Sparks City Council Meeting 8/13/2012 2:00:00 PM

    Monday, August 13, 2012 2:00 PM
    Sparks Council Chambers, 745 4th Street, Sparks, NV

Planning and Zoning Public Hearings and Action Items: 8.3

Title: PCN12009, Public Hearing, Consideration and possible action on a Master Plan Amendment request to change the land use on 3.37 acres from Office Professional (OP) to General Commercial (GC) on a site 3.37 acres in size generally located east of Vista Boulevard, south of Basco Way, and north of Iratcabal Drive, Sparks, NV.
Petitioner/Presenter: DDC-II, LLC/Tim McDonald/Tim Thompson
Recommendation: The Community Services Department and Planning Commission recommends certification by the City Council of PCN12009
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: A request to change the land use on 3.37 acres from Office Professional (OP) to General Commercial (GC). The proposed Master Plan Amendment is intended to provide greater flexibility with regard to the number of allowable uses.

Background: This item is scheduled for consideration immediately following City Council's consideration of a Master Plan Amendment to remove the Iratcabal East Area Plan from the Sparks Master Plan. The project site was located within the Iratcabal East Area Plan, which was a component of the City of Sparks Master Plan. The area plan was adopted in December 1998. The intent of the Iratcabal East Area Plan was to govern the future development of approximately 41 acres of land east of Vista Boulevard, north of Disc Drive, and south of the northern intersection of Los Altos Parkway and Vista Boulevard. It was expected that the proposed modifications to the land use designations on the subject property would reduce the potential traffic generation relative to the existing designations. Additionally, a more diverse mix of smaller uses was projected along the Vista Boulevard corridor. The area plan included specific master plan land use designations as well as specific design standards. It also included restrictions on uses that would otherwise be permissible in the zoning ordinance. Following plan adoption in 1998, four Master Plan amendments occured. The first two amendments were adopted in 2001. MP-1-01 added public utility structures as an allowed use with the approval of a Special Use Permit in the low density residential land use designation. MP-2-01 altered design standard #10 to include alternative roof treatments and removed 3 acres of mini-storage/R.V. storage in favor of 3 acres of General Commercial land use. In 2003, another Master Plan amendment (PCN03026) was adopted which eliminated the Senior Convalescent land use designation and changed it to Office Professional. Secondly, Personal Service Shop was added as an allowable use within the Office Professional land use designation with the approval of a Site Plan Review. Lastly, design standard #10 was again modified to allow alternative roof materials. In 2006, a Master Plan amendment was adopted which allowed for the inclusion of preschools as an allowed use in the Office Professional land use with a Special Use Permit. As required by NRS, a neighborhood meeting was held on May 7, 2012. The applicant has submitted the required certificate of verification that the neighborhood meeting was held.

Analysis: The proposed Master Plan Amendment is intended to provide greater flexibility with regard to the number of allowable uses. Currently, the zoning is PO (Professional Offcie). The PO zoning is primarily for office type uses. The project site includes several undeveloped building pads and a new building which was completed several years ago, but has never been occupied. The property owner has had a difficult time finding a user that can operate within the parameters of the PO zoning. The applicant is seeking to expand the number of permissible uses by requesting a subsequent zone change to C2 (General Commercial). In order to support a zone change to C2, a Master Plan Amendment is required. The Master Plan document states that GC areas are located adjacent to major arterial street intersections in the City and the City's Sphere of Influence Area boundary. GC areas are suitable near other community facilities such as convention centers, recreational facilities, theaters, and parks. Offices or mixed residential uses usually surround General Commercial shopping land use designated areas. According to the locational criteria, staff believes the General Commercial land use is appropriate for the project site. It should be noted that the adjacent residential may be subject to greater impacts from some of the commercial uses as compared to the office uses. However, it is not uncommon in the City of Sparks to have General Commercial land use and C2 zoning adjacent to single family residential. Because the adjacent residential lots are located at a higher elevation and given the size of the project site, it is conceivable that there will be little or no impact to the adjacent residential from any commercial uses as compared to professional offices. The associated master plan amendment furthers the goals, policies, and objectives and the Regional Plan and the Sparks Master Plan. The requested change would also be consistent with the existing surrounding land uses. For these reasons, staff recommends that the City Council certify the Master Plan Amendment.

Alternatives: The City Council may remand the item back to the Planning Commission

Recommended Motion: I move to certify Master Plan Amendment Resolution #3221 associated with PCN12009, adopting Findings MP1 through MP4 and the facts supporting these Findings as set forth in the Planning Commission staff report.

Attached Files:
     PCN12009 - PC staff report - MPA & RZ.pdf
     IEAP Vicinity Map.pdf
     IEAP Land Use Maps.pdf
     MP Resolution 3221 PCN12009 CC.pdf
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