The subject site is a triangular parcel located at 1620 Pyramid Way, east of the “T” intersection of Holman Way and Pyramid Way (Exhibit 1 – Vicinity Map). The site is approximately 17,043 square feet in size.  Until recently, the site was occupied by a single-family house which was demolished in July of 2019 to prepare the site for future commercial development. 

The site has access from Pyramid Way; it also has access from a private alley on the south side of the parcel.

The Comprehensive Plan land use designation for this property is Commercial (C). The site is currently zoned C1 (Neighborhood Commercial) (Exhibit 2 – Existing Zoning). The applicant has requested rezoning of the property to C2 (General Commercial) (Exhibit 3 – Proposed Zoning), which is consistent with that of surrounding properties. The properties to the north and the east of this site were rezoned by this same applicant from C1 (Neighborhood Commercial) to C2 (General Commercial) in 2015 (PCN15043). The site to the east was subsequently developed by this applicant as a mini-warehouse facility subject to a Conditional Use Permit (CUP) (PCN17-0044). The site to the north was sold and developed by others as a carwash subject to an Administrative Review (AR) (PCN17-0045).

On September 5, 2019, the Sparks Planning Commission voted to forward a recommendation of approval for the rezoning request to the City Council.

The applicant is requesting to rezone the site from C1 (Neighborhood Commercial) to C2 (General Commercial). The C2 (General Commercial) zoning district allows a wider range of uses, either by right or with approval of a Conditional Use Permit, than are permitted in the C1 (Neighborhood Commercial) zoning district. However, because the commercial properties adjacent to this site are zoned C2 (General Commercial), the additional uses permitted in the zoning district are not anticipated to inherently conflict with the uses on adjacent sites.   

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

FINDING Z1:

The request is consistent with the City of Sparks Comprehensive Plan.

The site has a Comprehensive Plan Land Use Designation of Commercial (C). Both the C1 and C2 zoning districts conform with the Commercial (C) land use designation. Approval of this request to change the zoning from C1 to C2 will not create any inconsistencies or conflicts between the Comprehensive Plan and zoning. Additionally, the Comprehensive Plan specifically indicates that C2 (General Commercial) is an appropriate zoning district for the Commercial (C) land use designation.

As described in greater detail below, this request supports the following Goals and Policies of the Comprehensive Plan:

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

Goal MG4: Facilitate infill and redevelopment.

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

Goal EV1: Grow and diversify Sparks’ economy.

Policy EV6: Support entrepreneurs by providing appropriately zoned areas with the infrastructure, public facilities and services necessary to start and grow a small business.

Rezoning this property from C1 to C2 maintains the commercial nature of this site while permitting a wider variety of commercial uses, which supports Goal MG1. The site is in an area that has been developed for some time and is adjacent to redeveloped sites, such as the properties directly to the north, that have been redeveloped. That nearby development is indicative of the redevelopment potential of the subject site, supporting Goal MG4. City services can be provided at acceptable levels in compliance with Policy CF1. Amending the zoning on this site permits a wider range of uses on a smaller commercial property, making it more likely to attract a small business in support of goals Goal EV1 and Policy EV6.   

FINDING Z2:

The project is consistent with the surrounding existing land uses.

The proposed zoning is consistent with the surrounding uses.  The surrounding uses are:

The proposed zoning of C2 (General Commercial) is compatible with the adjacent uses, which are primarily C2 (General Commercial). The western border of the site is adjacent to Pyramid Way. Across Pyramid Way from the site is Holman Way. The Scolari’s shopping center, which is zoned C2 (General Commercial), is located on the north side of Holman Way. South of Holman Way is Burgess Park, which is zoned PF (Public Facilities). The proposed change to C2 (General Commercial) is consistent with the adjacent C2 (General Commercial) properties to the North, South, East, and West. The Planning Commission found that PF zoning, in this instance for a City park, and commercial uses can be compatible, as both uses are destinations for the public and the park is adjacent to other C2 (General Commercial) zoned properties. Pursuant to Sparks Municipal Code 20.05.007(A)(2), any future commercial development of the site will, at a minimum, be subject to the City’s Administrative Review process, during which any potential impacts on surrounding properties can be considered and mitigated.

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. Notice of this rezoning request was sent to all property owners within 750 feet of the subject property; 98 property owners were mailed notices. Public notice was published in the Reno Gazette Journal on August 21, 2019. The Planning Commission and City Council meetings function as the public hearings for this item.

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

This is a first reading. No motion is required.