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

Applications were submitted for annexation and a zone change in August 2016. At that time, the City lacked the capacity to provide sewer service to the subject properties and was in the process of adopting the current Comprehensive Plan. The Comprehensive Plan includes a policy that the City will not annex properties until City services can be provided, or there is a plan and funding source to provide services, to the area proposed for annexation. 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 near the subject properties.

On June 15, 2017, the Planning Commission approved a City-initiated Comprehensive Plan amendment to change the land use designation from LDR (Low Density Residential) to IDR (Intermediate Density Residential) on the subject properties. On July 26, 2017, the Regional Planning Commission held a public hearing and determined that the Comprehensive Plan amendment conforms with the Truckee Meadows Regional Plan.  On September 11, 2017, the City Council certified the Comprehensive Plan amendment.

At the same June 15, 2017 meeting the Planning Commission also reviewed an annexation petition and a rezoning request (from SF15 to SF6) for the subject properties. During the Planning Commission public hearing, thirteen people spoke in opposition to the annexation request. Their concerns included traffic impacts on Wedekind Drive, increased crime, and residential density. The Planning Commission recommended that the City Council deny both the annexation petition and rezoning request because annexation of the property could also require the annexation of Wedekind Drive, which would have a negative impact on the City’s general and road funds.

On September 25, 2017, the City Council conducted public hearings for both the annexation petition and the rezoning request. However, during the period between the Planning Commission and City Council public hearings, the applicant proposed a new primary access to the subject properties from Garfield Drive. The proposed access road required the applicant to obtain an easement from the First Church of Nazarene of Sparks. The easement is 65 feet wide and is located on the eastern portion of the First Church of Nazarene of Sparks property. This easement would allow for primary access to the subject properties from Garfield Drive, which is a City street. (Refer to Exhibit E - Easement Documents).

Staff recommended that the City Council remand the annexation and rezoning requests back to Planning Commission to consider the new information. The City Council did so. This agenda item is the reconsideration of the rezoning request based on the proposed primary access easement from Garfield Drive.

The Planning Commission reviewed the revised applications for annexation and rezoning on February 1, 2018 with the new proposed access easement off Garfield Drive and recommends the City Council approve the two requests.

The City cannot rezone property until it is annexed into the city limits.

If annexed, the Washoe County zoning designation would convert to the City’s SF15 (Single Family Residential – 15,000 sq. ft. lots) zoning. The applicant is requesting to change the zoning from SF15 to SF6 (Single Family Residential –6,000 sq. ft. lots).  (Refer to Exhibits C and D – Existing Zoning and Proposed Zoning, respectively).

This rezoning request supports Comprehensive Plan Goals MG4 and MG6, Policies CF1, H1 and H2 because rezoning will allow for redevelopment of the property at a higher density, providing new housing in an infill location. The zoning (upon annexation) of SF15 and the requested zoning of SF6 allow the same uses of single-family detached homes, home occupations and group homes. Both zoning districts allow for smaller lots provided the maximum density is maintained. The main difference is the minimum lot size. The minimum lot size in the SF zoning district is 15,000 square feet while the SF6 zoning district has a minimum lot size of 6,000 square feet. The other difference is the setbacks. The SF15 setbacks are: Front – 20 feet, Side – 10 feet and Rear – 30 feet. The SF6 setbacks are: Front - 15 feet for house and 20 feet for garage, Side – 5 feet and Rear – 20 feet. 

On February 1, 2018, the Planning Commission reviewed this rezoning request and recommended that the City Council approve the request based on the findings as set forth in the staff report.

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 SF15 (Residential Single Family, 15,000 square feet) to SF6 (Residential Single Family, 6,000 square feet). The properties cannot be rezoned until the annexation petition is approved.

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

Goals MG4 and MG6 promote infill and redevelopment, especially in the City’s older neighborhoods. This rezoning request supports Goal MG4, Goal MG6, and Goal H1 by allowing the applicant to redevelop properties at a higher density. If the property is rezoned as requested, the redevelopment of the properties will provide new housing in an infill location within the City of Sparks.

The properties are adjacent to the City of Sparks. Once the Tyler Way sewer improvements are completed later this year, the City will be able to provide sewer service to the subject properties. The higher density development permitted by the requested zoning will potentially provide relatively more affordable housing than would be typical of large-lot development.

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 properties are 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, directly east of that property are single-family homes within the City of Sparks on approximately 6,000 square-foot lots. To the south, within the City limits, are single-family homes on approximately 6,000 square-foot lots and a church. To the west is a vacant parcel owned by the same church. The redevelopment of the site per the proposed zoning of SF6 with single-family housing is consistent with the adjacent single-family developments within the City limits. Redevelopment of this property provides an opportunity for new investment in this older neighborhood.

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. Letters were mailed to 130 property owners. Public notice was published in the Reno Gazette-Journal on January 19, 2018. 

This is the First Reading of the Ordinance to rezone the subject property.

This is a first reading. No motion is required.