The subject property is on the south side of Wedekind Road and bounded on the west and south by the Sparks city limits. (Refer to Exhibit A – Vicinity Map.) The request covers 2 parcels, 3.24 acres and 0.23 acres in size, totaling 3.47 acres. According to the Washoe County Assessor’s records, there are three residential units constructed in 1940 and 1951on the two properties. 

The applicant submitted applications for annexation and a zone change for the subject properties in August 2016. At the time the applications were submitted, the city lacked the capacity to provide sewer service to the site.  Also during this time period, the city was in the process of adopting its new Comprehensive Plan, which includes a policy that the city will not annex properties until the city can provide services. The City Council certified the new Comprehensive Plan on October 24, 2016.

The applicant agreed to postpone review of the annexation and zone change applications until the city knew whether sanitary sewer service could be provided to the subject properties. Accordingly, the applications were not processed until the 2017/2018 Capital Improvement Plan (CIP) was approved by the City Council on May 22, 2017. The CIP allocates funding to increase sanitary sewer capacity in the vicinity of the subject properties.

At the time of submittal, the property was designated on the Land Use Map as both Low Density Residential (LDR) and Medium Density Residential (MDR). (Refer to Exhibit B – Master Plan (Old) Land Use). LDR density was 3 to 7 dwelling units per acre. MDR density was 14 to 20 dwelling units per acre. The 2016 Comprehensive Plan Land Use Map changed the land use to Low Density Residential (LDR) which permits 3 to less than 6 dwelling units per acre. The applicant has, therefore, petitioned the city to revert the land use designation to be equivalent to what was previously shown on the Land Use Map. The City of Sparks thus initiated this Comprehensive Plan amendment.

Accompanying this request are annexation and rezoning requests, which require separate action. The rezoning request, for a designation of SF6 (which permits 7.26 units per acre), would be consistent with the applicant’s request for an IDR land use designation.

The neighborhood meeting for the proposed Comprehensive Plan amendment was held June 6, 2017.  Twenty-five people attended the meeting. Their concerns included traffic, ownership of and improvements to Wedekind Road, extension of utilities (especially sewer) to the property, the potential density of the development and general concerns about potential impacts to the neighborhood such as increased crime and more pedestrian traffic. There was also discussion and questions regarding how the city processes annexation and rezoning requests.  In addition, attendees expressed concern and frustration over the lack of specific project details. Those present “voted” against the annexation and rezoning requests. 

The Planning Commission adopted Resolution No. 215 approving the Comprehensive Plan amendment request on June 15, 2017 and recommends that the City Council certify the amendment.

On July 26, 2017, the Regional Planning Commission held a public hearing and determined that the Comprehensive Plan Amendment from LDR to IDR for this site conforms with the Truckee Meadows Regional Plan. 

The subject site consists of two parcels totaling 3.47 acres. (Refer to Exhibit A – Vicinity Map) The parcels are currently designated on the Land Use Map in the Comprehensive Plan as Low Density Residential (LDR). (Refer to Exhibit C – Existing Land Use) The density for LDR is 3 to less than 6 dwelling units per acre. The property owner is seeking an approximate density of 7 dwelling units per acre. This Comprehensive Plan amendment is requesting an Intermediate Density Residential (IDR) designation which permits a density of 6 to less than 10 dwelling units per acre. IDR is the only land use designation accommodating 7 dwelling units per acre.  Based on the density range for IDR, the number of units which would be permitted on the site ranges from 21 to 34. (Refer to Exhibit D – Proposed Land Use).

MASTER PLAN:

Finding CP1. The proposed Comprehensive 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 properties are located within the City of Sparks portion of the TMSA. The IDR designation would permit additional housing on an infill site and would facilitate redevelopment of properties that have not been improved since the 1950s.

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 Comprehensive Plan land use amendment is certified, the property owner’s intent is to redevelop the site, on which there are currently three residential units. The property is located adjacent to an older section of the City but is not currently served by sanitary sewer or water. However, the City Council has included a project to increase sewer capacity in this area in the City’s approved Capital Improvement Plan and on August 14^th approved a design contract for the project. Once the sewer project is completed, the subject properties could connect to municipal sewer. Redevelopment of the property could also require improvements to other existing infrastructure, including road capacity upgrades.  

Finding CP2. The Comprehensive Plan amendment would implement the goals listed within the Sparks Comprehensive Plan as listed in the staff report.

The Comprehensive Plan Goals and Policies that are relevant to this proposal include:

GOAL MG4: Facilitate infill and redevelopment

Goal MG6:  Promote compact development to reduce the per capita cost of providing infrastructure, public facilities and public services.

Policy CF1:  When reviewing new development, the City will not approve an application unless the City services can be provided at acceptable service levels.

Goal H1:      Facilitate development of housing that is available, affordable and accessible to a diverse and growing population, including senior citizens. 

Policy H2:    Promote a variety of housing types throughout Sparks, including within mixed-used settings, to expand the choices available to meet the financial and lifestyles needs of a diverse population and workforce.  

The intent of the above goals and policies is to encourage infill and redevelopment, especially in the City’s older neighborhoods, provide diverse housing options and promote compact, efficient development throughout the city. This Comprehensive Plan amendment request supports these goals and policies by enabling the applicant to redevelop the subject property at a higher density. The site is located in an established neighborhood adjacent to the city of Sparks. Once the sewer capacity improvements are complete, the City will be able to provide sewer service to the subject properties.

Finding CP3. The Comprehensive Plan Amendment would be compatible with surrounding land uses.

The surrounding land uses and zoning are summarized in the table below:

The Wildcreek Meadows site is located in an area of mixed single family residential types. There are large single family lots in unincorporated Washoe County to the north. To the immediate east is a large unannexed parcel. However, next to that property are single family homes within the Sparks city limits on approximately 6,000 square foot lots. To the south are single family homes, also on approximately 6,000 square foot lots, and a church. To the west is a vacant parcel owned by the same church.

The density proposed by this Comprehensive Plan amendment is the same as the existing land use designation for the existing subdivisions located within the city limits to the south and east of the subject properties.

FINDING CP4: Public notice was given and a public hearing held per the requirements of Nevada Revised Statutes and Sparks Municipal Code.

Public notice was published in the Reno Gazette Journal on June 1, 2017.  The Planning Commission and City Council meetings function as the public hearings required by the Nevada Revised Statutes and Sparks Municipal Code. The Neighborhood Meeting required by NRS 278.210 was held on June 6, 2017. Twenty-five people attended the meeting. A summary of public comment from this meeting is provided in the “Background” Section of this staff report and addressed in detail in the Report of Action. 

1. Adopt Resolution No. 3319 certifying a Comprehensive Plan amendment to change the land use designation from LDR (Low Density Residential) to IDR (Intermediate Density Residential) on a site approximately 3.47 acres in size located at 3650 Wedekind Road, Sparks, Nevada.
2. Reject the proposed Comprehensive Plan Amendment.
3. Remand the Comprehensive Plan Amendment back to the Planning Commission with direction. 

I move to adopt Resolution No. 3319 certifying a Comprehensive Plan amendment to change the land use designation from LDR (Low Density Residential) to IDR (Intermediate Density Residential) on a site approximately 3.47 acres in size located at 3650 Wedekind Road, Sparks, Nevada.