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Planning commission approves permit to enlarge nonconforming house at 1555 C Street
Summary
The Sparks Planning Commission approved a conditional use permit allowing a 543-square-foot addition to a legally nonconforming single-family residence at 1555 C Street, subject to seven conditions. The owner worked with staff to resolve prior unpermitted structures; no public opposition was recorded.
The Sparks Planning Commission on a unanimous vote approved a conditional use permit allowing a 543-square-foot enlargement of an existing nonconforming single‑family residence at 1555 C Street in the Downtown Victorian Square mixed‑use district.
City planning staff told commissioners the 0.14‑acre site contains a 1,142‑square‑foot house originally built in 1905 and several accessory structures that were added without proper permits. The application would relocate and attach two small accessory structures and remove an unpermitted 240‑square‑foot storage building so the additions can be permitted as part of the primary residence.
The change reconciles the property’s historic single‑family use with current MUD (mixed use district, Downtown Victorian Square) zoning, which does not permit detached single‑family houses but allows limited dwellings on smaller lots. Staff said the proposal would not increase the number of residential units and would keep the existing street access from C Street rather than forcing alley access that would remove a landscaped yard.
James Darryl, a contracted consultant for the property owner Ismail Castro, addressed the commission on the owner’s behalf and said Castro "is terminally ill" and wants to resolve the permit issues so he can pursue building permits. Darryl said the owner has worked with staff "to put all that package together." No members of the public spoke in opposition at the hearing, and staff said it had received letters of support from neighbors.
Planning staff presented five required findings for approval (conformity with the plan, neighborhood compatibility, natural resources, impacts such as parking and architecture, and proper public notice). Staff noted the additions would create a two‑bedroom, two‑bath expansion with an upstairs office and that siding and roofing would match the existing home. Staff recommended approval subject to seven conditions of approval listed in the staff report.
Commissioner Kramer moved to approve the conditional use permit and Commissioner Rodriguez Elkins seconded. The commission voted to approve the request and adopt the staff findings and conditions.
The permit allows the owner to seek building permits to legalize the additions; the demolition of the unpermitted 240‑square‑foot storage building is part of the approved plan. Staff told commissioners that the site has been subject to code enforcement since 2022 and that the permit aims to remedy those issues.
