2012 2:00:00 PM

Monday, April 23, 2012 2:00 PM
745 4th Street, Sparks, NV 89431

General Business: 6.3

Title: Consideration and possible direction to staff to initiate master plan and zoning code amendments, including the possible removal of the area east of Sparks Boulevard from the TOD (Transit Oriented Development) corridor and to amend development standards accordingly

Petitioner/Presenter: City of Sparks (Mayor Martini)/Jim Rundle, Senior Planner

Recommendation: Instruct staff to initiate master plan and zoning code amendments to the TOD (Transit Oriented Development) corridor including but not limited to the possible removal of the area east of Sparks Boulevard from the TOD corridor.

Financial Impact: n/a

Business Impact (Per NRS 237):
A Business Impact Statement is not required because this is not a rule.

Agenda Item Brief: The Transit Oriented Development (TOD) corridor master plan and zoning standards were approved by the Sparks City Council in 2009. The TOD corridor stretches from the City limit with Reno east to Northern Nevada Medical Center, along Oddie Boulevard, along and south of Prater Way and north of I-80. This agenda item asks the City Council to direct staff to initiate master plan, zoning code and development standards amendments for the area currently within the TOD east of Sparks Boulevard, referred to the TOD Employment District. The amendments to be considered include the possible removal of this area from the TOD corridor.

Background: This request for City Council direction to staff to initiate TOD amendments is at the behest of Mayor Martini. The request reflects concern that TOD zoning and development standards may sometimes impede development and/or are inappropriate for certain areas currently designated TOD, including in particular the area east of Sparks Boulevard, referred to as the TOD “Employment District.” The City Council may direct staff to study the TOD corridor and refine its boundaries. TOD was introduced to the Truckee Meadows in the 2002 Truckee Meadows Regional Plan and reinforced in the 2007 Regional Plan. The Regional Plan requires that both of the cities (Sparks and Reno) plan for transit oriented development. Sparks created a TOD corridor in response to the regional plan requirement but more so to provide new zoning, development standards and policy guidance to promote infill and redevelopment within Sparks' urban core. Sparks identified an area generally along and south of Prater Way, north of Interstate 80, east of Reno, and west of Vista Boulevard as Sparks’ TOD corridor. In 2009, the City Council adopted a master plan, master plan land uses, zoning, and related development standards for the TOD corridor. The intent of the Sparks TOD Master Plan is to promote development within the corridor that complements and revitalizes existing neighborhoods, supports utilization of the transit system and enhances the pedestrian environment. Sparks’ plan has five guiding principles: 1. Promote Downtown Sparks as the civic/cultural heart of the community; 2. Provide for vibrant mixed use activity centers; 3. Provide for a high quality, context sensitive pattern of development; 4. Provide for an integrated multi-modal transportation system; and 5. Provide for a strong downtown and core area neighborhoods.

Analysis: The Sparks TOD zoning and development standards implement requirements of the Regional Plan, including adoption of minimum residential and commercial development densities that may sometimes be a barrier to new development or redevelopment. For example, a large distribution and manufacturing facility recently developed in the TOD corridor east of Sparks Boulevard (the “Employment District”) required approval of a variance to certain TOD design standards, including the “build to zone” and “floor area ratio” requirements. A minimum FAR standard was incorporated in Sparks’ TOD plan in order to conform to the Regional Plan. However, the minimum densities required by the Regional and Sparks plans may be inappropriate given the physical characteristics of and market and economic conditions in the greater Reno-Sparks area. As a result, rather than fostering development density these requirements may be impeding otherwise desirable development and job creation. This agenda item asks the City Council to direct staff to analyze whether TOD zoning and development standards may be inappropriate for the TOD area east of Sparks Boulevard and to prepare and bring forward master plan, zoning code and development standards amendments for future City Council consideration. The process required to remove property from the TOD Corridor includes amending the TOD master plan document, amending the master plan land use map, rezoning all property to be removed from the TOD corridor, and amending zoning and development standards. Prior to the “Employment” area being rezoned to TOD, most of it was zoned I (Industrial) and staff has considered rezoning the area back to Industrial. This type of reversion requires careful analysis to determine what effect removal of the area from the TOD corridor would have on the development rights of affected property owners. The proposed amendments will take a significant amount of staff time. Staff anticipates that completing the process will take approximately five months (as TMRPA currently only have meetings every other month).

Alternatives: The City Council may decline to direct staff to initiate TOD amendments or may provide alternative direction regarding the scope of the amendments.

Recommended Motion: I move to direct staff to initiate master plan and zoning code amendments to the TOD (Transit Oriented Development) corridor including but not limited to the possible removal of the area east of Sparks Boulevard from the TOD corridor.

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