CITY OF SPARKS PLANNING COMMISSION
MINUTES
AUGUST 4, 2016
1. CALL TO ORDER
Planning Commissioners:
George Cammarota - Chairman
Frank Petersen, Vice Chair
James Fewins
Tom Lean
Art Sperber
Dian VanderWell
Doug Voelz
The meeting was called to order at 6:00 p.m.
2. ROLL CALL
PRESENT:
George Cammarota, Frank Petersen, James Fewins, Thomas Lean, Art Sperber,
Dian VanderWell and Doug Voelz.
ABSENT:
None
STAFF:
Community Services Director John Martini, Assistant Community Services Director
– Development, Armando Ornelas, Assistant City Attorney Doug Thornley,
Development Services Manager Karen Melby, Senior Planner Ian Crittenden and
Administrative Secretary Marilie Smith.
3. PUBLIC COMMENT
There was no public comment.
4. APPROVAL OF THE AGENDA
MOTION: Planning Commissioner Voelz moved to approve the agenda.
SECOND: Commissioner Sperber.
AYES:
NAYS:
ABSTAINERS:
ABSENT:
Passed.
Planning Commissioners Cammarota, Petersen, Fewins, Lean, Sperber,
VanderWell and Voelz.
None.
None.
None.
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5. APPROVAL OF MINUTES – Review and possible approval of the minutes from the July 7, 2016
Planning Commission Meeting and the minutes from the July 14, 2016 Planning Commission
Workshop.
MOTION: Planning Commissioner Sperber moved to approve the minutes of the July 7, 2016
Planning Commission meeting.
SECOND: Commissioner Lean.
AYES:
Planning Commissioners Cammarota, Lean, Petersen, Fewins, Sperber,
VanderWell and Voelz.
NAYS:
None.
ABSTAINERS: None.
ABSENT:
None.
Passed.
MOTION: Planning Commissioner Sperber moved to approve the minutes of the July 14, 2016
Planning Commission Workshop.
SECOND: Commissioner Lean.
AYES:
Planning Commissioners Cammarota, Lean, Petersen, Fewins, Sperber and
Voelz.
NAYS:
None.
ABSTAINERS: Commissioner VanderWell.
ABSENT:
None.
Passed.
6. ANNOUNCEMENTS AND COMMITTEE REPORTS
Assistant Community Services Director - Development Armando Ornelas shared that there will be
an announcement at the next two City Council meetings with regard to the vacancy created by
Commissioner Voelz’s resignation from the Planning Commission. The vacancy will be announced
at the next two City Council meetings, August 8 and August 22. Applications will be reviewed and
it is anticipated that a new Commissioner will be named in late September or early October.
Mr. Ornelas also announced that staff is proposing one meeting of the Planning Commission in
September. This meeting will be held on September 15 to avoid any potential scheduling conflicts
during the Labor Day holiday.
7. INFORMATIONAL ITEMS
There were no informational items.
PUBLIC HEARING ITEMS
8. PCN16035 – Consideration of and possible action on a Conditional Use Permit request to allow for
a brewery and tap room on a site 1.55 acres in size in the I (Industrial) zoning district located at
380 South Rock Boulevard, Sparks, NV.
City of Sparks | Community Services Department | 431 Prater Way, Sparks, Nevada 89431
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Senior Planner Ian Crittenden presented this item. Mr. Crittenden presented a vicinity map of the
project area. The project is located on the northeast corner of Rock Boulevard and Hymer Avenue.
The building was constructed in 1963 and was most recently occupied by Trinkets, Treasures, and
Trash. The site has an I (Industrial) designation in both Zoning and Master Plan use.
A Conditional Use Permit is required for the operation of a brewery on Industrial zoned properties.
Breweries must also meet the locational criteria as set forth in SMC 20.02.009C1. This site meets
the criteria.
Mr. Crittenden presented an analysis of the project The proposed operation will consist of
approximately 4,500 square feet of production, 21,187 square feet of warehouse, 1,625 square
feet of office, a 3,200 square foot tap room, and a 1,200 square foot patio. Mr. Crittenden shared
that there is no parking standard for a brewery within the Sparks Municipal Code so the uses have
been assessed individually. A table was reviewed with each of the uses and the parking
requirements. The total required parking spaces for this use is 30.79. The total available for this
project is 34. Thus, the project meets the parking requirement. A traffic letter was provided and it
was determined that the trip generation for this use does not trigger the need for a full traffic study.
Mr. Crittenden also shared a hand-out identifying the landscaping standards. Additional
landscaping is required due to the new use and building tenant. However, it was identified that full
compliance with current standards is not feasible given the site constraints. Staff is working with
the applicant and property owner to make reasonable improvements.
Mr. Crittenden reviewed the Conditional Use Permit findings. Public notice was given per the
requirements of the Sparks Municipal Code and the Nevada Revised Statutes and there were no
comments received with regard to this request. Staff is recommending approval of the project with
3 conditions.
Commissioner VanderWell asked for clarification with regard to the traffic letter and parking
requirements. Mr. Crittenden provided a brief overview of the contents of the traffic letter and
confirmed that the trip generation for this use does not trigger the need for a full traffic study. In
addition, Mr. Crittenden confirmed that there was adequate parking for the use based on code
requirements. Community Services Director John Martini further clarified the requirements of a
traffic study relative to all projects submitted for review. Specific to this project, Mr. Martini
confirmed that this project does not meet the peak hour of trip generations to warrant a full traffic
study.
Mr. Jeremy Warren, the applicant and owner of Revision Brewing Company, introduced himself
and offered to answer any questions. Mr. Warren shared his vision for the project and provided a
brief history of his experience in the business. Mr. Warren is excited to able to open his new
business in Sparks.
The public hearing was opened, no public comment was received and the public comment was
closed.
MOTION: Planning Commissioner VanderWell moved to approve the Conditional Use Permit
(SP160007) associated with PCN16035, adopting Findings C1 through C6, and the facts
supporting these findings as set forth in the staff report, subject to the conditions of approval 1-3
as listed in the staff report.
City of Sparks | Community Services Department | 431 Prater Way, Sparks, Nevada 89431
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SECOND:
Commissioner Lean.
AYES:
Planning Commissioners Cammarota, Petersen, Fewins, Lean, Sperber,
VanderWell and Voelz.
NAYS:
None.
ABSTAINERS: None.
ABSENT:
None.
Passed.
9. PCN16026 – Consideration of and possible action on a Conditional Use Permit request to allow for
the construction of a new 75-foot tall flagpole cell tower within 750 feet of existing cell towers and a
40 foot front setback reduction on a site 0.89 acres in size in the PD (Planned Development –
Kiley Ranch South) zoning district located at 5215 Vista Blvd., Sparks, NV.
Development Services Manager Karen Melby presented this agenda item. Ms. Melby presented a
vicinity map. The applicant is proposing a new 75-foot concealment flagpole at the corner of Vista
Boulevard and Los Altos Parkway. The proposed location is within 29.5 feet of existing
concealment flagpole cellular towers and is within 17 feet of the property line along Los Altos. The
proposed location already has two existing cell towers and the new tower does not comply with the
separation distances and set-back requirements. A Conditional Use Permit has been requested to
allow a new tower to be constructed closer than the required 750 feet between towers and to allow
a reduction in the set-back requirement.
Ms. Melby shared that the applicant assessed surrounding areas prior to selecting this site. The
primary objective of the assessment was to determine if an existing cell tower location could meet
the necessary requirements to construct an additional pole. The only feasible choice was an
additional flagpole at the requested site. The construction of a new flag pole is necessary to
improve existing network coverage.
Ms. Melby reviewed the Conditional Use Permit findings. Public notice was given per the
requirements of the Sparks Municipal Code and the Nevada Revised Statutes. Staff is
recommending approval of this request with 8 conditions.
Mr. Scott Alpha of Powder River Development, representing the applicant, introduced himself and
offered to answer additional questions. Mr. Alpha reinforced findings presented by Ms. Melby with
regard to the location selection and associated requirements.
The public hearing was opened.
Ms. Kathy Souviron residing at 1375 Bodega Court, Sparks, Nevada, spoke in opposition of the
project. Ms. Souviron expressed concern that an additional flag pole at this location may
potentially decrease property values in the future. She stated that the flag poles were not
necessarily displeasing but was concerned that they may be the beginning of additional
development that may have more negative impacts to the neighborhood. Ms. Souviron also shared
that she would like to see the City and receive some financial benefits from the project.
The public hearing was closed.
City of Sparks | Community Services Department | 431 Prater Way, Sparks, Nevada 89431
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MOTION: Planning Commissioner Voelz moved to approve the Conditional Use Permit associated
with PCN16026 adopting Findings S1 through S6 and the facts supporting these Findings as set
forth in this staff report, subject to the conditions of approval 1 through 8 as listed in this staff
report.
SECOND:
Commissioner Petersen.
AYES:
Planning Commissioners Cammarota, Petersen, Fewins, Lean, Sperber,
VanderWell and Voelz.
NAYS:
None.
ABSTAINERS: None.
ABSENT:
None.
Passed.
10. PCN16017 - Consideration of and possible action on a request for tentative and final approvals of
an amendment to the Development Standards Handbook for Pioneer Meadows, a Planned
Development, to revise the parking standards in the Multi-Family (MF15, MF15A) designations,
and other matters related thereto, on a site approximately 640.53 acres in size in the PD (Planned
Development) zoning district generally located northeast of the intersection of Vista Boulevard and
Wingfield Hills Road, Sparks, NV.
Senior Planner Ian Crittenden presented this agenda item with a recommendation to forward a
request for approval to the City Council for tentative and final approvals for an amendment to the
Development Standards Handbook for Pioneer Meadows to amend the parking standards in the
Multi-Family designations.
Mr. Crittenden provided a brief background of the project. The City Council adopted the final
Design Standards Handbook for Pioneer Meadows in October 2000. The Handbook has been
previously amended twice. This is the third request to amend the Handbook. The requested
amendment would change the parking standards in the Multi-Family designations from one and
one half (1.5) parking spaces per studio or one bedroom to one (1) per studio or one bedroom,
and from one (1) parking space per bedroom for two (2) bedroom or larger to two (2) parking
spaces per unit for two (2) bedroom or larger units.
Mr. Crittenden shared that the requested reduction in the number of required parking spaces is still
more parking spaces than is required by the zoning code (SMC 20.04.008). The zoning code
requires one parking space per multi-family unit. The amendment of the parking requirements only
necessitates the amendment of one page of the handbook. The proposed amendment is minor
and does not affect the integrity of the approved commercial and residential development plan.
Mr. Crittenden conducted a parking analysis of similar projects within the area and found this
request to be well within what seems to be the standard for the area. In addition, Mr. Crittenden
did a similar study for Reno and found this request to be reasonable based on similar
markets/demands within our surrounding areas.
Mr. Crittenden presented the Planned Development Findings as follows:
PDa In what respects the plan is or is not consistent with the statement of objectives of a planned
unit development.
The proposed change in the parking requirements for the Multi-Family (MF15, MF15a) designated
areas does not change the degree to which the Design Standards Handbook for Pioneer Meadows
is consistent with the objective of a planned unit development.
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PDb The extent to which the plan departs from zoning and subdivision regulations, otherwise
applicable to the property, including but not limited to density, bulk and use, and the reason why
these departures are or are not deemed to be in the public interest.
The amendment to the multi-family parking requirements does not depart from zoning or
subdivision regulations that would otherwise be applicable to the property. The requested
amendment will bring the multi-family parking requirements closer to those in SMC 20.004.009
PDc The ratio of residential to nonresidential use in the planned unit development.
The amendment to the multi-family parking requirements will not change the previously approved
ratio of residential to nonresidential uses in this planned development.
PDd The purpose, location and amount of the common open space in the planned unit
development, the reliability of the proposals for maintenance and conservation of the common
open space, and the adequacy of the amount and purpose of the common open space as related
to the proposed density and type of residential development.
The amendment to the multi-family parking requirements will not change the previously approved
opens space requirements in this planned development.
PDe The physical design of the plan and the manner in which the design does or does not make
adequate provision for public services and utilities, provide adequate control over vehicular traffic,
and further amenities of light, air, recreation and visual enjoyment.
The Handbook’s provision for public services and utilities and for the amenities of light, air,
recreation and visual enjoyment will not be impaired or altered by the amendment to the multifamily parking requirements
PDf The relationship, beneficial or adverse, of the proposed planned unit development to the
neighborhood in which it is being proposed to be established.
The amendment to the multi-family parking requirements does not directly affect any adjacent
properties. Any impacts related to the neighborhood from any new multi-family projects would be
addressed when a development application is reviewed.
PDg In the case of a plan which proposes development over a period of years, the sufficiency of
the terms of conditions intended to protect the interests of the public, residents and owners of the
planned unit development in the integrity of the plan.
The Handbook’s 2006 terms and conditions intended to protect the interests of the public,
residents and owners during an extended development period are not modified by this
amendment.
It is staff’s opinion that the final draft amendment for the Pioneer Meadows Handbook does not
substantially vary from the five criteria listed in the Nevada Revised Statutes and is in substantial
conformance with the tentatively approved plan as approved by City Council.
Mr. Chris Manhard of Manhard Consulting, representing the applicant, introduced himself and
offered to answer any questions. Mr. Manhard provided additional research and analysis with
regard to the parking requirement for this project. Mr. Manhard stated that based on current
market demand and studies they have done, it is anticipated that this project will have sufficient
parking.
City of Sparks | Community Services Department | 431 Prater Way, Sparks, Nevada 89431
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The public hearing was opened, no public comment was received and the public comment was
closed.
MOTION: Planning Commissioner Lean moved to forward a recommendation to the City Council
for tentative and final approvals of a request for an amendment to the Development Standards
Handbook for the Pioneer Meadows Planned Development associated with PCN16017, adopting
Findings PDa through PDg and the facts supporting those Findings as set forth in the staff report.
Because the request includes final approval, the Planning Commission does not recommend that
the City Council require a bond at this time as stated in NRS 278A.490.
SECOND:
Commissioner Voelz.
AYES:
Planning Commissioners Cammarota, Petersen, Fewins, Lean, Sperber,
VanderWell and Voelz.
NAYS:
None.
ABSTAINERS: None.
ABSENT:
None.
Passed.
GENERAL BUSINESS
11. RECOMMENDATION TO THE MAYOR OF A PLANNING COMMISSIONER TO SERVE THE
REMAINDER OF A TERM ON THE TRUCKEE MEADOWS REGIONAL PLANNING
COMMISSION VACATED DUE TO A RESIGNATION. THE TERM SHALL COMMENCE
IMMEDIATELY FOLLOWING RATIFICATION BY THE CITY COUNCIL AND WILL RUN
THROUGH JUNE 30, 2018.
Commissioner Sperber nominated Commissioner VanderWell to serve the
Commissioner Voelz’s term on the Truckee Meadows Regional Planning Commission.
remainder
MOTION: Planning Commissioner Sperber nominated Commissioner VanderWell to serve the
remainder of a term on the Truckee Meadows Regional Planning Commission vacated due to a
resignation. The term shall commence immediately following ratification by the City Council and
will run through June 30, 2018.
SECOND:
Commissioner Cammarota.
AYES:
Planning Commissioners Cammarota, Petersen, Fewins, Lean, Sperber,
VanderWell and Voelz.
NAYS:
None.
ABSTAINERS: None.
ABSENT:
None.
Passed.
12. PUBLIC COMMENT - This is for general public comment limited to items that do not appear on the
agenda and is limited to no more than three (3) minutes for each commentator. Pursuant to NRS
241.020, no action may be taken upon a matter raised under this item until the matter has been
specifically included on an agenda.
The public comment was opened, no public comment was received and the public comment was
closed.
City of Sparks | Community Services Department | 431 Prater Way, Sparks, Nevada 89431
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13. COMMENTS FROM THE COMMISSIONERS
Commissioners Fewins, Lean and Sperber thanked Commissioner Voelz for his service on the
Planning Commission and wished him well in his future endeavors.
14. ADJOURNMENT
The meeting adjourned at 7:03 p.m.
City of Sparks | Community Services Department | 431 Prater Way, Sparks, Nevada 89431