Purpose. The purpose of this section is to ensure that the public infrastructure necessary to support a development project will be available concurrently with the impacts of that development without causing the level of service at which the infrastructure is provided to fall below adopted standards.

(a)

Applicability. These regulations shall apply to all development projects requiring installation of public facilities on-site, adjacent, or off-site to the project.

(b)

Definitions.

TABLE 32.12.010-1 - Definitions

(c)

General standards.

(1)

Except on parcels zoned GR (general rural) and RR (residential - rural), any subdivision of land or other development project shall be required to connect to the city's water and wastewater systems.

(2)

No development project which includes the subdivision or intensification of land shall be approved 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.

(3)

Any development project application which includes the subdivision or intensification of land shall be required to submit a fiscal impact analysis to the approval of the administrator.

(4)

Areas within the general rural land use designation shall not be subdivided or intensified until adequate public facility plans for the area have been adopted by the city council.

(5)

Any existing parcel not within 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.

(d)

Determination of adequate public facilities. Prior to the approval of any development project, the administrator shall determine whether:

(1)

Adequate public facilities exist or;

(2)

Applicable public facility plans are in place to serve the development and the public facilities will be constructed concurrently with the development project.

The administrator's determination of adequate public facilities shall be based on adopted levels of service and/or available capacity.

(e)

Future development areas. Future development areas identified in the City of Fernley Comprehensive Master Plan shall be required to have an area plan developed by the city, property owner(s), and/or developer(s) to create a unified vision for the area and cumulatively address development impacts including land use, transportation, drainage facilities, community infrastructure (water and waste water), community services (police and fire), physical constraints, conservation, and parks and open space. The existing zoning or land use shall not be intensified in any of these areas until an area plan has been approved and adopted by the City of Fernley to ensure concurrency management, and the provision of new infrastructure and city services can be provided concurrently with new development. At a minimum, an area plan shall consider the following:

(1)

Transportation and traffic.

a.

Roadways.

b.

Bike and pedestrian connectivity.

c.

Future transit opportunities.

d.

Park and ride lots.

(2)

Land use and zoning.

(3)

Development standards.

(4)

Flooding and regional drainage facilities.

(5)

Community infrastructure.

a.

Water.

b.

Wastewater.

c.

Reclaimed water.

(6)

Community services.

a.

Police.

b.

Fire.

c.

Schools.

(7)

Parks and open space.

(8)

Fiscal impacts to the city.

(9)

Funding and financing for public infrastructure.

(Ord. No. 2020-005, § 1(Exh. A), 3-4-2020)