Fernley Planning Commission. November 8, 2017

Transcription

1 Fernley Planning Commission November 8, 2017 The Chairman reserves the right to hear agenda items out of order, combine two or more agenda items for consideration, or remove an item from the agenda or delay discussion relating to an item on the agenda at any time. All items are action items unless otherwise noted. Time Certain: Time certain designates a definite time for the start time of that item. The time certain item may NOT begin earlier than the designated time certain. It may begin later than the designated time, but not earlier. 5:00 p.m. OPEN MEETING PLEDGE OF ALLEGIANCE Chairman s statement: To avoid meeting disruptions, please place cell phones in the silent mode or turn them off during the meeting. Thank you for your understanding ROLL CALL PUBLIC INPUT. Public comment is limited to five (5) minutes per person. Items not agendized for this meeting cannot be acted upon other than to place them on future agendas. Public input is prohibited regarding comments, which are not relevant to, or within the authority of, the public body, or if the content of the comments is willfully disruptive of the meeting by being irrelevant, repetitious, slanderous, offensive, inflammatory, irrational or amounting to personal attacks or interfering, with the rights of other speakers APPROVAL OF THE AGENDA PUBLIC HEARINGS 4.1. Public Hearing, Tentative Parcel Map (TPM ) Consideration and Possible Action on a tentative parcel map request from John and Babe Lyon to subdivide approximately 6.5 acres into two separate parcels, Parcel 2-A consisting of ± 3.46 acres and Parcel 2-B consisting of ± 3.04 acres in the RR-2 zoning district located at 100 Apple Court, Fernley, NV. (APN ) Documents: TPM PC STAFF REPORT.PDF ATTACHMENT 1 - VICINITY MAP.PDF ATTACHMENT 2 - PROPOSED MAP.PDF

2 4.2. Public Hearing, Tentative Subdivision Map (TSM ) Consideration and Possible Action on a Tentative Subdivision Map (Eagle Meadows) request from Bailey & Associates, to allow for a 35-lot single family residential subdivision on a site that is ± acres in size, generally located South of Shadow Ln, West of HWY 95A, North of Curtis Place, and East of Miller Ln, Fernley, NV. (APN: ) 5. PRESENTATION AND DISCUSSION: 5.1. Presentation And Discussion Regarding City Of Fernley Resolution # Documents: RESOLUTION CC STAFF REPORT.PDF RESOLUTION PDF CHAIR AND COMMISSION ITEMS: (Summary or Activity Reports on planning issues, activities or organizations in which individual members may be involved. This item is to provide general information to the commission and public. No discussion shall take place and no action will be taken.) PLANNING DIRECTOR ITEMS: (Activity Summary or updates on projects that have been previously reviewed by the Planning Commission. This item is to provide general information to the commission and public. No discussion shall take place and no action will be taken.) ADDRESS REQUEST(S) FOR FUTURE AGENDA ITEMS. PUBLIC INPUT. Items not agendized for this meeting cannot be acted upon other than to place them on future agendas. ADJOURNMENT. This notice and agenda is being posted before 9:00 a.m., 11/3/2017 in accordance with NRS at the following locations: Senior Citizen s Center at 1170 W. Newlands Drive and Fernley City Hall at 595 Silver Lace Blvd, Lyon County Human Services at 460 W Main St., Ste To obtain supporting material for this agenda please contact the City Clerk s Office, Kim Swanson, inside City Hall or call Notice to persons with disabilities: Members of the public who are disabled and require special assistance or accommodations at the meeting are requested to notify the Fernley City Hall, at least 24 hours in advance, at

3 Meeting Date: November 8, 2017 Agenda Item: # Mission Statement To provide our growing dynamic community excellent municipal services to make Fernley a great place to live, work, and play. Together, we enhance the desirability, safety, friendliness, aesthetics and quality of life in our city. CITY OF FERNLEY PLANNING COMMISSION STAFF REPORT REPORT TO: REPORT BY: REVIEWED BY: AGENDA ITEM: Planning Commission Melinda Bauer, Assistant Planner Tim Thompson, Planning Director Public Hearing, TPM Consideration and Possible Action on a tentative parcel map request from John and Babe Lyon to subdivide approximately 6.5 acres into two separate parcels, Parcel 2-A consisting of ± 3.46 acres and Parcel 2-B consisting of ± 3.04 acres in the RR-2 zoning district located at 100 Apple Court, Fernley, NV. (APN ) ACTION REQUESTED: Consent Ordinance Resolution X Motion Receive/File RECOMMENDATION: I move to approve the tentative parcel map request associated with TPM adopting Findings A through F and the facts supporting these Findings as set forth in the staff report and subject to the Conditions of Approval 1 through 6 as listed in the staff report. Key Points: 1. Currently the project area has a land use designation of Residential Low Density and is zoned RR-2T (Rural Residential, 2 Acre Minimum Parcel Size with a Trailer Overlay) applicant is requesting to subdivide approximately 6.5 acres into two separate parcels, Parcel 2-A consisting of ± 3.46 acres and Parcel 2-B consisting of ± 3.04 acres. 2. Parcel 2-A will be served by an existing private well and septic system. Parcel 2-B will need a private well and septic system installed, city water and sewer services are not available. Page 1 of 5

4 POLICY REFERENCE: Nevada Statutes: NRS through Fernley Municipal Code: Chapter Policies & Procedure Manual: Community Assessment: N/A N/A Other: ANALYSIS: The property is currently zoned RR-2T (Rural Residential, 2 Acre Minimum Parcel Size with a Trailer Overlay) with a land use designation of Residential Low Density. This parcel is part of the Stock Lane special planning area located in the West Fernley planning area. The minimum lot size in the Residential Low Density Land Use Designation for parcel maps shall be 2 acres until such time as access is improved and complete City infrastructure is available to serve the area. The project site will be served by a private well and septic system, city water and sewer services are not available. The applicant will dedicate the required acre feet of water rights to the City of Fernley for the purpose of a private well to service Parcel 2-B. The development code requires the legal access to be paved. For this reason, access will be from Snowflower Road rather than Apple Court. The proposal is consistent with the master plan and is required to comply with all applicable provisions of the city s Municipal Code. Public notice was given and a public hearing was scheduled per the requirements of the Fernley Municipal Code and Nevada Revised Statutes. PROJECT SUMMARY: Project Name John & Babe Lyon Parcel Map Site Location 2000 Snowflower Rd (AKA 100 Apple Ct.) APNs Applicant John Lyon Owner John & Babe Lyon Proposed Actions Tentative Parcel Map, TPM Planning Area West Fernley Land Use Classification Residential Low Density Current Zoning RR-2T Flood Zone Designation Per FIRM map # 32019C0082E, dated January 16, 2009, it appears that this property is located in Zone X. Gross Site Area 6.50 Acres Page 2 of 5

5 Surrounding Properties and Uses: West Developed Residential North Undeveloped & Developed Residential East Developed Residential South Developed Residential Current Zoning District RR-3T (Rural Residential, 5- Acre Minimum Parcel Size With a Trailer Overlay) RR-2T (Rural Residential, Acre Minimum Parcel Size With a Trailer Overlay) RR-1T (Rural Residential, 1 Acre Minimum Parcel Size With a Trailer Overlay) RR-2T (Rural Residential, 2- Acre Minimum Parcel Size With a Trailer Overlay) Comprehensive Plan Land Use Classification Residential Low Density Residential Low Density Residential Low Density Residential Low Density A. Findings The property to be divided is zoned for the intended uses and the density and design of the subdivision conforms to the requirements of the zoning regulations contained in the Development Code and policies of the Master Plan. Staff Analysis The property is zoned RR-2T (Rural Residential, 2- Acre Minimum Parcel Size With a Trailer Overlay) located in the West Fernley Planned Land Use Area and has the Land Use Classification of Residential Low Density. The property to be divided conforms to the requirements of the zoning regulations contained in the City of Fernley Municipal Code and policies of the Master Plan. B. The Tentative Parcel Map conforms to roadway and access improvement standards contained in the Development Code and the Public Works Design Standards. Access will be off of existing public access (Snowflower Road) and an access & turn around easement per this map. C. The Tentative Parcel Map conforms to the water and wastewater service standards contained in the Development Code and the Public Works Design Standards. The project site will be served by a private well and septic system, city water and sewer services are not available. D. There are no delinquent taxes or assessments on the land to be subdivided, based on the records of the County Treasurer. All taxes have been paid for the current fiscal year. Page 3 of 5

6 E. The project is not located within an identified archeological or cultural study area, as recognized by the City. If the project is located in a study area, an archeological resource reconnaissance has been performed on the site by a qualified archeologist and any identified resources have been avoided or mitigated to the extent possible per the findings in the report. Per the Deputy Historic Preservation Officer for the State of Nevada, there are no previous inventories or previously recorded sites in the project area. F. If the proposed parcel map is adjacent to public lands, adequate public access is provided to those lands. There are no public lands adjacent to this property FINANCIAL INFORMATION: FISCAL IMPACT: 1. Is There A Fiscal Impact? NO 2. Is it Currently Budgeted? NA FISCAL SYNOPSIS: Processing of this application is covered by the $ application fee at the time of submittal. 3. If Budgeted, Which Line Item/Account? BACKGROUND INFORMATION: The property is located at 2000 Snowflower Road (AKA 100 Apple Court), APN: The parcel is 6.50 acres, the proposed parcel map is a request to split into 2 parcels in the RR-2T (Rural Residential, 2 Acre Minimum Parcel Size with a Trailer Overlay) zoning district. The property is within the City of Fernley s Comprehensive Plan Designation of Residential Low Density. The project parcel was created by a parcel map (Doc# ) in At that time, the parcel was subject to the requirements of the Lyon County Code. PRIOR COUNCIL ACTION/REVIEW: None Page 4 of 5

7 CONDITIONS OF APPROVAL: 1. APPROVAL: THE PROJECT IS APPROVED AS CONDITIONED. ANY SUBSTANTIVE CHANGE SHALL REQUIRE REVIEW AND APPROVAL BY THE PLANNING COMMISSION AS AN AMENDMENT TO THIS TENTATIVE PARCEL MAP. 2. EXPIRATION DATE: PER THE CITY OF FERNLEY DEVELOPMENT CODE SECTION (PROCEDURES FOR FINAL PARCEL MAP) FOLLOWING APPROVAL OF THE TENTATIVE PARCEL MAP, THE APPLICANT SHALL FILE WITH THE CITY AN APPLICATION FOR APPROVAL OF THE FINAL PARCEL MAP WITHIN TWO YEARS OF APPROVAL OF THE TENTATIVE PARCEL MAP. 3. WATER RIGHTS: THE DEVELOPER SHALL COMPLY WITH ALL CITY OF FERNLEY MUNICIPAL CODES REGARDING THE DEDICATION OF WATER RIGHTS THAT IS REQUIRED PRIOR TO THE SUBMITTAL OF FINAL MAP FOR THE PROJECT WHEN APPLICABLE. 4. ACCESS: THE DEVELOPER SHALL DEMONSTRATE THAT LEGAL ACCESS IS PROVIDED TO EACH PROPOSED PARCEL TO THE APPROVAL OF THE ADMINISTRATOR, CITY ENGINEER AND PUBLIC WORKS DIRECTOR PRIOR TO THE RECORDATION OF THE FINAL PARCEL MAP FOR THE PROJECT. 5. DEVELOPMENT STANDARDS: THE DEVELOPER SHALL COMPLY ALL REQUIREMENTS OF THE CITY S MUNICIPAL CODE AND PUBLIC WORKS DESIGN STANDARDS MANUAL TO THE APPROVAL OF THE ADMINISTRATOR, CITY ENGINEER AND PUBLIC WORKS DIRECTOR. IN THE EVENT OF A CONFLICT BETWEEN ANY LOCAL, STATE OR FEDERAL REGULATIONS, THE MORE STRINGENT REGULATIONS WILL TAKE PRECEDENCE. 6. NORTH LYON COUNTY FIRE PROTECTION DISTRICT: THE DEVELOPER SHALL COMPLY WITH THE REQUIREMENTS OF THE NORTH LYON COUNTY FIRE PROTECTION DISTRICT TO THE APPROVAL OF THE ADMINISTRATOR AND THE FIRE CHIEF PRIOR TO THE RECORDATION OF A FINAL PARCEL MAP. ATTACHED INFORMATION: 1. Vicinity Map 2. Proposed tentative parcel map Page 5 of 5

8 UNIO N PACIF IC RAILR OAD P ILOT RD TR UC KE E CA MESA DR NA L SITE SNOWFL OWE R RD WOODCHUCK DR NORTHRIDGE DR APPLE CT WILD CHERRY DR DENNIS LN TRUCKEE LN DISCLAIMER: This map was created with the most accurate information available to its originator. The data presented on this map is subject to change and its accuracy cannot be guaranteed. The City of Fernley makes no claims as to the accuracy or completeness of the data presented on this map. The City of Fernley disclaims all responsibility for errors and/or omissions inherent in the information presented on this map. TPM Lyons 100 Apple Ct APN: MARGARET WY Printed on 10/18/2017 ± 1 in = 500 ft

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10 Meeting Date: November 1, 2017 Agenda Item: # Mission Statement To provide our growing dynamic community excellent municipal services to make Fernley a great place to live, work, and play. Together, we enhance the desirability, safety, friendliness, aesthetics and quality of life in our city. CITY OF FERNLEY CITY COUNCIL MEETING STAFF REPORT REPORT TO: REPORT THRU: REPORT BY: REVIEWED BY: REVIEWED BY: AGENDA ITEM: Mayor& City Council Daphne Hooper, City Manager Tim Thompson, Planning Director Brandi Jensen, City Attorney Denise Lewis, Finance Director Discussion and Possible Action to adopt Resolution # establishing policies related to new development and the timely, orderly, and efficient arrangement of adequate public facilities and infrastructure that support existing and planned land use patterns and densities and which preserve the quality of available water resources. ACTION REQUESTED: Consent Ordinance Resolution Motion Receive/File RECOMMENDED ACTION BY CITY COUNCIL I move to adopt City of Fernley Resolution # establishing policies related to new development and the timely, orderly, and efficient arrangement of adequate public facilities and infrastructure that support existing and planned land use patterns and densities and which preserve the quality of available water resources. Key Points: 1. How and where the City of Fernley chooses to grow has a direct impact on revenues and the City s ability to provide services to its residents. 2. Additional wells and septic tanks may lead to ground water depletion and diminished water quality. 3. Providing for the timely, orderly, and efficient arrangement of adequate public facilities and infrastructure that support existing and planned land use patterns and densities will benefit the residents of Fernley by ensuring that any development will be fiscally sustainable. 4. Focusing planning efforts on fiscally sustainable development will at the very least help to preserve and maintain the quality of life enjoyed throughout the City and may very well better some of the quality of life indicators.

11 POLICY REFERENCE Nevada Statutes: NRS 268 & 278 Fernley Municipal Code: FMC Title Policies & Procedure Manual: Community Assessment: N/A N/A Other: SUPPORTING INFORMATION FINANCIAL INFORMATION FISCAL IMPACT: 1. Is There A Fiscal Impact? Yes 2. Is it Currently Budgeted? N/A 3. If Budgeted, Which Line Item/Account? FISCAL SYNOPSIS: This is a staff initiated Resolution based on City Council s direction through the adoption of the City s Strategic Plan and the current fiscal year s budget document. BACKGROUND INFORMATION See analysis section. PRIOR COUNCIL ACTION/REVIEW N/A ANALYSIS Based on the city s strategic plan, the city council established priorities for FY These priorities were used as the foundation for the current year s budget priorities. Each department has been tasked with implementing both the community and organizational goals of the strategic plan. Community Goal Number 3 and Organizational Goal Number 1 are specific to this request. Community Goal Number 3: To preserve and maintain a quality of life enjoyed by the community s residents and visitors and enhance the continued maintenance and reconstruction of the City s infrastructure with an emphasis on sustainability (emphasis added). In a fiscally stable and responsible manner, the City of Fernley should continue to prioritize and fund infrastructure projects that require the greatest attention in terms of maintenance and reconstruction and communicate openly with the community s citizens about how each project will continue to preserve, maintain and enhance the community s quality of life. Organizational Goal Number 1: The City of Fernley must strive to maintain and improve overall fiscal integrity, stability, and equality of the City s financial planning. Page 2 of 4

12 The City of Fernley must continue to strive to identify and create new revenue sources. The City of Fernley should explore the possibility of using redevelopment, the use of a room tax, impact fees, business license fees, special assessment districts, different public and private partnerships, and federal, state, and non-profit sector grants as possible alternative sources of funding for projects and programs identified as essential by the City and the community. The City must strive to educate the community and engage residents regarding the City s financial position and the possible need and potential benefit of pursuing and implementing different funding sources. To achieve this goal, the City of Fernley should strive to recruit and retain new and existing businesses as a way of broadening and expanding both the community s economic base and tax base. Controlled growth, designed to promote balance for both businesses and residents, is needed (emphasis added) and the City will need to develop and implement a stable and fair business license fee structure. Recently, the Truckee Meadows Regional Planning Agency (TMRPA) undertook a housing study within the Truckee Meadows. Although the City of Fernley was not included in the study, there is an opportunity for Fernley to review the findings within the report and implement appropriate policies to provide necessary housing to support the local workforce and our citizens. According to the study, approximately 54% of housing in the Truckee Meadows consists of single family residential lots greater than 6,000 square feet. Staff would suggest that number is quite a bit higher in Fernley because the bulk of existing housing fits into this particular category. The study also looked at affordability in housing. The results indicated that only 45% of existing households had an income greater than $60,000, which was the minimum household income needed to afford a typical singlefamily home. Although this data is specific to the Truckee Meadows, staff believes Fernley residents face a similar predicament when it comes to affordability. The study specifies that housing costs in the Truckee Meadows have increased more than 60% over the past 20 years while household incomes have only increased by about 17%. This means that more households are cost burdened, which means they pay at least 30%, if not more, of their monthly income for housing. Again, Fernley is likely in a similar situation as the Truckee Meadows. These factors lead to what the study calls the Missing Middle housing. These housing types include higher density single family attached or detached units, duplexes, triplexes and fourplexes, courtyard apartments, townhomes, and perhaps even live/work units. These types of units would range in density from about 8 dwelling units per acre (du/ac) to about 14 du/ac, with the potential for higher density multiple family residential or condominium developments. Staff believes the City of Fernley is uniquely positioned to provide a wider range of housing product types. Rather than continue to grow outward at great expense, the city has vacant and underutilized land within its more urban core which may be suitable for increased density and an array of product types. In other words, the City of Fernley has an opportunity to provide Missing Middle housing. The study goes on to examine the relationship between development patterns and infrastructure costs. The study notes that infrastructure to serve new development is very costly. The study suggests that new housing should be located in areas that are currently served by existing infrastructure which is already being maintained and has additional capacity. This type of development pattern can lead to cost savings by allowing for more efficient use of existing public facilities. This paradigm shift would benefit the city in several ways: it provides for necessary housing which is more attainable for the residents of Fernley; it provides for a more compact development pattern which would reduce development costs through more efficient use of infrastructure, which in turn makes housing more affordable; increases economic efficiency in delivering basic city services; reduces public health risks by encouraging daily Page 3 of 4

13 physical activity associated with walking and bicycling; and provides for land uses which generate higher assessed values and desirable design elements that will maintain property values. In the State of Nevada, property taxes are based on the assessed value of properties. Assessed value is defined as 35% of the taxable value of the property. The basic formula for determining property tax is: Taxable Value x Level of Assessment = Assessed Value Assessed Value x Tax Rate = Total Property Tax This basic formula does not include abatements or other limitations placed on property tax revenue. Focusing on new development that generates higher taxable values, ensuring new development is constructed of quality materials and is aesthetically pleasing plays a significant role in generating and maintaining property tax revenues within the city. The purpose of the proposed resolution is to establish priorities on where new development should occur within the city. Focusing on and encouraging development and redevelopment of properties within the city s core with housing product types discussed previously would help to provide a more balanced land use plan; reduce infrastructure costs by utilizing existing capacity, thus increasing the efficiency; and protect and conserve the city s water resources. These policies will also discourage new development from occurring on the periphery of the city without first assessing whether adequate infrastructure exists to serve the project or ensuring that plans are in place to provide the necessary services, including a financing plan for the construction and long-term maintenance of necessary infrastructure. Both short and long term fiscal impacts to the city of any new development can be evaluated through the required fiscal impact analysis. As an organization, the City of Fernley strives to maintain and improve overall fiscal integrity, stability, and equality of the City s financial planning. Part of the financial planning process includes reducing expenditures and seeking new opportunities for revenue growth. Additionally, the City must continue to evaluate current and desired levels of service and determine, based on a number of criteria, what level of service can actually be afforded. The services the City provides are not free. It s important to understand how the City is funded and what variables affect those funding mechanisms. Through planning efforts, the City can provide a wider range of housing product types which are more attainable for residents, reduce the costs of long term maintenance and operation of necessary infrastructure, and implement design standards which would increase and maintain property values. Property tax is the most significant source of revenue for City operations and because these policies would increase and maintain property values, these planning efforts would serve to preserve and maintain the quality of life enjoyed by the community s residents and visitors and enhance the continued maintenance and reconstruction of the City s infrastructure. Staff believes this resolution will further the goals outlined in the City s Strategic Plan and is the first of several steps the city must take to ensure that new development is sustainable for the city and its citizens. The policies set forth in the proposed resolution will be implemented through future amendments to the city s development code. FINDINGS N/A ATTACHED INFORMATION 1. Resolution # Page 4 of 4

14 CITY OF FERNLEY RESOLUTION # A RESOLUTION OF THE CITY OF FERNLEY ESTABLISHING POLICIES RELATED TO NEW DEVELOPMENT AND THE TIMELY, ORDERLY, AND EFFICIENT ARRANGEMENT OF ADEQUATE PUBLIC FACILITIES AND INFRASTRUCTURE THAT SUPPORT EXISTING AND PLANNED LAND USE PATTERNS AND DENSITIES AND WHICH PRESERVE THE QUALITY OF AVAILABLE WATER RESOURCES. WHEREAS, the governing body of the City of Fernley has the authority under NRS 278 to divide the city, county or region into zoning districts of such number, shape and area as are best suited to carry out the purposes of NRS to , inclusive. Within the zoning district, it may regulate and restrict the erection, construction, reconstruction, alteration, repair or use of buildings, structures or land; and WHEREAS, zoning regulations are intended to: preserve the quality of air and water resources; promote the conservation of open space and the protection of other natural and scenic resources from unreasonable impairment; develop a timely, orderly and efficient arrangement of transportation and public facilities and services, including public access and sidewalks for pedestrians, and facilities and services for bicycles; ensure that the development on land is commensurate with the character and the physical limitations of the land; take into account the immediate and long-range financial impact of the application of particular land to particular kinds of development, and the relative suitability of the land for development; and promote health and the general welfare; and WHEREAS, it is the intent of the City of Fernley to provide a timely, orderly, and efficient arrangement of adequate public facilities and infrastructure that support existing and planned land use patterns and densities; and WHEREAS, the city of Fernley provides the water and wastewater utilities for the city; and WHEREAS, the city of Fernley serves ground water to its users and desires to preserve the quality of water resources; and WHEREAS, additional wells and septic tanks may lead to ground water depletion and diminished water quality; and WHEREAS, the subdivision or intensification of land without adequate public facilities available to serve the new development as it occurs does not promote health and the general welfare; NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Fernley, Nevada: City of Fernley Page 1 of 2 Resolution #17-020

15 Section 1. It shall be the policy of the city that any subdivision of land or other development project shall be required to connect to the city s water and wastewater systems. Section 2. It shall be the policy of the city that no land use entitlements for the subdivision or intensification of land be granted until such time as all applicable public facility plans are in place to serve the development, including a financing plan for the construction and long-term maintenance of the necessary public facilities. Section 3. It shall be the policy of the city that any land use entitlement applications for subdivision or intensification of land shall also be required to submit a fiscal impact analysis to the approval of the City Manager or their Designee. Section 4. It shall be the policy of the city that any existing parcel not within three hundred (300) feet of the city s water and wastewater systems may utilize a well and/or septic system pursuant to applicable regulations subject to the requirements of the city s development code and provided no land use entitlement is required. Section 5. The term "land use entitlement" means any approval by the City of Fernley that permits development, or use of vacant land, and/or expansion of an existing structure or use, except for a minor design review permit, building permit, or a grading permit that does not require some type of additional discretionary permit. Section 6. The term applicable public facility plans means adopted plans for the provision of water supply, sanitary sewer, storm drainage and flood management, transportation (streets, transit, pedestrian. bicycle), public safety (fire and law enforcement), parks, and schools that ensures necessary public facilities will be provided concurrent with the impacts from any land use entitlement for development. Section 7. The policies set forth in this resolution shall be followed by the City in reviewing all future development pending adoption of ordinances amending the Fernley Municipal Code consistent herewith. RESOLUTION PASSED, APPROVED, AND ADOPTED this day of, 2017, by the following vote of the Fernley City Council: AYES: NAYS: ABSTENTIONS: ABSENT: FERNLEY CITY COUNCIL By: Roy Edgington, Mayor Date: Attest By: Kim Swanson, City Clerk Date: City of Fernley Page 2 of 2 Resolution #17-020