Sparks planning commission unanimously recommends rezoning of two Pyramid/ Tyler Way parcels to C‑1

The Sparks Planning Commission on Nov. 20 voted unanimously to recommend that the City Council approve RZ24‑0003, a request to rezone two adjacent parcels at 2221 Pyramid Way and 860 Tyler Way from professional‑office (PO) and multifamily (MF‑5) zoning to C‑1 neighborhood commercial.

Danny Ray, senior planner, presented the request and described the two parcels as totaling 1.21 acres: the 0.75‑acre site at 2221 Pyramid Way, built in 1964 and most recently occupied by a Wells Fargo branch with a drive‑through and ATM, and the 0.46‑acre site at 860 Tyler Way, a 5,991‑square‑foot professional office building constructed in 1977. "This request seeks planning commission consideration to rezone 2 adjacent parcels that are located at the Northwest corner of Pyramid Way and Tyler Way that together total 1.21 acres," Ray said.

The staff report said both parcels carry a commercial land‑use designation under the Sparks comprehensive plan, so no plan amendment is required. Staff outlined that the proposed C‑1 zoning would allow a broader range of neighborhood commercial and institutional uses than the existing PO and MF‑5 districts — roughly 40 additional uses by staff count — and noted some residential and institutional uses currently allowed under MF‑5 or PO would not be permitted under C‑1.

Ray summarized a trip‑generation letter provided by the applicant (exhibit 7) comparing the most intensive uses allowed under the current zones with those possible under C‑1. The report identified three uses with the largest potential net increases in average daily trips: convenience store (7,624 trips), gas station (6,508 trips) and drive‑through uses (4,506 trips). Ray explained that such higher‑intensity uses would require a site‑specific conditional use permit (CUP) and that the city adopted an ordinance in June requiring a CUP when peak‑hour trips increase by more than 10% over an originally approved use.

"Each of these higher intensity uses require approval of a CUP," Ray said, noting the CUP process allows project‑specific trip analyses and conditions of approval to mitigate impacts. He also told the commission that Northern Nevada Public Health and the Regional Transportation Commission had no issues with the rezoning and that notices were mailed on Nov. 4 to 226 property owners within 750 feet and published in the Reno Gazette‑Journal the same day. At the meeting, staff reported receiving one informational inquiry and no written comments in favor or opposition.

Commissioners asked no follow‑up questions, and no members of the public spoke during the hearing. Commissioner Kramer moved to forward a recommendation of RZ24‑0003 to the city council "based on finding Z‑1 through Z‑3 and the facts supporting these findings as outlined in the staff report," and Commissioner Pritzos seconded. The commission voted and the chair announced the motion passed unanimously.

The commission’s recommendation will be transmitted to the Sparks City Council, which has authority for final action on the rezoning request.