OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Sparks Planning Commission Meeting - March 6, 2026: Approvals for Kylie Ranch, Cavenders, Lazy Five, and Five Ridges

City Council & Boards — Friday, March 6, 2026
BodySparks, Nevada
SessionCity Council & Boards
DateFriday, March 6, 2026
StatusFILED
Video Record
0:00 / 1:11:52

Transcript — Verbatim
0:13

Can we have roll call please?

0:18

Here.

0:24

Here.

0:32

Thank you.

0:32

Can we have the pledge of allegiance?

0:44

And to the republic for which it stands.

0:47

One nation, another God, indivisible with liberty and justice for all.

0:57

Okay, we're gonna open up with public comment.

0:59

If anybody has uh anything, I do have two.

1:03

If anybody else would like to talk, then please remember to fill out the form and hand it to the secretary.

1:09

Uh the first one on my list is Kim Sasinski.

1:16

Hi.

1:22

And please unstate your name for the record.

1:25

My name is Kim Sasinski, and I am a resident of Sparks.

1:30

It's a tough name, I know.

1:34

Almost 30 years ago, my husband dragged me down a two-lane road out towards Spanish Springs.

1:42

It ended up to be a dirt road, and he was so excited to show me a property that was being developed, which is Wingfield Springs.

1:53

It was brand new, and he is a lifelong resident, so he was super excited about it, and we saw something special.

2:01

A thoughtfully designed community, and it is now and still is the most beautiful design development in Sparks.

2:12

Now we couldn't afford to buy or to build a house out there at that time, but we scraped enough money to buy some property out there with a dream that someday we would live out there.

2:25

Three decades ago, developers came to this very room and talked to commissioners, and they carefully planned and had a vision for the community that respected wildlife, offered diverse home prices, and used the golf course as an open space that tied the whole community together.

2:50

Wingfield Springs became the crown jewel of the city of Sparks.

3:02

It would unplan Wingfield Springs by tearing the golf course out and replacing with 764 small patio homes to a billionaire developer who only wants to maximize their profit.

3:19

When it comes to this proposal, there will be so many things to consider, but I ask you to look closely at a couple different things in that 3,640-page application.

3:46

That's just under $300,000 a year.

4:03

Makes no sense.

5:03

Okay, the second person that we have is Mike Daniel.

5:14

Hi everyone, my name is Mike Daniel.

5:17

I'm a resident of Wingfield Springs.

5:20

And Kim's husband was uh the best man in my wedding.

5:25

Um, which really doesn't mean anything, but um, so I'm not gonna read from this.

5:30

I'm I'm gonna speak from uh from the heart.

5:32

I've been a resident of Sparks, actually graduated from Reed High School, was born and raised in northern Nevada, and bought a home in Wingfield Springs and also bought a golf membership at the club, which includes two golf courses.

5:46

I'm on the golf course, actually, the fifth hole.

5:49

And what concerns me is a couple of things.

5:55

Headlights, um, driving down a street in my backyard was which was once a fairway and mountains.

6:06

The traffic that will impact my home.

6:09

Um currently uh there was a development that was built off the fifth hole of the Lakes Golf Course.

6:16

Uh built probably uh I don't know the number, a couple hundred patio homes, and uh since that has occurred, the traffic uh um in front of my home has doubled, and I anticipate that if they put roads through the middle of a golf course, that that will also impact me uh on a daily basis.

6:37

Um I also mentioned I'm a golf member um and I spent money for that was was uh promised that I'd have two golf courses to play, and obviously that would not be the case, that would be taken away from me.

6:50

Um I also feel like it's a little bit of a bait and switch.

6:54

You build a development master plan that says that you are going to have two golf courses, and please, as a community, please come out to our development and buy homes, which I have done.

7:06

I spent my hard-earned money, and now there's a potential because of the the uh plan to build homes in the middle of a fairway will impact me gratefully.

7:19

Um that Kim said about traffic, which I found a little bit laughable when I read this in the Reno Gazette Journal and who reads the newspaper, but I have it on my phone, um, about the fact that they would build these homes and it would not impact traffic for 20 years.

7:37

So they're not gonna is it does that mean they're not gonna build a home until 20 years from now?

7:42

Because that is that that is laughable.

7:44

When you build 762 homes, I don't know the number of cars that would be in those garages or driveways, but my guess would be probably close to 1,500 homes in that community trying to egress off Wingfield Springs Parkway onto Vista Boulevard.

8:01

If anybody lives out in that area since I've been there in 2009, the traffic has increased.

8:07

And I I really don't have an issue with that.

8:09

We have to have a community, we have to have places for people to live, but to to blow up what was originally planned as a golf course development.

8:19

Um anyway, thank you very much.

8:22

I hope you take this into consideration and make the right decision for our community.

8:27

Thank you.

8:27

Thank you, sir.

8:29

Is there any additional public comment?

8:33

Okay, seeing none, we're gonna move on with the agenda.

8:37

I need an approval for the agenda.

8:43

Thank you.

8:49

It's coming.

8:50

Madam Chair, I move to approve the agenda as submitted.

Discussion Breakdown — Share of Meeting
Engineering And Infrastructure██████████████████████████████30%
Procedural██████████████████████████26%
Affordable Housing██████████10%
Transportation Safety██████████10%
Economic Development████████8%
Community Engagement███████7%
Fiscal Sustainability██████6%
Environmental Protection██2%
Public Engagement█1%
Summary of Proceedings

Sparks Planning Commission Meeting - March 6, 2026

The Sparks Planning Commission held a regular meeting on March 6, 2026, to consider several agenda items including a zoning amendment for the Kylie Ranch North Phase 3 development, architectural approval for a Cavenders Boot City at Legends at Sparks Marina, a regional plan amendment for the Lazy Five substation and transmission line, and a tentative map for a 211-lot subdivision in Five Ridges. All items were approved unanimously. The meeting also included public comments opposing a proposed redevelopment of the Wingfield Springs golf course, which was not on the agenda.

Public Comments & Testimony

  • Kim Sasinski (Sparks resident, Wingfield Springs) expressed opposition to a proposal to replace the Wingfield Springs golf course with 764 patio homes, calling it a "bait and switch" that would undermine the original master-planned community. She characterized the developer as a "billionaire" seeking to maximize profit.
  • Mike Daniel (Wingfield Springs resident and golf member) also opposed the proposal, citing concerns about increased traffic, loss of the golf course, and the impact on his property value. He noted that traffic from a nearby patio home development had already doubled on his street.

Discussion Items

1. Kylie Ranch North Phase 3 Plan Development Handbook Amendment (PCN 12029 PD 25-0002)

  • Senior Planner Danny Rain presented the proposal to amend the handbook to reduce the floor area ratio (FAR) from 0.25 to 0.18 for commercial development in Villages 13 and 15, modify architectural roof line standards, and add trip allocation mechanisms. The amendment is intended to facilitate the development of the Kylie Ranch Marketplace, a 371,886-square-foot shopping center with a Smith's grocery store and Target.
  • The FAR reduction would decrease the required minimum commercial square footage by 142,398 square feet, reducing the projected deficit to the city's general fund from $3.6 million to $2.2 million over 20 years. Overall, the greater Kylie Ranch North development is expected to generate a $66.4 million surplus, covering the $20.1 million road fund deficit and leaving over $45 million in net surplus.
  • The applicant, Garrett Gordon of the Barclay Group, presented renderings and emphasized that the changes would reduce traffic impacts. He noted that the proposed trip allocation allows flexibility between Villages 13 and 15.
  • No public testimony was heard in person; two written comments were received, one of which was withdrawn after clarification.
  • The commission voted unanimously to recommend approval to the City Council.

2. Architectural Approval for Cavenders Boot City at Legends at Sparks Marina (BE25-0003)

  • Danny Rain presented the request to approve building elevations for a 23,170-square-foot tenant space in the Legends shopping center, formerly occupied by Forever 21. Cavenders, a western footwear and clothing retailer, plans to open its second Nevada store.
  • The proposed modifications affect the main entrance and three sides fronting Shields Drive and the internal mall. New colors, materials (brick, EFIS, cultured stone), and a pilaster are proposed.
  • Applicant Todd Doell of Red Development expressed excitement and noted the store aims to open before the Reno Rodeo.
  • The commission approved the architectural elevations unanimously.

3. Lazy Five Substation and Transmission Line Regional Plan Amendment (PCN25-C0019)

  • Development Services Manager Scott Carey presented the request to amend the Truckee Meadows Regional Plan to designate a new regional utility site for the Lazy Five substation (at Highland Ranch Parkway and Pyramid Highway) and a new utility corridor for transmission lines connecting the Sullivan and Spanish Springs substations. The existing line would be removed.
  • The project is needed to meet growing demand in the area. Staff recommended approval.
  • The commission voted unanimously to recommend that the City Council sponsor the amendment.

4. Five Ridges Villages 3 and 7 Tentative Map (PCN 19-0040, STM25-0004)

  • Danny Rain presented the tentative map for a 211-lot single-family residential subdivision on 53.75 acres in the Five Ridges development. The lots include 39 in Village 3 and 172 in Village 7, with 128 lots proposed under small lot standards. Total projected units for Five Ridges is 1,239, exceeding the 1,200 minimum.
  • Estimated trip generation is 1,918 daily trips with 196 in the peak hour. A traffic analysis is required prior to final map approval to determine if off-site improvements are needed. Water will be provided by Sun Valley General Improvement District (101.5 acre-feet per year), and sewer capacity will be verified.
  • Applicant Eric Hasty of Wood Rogers noted the map is a minor revision of a previously approved tentative map.
  • The commission voted unanimously to recommend approval to the City Council, subject to 19 conditions.

5. Appointment of Planning Commission Alternates to Truckee Meadows Regional Planning Commission (8.4)

  • Commissioner Kramer moved to recommend the current alternates in the same order: Steven Sperber (first), Ricky Rodriguez Elkins (second), Mike Rosson (third), and Evan Priestos (fourth), effective immediately.
  • The motion was approved unanimously.

Key Outcomes

  • All agenda items were approved unanimously.
  • The Kylie Ranch North Phase 3 handbook amendment, Lazy Five regional plan amendment, and Five Ridges tentative map will be forwarded to the Sparks City Council for final action.
  • The architectural elevations for Cavenders Boot City were approved.
  • The alternates for the Truckee Meadows Regional Planning Commission were confirmed.
  • Staff reminded commissioners to avoid "reply all" on emails regarding pending Red Hawk applications to prevent potential open meeting law issues.

Meeting Transcript

Can we have roll call please? Here. Here. Thank you. Can we have the pledge of allegiance? And to the republic for which it stands. One nation, another God, indivisible with liberty and justice for all. Okay, we're gonna open up with public comment. If anybody has uh anything, I do have two. If anybody else would like to talk, then please remember to fill out the form and hand it to the secretary. Uh the first one on my list is Kim Sasinski. Hi. And please unstate your name for the record. My name is Kim Sasinski, and I am a resident of Sparks. It's a tough name, I know. Almost 30 years ago, my husband dragged me down a two-lane road out towards Spanish Springs. It ended up to be a dirt road, and he was so excited to show me a property that was being developed, which is Wingfield Springs. It was brand new, and he is a lifelong resident, so he was super excited about it, and we saw something special. A thoughtfully designed community, and it is now and still is the most beautiful design development in Sparks. Now we couldn't afford to buy or to build a house out there at that time, but we scraped enough money to buy some property out there with a dream that someday we would live out there. Three decades ago, developers came to this very room and talked to commissioners, and they carefully planned and had a vision for the community that respected wildlife, offered diverse home prices, and used the golf course as an open space that tied the whole community together. Wingfield Springs became the crown jewel of the city of Sparks. It would unplan Wingfield Springs by tearing the golf course out and replacing with 764 small patio homes to a billionaire developer who only wants to maximize their profit. When it comes to this proposal, there will be so many things to consider, but I ask you to look closely at a couple different things in that 3,640-page application. That's just under $300,000 a year. Makes no sense. Okay, the second person that we have is Mike Daniel. Hi everyone, my name is Mike Daniel. I'm a resident of Wingfield Springs. And Kim's husband was uh the best man in my wedding. Um, which really doesn't mean anything, but um, so I'm not gonna read from this. I'm I'm gonna speak from uh from the heart. I've been a resident of Sparks, actually graduated from Reed High School, was born and raised in northern Nevada, and bought a home in Wingfield Springs and also bought a golf membership at the club, which includes two golf courses. I'm on the golf course, actually, the fifth hole. And what concerns me is a couple of things. Headlights, um, driving down a street in my backyard was which was once a fairway and mountains. The traffic that will impact my home. Um currently uh there was a development that was built off the fifth hole of the Lakes Golf Course. Uh built probably uh I don't know the number, a couple hundred patio homes, and uh since that has occurred, the traffic uh um in front of my home has doubled, and I anticipate that if they put roads through the middle of a golf course, that that will also impact me uh on a daily basis. Um I also mentioned I'm a golf member um and I spent money for that was was uh promised that I'd have two golf courses to play, and obviously that would not be the case, that would be taken away from me. Um I also feel like it's a little bit of a bait and switch. You build a development master plan that says that you are going to have two golf courses, and please, as a community, please come out to our development and buy homes, which I have done. I spent my hard-earned money, and now there's a potential because of the the uh plan to build homes in the middle of a fairway will impact me gratefully. Um that Kim said about traffic, which I found a little bit laughable when I read this in the Reno Gazette Journal and who reads the newspaper, but I have it on my phone, um, about the fact that they would build these homes and it would not impact traffic for 20 years. So they're not gonna is it does that mean they're not gonna build a home until 20 years from now? Because that is that that is laughable. When you build 762 homes, I don't know the number of cars that would be in those garages or driveways, but my guess would be probably close to 1,500 homes in that community trying to egress off Wingfield Springs Parkway onto Vista Boulevard. If anybody lives out in that area since I've been there in 2009, the traffic has increased. And I I really don't have an issue with that. We have to have a community, we have to have places for people to live, but to to blow up what was originally planned as a golf course development.

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