[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6114877,"mediaKeyId","2741364-cefa4f8af2a58b3fbb52180cb5154a87","parentId",2741364,"title","Planning commission backs annexation, rezone and a planned‑development handbook to preserve Andolan Family Farms and allow agritourism","audioSeconds",542,"startMs",3729000,"endMs",4271000,"viewUrl","/Search/View?dp=1&key=2741364-cefa4f8af2a58b3fbb52180cb5154a87&start=3729&end=4271","thumbnailUrl","https://assets.pipeline.soar.com/2741364-cefa4f8af2a58b3fbb52180cb5154a87/thumbnail_3729000.jpg","articleUrl","/articles/6114877/Sparks/Washoe-County/Nevada/Planning-commission-backs-annexation-rezone-and-a-planneddevelopment-handbook-to-preserve-Andolan-Family-Farms-and-allow-agritourism","mediaUrl","https://secure.pipeline.soar.com/6114877-be55a998b8854e3f49a7165ff0810cc2/orig.mp4?Expires=1771186422&Signature=JzlwpuGmUJmc~NaekpteacDexihhik3g9sCLGIT9vHFnM~yvffRADBkk8znREZPiRCiiS6l7bXYUhItk7zYHDcQXOLS3K~-KmiWXTszszRzsK~ab~JYpIhIqyVzfSWzt2ZNUsutNjU7FZJH5wMC4RPCR9Z3Q1v-GcibG4dQFe14onxm75Zxm7UjUkvmWMuz~VJ96z1S~oAiy2DFR9o7jBmvSReDA~-HBWshvquikt3PJp7Co9B1Fj8e1k5upId6LrfNrhcRVJwFD7x5jAtoBlnN0EZRd~m3oDQ0ChtTbJ8H70RNdlPKpNKLibfscwzzXLgFkV0LJ01GU8C7zI5ylWg__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Sparks, NV","date","2025-03-21T15:17:05Z","article","The Sparks Planning Commission unanimously recommended that City Council approve annexation of the 164.9‑acre Andolan Family Farms property in Spanish Springs, adopt a comprehensive plan amendment and rezone, and give tentative approval to a planned‑development handbook that creates an ‘agritourism’ land use to preserve and formalize the farm’s adventure‑farm activities.

Scott Carey, Development Services Manager, told commissioners the application, which the city has been working on with the Andolan family since 2021, would bring a county “island” into the City of Sparks. The site is contiguous to city limits on multiple sides; the annexation is voluntary and supported by 100 percent of the property owners, Carey said. He said Truckee Meadows Water Authority would provide future water and the City of Sparks would provide sewer service once the property is annexed.

Under the proposed land‑use changes, roughly 107 acres of the site would be designated commercial/agritourism, 49 acres would be designated intermediate‑density residential on the southern half and 8.6 acres would be retained as open space. Carey said the planned‑development handbook would allow a new agritourism use not currently in the city code, set alternative parking standards (notably permitting field parking for up to 80 days a year for seasonal events), and require that a minimum of 50 acres remain in agricultural production through the life of the handbook.

Carey summarized a fiscal‑impact analysis showing a projected revenue surplus to the city’s general fund of $8.6 million over 20 years, but a related 20‑year road‑fund deficit of $6.9 million; the net projected fiscal impact across those funds was about $1.7 million positive over 20 years, per staff materials.

Applicant representatives Eric Hastie of Wood Rodgers and Cameron Andolan said the aim is to preserve the farm’s century‑old agricultural legacy and to formalize the adventure farm operations that have operated on a temporary basis for years. Hastie said the handbook would set design standards and event limits, provide event capacity phases tied to infrastructure, limit amplified sound, require dark‑sky‑compliant lighting, and impose manure‑removal and animal‑care standards.

Public comment was mixed: several neighbors expressed concern about potential residential density, traffic and the timing of road improvements on Stonebrook Parkway and Pyramid Way; others — including a petition the applicant provided with roughly 2,700 signatures — expressed support for preserving the farm. Staff said the applicant held a neighborhood meeting on Feb. 19 and mailed notice to 661 property owners within 750 feet; staff received five inquiries and three written comments in the record (two supportive, one opposed) as of the hearing.

The Planning Commission voted unanimously to forward recommendations to City Council for the annexation (ANX‑0001), the comprehensive plan amendment (MPA21‑0002) and the rezoning (RZ1‑0002). The commission also recommended tentative approval of the plan‑development handbook (PD23‑003) with the requirement that the applicant file for final handbook approval within one year of council’s tentative approval. As part of the recommendation the commission did not require a bond at this stage. Carey said City Council action is anticipated June 9 and the Regional Planning Commission will review the comprehensive plan amendment on April 24.

Staff emphasized that, under the handbook, the northern half of the site would retain agritourism uses with only up to four residences in that area (the existing ranch house and three other residences) and that residential development is directed to the southern portion of the property. The handbook establishes landscaping, screening, parking and event‑capacity standards and includes construction of future Stonebrook Parkway connections tied to development triggers.","mediaType","Video","parentTitle","Sparks Planning Commission | March 20, 2025","oneSentenceSummary","The commission recommended annexation of 164.9 acres, approved comprehensive plan and rezoning recommendations, and tentatively approved a planned‑development handbook that would create an agritourism land‑use allowing seasonal events, limited field parking and a requirement that at least 50 acres remain in agricultural use.","taxTitle","Sparks, Washoe County, Nevada","taxId",3873,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6114882,"Commission forwards rezoning, plan amendment and CUP for gaming use at Holman Way shopping center to city council",1599,1899000,3498000,"/Search/View?dp=1&key=2741364-cefa4f8af2a58b3fbb52180cb5154a87&start=1899&end=3498","https://assets.pipeline.soar.com/2741364-cefa4f8af2a58b3fbb52180cb5154a87/thumbnail_1899000.jpg","/articles/6114882/Sparks/Washoe-County/Nevada/Commission-forwards-rezoning-plan-amendment-and-CUP-for-gaming-use-at-Holman-Way-shopping-center-to-city-council","https://secure.pipeline.soar.com/6114882-1fe296cb160346e62eca2572ed7842c8/orig.mp4?Expires=1771186422&Signature=pBKLvkLIzeUIUAj0JhaGlIFUTdoBg42n-1pEQLyEI6OL7xL5PivwRSZ3uBxS99QuSRU3KpVlchxceHTxSdSS1R3F3ckwg6rPsWRb0tL4~sk7GTEZOi9VOlW7xwIqyzUf5vkg5sUSlAqKohxIPGI5UwA3NJNEp~zilEg3o~aPGydac5Z8iJQaedNXmKuM6943amDWDokEp3eL2-vLSD22E0YW7SSxnpOai5riPimYgqCm0Og3skfYIQWgQJNx~Ix-NNpqdgxphl1g~q-RODGEaIyZ0W-mlNwHUOKONkEfl9Hc5L0HoeB1s8MWZ6ttYAveHNBZxhTzZwCmDOPPvAqb7w__&Key-Pair-Id=KUT5TJCACFTXG","The Sparks Planning Commission unanimously forwarded to the City Council three related actions for 800 Holman Way: a comprehensive plan amendment to change the property’s land‑use designation from Commercial to Tourist Commercial, a rezoning from C‑2 (general commercial) to TC (tourist commercial), and a conditional use permit that would formally allow the site’s existing nonrestricted gaming establishment, JJ’s Gaming, as a conforming use in the TC zone.

Sienna Reed, planning manager, presented the three concurrent requests and explained the applicant asked for the items to be processed together so City Council — not the Planning Commission — would take final action on the rezoning and plan amendment while the CUP would be considered alongside them. Reed said the site, just under six acres at the northwest corner of Pyramid Way and Holman Way, already contains a Scolari’s grocery store and a legally established nonrestricted gaming space that had been expanded over time to 7,891 square feet; JJ’s Gaming operates within that footprint.

Reed said staff’s analysis shows the tourist commercial land‑use designation and TC zoning also permit a broad range of commercial and lodging uses, but that the TC designation specifically allows nonrestricted gaming and convention/exhibition facilities. She said the application does not propose any expansion of the gaming area and that a traffic letter filed with the application documents no increase in trip generation for the site because total gaming square footage will not change. Reed noted the site provides 284 parking spaces while the combined tenant demand is 179 spaces, so staff concluded parking is adequate.

Garrett Gordon, land‑use counsel representing the Scolari family, said on the record that the application does not expand gaming and that codifying the use as conforming avoids repeatedly disclosing the property as “nonconforming” to state gaming regulators. He said any future expansion would require returning to the public process and the commission.

Reed told commissioners a neighborhood meeting on March 13 drew about 10 members of the public who expressed concerns about a casino near residences, possible future intensification, traffic, crime, property‑value impacts and effects on the grocery. Staff mailed notice to 285 property owners and said three written public comments in opposition had been received as of the meeting.

Commissioners voted to forward a recommendation of approval on the conditional use permit (PCN18‑0062 / CU25‑003), the comprehensive plan amendment (MPA25‑001) and the rezoning (RZ25‑001) to City Council. In discussion commissioners asked applicants and staff to confirm that the action would not expand gaming and were reassured that any expansion would require a new entitlement and public hearings.

If approved by City Council, the rezoning would make the existing nonrestricted gaming use a permitted primary use in the TC zone; staff recommended three conditions for the CUP focused on standard operational and code compliance matters.","The Planning Commission recommended approval of a comprehensive plan amendment, rezoning to ‘Tourist Commercial,’ and a conditional use permit to recognize an existing nonrestricted gaming establishment (JJ’s Gaming) at 800 Holman Way as a conforming use; staff said the approval would not expand the gaming area or increase trips.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6114886,"Planning commission approves 1,557‑sq‑ft expansion for Wilmer Inc. orthodontics at Crater Way",624,1237000,1861000,"/Search/View?dp=1&key=2741364-cefa4f8af2a58b3fbb52180cb5154a87&start=1237&end=1861","https://assets.pipeline.soar.com/2741364-cefa4f8af2a58b3fbb52180cb5154a87/thumbnail_1237000.jpg","/articles/6114886/Sparks/Washoe-County/Nevada/Planning-commission-approves-1557sqft-expansion-for-Wilmer-Inc-orthodontics-at-Crater-Way","https://secure.pipeline.soar.com/6114886-aee28a2eae417d8403e31329dd912a52/orig.mp4?Expires=1771186422&Signature=nVBnGt7uWLjmMYna9TDLnT9TmGyBAlxlQDI0qJHmkACGccySQI9LtCTEuij7sSs7N5cA38mkplDAKmMlXoVCoQVNW~GddqY73MDe6pUNilOqQvhI4x81e3EHHfZcIibuQze5xkXByYquilhmIwkosdL4seJoriu9lBCtgwHbscdKCDbIC4~-NfZpvciDo7bRAJfNYV3exvDDY0qSfZwp~8~JS2Rxs~zHVXcFxGm~f9YBm7sPUy5WeR4yIIV1zm16Y~WGNB2BCt22KZyHW7mJzvyUJCAyMjggF6GR2za2Iszccf-Ac7YhRdvUK86BVUQKj6Ca8OJAZbHfoKwVIVCUew__&Key-Pair-Id=KUT5TJCACFTXG","The Sparks Planning Commission unanimously approved a conditional use permit to allow a 1,557‑square‑foot addition to an existing medical office at 1155 Crater Way, increasing the building to roughly 5,800 square feet.

Kobe Glano, planner with the City of Sparks, told commissioners the Wilmer Inc. orthodontics office has operated with an active business license since at least 1982 and became a legal nonconforming medical office when the city’s mixed‑use district rules changed. The city code allows intensification of a legal nonconforming use with a conditional use permit when the expansion exceeds 10 percent; the proposed addition equates to roughly a 36 percent increase.

Glano said staff analyzed landscaping, parking and architecture. The site currently has about 12 trees, one fewer than the 13 trees required by the city’s tree minimum standards; staff proposed a condition requiring the applicant to plant one new tree (condition of approval number 5) and to submit a final landscaping plan prior to permits (condition 6). He said the site’s landscaping is well maintained, and staff proposed ongoing maintenance and replacement requirements (condition 7).

On parking, Glano explained Sparks requires one parking space for every 500 square feet of medical office area. Accounting for the proposed 5,800 square feet, code requires 12 spaces; the project will provide 23 spaces, including two ADA/van accessible stalls. For construction mitigation, staff proposed limits on construction hours (condition 12) and required placement of generators and noisy equipment on the north portion of the parking lot to reduce impacts to nearby homes (condition 13). Public notice was mailed to 157 property owners and published in the Reno Gazette Journal; Glano said staff had received no public comments.

A commissioner moved to approve the conditional use permit (PCN 14001 / CU25‑0001), adopting findings C1 through C5 and the 13 conditions in the staff report; the motion carried on a unanimous voice vote.

Glano said the addition will match the existing building materials and form and that staff believes the intensification is compatible with surrounding mixed‑use residential and school uses. Conditions tracking landscaping and construction mitigation are intended to reduce neighborhood impacts during build‑out.","The commission granted a conditional use permit to allow a 36% expansion of an existing legal nonconforming medical office at 1155 Crater Way, subject to 13 conditions including one requiring the planting of a replacement tree.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6114891,"Planning panel approves community resource center at former Albertsons site on Audie Boulevard",647,532000,1179000,"/Search/View?dp=1&key=2741364-cefa4f8af2a58b3fbb52180cb5154a87&start=532&end=1179","https://assets.pipeline.soar.com/2741364-cefa4f8af2a58b3fbb52180cb5154a87/thumbnail_532000.jpg","/articles/6114891/Sparks/Washoe-County/Nevada/Planning-panel-approves-community-resource-center-at-former-Albertsons-site-on-Audie-Boulevard","https://secure.pipeline.soar.com/6114891-a2b6266632eed7fd60695970442e36f6/orig.mp4?Expires=1771186422&Signature=ZZunw3QbJBC9mYy8eYBt9WvtBYE39tgxP7La6pAI-LW6VN9u3Gj4nGYj5K6Ptf~OhHhp-6KbY0j1NGmgxydC9IwQBp~ewZx2Wj8AS--DxeB-gfto6H8tD275sbSCGhUFvZ5AqH4BxOlZ-i9-Sy9Mqy0Jo5DBdmV3CCbhoBSSdbB4Vs7IjPfOVSv9OIfrSt1tEJ-IhLCSKgK~5-RWxj1Ma5Miyk6GgmYvfKf~TbFp6KdLzoL0aUfsbD7t-b2cpBUm9zsYQFxE-opKhJCPhTiyorO42WHW3cYUQ76NbqX9r~jy8c7AeqLEh3qvqZBhBWCiM8mvI7yYhi~p-ciaoNxXkg__&Key-Pair-Id=KUT5TJCACFTXG","The Sparks Planning Commission voted unanimously to approve a conditional use permit to replace a vacant Albertsons grocery at the corner north of Audie Boulevard and west of Sullivan Way with a 63,547‑square‑foot community resource center.

Sienna Reed, planning manager for the City of Sparks, told commissioners the project — submitted by the “Audi Project,” a joint venture between the Food Bank of Northern Nevada and the Children’s Cabinet — would demolish the former grocery and build a center that includes workforce training, a food pantry, a commercial kitchen for production and teaching, child care facilities and offices. Reed said the proposed building, together with the site’s existing retail shops, would total about 79,225 square feet and raise the site’s floor‑area‑ratio from 0.18 to about 0.24, still below the MUD/MUC zoning standard of 0.5.

Reed said staff’s review identified parking, trip generation and landscaping as the primary impacts. The applicant supplied a parking analysis showing 127 spaces would be needed for the combined development; the site already contains 312 spaces, so staff concluded parking is sufficient. Reed also said the site will be brought up to 65 percent of the city’s current landscaping requirement for intensification of substandard development and that required landscaping must be installed before the city issues a certificate of occupancy under condition of approval number 6. Public notice was mailed to 45 property owners and published in the Reno Gazette Journal; Reed said staff had received no written public comments on the item.

Jeff Frame, the project architect, briefly addressed commissioners and called the center “an exciting project” and “a great community asset.” After questions from commissioners, Commissioner Kramer moved to approve the conditional use permit, adopting findings C‑1 through C‑5 and the 11 conditions listed in the staff report; Commissioner Pritzos seconded. The motion passed on a unanimous voice vote.

Staff materials submitted with the application included preliminary elevations showing a varied material palette and a front façade meeting the zoning requirement for 35 percent transparency, an on‑site community garden on the south frontage, and a landscape plan that preserves some mature parking‑lot landscaping while increasing overall landscaping coverage. Reed said the trip‑generation letter filed by the applicant shows the proposed use will generate fewer trips than the former grocery store.

The conditional use permit approval is subject to the 11 conditions in the staff report, which include the landscaping and certificate‑of‑occupancy timing Reed referenced. Reed and the applicant indicated they will return to the city for building permits and for any administrative steps required to implement the project.

Commissioners praised the proposal during debate; one commissioner called the center “a wonderful project for the community” that will serve the Truckee Meadows region.

The Planning Commission record for the item includes staff’s findings of consistency with the City of Sparks Comprehensive Plan (goals MG‑4, MG‑12 and MG‑14), a parking analysis, a trip‑generation letter and the proposed landscape and elevation drawings.","The Sparks Planning Commission approved a conditional use permit to replace the vacant Albertsons building with a 63,547‑square‑foot community resource center run by a Food Bank–Children’s Cabinet joint venture; staff conditions require landscaping, parking, and other mitigations prior to occupancy.","actionData","errors"]

Article not found

Planning commission backs annexation, rezone and a planned‑development handbook to preserve Andolan Family Farms and allow agritourism

Commission forwards rezoning, plan amendment and CUP for gaming use at Holman Way shopping center to city council

Planning commission approves 1,557‑sq‑ft expansion for Wilmer Inc. orthodontics at Crater Way

Planning panel approves community resource center at former Albertsons site on Audie Boulevard