Planning Commission - Regular Meeting

We will call to order this meeting of the Sparks Planning Commission. Madam Secretary, would you please call the role? here. Here

all right. Thank you. Commissioner Ross, would you please lead us in the pledge? Sure.

To the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all. All right, we are now into our general public comment. I have received one card so far. Uh Denny Jensen and please state your name for the record and then you'll have three minutes.

Good evening. My name is Denny Jensen. I'm from Wingfield Springs and I'm here to urge you to reject the proposal by Red Hawk Land Company to redevelop the lakes course. I ask you to probe the question, does this company display the type of business ethics and business practices that you want to commit to the city of Sparks? I'd like to share a few considerations. In the 317 planning commission meeting that you had with the Cenos, Mr. Cino responded to the question regarding the founders agreement saying, "I know nothing about this. If the owners of these agreements don't like it, they can sue us. He either has a bad memory or is not telling the truth. His company built and sold several properties that included the founders agreement that was signed by Mr. Cino and his company. Mr. Cino responded to the question regarding lot premiums saying, "I know nothing about lot premiums. I wasn't there. I didn't build houses. I didn't develop lots. what they relied upon. I don't know. If they don't like it, they can sue me. Again, not true. His company was one of the original builders designated by Lo Enterprises. Mr. um Cena responded to the question regarding private club members, saying, "They can play on the hills, or I could have the public play on the hills. I haven't thought about it, and if we have to, we'll close the hills." He never addressed what he's going to do for the members and shows no concern for the contracts written with the members. Red Hawk continues the sale of private club membership that includes the lakeourse. How ethical is this? When you look at these scenarios, there there is

no regard or commitment to existing contracts or the care of individuals. In addition to the above points that focus on ethics, there are far greater issues that I ask you to investigate before making any decisions. First, I urge you to contact the city of conquered, California, and inquire about a 13,000 plus home development project uh at the naval weapons station. Cino tried to add 4,000 homes to the term term sheet without conquer knowing it. Concord rejected the CNO's term sheet and pulled the project from CENO. I urge you to talk to them. Lastly, please go to the Save Mount Diablo website and look under Why the Cenos are bad company where there is detail on over 30 documented unlawful actions ranging from lawsuits, witness intimidation, criminal charges, bank fraud, desecrating Native American remains to destroying threatened species habitat. It's only good practice to ask yourselves, is this the type of business we want to align the city of Sparks and our Wingfield Springs homeowners? I thank you for the time.

Thank you. Thank you. Does anyone else wish to make public comment at this time? All right, seeing none, I will close public comment and we move to item five, approval of the agenda. Looking for a motion. I move to approve the agenda. Second. All right. We have motion by Commissioner Neberline. Uh second by Commissioner Reid. Any discussion? Seeing none, please vote. Commissioner Rodriguez Elkins. How do you vote? I.

Thank you. Motion passes unanimously. Right. Item six, approval of the minutes. We have three sets of minutes. So we'll start with the study session one looking for a motion. Mr. Chair, I move to approve the minutes of the planning commission study session held on Tuesday, February 17th, 2026. I second. All right. Motion by Commissioner Kramer, second by Commissioner Reid. Any discussion? All right. Seeing none, please vote. Commissioner Rodriguez Elilkins. I

thank you. Motion passes unanimously. 6.2. Looking for a motion. I move to approve the minutes of the planning commission study session held on Tuesday, March 3rd, 2026, and the planning commission meeting held on Thursday, March 5th, 2026. I second that motion. Right. We have a reversal motion by Commissioner Reed, second by Commissioner Kramer. Any discussion? Seeing none, please cast your votes. Commissioner Rodriguez Elkins.

Thank you. Motion passes unanimously. And lastly, item 6.3. Looking for a motion. I move to approve the minutes of the planning commission meeting study session held on Tuesday, March 17th, 2026 and the planning commission meeting held on Thursday, March 19th, 2026. I second. All right, that's time. We have motion by Commissioner Neverline and second by Commissioner Reid. Any discussion? Seeing none, please vote. Commissioner Rodriguez Elkins. I.

Thank you. Motion passes unanimously. All right. Public hearing items 7.1 PCN05008 PD24-00002. Hello Danny.

Good evening chair members of the planning commission. My name is Danny Ray. I'm senior planner presenting this item to you today. So on this slide is our vicinity map and you can see the blue boundary of the 133 acre Sparks Galleria plan development. Outlined in red is the approximately 11 acre subject site that is affected by this amendment for the retail commercial service and office which we'll refer to now as RCS04 land use category and is generally located east of Pyramid Way, west of Galleria Parkway and south of Shoppers Way and north of Disc Drive. For some background, uh, the city council initially adopted the Sparks Galleria plan, design standards and regulations, which from now on I'll refer to as handbook in 2004, which established land use categories, permitted uses, and development standards. And there have been three amendments to this handbook. Two in 2006 and one in 2015. In 2005, a site plan review request for 102,489 ft building with a 27,988 square foot garden center was approved by staff. Following this approval, the building was constructed on the site in compliance with standards applicable to the RSC4 land use designation. This building houses the Home Depot on the subject site. So this request proposes to expressly allow and provide greater flexibility for outdoor storage in association with both building materials sales and supplies and hardware stores including guard centers uses two separate uses in

the RCSO4 land use designation provided a building is 100,000 square feet or larger. Both uses would require approval of an administrative review which would designate the areas where outdoor sales may occur and establish the time frame for which such activities may be conducted. Now, this slide shows a site plan that illustrates potential outdoor storage and outdoor sales locations on the site should both this amendment and an administrative review be approved. Also shown in the the red lines throughout is a fire access plan demonstrating the fire access can be maintained with approval of the amendment and review and approval of an administrative review where fire access will be closely scrutinized. Outdoor sales may not exceed 10% of the building footprint of the associated principal use and does not require screening when located adjacent to the front uh sidewalk of the storefront. Pedestrian pathways a minimum of 8 ft in width must be maintained and green striping must be applied to outdoor sales areas. Sales areas must remain clean and orderly while on display. Similar to the requirements for outdoor storage, outdoor sales areas may not adversely impact drive aisles, pedestrian pathways, or adjacent properties. A parking analysis was prepared by the applicant to support the proposed changes allowing outdoor storage, outdoor sales, outdoor equipment, and truck rental in the RSC4 land use designation. The parking study demonstrates that the shopping center has adequate parking for all existing uses should the existing parking areas be utilized for outdoor storage, outdoor sales, outdoor

equipment, and truck rental. There's a total of 540 parking stalls available in the shopping center currently. And that shopping center includes not just the Home Depot, but other buildings that are to the east of the toll site. However, these regulations only apply to the Home Depot portion of the site. The parking study finds a total of 356 parking spaces are required to support the current uses based on the parking standards of the handbook. There is a shared parking agreement uh for all uses on that site. The parking study also provides uh that shared use parking demand analysis that considers hourly parking demand based on the institute of transportation engineers or IT parking generation manual sixth edition. The highest parking demand within the developed areas of the shopping center is estimated to be 519 spaces on a weekend at 1:00 and uh that is in your your packets that parking study. Ultimately, a future administrative review for outdoor storage, outdoor sales, and outdoor equipment and truck rental will identify the final number of parking spaces that can be utilized for these outdoor uses. Adjacent land uses immediately surrounding the subject site include retail, restaurant, fueling station, retail warehouse, grocery, and residential uses. The proposed modifications that would allow outdoor storage, outdoor sales, and outdoor equipment and truck rentals with an approved administrative review and association with both uses uh in that land use designation are not anticipated to adversely impact surrounding uses. The proposed changes provide increased flexibility for commercial development allowed in the

handbook and are limited to two specific uses within that land use category. The proposed changes that would allow outdoor storage and outdoor sales in a limited fashion are not anticipated to adversely impact surrounding uses as these modifications will continue to provide a clear regulatory framework for already permitted and conditional uses in the handbook's commercial and mixeduse land use categories. So this concludes the background and analysis portion of the presentation. So an amendment to a plan development has 10 required findings must be made by the planning commission. So findings PDA, PDB and PDH supporting PDA and PDB. The requested modifications to development standards related to outdoor storage and outdoor sales are consistent with the comprehensive plan because the proposed modifications will facilitate flexibility and continued support of commercial uses in an area planned for commercial uses since 2004. Promoting compact development in a location where infrastructure such as sewer, water, storm drains, and police and fire services are available. supporting goal MG6, policy MG11, and goal CC1. Pursuant to the 2024 Truckucky Meadows Regional Plan, the phase three handbook has a tier 2 land use designation and is located within the Truckucky Meadows service area. Properties in the Tier 2 land use designation are characterized by suburban development and are generally less dense with some higher density nodes. The proposed amendment supports ongoing commercial operations within the RSC4 land use designation. In supporting PDH, the proposed modifications to the handbook's uh land

use standards are not anticipated to adversely impact surrounding uses as they provide for again increased flexibility and commercial development already allowed in the handbook. And for finding PDC, fiscal impact analysis is not required because the proposed modifications do not materially change the type or amount of development permitted by the handbook supporting PDC. And for findings PD, PDE, PDF, and PDG, the proposed amendment does not alter the type or amount of development permitted in the Sparks Galleria plan development. Rather, the proposed amendment would permit greater flexibility in the design of specific and already allowed commercial uses within that land use designation. For these reasons, the amendment furthers the interests of residents and owners and preserves the reliance of uh residents and owners upon the provisions of the plan and will not be materially impaired and the proposed changes are not anticipated to adversely impact properties. uh proposed amendment uh supports the efficient development and long-term preservation because it does not alter the type of development. And finally for findings PDI and PDJ uh as proposed the changes will allow any interested party to pursue development within the Sparks Galleria plan development in accordance with the handbook. Public notice was given as required by NRS and the Sparks Municipal Code on March 31st. Total of 487 notices were mailed to all owners within the Sparks Galleria plan development and 750 ft beyond the plan development boundary as well as published in the Reno Gazette Journal. Uh as of noon today, there's been one inquiry who just simply wanted to know more about the project and had

no further comment. Uh staff does recommend that the planning commission uh recommend approval of this amendment to the city council. With that, um I am here for any questions as is the uh applicant. And I have a recommended motion on this. All right. Thank you, Danny. Uh commissioners, do we have any questions for staff? Commissioner Rodriguez Elkins, any questions for staff? No, thank you.

All right. Uh would the applicant like to add anything? Okay. Commissioners, do we have any questions for the applicant? All right. Commissioner Rodriguez Elkins, any questions for the applicant? No. Thank you.

All right. Uh this is a public hearing item, so we will open it up for public comment. Does anyone wish to speak on this item? All right. Seeing none, I will close public comment. Uh, commissioners, any other discussion? All right, then I'm looking for a motion. Mr. Mr. Chair, I move to forward to city council recommendation of approval of the request to amend the final approved plan for Sparks Galleria PCN05008/PD24-00002 based on findings PDA through PDJ and the facts supporting those findings as set forth in the staff report.

Second. All right, we have a motion by Commissioner Kramer, second by Commissioner Reid. Any last thoughts, comments? All right. Seeing none, please cast your votes. Commissioner Rodriguez Elkins. I.

Thank you. Motion passes unanimously. Thank you, Danny. All right. Item 7.2 PCN22-000026 CU26-00003. Hello, Kobe. Uh, good evening, chair, members of the planning commission. For the record, uh, Kobe Blano, planner with the city of Sparks. Uh, this item is a request for a conditional use permit to allow for the operation of a wrestling academy in the industrial zoning district located on a 3.3 acre site at the southwest corner of Glendale Avenue and Stanford Way. The proposed wrestling academy falls under the minor recreational facility use uh as defined in Sparks Municipal Code. In accordance with Sparks Municipal Code, in order to operate a minor recreational facility use in the industrial zoning district, a conditional use permit is required, which is why we're here today. The project site is currently developed as a one-story 56,188 square foot industrial building with multiple tenant spaces that was originally constructed in 1982. Uh the applicant is proposing to occupy the eastern port portion of the existing building suites two and three uh which is approximately 3572 square ft. Uh the applicant or gold rush wrestling academy is a private local-based organization that provides wrestling training for youth aged four and above. And uh here are some photos of the existing building as well as the landscaping um on the street frontages shown on the screen. Uh staff analyzed three main components with this request. Uh access and parking, landscaping and traffic. Primary access to the site is provided

from existing driveways on Glendale Avenue and South Stanford Way. Sparks municipal code requires one parking space for every 200 square feet of building floor area for a minor recreational facility use. Cumulatively um SMC or Sparks Municipal Code requires a total of 212 parking spaces to be provided on the site to account for all existing as well as this uh proposed use. However, SMC also allows for alternative parking study um alternative parking space requirements based on the studies of uh excuse me uh based on the Institute of Transportation Engineers or IT or other analytical studies that consider monthly, hourly, weekly um and peing characteristics and in parking demand. The applicant submitted a shared use parking demand analysis utilizing a combination of IT parking rates, SMC parking rates, and project specific operations which can be be seen in exhibit 6. According to this analysis, the parking space utilization on the site is highest between 3 p.m. and 4 p.m. when 107 parking spaces or 71% of the total parking spaces are estimated to be utilized on the site. According to the site plan and shared parking analysis, a total of 151 parking spaces are currently provided on the site today. Uh the shared use parking analysis did find that the existing parking supply is sufficient to serve uh the proposed wrestling academy. The subject site is currently developed with landscape landscaping strips along Glendale and Stanford Way. Um street frontages that exceed the 10- foot wide minimum standard required by Sparks Municipal Code. Additionally, the landscaping strips currently provide 24 trees and a variety of additional plants and ground covers that have been maintained in good condition and additional landscaping planters um provided adjacent to the building. According to the trip generation letter

provided with the application, uh the minor recreational facility is estimated to generate a total of 123 daily trips with five of those trips in the AM peak hour and 74 of those trips in the PM peak hour. Uh the estimated level of trip generation is below the threshold of 80 peak hour trips. That would require a full impact um uh full traffic impact analysis. And city uh transportation staff has reviewed the trip generation letter and had no objections to its findings. With the background analysis concluded, I'll transition over to the findings. There's five required findings for conditional use permit. Um all of which staff staff can make those findings. uh for finding C1 uh use of the subject site as a wrestling academy that provides training for youth athletes uh directly provides Sparks residents with access to recreation in support of policy CC7. Staff believes the proposed recreational facility will support goal uh MG14 by encouraging additional investment in an existing tenant space within the city's industrial area which is an important important um employment center for the region. Additionally, allowing a recreational facility on a developed site that has appropriate zoning and infrastructure would help establish a new small business within the city in support of policy EV6. Uh moving on to finding C2. Uh all properties adjacent to the subject site are located within the industrial zoning district. Uh to the north are auto and truck repair uses as well as wholesale distribution uses. To the east is warehousing uses in a contractor shop. To the south of the site is a wholesale distribution and warehousing use and to the immediate west is general retail. Uh staff believes that the proposed minor recreation facility use on the site is compatible with the adjacent surrounding area. The subject site again was developed in 1982 with a one-story

multi-tenant industrial building that has continuously accommodated a variety of industrial and commercial uses since its construction. Uh staff believes the limited square footage of the minor recreational facility will result in fewer trips generated as compared to other uses that could establish in the industrial zoning district. And for these reasons, uh staff believes finding two C2 can be made. uh for finding C3, the potential impairment of natural resources and the total population which uh available natural resources will support without reasonable impairment was previously considered when the site was assigned an industrial land use uh designation in the city's comprehensive plan and city staff does not believe approval of this conditional use permit will impair the availability of those uh natural resources. Finding C4 relates to mitigating impacts through conditions Uh proposed condition of approval number five is intended to place the burden of parking provision on this discretionary use and protect the byite industrial uses by requiring the wrestling academy to submit an updated parking analysis if the parking conditions intensify due to changes in byite uses or intensity of the uses on the on site. If the required updated parking analysis demonstrates that the parking demand exceeds the available number of parking spaces on the site at any certain time of day, uh the planning commission may reconsider this uh conditional use permit and possibly add new or more stringent conditions to the conditional use permit um or uh revoke the conditional use permit. That would be the planning commission, not not staff. So, uh, in addition, proposed condition of approval number six requires the applicant to install signage that identifies pickup and drop off locations for athletes prior to issuance of a city business license. And then to ensure the sites provided parking remains sufficient to accommodate all uses. Uh, staff is also proposing condition of approval number

seven. This condition limits any proposed tournaments or special events outside the scope of any normal operations to weekends only and requires the applicant to obtain a temporary use permit. Uh that application for a temporary use permit would need to demonstrate compliance with title 20 as Sparks municipal code and include a parking plan uh for review and approval by city staff prior to its issuance. Uh for finding C5, public notice was sent to 73 property owners and published in RGJ on March 31st, 2026 as prescribed by NRS and the Sparks and Principal Code. And as of today, staff has received uh no public comment or inquiries. Uh staff believes the required findings can be made and has recommended the planning commission approve this conditional use permit. Uh thank you. And with that, I'm available for any questions as is the the applicant.

All right. Thank you, Kobe. Commissioners, do we have any questions for staff? Go ahead, Commissioner. 4 to 8 or something like that and then on the weekends as well. But is there anything in here that actually restricts that or is it just whatever hours are the normal business hours in that? Thank Thank you for the question through through you chair. Um after evaluating the parking analysis that was provided with the application, um we did not believe that it was necessary necessary. So if they wanted to expand in the future, they don't have to come back to us. That's correct. Because in the parking analysis, they broke it down hour by hour. Given the most intense hour between three and four was still significantly below what was provided. Yeah.

Beautiful. Thank you. Thank you. Any other questions, Commissioner Rodriguez? Any questions? Does the applicant have anything like to add?

We're excited that you're part of our community. I think it's a great project. We have any questions for the applicant. Commissioner Rodriguez Elkins, any questions?

Okay. Uh, this is a public hearing item, so I will open it up to public comment. Anybody want to make any comment? All right, seeing none, I will close public comment. Oh, did we lose her? We can try the motion.

Uh, all right. I close public comment. So any further discussion? Seeing none, looking for a motion. Mr. Chair. I move to approve the provisional use permit CU26-00003 associated with PCN22-000026 to allow a wrestling academy used within a portion of an existing industrial building located at 155 Glendale Avenue, APN034-342-15 based on finding C1 through C5 and the facts supporting these findings as set forth in the staff report and subject to the eight conditions of approval. Second. All right, we have a motion by Commissioner Kramer, second by Commissioner Neverline. Any final comments? All right, seeing none, please cast your votes. Commissioner Ree Zelkins, are you there? Going to go with no.

I don't think she's there. Yeah, I don't think she's there. Um, motion passes unanimously. Thank you very much, Kobe. Thank you. All right. Item 8.1, consideration, discussion, and possible recommendation to the mayor of one planning commissioner to serve a three-year term on the Cherokee Meadows Regional Planning Commission beginning July 1st, 2026 and ending June 20th, 2029, following confirmation by the city council from the following pool of applicants listed in alphabetical order. Carl Neberline, Evan Pritzos, Mike Rosson, Ricky Rodriguez, Elkins, and Steven Sperber. Isn't it supposed to be June 30th, 2029? Is it?

Yeah. If I could, Mr. Chair, um, our agenda management system makes weird changes. The editing of staff reports very difficult. Cool. I think that might be an understatement for some. Um, and so, uh, I I edited this edited this item title and information in the staff report in two different places. It should be June 30th, 2029. Makes sense. but it is incorrect here. But just to correct it for the record, the term would end on June 30th of 2029. Thank you very much. All right. Anyone want to make a motion?

Mr. Chair, I'm move to recommend Commissioner Steven Sperber to serve on the Truckucky Meadows Regional Planning Commission for terms beginning July 1, 2026 and ending June 30th, 2029. I second. All right, we have a motion by Commissioner Kramer and second by Commissioner Reid. Any discussion? Is the uh Should I just do a voice vote? It's not showing up. Oh, wait. Maybe it is now. Okay, it is now. Got it. There we go.

Okay, so we have the motion. We have the second. There is no discussion. Cast your votes. Motion passes. Congratulations, Commissioner Spurber. Thank you very much. Welcome. Thank you. You're going to love it. Lots of fun stuff coming up. All right. Uh do we have anything for item nine? No, Mr. Chair, I do not. All right. We do item 10. Our final public comment. Anyone from the public wish to make comment? I don't think we have any public See none, I am going to close public comment and move to staff comments.

There are no staff comments today. All right. Thank you very much. Uh for open for commissioner comments, um he's not here, but I just wanted to say congratulations to Jim Rundle on his pending retirement. We will all miss him very much and we wish him the best. Anyone else have any I do. I would like to thank Commissioner Neberline for his um participation in the Truck Meadows Regional Planning Commission. Um it's been it's it's been fun. Um and we have had some interesting issues of late and I thank you for your service on that app and I appreciate your input. Any other comments? All right. Well, with that we are adjourned.