This is a request to amend the Planned Development Handbook, Legends at Sparks Marina, Destination Retail Development (Handbook) development standards for construction of buffer walls, parking requirements for a baseball stadium and hotels, and other related matters.

The site is generally located northwest of the Sparks Boulevard/Interstate 80 interchange and east of Sparks Marina Park in Sparks, Nevada on an approximately 148 + acre site in the NUD (New Urban District – The Legends at Sparks Marina) zoning district. (Exhibit 1 – Vicinity Map).

The City Council originally approved the Handbook as PCN06028 in 2006 and most recently amended the Handbook in 2013, revising development standards for landscaping, signage, special events, phasing, infrastructure improvements, site maintenance, and other matters.

On March 5, 2020, the Planning Commission reviewed and recommended approval to the City Council of this request to amend the Handbook.

This request is to amend the final approved Handbook for the Legends at Sparks Marina. The proposed amendments would modify the development standards for construction of walls used to buffer uses, remove parking standards related to baseball stadium uses, and change parking standards related to hotels.

The proposed modifications to parking requirements in Chapter 2, Section IV: Parking Standards in the Handbook will remove the baseball stadium parking references because a baseball stadium is no longer planned for the area. The proposed amendment would also change the hotel parking requirement from 4.25 spaces per 1,000 square feet of gross floor area to 1 parking space per room and 1 space per 800 square feet of restaurant and public meeting area (Exhibit 2 – Proposed Handbook Changes). This modification mirrors the parking standard for hotels in the City’s zoning code, specifically section 20.04.009 of the Sparks Municipal Code.

In addition, the Handbook currently requires a cumulative parking analysis be submitted to staff for review for each new tenant improvement or business license application. This requirement is burdensome to both the developer and staff. Therefore, the proposed amendment would require the developer to submit a cumulative parking analysis to staff only upon request when such analysis may be necessary to evaluate current conditions.

The proposed modification to Chapter 2, Section X: Buffering/Walls clarifies the types of buffering and walls between uses on the site. Specifically, this amendment would allow either masonry block or precast panels. This modification allows for alternative wall types without altering other development standards related to walls, such as height and landscaping standards (Exhibit 2).

SMC 20.02.012.G Modification of Final Approved Plan outlines the required findings for amending a final planned development handbook.

Findings for Modification of Final Approved Plan

SMC 20.02.012(G)(6) includes ten findings that the Planning Commission and City Council must consider when reviewing a proposed modification of a final approved plan for a planned development. Those findings are discussed below.

Finding A:  The amendment is consistent with the City’s Comprehensive Plan and Truckee Meadows Regional Plan and otherwise consistent with Nevada and federal law.

The Comprehensive Plan Goals and Policies relevant to the Handbook amendment are:

The requested modifications to the language regarding buffer walls clarify what materials may be used in the design and construction of those walls. The walls provide a buffer between commercial uses and more sensitive residential uses, supporting Goal CC1, and also provide a placemaking design element that is particular to the Legends development, supporting Goal MG1. The modified parking standards bring the Handbook into conformance with the Sparks Municipal Code standards for some uses, while revising parking standards to reflect the elimination of the baseball stadium use, supporting Goals MG6 and MG3.

Finding B:  The amendment is consistent with the surrounding land uses.

The following table summarizes the surrounding land uses.

The proposed amendments to the Handbook do not change the types of land uses permitted within Legends Planned Development, only certain development standards related to parking and buffer walls, and only in a manner that does not adversely impact surrounding land uses.

Finding C:  Will be fiscally positive to the City for a period of at least 20 years if the site affected by the modification, removal or release is 20 or more acres and the modification, removal, or release involves permitted uses, residential density, or nonresidential density.

A fiscal analysis was not required with this amendment because there are no proposed changes to densities or types of land uses.

Finding D:  Furthers the mutual interest of the residents and owners upon the provisions of the plan.

As discussed in the Analysis section above, the clarification of allowed materials and design types for buffer walls does not adversely affect adjacent residential uses. The walls serve as a buffer between uses and also as a placemaking element, identifying the Legends development and delineating gathering spaces within the development.

Finding E:  Will not impair the reasonable reliance of the residents and owners upon the provisions of the plan.

There are no proposed changes to the land uses permitted by the Handbook. Parking ratios for hotels would now conform to the Sparks Municipal Code and the overall parking count is reduced 95 spaces from the prior parking space requirements, which had included provisions for a baseball stadium. In other words, the reduction in parking spaces for hotels, when combined with the elimination of the baseball stadium use from the Handbook, is not anticipated to have any negative impacts on residents, owners, tenants, or the public visiting Legends.

Finding F:  Will not result in changes that would adversely affect the public interest.

The public interest is served by reassessment of parking needs as the Legends Development nears full build-out. The public retains full access to all parking facilities and there is no modification to circulation on the site.

Finding G:  Is consistent with the efficient development and preservation of the entire planned development.

Because there are no proposed changes in this amendment to the development of the site, only to parking ratios and the materials and design elements of buffer walls, the efficient development and preservation of the entire planned development are not affected.

Finding H:  Does not adversely affect either the enjoyment of land abutting upon or across a street from the planned unit development or the public interest.

The modification of the allowed materials and design elements of the buffer walls seeks to provide flexibility in design while continuing to provide a placemaking element for the planned development. The proposed modifications to parking ratios do not impact adjacent uses and continue to provide adequate parking without alterations to internal circulation of the planned development.

Finding I:  Is not granted solely to confer a private benefit upon any person.

The buffer walls serve the entire planned development and the public, as do the modified parking ratios, so the amendments do not confer a private benefit upon any person.

Finding J:  Public notice was given and a public hearing held as required by the Sparks Municipal Code and Nevada Revised Statutes.

Public notice was given as required by the Sparks Municipal Code and Nevada Revised Statutes. The Planning Commission and City Council meetings function as the public hearings for this item. This request was noticed, at a minimum, to all property owners within the Legends Planned Development and within 750 feet of the Legends Planned Development boundary. A total of 104 notices were mailed to property owners on February 19, 2020. Public notice was also published in the Reno Gazette Journal on February 21, 2020.

1. The City Council may approve the proposed amendments to the Handbook.
2. The City Council may deny the proposed amendments to the Handbook.
3. The City Council may remand the request to the Planning Commission with direction.  

I move to approve an amendment to the final planned development handbook for the Legends at Sparks Marina generally located north of I-80, south of Prater Way, and west of Sparks Boulevard, Sparks, Nevada, on a site approximately 148 acres in size in the NUD (New Urban District – Legends at Sparks Marina) zoning district; to revise standards for buffer walls, to remove parking standards for baseball stadiums, to reduce parking standards for hotels, and other matters related thereto.