2013 2:00:00 PM

Monday, February 11, 2013 2:00 PM
745 Fourth St, Sparks, NV 89431

Planning and Zoning Public Hearings and Action Items: 8.2

Title: PCN12036, City of Sparks, 2nd Reading and possible discussion of Bill#2650 an ordinance rezoning 55 parcels totaling approximately 10.8 acres in size from the I/T (Industrial/Transitional Overlay) to I ((Industrial) generally located south of Interstate 80, east of South 21st Street, west of South Rock Boulevard, and north of Pittman Avenue (extended).

Petitioner/Presenter: City of Sparks/Jim Rundle, Senior Planner

Recommendation: PCN12036, City of Sparks, 2nd Reading and possible discussion of Bill#2650 an ordinance rezoning 55 parcels totaling approximately 10.8 acres in size from the I/T (Industrial/Transitional Overlay) to I ((Industrial) generally located south of Interstate 80, east of South 21st Street, west of South Rock Boulevard, and north of Pittman Avenue (extended).

Financial Impact: NA

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

Agenda Item Brief: Establishment of the railroad at the turn of the century initiated instant demand for housing; therefore, just west of the main facilities for the Railroad, a 50 block residential neighborhood was constructed for Southern Pacific employees. Today, Conductor Heights exists as a shadow of its former self with only 7 of the original fifty blocks maintaining the Transitional Overlay designation. Over time the area has transitioned from residential to industrial. The Transitional Overlay has effectively managed the transition of the neighborhood over 30 years.

Background: CASE NUMBER: PCN12036 REQUESTED ACTION: Rezoning PROJECT DESCRIPTION: Removal of the Transitional Overlay (T) APPLICANT: City of Sparks LOCATION: South of Interstate 80, east of South 21st Street, west of south Rock Boulevard, and north of Pittman Avenue (extended) SITE SIZE: Approximately 10.8 acres EXISTING ZONING: I/T (Industrial/Transitional Overlay) PROPOSED ZONING: I (Industrial) EXISTING MASTER PLAN DESIGNATION: Industrial WARD INFORMATION: Ward 1- Julia Ratti A PUBLIC HEARING IS REQUIRED This rezoning request is for removal of a zoning designation overlaid upon an area of land which dates back to the City of Sparks’ incorporation. In the early 1900’s Sparks became the home to Southern Pacific Railroad’s primary railroad repair facility for the western United States, and remained the City’s primary employer for approximately 60 years. Establishment of the railroad at the turn of the century initiated instant demand for housing; therefore, just west of the main facilities for the Railroad, a 50 block residential neighborhood was constructed for Southern Pacific employees. The neighborhood provided excellent views of the Truckee Meadows and was embraced by the best paid employees for the railroad, the conductors, hence the name “Conductor Heights.” Today, Conductor Heights exists as a shadow of its former self with only 7 of the original fifty blocks maintaining the Transitional Overlay designation. Over time the area has transitioned from residential to industrial for numerous reasons: • noise of the railroad provided a less attractive neighborhood than originally envisioned; • construction of Interstate 80 cut the area off from other residential and commercial uses to the north; • noise impacts of the Reno airport as the flight path for commercial airlines, National Guard aircraft, and private aircraft pass directly above the neighborhood o noise studies indicate the area is in the 65-75 ldn noise range. In 1981 an ordinance was adopted establishing the T (Transitional) zoning overlay and at the same time an ordinance was adopted to rezone Conductor Heights from a residential zoning to Industrial. The T (Transitional) overlay was added to this new Industrial designation so residents of Conductor Heights would be considered whenever an industrial use was proposed at a site within proximity to residents. Residents of Conductor Heights had lived there all of their life and many established residents were reluctant to move. The Transitional designation ensured these residents would be considered when an industrial use was proposed by requiring any use, even those permitted by right with standard I (Industrial) zoning, go through a Special Use Permit process. The Special Use Permit process includes noticing of property owners within 500 feet of the proposed site and a public hearing where citizens can suggest conditions to mitigate impacts of the proposed use. In 2008, a comprehensive revision was completed to the Industrial zoning code. After the completion of this code amendment, approximately 80% of the uses that once required a special use permit review were now permitted by right with use standards on property zoned Industrial. Removal of the special use permit requirement, in some cases, creates an expeditious and predictable environment for investment. The expeditious and predictable nature of the 2008 code amendment does not apply to Conductor Heights. By 2008, residential uses in the area had become sporadic as the area had largely transitioned. The Transitional Overlay has effectively managed the transition of the neighborhood over 30 years and on September 10, 2012 the Sparks City Council directed staff to initiate a zoning change to remove the Transitional Overlay (T) from the “Conductor Heights” neighborhood.

Analysis: This staff report supports a request initiated by the Sparks City Council to rezone 55 parcels from I/T (Industrial/Transitional Overlay) to I (Industrial) at 1933 Frazer Avenue. As described in the “Background” section this area is no longer transitioning from a residential area but has become an industrial area. The Transitional Overlay impedes the use of property because of the requirement for a Special Use permit. All other property zoned Industrial but without the Transitional Overlay designation, allow for the same uses, but without requiring a Special Use Permit. The following table reflects uses permitted by right in the Industrial zoning district. The far right column reflects that these uses would require a Special Use Permit for parcels with the Transitional overlay. Industrial Use Industrial Zoning District Industrial/Transitional Overlay District Auto and truck repair Permitted Permitted by Special Use permit Indoor Manufacturing Permitted Permitted by Special Use Permit Indoor Fabricating Permitted Permitted by Special Use Permit Indoor Processing Permitted Permitted by Special Use permit Building and landscaping materials supplier Permitted Permitted by Special Use Permit Concrete or asphalt production Permitted Permitted by Special Use Permit Contractor shop Permitted Permitted by Special Use permit Fleet Services Permitted Permitted by Special Use Permit Freight terminal Permitted Permitted by Special Use Permit Machinery and heavy equipment sales and services Permitted Permitted by Special Use permit Mini Warehouse Permitted Permitted by Special Use Permit Outdoor Storage Permitted Permitted by Special Use Permit Parking lot Permitted Permitted by Special Use permit Public utility and installation Permitted Permitted by Special Use permit Recycling Plant Permitted Permitted by Special Use Permit Research and Development Permitted Permitted by Special Use Permit Transfer Station Permitted Permitted by Special Use permit Truck Stop Permitted Permitted by Special Use Permit Vehicle towing and storage facility Permitted Permitted by Special Use Permit Wholesale distribution Permitted Permitted by Special Use permit Warehousing Permitted Permitted by Special Use Permit Goals of the Sparks Master Plan which will be implemented if the Rezoning action occurs 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 for areas planned for similar uses. Policy Lu1b: The City will ensure development is in accord with the Master Plan and other land use controls to accomplish growth management goals. The site is south of Interstate 80, south of the railroad tracks, west of Rock Boulevard, and directly under the flight path for the Reno International Airport. The site is in the Industrial area of Sparks and the surrounding uses to this site are compatible with Industrial uses. Specific surrounding use information can be found under Finding Z2 REZONING FINDING Z1: The project, as submitted and conditioned, is consistent with the City of Sparks Master Plan and Truckee Meadows Regional Plan. This proposal will implement the Truckee Meadows Regional Plan goals of: promoting a land use pattern which promotes a more diverse and expanding economic base; promotes the compatibility of land use with regional airport operations; and, supports the revitalization of, and maintain the character of, established neighborhoods and communities while encouraging infill development that is appropriate for its surroundings. The goals and polices this rezoning will implement pursuant to the Sparks Master Plan have already been discussed. FINDING Z2: The proposal is consistent with the surrounding existing land uses. North Railroad tracks, Interstate 80 West Public Facility (City of Sparks public works yard) East Industrial South Industrial All of these uses are permitted uses in the Industrial zoning district with the exception of the residential. The residential is “sandwiched” between industrial uses. The residential use is “grandfathered” and has been considered a nonconforming use since the T (Transitional) Overlay was applied in 1981. FINDING Z3: Public notice was given and a public hearing held per the requirements of the Sparks Municipal Code. Public notice was given per the requirements of the Sparks Municipal Code and the Nevada Revised Statutes. The Planning Commission and the City Council meetings function as the public hearings for this item.

Alternatives: The Council may choose to remand the request back to the Planning Commission or the Council may choose to deny the request.

Recommended Motion: I move to adopt Bill#2650 and approve the Rezoning request associated with PCN12036 to rezone approximately 10.8 acres to I (Industrial) from I/T (Industrial/Transitional Overlay) based on findings Z1 through Z3 and the facts supporting these findings as set forth in the staff report.

Attached Files:

legal description.pdf

Zoning Map - Existing and Proposed 12032012.pdf

Bill #2650 REZONING ordinance.pdf

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