This request is from Michael Ronning to rezone a parcel approximately 0.99 acres in size from SF40 (Residential Single Family – minimum lot size 40,000 sq. feet) to SF20 (Residential Single Family – minimum lot size 20,000 sq. feet) (Exhibit 6).  The site is located at 3270 Spanish Springs Court (Exhibit 3).  The site is currently used as a single family home that was, according to the Washoe County Assessor’s records, built in 1963.  The site is not located in a recorded subdivision.

The applicant’s stated reason for requesting this zoning change is to allow for a smaller rear yard setback (SF40 has a 40 foot rear setback, SF20 has a 30 foot rear setback) in order to place a detached garage in their rear yard.

On April 6, 2017, the Sparks Planning Commission voted to forward a recommendation of approval to the Sparks City Council (Exhibit 1).

The site is surrounded by similarly sized properties that are zoned SF40, SF20, and SF15 (Residential Single Family – minimum lot size 15,000 sq. feet) (Exhibit 5).  The adjacent properties have a Comprehensive Plan Land Use designation of LLR (Large Lot Residential – up to 3 dwelling units per acre).

The Comprehensive Plan Land Use designation for the site is also LLR (Large Lot Residential) (Exhibit 4).  The permitted zoning districts in the LLR land use designation are A5 (Agriculture – 5 acers), A40 (Agriculture 40 acres), NUD (New Urban District), PD (Planned Development), SF40, SF20, and SF15 (per Table 1 of the Comprehensive plan, Pg 4-33).   Accordingly, the request to rezone the site to SF20 is in conformance with the Comprehensive Plan.

It is the position of staff that this rezoning request is consistent with the adjacent properties in size, density of development, and permitted uses.  Staff believes that all of the findings can be made as follows.

Rezonings are performed by ordinance (Exhibit 2).

REZONE:

FINDING Z1:

The request, as submitted, is consistent with the City of Sparks Comprehensive Plan.

RELATIONSHIP TO THE COMPREHENSIVE PLAN

1. The Comprehensive Plan Land Use designation for the site is LLR (Large Lot Residential).  The LLR land use allows SF20 zoning which permits a maximum density of approximately 2 dwelling units per acre.  Rezoning from SF40 to SF20 will not create any inconsistencies or conflicts between the Comprehensive Plan and the zoning as SF20 is allowed in the LLR land use.

2.       The Land Use Plan Goals and Policies in the 2016 Comprehensive Plan that are relevant to this proposal include:

Goal H3                        Ensure that Sparks residential and mixed-use neighborhoods are desirable locations to live.

This site has been used as a single family residence since 1963.  Rezoning from SF40 to SF20 allows the property owner more flexibility in how he will use his property.  A change in zoning to SF20 is consistent with adjacent and nearby properties which are zoned SF20, SF15, and SF40.  SF20 is allowed in the LLR Comprehensive Plan Land Use designation.

FINDING Z2:

The project is consistent with the surrounding existing land uses.

The proposed zoning is consistent with the surrounding uses.  The surrounding uses are:

The proposed zoning of SF20 is compatible with the adjacent uses.  All of the adjacent properties are single family residences on large lots.

FINDING Z3:

Public notice was given and a public hearing held per the requirements of the Sparks Municipal Code.

Public notice was given per the requirements of the Sparks Municipal Code (SMC 20.05.003) and the Nevada Revised Statutes (NRS 278.260).  Public notice was published in the Reno Gazette-Journal on March 22, 2017 and notices were mailed to all property owners within 750 feet of the subject property (70 notices) on March 17, 2017 (Exhibit 7). The Planning Commission and the City Council meetings function as the public hearings for this item.

To adopt Bill No. 2716 and approving the rezoning request associated with PCN17-0010.

To reject Bill No. 2716 and deny the rezoning request associated with PCN17-0010.

To remand the rezoning request to the Planning Commission with request for further review and consideration of the case.

I move to adopt Bill No. 2716 and approving the rezoning request associated with PCN17-0010 based on Findings Z1 through Z3 and the facts supporting these findings as set forth in the staff report.