Sparks, Nev., Mun. Code § 17.30 (2026) § 17.30.040

In addition to the requirements and procedures set forth in other sections of this chapter, applicants for condominium or townhouse conversions shall provide the information and comply with the regulations required by this section. A.
Existing Condition of Project.
1. A statement of specific information concerning characteristics of the project consisting of the following:
a. Rental history for each unit for previous three years;
b. Monthly vacancy rate for the development during preceding three years;
c. Proposed sale price of each unit;
d. Proposed homeowner association fee;
e. Statistical data on all tenants including name, address, age, family relationships, handicaps and other information pertinent to the ability of the tenant to move or purchase.
2. The subdivider shall provide, at his own expense and in a format acceptable to the city, a comprehensive building and grounds condition report. This report shall contain the following information:
a. An evaluation of the structural condition of each building in the project;
b. An evaluation of the condition of all site features such as parking areas, accessory buildings, landscaped areas, driveways, sidewalks, carports, any amenities, fences and utility systems;
3. The report will be prepared by a licensed civil engineer and will be reviewed by the public works director or his designated representative to determine if the conditions found are satisfactory, repairable or unrepairable.
4. The public works director will then evaluate the structure and grounds and make a recommendation as to what alterations to the building and grounds are necessary to insure that any converted complex does not place an undue financial burden on the homeowner association. Alterations which are required immediately shall be performed prior to final subdivision map approval. In the event an alteration does not require immediate completion, but will be necessary within three years of the date of final subdivision map approval, the public works director shall estimate the cost of said alteration, and the developer shall deposit said estimated cost in an account for the use of the homeowner association.
This information and evaluation will be incorporated into the special use permit review process for city council evaluation.
B. Physical Standards for Condominium and Townhouse Conversions.
1. Private Storage Space. Each unit shall have at least two hundred cubic feet of enclosed, weatherproofed and secure private storage space outside the living area of the unit.
2. Landscaping. If the existing landscaping is inadequate or deficient, the public works director shall require a complete landscaping plan as a part of the special use permit review.
3. Conditions of Equipment and Appliances. The developer shall provide written certification to the buyer of each unit that all dishwashers, garbage disposals, stoves, refrigerators, hot water heaters and tanks, and air conditioners are in operable working condition as of the close of escrow. Further, the developer shall guarantee the above-mentioned appliances for one year after close of escrow of each individual unit.
C. Tenant Safeguards.
1. A notice of intent to convert shall be delivered to each tenant within fifteen days after the tentative subdivision map is filed with the public works director.
2. The form of the notice shall be as approved by the public works director and shall contain the following information:
a. Name and address of current owner;
b. Name and address of proposed subdivider;
c. Approximate date on which the final subdivision map is to be filed;
d. Notice of tenant's right of first refusal;
e. Notice of tenant's approximate vacation date;
f. Notice of right to moving expenses.
3. Tenant's Right of First Refusal. Any present tenant or tenants of any unit shall be given a nontransferable right of first refusal to purchase the unit occupied, at the price offered the public.
The right of first refusal shall extend for a period of at least ninety days after final map approval or initial offering for sale, whichever is later in time.
4. Vacation of Units. Each nonpurchasing tenant not in default under the obligations of the rental agreement or lease under which he occupies his unit shall have not less than one hundred twenty days from the date of city council approval of the final subdivision map to vacate the premises.
5. Special Cases.
a. Any nonpurchasing tenant, aged sixty-two years or older, or handicapped, shall be given upon request an extended lease of six months for each year he or she has resided in the project, but not less than five years. This lease will stipulate that the monthly rent on the unit so leased will increase only as much as the Consumer Price Index as formulated by the United States Department of Labor.
b. Any nonpurchasing tenant with two or more children under the age of eighteen residing in the unit shall be given, if requested, the same lease arrangements as outlined in subparagraph (a) of this section.
6. Moving Expenses. The subdivider shall provide moving expenses to any tenant who relocates from the building after receipt of notification from the subdivider, according to the following schedule based on the length of tenancy on the date of receipt of notification:
Length of Tenancy Moving Expenses a. Less than six months $150.00 b. Six months to two years $300.00 c. More than two years $500.00
D. Finding of Fact. The city council shall not approve an application for the conversion of apartments to townhouses or condominiums unless the council finds:
1. All provisions of this chapter are met;
2. The proposed conversion is consistent with the policies of the city master plan;
3. That the proposed conversion will not create a shortage of rental housing such that an imbalance between rental and ownership housing exists;
4. That the current rental housing vacancy rate is above five percent; and
5. That the overall design and physical condition of the condominium conversion does not adversely impact the health, safety and welfare of the community.
E. Bonding. The subdivider shall furnish a performance bond or other acceptable security for an amount not less than one hundred percent of the estimated cost of improvements. The calculation of estimated costs for each specified improvement shall be determined by the public works director and his assistants.