Sparks City Council Meeting 1/28/2019 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:
     02 - Exh 1 VicinityMap PCN18-0042.pdf
     03 - Exh 2 ExistingZoning PCN18-0042.pdf
     04 - Exh 3 ProposedZoning PCN18-0042.pdf
     Bill 2754.pdf
Previous Item
Next Item
Return To Meeting