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, three residential units and two detached garages, constructed in 1955, are located 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 (see Planning Commission Report of Action).

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.

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:

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 because the property owner plans to 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 use and zoning are summarized in the following table:

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.

1. The City Council can adopt Bill 2754 to rezone the property at 2101 Sullivan Lane.
2. The City Council could remand the rezoning request back to Planning Commission with direction.
3. The City Council could deny the rezoning request.

I move, based on Findings Z1 through Z3 as set forth in the staff report, to adopt Bill 2754 to rezone real property approximately 1.9 acres in size located at 2101 Sullivan Lane, Sparks, Nevada from SF15 (Single Family Residential – 15,000 sq. ft.) to C2 (General Commercial).