Sparks City Council Meeting 2/12/2018 2:00:00 PM

    Monday, February 12, 2018 2:00 PM
    Council Chambers, Legislative Bldg, 745 4th St., Sparks, NV

General Business: 9.6

Title: First Reading of Bill No. 2731, an Ordinance rezoning real property approximately 0.878 acres in size and located at 1855 N. McCarran Boulevard from SF9 (SINGLE FAMILY RESIDENTIAL) to PO (PROFESSIONAL OFFICE) and providing other matters properly relating thereto.(PCN17-0054)
Petitioner/Presenter: ARC Health and Wellness/Karen Melby, Development Services Manager
Recommendation: Instruct the City Clerk to read the Bill by title and set the date for the public hearing and second reading.
Financial Impact: None.
Business Impact (Per NRS 237):
    
A Business Impact Statement is not required because this is not a rule.
Agenda Item Brief:

This is a request by ARC Health and Wellness to rezone a site approximately 0.878 acres in size and located at 1855 N. McCarran Boulevard from SF9 (Single Family, 9,000 Square Foot Minimum Lot Size) to PO (Professional Office). There is an accompanying request to amend the Comprehensive Plan land use designation for the site from Intermediate Density Residential (IDR – 6 to less than 10 dwelling units) to Commercial (C). The Comprehensive Plan amendment will be considered by the City Council on February 26th prior to the anticipated second reading, public hearing and possible approval of this rezoning request on that date. On January 4, 2018, the Sparks Planning Commission voted to forward a recommendation of approval to the Sparks City Council of this rezoning request (Refer to Planning Commission Report of Action).  



Background:

The subject property is located at 1855 N. McCarran Boulevard. (Refer to Exhibit 1 - Vicinity Map). According to the Washoe County Assessor’s records, the parcel has an existing house on it that was constructed in 1965. In 1991, this property was part of an application for a zone change and tentative map. Morgan Subdivision, which the subject parcel is within, is an eleven-parcel subdivision recorded October 8, 1999.



Analysis:

ARC Health and Wellness submitted two applications for this property, which is approximately 0.88 acres in size and located at 1855 N. McCarran Boulevard. (Refer to Exhibit 2 – Existing Site) This agenda item is a request to rezone the site from SF9 (Single Family, 9,000 Square Foot Minimum Lot Size) to PO (Professional Office). There is an accompanying request to amend the Comprehensive Plan land use designation for the site from Intermediate Density Residential (IDR – 6 to less than 10 dwelling units; refer to Exhibit 3 – Existing Sparks Land Use Plan) to Commercial (C; refer to Exhibit 4 – Proposed Sparks Land Use Plan). The Comprehensive Plan amendment will be considered by the City Council on February 26th prior to the anticipated second reading, public hearing and possible approval of this rezoning request on that date. On January 4, 2018, the Sparks Planning Commission voted to forward a recommendation of approval to the Sparks City Council of this rezoning request. (Refer to Planning Commission Report of Action)

As noted above, the current zoning designation is SF-9 (Single Family Residential, 9,000 Square Foot Minimum Lot Size). (Refer to Exhibit 5 - Existing Zoning). The applicant is requesting to rezone the property to PO (Professional Office). (Refer to Exhibit 6 - Proposed Zoning).

A comparison of the uses allowed in the SF9 and PO zoning districts is as follows:

Use

SF9

PO

Single family, detached

Permitted

Not Permitted

Home Occupation

Permitted

Permitted

 

 

 

Group Home

Permitted

Not Permitted

Automated teller machine, stand alone

Not Permitted

Permitted

Financial institutions, banks

Not Permitted

Permitted

Food preparation

Not Permitted

Permitted

Restaurant

Not Permitted

Permitted

Office

Not Permitted

Permitted

Call Center

Not Permitted

Conditional Use Permit

Copy Center

Not Permitted

Permitted

Personal services

Not Permitted

Permitted

Nonstore retailers

Not Permitted

Permitted

Car wash

Not Permitted

Conditional Use Permit

Gas station

Not Permitted

Conditional Use Permit

Adult day care

Not Permitted

Permitted

Child care facility

Not Permitted

Conditional Use Permit

Church or worship facility

Conditional Use Permit

Conditional Use Permit

Event Center

Not Permitted

Conditional Use Permit

Fraternal club / lodge / community service facility

Not Permitted

Conditional Use Permit

Public Safety Facility

Not Permitted

Permitted

Social assistance, welfare and charitable services

Not Permitted

Permitted

College, technical school

Not Permitted

Permitted

School

Not Permitted

Administrative Review

Personal instructional services

Not Permitted

Permitted

Hospital

Not Permitted

Conditional Use Permit

Hospice

Not Permitted

Permitted

Bodily fluid collection services

Not Permitted

Permitted

Medical office, clinic or laboratory (less than 50,000 gfa)

Not Permitted

Permitted

Medical office, clinic or laboratory (more than 50,000 gfa)

Not Permitted

Conditional Use Permit

Health / fitness club

Not Permitted

Permitted

Park / open space

Permitted

Permitted

Recreational facility, minor

Not Permitted

Conditional Use Permit

Data processing, hosting and related services

Not Permitted

Permitted

Media production

Not Permitted

Conditional Use Permit

Mining and quarrying

Conditional Use Permit

Conditional Use Permit

Research and development

Not Permitted

Permitted

Bike share kiosk

Not Permitted

Permitted

Heliport / miscellaneous air transportation

Not Permitted

Conditional Use Permit

Transportation passenger terminal

Not Permitted

Conditional Use Permit

Utility, minor

Conditional Use Permit

Conditional Use Permit

Renewable energy production

Permitted

Permitted

Communication facility

Not Permitted

Permitted

Wireless communication tower or antenna

Permitted

Permitted

Weather or environmental monitoring station

Not Permitted

Permitted

 

REZONING FINDINGS:

 

FINDING Z1: The request, as submitted, is consistent with the City of Sparks Comprehensive Plan.

 

This request is to rezone the site from SF9 (Single Family, 9,000 Square Foot Minimum Lot Size) to PO (Professional Office). The requested zoning is not consistent with the current Comprehensive Plan land used designation for the site of Intermediate Density Residential (IDR – 6 to less than 10 dwelling units). However, there is an accompanying request to change the site’s Comprehensive Plan land use designation to Commercial (C). Offices are a permitted use in areas with the Commercial land use designation. City staff anticipates the City Council will consider the land use amendment request on February 26th prior to the anticipated second reading, public hearing and possible approval of this rezoning request on that same date.

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

Goal MG1       Support economic vitality by providing a non-residential land use base.  

Goal MG2       Foster diversity in the land use mix including residential, commercial, industrial, employment and recreational areas citywide.

Approval of the Comprehensive Plan amendment and rezoning requests would support Goals MG1 and MG2 by increasing the amount of land available for non-residential uses, including offices, and employment opportunities.

FINDING Z2: The project is consistent with the surrounding existing land uses.

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

 

 

 

Land Use / Zoning

 

North

 

Commercial (C) / PO (Professional Office) and SF-15 (Single Family Residential)

 

South                           

Intermediate Density Residential (IDR)/ SF-6 (Single Family Residential)

 

East

 

Intermediate Density Residential (IDR)/ SF-6 (Single Family Residential)

 

West

 

Large Lot Residential (LLR)/SF-9 (Single Family Residential) and SF-40 (Single Family Residential)

The subject parcel is located on the western side of N. McCarran Boulevard. Due to high traffic volumes, this site is not an ideal location for single family homes. The properties to the north along McCarran Boulevard are designated on the Comprehensive Plan Land Use Map as Commercial to allow professional office uses. In 2016, the estimated traffic count at a point just north of the subject site was 18,000 average daily trips. Conversion of this property to an office would provide a transitional land use between a busy arterial road and the single family homes to the west. The single-family residences to the east are separated from the site by N. McCarran Boulevard. To the south are single-family homes, five of which have backyards that share a property line with the subject property. A small office building should, however, be a low impact neighbor. Conversion of the structure on the subject property from a residence to an office building will be subject to the Administrative Review process. City staff can address any buffering that may be necessary between the office and residential uses at that time.

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 request was noticed, at a minimum, to all property owners within 750 feet of the subject properties; 203 property owners were mailed notices. Public notice was published in the Reno Gazette Journal on December 21, 2017. 



Alternatives:

This is a First Reading.



Recommended Motion:

This is a first reading. 



Attached Files:
     Exhibits 1-6 PCN17-0054.pdf
     PC Report of Action PCN17-0054.pdf
     Exhibits A & B Legal Description PCN17-0054.pdf
     Bill No 2731_PCN17-0054_Rezone_ ARC Health final.pdf
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