLAGE 1, AS FILE NO , FILED JULY 13, 2007, IN THE OFFICIAL RECORDS OF LYON COUNTY, NEVADA. CONTAINING ACRES, MORE OR LESS. PROJ. MGR.: PROJ. ASSOC.: DRAWN BY: DATE: SCALE: T1 SHEET 5 OF

121 DAYTON VALLEY PKWY (EXISTING/PUBLIC) APN SUTRO TUNNEL COMPANY AREA 1 (EXISTING/PUBLIC) KNICKERBOCKER CIR (PROPOSED/PUBLIC) (NOT A PART) NEVADA STATION PKWY COMMON APN TRADITIONS VILLAGE 1 APPROVED TENTATIVE MAP PLZ (NOT A PART) (EXISTING/PUBLIC) CORRAL DR (EXISTING/PUBLIC) WESTWINDS DR (PROPOSED/PUBLIC) (NOT A PART) NEVADA STATION PKWY LAKESIDE BOULEVARD (PROPOSED/PUBLIC) (NOT A PART) NEVADA STATION PKWY (PROPOSED/PUBLIC) (NOT A PART) STREET D STREET A ROCK CREEK PKWY STREET A STREET B STREET E STREET B STREET C ROCK CREEK PKWY (PROPOSED/PUBLIC) (NOT A PART) STREET F STREET F STREET C APN SUTRO COMMERCIAL GROUP, LLC COMMON AREA 3 LAKESIDE BLVD REMAINDER PARCEL ACRES REMAINDER PARCEL AC SUTRO HEIGHTS PHASE 1 SUTRO HEIGHTS PHASE 4 FORTUNE DR (EXISTING/PUBLIC) (EXISTING/PUBLIC) WESTWINDS DR APN TRADITIONS VILLAGE 1 APPROVED TENTATIVE MAP PLZ (NOT A PART) APN TRADITIONS VILLAGE 1 APPROVED TENTATIVE MAP PLZ (NOT A PART) C.A. 2 R O C K C R E E K P KWY IE GATE ROAD (EX IST PRA IR ING/ PUBL IC) APN SUTRO COMMERCIAL GROUP, LLC REMAINDER PARCEL ACRES NEVADA STATION PKWY (EXISTING/PUBLIC) REMAINDER PARCEL ACRES APN SCHALLER DEVELOPMENT, LLC U.S. HWY 50 (EXISTING/PUBLIC) TRADITIONS PKWY 31 LEGEND PROJECT BOUNDARY LOT NUMBER PROJ. MGR.: PROJ. ASSOC.: DRAWN BY: DATE: SCALE: S0 SHEET 5 OF TRADITIONS VILLAGE 2 LYON COUNTY, NEVADA OVERALL SITE PLAN TM DATE REVISIONS DRAWN BY CHECK BY 121

122 APN SUTRO COMMERCIAL GROUP, LLC LEGEND SEE BELOW COMMON AREA AC 22 [15,662] 21 [15,114] 20 [17,375] 19 [15,590] 18 [12,392] 17 [12,000] 16 [12,000] 15 [12,000] 14 [12,000] 13 [12,000] 12 [12,000] 11 [12,000] 10 [12,000] 9 [12,627] 8 [13,162] 7 [14,501] 5 [16,462] 4 [14,144] 3 [19,194] 191 [14,116] 190 [13,115] 189 [13,647] 188 [13,741] 31 PROPOSED A.C. PAVEMENT AREA PROPOSED CONCRETE AREA PROJECT BOUNDARY LOT NUMBER SQUARE FOOTAGE OF LOT NEVADA STATION PKWY 122 (PROPOSED/PUBLIC) (NOT A PART) APN SUTRO COMMERCIAL GROUP, LLC TRADITIONS VILLAGE 1 APPROVED TENTATIVE MAP PLZ (NOT A PART) COMMON AREA AC BUILDING ENVELOPE SEE ABOVE 23 [15,614] 24 [13,529] TRADITIONS VILLAGE 1 APPROVED TENTATIVE MAP PLZ (NOT A PART) 55 [13,371] ROCK CREEK PKWY (PROPOSED/PUBLIC) (NOT A PART) (PROPOSED/PUBLIC) 56 [12,092] STREET F 57 [12,036] 25 [14,988] 26 [12,538] 54 [18,021] 27 [12,040] 53 [13,300] 28 [12,040] 52 [12,223] 29 [12,040] 51 [12,005] [12,071] [12,071] [17,242] [12,070] NEVADA STATION PKWY (PROPOSED/PUBLIC) (NOT A PART) 59 [18,729] 99 [9,922] 100 [9,343] 101 [9,081] 102 [9,232] 98 [9,148] (PROPOSED/PUBLIC) 103 [9,760] STREET B 104 [9,760] 97 [9,049] 160 [10,695] 105 [10,598] 161 [9,581] 96 [9,049] [9,049] 106 [12,586] 30 [12,040] 63 [12,071] 50 [12,031] ROCK CREEK PKWY ( PROPOSED/ PUBL I C ) 162 [10,628] 159 [15,849] 163 [11,162] TRADITIONS VILLAGE 1 APPROVED TENTATIVE MAP PLZ (NOT A PART) 94 [9,049] 158 [11,757] 164 [12,847] 107 [9,865] 31 [12,040] 64 [12,071] 49 [12,708] 93 [9,049] 157 [11,340] 108 [10,307] 65 [12,071] STREET A (PROPOSED/PUBLIC) 32 [12,470] 48 [13,484] 92 [9,319] 156 [9,929] [9,836] [10,958] 109 [9,077] 66 [12,036] 33 [12,000] 91 [9,010] 47 [15,422] 155 [9,553] 167 [9,136] 110 [9,207] 67 [13,040] 34 [12,000] 90 [9,010] 46 [15,808] 154 [9,419] 168 [10,093] 111 [10,953] 35 [12,000] 45 [16,387] 36 [12,000] 44 [16,494] STREET F (PROPOSED/PUBLIC) 37 [12,553] 38 [13,962] 39 [13,986] [12,705] [14,814] [16,046] [13,040] [13,040] [13,040] [13,040] 89 [9,010] 153 [9,133] 88 [9,010] 87 [9,010] STREET C (PROPOSED/PUBLIC) 169 [11,624] 112 [9,670] 152 [9,053] 113 [9,278] 170 [11,897] TRADITIONS VILLAGE 1 PHASE 5 (NOT A PART) 114 [9,275] 151 [10,106] 171 [12,404] 86 [9,010] 115 [9,275] [2,650] CA 2 STREET D (PROPOSED/PUBLIC) 85 [9,010] 124 [12,778] 72 [13,040] 84 [9,010] [11,081] [11,627] 116 [10,998] 125 [12,840] 73 [13,040] 40 [17,333] 83 [9,010] 148 [9,988] 126 [15,572] STREET B (PROPOSED/PUBLIC) 117 [10,998] 6 [17,215] 74 [13,040] 118 [10,998] LAKESIDE BOULEVARD (PROPOSED/PUBLIC) (NOT A PART) 82 [9,010] 147 [9,301] 75 [13,040] 128 [10,409] 81 [9,010] 146 [9,075] 127 [10,804] 119 [10,998] 129 [16,046] 76 [14,769] 80 [9,010] 145 [9,301] STREET E (PROPOSED/PUBLIC) 120 [10,998] 1 [14,332] 79 [9,010] 144 [9,757] 130 [17,654] 2 [14,868] 78 [9,010] 121 [10,998] 131 [10,134] 132 [10,618] 143 [9,301] 77 [9,603] ROCK CREEK PKWY 142 [9,075] 136 [22,948] 122 [10,998] I C ) ( PROPOSED/ PUBL 195 [9,731] 141 [9,123] 137 [17,042] 135 [9,508] 134 [9,000] 133 [9,466] 194 [8,548] 123 [11,216] 193 [9,157] 140 [11,236] 138 [13,333] 192 [9,787] 139 [12,492] STREET A (PROPOSED/PUBLIC) STREET C (PROPOSED/PUBLIC) 183 [13,114] 177 [15,059] 176 [9,748] 175 [9,750] 174 [9,750] 173 [9,750] 172 [11,891] 184 [16,447] 182 [16,728] 185 [14,547] 186 [13,577] 181 [16,175] 180 [13,799] 187 [10,180] 179 [14,520] 178 [18,742] LAKESIDE BOULEVARD (PROPOSED/PUBLIC) COMMON AREA AC APN SUTRO COMMERCIAL GROUP, LLC BUILDING ENVELOPE TYPICAL INTERIOR LOT SETBACKS FOR SR BUILDING ENVELOPE TYPICAL CORNER LOT SETBACKS FOR SR DATE REVISIONS DRAWN BY CHECK BY TM TYPICAL INTERIOR LOT SETBACKS FOR SR-9000 PRAIRIE GATE ROAD TRADITIONS VILLAGE 1 APPROVED TENTATIVE MAP PLZ (NOT A PART) REMAINDER PARCEL AC ( EX I ST I NG/ PUBL IC) PRA IR IE GATE ROAD REMAINDER PARCEL AC REMAINDER PARCEL AC TRADITIONS VILLAGE 2 LYON COUNTY, NEVADA PRELIMINARY SITE PLAN BUILDING ENVELOPE 50' RIGHT-OF-WAY STREET REMAINDER PARCEL AC NEVADA STATION PKWY (EXISTING/PUBLIC) APN SCHALLER DEVELOPMENT, LLC PROJ. MGR.: TYPICAL CORNER LOT SETBACKS FOR SR ' RIGHT-OF-WAY STREET NEVADA STA T I ON PARKWAY ( PROPOSED / PUB L I C ( NOT A PART ) ) TRADITIONS VILLAGE 1 APPROVED TENTATIVE MAP PLZ (NOT A PART) PROJ. ASSOC.: DRAWN BY: DATE: SCALE: S1 SHEET 5 OF

123 123 FEM ZON A FLOO EX( SHA D DED ) FEM A FL X (U OOD ZO NSH ADE NE D) APN SUTRO COMMERCIAL GROUP, LLC LEGEND STORM DRAIN DIRECTION INDICATOR (DASHED IF EXISTING) COMMON AREA 1 MANHOLE (HOLLOW IF EXISTING) FG= FG=421.0 FG=417.4 FG=413.7 FG=410.0 FG=406.3 FG=402.6 FG=398.9 FG=395.2 FG=391.5 FG= FG=384.0 CONCRETE AREA 3 FG=371.3 FG=371.7 FG=380.7 STREET A 6 FG= FG=424.1 FG=418.9 FG=415.7 FG=412.6 FG=409.4 FG=406.2 FG=403.0 FG=399.8 FG=396.9 FG=393.9 FG=390.9 FG=387.9 FG= FG= FG= FG= FG=371.0 FG=424.7 FG=365.5 PROPOSED CONTOUR LINE 193 FG=364.0 PROPOSED GRADE BREAK 186 PROPOSED HIGH POINT FG=365.8 PROPOSED LOW POINT PROPOSED FLOW LINE 185 PROPOSED FINISHED GRADE FG= FG=401.2 FG= FG=395.3 FG= FG= STR EET FG=411.9 FG= FG=402.5 FG= FG= FG=389.5 FG= FG=384.4 FG= FG=377.9 FG= FG=372.8 FG=362.0 FG= F 77 FG= FG=361.8 FG= FG=395.7 FG=362.4 FG=375.8 FG=392.4 FG= FG=376.1 FG= FG= FG=410.7 FG= FG= FG= FG=360.9 FG=362.7 FG=381.0 FG= FG=361.8 FG= FG= FG= FG=363.1 FG= FG= FG=383.6 FG= FG=374.3 FG= FG=371.8 FG= FG= FG= FG= FG= FG= FG=378.6 FG= FG=366.4 FG= FG=359.9 FG=363.6 FG= FG=363.9 FG=360.1 FG= FG= STREET C 156 FG= FG= FG= FG= FG=366.6 FG= FG=360.2 FG=364.9 FG=388.7 FG= FG= FG=364.7 FG=364.7 FG= FG= FG=385.7 ST 103 ET RE FG=383.4 B 164 FG= FG= FG= FG=364.2 FG=373.7 FG= FG=371.8 FG=385.8 NORTHERN CHANNEL B-B 170 FG= FG=368.5 FG= FG=365.2 FG= FG= FG=364.2 FG= FG=363.9 FG=360.9 STREET A FG=360.5 FG= FG= FG= FG= FG= FG= FG= FG=362.9 FG=363.2 STREET D Y PKW TION STA ART) P ADA NEV (NOT A 100 FG=390.6 FG=363.9 DATE STREET E Y PKW K E CRE PART) K C RO OT A (N APN SUTRO COMMERCIAL GROUP, LLC FG= ROCK CRE EK P KWY 139 FG=362.5 FG=363.5 TM 50 CHECK BY 54 FG= NOTE: FEMA PANEL 32019C0289F. EFFECTIVE ON 10/20/2016 FG=362.9 DRAWN BY F FG= FG= FG=361.0 COMMON AREA FG= FG=384.3 STREET B FG=382.2 TRADITIONS VILLAGE 1 APPROVED TENTATIVE MAP PLZ (NOT A PART) 107 FG= FG=379.2 FG= FG=375.7 FG= FG= FG=372.0 FG= FG= FG= FG=366.3 FG=365.0 FG=363.7 FG=363.2 FG= FG= FG=361.9 FG=361.5 TRADITIONS VILLAGE 1 APPROVED TENTATIVE MAP PLZ (NOT A PART) LAKESIDE BOULEVARD (NOT A PART) PROPOSED DETENTION POND 3.39 AC-FT 172 FG=360.8 LAKESIDE BLVD REMAINDER PARCEL 4 OAD AT E R PRA I R I E G REMAINDER PARCEL 1 REMAINDER PARCEL 3 E ON DZ OO D) FL DE HA MA E FE X (S ON DZ ) OO ED FL HAD S MA FE X (UN PRELIMINARY GRADING PLAN 106 C.A LYON COUNTY, NEVADA NORTHERN CHANNEL A-A EXISTING CONTOUR LINE FG= FG=362.5 ET 56 PROPOSED LOT FINISHED GRADE ELEVATION CUT OR FILL SLOPE FG=375.7 FG=421.5 FG= GRADE BREAK FG=366.6 FG=365.8 RO CK CR E FG=371.0 RE ST NE VA DA (NO STAT T A ION P PA RT KWY ) T AP RADI PR T OV IONS ED VI PLZ TENT LLAG (NO ATIV E 1 EM 01 TA AP PA 3 RT ) FG= A.C. PAVEMENT AREA TRADITIONS VILLAGE 2 20 FG= EK 22 FG= CATCH BASIN (HOLLOW IF EXISTING) REVISIONS FG= FG=366.6 STR EE TC 19 P KWY 21 COMMON AREA FG=366.2 REMAINDER PARCEL 2 APN SCHALLER DEVELOPMENT, LLC Y W N PK O I T TA ) DA S A PART A V T NE (NO PROJ. MGR.: PROJ. ASSOC.: DRAWN BY: DATE: SCALE: TRADITIONS VILLAGE 1 APPROVED TENTATIVE MAP PLZ (NOT A PART) SHEET G1 5 OF

124 124 APN SUTRO COMMERCIAL GROUP, LLC LEGEND PROPOSED STORM DRAIN W/ DIRECTION COMMON AREA MANHOLE - STORM DRAIN (HOLLOW IF EXISTING) MANHOLE - SANITARY DRAIN (HOLLOW IF EXISTING) CATCH BASIN A.C. PAVEMENT AREA CONCRETE AREA PROJECT BOUNDARY RE ST 1 ET TC STREET A 188 ST R EE F LOT NUMBER CHECK BY STRE ET F DRAWN BY ROCK CREEK PKWY S 100 STR B EET STREET B E AP AG E M LL IV VI AT NS NT 13 ) IO E 00 T IT D T 18- AR AD VE Z- A P TR RO PL OT P (N AP PROPOSED DETENTION POND TRADITIONS VILLAGE 1 APPROVED TENTATIVE MAP PLZ (NOT A PART) 172 LAKESIDE BOULEVARD (NOT A PART) REMAINDER PARCEL 4 REMAINDER PARCEL 1 AD E RO GAT BLIC) IRIE PU PRA STING/ (EXI REMAINDER PARCEL 3 PRELIMINARY UTILITY PLAN 166 LYON COUNTY, NEVADA COMMON AREA 3 TRADITIONS VILLAGE STREET A Y PKW TION STA ART) P ADA NEV (NOT A C TREET TM APN SUTRO COMMERCIAL GROUP, LLC 139 DATE STREET E Y PKW K E CRE PART) K C RO OT A (N REVISIONS STREET D AD A (NO STAT T A ION P PA RT KWY ) TR A AP PR DITIO OV ED NS VI PLZ TENT LLAG (NO ATIV E 1 EM 01 TA AP PA 3 RT ) PROPOSED SANITARY SEWER W/ DIRECTION 3 ROC K C REE K PK WY 22 NE V Y W K P ) N C IO BLI T U A ST G/P A IN AD IST V NE (EX REMAINDER PARCEL 2 Y PKW N O TI STA ART) A D P A NEV (NOT A PROJ. MGR.: PROJ. ASSOC.: DRAWN BY: 1 AGE AP L L I V M IONS TATIVE T I D TRA ED TEN 13 ROV LZ T) APP R P A PA T O N ( DATE: SCALE: APN SCHALLER DEVELOPMENT, LLC SHEET U1 5 OF

125 LYON COUNTY PLANNING DEPARTMENT Project Name: Request to Reserve/Change Street Name(s) Project Information Project Street Address: Community: Section(s)/Township/Range: Assessor s Parcel number(s) Assessor s Parcel number(s) Assessor s Parcel number(s) Street Name Requests Request to Reserve New Street Name(s) Request to Change a Street Name(s) Present Street/Road Name(s): Requested Street/Road Name(s) (List in alphabetical order and attach additional sheets if needed) If final recordation has not occurred within two (2) years, it is necessary to submit a written request for extension of the street name reservation(s) prior to the expiration date of the original approval request. Applicant Information Applicant/Developer Professional Consultant/Representative Name: Name: Address: Address: City: State: Zip: City: State: Zip: Phone: Fax: Phone: Fax: Cell: Contact: Cell: Contact: For Official Use Only County Agency Review Approved Approved except where noted Denied Lyon County Building Dept. Approved Approved except where noted Denied Lyon County Planning Dept. Approved Approved except where noted Denied Lyon County Road Department Approved Approved except where noted Denied Lyon County Sheriff s Dispatch Approved Approved except where noted Denied Central Lyon County Fire Dist. Approved Approved except where noted Denied Mason Valley Fire Dist. Approved Approved except where noted Denied North Lyon County Fire Dist. Approved Approved except where noted Denied Smith Valley Fire Dist. Please refer to Street Naming Criteria pursuant to (A)(11) of the Lyon County Code (See next page). Initials Date 125 StreetNameRequestForm Page 1

126 Lyon County Planning Commission Agenda Summary Meeting Date: April 9, 2019 Agenda Item Number: 8.d Subject: For Possible Action: TIGER PRESERVATION CENTER OF NEVADA / RINGO, ROBERT & BONNIE CONDITIONAL USE PERMIT - Request for a Conditional Use Permit to allow an animal rescue facility (rehabilitation of exotic and indigenous species) in the RR-20 zoning district on a acre parcel locate at 150 Bowman Lane, Yerington, NV (APN ) PLZ Summary: Financial Department Comments: Approved As To Legal Form: County Manager Comments: Recommendation: ATTACHMENTS - Staff Report 126

127 LYON COUNTY COMMUNITY DEVELOPMENT DEPARTMENT B U I L D I N G D E V E L O P M E N T E N G I N E E R I N G P L A N N I N G 27 S. M AIN ST REET YER INGTON, N E VAD A (775) F AX: (775) Lyon County Planning Commission PLZ Meeting Date: April 9, 2019 Property Owner: Applicant: Area Location: STAFF REPORT Conditional Use Permit for an Animal Rescue Facility in the RR-20 zoning district. Robert & Bonnie Ringo Same Mason Valley Parcel Number: (APN) Zoning: Master Plan: Case Planner: REQUEST: RR-20 (Rural Residential 20 acre minimum) Agriculture Rob Pyzel The applicants are requesting a Conditional Use Permit to establish an animal rescue facility with the primary focus on large cats (such as lions, tigers, leopards, hybrids (tyligers, liligers, etc.)), small wild cats (lynx, caracals, Geffroy s cats, servals, etc.), and other assorted exotic animals (examples would include wolves, wallaroos, and lemurs). While the main mission is to rescue and rehabilitate exotic animals, they plan to also provide rescue and rehabilitation of indigenous species as well. The applicants manage a 501(C)(3) non-profit organization currently licensed by the US Department of Agriculture ( USDA ) to operate and maintain such a facility and have thirty-five (35) years of experience in operating an animal rescue facility for such animals. But they are seeking to relocate in a less congested area in Nevada. The application materials indicate that their operation has an unblemished record of care and maintenance of animals, no employees injured, and no animal escapes. STAFF RECOMMENDATION: Staff recommends approval of the Conditional Use Permit based on the Findings and Recommended Conditions of Approval as listed in the staff report. RECOMMENDED MOTION: If the Planning Commission determines after reviewing the application to allow for the establishment of an animal rescue facility on the acre subject site that they want to forward a recommendation of approval, then the Planning Commission may wish to consider a motion similar to the following: Page 1 of 10 Planning Commission Hearing April 9, 2019 PLZ Robert & Bonnie Ringo/Tiger Preservation Center of NV CUP Planning-rp 127

128 The Lyon County Planning Commission has considered the application for a Conditional Use Permit to allow an animal rescue facility on a acre parcel in the RR-20 zoning district for Robert & Bonnie Ringo/Tiger Preservation Center of Nevada in light of: A. The animal rescue facility is consistent with the general purpose and intent of the applicable zoning district regulations; B. The animal rescue facility will not cause an adverse, visual impact to the surrounding area C. The animal rescue facility will not be detrimental to the use, peaceful enjoyment, economic value, or development of surrounding properties or the general neighborhood; and is compatible with and preserves the character and integrity of adjacent development and neighborhoods or includes improvements or modifications either on-site or within the public right-of-way to mitigate development related to adverse impacts such as noise, vibrations, fumes, odors, dust, glare or physical activity; D. The animal rescue facility will not be detrimental to the public health, safety, convenience and welfare; and E. The animal rescue facility will not result in material damage or prejudice to other property in the vicinity. I move that the Lyon County Planning Commission recommend approval of the application for a Conditional Use Permit for Robert & Bonnie Ringo/Tiger Preservation Center of Nevada to allow an animal rescue facility on a acre parcel in the RR-20 zoning district located at 150 Bowman Lane, Mason Valley, NV (APN ) PLZ subject to the following Conditions of Approval: CONDITIONS OF APPROVAL: 1. Any modification, expansion, intensification or material change in use or operation shall require an application for, and public hearings on an amendment to the Conditional Use Permit use pursuant to Lyon County Code. 2. The applicant shall comply with all state, federal and local government regulations to the satisfaction of the appropriate agencies. 3. The applicant shall comply with the requirements of Title 7, Chapter 7 to the satisfaction of Animal Control and the requirements of United States Department of Agriculture Animal Welfare Act and Plant Health Inspection Service Licensing and Registration to the satisfaction of the USDA Animal Care Service. 4. The applicant shall comply with all applicable fire, building, and zoning code requirements. 5. All outdoor lighting shall employ cut-off shields that direct the light from the source down and not create glare or allow light to spill onto adjoining properties. 6. The substantial failure to comply with the conditions imposed on the issuance of this conditional use permit or the operation of the conditional use in a manner that endangers the health, safety or welfare of Lyon County or its residents or the violation of ordinances, regulations or laws in the conditional use may result in the institution of revocation proceedings. Failure to initiate the conditional use permit within one (1) year from the date of approval will result in the expiration of the conditional use permit approval. Page 2 of 10 Planning Commission Hearing April 9, 2019 PLZ Robert & Bonnie Ringo/Tiger Preservation Center of NV CUP Planning-rp 128

129 Location: The property is located at 150 Bowman Lane, Mason Valley, NV. Size: The subject parcel is acres in size. Access: Access to the subject site is via Bowman Lane east of the US 95A/Bowman Lane/Campbell Lane intersection. Background: The subject site was created through a Division of Large Parcels Map ( DLPM ) which recorded in February 2018 (Parcel B, Reido Farms, LLC per Doc. # , see below). Page 3 of 10 Planning Commission Hearing April 9, 2019 PLZ Robert & Bonnie Ringo/Tiger Preservation Center of NV CUP Planning-rp 129

130 There have been no previous zoning actions involving the subject site. Flood Zone: The subject site is located within X Unshaded flood zone as designated on FEMA FIRM panel no C 0710E effective January 16, Page 4 of 10 Planning Commission Hearing April 9, 2019 PLZ Robert & Bonnie Ringo/Tiger Preservation Center of NV CUP Planning-rp 130

131 Master Plan: The 2010 Comprehensive Master Plan shows the subject site (outlined in red) as having a Master Plan land use designation of Agriculture. The surrounding properties have land use designations of either Agriculture or Open Space. Finding A: The animal rescue facility is consistent with the general purpose and intent of the applicable zoning district regulations. Zoning: The subject site is currently zoned RR-20 (Rural Residential 20 acre minimum). The surrounding parcels are also currently zoned RR-20. Page 5 of 10 Planning Commission Hearing April 9, 2019 PLZ Robert & Bonnie Ringo/Tiger Preservation Center of NV CUP Planning-rp 131

132 Within Title 15 Chapters regulate zoning and land use. Chapter contains the Land Use Tables. Table is the table for Allowed Uses in the Rural Residential, Commercial Mixed Use, Commercial, and Agricultural/Resource zoning Districts. Within the Commercial section, under Animal Related Services, the Use Type Animal Rescue Facility is listed as a conditional use in the RR-20 zoning district with Use Specific Regulations including Lyon County Code Title 7. Within Title 7, Chapter 7 regulates Restricted Animals. Under the definitions of this chapter, the facility would be defined as a rehabilitation sanctuary facility (i.e., a facility where abused, neglected, unwanted, impounded, abandoned, orphaned, injured, or displaced restricted animals will be provided care for their lifetime). This chapter outlines: The ownership and possession of restricted animals; The minimum qualifications for permit applicants, A letter of recommendation on letterhead stationary singed in blue ink by an owner of a facility in good standing where the applicant(s) learned their experience, detailing the knowledge and experience of the applicant(s) related to the species listed on the permit application, The permit application process including the current animal inventory and copy of the current USDA/USDI/NDOW or other permits if applicable approving the possession of the species listed on the inventory, A signed statement of the facility s veterinary-of-record accredited by the USDA, A plan for the quick and safe recapture of the animal(s), or if recapture is impossible, a plan for the destruction of the animals held under the permit, A plan for the emergency evacuation of the facility holding the restricted animals to be updated within 30 days of any structural changes to the facility, and Proof of liability insurance in the amount determined by the animal class. This chapter also outlines the inspection of the facility as well as the processes of suspension and/or revocation of the permit through Animal Control Division of the Sheriff s Department. Within the 40-acre parcel, the animals are kept within a secured 20-acre perimeter area lined with a fifteen (15) foot high fence. All animal enclosures are to be located within the fenced 20 acres, located at least twelve (12) feet away from the perimeter fencing and are a minimum fourteen (14) feet in height. The chainlink enclosures for the animals will be supported by Schedule /8-inch pipe and consist of 9-gauge chain-link fabric attached with tension bars and chain-link clamps with all panels saddle-clamped together. The top of the chain-link enclosures will be cantilevered 23 degrees inward a minimum of two (2) feet. All gates are similarly constructed and are to be locked unless the operators are in the enclosures. Alternative enclosures for the cats will be constructed of 6-gauge four foot by four foot (4 X4 ) galvanized panels secured to 2-inch Schedule 40 pipe secured to the ground with concrete footings. Page 6 of 10 Planning Commission Hearing April 9, 2019 PLZ Robert & Bonnie Ringo/Tiger Preservation Center of NV CUP Planning-rp 132

133 Other fencing for other species that will be on-site will maintain the minimum 15-foot height and be supported by six-inch by six-inch (6 X 6 ) pressure-treated wooden posts at least twenty (20) feet in height secured to the ground with concrete footings and supported with four-inch by four-inch (4 X 4 ) cedar railings. The panels for these enclosures will be connected to the 6 X 6 posts with heavy-duty galvanized U-nails. All wolf enclosures will be a minimum eight (8) feet in height with perimeter fencing that include digging barriers. All species that climb are placed in enclosures that include secure roofs. Those animals that require more protection will be in enclosures that include accessory sheds modified to make sure the animals are protected from the elements. The applicants have included photos of the proposed enclosures; these photos are attached to the staff report. The proposed perimeter fencing and enclosures meet or exceed the requirements listed for perimeter security and animal enclosures listed within Title 7 Chapter 7 for the animals proposed to inhabit the facility. The owners/operators will live on-premises to ensure that the animals are cared for on a 24 hour/7 days a week basis. Staff believes that if the applicants can abide by the regulations set out to the satisfaction of the Animal Control Division of the Sheriff s Department, then the proposed animal rescue facility use would be consistent with the general purpose and intent of the applicable zoning district regulations. Page 7 of 10 Planning Commission Hearing April 9, 2019 PLZ Robert & Bonnie Ringo/Tiger Preservation Center of NV CUP Planning-rp 133

134 B. The animal rescue facility will not cause an adverse, visual impact to the surrounding area. Topography: The site lies up against the southern portion of Mason Butte. The parcel slopes to the south southeast toward the Walker River. The site contains a single family residence and two detached accessory sheds, but the remainder of the parcel is undeveloped. The West Hyland Ditch lies to the east of the subject site and does not cross through the parcel. The parcels located to the south and east of the subject site are State lands with no residential development proposed at this time as these parcels contain the floodplain and floodway associated with the Walker River. To the north is an existing single family residence and wireless telecommunication facilities at the top of the southernmost ridge of the Mason Buttes. To the west are active agricultural operations which include single family residences, farm labor housing, a mill, grain bins, feed troughs, corrals, warehouses, onion storage sheds and scales. However, as shown on the map below, the elevation contours show that the parcels located to the west and northwest are shielded from view. Given the existing topography of the site, the surrounding land forms and the surrounding lands uses, staff is of the opinion that the proposed animal rescue facility will not create a adverse visual impact to the surrounding area. C. The animal rescue facility will not be detrimental to the use, peaceful enjoyment, economic value, or development of surrounding properties or the general neighborhood; and is compatible with and preserves the character and integrity of adjacent development and neighborhoods or includes improvements or modifications either on-site or within the public right-of-way to mitigate development related to adverse impacts such as noise, vibrations, fumes, odors, dust, glare or physical activity. Page 8 of 10 Planning Commission Hearing April 9, 2019 PLZ Robert & Bonnie Ringo/Tiger Preservation Center of NV CUP Planning-rp 134

135 The facility will be located on a parcel that is relatively isolated and has few adjacent development or neighbors helps to meet this Finding. Additionally, the animal rescue facility is a use that will not generate a large volume of traffic, vibrations, fumes, dust or physical activity that might impact the adjacent development and neighborhood. The Road Department has indicated that they will not require any street improvements to Bowman Lane. Given the nature, size and scope of the proposed use, the Road Department felt no improvements are necessary as there will be minimal impacts generated by the proposed use and no mitigation is necessary. Odors generated by the animals waste will be disposed of in compliance with the regulations included in Title 7, Chapter 7. The application materials do note that there will be five (5) motion-detection lights on each of the perimeter fencing sides. The motion-detection lighting will face away from the animal enclosures. But each of the lights will include cut-off shields that direct the light down onto the subject site and there should be no light spilling onto adjacent properties due to the cut-off shields and topography of the site relative to the Mason Butte ridgeline. Given the information included in the application materials and responses received from the reviewing agencies, staff is of the opinion that the animal rescue facility as proposed: Will not be detrimental to the use, peaceful enjoyment, economic value, or development of surrounding properties or the general neighborhood; Is compatible with and preserves the character and integrity of adjacent development and neighborhoods or includes improvements or modifications either on-site or within the public right-of-way to mitigate development related to adverse impacts. D. The animal rescue facility will not be detrimental to the public health, safety, convenience and welfare. After reviewing the application materials, the representatives from the Animal Control Division within the Sheriff s Department has indicated that their primary concerns were that: The applicants develop a plan for the quick and safe recapture of the animal(s), or if recapture is impossible, a plan for the destruction of the animals held under the permit, and The applicants develop a plan for the emergency evacuation of the facility holding the restricted animals to be updated within 30 days of any structural changes to the facility The Fire Chief for the Mason Valley Fire Protection District also reviewed the application materials and noted that their only concerns were that the proposed facility would need to meet al fire and life safety needs as would any other commercial business as requested by Mason Valley Fire Protection District. The West Hyland Ditch is not located on the subject site, but rather on the parcel to the east. The Walker River Irrigation District indicated that since their access to maintain the ditch would not be impacted by the project, their concerns were addressed and they had no issues with the project. Given the information included in the application materials and responses received from the reviewing agencies, staff is of the opinion that the animal rescue facility as proposed will not be detrimental to the public health, safety, convenience and welfare. E. The animal rescue facility will not result in material damage or prejudice to other property in the vicinity. Page 9 of 10 Planning Commission Hearing April 9, 2019 PLZ Robert & Bonnie Ringo/Tiger Preservation Center of NV CUP Planning-rp 135

136 As noted above in the staff report, given the subject site s relative isolation, the lack of identified areas of concern from the outside reviewing agencies (with the exception of the plans identified by Animal Control which are enlisted as Conditions of Approval), the agricultural nature of the surrounding properties, staff has been unable to identify any concern of substance. Thus, staff is of the opinion that the proposed use will not result in material damage or prejudice to other properties located within the vicinity. ALTERNATIVES TO THE STAFF RECOMMENDATION: Alternative Motion for Continuance: If the Planning Commission determines that additional information, discussion and public review are necessary for a more thorough review of the proposed conditional use permit; the Planning Commission should make appropriate findings and move to continue the Public Hearing with a specific time period for the applicant to provide additional specific information necessary for the analysis of the request. The Planning Commission may wish to consider a motion similar to the following: The Planning Commission finds that: A. Additional information, discussion and public review are necessary for a more thorough review of the proposed special use permit. Based on the above findings and with the applicant s concurrence, the Lyon County Planning Commission continues the request of the Conditional Use Permit for Robert & Bonnie Ringo/Tiger Preservation Center of Nevada to allow an animal rescue facility on a acre parcel in the RR-20 zoning district located at 150 Bowman Lane, Mason Valley, NV (APN ) PLZ for days. Alternative Motion for Denial: If the Commission determines that the request for a Conditional Use Permit should be denied, the Commission must make findings supporting a denial. The Planning Commission may wish to consider a motion similar to the following: The Lyon County Planning Commission finds that the proposed use: A. Will be detrimental to the use, peaceful enjoyment, economic value, or development of surrounding properties or the general neighborhood; and is incompatible with and detrimental to the character and integrity of adjacent development and neighborhoods, nor has the applicant proposed mitigation of adverse impacts such as noise, vibrations, fumes, odors, dust, glare or physical activity related to the proposed project. B. Will be detrimental to the public health, safety, convenience and welfare; and C. Will result in material damage or prejudice to other property in the vicinity. Based on the aforementioned findings, the Lyon County Planning Commission recommends denial of the request of the Conditional Use Permit for Robert & Bonnie Ringo/Tiger Preservation Center of Nevada to allow an animal rescue facility on a acre parcel in the RR-20 zoning district located at 150 Bowman Lane, Mason Valley, NV (APN ) PLZ Page 10 of 10 Planning Commission Hearing April 9, 2019 PLZ Robert & Bonnie Ringo/Tiger Preservation Center of NV CUP Planning-rp 136

137 137

138 138

139 139

140 140

141 141

142 142

143 143