Sparks Planning Commission Meeting - July 17, 2026

The Sparks Planning Commission met on July 17, 2026, to consider four public hearing items: a conditional use permit for a golf simulator facility, an amendment to the Miramonte Plan Development handbook for water infrastructure, a conditional use permit for a retail and wholesale recycling center, and an amendment to the Sparks Galleria handbook for Costco's fuel station. All items were approved by the commission.

Consent Calendar

• Agenda Approval: The agenda was approved unanimously by voice vote.

Public Comments & Testimony

• Item 7.1 (Golf Simulator): One written public comment expressed concerns about unsupervised 24-hour operations and potential underage drinking. Three speakers addressed the commission:
  • Chris Perigary (representing Pinocchio Family LLC, a shopping center owner) opposed the project, citing concerns about alcohol consumption, lack of on-site monitoring, and the risk of changing the center's family-oriented character.
  • Evan Prive Sherrick (owner of a similar facility, Golf Lab 24) supported the project, presenting data from 12 months of operation in Phoenix with zero incidents of intoxication, theft, or vandalism, and noting that the facility's camera system and remote controls mitigate risks.
  • Tim McDonald (developer and owner of the subject property) supported the project, stating the applicant had complied with all requirements and questioning the objector's motives given that objector owns a nearby bar.
• Item 7.2 (Miramonte Water Infrastructure): One public comment was received:
  • Ray Town requested a more comprehensive analysis comparing tank and pump station options, including long-term costs, reliability, and operating procedures, and asked for a continuance until such analysis is provided.
• Item 7.3 (Recycling Center): Four written public comments were submitted. Four speakers addressed the commission:
  • Steve Mandela (owner of a medical building near the site) expressed concerns about trash, debris, traffic, and the presence of Junk King trucks and dumpsters on the property.
  • Marcus Clark (representing the Mandela family) argued that the recycling use is incompatible with the medical and professional office uses in the area and would attract illegal dumping.
  • Sev Carlson (attorney for Sparks Plaza LLC and Swift Institute) argued that the application lacked substantial evidence for approval, citing inconsistencies such as an outdoor pre-crusher despite claims of no outdoor processing, and that the traffic study used incorrect land-use categories.
  • Dr. James Lynch (neurosurgeon and owner of Swift Institute) opposed the project, stating it would harm patient access due to traffic congestion on Vista Boulevard and limit expansion of his medical facility.
• Item 7.4 (Costco Fuel Station): No public comments were received.

Discussion Items

• 7.1 – PCN 01056 / CU26-0008 (Golf Simulator): Staff presented a request for a conditional use permit to operate a 24-hour indoor golf simulator (Go Golf 24) in a 2,240-sq-ft space within the Vista Village Shopping Center. The facility would operate by reservation only, with no walk-ins. Staff found the use consistent with the comprehensive plan, compatible with surrounding commercial/residential uses, and mitigated by conditions (e.g., appointment-only, no alcohol sales, 24-hour camera monitoring). The applicant, Ed Ziteb, explained the business model, confirmed that customers may bring food and alcoholic beverages, and described remote monitoring and locking capabilities. The commission discussed concerns raised in public comment about unsupervised alcohol consumption and concluded that the controls were adequate.
• 7.2 – PCN 04051 / PD23-0004 (Miramonte Water Infrastructure): Staff presented an amendment to the Miramonte Plan Development Handbook to modify potable water infrastructure requirements. The amendment would replace a planned storage tank (deemed infeasible due to land ownership) with an additional pump station (Vista #6) as recommended by Truckee Meadows Water Authority. The amendment does not change the number or type of permitted residential units. Staff found all 10 required findings could be made. The commission heard public comment requesting further analysis but proceeded to vote.
• 7.3 – PCN 26-0005 / CU26-0006 (Recycling Center): Staff presented a request for a conditional use permit for an unlisted use – a retail and wholesale recycling center (Modern Salvage) within an existing 24,000-sq-ft industrial building at 650 Vista Boulevard. The facility would accept source-separated non-hazardous materials, process them indoors, and sell items retail or wholesale. A 6,000-sq-ft outdoor storage area (enclosed by the building and topography) was included. Staff found the use materially similar to permitted industrial uses and recommended approval with eight conditions, including requirements to prevent trash accumulation. The applicant, who also owns Junk King, described operations focused on diverting reusable home goods from landfills, using indoor processing and an enclosed pre-crusher. The commission questioned the applicant about outdoor storage and trash containment, and the applicant clarified that no loose materials would be stored outdoors.
• 7.4 – PCN 15025 / PD26-0004 (Costco Fuel Station): Staff presented an amendment to the Sparks Galleria Handbook to increase allowed fuel dispensing nozzles from 18 to 24, clarify sign standards for gasoline service station canopies, and refine the definition of convenience store service stations. The amendment is needed to support Costco's proposed expansion of its fueling station. No public comments were received. The applicant requested a minor correction to the staff report (a typo in the sign analysis).

Key Outcomes

• Item 7.1: Approved unanimously (motion by Commissioner Priestos, second by Commissioner Nieberlin, no dissent recorded). The conditional use permit (CU26-0008) was granted based on findings C1–C5 and subject to eight conditions.
• Item 7.2: Approved unanimously (motion by Commissioner Kramer, second by Commissioner Priestos). The commission forwarded a recommendation of approval to the City Council for the handbook amendment, based on findings PDA–PDJ.
• Item 7.3: Approved (motion by Commissioner Priestos, second by Commissioner Kramer; no roll call vote shown but motion passed). The conditional use permit (CU26-0006) was granted based on findings C1–C5 and eight additional findings for unlisted uses, subject to eight conditions.
• Item 7.4: Approved unanimously (motion by Commissioner Kramer, second by Commissioner Nieberlin). The commission forwarded a recommendation of approval to the City Council for the handbook amendment, with a noted correction to the sign analysis in the staff report.