2019 2:00:00 PM

Monday, January 28, 2019 2:00 PM
Council Chambers, Legislative Building, 745 4th Street, Sparks, NV

General Business: 9.5

Title: First Reading of Bill No. 2754 to rezone real property approximately 1.9 acres in size located at 2101 Sullivan Lane, Sparks, NV from SF15 (Single Family Residential – 15,000 sq. ft.) to C2 (General Commercial). (PCN18-0042)

Petitioner/Presenter: Marc Bebout/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 from Marc Bebout to rezone a parcel approximately 1.9 acres in size located at 2101 Sullivan Lane from SF15 (Single Family Residential – 15,000 sq. ft. lots) to C2 (General Commercial). This rezoning request is coming forward for City Council consideration along with a request for certification of a Comprehensive Plan amendment change of the land use designation for this property from Large Lot Residential (LLR) to Commercial (C). On October 4, 2018, the Sparks Planning Commission approved the Comprehensive Plan amendment and voted to forward a recommendation of approval for the rezoning request to the City Council.

Background:

The subject property is located at the southwest corner of Sullivan Lane and Kelly Ranch Drive (Exhibit 1 – Vicinity Map). According to the Washoe County Assessor’s records, there are three residential units and two detached garages, constructed in 1955, on this property. The property is part of the P J Kelly’s Ranch subdivision.

The City Council approved the annexation of the subject property on July 23, 2018. The annexation became effective on July 25, 2018.

On October 4, 2018, the Sparks Planning Commission approved a Comprehensive Plan amendment to change the land use designation for this property from Large Lot Residential (LLR) to Commercial (C). At that same meeting the Planning Commission also voted to forward a recommendation of approval to the City Council for this rezoning request.

On December 12, 2018, the Regional Planning Commission (RPC) held a public hearing and reviewed the requested Comprehensive Plan amendment for this property. The RPC determined that the Comprehensive Plan amendment conforms with the Truckee Meadows Regional Plan.

Analysis:

The subject property’s current zoning designation is SF15 (Single Family – 15,000 sq. ft. lot size) (Exhibit 2 – Existing Zoning). The applicant is requesting to rezone the 1.9-acre site to C2 (General Commercial) (Exhibit 3 – Proposed Zoning).

The following table compares the uses permitted in each zoning district:

Use	SF15	C2
Single family, detached	Permitted	Not Permitted
Multi-family Building <110 units	Not Permitted	Permitted
Multi-family Building >110 units	Not Permitted	Conditional Use Permit
Manufactured home park	Not Permitted	Conditional Use Permit
Home Occupation	Permitted	Permitted
Group Home	Permitted	Not Permitted
Life Care or Continuing Care Services	Not Permitted	Permitted
Halfway House	Not Permitted	Conditional Use Permit
Bed and Breakfast	Not Permitted	Permitted
Hotel/Motel (>20 units)	Not Permitted	Conditional Use Permit
Recreational Vehicle Park	Not Permitted	Conditional Use Permit
Resort, Dude/Guest Ranch	Conditional Use Permit	Not permitted
Animal Services, Overnight (whether indoor or outdoor)	Conditional Use Permit	Not permitted
Financial Services: Payday Loan Establishment; ATM Stand Alone; Title Loan; and, Financial Institutions (including banks)	Not Permitted	Permitted
Pawnbroker	Not Permitted	Conditional Use Permit
Food & Beverage Sales/Service: Brewery; Craft Distillery; Grocer/Food Market; Liquor Store; Food Preparation; Restaurant and Drive through	Not Permitted	Permitted
Office	Not Permitted	Permitted
Call Center	Not Permitted	Permitted
Personal/Business Services: Bail Bond Services; Copy Center; Courier and Messenger Services; Funeral & Internment Services; Maintenance and Repair Services; Personal Services; Tattoo Parlor; and, Wedding Chapel	Not Permitted	Permitted
Retail Sales: Building Material Sales and Services; Convenience Store; Retail, General	Not Permitted	Permitted
Auto and Truck Repair (light)	Not Permitted	Permitted
Car Wash	Not Permitted	Permitted
Gas Station	Not Permitted	Permitted
Manufactured Home Dealers	Not Permitted	Conditional Use Permit
Vehicle Rentals	Not Permitted	Permitted
Adult Day Care	Not Permitted	Permitted
Child Care Facility	Not Permitted	Conditional Use Permit
Child Care Facility, In-home	Permitted	Not Permitted
Church or Worship Center	Conditional Use Permit	Conditional Use Permit
Event Center / Banquet Hall	Not Permitted	Permitted
Fraternal Club /Lodge / Community Service Facility	Not Permitted	Permitted
Public Safety Facility	Not Permitted	Permitted
Social Assistance, Welfare and Charitable Services	Not Permitted	Permitted
College, Technical School	Not permitted	Conditional Use Permit
School (Public or Private)	Not permitted	Administrative Review
Personal Instructional Services	Not Permitted	Permitted
Hospital	Not Permitted	Conditional Use Permit
Hospice	Not Permitted	Conditional Use Permit
Bodily Fluid Collection Services	Not Permitted	Permitted
Medical Office, Clinic or Laboratory (less than 50,000 gross floor area)	Not Permitted	Permitted
Medical Office, Clinic or Laboratory (more than 50,000 gross floor area)	Not Permitted	Conditional Use Permit
Medical Marijuana Dispensary	Not Permitted	Administrative Review (Note must be over 1,000 feet from school)
Bar / Lounge	Not Permitted	Permitted
Cultural Institution	Not Permitted	Permitted
Entertainment Facility / Theater	Not Permitted	Permitted
Health / fitness club	Not Permitted	Permitted
Park / Open Space	Permitted	Permitted
Recreational Facility, Minor and Major	Not Permitted	Conditional Use Permit
Data Processing, Hosting and Related Services	Not Permitted	Permitted
Media Production	Not Permitted	Permitted
Mining and quarrying	Conditional Use Permit	Conditional Use Permit
Production, Craftwork	Not Permitted	Permitted
Research and Development	Not Permitted	Permitted
Building Maintenance Services	Not Permitted	Permitted
Mini-warehouse	Not Permitted	Conditional Use Permit
Heliport / Miscellaneous Air Transportation	Not Permitted	Conditional Use Permit
Bike share kiosk	Not permitted	Permitted
Transportation Passenger Terminal	Not Permitted	Conditional Use Permit
Utility, minor	Conditional Use Permit	Conditional Use Permit
Renewable energy production	Permitted	Permitted
Communications Facility	Not Permitted	Permitted
Wireless Communication Tower or Antenna	Permitted	Permitted
Weather or Environmental Monitoring Station	Permitted	Permitted
Urban Winery	Not Permitted	Permitted
Urban Agriculture	Permitted	Permitted

Rezoning Findings

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

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

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

Policy MG4: Facilitate infill and redevelopment.

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

The request to change the land use designation on the property was submitted so the property owner can redevelop the property with a commercial use, which supports Goal MG1 and Policy MG4. The subject property is already served by City utilities and services, complying with Policy CF1.

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

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

Direction	Land Use	Zoning
North	Intermediate Density Residential (IDR)	SF6 (Single Family Residential – 6,000 sq. ft. lots)
South	Large Lot Residential (LLR)	E-1 (Estate Residential) (Washoe County)
East	Community Facilities (CF)	Public Facility (PF)
West	Intermediate Density Residential (IDR)	SF6 (Single Family Residential – 6,000 sq. ft. lots)

The subject property is located west of Sparks Middle School and Agnes Risley Elementary School. To the north and west are single family homes within the Sparks city limits. To the south are large single family lots within a pocket of unincorporated Washoe County. There are existing commercial land uses to the south along Sullivan Lane and Greenbrae Drive. With the two schools to the east and the commercial properties to the south, the area is very active, so a commercial land use on this property is a reasonable request.

FINDING Z3: Public notice was given and a public hearing held per the requirements of the Sparks Municipal Code.

Public notice was given as required by the Sparks Municipal Code and Nevada Revised Statutes. This rezoning request was noticed, at a minimum, to all property owners within 750 feet of the subject property; 118 property owners were mailed notices on September 18, 2018. Public notice was published in the Reno Gazette Journal on September 20, 2018. The Planning Commission and City Council meetings function as the public hearings for this item.

Alternatives:

This is the first reading of the ordinance to rezone the subject property.

Recommended Motion:

This is a first reading. No motion is required.

Attached Files: