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 respectively, totaling 3.47 acres. According to the Washoe County Assessor’s records, there are three residential units constructed in 1940 and 1951 on the two properties.

The applicant initially requested 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 sanitary sewer service to the site. During this time period the City was also 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, which would enable the applicant to connect to the City’s sewer system.

In addition to this request for rezoning, the applicant submitted a request for annexation of these parcels into the city of Sparks. The City Council can only rezone these parcels if they have been annexed.

On June 15, 2017, the Sparks Planning Commission voted to forward a recommendation of denial to the City Council of the applicant’s annexation request based on the negative fiscal impact to the City arising from the prospective annexation of Wedekind Road. For this reason, on June 15^th the Planning Commission also voted to forward a recommendation of denial to the City Council of the rezoning request.

This rezoning request is in conjunction with a petition for annexation for these two parcels, which total 3.47 acres. The applicant is requesting voluntary annexation and rezoning of these properties into the City of Sparks in order to redevelop the property at the same density as the adjacent subdivisions within the Sparks City Limits. The existing homes on the property are served by well and septic systems. Annexation would permit these properties to receive municipal services. (Refer to Exhibit B – Annexation Map).

If annexed, Washoe County zoning would convert to the City’s SF15 (Single Family Residential – maximum density of 2.9 units per acre) zoning. The applicant is requesting to change the zoning from SF15 to SF6 (Single Family Residential – maximum density of 7.26 units per acre).  (Refer to Exhibits C and D – Existing Zoning and Proposed Zoning, respectively).

The rezoning of the subject parcels cannot be approved by the City Council unless the parcels are annexed into the city of Sparks. The Planning Commission and City Manager are recommending denial of the annexation due to the potential fiscally negative impact on the City, which is addressed in detail in the staff report for the annexation request. The negative fiscal impact is largely attributable to the City having to take on responsibility, upon annexation and subdivision of the parcels, for that segment of Wedekind Road on which these parcels are located. For this reason, the proposed annexation and rezoning of these parcels appears to be premature.

REZONING FINDINGS:

FINDING Z1:

The project, as submitted and conditioned, is consistent with the City of Sparks Comprehensive Plan.

If the Comprehensive Plan is amended per a separate application to change the land use designation from LDR (Low Density Residential) to IDR (Intermediate Density Residential), the rezoning is consistent with the Sparks Comprehensive Plan.

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, diverse housing options and compact, efficient development throughout the city. This rezoning request supports these goals and policies by allowing redevelopment of the subject property at a higher density than permitted by current zoning. The site is located in an older neighborhood adjacent to the city of Sparks. Once sewer capacity improvements are completed to increase sanitary sewer interceptor capacity in the area, the City will be able to provide sewer service to the subject properties. The higher density development will potentially provide relatively more affordable housing types than would be typical of large lot development.

The rezoning of the subject parcels cannot, however, be approved by the City Council unless the parcels are annexed into the city of Sparks. Nevada Revised Statutes (NRS) 268.663(3) pertaining to annexations requires that when, as contemplated, the parcels proposed for annexation are subdivided and provided primary access from Wedekind Road, the City will need to take responsibility for the full segment of Wedekind Road from El Rancho Drive to Sullivan Lane. If that occurs, that segment of Wedekind Road will need to be upgraded to City standards (including the provision of curb, gutter and sidewalks). As a result, the net negative impact to the City could be 3-4 times higher than the -$330,064 deficit projected in the Fiscal Impact Analysis submitted with the applicant’s companion application for annexation.  

FINDING Z2:

The project is consistent with the surrounding existing land uses.

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

The subject site is located in an area of mixed single-family residential development. There are large single family lots in unincorporated Washoe County to the north. To the immediate east is an unincorporated parcel; however, next to that property are single family homes within the city of Sparks on approximately 6,000 square foot lots. To the south are single family homes on approximately 6,000 square foot lots, also within Sparks, and a church. To the west is a vacant parcel owned by the same church. The redevelopment per the proposed zoning of SF6 of this site with single family housing is thus consistent with the adjacent single family developments within the City limits.

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 and Nevada Revised Statutes. The Planning Commission and City Council meetings function as the public hearings for this item. This rezoning was noticed, at a minimum, to all property owners within 750 feet of the subject properties. The public notice was published in the Reno Gazette Journal on June 1, 2017. The City mailed notices to 130 property owners.

If the annexation petition is approved by City Council, the City Council may:

1. Remand the rezoning request back to Planning Commission with direction.
2. Approve the zone change from SF15 (Residential Single Family, 2.9 units per acre) to SF6 (Residential Single Family, 7.26 units per acre).

I move to deny Bill No. 2725,  the zone change associated with PCN16042, based on consideration of Findings Z1 to Z3, and the facts concerning these findings as set forth in the staff report.