Sparks City Council Meeting 2/27/2012 2:00:00 PMMonday, February 27, 2012 2:00 PM
Sparks Council Chambers
Planning and Zoning Public Hearings and Action Items: 8.4
Title: PCN11029, Sycamore Gardens, Public Hearing, Consideration and possible approval of Resolution #3215 for certification of a Master Plan land use change from Office Professional (OP) to General Commercial (GC) on a site approximately 12.17 acres located south of North McCarran Boulevard, west of Pyramid Way, east of 11th Street and located on the north and south sides of Roberta Lane
Petitioner/Presenter: Sycamore Gardens/Karen L. Melby, AICP
Recommendation: Planning Commission and Community Services Department recommends City Council certify; see suggested motion below.
Financial Impact: N/A
Business Impact (Per NRS 237):
A Business Impact Statement is not required because this is not a rule.
A Business Impact Statement is not required because this is not a rule.
Agenda Item Brief: This request is for a Master Plan Amendment to change the land use designation from Office Professional (OP) to General Commercial (GC).
Background: On May 8, 1995, the City of Sparks City Council approved Resolution 2339 for the adoption of land use designations to reconfigure on the Master Plan of the General Commercial (GC), Professional Office(PO) and Low Density Residential (LDR) to allow a 52 lot single family residential subdivision. On December 8, 1997, the City of Sparks City Council approved an amendment to the land use plan to change the land use designation from Office Professional (OP) and Low Density Residential (LDR) to General Commercial (GC) and Office Professional (OP) to allow development of the Crestgate Pyramid Planned Development. On February 2, 2012, the Planning Commission approved the Master Plan Amendment to change the land use designation from Office Professional (OP) to General Commercial (GC).
Analysis: This request is for a Master Plan Amendment to change the land use designation from Office Professional (OP) to General Commercial (GC). The proposed Master Plan Amendment to GC would “allow shopping, personal and professional service facilities and accessory uses in centers to meet the needs of the community. Areas usually contain food markets, comparison goods, medical clinics, child care and restaurants. Boarding houses, single and multiple family residential structures, public facilities, churches, drive-throughs, outdoor sales and services and automobile service stations may be permitted by discretionary entitlement in these designated land use areas. Planned Development zoning may be applied to the area designated GC for entitlement and construction. The equivalent zoning is C1 and C2.” (Sparks Master Plan) As defined above the GC land use does allow shopping, associated commercial land uses and offices. The Crestgate Planned Development consists of commercial and office land uses in compliance with the master plan designation of GC. The GC land use designation will promote infill development. The following Master Plan Findings support this land use amendment from OP to GC. Area 4 is already designated GC so the Master Amendment is for the balance of the property, approximately 11.08 acres. Finding MP1: The proposed Master Plan amendment would be in conformance with the Regional Plan. “Goal 1.1 Between 2002 and 2022, at least 99% of the region’s population growth and 99% of the region’s jobs growth will be located in the Truckee Meadows Service Areas (TMSA).” The master plan amendment to GC will help to facilitate non-residential development in the Truckee Meadows Service Area (TMSA) including the ability to create new jobs for the region. “Policy 1.1.3 ...The Regional Plan defines Truckee Meadows Service Areas (TMSA) that avoid environmental degradation, optimize infrastructure, and maintain a compact form while providing for a variety of living and working situations.” The site is located within the Sparks TMSA and is an infill site currently being served by existing infrastructure system. The site location promotes a compact form with the inclusion of a non-residential land uses within walking distance of existing residential developments. “Goal 1.2 Local government and affected entity master plans, facilities plans and other similar plans will provide for the necessary resources, services and infrastructure to support the densities summarized in Table 1.2.1 of the Regional Plan.” “Policy 1.2.13 To conform with the Regional Plan, Local Government Master Plans must include implementation tools to: 1) promote infill development; 2) preserve neighborhoods; 3) revitalize urban areas;…” The master plan amendment to GC implements this goal and policy by providing for an appropriate land use designation that is compatible with the existing surrounding land uses while promoting infill development. Finding MP2: The Master Plan amendment would implement the Goals listed within the Sparks Master Plan as listed in the staff report. The Land Use Plan Goals and Policies in the 1991 Master Plan update that are relevant to this proposal include: GOAL LU1: To create a growth pattern which assures flexible, feasible and efficient developments and which includes natural and cultural amenities. POLICY LU1a. The City will support a preferred growth pattern which applies consistent and uniform standards to areas planned for similar uses. ACTION STRATEGY B. Allow only developments which meet the proper land use designation of the Citys Master Plan and the Regional Master Plan. The Master Plan Amendment to GC allows a wide variety of land uses which promotes flexibility in development. The GC is a logical extension of the existing GC for the shopping center on the corner of Pyramid Way and McCarran Boulevard. Finding MP3: The Master Plan amendment would be compatible with surrounding land uses. At the corner of Pyramid Highway and McCarran Boulevard are commercial land uses. Crestgate Pyramid Planned Development is situated between the commercial shopping center at the intersection of Pyramid and McCarran and the residential land uses to the south and west. The proposed land uses will provide for less intense land uses of offices adjacent to the adjoining residential homes. Finding MP4: Public notice was given and a public hearing held per the requirements of the Nevada Revised Statutes. Public notice was given per the requirements of Nevada Revised Statutes (NRS). A neighborhood meeting was noticed and conducted by the applicant on November 16, 2011, per NRS 248.210.2. The Planning Commission and City Council meetings function as the required public hearings for this Master Plan amendment request
Alternatives: 1. The City Council can deny the certification of the master plan amendment. 2. The City Council can remand the master plan amendment back to Planning Commission with direction, if the applicant consents in writing to an extension of the time which the public hearings shall be concluded as permitted in Nevada Revised Statues (NRS) 278A.480(2).
Recommended Motion: I move to approve Resolution #3215 to certify the Master Plan Amendment associated with PCN11029 adopting Findings MP1 through MP4 and the facts supporting these Findings as set forth in the staff report.
CC Resolution for Crestgate Pyramid.pdf
PC Resolution for Crestgate Pyramid.pdf
PCN11029 Crestgate Pyramid-Report of Action.pdf