Sparks City Council Meeting 10/26/2015 2:00:00 PM

    Monday, October 26, 2015 2:00 PM
    City Council Chambers, Legislative Building, 745 Fourth Street, Sparks, NV

Planning and Zoning Public Hearings and Action Items: 11.1

Title: PCN15017- Consideration of and possible action on a master plan amendment request to change the land use designation from Medium Density Residential (MDR) to Transit Oriented Development – Mixed Residential (TOD-MR)for a site approximately 1.4 acres in size located at 1250 Sullivan Lane, Sparks, NV
Petitioner/Presenter: Jeffrey S. Fischer/Armando Ornelas / Ian Crittenden
Recommendation: The Community Services Department recommends that City Council certify the master plan amendment, see suggested motion below.
Financial Impact: None
Business Impact (Per NRS 237):
    
A Business Impact Statement is not required because this is not a rule.
Agenda Item Brief:

The applicant is requesting a master plan amendment to change the land use designation from Medium Density Residential (MDR) to Transit Oriented Development - Mixed Residential (TOD-MR).



Background:

Currently there are four single family homes and two apartment buildings located on this property. Two of the single family homes were built in the 1940s. The other two single family homes were constructed in 1950 and1962. All four single family homes are single story and constructed of wood. The largest is 1,393 square feet and the smallest measures 431 square feet. Along the northern property line are two multi-family buildings. The first one, constructed in 1960, is a single story building with six units. The other multi-family building was constructed in1969 and is two stories with 12 units. There is a total of 22 units on the property.

The applicant would like to redevelop portions the property and is requesting to add the property to the TOD District in order to redevelop with higher densities. The redevelopment of the site will have to conform to the TOD standards.

The neighborhood meeting for the master plan amendment was held April 29, 2015.  Approximately twenty people attended the neighborhood meeting. Their concerns included adding more multi-family units in the area. There was also a lot of discussion on the design and potential occupants of the apartment units, which this issue is not germane to this application.

The master plan amendment was found in conformance with the Regional Plan by the Truckee Meadows Regional Planning Commission on September 23, 2015.



Analysis:

Sullivan Lane Apartments is a 1.4 acre property that has had units added over the years. The property is designated on the Sparks Land Use Plan as Medium Density Residential.  The applicant is requesting the master plan amendment to change the land use to Transit Oriented Development - Mixed Residential (TOD-MR).

MASTER PLAN:

Finding M1. The proposed Master Plan amendment would be in conformance with the Regional Plan land use/intensity designation.

The Truckee Meadows Regional Plan Goals and Policies relevant to this project are:

Goal 1.1 Between 2007 and 2030, at least 99% of the region’s population growth and 99% of the region’s jobs growth will be located in the Truckee Meadows Service Areas (TMSA).

The property is located within the City of Sparks TMSA . The TOD-MR designation could provide new housing opportunities and would facilitate redevelopment of a property that has not been improved since the 1960s.

Goal 3.5 The Regional Plan will coordinate the master plans, facilities plans, and other similar plans of local governments and affected entities to ensure that necessary public facilities and services to support new development are or will be available and adequate at the time the impacts of new development occur (i.e. concurrency).

If the master plan amendment is approved, the applicant’s intent is to redevelop this infill property. The property is located within an older section of the City. Public facilities and services are already provided to the property. However, redevelopment of the property could neccitate improvements to the existing infrastructure.

Finding M2. The Master Plan amendment would implement the goals listed within the Sparks Master Plan as listed in the staff report.

The Land Use Plan Goals and Policies including Transit Oriented Development Goals that are relevant to this proposal include:

GOAL LU1:       To create a growth pattern which assures flexible, feasible and efficient developments and which includes natural and cultural amenities.

POLICIES

LU1a.    The City will support a preferred growth pattern which applies consistent and uniform standards to areas planned for similar uses.

ACTION STRATEGIES

Allow only developments which meet the proper land use designation of the City’s Master Plan and the Regional Master Plan.

TOD Goal 2.2: Support and Integrate Existing Neighborhoods and Commercial areas.

The intent of the above goals are to encourage infill and redevelopment, especially in the City’s older neighborhoods. This master plan amendment and rezone request support these goals by allowing the applicant to redevelop the subject property. The redevelopment of this site in conformance with TOD standards will meet the long range vision of the TOD Corridor Plan. The current land uses are not in conformance with the zoning of R1-6 (Single Family Residential). The approval of the master plan amendment and associated zone change will bring the property more into conformance with the existing uses on the property.

Finding M3. The Master Plan Amendment would be compatible with surrounding land uses.

The surrounding land uses and Zoning is summarized in the table below:

Direction

 Land Use / Zoning

 North

 TOD-MR /  MUD

South                        

MDR (Medium Density Residential)/ SF6

East

MDR (Medium Density Residential)/ SF6

West

TOD-MR (Transit Oriented Development – Mixed Residential) and TOD-MUC (Transit Oriented Development – Mixed Use Commercial) / MUD (Mixed Use District)

 

The Sullivan Lane Apartments site is located in an area of mixed residential types. There are multi-family developments to the north and west. To the east and south are single family homes. To the west is a shopping center. The redevelopment of this site for multi-family housing is consistent with the other multi-family developments in the area and provides a transition between the commercial to the west and farther north along the Oddie Boulevard corridor.  Redevelopment of this property provides represents new investment in this neighborhood.

FINDING M4: Public notice was given and a public hearing held per the requirements of Nevada Revised Statutes and Sparks Municipal Code.

Public notice was given.  The Planning Commission and City Council meetings function as public hearings for this matter.  The Nevada Revised Statutes and Sparks Municipal Code public hearing requirements have been met. The Neighborhood Meeting required by NRS 278.210 was held on April 29, 2015.



Alternatives:

City Council could remand the master plan amendment back to Planning Commission with direction. 



Recommended Motion:

I move to certify the master plan amendment, for PCN15017, based on Findings MP1 through MP4, and the facts supporting these findings as set forth in the staff report.



Attached Files:
     PCN15017_Report of Action .pdf
     PCN15017 Existing MP.pdf
     PCN15017 Proposed MP.pdf
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