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.