Sparks planning commission forwards rezoning of two Pyramid Way parcels to city council

The Sparks Planning Commission voted unanimously on Nov. 20 to forward a recommendation to city council to rezone two adjacent parcels at 2221 Pyramid Way and 860 Tyler Way from Professional Office (PO) and MF‑5 (multifamily residential) to C‑1 (neighborhood commercial).

Danny Ray, senior planner, told the commission the two parcels together total 1.21 acres and are developed with vacant buildings — a 0.75‑acre site at 2221 Pyramid Way (APN APM 027‑33214) that most recently housed a Wells Fargo branch with an associated drive‑through and ATM, and a 0.46‑acre site at 860 Tyler Way (APN APM 027‑332‑13) with a 5,991‑square‑foot office building. Ray said the Sparks comprehensive plan designates both parcels as commercial and that C‑1 is a conforming zone for that land‑use designation.

The staff presentation compared permitted and conditional uses across the current and proposed zones and noted the proposed C‑1 district would allow more commercial and institutional uses than the current MF‑5 and PO zoning, including some higher‑intensity uses. Ray summarized a trip‑generation analysis in the applicant’s exhibit 7, saying the top three uses with the largest potential net increase in daily trips are convenience store (7,624 average daily trips), gas station (6,508), and drive‑through facilities (4,506). He told the commission that the city adopted an ordinance in June requiring a conditional use permit when peak‑hour trips increase by more than 10% over an originally approved use, and that CUP review allows project‑specific trip analysis and conditions to mitigate negative impacts.

Ray said staff had received comments from Northern Nevada Public Health and the Regional Transportation Commission (RTC) with no objections, that notices were mailed on Nov. 4 to 226 property owners within 750 feet, and that the request was published in the Reno Gazette‑Journal on Nov. 4. He said staff had received one information inquiry and no written comments in favor or opposition at the time of the hearing and that staff recommended the commission forward its approval recommendation to city council.

There were no public comments during the hearing. Commissioner Kramer moved to forward a recommendation for RZ24‑0003 based on findings Z‑1 through Z‑3 in the staff report; Commissioner Pritzos seconded the motion. The commission voted by voice and the motion passed unanimously. Danny Ray concluded, “This concludes my presentation, and I am happy to answer any questions you have.”

The commission’s action is a recommendation to city council; any future high‑intensity proposals (for example, a convenience store, gas station, or new drive‑through) would require a project‑specific CUP and potentially additional traffic analysis and conditions before those uses could proceed. With no further business, Chair Ross adjourned the meeting.