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.

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 26^th 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:

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 26^th 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:

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. 

This is a First Reading.

This is a first reading.