Planning commission approves Life Change Center expansion, including childcare and medical offices at Kapurra Way

The Sparks Planning Commission on Monday approved a conditional use permit to expand and renovate a medical office and add a childcare facility on an approximately 1.4-acre site at 2105 Kapurra Way and 1755 Sullivan Lane. The permit (PCN 25-0013 / CU25-0011) covers two parcels and was approved unanimously by the commissioners present, with one commissioner recused.

City planner Toby Wano told the commission the application is required under Sparks Municipal Code because the proposed childcare and medical office uses are allowed in the MF-5 multifamily zoning district only by conditional use permit. "The 1.4 acre site consists of two parcels," Wano said, describing the northern parcel in MF-5 and the smaller southern parcel in C-2. He said the southern building (3,795 sq. ft.) would remain a medical office, while the northern building would be renovated and expanded to add medical/professional office space and a childcare facility that would be open to the public.

Staff framed its analysis around access and parking, landscaping and architecture. Wano said Sparks code requires 39 parking spaces for the proposed uses; the applicant's site plan provides 44 spaces, including three ADA-compliant (van-accessible) spaces. "A preliminary landscape plan shown here complies with these minimums," Wano said, noting the code-required landscaping area of 11,153 square feet and requirement for 39 trees; staff reported the proposal would meet those requirements and increase the city's urban tree canopy.

Members of the public raised traffic, parking and construction concerns during the public hearing. Marvis Butel, who said she will live across Kapurra Way, asked, "What kind of a medical facility is going in there? Is it like an urgent care?" Samantha Gonzales, a nearby resident, asked whether a traffic study analyzed accidents on Sullivan Lane and expressed safety concerns for children walking to Risley Elementary. Katie Nepper said she and other neighbors worried about vehicles potentially using Kapurra for overflow parking if on-site stalls were insufficient. Kimberly Luna asked about the expected construction timeline and impacts to local streets.

Gabe Whitler of Odyssey Engineering, representing the applicant, answered questions on timing, tenant mix and traffic. Whitler said the applicant expects to submit for building permits by the end of the year, break ground around March if permitting proceeds normally, and complete the remodel and addition in about a year. He described the medical use as an expansion of services currently provided by the Life Change Center — "similar to a rehabilitation type facility" — and said the proposal is not for an emergency or urgent care facility. On circulation, Whitler said the project is designed to direct access and egress to Sullivan Lane and to avoid use of the residential street: "Our intent was to keep the access off of Sullivan… and keep them off of the more residential street of Kapurra."

Commissioner Elkins disclosed prior financial contributions to the Life Change Center and recused herself from the discussion and vote, saying she would "not take part in any discussions and will abstain from voting on this matter." The motion to approve the conditional use permit (mover: Commissioner Kramer; second: Commissioner Nieberlein) referenced the staff findings C-1 through C-5 and the staff report; the motion carried and the commission approved the permit subject to 14 conditions of approval.

Key conditions highlighted by staff include: submission of a final landscaping plan in conformance with the exhibit prior to building permits; a reciprocal access and parking agreement recorded and on file prior to issuance of a certificate of occupancy for the renovated northern building; a site lighting and photometric analysis demonstrating zero light spillover of property lines prior to building permit issuance; and limits on construction hours (7 a.m.–7 p.m. Monday–Friday; 8 a.m.–5 p.m. Saturday; no Sunday work). Wano also noted staff mailed notice to 45 property owners and published notice in the Reno/Deer/Journal on Sept. 2 as required by NRS and Sparks Municipal Code and that staff had received no written public comment as of the hearing.

The commission's approval allows the applicant to proceed to building-permit review and to complete the recorded agreements and studies required by the conditions before receiving a certificate of occupancy. The northern building addition was described in staff materials as approximately 2,420 square feet; the overall renovated/expanded building square footage shown in the motion was 22,100 square feet. The applicant indicated the daycare operator is expected to be a separate lessee within the new building footprint.