Professional Documents
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COMMISSIONERS
Facilities are provided throughout City Hall for convenience of persons with disabilities. For meetings held in the
Council Chambers, sound equipment is available for persons with hearing impairments. Reasonable efforts will be
made to assist and accommodate persons with disabilities or impairments. If you need an accommodation to
attend and participate in this meeting, please call the DEPARTMENT DESIGNEE at 702-229-6301 and
advise of your need at least 48 hours in advance of the meeting. Dial 7-1-1 for Relay Nevada.
This meeting has been properly noticed and posted at the following locations:
City Hall, 495 South Main Street, 1st Floor
Clark County Government Center, 500 South Grand Central Parkway
Grant Sawyer Building, 555 East Washington Avenue
City of Las Vegas Development Services Center, 333 North Rancho Drive
ACTIONS:
ALL ACTIONS EXCEPT GENERAL PLAN AMENDMENTS, REZONINGS AND RELATED CASES
THERETO ARE FINAL UNLESS AN APPEAL IS FILED BY THE APPLICANT OR AN
AGGRIEVED PERSON, OR A REVIEW IS REQUESTED BY A MEMBER OF THE CITY
COUNCIL WITHIN TEN DAYS AND PAYMENT OF THOSE COSTS SHALL BE MADE UPON
FILING OF THE APPLICATION.
ANY ITEM LISTED IN THIS AGENDA MAY BE TAKEN OUT OF ORDER IF SO REQUESTED
BY THE APPLICANT, STAFF, OR A MEMBER OF THE PLANNING COMMISSION AND
AGREED TO BY THE PLANNING COMMISSION. THE PLANNING COMMISSION MAY
IMPOSE TIME LIMITATIONS, AS NECESSARY, ON THOSE PERSONS WISHING TO BE
HEARD ON ANY AGENDAED ITEM.
Planning Commission December 13, 2016 - Page 1
Staff will present each item to the Commission in order as shown on the agenda, along with a recommendation and
suggested conditions of approval, if appropriate.
2.
The applicant is asked to be at the public microphone during the staff presentation. When the staff presentation is
complete, the applicant should state his name and address, and indicate whether or not he accepts staffs conditions of
approval.
3.
If areas of concern are known in advance, or if the applicant does not accept staffs condition, the applicant or his
representative is invited to make a brief presentation of his item with emphasis on any items of concern.
4.
Persons other than the applicant who support the request are invited to make brief statements after the applicant. If
more than one supporter is present, comments should not be repetitive. A representative is welcome to speak and
indicate that he speaks for others in the audience who share his view.
5.
Objectors to the item will be heard after the applicant and any other supporters. All who wish to speak will be heard,
but in the interest of time it is suggested that representatives be selected who can summarize the views of any groups
of interested parties.
6.
After all objectors input has been received; the applicant will be invited to respond to any new issues raised.
7.
Following the applicants response, the public hearing will be closed; Commissioners will discuss the item amongst
themselves, ask any questions they feel are appropriate, and proceed to a motion and decision on the matter.
8.
Letters, petitions, photographs and other submissions to the Commission will be retained for the record. Large maps,
models and other materials may be displayed to the Commission from the microphone area, but need not be handed in
for the record unless requested by the Commission.
As a courtesy, we would ask those not speaking to be seated and not interrupt the speaker or the Commission. We appreciate
your courtesy and hope you will help us make your visit with the Commission a good and fair experience.
BUSINESS ITEMS:
1.
CALL TO ORDER
2.
3.
ROLL CALL
4.
PUBLIC COMMENT DURING THIS PORTION OF THE AGENDA MUST BE LIMITED TO MATTERS ON THE
AGENDA FOR ACTION. IF YOU WISH TO BE HEARD, COME TO THE PODIUM AND GIVE YOUR NAME FOR
THE RECORD. THE AMOUNT OF DISCUSSION, AS WELL AS THE AMOUNT OF TIME ANY SINGLE
SPEAKER IS ALLOWED, MAY BE LIMITED
5.
FOR POSSIBLE ACTION TO APPROVE THE FINAL MINUTES FOR THE PLANNING COMMISSION MEETING
OF OCTOBER 11, 2016, THE SPECIAL PLANNING COMMISSION MEETING OF OCTOBER 18, 2016 AND THE
PLANNING COMMISSION MEETING OF NOVEMBER 1, 2016.
6.
FOR POSSIBLE ACTION - Any Items from the Planning Commission, staff and/or the applicant wish to be stricken or
held in abeyance to a future meeting may be brought forward and acted upon at this time.
CONSENT ITEMS:
CONSENT ITEMS ARE CONSIDERED ROUTINE BY THE PLANNING COMMISSION AND MAY BE ENACTED BY ONE
MOTION. HOWEVER, ANY ITEM MAY BE DISCUSSED IF A COMMISSION MEMBER OR APPLICANT SO DESIRES.
7.
8.
EOT-67226 - EXTENSION OF TIME RELATED TO EOT-67225 - SITE DEVELOPMENT PLAN REVIEW APPLICANT: PRAYER MOUNTAIN/INTERNATIONAL CHURCH OF LAS VEGAS - OWNER:
INTERNATIONAL CHURCH OF LAS VEGAS, INC., ET AL - For possible action on a request for an Extension of
Time of an approved Site Development Plan Review (SDR-55723) FOR A PROPOSED TWO-STORY, 35-FOOT TALL,
66,192 SQUARE-FOOT CHURCH/HOUSE OF WORSHIP AND SCHOOL WITH WAIVERS OF THE LONE
MOUNTAIN WEST WALL AND LANDSCAPE STANDARDS TO ALLOW RETAINING WALLS UP TO 16 FEET
IN HEIGHT WHERE THREE-FOOT, SIX-INCH WALLS ARE REQUIRED AND ZERO-FOOT LANDSCAPE
BUFFERS ALONG PORTIONS OF THE NORTH, SOUTH, EAST AND WEST PERIMETERS WHERE SEVEN FEET
IS REQUIRED on a portion of 9.12 acres at the southwest corner of Cliff Shadows Parkway and Clark County 215
(portions of APNs 137-12-401-001, 137-12-401-011 and 040; and 137-12-410-003), PD (Planned Development) and C-V
(Civic) Zones, Ward 4 (Anthony) [PRJ-66961]. Staff recommends APPROVAL.
9.
10.
11.
TMP-67495 - TENTATIVE MAP - GOLDEN GATE - APPLICANT: GOLDEN GATE CASINO, LLC - OWNER:
SAL SAGEV HOTEL CO, INC., ET AL - For possible action on a request for a Tentative Map FOR A ONE-LOT
COMMERCIAL SUBDIVISION on 1.42 acres at the southeast corner of Fremont Street and Main Street (APNs 139-34101-012 and 139-34-111-035), C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-67364]. Staff recommends
APPROVAL.
13.
ABEYANCE - SUP-66140 - SPECIAL USE PERMIT RELATED TO VAR-66138 - PUBLIC HEARING APPLICANT: FAITH TEMPLE - OWNER: COGIC FAITH TEMPLE TRUE HOLINESS, ET AL - For possible
action on a request for a Special Use Permit FOR A PROPOSED 2,408 SQUARE-FOOT CHURCH/HOUSE OF
WORSHIP at 903 and 907 West Adams Avenue and 906 West Washington Avenue (APNs 139-28-609-005, 006, and
013), R-1 (Single Family Residential) Zone, Ward 5 (Barlow) [PRJ-64699]. Staff recommends APPROVAL.
14.
ABEYANCE - SDR-66141 - SITE DEVELOPMENT PLAN REVIEW RELATED TO VAR-66138 AND SUP66140 - PUBLIC HEARING - APPLICANT: FAITH TEMPLE - OWNER: COGIC FAITH TEMPLE TRUE
HOLINESS, ET AL - For possible action on a request for a Site Development Plan Review FOR A PROPOSED 1,073
SQUARE-FOOT ADDITION TO AN EXISTING 1,335 SQUARE-FOOT CHURCH/HOUSE OF WORSHIP WITH
WAIVERS TO ALLOW A ZERO-FOOT WIDE LANDSCAPE BUFFER ALONG THE SOUTH PROPERTY LINE
AND A TEN-FOOT WIDE LANDSCAPE BUFFER ALONG A PORTION OF THE NORTH PROPERTY LINE
WHERE FIFTEEN FEET IS REQUIRED AND TO ALLOW ZERO-FOOT WIDE LANDSCAPE BUFFERS ON
PORTIONS OF THE WEST AND EAST PROPERTY LINE WHERE EIGHT FEET IS REQUIRED on 0.54 acres at 903
and 907 West Adams Avenue and 906 West Washington Avenue (APNs 139-28-609-005, 006, and 013), R-1 (Single
Family Residential) Zone, Ward 5 (Barlow) [PRJ-64699]. Staff recommends APPROVAL.
15.
ZON-67385 - REZONING - PUBLIC HEARING - APPLICANT: SUNRISE CHILDREN'S FOUNDATION OWNER: CHURCH TRINITY LIFE CENTER - For possible action on a request for a Rezoning FROM: R-1
(SINGLE FAMILY RESIDENTIAL) AND C-1 (LIMITED COMMERCIAL) TO: C-V (CIVIC) on 3.09 acres located at
950 and 1000 East St. Louis Avenue (APN 162-03-801-003), Ward 3 (Coffin) [PRJ-67381]. Staff recommends
APPROVAL.
16.
17.
WVR-67425 - WAIVER - PUBLIC HEARING - APPLICANT: NINETY FIVE MANAGEMENT, LLC - OWNER:
SECTION 12, LLC - For possible action on a request for a Waiver TO ALLOW AN 84-FOOT INTERNAL
INTERSECTION OFFSET WHERE 125 FEET IS THE MINIMUM REQUIRED on 22.60 acres at the northwest corner
of Grand Teton Drive and Skye Village Road (APN portion of 126-12-000-001), T-D (Traditional Development) Zone,
[ML (Residential Medium-Low) Skye Canyon Special Land Use Designation], Ward 6 (Ross) [PRJ-67365]. Staff
recommends APPROVAL.
18.
TMP-67366 - TENTATIVE MAP RELATED TO WVR-67425 - SKYE CANYON PARCEL 2.28 - PUBLIC
HEARING - APPLICANT: NINETY FIVE MANAGEMENT, LLC - OWNER: SECTION 12, LLC - For possible
action on a request for a Tentative Map FOR A 100-LOT SINGLE-FAMILY RESIDENTIAL SUBDIVISION on 22.60
acres at the northwest corner of Grand Teton Drive and Skye Village Road (APN portion of 126-12-000-001), T-D
(Traditional Development) Zone, [ML (Residential Medium-Low) Skye Canyon Special Land Use Designation], Ward 6
(Ross) [PRJ-67365]. Staff recommends APPROVAL.
19.
SUP-67403 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: TRADER JOE'S COMPANY OWNER: KRG LAS VEGAS CENTENNIAL GATEWAY, LLC - For possible action on a request for a Special Use
Permit FOR A PROPOSED RETAIL ESTABLISHMENT WITH ACCESSORY PACKAGE LIQUOR OFF-SALE USE
WITHIN A PROPOSED 14,000 SQUARE-FOOT GENERAL RETAIL STORE at 5639 Centennial Center Boulevard
(APN 125-27-411-013), T-C (Town Center) Zone [SC-TC (Service Commercial - Town Center) Special Land Use
Designation], Ward 6 (Ross) [PRJ-67129]. Staff recommends APPROVAL.
20.
21.
SUP-67458 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: JOSEPH AND JODI
GARCIA - For possible action on a request for a Special Use Permit FOR A PROPOSED ACCESSORY STRUCTURE
(CLASS I) [CASITA] USE at 5921 Huff Mountain Avenue (APN 125-12-311-012), R-PD2 (Residential Planned
Development - 2 Units per Acre) Zone, Ward 6 (Ross) [PRJ-67315]. Staff recommends APPROVAL.
22.
SUP-67488 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: LUCKY DRAGON, LP For possible action on a request for a Special Use Permit FOR A PROPOSED 4,200 SQUARE-FOOT MASSAGE
ESTABLISHMENT WITHIN A GAMING ESTABLISHMENT, NON-RESTRICTED WITH A WAIVER TO ALLOW
A ZERO-FOOT DISTANCE SEPARATION FROM A RESIDENTIALLY ZONED PARCEL WHERE 400 FEET IS
THE MINIMUM DISTANCE REQUIRED at 300 West Sahara Avenue (APN 162-04-816-001), C-2 (General
Commercial) Zone, Ward 3 (Coffin) [PRJ-67446]. Staff recommends APPROVAL.
23.
24.
25.
VAC-67371 - VACATION - PUBLIC HEARING - APPLICANT/OWNER: PRE RANCHO JONES, LLC - For
possible action on a request for a Petition to Vacate a portion of Alexander Road east of Rancho Drive, Ward 5 (Barlow)
[PRJ-66718]. Staff recommends APPROVAL.
26.
VAC-67410 - VACATION - PUBLIC HEARING - APPLICANT/OWNER: TA LAS VEGAS 4760 EBR, LLC - For
possible action on a request for a Petition to Vacate the public drainage easement located on the northeast corner of
Bonanza Road and Marion Drive (APN 140-29-801-004), Ward 3 (Coffin) [PRJ-65891]. Staff recommends APPROVAL.
27.
VAC-67457 - VACATION - PUBLIC HEARING - APPLICANT/OWNER: CITY OF LAS VEGAS - For possible
action on a request for a Petition to Vacate portions of Commerce Street, Wyoming Avenue and Main Street adjacent to
Block 6 of Boulder Addition, Ward 3 (Coffin) [PRJ-67452]. Staff recommends APPROVAL.
ABEYANCE - SDR-66170 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT: NIM
MEISHAR - OWNER: B-Y LOMA VISTA, LLC - For possible action on a request for a Major Amendment to a
previously approved Plot Plan Review (Z-0102-73) FOR A WAIVER OF TITLE 19.08 LANDSCAPING IRRIGATION
REQUIREMENTS on 2.34 acres located at 4600 Meadows Lane (APN 139-31-110-002), C-1 (Limited Commercial)
Zone, Ward 1 (Tarkanian) [PRJ-65854]. Staff recommends DENIAL.
29.
30.
ABEYANCE - SUP-66444 - SPECIAL USE PERMIT RELATED TO VAR-66443 - PUBLIC HEARING APPLICANT/OWNER: DEER SPRINGS VILLAGE, LLC - For possible action on a request for a Special Use Permit
FOR A CAR WASH, FULL SERVICE at the southeast corner of Deer Springs Way and Hualapai Way (APNs 125-19301-001 and 002), C-1 (Limited Commercial) Zone, Ward 6 (Ross) [PRJ-66309]. Staff recommends DENIAL.
31.
32.
ABEYANCE - RENOTIFICATION - SUP-66446 - SPECIAL USE PERMIT RELATED TO VAR-66443, SUP66444 AND SUP-66445 - PUBLIC HEARING - APPLICANT/OWNER: DEER SPRINGS VILLAGE, LLC - For
possible action on a request for a Special Use Permit FOR A BEER/WINE/COOLER OFF-SALE ESTABLISHMENT
USE WITH A WAIVER TO ALLOW A 339-FOOT DISTANCE SEPARATION FROM A SCHOOL WHERE 400 FEET
IS REQUIRED at the southeast corner of Deer Springs Way and Hualapai Way (APNs 125-19-301-001 and 002), C-1
(Limited Commercial) Zone, Ward 6 (Ross) [PRJ-66309]. Staff recommends DENIAL.
33.
34.
35.
36.
ABEYANCE - VAR-66689 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: WINOGRAD YUDKA For possible action on a request for a Variance TO ALLOW A THREE-FOOT SIDE YARD SETBACK WHERE FIVE
FEET IS REQUIRED FOR A PROPOSED HOME ADDITION on 0.17 acres located at 4609 Del Monte Avenue (APN
162-06-213-011), R-1 (Single Family Residential) Zone, Ward 1 (Tarkanian) [PRJ-66548]. Staff recommends DENIAL.
37.
ABEYANCE - SUP-66806 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/ OWNER: ZEUS1
INVESTMENTS, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM
RESIDENTIAL RENTAL USE WITH A WAIVER TO ALLOW A 241-FOOT DISTANCE SEPARATION FROM A
SIMILAR USE WHERE 660 FEET IS REQUIRED at 1612 South 6th Street (APN 162-03-213-001), R-1 (Single Family
Residential) Zone, Ward 3 (Coffin) [PRJ-66759]. Staff recommends DENIAL.
38.
VAR-67706 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: 7470, LLC - For possible action on a
request for a Variance TO ALLOW A 35-FOOT RESIDENTIAL ADJACENCY SETBACK ALONG THE NORTH
PROPERTY LINE WHERE 51 FEET IS REQUIRED on 5.30 acres at the northeast corner of Deer Springs Way and
Hualapai Way (APN 125-19-202-006), C-1 (Limited Commercial) Zone, Ward 6 (Ross) [PRJ-67402]. Staff recommends
DENIAL.
39.
40.
SUP-67487 - SPECIAL USE PERMIT RELATED TO VAR-67706 AND SUP-67486 - PUBLIC HEARING APPLICANT/OWNER: 7470, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED
MINI-STORAGE FACILITY at the northeast corner of Deer Springs Way and Hualapai Way (APN 125-19-202-006), C1 (Limited Commercial) Zone, Ward 6 (Ross) [PRJ-67402]. Staff recommends DENIAL.
Planning Commission December 13, 2016 - Page 6
41.
VAC-67470 - VACATION RELATED TO VAR-67706, SUP-67486 AND SUP-67487 - PUBLIC HEARING APPLICANT/ OWNER: 7470, LLC - For possible action on a request for a Petition to Vacate U.S. Government Patent
Easements on property located at the northeast corner of Hualapai Way and Deer Springs Way (APN 125-19-202-006),
Ward 6 (Ross) [PRJ-67468]. Staff recommends DENIAL.
42.
SDR-67484 - SITE DEVELOPMENT PLAN REVIEW RELATED TO VAR-67706, SUP-67486, SUP-67487 AND
VAC-67470 - PUBLIC HEARING - APPLICANT/OWNER: 7470, LLC - For possible action on a request for a Site
Development Plan Review FOR A PROPOSED 3,868 SQUARE-FOOT GENERAL RETAIL STORE, OTHER THAN
LISTED [CONVENIENCE STORE] WITH FUEL PUMPS AND A 4,212 SQUARE-FOOT CANOPY; A 1,112
SQUARE-FOOT GENERAL RETAIL STORE, OTHER THAN LISTED; A 2,300 SQUARE-FOOT CAR WASH, FULL
SERVICE WITH A WAIVER TO ALLOW THE CAR WASH BAY TO FACE THE PUBLIC RIGHT-OF-WAY
WHERE SUCH IS NOT PERMITTED; A 2,220 SQUARE-FOOT RESTAURANT WITH DRIVE-THROUGH; A 2,061
SQUARE-FOOT RESTAURANT WITH DRIVE THROUGH; AND A 699-UNIT, 93,876 SQUARE-FOOT MINISTORAGE FACILITY WITH A WAIVER TO NOT ORIENT THE BUILDINGS TO THE CORNER AND STREET
FRONTS WHERE SUCH IS REQUIRED; AND A WAIVER TO ALLOW A 10-FOOT LANDSCAPE BUFFER
ALONG THE SOUTH AND WEST PERIMETER WHERE 15 FEET IS REQUIRED on 5.30 acres at the northeast
corner of Deer Springs Way and Hualapai Way (APN 125-19-202-006), C-1 (Limited Commercial) Zone, Ward 6 (Ross)
[PRJ-67402]. Staff recommends DENIAL.
43.
TMP-67469 - TENTATIVE MAP RELATED TO VAR-67706, SUP-67486, SUP-67487, VAC-67470 AND SDR67484 - DEER SPRINGS AND HUALAPAI - PUBLIC HEARING - APPLICANT/ OWNER: 7470, LLC - For
possible action on a request for a Tentative Map FOR A PROPOSED ONE-LOT COMMERCIAL SUBDIVISION on
5.49 acres at the northeast corner of Hualapai Way and Deer Springs Way (APN 125-19-202-006) C-1 (Limited
Commercial) Zone, Ward 6 (Ross) [PRJ-67468]. Staff recommends DENIAL.
44.
VAR-67735 - VARIANCE - PUBLIC HEARING - APPLICANT: NEVADA H&C DISTILLERY - OWNER: CITY
PARKWAY V, INC - For possible action on a request for a Variance TO ALLOW AN UNPAVED PARKING LOT
WHERE A PAVED PARKING LOT IS REQUIRED on 3.11 acres at the terminus of Mesquite Avenue, approximately
880 feet east of City Parkway (APN 139-27-401-035), M (Industrial) Zone, Ward 5 (Barlow) [PRJ-67417]. Staff
recommends DENIAL.
45.
SDR-67419 - SITE DEVELOPMENT PLAN REVIEW RELATED TO VAR-67735 - PUBLIC HEARING APPLICANT: NEVADA H&C DISTILLERY - OWNER: CITY PARKWAY V, INC - For possible action on a
request for a Site Development Plan Review FOR A PROPOSED 4,650 SQUARE-FOOT WAREHOUSE BUILDING, A
5,100 SQUARE-FOOT MANUFACTURING (HEAVY) AND OFFICE BUILDING, AN 8,500 SQUARE-FOOT
MANUFACTURING (HEAVY), OFFICE, AND RETAIL BUILDING, A 1,200 SQUARE-FOOT STORAGE
BUILDING, AND A 3,200 SQUARE-FOOT BANQUET FACILITY WITH AN ANCILLARY CONCERT STAGE
WITH WAIVERS OF PERIMETER LANDSCAPE BUFFER REQUIREMENTS TO ALLOW A ZERO-FOOT WIDE
LANDSCAPE BUFFER ALONG PORTIONS OF THE NORTH AND SOUTH PROPERTY LINES WHERE EIGHT
FEET IS THE MINIMUM REQUIRED on 3.11 acres at the terminus of Mesquite Avenue, approximately 880 feet east of
City Parkway (APN 139-27-401-035), M (Industrial) Zone, Ward 5 (Barlow) [PRJ-67417]. Staff recommends DENIAL.
46.
VAR-66897 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: ERIKA ACOSTA - For possible action
on a request for a Variance TO ALLOW A FIVE-FOOT SIDE AND REAR YARD SETBACK WHERE 10 FEET IS
REQUIRED FOR A PROPOSED ACCESSORY STRUCTURE (CLASS II) [CASITA] on 0.50 acres located at 7055 Del
Rey Avenue (APN 163-03-603-001), R-E (Residence Estates) Zone, Ward 1 (Tarkanian) [PRJ-65226]. Staff recommends
DENIAL.
47.
48.
49.
VAR-67451 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: JOHN LEE AND DUREL FAMILY
TRUST - For possible action on a request for a Variance TO ALLOW A FIVE-FOOT REAR YARD SETBACK
WHERE 10 FEET IS REQUIRED AND A FIVE-FOOT DISTANCE SEPARATION FROM THE PRINCIPAL
DWELLING WHERE SIX FEET IS REQUIRED FOR A PROPOSED ACCESSORY STRUCTURE (CLASS II)
[DETACHED PATIO COVER] on 0.62 acres located at 5854 Del Rey Avenue (APN 163-01-102-029), U (Undeveloped)
Zone [L (Low Density Residential) General Plan Designation], Ward 1 (Tarkanian) [PRJ-67438]. Staff recommends
DENIAL.
50.
WVR-67370 - WAIVER - PUBLIC HEARING - APPLICANT/OWNER: PRE RANCHO JONES, LLC - For
possible action on a request for a Waiver TO ALLOW NO STREETLIGHTS ALONG LEON AVENUE on 17.08 acres at
the northwest corner of Alexander Road and Leon Avenue (APN 138-01-401-003), Ward 5 (Barlow) [PRJ-66718]. Staff
recommends DENIAL.
51.
SUP-67136 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: AVRIO PROPERTIES, INC OWNER: 824 SOUTH DECATUR, LLC - For possible action on a request for a Special Use Permit FOR A
PROPOSED HOTEL RESIDENCE at 824 South Decatur Boulevard (APNs 138-36-802-004 and 005), C-2 (General
Commercial) Zone, Ward 1 (Tarkanian) [PRJ-67134]. Staff recommends APPROVAL.
52.
SDR-67137 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-67136 - PUBLIC HEARING APPLICANT: AVRIO PROPERTIES, INC - OWNER: 824 SOUTH DECATUR, LLC - For possible action on a
request for a Site Development Plan Review FOR A PROPOSED FOUR STORY, 140-UNIT HOTEL RESIDENCE USE
WITH A WAIVER OF PERIMETER LANDSCAPE REQUIREMENTS ON A PORTION OF THE NORTH AND
SOUTH PROPERTY LINES on 1.90 acres at 824 South Decatur Boulevard (APNs 138-36-802-004 and 005), C-2
(General Commercial) Zone, Ward 1 (Tarkanian) [PRJ-67134]. Staff recommends APPROVAL.
53.
SUP-67464 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: GOLDEN GATE CASINO, LLC OWNER: SAL SAGEV HOTEL CO INC. - For possible action on a request for a Special Use Permit FOR A
PROPOSED 1,073 SQUARE-FOOT EXPANSION TO AN EXISTING NONCONFORMING GAMING
ESTABLISHMENT, NON-RESTRICTED USE at 1 Fremont Street (APN 139-34-101-012), C-2 (General Commercial)
Zone, Ward 3 (Coffin) [PRJ-67301]. Staff recommends APPROVAL.
54.
55.
SDR-67466 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-67464 AND SUP-67465 - PUBLIC
HEARING - APPLICANT: GOLDEN GATE CASINO, LLC - OWNER: SAL SAGEV HOTEL CO INC. AND
HAROLD J AND MAYME STOCKER TRUST - For possible action on a request for a Site Development Plan Review
FOR A 5,200 SQUARE-FOOT EXPANSION OF AN EXISTING HOTEL/CASINO on 1.36 acres at 1 and 15 Fremont
Street (APNs 139-34-101-012 and 139-34-111-035), C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-67301].
Staff recommends APPROVAL.
56.
SUP-67039 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: 4461 DECATUR, LLC For possible action on a request for a Special Use Permit FOR A PROPOSED AUTO REPAIR GARAGE, MINOR at
4461 North Decatur Boulevard, Suites #110 and #120 (APN 138-01-619-010), C-1 (Limited Commercial) Zone, Ward 4
(Anthony) [PRJ-67009]. Staff recommends DENIAL.
57.
SDR-67705 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-67039 - PUBLIC HEARING APPLICANT/OWNER: 4461 DECATUR, LLC - For possible action on a request for a Major Amendment to a
previously approved Site Development Plan Review (SDR-4882) TO ALLOW A 4,144 SQUARE FOOT AUTO REPAIR
GARAGE, MINOR WITH A WAIVER TO ALLOW SERVICE BAYS FACING A PUBLIC RIGHT-OF-WAY on 0.48
acres at 4461 North Decatur Boulevard, Suites #110 and #120 (APN 138-01-619-010), C-1 (Limited Commercial) Zone,
Ward 4 (Anthony) [PRJ-67009]. Staff recommends DENIAL.
58.
SUP-67292 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: SHAW AND ASSOCIATES, PLC OWNER: FARM ROAD RETAIL, LLC - For possible action on a request for a Special Use Permit FOR A
PROPOSED 76-FOOT TALL WIRELESS COMMUNICATION FACILITY, STEALTH DESIGN (MONOPALM)
WITH A WAIVER TO ALLOW A 249-FOOT DISTANCE SEPARATION FROM A SINGLE FAMILY DETACHED
DWELLING WHERE 330 FEET IS THE MINIMUM SEPARATION REQUIRED at 8414 Farm Road (APN 125-17610-008), T-C (Town Center) Zone [SC-TC (Service Commercial - Town Center) Special Land Use Designation], Ward 6
(Ross) [PRJ-67180]. Staff recommends DENIAL.
59.
SUP-67447 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: VERIZON WIRELESS, ET AL OWNER: ROCKSPRINGS RETAIL INVESTORS, LLC - For possible action on a request for a Special Use Permit
FOR A PROPOSED 80-FOOT TALL WIRELESS COMMUNICATION FACILITY, STEALTH DESIGN (CLOCK
TOWER) at the southwest corner of Lake Mead Boulevard and Rock Springs Drive (APN 138-22-701-007), C-1 (Limited
Commercial) Zone, Ward 1 (Tarkanian) [PRJ-66664]. Staff recommends DENIAL.
60.
SUP-67474 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: THE SILVIA BRUNN
FAMILY TRUST - For possible action on a request for a Special Use Permit FOR A PROPOSED BED & BREAKFAST
INN USE WITH A WAIVER TO ALLOW ONE GUESTROOM WHERE TWO IS THE MINIMUM REQUIRED at
2508 Callita Court (APN 162-05-715-019), R-1 (Single Family Residential) Zone, Ward 1 (Tarkanian) [PRJ-67441]. Staff
recommends DENIAL.
61.
DIRECTOR'S BUSINESS:
62.
DIR-67375 - DIRECTOR'S BUSINESS - PUBLIC HEARING - APPLICANT/OWNER: CITY OF LAS VEGAS For discussion and possible action on a request for the Election of the 2017 Planning Commission Officers. Staff has NO
RECOMMENDATION.
63.
DIR-67582 - DIRECTOR'S BUSINESS - PUBLIC HEARING - APPLICANT/OWNER: CITY OF LAS VEGAS For discussion and possible action on a presentation of the Rainbow Boulevard North Corridor Plan, Wards 4 (Anthony)
and 6 (Ross). Staff recommends APPROVAL.
CITIZENS PARTICIPATION:
64.
CITIZENS PARTICIPATION: PUBLIC COMMENT DURING THIS PORTION OF THE AGENDA MUST BE
LIMITED TO MATTERS WITHIN THE JURISDICTION OF THE PLANNING COMMISSION. NO SUBJECT MAY
BE ACTED UPON BY THE PLANNING COMMISSION UNLESS THAT SUBJECT IS ON THE AGENDA AND IS
SCHEDULED FOR ACTION. IF YOU WISH TO BE HEARD, COME TO THE PODIUM AND GIVE YOUR NAME
FOR THE RECORD. THE AMOUNT OF DISCUSSION ON ANY SINGLE SUBJECT, AS WELL AS THE AMOUNT
OF TIME ANY SINGLE SPEAKER IS ALLOWED, MAY BE LIMITED
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report - EOT-67225 and EOT-67226 [PRJ-66961]
3. Supporting Documentation - EOT-67225 and EOT-67226 [PRJ-66961]
4. Photo(s) - EOT-67225 and EOT-67226 [PRJ-66961]
5. Justification Letter - EOT-67225 and EOT-67226 [PRJ-66961]
6. Action Letter for VAR-55721 [PRJ-55315]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
RECOMMENDATION
EOT-67225
EOT-67226
EOT-67227
REQUIRED FOR
APPROVAL
EOT-67225
EOT-67225
EOT-67226
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
N/A
APPROVALS
PROTESTS
29
SS
** CONDITIONS **
EOT-67225 CONDITIONS
Planning
1.
This approval shall expire 10/14/2018 unless another extension of time is approved
by the City Council.
2.
Conformance to the approved conditions for Site Development Plan Review (SDR55723).
3.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
EOT-67226 CONDITIONS
Planning
1.
This approval shall expire 10/14/2018 unless another extension of time is approved
by the City Council.
2.
Conformance to the approved conditions for Site Development Plan Review (SDR55723).
3.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SS
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is requesting Extensions of Time for an approved Variance (VAR-55721)
to allow 119 onsite parking spaces where 338 spaces are required and an approved
Site Development Plan Review (SDR-55723) for a proposed 66,192 square-foot
Church/House of Worship and ancillary school on 5.07 acres generally located at the
southwest corner of Cliff Shadows Parkway and Clark County 215. The approved Site
Development Plan Review includes waivers of perimeter wall height and landscape
buffers.
ANALYSIS
This is the first Extension of Time request for the approved Variance (VAR-55721) and
Site Development Plan Review (SDR-55723). A related Extension of Time of an
approved Petition to Vacate (VAC-55722) U.S. Government Patent Easements in
conflict with the church development was reviewed administratively by Department of
Planning staff. The original entitlements for the church expired in 2014 and were then
reinstated as a new submittal later that year. There have been no permits issued and
no development activity on this site; however, construction work has begun on
Reverence Parkway (formerly Desert Hope Drive) to the south in conjunction with the
Reverence master planned development in Summerlin. According to the applicant,
engineering for Reverence Parkway adjacent to the church development could not
resume until the Reverence master planned development commenced, which delayed
progress on design and financial planning for this project. In addition to the new road, a
new commercial building is planned to the north of the church site, and a four-story, 42unit multi-family condominium development is proposed north of the equestrian
trailhead. These areas of infill development will have some impact to traffic in the area
but the Church/House of Worship will remain compatible with the other uses in the
surrounding area.
Because the overall site is an amalgamation of parcels administered by different entities
and some areas of the site are unusable, not all of the church parking was proposed on
parcels owned by the applicant. Nearly all of the required parking will still be provided
on the overall site.
SS
FINDINGS (EOT-67225)
None of the developmental changes in the area impact the provision of parking for the
church development. Therefore, staff recommends approval of the requested Extension
of Time with conditions.
FINDINGS (EOT-67226)
One new commercial building has been approved north of the church site across Cliff
Shadows parkway and a multi-family residential (condominium) development has been
proposed north of the equestrian trailhead. These developments do not directly affect
the compatibility of the Church/House of Worship use in relation to the surrounding
area. Staff therefore recommends approval of the requested Extension of Time with
conditions.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc.
The City Council approved a Rezoning (ZON-3209) from U
(Undeveloped) [PCD (Planned Community Development) General
Plan Amendment] to PD (Planned Development) on 5.00 acres on the
south side of Cliff Shadows Parkway, approximately 375 feet west of
Clark County 215.
The Planning Commission had no
recommendation; staff recommended approval.
12/17/03
The City Council approved a Major Modification (MOD-3206) of the
Lone Mountain West Master Plan to add approximately 5.00 acres to
the Plan area and to allow churches within all residential land use
designations with approval of a Special Use Permit, on the south side
of Cliff Shadows Parkway, approximately 375 feet west of Clark
County 215. The Planning Commission and staff recommended
approval.
The City Council approved a Disposition and Development Agreement
to allow the International Church of Las Vegas to develop portions of
01/09/08
APNs 127-12-401-011 and 040 and to share the use of these areas for
purposes of overflow parking and recreation.
Department of Planning staff approved a Hillside Development Plan
Review (HIL-30765) pursuant to Title 19.06.170 (now UDC 19.10.140)
10/01/08
for a proposed five-story, 89,550 square-foot Church/House of
Worship on 5.07 acres at the southwest corner of Cliff Shadows
Parkway and Clark County 215.
SS
SS
SS
SS
Neighborhood Meeting
A neighborhood meeting is not required, nor was one held.
Field Check
11/03/16
Surrounding
Property
Subject
Property
North
Existing Land
Use Per Title
19.12
Undeveloped
Public Park
(Equestrian
Trailhead)
Financial
Institution, General
with Drive Through
Service Station
and Auto Repair
Garage, Minor
South
Undeveloped
East
CC 215 ROW
West
Undeveloped
Planned or Special
Land Use
Designation
Existing Zoning
District
PF (Public Facilities)
PD (Planned
Development)
OS-R (Open
Space/Recreation)
Lone Mountain West
OS-R (Open
Space/Recreation)
Lone Mountain West
VC (Village
Commercial) Lone
Mountain
COS (Community
Open Space) Summerlin
Right-of-Way
L (Low Density
Residential) Lone
Mountain West
C-V (Civic)
C-V (Civic)
PD (Planned
Development)
P-C (Planned
Community)
Right-of-Way
U (Undeveloped)
SS
Compliance
Y
Compliance
Y
Y
Y
Compliance
Y
N/A
N/A
N/A
DEVELOPMENT STANDARDS
All development within the Lone Mountain West Master Plan area is subject to the
requirements of the Lone Mountain West Master Plan. The Lone Mountain West
Master Plan does not establish design standards for buildings located within the PF
(Public Facilities) land use designation; therefore, the development standards for this
development shall use the following criteria: the development standards shall be
established by the PF (Public Facilities) Lone Mountain West Special Land Use
Designation and any corresponding Site Development Plan Review approval under Title
19.16.100.
The site also falls within the Hillside Development Overlay District, which is subject to
the regulations contained in Title 19.10.140. The standards shall be designed to ensure
compatibility of the development with existing and planned development in the
surrounding area.
Pursuant to the above, the proposed landscaping, parking, setbacks, and
maximum building heights for this project are defined below. Any future
development will require review for determination of appropriate development
standards.
Standard
Provided
Compliance
Building Floor Area
66.192 SF
Y
Min. Setbacks
Front
263 Feet
Y
Side
40 Feet
Y
Corner
N/A
N/A
Rear
203 Feet
Y
SS
Standard
Max. Lot Coverage
Max. Building Height
Site Disturbance
Trash Enclosure
Mech. Equipment
Provided
19 %
2 Stories/35 Feet
3.43 acres
Walled, Gated, Roofed
Parapet Screened
Compliance
Y
Y
Y
Y
Y
SS
7 Feet
7 Feet
7 Feet
7 Feet
0 Feet
0 Feet
0 Feet
0 Feet
N
N
N
N
Street Name
Functional
Classification
of Street(s)
Governing
Document
Actual
Street Width
(Feet)
Compliance
with Street
Section
Cliff Shadows
Parkway
Major Collector
Master Plan of
Streets and
Highways Map
100
N/A
Civil Improvement
Drawing Set
(#107Y4950)
90
N/A
Reverence
Parkway
(formerly Desert
Hope Drive)
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Use
Gross Floor
Area or
Number of
Units
Church/
House of
Worship
1,350-seat
gathering
room
Required
Parking
Parking
HandiRatio
Regular
capped
1 space
per 4
seats in
gathering
room
Compliance
338
338
330
Percent Deviation
*Approved through VAR-55721
Waivers
Requirement
Max 36 tall retailing walls
with 5 terraces in between
[LMW Subsection 3.6.1 (i)]
Provided
Parking
HandiRegular
capped
119
111
N*
N*
65%
Request
Retaining walls up to
16 feet with no
terracing
Staff Recommendation
Approval
SS
Waivers
Requirement
Request
Zero-foot landscape
7 perimeter landscape
planting strip along
planting strip along interior lot
portions of the north,
lines
south, east and west
[LMW Subsection 4.3.3 (i)]
lot lines
Exceptions
Requirement
Request
One 24 box shade tree per 6
uncovered parking spaces in
islands and at ends of rows
78 parking lot trees
(87 parking lot trees
required)
8 parking lot islands in offsite 4 diamonds in offsite
lot
lot
Staff Recommendation
Approval
Staff Recommendation
Approval
Approval
SS
EOT-67225
EOT-67225
EOT-67225
EOT-67225
EOT-67225
EOT-67225
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps
3. Supporting Documentation
4. Action Letter for SDR-55723 [PRJ-55315]
EOT-67226
EOT-67226
EOT-67226
EOT-67226
EOT-67226
EOT-67226
EOT-67226
EOT-67226
EOT-67226
EOT-67226
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
TMP-66454 [PRJ-66400]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
RECOMMENDATION
TMP-66454
REQUIRED FOR
APPROVAL
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
N/A
APPROVALS
PROTESTS
23
FS
TMP-66454 [PRJ-66400]
Conditions Page One
December 13, 2016 - Planning Commission Meeting
** CONDITIONS **
TMP-66454 CONDITIONS
Planning
1.
Approval of the Tentative Map shall be for no more than four (4) years. If a Final
Map is not recorded on all or a portion of the area embraced by the Tentative Map
within four (4) years of the approval of the Tentative Map, this action is void.
2.
Street names must be provided in accordance with the Citys Street Naming
Regulations.
3.
A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.
4.
The Final Map shall contain a note granting perpetual common access and parking
across the entire subdivision.
5.
Public Works
6.
The onsite sewer shall be private and per Title 19.16.060.W. 2, sewer service for
this commercial subdivision shall be shown in accordance with one of the following
three alternatives, and the appropriate note shall appear on the face of the
recorded Final Map:
I. Onsite sewers are a common element privately owned and
maintained per the Conditions, Covenants, and Restrictions (CC&Rs)
of this commercial subdivision.
II. Onsite sewers are a common element privately owned and
maintained per the Joint Use Agreement of this commercial
subdivision.
7.
Per Title 19.16.060.W.1, provide a note on the Final Map that states All parcels
created through this map shall have perpetual unobstructed access to all
driveways servicing the overall subdivision unless incompatible uses can be
demonstrated to the satisfaction of the City Engineer.
FS
TMP-66454 [PRJ-66400]
Conditions Page Two
December 13, 2016 - Planning Commission Meeting
8.
Per Title 19.16.060.W.3, provide a note on the Final Map that states All
subdivided lots within this Final Map shall provide perpetual inter-lot drainage
rights across all existing and future parcel limits. This condition shall not be
enforced if the Owner demonstrates to the satisfaction of the Flood Control Section
of Public Works that each lot can drain independently to abutting public roadways.
9.
10. Upon further development on this site, an update to the previously approved
Drainage Plan and Technical Drainage Study must be submitted to and approved
by the Department of Public Works prior to submittal of any construction drawings
or the issuance of any building or grading permits, whichever may occur first.
Provide and improve all drainageways recommended in the approved drainage
study update.
11. The approval of all Public Works related improvements shown on this Tentative
Map is in concept only. Specific design and construction details relating to size,
type and/or alignment of improvements, including but not limited to street, sewer
and drainage improvements, shall be resolved prior to approval of the construction
plans by the City. No additional deviations from adopted City Standards shall be
allowed unless specific written approval for such is received from the City Engineer
prior to the recordation of a Final Map or the approval of subdivision related
construction plans, whichever may occur first. Approval of this Tentative Map does
not constitute approval of any deviations. If such approval cannot be obtained, a
revised Tentative Map must be submitted showing elimination of such deviations.
FS
TMP-66454 [PRJ-66400]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The request is for the approval of a Tentative Map for a one-lot commercial subdivision
on a 3.53 acre site at the southwest corner Craig Road and US 95.
ISSUES
ANALYSIS
There is an existing pawn shop, restaurant and retail building. The retail building is
located on an uncompleted pad site. There is an existing parking lot with associated
drive isles and landscaping. All existing structures on the site meet the Title 19
requirements for the C-1 (Limited Commercial) zoning district. Access to the site is
provided from a shared driveway from Craig Road. All grading and drainage
improvements have been completed. The north/south and east/west cross sections
show a developed and graded site, and no changes are proposed.
The map meets and complies with the Title 19 and NRS 278 requirements for a
Tentative Map; therefore, staff recommends approval with conditions. If denied, the
existing parcel would remain.
FINDINGS (TMP-64433)
All Title 19 zoning and NRS 278 technical requirements regarding tentative maps have
been satisfied; therefore, staff recommends approval with conditions.
FS
TMP-66454 [PRJ-66400]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc
The City Council accepted the Withdrawal Without Prejudice a request
for Rezoning (Z-0115-97) on property located on the southeast corner
of Craig Road and Tenaya Way from U (Undeveloped) [SC (Service
01/12/98
Commercial) General Plan designation] to PD (Planned Development)
for a proposed Shopping Center. The Planning Commission and staff
recommended approval.
The Planning Commission approved a request for a Final Map (FM12/26/00
0073-00) for two lots on 16.31 acres on the southeast corner of the
intersection of Craig Road and Tenaya Way.
The Planning Commission accepted the applicants request to
Withdraw Without Prejudice a request for Rezoning (Z-0074-01) from
11/20/03
U (Undeveloped) [SC (Service Commercial) General Plan designation]
to C-1 (Limited Commercial) on 3.53 acres at 7075 West Craig Road.
The City Council approved a request for a Rezoning (ZON-3197) from
U (Undeveloped) [SC (Service Commercial) General Plan designation]
01/21/04
to C-1 (Limited Commercial) on 3.53 acres adjacent to the southwest
corner Craig Road and US-95. The Planning Commission and staff
recommended approval of the request.
The City Council approved a request for a Special Use Permit (SUP4694) for a 40-foot tall, 14-foot by 48-foot Off-Premise Sign (Billboard)
11/17/04
at 7075 West Craig Road. The Planning Commission recommended
approval of the request.
The Planning Commission accepted the applicants request to
Withdraw Without Prejudice a request for a Variance (VAR-19646) to
03/22/07
allow 150 Parking Spaces where 152 required on 3.53 acres on the
south side of Craig Road, west of US-95.
The City Council approved a request for a Rezoning (ZON-19647)
from U (Undeveloped) [SC (Service Commercial) General Plan
designation] to C-1 (Limited Commercial) on 3.53 acres on the south
side of Craig Road, west of US-95. The Planning Commission
recommended approval of the request.
The City Council approved a request for a Site Development Plan
08/01/07
Review (SDR-19643) for a 37,925 square-foot Commercial Center and
Waivers of perimeter landscape buffer standard to allow no
landscaping along the south and east property lines where an 8-foot
wide buffer is required, and a 2-foot wide buffer along a portion of the
north property line where an 8-foot wide buffer is required on 3.53
acres on the south side of Craig Road, west of US-95. The Planning
Commission recommended approval on 04/12/07.
FS
TMP-66454 [PRJ-66400]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
FS
TMP-66454 [PRJ-66400]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
TMP-66454 [PRJ-66400]
Staff Report Page Five
December 13, 2016 - Planning Commission Meeting
Pre-Application Meeting
08/23/16
General Tentative Map submittal requirement were discussed.
Field Check
10/31/16
Surrounding
Property
Existing Land
Use Per Title
19.12
Subject
Property
Shopping Center
North
Shopping Center
East
Indoor Recreation,
Commercial
US 95
West
Shopping Center
South
Planned or Special
Land Use
Designation
SC (Service
Commercial)
SC (Service
Commercial)
SC (Service
Commercial)
N/A
SC (Service
Commercial)
Existing Zoning
District
C-1 (Limited
Commercial)
C-1 (Limited
Commercial)
C-1 (Limited
Commercial)
N/A
C-1 (Limited
Commercial)
FS
TMP-66454 [PRJ-66400]
Staff Report Page Six
December 13, 2016 - Planning Commission Meeting
Compliance
N/A
Compliance
Y
Compliance
N/A
N/A
N/A
N/A
DEVELOPMENT STANDARDS
Pursuant to 19.08, the following standards apply:
Standard
Required/Allowed
Min. Lot Width
100 Feet
Min. Setbacks
Front
10 Feet
Side
10 Feet
Corner
10 Feet
Rear
20 Feet
Street Name
Craig Road
Functional
Classification
of Street(s)
Primary Arterial
Provided
150 Feet
Compliance
Y
80 Feet
10 Feet
10 Feet
20 Feet
Y
Y
Y
Y
Governing
Document
Actual
Street Width
(Feet)
Compliance
with Street
Section
100
FS
TMP-67454
TMP-67454
TMP-67454
TMP-67454
TMP-67454
TMP-67454
TMP-66454 [PRJ-66400] - TENTATIVE MAP - APPLICANT: NELSON TRESSLER - OWNER: BANK WELLS
FARGO NATIONAL ASSOCIATION
SOUTHWEST CORNER OF CRAIG ROAD AND US 95
11/28/2016
TMP-66454 [PRJ-66400] - TENTATIVE MAP - APPLICANT: NELSON TRESSLER - OWNER: BANK WELLS
FARGO NATIONAL ASSOCIATION
SOUTHWEST CORNER OF CRAIG ROAD AND US 95
11/28/2016
TMP-66454 [PRJ-66400] - TENTATIVE MAP - APPLICANT: NELSON TRESSLER - OWNER: BANK WELLS
FARGO NATIONAL ASSOCIATION
SOUTHWEST CORNER OF CRAIG ROAD AND US 95
11/28/2016
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
TMP-67494 [PRJ-67363]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
RECOMMENDATION
TMP-67494
REQUIRED FOR
APPROVAL
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
N/A
APPROVALS
PROTESTS
27
SS
TMP-67494 [PRJ-67363]
Conditions Page One
December 13, 2016 - Planning Commission Meeting
** CONDITIONS **
TMP-67494 CONDITIONS
Planning
1.
Approval of the Tentative Map shall be for no more than four (4) years. If a Final
Map is not recorded on all or a portion of the area embraced by the Tentative Map
within four (4) years of the approval of the Tentative Map, this action is void.
2.
The Final Map shall depict witness lines to clearly indicate the extent of current
nonrestricted gaming rights contained within the boundaries of the commercial
subdivision.
3.
The Final Map shall contain a note granting perpetual common access and parking
to all driveways, drive aisles and parking spaces for all sites located within the
boundaries of the commercial subdivision.
4.
A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.
5.
6.
7.
The onsite sewer shall be private and per Title 19.16.060.W.2, sewer service for
this commercial subdivision shall be shown in accordance with one of the following
three alternatives, and the appropriate note shall appear on the face of the
recorded Final Map:
I.
Onsite sewers are a common element privately owned and maintained
per the Conditions, Covenants, and Restrictions (CC&Rs) of this
commercial subdivision.
II.
Onsite sewers are a common element privately owned and maintained
per the Joint Use Agreement of this commercial subdivision.
SS
TMP-67494 [PRJ-67363]
Conditions Page Two
December 13, 2016 - Planning Commission Meeting
8.
Per Title 19.16.060.W.1, provide a note on the Final Map that states, All parcels
created through this map shall have perpetual unobstructed access to all
driveways servicing the overall subdivision unless incompatible uses can be
demonstrated to the satisfaction of the City Engineer.
9.
Per Title 19.16.060.W.3, provide a note on the Final Map that states, All
subdivided lots within this Final Map shall provide perpetual inter-lot drainage
rights across all existing and future parcel limits. This condition shall not be
enforced if the Owner demonstrates to the satisfaction of the Flood Control Section
of Public Works that each lot can drain independently to abutting public roadways.
10. Upon further development on this site, a Drainage Plan and Technical Drainage
Study must be submitted to and approved by the Department of Public Works prior
to the issuance of any building or grading permits or submittal of any construction
drawings, whichever may occur first. Provide and improve all drainageways
recommended in the approved drainage plan/study. The developer of this site
shall be responsible to construct such neighborhood or local drainage facility
improvements as are recommended by the City of Las Vegas Neighborhood
Drainage Studies and approved Drainage Plan/Study concurrent with development
of this site.
11. As per Unified Development Code (UDC) 19.16.060.G, all requirements must be
complied with or such future compliance must be guaranteed by an approved
performance security method in accordance with UDC sections 19.02.130.C and
19.02.130.E.
12. The approval of all Public Works related improvements shown on this Tentative
Map is in concept only. Specific design and construction details relating to size,
type and/or alignment of improvements, including but not limited to street, sewer
and drainage improvements, shall be resolved prior to approval of the construction
plans by the City. No additional deviations from adopted City Standards shall be
allowed unless specific written approval for such is received from the City Engineer
prior to the recordation of a Final Map or the approval of subdivision related
construction plans, whichever may occur first. Approval of this Tentative Map does
not constitute approval of any deviations. If such approval cannot be obtained, a
revised Tentative Map must be submitted showing elimination of such deviations.
SS
TMP-67494 [PRJ-67363]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is requesting the consolidation of several parcels at the northeast corner
of Fremont Street and Main Street totaling 2.75 acres into a one-lot commercial
subdivision. This area would include portions of two public rights-of-way that are in
process to be vacated.
ISSUES
The area covering this site contains nonrestricted gaming rights that the applicant
wishes to preserve. A condition of approval will require gaming witness lines to be
clearly indicated on the final map of this area as evidence of the nonrestricted
gaming rights.
A Petition to Vacate (VAC-66477) two existing alleyways in conflict with the
proposed redevelopment of the Las Vegas Club Hotel and Casino was approved on
11/16/16; however, the Order of Vacation must still be recorded. A condition of
approval addresses this.
A note shall be added to the Final Map granting perpetual access and parking rights
across the entire area of the subdivision.
ANALYSIS
The block-wide area is fully developed with buildings and surface parking, and faces the
Fremont Street Experience. The site will be redeveloped and expanded through a
future independently submitted Site Development Plan Review. A petition to vacate
(VAC-66477) two alleyways in conflict with the development was approved by the City
Council on 11/16/16. The Order of Vacation would need to record prior to recordation of
a Final Map over this site. No waivers or variances are needed or are being filed in
conjunction with this map request. No walls or fences currently exist or are proposed on
the perimeter of the site.
The area covering this site contains non-restricted gaming rights that the applicant
wishes to preserve despite the consolidation of parcels through this map process. A
condition of approval will require gaming witness lines to be clearly indicated on the final
map of this area as evidence of the non-restricted gaming rights.
SS
TMP-67494 [PRJ-67363]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
The Department of Public Works notes that several cross sections are shown with this
Tentative Map submittal. However, since this property and all surrounding properties are
developed, no retaining walls are shown or anticipated.
FINDINGS (TMP-67494)
As the proposed map meets all NRS and LVMC Title 19 requirements for tentative
maps, and no waivers or variances are required, staff recommends approval, subject to
conditions.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc.
The City Council approved a request for Rezoning (Z-0100-64) from R1 (Single Family Residential), R-4 (High Density Residential), C-1
(Limited Commercial), C-2 (General Commercial) and C-V (Civic) to C12/16/64
2 (General Commercial) for approximately 230 acres generally located
on property bounded by Main Street to the west, Bonanza Road on the
north, Las Vegas Boulevard on the east, and Charleston Boulevard on
the south. The Planning Commission recommended approval.
The Board of City Commissioners approved a request for an Aesthetic
Review (AR-0007-76) for a proposed hotel tower addition (Las Vegas
Club) with landscaped front entrance facing Fremont Street, on
05/05/76
property located on the east side of Main Street between Fremont
Street and Ogden Avenue. The Planning Commission recommended
approval.
The Board of City Commissioners approved a request for an Aesthetic
Review [AR-0007-76(1)] for a revised development plan for a
proposed 12-deck parking structure on property located on the east
08/20/80
side of Main Street, between Fremont Street and Ogden Avenue. The
Planning Commission recommended approval.
The Planning
Commission recommended approval.
An encroachment agreement (L-41334) was recorded for at-grade
02/22/00
landscape planter areas for the 1st Street expansion of the Fremont
Street Experience.
An application for an encroachment agreement (L-58218) was
submitted for review, which included construction of a storage area,
03/30/15
vestibule, cooler and enclosed storage area in a public alley adjacent
to 22 Fremont Street. The agreement was not recorded.
SS
TMP-67494 [PRJ-67363]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
SS
TMP-67494 [PRJ-67363]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss
submittal requirements specifically for a tentative map application for a
10/17/16
one-lot commercial subdivision. Site Development Plan Review of the
expansion of the existing hotel and casino on this site will be submitted
independently of the map.
Neighborhood Meeting
A neighborhood meeting is not required, nor was one held.
SS
TMP-67494 [PRJ-67363]
Staff Report Page Five
December 13, 2016 - Planning Commission Meeting
Field Check
11/03/16
Existing Land
Use Per Title
19.12
Hotel/Casino with
Parking Garage
Sexually Oriented
Business (nonoperational)
Tavern (nonoperational)
Tavern (nonoperational)
General Retail
Store (nonoperational)
Planned or Special
Land Use
Designation
Existing Zoning
District
C (Commercial)
C-2 (General
Commercial)
North
Hotel/Casino
C (Commercial)
C-2 (General
Commercial)
South
Hotel/Casino
General Retail
Store (nonoperational)
Tavern (nonoperational)
General Retail
Store
C (Commercial)
C-2 (General
Commercial)
East
Hotel/Casino
C (Commercial)
West
Hotel/Casino with
surface parking
C (Commercial)
Surrounding
Property
Subject
Property
C-2 (General
Commercial)
C-2 (General
Commercial) and M
(Industrial)
SS
TMP-67494 [PRJ-67363]
Staff Report Page Six
December 13, 2016 - Planning Commission Meeting
Compliance
Y
Compliance
Y
Y
Y
Y
Compliance
N/A
Y
N/A
N/A
DEVELOPMENT STANDARDS
Pursuant to Title 19.08.080, the following standards apply:
Standard
Required/Allowed
Provided
Min. Lot Size
N/A
120,000 SF
Min. Lot Width
100 Feet
300 Feet
Street Name
Functional
Classification
of Street(s)
Main Street
Primary Arterial
Fremont Street
Private
Ogden Avenue
Major Collector
Governing
Document
Master Plan of
Streets and
Highways Map
N/A
Master Plan of
Streets and
Highways Map
Compliance
N/A
Y
Actual
Street Width
(Feet)
Compliance
with Street
Section
88
80
N/A
80
SS
TMP-67494
TMP-67494
TMP-67494 - REVISED
A
b
777
7
777
77
'77
TMP-67494 - REVISED
TMP-67494 - REVISED
18
STREET
11/03/2016
FREMONT
18
STREET
11/03/2016
FREMONT
18
STREET
11/03/2016
FREMONT
18
STREET
11/03/2016
FREMONT
18
STREET
11/03/2016
FREMONT
18
STREET
11/03/2016
FREMONT
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
TMP-67495 [PRJ-67364]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
RECOMMENDATION
TMP-67495
REQUIRED FOR
APPROVAL
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
N/A
APPROVALS
PROTESTS
28
SS
TMP-67495 [PRJ-67364]
Conditions Page One
December 13, 2016 - Planning Commission Meeting
** CONDITIONS **
TMP-67495 CONDITIONS
Planning
1.
Approval of the Tentative Map shall be for no more than four (4) years. If a Final
Map is not recorded on all or a portion of the area embraced by the Tentative Map
within four (4) years of the approval of the Tentative Map, this action is void.
2.
The Final Map shall depict witness lines to clearly indicate the extent of current
nonrestricted gaming rights contained within the boundaries of the commercial
subdivision.
3.
The Final Map shall contain a note granting perpetual common access and parking
to all driveways, drive aisles and parking spaces for all sites located within the
boundaries of the commercial subdivision.
4.
A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.
5.
6.
7.
The onsite sewer shall be private and per Title 19.16.060.W. 2, sewer service for
this commercial subdivision shall be shown in accordance with one of the following
three alternatives, and the appropriate note shall appear on the face of the
recorded Final Map:
I.
Onsite sewers are a common element privately owned and maintained per
the Conditions, Covenants, and Restrictions (CC&Rs) of this commercial
subdivision.
II. Onsite sewers are a common element privately owned and maintained per
the Joint Use Agreement of this commercial subdivision.
SS
TMP-67495 [PRJ-67364]
Conditions Page Two
December 13, 2016 - Planning Commission Meeting
8.
Per Title 19.16.060.W.3, provide a note on the Final Map that states, "All
subdivided lots within this Final Map shall provide perpetual inter-lot drainage
rights across all existing and future parcel limits."
9.
The approval of all Public Works related improvements shown on this Tentative
Map is in concept only. Specific design and construction details relating to size,
type and/or alignment of improvements, including but not limited to street, sewer
and drainage improvements, shall be resolved prior to approval of the construction
plans by the City. No additional deviations from adopted City Standards shall be
allowed unless specific written approval for such is received from the City Engineer
prior to the recordation of a Final Map or the approval of subdivision related
construction plans, whichever may occur first. Approval of this Tentative Map does
not constitute approval of any deviations. If such approval cannot be obtained, a
revised Tentative Map must be submitted showing elimination of such deviations.
SS
TMP-67495 [PRJ-67364]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is requesting the consolidation of several parcels at the southeast corner
of Fremont Street and Main Street totaling 1.42 acres into a one-lot commercial
subdivision. This area would include a portion of a public alley that is in process to be
vacated.
ISSUES
The area covering this site contains nonrestricted gaming rights that the applicant
wishes to preserve. A condition of approval will require witness lines to be clearly
indicated on the final map of this area as evidence of the nonrestricted gaming
rights.
A Petition to Vacate (VAC-66478) a portion of a 20-foot wide public alley in conflict
with the proposed redevelopment of the Golden Gate Hotel and Casino was
approved on 11/16/16; however, the Order of Vacation must still be recorded. A
condition of approval addresses this.
A note shall be added to the Final Map granting perpetual access and parking rights
across the entire area of the subdivision.
ANALYSIS
The subject area is fully developed with buildings and surface parking, and faces the
Fremont Street Experience. The site will be redeveloped and expanded through an
independently submitted Site Development Plan Review (SDR-67466). A petition to
vacate (VAC-66478) a portion of a 20-foot wide public alley within the boundaries of the
proposed subdivision was approved by the City Council on 11/16/16. The Order of
Vacation would need to record prior to recordation of a Final Map over this site. No
waivers or variances are needed or are being filed in conjunction with this map request.
No walls or fences currently exist or are proposed on the perimeter of the site.
The area covering this site contains nonrestricted gaming rights that the applicant
wishes to preserve despite the consolidation of parcels through this map process. A
condition of approval will require gaming witness lines to be clearly indicated on the final
map of this area as evidence of the nonrestricted gaming rights.
SS
TMP-67495 [PRJ-67364]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
The Department of Public Works notes that several cross sections are shown with this
Tentative Map submittal. However, since this property and all surrounding properties
are developed, no retaining walls are shown or anticipated.
FINDINGS (TMP-67495)
As the proposed map meets all NRS and LVMC Title 19 requirements for tentative
maps, and no waivers or variances are required, staff recommends approval, subject to
conditions.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc.
The City Council approved a request for Rezoning (Z-0100-64) from R1 (Single Family Residential), R-4 (High Density Residential), C-1
(Limited Commercial), C-2 (General Commercial) and C-V (Civic) to C12/16/64
2 (General Commercial) for approximately 230 acres generally located
on property bounded by Main Street to the west, Bonanza Road on the
north, Las Vegas Boulevard on the east, and Charleston Boulevard on
the south. The Planning Commission recommended approval.
An encroachment agreement (L-41334) was recorded for at-grade
02/22/00
landscape planter areas for the 1st Street expansion of the Fremont
Street Experience.
The City Council approved a Petition to Vacate (VAC-8589) a portion
11/02/05
of 1st Street from Fremont Street south to 150 feet north of Carson
Avenue. An Order of Vacation was recorded on 09/01/06.
The City Council approved an Encroachment Agreement (L-43772) for
a canopy and landscaping within Main Street. A recordation date is
not available.
The City Council approved a Site Development Plan Review (SDR42674) for a proposed 28,902 square-foot addition to an existing Hotel
10/19/11
and Gaming Establishment, Nonrestricted and parking lot
improvements, with Waivers of the Downtown Centennial Plan
Streetscape Standards and a corresponding request for encroachment
into the Main Street public right-of-way on 2.40 acres at 1 Fremont
Street. The Planning Commission and staff recommended approval.
A Final Map (FMP-44564) to revert platted lots to acreage on 1.29
05/02/12
acres at the southeast corner of Fremont Street and Main Street was
recorded.
SS
TMP-67495 [PRJ-67364]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
SS
TMP-67495 [PRJ-67364]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss
submittal requirements specifically for a tentative map application for a
10/17/16
one-lot commercial subdivision. Site Development Plan Review of the
expansion of the existing hotel and casino on this site will be submitted
independently of the map.
Neighborhood Meeting
A neighborhood meeting is not required, nor was one held.
Field Check
11/03/16
SS
TMP-67495 [PRJ-67364]
Staff Report Page Five
December 13, 2016 - Planning Commission Meeting
Existing Land
Use Per Title
19.12
Hotel/Casino
Tavern (nonoperational)
Hotel/Casino with
Parking Garage
Sexually Oriented
Business (nonoperational)
Planned or Special
Land Use
Designation
Existing Zoning
District
C (Commercial)
C-2 (General
Commercial)
C (Commercial)
C-2 (General
Commercial)
Parking Facility
C (Commercial)
East
Hotel/Casino
C (Commercial)
West
Hotel/Casino
C (Commercial)
Surrounding
Property
Subject
Property
North
South
C-2 (General
Commercial)
C-2 (General
Commercial)
C-2 (General
Commercial) and M
(Industrial)
Compliance
Y
Compliance
Y
Y
Y
Y
Compliance
Y
N/A
N/A
N/A
DEVELOPMENT STANDARDS
Pursuant to Title 19.08.080, the following standards apply:
Standard
Required/Allowed
Provided
Min. Lot Size
N/A
61,850 SF
Min. Lot Width
100 Feet
140 Feet
Compliance
N/A
Y
SS
TMP-67495 [PRJ-67364]
Staff Report Page Six
December 13, 2016 - Planning Commission Meeting
Street Name
Functional
Classification
of Street(s)
Main Street
Primary Arterial
Fremont Street
Carson Avenue
Private
Minor Street
Governing
Document
Master Plan of
Streets and
Highways Map
N/A
Title 13.12
Actual
Street Width
(Feet)
Compliance
with Street
Section
88
80
80
N/A
Y
SS
TMP-67495
TMP-67495
TMP-67495
TMP-67495
TMP-67495 - REVISED
777
7
777
77
'77
TMP-67495 - REVISED
A7A
b7A
7
7
Ab7
Ab
A
A
77
777bb7
b7
77
b7A
7A
A7A777b7A77777AbbA77A7A777b77777A777b77b777A7A7bbA7A7777777A7b777A7A7bbA7A777b7A7777777A77bb77b77b777A7A777bb77A77b7
b A b
A7b77A
bA7
A7b7A7A7
bA7
A7b7A7A7
bA7
A 7 A 77
77
777
A
7
77
A7A7AA7
7A
7
TMP-67495 - REVISED
77
777
A7A
b7A
7
)7
Ab7
Ab
A
A
77
777bb7
b7
77
b7A
7A
A7A777b7A77777AbbA77A7A777b77777A777b77b777A7A7bbA7A7777777A7b777A7A7bbA7A777b7A7777777A77bb77b77b777A7A777bb77A77b7
b A b
7A77
bA7
7A
7
A 7 A 77
7
77
A7A7AA7
TMP-67495 [PRJ-67364] - TENTATIVE MAP - APPLICANT: GOLDEN GATE CASINO, LLC - OWNER: SAL
SAGEV HOTEL CO, INC., ET AL
SOUTHEAST CORNER OF FREMONT STREET AND MAIN STREET
11/03/2016
TMP-67495 [PRJ-67364] - TENTATIVE MAP - APPLICANT: GOLDEN GATE CASINO, LLC - OWNER: SAL
SAGEV HOTEL CO, INC., ET AL
SOUTHEAST CORNER OF FREMONT STREET AND MAIN STREET
11/03/2016
TMP-67495 [PRJ-67364] - TENTATIVE MAP - APPLICANT: GOLDEN GATE CASINO, LLC - OWNER: SAL
SAGEV HOTEL CO, INC., ET AL
SOUTHEAST CORNER OF FREMONT STREET AND MAIN STREET
11/03/2016
TMP-67495 [PRJ-67364] - TENTATIVE MAP - APPLICANT: GOLDEN GATE CASINO, LLC - OWNER: SAL
SAGEV HOTEL CO, INC., ET AL
SOUTHEAST CORNER OF FREMONT STREET AND MAIN STREET
11/03/2016
TMP-67495 [PRJ-67364] - TENTATIVE MAP - APPLICANT: GOLDEN GATE CASINO, LLC - OWNER: SAL
SAGEV HOTEL CO, INC., ET AL
SOUTHEAST CORNER OF FREMONT STREET AND MAIN STREET
11/03/2016
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - VAR-66138, SUP-66140 and SDR-66141 [PRJ-64699]
2. Conditions and Staff Report - VAR-66138, SUP-66140 and SDR-66141 [PRJ-64699]
3. Supporting Documentation - VAR-66138, SUP-66140 and SDR-66141 [PRJ-64699]
4. Photo(s) - VAR-66138, SUP-66140 and SDR-66141 [PRJ-64699]
5. Justification Letter - VAR-66138, SUP-66140 and SDR-66141 [PRJ-64699]
6. Condition Confirmation Letter and Contract Termination Letter for VAR-66138, SUP-66140
and SDR-66141 [PRJ-64699]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
RECOMMENDATION
VAR-66138
SUP-66140
SDR-66141
REQUIRED FOR
APPROVAL
VAR-66138
VAR-66138
SUP-66140
** NOTIFICATION **
17
NOTICES MAILED
APPROVALS
PROTESTS
NE
** CONDITIONS **
VAR-66138 CONDITIONS
Planning
1.
Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-66140) and Site Development Plan Review (SDR-66141) shall be required, if
approved.
2.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
4.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
5.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SUP-66140 CONDITIONS
Planning
1.
2.
Approval of and conformance to the Conditions of Approval for Variance (VAR66138) and Site Development Plan Review (SDR-66141) shall be required.
3.
Uses such as thrift shops, homeless shelters and other similar activities may not
be conducted and are not eligible for approval as part of this Special Use Permit
application.
NE
4.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
5.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
6.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
7.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SDR-66141 CONDITIONS
Planning
1.
Approval of and conformance to the Conditions of Approval for Variance (VAR66138) and Special Use Permit (SUP-66140) shall be required, if approved.
2.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3.
All development shall be in conformance with the site plan date stamped 11/15/16;
and landscape plan and building elevations date stamped 09/02/16, except as
amended by conditions herein.
4.
A six to eight-foot tall block wall shall be constructed along the east and west
property lines in accordance with Title 19.08.
5.
6.
A Waiver from Title 19.08 is hereby approved, to allow zero-foot wide landscape
buffer along the south property line and a ten-foot wide landscape buffer along a
portion of the north property line where 15 feet is required, and to allow zero-foot
wide landscape buffers on portions of the west and east property line where eight
feet is required.
NE
7.
An Exception from Title 19.08 is hereby approved, to allow five (5) trees where 37
trees were required for the perimeter landscape buffers of the property; to allow
one (1) parking lot landscape island where three (3) were required; and to allow
three (3) parking lot trees where seven (7) were required.
8.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
9.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
10. The applicant shall coordinate with the City Surveyor and other city staff to
determine the most appropriate mapping action necessary to consolidate the
existing lots. The mapping action shall be completed and recorded prior to the
issuance of any building permits.
11. A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.
12. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
13. In accordance with Title 13.56.040, remove all substandard public street
improvements and unused driveway cuts on West Adams Avenue and West
Washington Avenue adjacent to this site and replace with new improvements
meeting current City Standards concurrent with development of this site. All
existing paving damaged or removed by this development shall be restored at its
original location and to its original width concurrent with development of this site.
The existing pan style driveway accessing this site on West Adams Avenue may
remain as long as the sidewalk along West Adams Avenue meets current
American with Disabilities Act (ADA) requirements.
14. Meet with the Fire Protection Engineering Section of the Department of Fire
Services to discuss fire requirements for the proposed use of this facility. The
design and layout of all onsite private circulation and access drives shall meet the
approval of the Department of Fire Services.
NE
15. Meet with the Flood Control Section of the Department of Public Works for
assistance with establishing finished floor elevations and drainage paths for this
site prior to submittal of construction plans, the issuance of any building or grading
permits, whichever may occur first. Provide and improve all drainage ways as
recommended.
NE
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant has proposed to expand an existing legal, nonconforming Church/House
of Worship use and building on three lots located at 903 and 907 West Adams Avenue,
and 906 West Washington Avenue.
ISSUES
When a legal, nonconforming use and building expands more than 50 percent, the
applicable land entitlements are required for the expansion.
The existing legal nonconforming Church/House of Worship is expanding the use by
approximately 80 percent requiring a Special Use Permit. Staff is recommending
approval of this request.
The existing legal, nonconforming building is expanding by approximately 80 percent
requiring a Site Development Plan Review. Staff is recommending approval of this
request.
The existing side setback of the legal, nonconforming building is 4.5 feet, requiring a
Variance to expand the legal, nonconforming building by approximately 80 percent
and match the existing 4.5-foot side setback. Staff is recommending approval of this
request.
ANALYSIS
Site Development Plan Review (SDR-66141)
The applicant has proposed a 1,073 square-foot addition to an existing 1,335 squarefoot Church/House of Worship located at 907 West Adams Avenue. The building
expansion will occur to the northern faade of the existing building, with the remaining
adjacent lots located at 903 West Adams Avenue and 906 West Washington Avenue
transforming into a parking lot facility for the Church/House of Worship.
The proposed floor plan includes a vestibule, mens and womens restrooms, storage,
and a sound room. To the rear of the church is an office and breakroom for staff. The
expanded sanctuary provides parishioners 1,300 square feet of non-fixed seating.
NE
According to the Las Vegas Valley Water District (LVVWD), the subject properties are
currently served by LVVWD but the domestic services do not have the required
backflow prevention per NAC 445A.67195. Civil and plumbing plans will need to be
submitted to LVVWD for domestic meter sizing, fire flow availability and backflow
retrofit. In addition, parcel lot consolidation will be required prior to plan approval.
In a report provided to staff by the Department of Public Works Traffic Division, this
project will add approximately ten (10) trips per day on Washington Avenue, Adams
Street, H Street, and I Street. Currently, Washington Avenue is at approximately 33
percent of capacity, Adams is at approximately five (5) percent of capacity, and H Street
is at approximately 23 percent of capacity. With the addition of this project, these
capacities are expected to remain unchanged. Counts are currently not available for I
Street, but it is believed to also be under capacity. Based on peak hour use, this
development will add into the area roughly 13 additional cars, or about two every nine
minutes.
Variance (VAR-66138)
The existing Church/House of Worship located at 907 West Adams Avenue was
constructed in 1959 with a side setback of 4.5 feet. In order to maintain a harmonious
building faade along the western edge of the building, the applicant has requested a
Variance to allow for the continuation of this 4.5-foot side setback for the Church/House
of Worship 1,073 square-foot building expansion. Although the applicant has proposed
to expand the structure to the north, the expansion maintains the minimum front yard
setback for the R-1 (Single Family Residential) zoning district of 20 feet by providing a
21-foot front setback. Staff supports this request as it aides in the preservation of the
residential nature of the neighborhood in accordance with the West Las Vegas Plan.
Special Use Permit (SUP-66140)
The existing legal, nonconforming Church/House of Worship is located within the R-1
(Single Family Residential) zoning district. In accordance with Title 19.14, when a legal,
nonconforming use is expanded more than 50 percent, the use must conform to the
provisions of Title 19. Title 19.12 requires a Church/House of Worship to obtain a
Special Use Permit when located within the R-1 (Single Family Residential) zoning
district. Since the proposed Church/House of Worship land use expansion is
approximately 80 percent of the existing Church/House of Worship land use, the
applicant has requested a Special Use Permit to bring the subject site into compliance
with Title 19. Staff is recommending approval of this request.
NE
The Church/House of Worship use is defined as any building used for religious worship
services, religious education and fellowship activities and programs of a religious
organization. This use includes the use of the building and premises for other related
activities, such as child care facilities, formal educational programs, preschool classes
and recreational activities, but only when those activities are ancillary to the religious
use and only after those uses have been approved by means of a use review or other
procedure under LVMC Chapter 19.16. This use does not include any class of child
care center, general education classroom or facility, thrift shop, homeless shelter or
commercial activity.
The Minimum Special Use Permit Requirements for this use include:
1. Requirement 1
The Special Use Permit approval may include such activities as religious
services, religious instruction, church club activities and similar activities.
The applicant has applied for a Special Use Permit to allow for the expansion of
an existing legal, nonconforming Church/House of Worship in the R-1 (Single
Family Residential) zoning district that currently offers religious services on
Tuesday, Friday, and Sunday.
2. Requirement 2
The Special Use Permit approval may also include accessory functions, such as
child care facilities, formal educational programs, preschool classes and similar
related activities, if:
a. The uses are specifically proposed in the application; and
b. The Director finds that each such use is ancillary to the primary use.
Child care facilities, formal educational programs, preschool classes and similar
related activities were not applied for as part of this Special Use Permit
application.
3. Requirement 3
Following approval of a Special Use Permit, if any additional uses not specifically
covered by that Special Use Permit are proposed, an additional public hearing
process shall be required to add the uses.
For future reference.
NE
1. Requirement 4
In residential districts, related uses such as thrift shops, homeless shelters and
other similar activities may not be conducted and are not eligible for approval as
part of a Special Use Permit. Such uses may be conducted only in the zoning
districts in which such uses are permitted as primary uses, and must receive
specific approval to operate.
The subject site is zoned R-1 (Single Family Residential), making the subject site
ineligible for uses such as thrift shops, homeless shelters and other similar
activities. A Condition of Approval has been added to ensure compliance.
2. Requirement 5
Churches on sites larger than 5 acres shall not be permitted in the U District or a
district with an R prefix.
Requirement does not apply to this application as the subject site is 0.54 acres.
The existing legal, nonconforming Church/House of Worship has met the minimum
Special Use Permit requirements set forth by Title 19.12 and staff is recommending
approval of this request.
FINDINGS (VAR-66138)
In accordance with the provisions of Title 19.16.140(B), Planning Commission and City
Council, in considering the merits of a Variance request, shall not grant a Variance in
order to:
1.
2.
3.
NE
hardship, if the relief may be granted without substantial detriment to the public
good, without substantial impairment of affected natural resources and without
substantially impairing the intent and purpose of any ordinance or resolution.
Evidence of a unique and extraordinary circumstance has been presented, in that the
subject building built in 1959 was constructed with only a 4.5-foot side yard setback. In
order to maintain a harmonious side building elevation the applicant has proposed to
maintain the 4.5-foot side setback with the new building addition considering the
addition increases the building floor area by 1,073 square feet, approximately 80
percent of the existing floor area. The hardship imposed by the sites existing building
characteristics is within the realm of NRS Chapter 278 for granting Variances and staff
supports this request.
FINDINGS (SUP-66140)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
1.
2.
The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site consists of three residentially zoned lots that total 0.54 acres.
Once the lots are re-mapped into one, and construction is completed, the subject
site provides adequate parking and circulation for the type and intensity of the
land use proposed.
3.
NE
4.
Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
Approval of the requested Special Use Permit for the expansion of an existing
Church/House of Worship will not compromise the public health, safety, or
welfare; nor will it be inconsistent with the General Plan as a Church/House of
Worship is allowed in a residentially zoned district with an approved Special Use
Permit.
5.
The use meets all of the applicable conditions per Title 19.12.
The proposed expansion of the existing Church/House of Worship has met all
applicable conditions per Title 19.12.
FINDINGS (SDR-66141)
In order to approve a Site Development Plan Review application, per Title 19.16.100(E)
the Planning Commission and/or City Council must affirm the following:
1.
2.
The proposed development is consistent with the General Plan, this Title,
the Design Standards Manual, the Landscape, Wall and Buffer Standards,
and other duly-adopted city plans, policies and standards;
The proposed development includes the expansion of a legal, nonconforming
Church/House of Worship which requires a side setback Variance to maintain the
existing 4.5-foot side setback for the building expansion to the north. Staff is
supporting this request to maintain a uniform building elevation and setback along
the western facade. In addition, exceptions have been requested for the parking
lot landscape requirements. Staff supports this request as well.
3.
NE
Site access will continue to be provided by Adams Avenue, a 50-foot Local Street.
Once completed, the expanded and improved parking lot area will provide
necessary parking and improved site circulation, positively impacting adjacent
roadways and neighborhood traffic.
4.
Building and landscape materials are appropriate for the area and for the
City;
Building materials include a stucco finish and asphalt shingles which are
consistent with the existing residential homes in the area, and the proposed
landscape materials include Texas Rangers and Red Fountain Grass which are
appropriate for a desert climate.
5.
6.
Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
The proposed development is subject to building permit reviews and site
inspections during the construction phase. Once construction is completed, a final
inspection is performed before a Certificate of Occupancy is issued protecting the
public health, safety, and general welfare.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc.
The Planning Commission voted (6-0) to hold VAR-66138, SUP-66140
10/11/16
and SDR-66141 in abeyance to the December 13, 2016 Planning
Commission meeting.
NE
Pre-Application Meeting
A pre-application meeting was held where the submittal requirements
05/18/16
for a Variance, Special Use Permit, and Site Development Plan
Review were discussed.
Staff conducted a follow-up pre-application meeting to re-affirm the
08/08/16
application submittal requirements with the applicant.
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
Field Check
09/01/16
Staff performed a routine field check where the subject site(s) were
observed from both Adams Avenue and Washington Avenue. The
front of the building was fenced-off and forms were being installed for
a concrete pathway. The adjacent undeveloped lot to the east was free
of trash and debris, with the rear undeveloped lot south of the existing
church also being free of trash and debris.
NE
Surrounding
Property
Subject
Property
North
South
East
West
Existing Land
Use Per Title
19.12
Church/House of
Worship
Single Family,
Detached
Multi-Family
Residential
Single Family,
Detached
Single Family,
Detached
Planned or Special
Land Use
Designation
L (Low Density
Residential)
L (Low Density
Residential)
ML (Medium Low
Density Residential)
L (Low Density
Residential)
L (Low Density
Residential)
Existing Zoning
District
R-1 (Single Family
Residential)
R-1 (Single Family
Residential)
R-2 (Medium-Low
Density Residential)
R-1 (Single Family
Residential)
R-1 (Single Family
Residential)
NE
DEVELOPMENT STANDARDS
Pursuant to 19.06, the following standards apply:
Standard
Required/Allowed
Min. Lot Size
6,500 SF
Min. Lot Width
60 Feet
Min. Setbacks
Front
20 Feet
Side
5 Feet
Corner
15 Feet
Rear
15 Feet
Max. Lot Coverage
50 %
Max. Building Height
35 Feet
Screened, Gated,
Trash Enclosure
w/ a Roof or Trellis
Provided
23,522 SF
100 Feet
Compliance
Y
Y
21 Feet
4 Feet
N/A
172 Feet
10 %
18 Feet
Y
N*
N/A
Y
Y
Y
N/A
N/A**
Condition
Y***
of Approval
*The applicant has requested a Variance (VAR-66138) to allow a four-foot side setback
where five feet is required. Staff supports this request.
** This is a residential neighborhood [R-1 (Single Family Residential) zoning district]
with curbside pick-up.
***A Condition of Approval has been added to ensure mechanical and electrical
equipment is screened in accordance with Title 19.08.
Mech. Equipment
Screened
Compliance
Y
N*
N*
N*
N*
N*
NE
Street Name
Adams Avenue
Functional
Classification of
Street(s)
Governing
Document
Local
Title 13
Actual
Street
Width
(Feet)
50
Complian
ce with
Street
Section
Y
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Required
Provided
Compliance
Parking
Parking
Gross
Floor
Handi
Handi
Use
Parking Ratio
Area or
Regula
Regula
Number
r
cappe
r
cappe
of Units
d
d
Church/
1 Space For Each
House
100 SF of Nonof
1,300 SF
Fixed Seating
13
Worshi
Area in the
p
Gathering Room
TOTAL SPACES REQUIRED
13
25
Regular and Handicap Spaces
12
1
23
2
Required
Y
Y
NE
Waivers
Requirement
A 15-foot wide landscape
buffer along the south
property line.
A 15-foot wide landscape
buffer along the north
property line.
An eight-foot wide landscape
buffer along the west and
east property lines.
Exceptions
Requirement
One landscape island for
every six parking spaces.
Request
A zero-foot wide
landscape buffer
along the south
property line.
A ten-foot wide
landscape buffer
along the north
property line.
Zero-foot wide
landscape buffers
along portions of the
west and east
property lines.
Staff Recommendation
Request
To allow for one (1)
parking lot landscape
island where three
(3) are required.
To allow five (5) trees
where 37 trees are
required for the
perimeter landscape
buffers of the
property.
To allow three (3)
parking lot trees
where seven (7)
trees are required.
Staff Recommendation
Approval
Approval
Approval
Approval
Approval
Approval
NE
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VAR-66138
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Condition Confirmation Letter
SUP-66140
SUP-66140
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Condition Confirmation Letter
SDR-66141
SDR-66141
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
ZON-67385 [PRJ-67381]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
ZON-67385
RECOMMENDATION
REQUIRED FOR
APPROVAL
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
315
APPROVALS
PROTESTS
26
NE
ZON-67385 [PRJ-67381]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request to Rezone 950 and 1000 East St. Louis Avenue from R-1 (Single
Family Residential) and C-1 (Limited Commercial) to C-V (Civic).
ISSUES
Rezoning the subject site from R-1 (Single Family Residential) and C-1 (Limited
Commercial) to C-V (Civic) will bring the subject site into compliance with the current
General Plan designation of PF (Public Facility).
ANALYSIS
The subject site currently has two zoning districts, R-1 (Single Family Residential) and
C-1 (Limited Commercial).
The Church/House of Worship is currently a legal, nonconforming land use in the R-1
(Single Family Residential) zoning district as the use was established prior to the
requirement of an approved Special Use Permit. By rezoning the subject site to C-V
(Civic), the subject site will be brought into compliance with both the General Plan
designation of PF (Public Facility), but also Title 19.10.020, which allows a
Church/House of Worship land use in the C-V (Civic) zoning district without the
necessity of a Special Use Permit.
FINDINGS (ZON-67385)
In order to approve a Rezoning application, pursuant to Title 19.16.090(L), the Planning
Commission or City Council must affirm the following:
1.
2.
The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.
NE
ZON-67385 [PRJ-67381]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
The C-V (Civic) district provides for any public or quasi-public uses operated or
controlled by any recognized religious, fraternal, veteran, civic, or service
organization. Such uses include the Church/House of Worship currently on the
subject site today.
3.
Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
The existing Church/House of Worship is a legal, nonconforming land use since
the Church/House of Worship was established prior to the requirement of a
Special Use Permit set forth by Title 19.12 for a Church/House of Worship use in
the R-1 (Single Family Residential) zoning district. Rezoning the subject site to CV (Civic) aligns the subject site with the current General Plan designation of PF
(Public Facility), and brings the Church/House of Worship structure and use into
compliance with Title 19.10 and Title 19.12.
4.
Rezoning the subject site from R-1 (Single Family Residential) and C-1 (Limited
Commercial) to C-V (Civic) will bring the property into compliance with the existing General
Plan designation of PF (Public Facility); therefore, staff is recommending approval of this
application.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc.
Code Enforcement processed a complaint (#48743) for a dumpster next
12/20/06
to a block wall with no lid allowing for the trash to escape on windy days
at 1000 East St. Louis Avenue. The case was resolved on 12/21/06.
Code Enforcement processed a complaint (#48803) for a trailer parked
12/26/06
in the rear parking lot and the location of the trash dumpster at 1000
East St. Louis Avenue. The case was resolved on 01/10/07.
Code Enforcement processed a complaint (#64804) for the trash bin
04/21/08
being located too close to residential property at 1000 East St. Louis
Avenue. The case was resolved on 05/12/08.
NE
ZON-67385 [PRJ-67381]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
Field Check
11/03/16
During a routine site visit, staff observed the subject site to be wellmaintained and free of debris and graffiti.
NE
ZON-67385 [PRJ-67381]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
Surrounding
Property
Subject
Property
North
South
East
West
Existing Land
Use Per Title
19.12
Church/House of
Worship
Single Family,
Detached
Planned or Special
Land Use
Designation
Vacant
C (Commercial)
City Park
Single Family,
Detached
PR-OS
L (Low Density
Residential)
PF (Public Facility)
L (Low Density
Residential)
Existing Zoning
District
R-1 (Single Family
Residential)
R-1 (Single Family
Residential)
C-1 (Limited
Commercial)
C-V (Civic)
R-1 (Single Family
Residential)
Compliance
Y
Compliance
Y
Compliance
N/A
N/A
N/A
N/A
Street Name
Functional
Classification
of Street(s)
Governing
Document
Actual
Street Width
(Feet)
Compliance
with Street
Section
St. Louis
Avenue
Major Collector
80
NE
ZON-67385
ZON-67385
ZON-67385
ZON-67385
ZON-67385
ZON-67385
ZON-67385
ZON-67385
ZON-67385
ZON-67385
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Protest Postcard
VAR-67490 [PRJ-67404]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
RECOMMENDATION
VAR-67490
REQUIRED FOR
APPROVAL
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
275
APPROVALS
PROTESTS
32
JB
VAR-67490 [PRJ-67404]
Conditions Page One
December 13, 2016 - Planning Commission Meeting
** CONDITIONS **
VAR-67490 CONDITIONS
Planning
1.
2.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
4.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
5.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
Public Works
6.
Submit a License Agreement for signage and private improvements in the Las
Vegas Boulevard South public right-of-way prior to the issuance of permits for
these improvements. The applicant must carry an insurance policy for the term of
the License Agreement and add the City of Las Vegas as an additionally insured
entity on this insurance policy. If requested by the City, the applicant shall remove
property within the public right-of-way at the applicant's expense pursuant to the
terms of the City's License Agreement. The installation and maintenance of all
private improvements in the public right of way shall be the responsibility of the
applicant and any successors in interest to the property and assigns pursuant to
the terms of the License Agreement. Coordinate all requirements for the License
Agreement with the Land Development Section of the Department of Building and
Safety (229-4836).
7.
VAR-67490 [PRJ-67404]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant has requested a Variance to allow a 76 square-foot projecting sign where
32 square feet is the maximum allowed and to allow the sign to be four feet above the
rafter line where one-foot is the maximum allowed at an existing Hotel/Casino located at
1215 South Las Vegas Boulevard.
ISSUES
The applicant has proposed to renovate an existing projecting sign located on the
west elevation of the subject site facing Las Vegas Boulevard.
ANALYSIS
The subject property is located within the Downtown Centennial Plan Downtown
South District and Scenic Byway Overlay District. The applicant is proposing to renovate
an existing projecting sign located on the west elevation of the existing building facing
Las Vegas Boulevard. It appears that the proposed signage is all located within existing
public right-of-way. This right-of-way is currently encumbered by a private patio and
other private improvements, including signage, for the abutting Aruba (Thunderbird)
building. Staff notes that Las Vegas Boulevard Widening Project Phase 2 public
improvement project is adjacent to this site, and recommend that any approval of such
encroachments shall be temporary and subject to a License Agreement requiring the
applicant to remove these encroachments at the applicants expense if they are in
conflict with the public improvement project. The existing sign was previously approved
with a 6.66 foot projection from the building elevation and an approved encroachment
permit is already in place. No variance is required for this development standard.
The existing sign spells out the word Aruba vertically with a large multi-colored bird
(thunderbird) located on the top of the sign. The applicant has proposed to renovate the
sign to spell out the word Thunderbird vertically, resulting in a sign area of 65.1 square
feet with a 10 square-foot video board at the bottom of the sign, which has resulted in a
larger sign area and higher placement on the building faade. The proposed
renovations to the existing sign have resulted in a sign which is three feet above the
allowable one-foot maximum above the rafter line and exceeds the allowable 32 square
feet in area. The proposed sign remains in compliance with all Scenic Byway Overlay
illumination requirements, which require 75% exposed neon, animation, or any
combination thereof.
JB
VAR-67490 [PRJ-67404]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
One of the most important intrinsic qualities that the Downtown Las Vegas Boulevard
Scenic Byway possesses is the nighttime scenic aspect derived from the vast amounts
of neon used in signage. The Scenic Byway Corridor Management Plan outlines
positive scenic features which include 1950s era motels and signage which reference
the classic streetscape of the Boulevard and provide a visual model of what the Strip
resembled prior to the era of mega resorts. Staff has determined that the proposed
renovations to the existing projecting sign are consistent with the intent of the Scenic
Byway Corridor Management Plan; therefore, staff recommends approval with
conditions.
FINDINGS (VAR-67490)
In accordance with the provisions of Title 19.16.140(B), Planning Commission and City
Council, in considering the merits of a Variance request, shall not grant a Variance in
order to:
1.
2.
3.
JB
VAR-67490 [PRJ-67404]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc
The Downtown Design Review Committee approved a request for a
11/29/11
Signage Design Review (ARC-43694) for an existing Hotel at 1215
South Las Vegas Boulevard.
The Downtown Design Review Committee administratively approved a
request for a Signage Design Review (ARC-54874) for a proposed
07/24/14
illuminated wall sign at an existing Hotel at 1215 South Las Vegas
Boulevard.
Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss the
10/25/16
submittal requirements for a Variance.
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
JB
VAR-67490 [PRJ-67404]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
Field Check
11/03/16
Surrounding
Property
Subject
Property
Existing Land
Use Per Title
19.12
Planned or Special
Land Use
Designation
Restaurant
C (Commercial)
Hotel/Casino
North
Hotel
C (Commercial)
South
General Retail
C (Commercial)
Single-Family
Residential
General Retail
Sexually Oriented
Business
L (Low Density
Residential)
East
West
C (Commercial)
Existing Zoning
District
C-1 (Limited
Commercial)
C-2 (General
Commercial)
C-1 (Limited
Commercial)
C-2 (General
Commercial)
C-2 (General
Commercial)
R-1 (Single Family
Residential)
C-2 (General
Commercial)
Compliance
N*
Y
Compliance
N*
N*
Compliance
N/A
Y
N/A
N/A
JB
VAR-67490 [PRJ-67404]
Staff Report Page Five
December 13, 2016 - Planning Commission Meeting
*The proposed sign does not meet the development standards outlined in Title 19.08
and 19.10.160. The applicant has requested a Variance to allow a 76 square-foot
projecting sign where 32 square feet is the maximum allowed and to allow the sign to be
four feet above the rafter line where one foot is the maximum allowed.
DEVELOPMENT STANDARDS
Pursuant to Title 19.08, 19.10.160, the following standards apply:
Projecting Signs West Elevation
Standards
Allowed
Provided
Maximum Number
1 per sign entrance
1 per sign entrance
65.1 SF w/ 10 SF video
Maximum Area
32 SF
board
1 foot above eave or
Maximum Height
rafter line, whichever is
4 feet above rafter line
higher
Minimum Setback
Compliance
Y
N
N
Y
Maximum
Projection
Minimum
Clearance
JB
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RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - WVR-67425 and TMP-67366 [PRJ-67365]
2. Conditions and Staff Report - WVR-67425 and TMP-67366 [PRJ-67365]
3. Supporting Documentation - WVR-67425 and TMP-67366 [PRJ-67365]
4. Photo(s) - WVR-67425 and TMP-67366 [PRJ-67365]
5. Justification Letter - WVR-67425 and TMP-67366 [PRJ-67365]
6. Support Comment for WVR-67425 [PRJ-67365] and Support Postcard for TMP-67366 [PRJ67365]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
WVR-67425
TMP-67366
RECOMMENDATION
Staff recommends APPROVAL, subject to conditions:
.
Staff recommends APPROVAL, subject to conditions:
REQUIRED FOR
APPROVAL
WVR-67425
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
813
APPROVALS
PROTESTS
35
FS
** CONDITIONS **
WVR-67425 CONDITIONS
Planning
1.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
2.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
3.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
4.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
TMP-67366 CONDITIONS
Planning
1.
Approval of the Tentative Map shall be for no more than four (4) years. If a Final
Map is not recorded on all or a portion of the area embraced by the Tentative Map
within four (4) years of the approval of the Tentative Map, this action is void.
2.
Street names must be provided in accordance with the Citys Street Naming
Regulations.
3.
A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.
FS
4.
In conjunction with creation, declaration and recordation of the subject commoninterest community, and prior to recordation of the Covenants, Codes and
Restrictions (CC&R), or conveyance of any unit within the community, the
Developer is required to record a Declaration of Private Maintenance
Requirements (DPMR) as a covenant on all associated properties, and on behalf
of all current and future property owners. The DPMR is to include a listing of all
privately owned and/or maintained infrastructure improvements, along with
assignment of maintenance responsibility for each to the common interest
community or the respective individual property owners, and is to provide a brief
description of the required level of maintenance for privately maintained
components. The DPMR must be reviewed and approved by the City of Las Vegas
Department of Field Operations prior to recordation, and must include a statement
that all properties within the community are subject to assessment for all
associated costs should private maintenance obligations not be met, and the City
of Las Vegas be required to provide for said maintenance. Also, the CC&R are to
include a statement of obligation of compliance with the DPMR. Following
recordation, the Developer is to submit copies of the recorded DPMR and CC&R
documents to the City of Las Vegas Department of Field Operations.
5.
Public Works
6.
The Parent Phase Final Map for Skye Canyon Phase II, FMP-61563, shall record
prior to the recordation of the Final Map for this site to provide legal access.
7.
Private streets must be granted and labeled on the Final Map for this site as Public
Utility Easements (P.U.E.), Public Sewer Easements, and Public Drainage
Easements to be privately maintained by the Homeowner's Association.
8.
Per condition of approval #14 of the Skye Canyon II Parent Tentative Map (TMP65803), grant Pedestrian Access Easements for all sidewalks located outside of
the public street right of way by adding a note within the Owner's Certificate on
each Final Map to read, "A minimum 5-foot wide pedestrian walkway easement is
hereby granted overlying all sidewalks located in common areas abutting public
streets, where such sidewalks are not located within public street right of way,
together with the right of ingress thereto and egress therefrom these easements."
10. All landscaping and private improvements installed with this project shall be
situated and maintained so as to not create sight visibility obstructions for vehicular
traffic at all development access drives and abutting street intersections. Per
condition of approval # 19 of the Skye Canyon II Parent Tentative Map (TMP65803), landscaping within calculated Site Visibility Restriction Zones (SVRZs) will
be limited in height by the City Traffic Engineer.
11. Grant a 30-foot Public Sewer Easement on Common Lot O adjacent to Common
Element I. No structures, and no trees or vegetation taller than three feet, shall
be allowed within any Public Sewer Easements.
12. This site will be a part of Special Improvement District 609. Prior to the release of
a Final Map for recordation on this site, the property owner must contact the
Special Improvement District Section of the Department of Public Works (702229-2136) acknowledging a per lot assessment of all lots that will be created
through a Final Map for this site. The City shall prepare an apportionment report
following recordation of the Final Map.
13. A working sanitary sewer connection shall be in place prior to final inspection of
any units within this development. Full permanent improvements on all major
access streets, including all required landscaped areas between the perimeter wall
and adjacent public street, shall be constructed and accepted by the City prior to
issuance of any building permits beyond 50% of all units within this development.
All off-site improvements adjacent to this site, including all required landscaped
areas between the perimeter walls and adjacent public streets, shall be
constructed and accepted prior to issuance of building permits beyond 75%. The
above thresholds notwithstanding, all required improvements shall be constructed
in accordance with the approved Development Agreement.
14. A Drainage Plan and Technical Drainage Study must be submitted to and
approved by the Department of Public Works prior to the issuance of any building
or grading permits, submittal of any construction drawings or the submittal of a
Map subdividing this site, whichever may occur first. Provide and improve all
drainage ways recommended in the approved drainage plan/study. The developer
of this site shall be responsible to construct such neighborhood or local drainage
facility improvements as are recommended by the City of Las Vegas Neighborhood
Drainage Studies and approved Drainage Plan/Study concurrent with development
of this site.
FS
15. The approval of all Public Works related improvements shown on this Tentative
Map is in concept only. Specific design and construction details relating to size,
type and/or alignment of improvements, including but not limited to street, sewer
and drainage improvements, shall be resolved prior to approval of the construction
plans by the City. No deviations from adopted City Standards shall be allowed
unless specific written approval for such is received from the City Engineer prior to
the recordation of a Final Map or the approval of subdivision-related construction
plans, whichever may occur first. Approval of this Tentative Map does not
constitute approval of any deviations. If such approval cannot be obtained, a
revised Tentative Map must be submitted showing elimination of such deviations.
16. Comply with all applicable conditions of approval for the Sky Canyon II Parent
Tentative Map (TMP-65803) and any other site related actions
FS
** STAFF REPORT **
PROJECT DESCRIPTION
The request is for a 100-lot single family residential subdivision on 20.30 acres within
parcel 2.28 of the Skye Canyon Master Plan Area. A Waiver has been requested to
allow an internal intersection offset of 84 feet where is 125 feet is required.
ISSUES
The recordation of the Parent Final Map for Skye Canyon Phase II (FMP-61563) is
required prior to the recordation of any builder parcel final map.
This 100-lot residential development will be built to Skye Canyon R-1 (Single
Family Residential) standards in accordance with the approved Sky Canyon
Development Standards. Staff recommends approval of the Tentative Map request
ANALYSIS
The subject property is part of the Skye Canyon Master Plan Area, which is governed
by a Development Agreement between the Master Developer and the City of Las
Vegas, as well as the Skye Canyon Development Standards.
The Skye Canyon Land Use Plan designates the subject property as ML (Residential
Medium-Low), which allows up to 15 residential units per gross acre with an overall
average of 8.49 units per acre. The proposed density of 4.93 dwelling units per acre
falls within the maximum allowed. The dwelling units will be constructed to the Skye
Canyon R-1 (Single Family Residential) standard, which call for a single family
detached product with a minimum lot size of 4,500 square feet. All proposed lot sizes
are greater than 5,250 square feet, which exceeds the district minimum. As this site is
part of a master plan with its own improvement standards, it is not subject to Title 19.04
street section requirements; however, it must comply with the applicable Skye Canyon
street sections. The correct street sections have been depicted on the map in
accordance with the Skye Canyon Village Street and Trail Exhibit.
The submitted east/west cross section depicts maximum natural grade greater than two
percent across the site. Per the Skye Canyon Development Standards, retaining walls
with a maximum height of six feet (exterior) and eight feet (interior) are allowed along
the perimeter of the site. The cross sections are in compliance with these requirements.
FS
FINDINGS (WVR-67425)
The Department of Public Works has no objection to the proposed internal intersection
offset of 84 feet where 125 feet is required; therefore staff recommends approval of the
Waiver request.
FINDINGS (TMP-67366)
All Skye Canyon Development Standards and NRS 278 technical requirements
regarding tentative maps are satisfied. Therefore, staff recommends approval of the
subject tentative map with conditions.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc
The City Council approved a Resolution (R-176-2004) adopting
12/01/04
guidelines for development within the Kyle Canyon Gateway area
The City Council approved a request (GPA-9167) to amend a portion
of the Centennial Hills Sector Plan of the General Plan to change land
use designations from PCD (Planned Community Development), SC
01/18/06
(Service Commercial) and PF (Public Facilities) to TND (Traditional
Neighborhood Development) on 1,712 acres generally located north of
Grand Teton Drive, between Puli Road and Fort Apache Road. The
Planning Commission and staff recommended approval.
The City Council approved a request to amend the Master Plan of
Streets and Highways (MSH-21013) to select the Northern Alternative
Freeway/Expressway Alignment for Sheep Mountain Parkway and to
05/16/07
remove the Southern Alternative Freeway/Expressway Alignment from
the Master Plan of Streets and Highways. The Planning Commission
and staff recommended approval.
The City Council approved a Development Agreement (DIR-21605)
between Kyle Acquisition Group, LLC and the city of Las Vegas on
1,712 acres at the southwest corner of Fort Apache Road and
Moccasin Road for the development of the Kyle Canyon Master Plan.
05/16/07
The Planning Commission and staff recommended approval. In a
related item, the City Council voted to approve a Parks Agreement
between Kyle Acquisition Group, LLC and the city of Las Vegas. Staff
recommended approval.
FS
FS
FS
FS
FS
FS
Pre-Application Meeting
A pre-application meeting was held and general map submittal
10/13/16
requirements were discussed.
Field Check
10/31/16
Surrounding
Property
Existing Land
Use Per Title
19.12
Subject
Property
Undeveloped
North
Undeveloped
Planned or Special
Land Use
Designation
TND (Traditional
Neighborhood
Development)
TND (Traditional
Neighborhood
Development)
Existing Zoning
District
T-D (Traditional
Development)
T-D (Traditional
Development)
FS
Surrounding
Property
Existing Land
Use Per Title
19.12
South
Undeveloped
East
Undeveloped
West
Undeveloped
Planned or Special
Land Use
Designation
PCD (Planned
Community
Development)
TND (Traditional
Neighborhood
Development)
TND (Traditional
Neighborhood
Development)
Impact
Existing Zoning
District
PD (Planned
Development)
T-D (Traditional
Development)
T-D (Traditional
Development)
Compliance
Y
Compliance
Y
Compliance
Y
N/A
Notification N/A
N/A
19.04.040 Connectivity
Transportation Network Element
# Links
# Nodes
Internal Street
7
Intersection Internal
8
Cul-de-sac Terminus
2
Intersection External Street or Stub Terminus
1
Intersection Stub Terminus w/ Temporary Turn Around
1
Easements
Non-Vehicular Path - Unrestricted
0
Total
7.5
11
Required*
Provided
Connectivity Ratio (Links /
1.30
0.68
Nodes):
*The Skye Canyon Development Standards do not require compliance with Title 19.02
connectivity ratios; however, they are provided within this report as a comparison to
subdivisions within a standard zoning district.
FS
WVR-67425
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RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Support Comment
TMP-67366
TMP-67366
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RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location, Aerial and Special Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Protest/Support Postcards
SUP-67403 [PRJ-67129]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
RECOMMENDATION
REQUIRED FOR
APPROVAL
SUP-67403
N/A
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
748
APPROVALS
PROTESTS
30
RG
SUP-67403 [PRJ-67129]
Conditions Page One
December 13, 2016 - Planning Commission Meeting
** CONDITIONS **
SUP-67403 CONDITIONS
Planning
1.
Conformance to all Minimum Requirements under LVMC Title 19.12 for a Grocery
Store with Alcohol use.
2.
Conformance to the approved conditions for Site Development Plan Review (SDR2208) and Site Development Plan Review (SDR-8695).
3.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
4.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
5.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
6.
Approval of this Special Use Permit does not constitute approval of a liquor
license.
7.
This business shall operate in conformance to Chapter 6.50 of the City of Las
Vegas Municipal Code.
8.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
RG
SUP-67403 [PRJ-67129]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Special Use Permit for a proposed Retail Establishment with
Accessory Package Liquor Off-Sale use at 5639 Centennial Center Boulevard.
ISSUES
ANALYSIS
The applicant is requesting a Special Use Permit for a proposed Retail Establishment
with Accessory Package Liquor Off-Sale use. The subject property is an established
Shopping Center which is currently zoned T-C (Town Center) with a special land use
designation of SC-TC (Service Commercial Town Center). The proposed location is
currently vacant, but was previously occupied as a General Retail Store with a
Beer/Wine/Cooler Off-Sale Establishment use, which was marked out of business on
04/01/16. Pursuant to Title 19.16.110(P)(2)(a), the Special Use Permit (SUP-27693)
expired October 3, 2016.
A Retail Establishment with Accessory Package Liquor Off-Sale use is permitted in the
T-C (Town Center) zoning district within the special land use designation of SC-TC
(Service Commercial Town Center) with an approval of a Special Use Permit.
Additionally, the following analysis is required:
The Retail Establishment with Accessory Package Liquor Off-Sale use is defined as A
retail establishment:
1. Whose license to sell alcoholic beverages authorizes their sale to consumers
only and not for resale, in original sealed or corked containers, for consumption
off the premise where the same are sold; and
RG
SUP-67403 [PRJ-67129]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
2. In which the sale of alcoholic beverages is ancillary to the retail use, and in which
no more than 10 percent of the retail floor space is regularly devoted to the
display or merchandising of alcoholic beverages. Recent passage of the
ordinance has revised Title 19, regarding the use.
The Town Center
Development Standards equivalent to the Retail Establishment with Accessory
Package Liquor Off-Sale use from the Title 19 land use category is Grocery Store
with Alcohol use. The proposed use meets the definition, as the proposed use
will be in conjunction with a proposed grocery store.
The Minimum Special Use Permit Requirements for this use include:
*1.
*2.
RG
SUP-67403 [PRJ-67129]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
*3.
4.
When considering a Special Use Permit application for an establish which also
requires a waiver of the distance limitation in Requirement 1, the Planning
Commission shall take into consideration the distance policy and shall, as part of
its recommendation to the City Council, state whether the distance requirement
should be waived and the reasons in support of the decision.
The proposed use is located in a shopping center and the distance separation
measurement is based on the leasehold parcel. The General Retail Store
contains 14,000 square-foot of retail space and will sell package liquor within an
area no greater than 10 percent of the retail space.
5.
RG
SUP-67403 [PRJ-67129]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
*6.
All businesses which sell alcoholic beverages shall conform to the provisions of
LVMC Chapter 6.50.
The proposed use if licensed will be subject to compliance review for inspections.
7.
The proposed Retail Establishment with Accessory Package Liquor Off-Sale use will be
located within an established Shopping Center and can be conducted in a manner that
is harmonious and compatible with existing surrounding land uses and future
surrounding land uses. There are no protected uses located within 400 feet of the
subject property. Staff recommends approval of this request with conditions. If this
application is denied the proposed General Retail Store cannot sell alcohol at this
location.
RG
SUP-67403 [PRJ-67129]
Staff Report Page Five
December 13, 2016 - Planning Commission Meeting
FINDINGS (SUP-67403)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
1.
2.
The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is suitable for the Retail Establishment with Accessory Package
Liquor Off-Sale use as it will be accessory use for a proposed grocery store.
3.
4.
Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
Approval of this proposed Special Use Permit will not compromise the public
health, safety and general welfare of the public. The use will be subject to regular
inspections and to licensing restrictions.
5.
The use meets all of the applicable conditions per Title 19.12.
The proposed Retail Establishment with Accessory Package Liquor Off-Sale use
complies to the applicable conditions of the Grocery Store with Alcohol use per
Title 19.12.
RG
SUP-67403 [PRJ-67129]
Staff Report Page Six
December 13, 2016 - Planning Commission Meeting
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc.
The City Council approved a Rezoning (Z-0076-98) to T-C (Town
12/07/98
Center) on the subject site as part of a larger request. The Planning
Commission and staff recommended approval.
The City Council approved the Town Center Development Standards
11/07/01
Manual through Bill No. 2001-100.
The Centennial Hills Architectural Review Committee approved a
Master Sign Plan (CHR-0009-03) at the Centennial Gateway
06/03/03
commercial development at the northwest corner of U.S. 95 and Ann
Road.
The Planning Commission approved a request for a Tentative Map
(TMP-2202) for a 2-lot commercial subdivision on 36.5 acres adjacent
06/12/03
to the northeast and northwest corner of Ann Road and Centennial
Center Boulevard. Staff recommended approval.
The City Council approved a Site Development Plan Review (SDR2208) for a proposed 397,244 square foot commercial development
and Waivers of the Town Center Development Standards on a
08/06/03
property located at the northwest corner of Ann Road and Centennial
Boulevard.
The Planning Commission and staff recommended
approval.
The Department of Planning administratively approved a Site
Development Plan Review (SDR-8695) for a proposed 397,244
09/07/05
square-foot Commercial Development on 36.5 acres located at the
northwest corner of Ann Road and Centennial Boulevard.
RG
SUP-67403 [PRJ-67129]
Staff Report Page Seven
December 13, 2016 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was conducted with the applicant and
discussed the Special Use Permit application process. Informed the
10/05/16
applicant that the Town Center Development Standards Manual that
the use requested is a Retail Establishment with Accessory Package
Liquor Off-Sale use and that the Title 19 land uses has changed to
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
Field Check
11/03/16
RG
SUP-67403 [PRJ-67129]
Staff Report Page Eight
December 13, 2016 - Planning Commission Meeting
Surrounding
Property
Existing Land
Use Per Title
19.12
Subject
Property
Shopping Center
North
Shopping Center
South
Golf Course
East
Shopping Center
West
Single Family,
Detached
Planned or Special
Land Use
Designation
SC-TC (Service
Commercial Town
Center)
SC-TC (Service
Commercial Town
Center)
PR-OS
(Parks/Recreation/Op
en Space)
SC-TC (Service
Commercial Town
Center)
ML (Medium Low
Density Residential)
Existing Zoning
District
T-C (Town Center)
Compliance
Y
Compliance
Y
Compliance
N/A
N/A
N/A
N/A
DEVELOPMENT STANDARDS
Street Name
Functional
Classification of
Street(s)
Centennial Center
Boulevard
Frontage Road
Ann Road
Primary Arterial
Governing
Document
Town Center
Development
Standards Manual
Town Center
Development
Standards Manual
Actual
Street
Width
(Feet)
Complian
ce with
Street
Section
90
100
RG
SUP-67403 [PRJ-67129]
Staff Report Page Nine
December 13, 2016 - Planning Commission Meeting
RG
SUP-67403
SUP-67403
SUP-67403
SUP-67403
SUP-67403
SUP-67403
SUP-67403 [PRJ-67129] - SPECIAL USE PERMIT - APPLICANT: TRADER JOE'S COMPANY - OWNER:
KRG LAS VEGAS CENTENNIAL GATEWAY, LLC
5639 CENTENNIAL CENTER BOULEVARD
11/03/2016
SUP-67403 [PRJ-67129] - SPECIAL USE PERMIT - APPLICANT: TRADER JOE'S COMPANY - OWNER:
KRG LAS VEGAS CENTENNIAL GATEWAY, LLC
5639 CENTENNIAL CENTER BOULEVARD
11/03/2016
SUP-67403 [PRJ-67129] - SPECIAL USE PERMIT - APPLICANT: TRADER JOE'S COMPANY - OWNER:
KRG LAS VEGAS CENTENNIAL GATEWAY, LLC
5639 CENTENNIAL CENTER BOULEVARD
11/03/2016
SUP-67403 [PRJ-67129] - SPECIAL USE PERMIT - APPLICANT: TRADER JOE'S COMPANY - OWNER:
KRG LAS VEGAS CENTENNIAL GATEWAY, LLC
5639 CENTENNIAL CENTER BOULEVARD
11/03/2016
SUP-67403
SUP-67403
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Protest Postcards
SUP-67440 [PRJ-67399]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
RECOMMENDATION
REQUIRED FOR
APPROVAL
SUP-67440
N/A
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
254
APPROVALS
PROTESTS
41
RG
SUP-67440 [PRJ-67399]
Conditions Page One
December 13, 2016 - Planning Commission Meeting
** CONDITIONS **
SUP-67440 CONDITIONS
Planning
1.
Conformance to all Minimum Requirements under LVMC Title 19.12 for an Auto
Smog Check use.
2.
Conformance to the approved conditions for Site Development Plan Review (SDR44850).
3.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
4.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
5.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
6.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
RG
SUP-67440 [PRJ-67399]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Special Use Permit for a proposed Automobile Maintenance
(Auto Smog Check) use located at 7165 North Hualapai Way.
ISSUES
ANALYSIS
The subject property is an established Shopping Center which is currently zoned as PD
(Planned Development) with a special land use designation of VC (Village Commercial)
within the Cliffs Edge Special Area Plan. The proposed location is adjacent to the
existing car wash building with a vacant suite, which was previously occupied as an
Automotive Maintenance (Auto Smog Check) and was marked out of business on
03/01/15.
An Automobile Maintenance (Auto Smog Check) use is permitted in the VC (Village
Commercial) Cliffs Edge special land use designation within an approval of a Special
Use Permit.
The Auto Smog Check use is defined as, A facility for the testing of vehicle emissions.
The proposed use meets the definition, as the applicant is proposing to perform
emission tests on vehicles.
The Cliffs Edge Master Development Plan and Design Guidelines equivalent for to the
Automobile Maintenance use is an Auto Smog Check use from the Title 19. There are
no minimum special use permit requirements within the Cliffs Edge Master
Development Plan and Development Guidelines.
The proposed Automobile Maintenance (Auto Smog Check) use will be located within
an established Shopping Center and can be conducted in a manner that is harmonious
and compatible with existing surrounding land uses and future surrounding land uses.
Staff recommends approval of this request with conditions. If this application is denied
the proposed use cannot operate at this location.
RG
SUP-67440 [PRJ-67399]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
FINDINGS (SUP-67440)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
1.
2.
The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is suitable for the Automobile Maintenance (Auto Smog Check)
use as it will be accessory use for an existing Convenience Store and Gasoline
Sales uses.
3.
4.
Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
Approval of this proposed Special Use Permit will not compromise the public
health, safety and general welfare of the public. The use will be subject to regular
inspections and to license restrictions.
5.
The use meets all of the applicable conditions per Cliffs Edge.
There are no minimum requirements for the proposed Automobile Maintenance
(Auto Smog Check) use.
RG
SUP-67440 [PRJ-67399]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc.
The City Council approved Rezoning (ZON-2184) for a Rezoning from:
U (Undeveloped) [PCD (Planned Community Development) General
Plan Designation] to: PD (Planned Development) on 704 acres
07/16/03
adjacent to the south side of Grand Teton Drive, between Hualapai
Way and Puli Road.
The Planning Commission and staff
recommended approval.
The City Council approved Site Development Plan Review (SDR18031) for 218 condominium units and a three building, 32,400
05/16/07
square-foot retail developments on 15.69 acres at the southwest
corner of Hualapai Way and Elkhorn Road. The Planning Commission
recommended approval and staff recommended denial.
The City Council approved a Review of Conditions (ROC-26396)
request to change Condition 5 of an approved Site Development Plan
Review (SDR-18031) which stated that a certificate of occupancy for
02/06/08
retail buildings 1, 2, and 3, shall be obtained prior to the request for
certificates of occupancy on all residential units for an approved
Mixed-Use Development on 15.69 acres at the southwest corner of
Hualapai Way and Elkhorn Road. Staff recommended denial.
The Applicant withdrew a request for a Special Use Permit (SUP34764) from the City Council agenda for a proposed tavern at 7071
08/19/09
North Hualapai Way, Suite 110.
The Planning Commission
recommended denial and staff recommended approval.
The Applicant withdrew a request for a Special Use Permit (SUP34765) from the City Council agenda for a Gaming Establishment,
08/19/09
Restricted at 7071 North Hualapai Way, Suite 110. The Planning
Commission recommended denial and staff recommended approval.
The Planning Commission approved a request for a Special Use
Permit (SUP-44851) for Gaming (Incidental Gaming Machines Only)
within a proposed 5,730 square-foot Convenience Store at 7161 North
Hualapai Way. Staff recommended approval.
05/08/12
The Planning Commission approved a request for a Special Use
Permit (SUP-44852) for Liquor Sales (For Off-Premise Consumption)
within a proposed 5,730 square-foot Convenience Store at 7161 North
Hualapai Way. Staff recommended approval.
RG
SUP-67440 [PRJ-67399]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was conducted with the applicant. The
applicant proposes an Auto Smog Check. The proposed use is
10/24/16
located within Cliffs Edge special area plan and it is listed under
Automobile Maintenance with an approved Special Use Permit
application and discussed the application submittal process.
RG
SUP-67440 [PRJ-67399]
Staff Report Page Five
December 13, 2016 - Planning Commission Meeting
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
Field Check
11/03/16
Surrounding
Property
Planned or Special
Land Use
Designation
Subject Property
Shopping Center
PCD (Planned
Community
Development)
North
Single-Family
Dwellings
PCD (Planned
Community
Development)
South
Condominiums
PCD (Planned
Community
Development)
East
Undeveloped (Clark
County)
RL (Residential Low)
Clark County
Existing Zoning
District
PD (Planned
Development) Zone
[VC (Village
Commercial) Cliffs
Edge Special Land
Use Designation]
PD (Planned
Development) Zone
[L (Low Density
Residential) Cliffs
Edge Special Land
Use Designation]
PD (Planned
Development) Zone
[VC (Village
Commercial) Cliffs
Edge Special Land
Use Designation]
R-E (Rural Estates
Residential District) Clark County
RG
SUP-67440 [PRJ-67399]
Staff Report Page Six
December 13, 2016 - Planning Commission Meeting
Surrounding
Property
West
Condominiums
Planned or Special
Land Use
Designation
Existing Zoning
District
PCD (Planned
Community
Development)
PD (Planned
Development) Zone
[VC (Village
Commercial) Cliffs
Edge Special Land
Use Designation]
Compliance
Y
Compliance
Y
Compliance
Y
N
Y
Y
DEVELOPMENT STANDARDS
Street Name
Functional
Classification
of Street(s)
Elkhorn Road
Primary Arterial
Hualapai Way
Primary Arterial
Governing
Document
Master Plan of
Streets and
Highways
Master Plan of
Streets and
Highways
Actual
Street Width
(Feet)
Compliance
with Street
Section
100
100
RG
SUP-67440 [PRJ-67399]
Staff Report Page Seven
December 13, 2016 - Planning Commission Meeting
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Use
Gross Floor
Area or
Number of
Units
Required
Parking
Parking Ratio
HandiRegular
capped
Shopping
Center
30,490 SF
1 SP/250 sf
Provided
Parking
HandiRegular
capped
Compliance
122
122
117
154
148
Y
Y
RG
SUP-67440
SUP-67440
SUP-67440
SUP-67440
SUP-67440 - REVISED
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Protest Comment
SUP-67458 [PRJ-67315]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
RECOMMENDATION
SUP-67458
REQUIRED FOR
APPROVAL
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
153
APPROVALS
PROTESTS
15
JB
SUP-67458 [PRJ-67315]
Conditions Page One
December 13, 2016 - Planning Commission Meeting
** CONDITIONS **
SUP-67458 CONDITIONS
Planning
1.
Conformance to all Minimum Requirements under LVMC Title 19.12 and Iron
Mountain Ranch Master Plan for an Accessory Structure (Class I) use.
2.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
4.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
5.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
JB
SUP-67458 [PRJ-67315]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Special Use Permit to allow a casita with full kitchen at 5921 Huff
Mountain Avenue.
ISSUES
ANALYSIS
The subject site contains an existing 3,290 square-foot single family residence at 5921
Huff Mountain Avenue. The subject site currently has two accessory structures located
in the rear yard area; a 640 square-foot Accessory Structure (Class II) [garage] and a
440 square-foot Accessory Structure (Class II) [shed]. The applicant has proposed to
convert the existing one-story detached Accessory Structure (Class II) [shed] into an
Accessory Structure (Class I) with complete living facilities and a full kitchen. In addition,
the applicant has proposed to add 420 square feet of floor area to the structure resulting
in a total of 860 square feet. The submitted building elevations indicate that the
structure will aesthetically match the principle dwelling unit.
The Accessory Structure (Class I) use is define as An accessory structure which is
located on the same residential parcel as a principal dwelling and which, as an ancillary
use, provide living quarters, including full kitchen facilities, for the occupants of the
principal dwelling or their tenants, domestic employees or temporary guests. This
proposed use is appropriate for the subject property as the applicants justification letter
states that it will be occupied by family and friends only and will not be used as a rental
unit.
The Minimum Special Use Permit Requirements for this use include:
* 1. The size of the lot or parcel must exceed 6500 square feet.
The proposed use meets this requirement, as the lot is 35,719 square feet.
JB
SUP-67458 [PRJ-67315]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
FINDINGS (SUP-67458)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
1.
2.
The subject site is physically suitable for the type and intensity of land use
proposed.
JB
SUP-67458 [PRJ-67315]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
4.
Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
This use will be subject to building inspections via the permitting process;
therefore, it will not compromise the public health, welfare or safety.
5.
The use meets all of the applicable conditions per Title 19.12.
The proposed Accessory Structure (Class I) use meets all of the applicable
conditions of Title 19.12.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc
The Board of Commissioners approved a petion for Annexation (A05/12/64
0003-64) of approximately 5,000 acres located north of Lone Mountain
Road and west of Decatur Boulevard.
The City Council approved a request for a General Plan Amendment
(GPA-0006-98) application was amended to DR (Desert Rural Density
Residential), R (Rural Density Residential) and L (Low Density
Residential) per the conceptual land use plan for Iron Mountain Ranch.
The Planning Commission recommended approval of the request.
The City Council approved a request for a Rezoning (Z-0016-98) from:
10/12/98
R-E (Residence Estates) to: PD (Planned Development) for a
proposed master planned residential community. The application was
amended to R-PD2 (Residential Planned Development - 2 Units per
Acre), R-PD3 (Residential Planned Development - 3 Units per Acre),
R-PD5 (Residential Planned Development - 5 Units per Acre). The
Planning Commission recommended approval of the request.
JB
SUP-67458 [PRJ-67315]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
JB
SUP-67458 [PRJ-67315]
Staff Report Page Five
December 13, 2016 - Planning Commission Meeting
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
Field Check
11/03/16
JB
SUP-67458 [PRJ-67315]
Staff Report Page Six
December 13, 2016 - Planning Commission Meeting
Surrounding
Property
Existing Land
Use Per Title
19.12
Planned or Special
Land Use
Designation
Subject
Property
Single-Family,
Detached
DR (Desert Rural
Density Residential)
North
Single-Family,
Detached
South
Single-Family,
Detached
East
Single-Family,
Detached
West
Undeveloped
DR (Desert Rural
Density Residential)
DR (Desert Rural
Density Residential)
DR (Desert Rural
Density Residential)
DR (Desert Rural
Density Residential)
Existing Zoning
District
R-PD2 (Residential
Planned Development
2 Units per Acre)
R-PD2 (Residential
Planned Development
2 Units per Acre)
R-PD2 (Residential
Planned Development
2 Units per Acre)
R-PD2 (Residential
Planned Development
2 Units per Acre)
R-E (Residence
Estates)
Compliance
Y
Compliance
Y
Compliance
N/A
N/A
N/A
N/A
DEVELOPMENT STANDARDS
Pursuant to Iron Mountain Ranch Development Standards, the following
standards apply:
Standard
Required/Allowed Provided Compliance
Min. Setbacks (Accessory Structure)
Side
3 Feet
10 Feet
Y
Rear
3 Feet
38 Feet
Y
Min. Distance Between Buildings
6 Feet
24 Feet
Y
JB
SUP-67458 [PRJ-67315]
Staff Report Page Seven
December 13, 2016 - Planning Commission Meeting
Standard
Max Coverage
Required/Allowed Provided
Cannot Exceed
the floor area of
the main dwelling
or 50% of the rear 6% of rear
yard area
yard area
Two Stories or
height of the main
building (35-foot
max)
One Story
Compliance
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Required
Provided
Compliance
Gross Floor
Parking
Parking
Area or
Use
Parking
HandiHandiNumber of
Ratio
Regular cappe Regular cappe
Units
d
d
Single
Family
3,290 SF
2 per Unit
2
Residence
Accessory
Structure
860 SF
1 per Unit
1
(Class I)
TOTAL SPACES REQUIRED
3
3
Y
Regular and Handicap Spaces
Y
3
0
3
0
Required
JB
SUP-67458
SUP-67458
SUP-67458
SUP-67458
SUP-67458
SUP-67458
SUP-67458
SUP-67458
SUP-67458 [PRJ-67135] - SPECIAL USE PERMIT - APPLICANT/OWNER: JOSEPH AND JODI GARCIA
5921 HUFF MOUNTAIN AVENUE
11/03/2016
SUP-67458 [PRJ-67135] - SPECIAL USE PERMIT - APPLICANT/OWNER: JOSEPH AND JODI GARCIA
5921 HUFF MOUNTAIN AVENUE
11/03/2016
SUP-67458
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location, Aerial and Special Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Support Postcards
SUP-67488 [PRJ-67446]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
RECOMMENDATION
SUP-67488
REQUIRED FOR
APPROVAL
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
416
APPROVALS
PROTESTS
22
CS
SUP-67488 [PRJ-67446]
Conditions Page One
December 13, 2016 - Planning Commission Meeting
** CONDITIONS **
SUP-67488 CONDITIONS
Planning
1.
2.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3.
4.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
5.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
6.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
CS
SUP-67488 [PRJ-67446]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Special Use Permit for a proposed Massage Establishment to be
located within the Lucky Dragon Hotel and Casino at 300 West Sahara Avenue.
ISSUES
Per Title 19.12, a Massage Establishment use is permissible in the C-2 (General
Commercial) zoning district with approval of a Special Use Permit.
A Waiver is required to allow a distance separation of zero feet from a residential
use where 400 feet is the minimum distance required. Staff recommends approval of
the request.
ANALYSIS
The proposed Massage Establishment use will be located within an existing Gaming
Establishment, Non Restricted use. Per the submitted justification letter, the services
offered will include: foot reflexology, facial treatments, body massages and nail
treatments. The Massage Establishment use is defined by Title 19.18 as: A facility
which is occupied and used for the purpose of practicing massage therapy as defined in
LVMC Chapter 6.52. This use does not include the use accessory massage, as
defined in this Title.
The Minimum Special Use Permit Requirements for this use include:
1. The use shall comply with all applicable requirements of LVMC Title 6.
The proposed use meets this requirement, as a condition of approval has been
added requiring compliance with all applicable LVMC Title 6 requirements.
2. The use must be located on a secondary thoroughfare or larger.
The proposed use meets this requirement, as the subject site is located off of
Sahara Avenue, a 120-foot wide Primary Arterial as indicated on the Master Plan
of Streets and Highways
CS
SUP-67488 [PRJ-67446]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
3. The use may not be located within 400 feet of any church/house of worship,
school, City park, individual care center licensed for more than 12 children, or
any parcel zoned for residential use.
The proposed use does not meet this requirement, as there is a residentially
zoned property within 400 feet of the subject site to the west. The applicant is
requesting a Waiver to address the issue. Specifically, the applicant is requesting
a Waiver to allow a distance separation of zero feet from a residential use where
400 feet is the minimum distance required.
4. The use may not be located within 1,000 feet of any other massage
establishment.
The proposed use meets this requirement, as there are no other massage
establishments located within 1,000 feet of the subject property.
5. The hours of operation shall be limited to the period between 6:00 a.m. and
10:00 p.m., unless further limited by the City Council on a case-by-case basis.
The proposed use meets this requirement, as the applicant indicates in the
submitted justification letter, date stamped 10/27/16, that the hours of operation
would be 6:00 a.m. to 10:00 p.m.
Although the applicant is requesting a waiver with a zero-foot distance separation from
a residential use, the proposed use would be located completely within the existing
Lucky Dragon Hotel and Casino at the subject site. Other than the minimum use
requirements in Title 19.12, there are no special development requirements pertaining
to this site. The massage establishment should have minimal effect on the surrounding
area; therefore, staff recommends approval of this request.
FINDINGS (SUP-67488)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
1.
CS
SUP-67488 [PRJ-67446]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is physically suitable for the uses and scale of development
proposed for the site. The Downtown Centennial Plan specifically calls for
development of this type and intensity in this area.
3.
4.
Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
The proposed Massage Establishment use will be subject to regular City and
County inspections for licensing and will therefore not compromise the public
health, safety, and general welfare or any objective of the General Plan.
5.
The use meets all of the applicable conditions per Title 19.12.
The proposed Massage Establishment does not adhere to minimum distance
separation requirements. The applicant is requesting a waiver of minimum
distance separation requirements from an existing residentially zoned property.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc.
03/22/61
The City Council approved a Rezoning (Z-0013-61) on a portion of the
subject site from R-3 to C-1.
07/26/61
The City Council approved a Rezoning (Z-0026-61) on a portion of the
subject property from R-3 to C-1.
CS
SUP-67488 [PRJ-67446]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
02/18/87
06/25/87
03/08/99
06/05/02
The City Council approved a Site Development Plan Review [Z-000299(1)] for the development of a 200-room hotel and casino on the site.
Special Use Permits for a Hotel Lounge Bar (U-0042-02) and NonRestricted Gaming (U-0043-02), and a Variance (V-0027-02) to allow the
construction of a parking garage directly on the north property line and 12foot high perimeter walls were also approved at that time. The Planning
Commission and staff recommended approval.
06/02/04
08/04/04
The City Council approved a Site Development Plan Review (SDR4534) and a Special Use Permit (SUP-4540) for a Mixed-Use
development consisting of 39 stories, 808 residential units and 35,500
square feet of commercial space on this site. The Planning Commission
and staff recommended approval.
CS
SUP-67488 [PRJ-67446]
Staff Report Page Five
December 13, 2016 - Planning Commission Meeting
06/29/05
07/06/05
09/08/05
02/01/07
06/20/07
03/19/08
02/15/12
CS
SUP-67488 [PRJ-67446]
Staff Report Page Six
December 13, 2016 - Planning Commission Meeting
CS
SUP-67488 [PRJ-67446]
Staff Report Page Seven
December 13, 2016 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting with the client where the
10/27/16
submittal requirements and deadlines were reviewed.
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
CS
SUP-67488 [PRJ-67446]
Staff Report Page Eight
December 13, 2016 - Planning Commission Meeting
Field Check
11/03/16
Planned or Special
Land Use
Designation
Existing Zoning
District
C (Commercial)
C-2 (General
Commercial)
South
Existing Land
Use Per Title
19.12
Gaming
Establishment,
Non-Restricted
Multi-Family
Residential
Undeveloped
East
Condominium
C (Commercial)
Multi-Family
Residential
Shopping Center
C (Commercial)
Surrounding
Property
Subject
Property
North
West
SUP-67488 [PRJ-67446]
Staff Report Page Nine
December 13, 2016 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Street Name
Sahara Avenue
Functional
Classification of
Street(s)
Primary Arterial
Governing
Document
Actual
Street
Width
(Feet)
Complian
ce with
Street
Section
120
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross
Base Parking Requirement
Provided
Compliance
Floor
Parking
Parking
Use
Area or
Parking
HandiHandiNumber
Regular
Regular
Ratio
capped
capped
of Units
Gaming
1:90 SF of
Establishment
18,889 SF
Gross
210
, NonFloor Area
restricted
201
1: Guest
Hotel
201
Rooms
Room
2:
Massage
4 rooms
Massage
8
Establishment
room/table
TOTAL SPACES REQUIRED
419
452
Y
Regular and Handicap Spaces
Y
410
9
443
9
Required
Projects located within the Las Vegas Downtown Centennial Plan area are not subject to the
automatic application of parking requirements. However, the above table should be used to
illustrate the requirements of an analogous project in another location in the City.
Waivers
Requirement
The use may not be located
within 400 feet of any
church/house of worship,
school, City park, individual
care center licensed for more
than 12 children, or any
parcel zoned for residential
use.
Request
Staff Recommendation
To allow a distance
separation of zero
feet from a
residential use where
400 feet is the
minimum distance
required
Approval
CS
SUP-67488
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RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
SUP-67546 [PRJ-66891]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
RECOMMENDATION
SUP-67546
REQUIRED FOR
APPROVAL
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
239
APPROVALS
PROTESTS
27
SS
SUP-67546 [PRJ-66891]
Conditions Page One
December 13, 2016 - Planning Commission Meeting
** CONDITIONS **
SUP-67546 CONDITIONS
Planning
1.
2.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
4.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
5.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SS
SUP-67546 [PRJ-66891]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is requesting a Special Use Permit for a proposed 1,027 square-foot
Accessory Structure (Class I) [Casita] in the rear yard of the property at 4107 Del Monte
Avenue. The casita would be occupied by relatives of the property owner.
ISSUES
ANALYSIS
The Accessory Structure (Class I) use is defined as An accessory structure which is
located on the same residential parcel as a principal dwelling and which, as an ancillary
use, provide living quarters, including full kitchen facilities, for the occupants of the
principal dwelling or their tenants, domestic employees or temporary guests. The
proposed use meets the definition, as a structure is proposed that will be located behind
the principal dwelling and will provide both cooking and sleeping quarters for relatives of
the occupants of the principal dwelling.
The Minimum Special Use Permit Requirements for this use include:
1. The size of the lot or parcel must exceed 6500 square feet. (NONWAIVABLE)
The proposed use meets this requirement, as the subject lot is 33,541 square
feet in size.
2. Unless the principal dwelling is owner-occupied, a Class I accessory structure
may not be offered or occupied as a rental unit.
The proposed use meets this requirement, as the casita would be occupied full
time by persons related to the owner.
SS
SUP-67546 [PRJ-66891]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
FINDINGS (SUP-67546)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
1.
SS
SUP-67546 [PRJ-66891]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
2.
The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site meets the nonwaivable 6,500 square-foot minimum size
requirement for casitas. The proposed casita would be situated on the lot so as to
cause minimal impact to neighboring properties.
3.
4.
Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
Approval of a Special Use Permit for the Accessory Structure (Class I) use will still
require review and approval of building plans and inspection of construction,
thereby protecting the public health, safety and welfare.
5.
The use meets all of the applicable conditions per Title 19.12.
The proposed Accessory Structure (Class I) meets the minimum lot size
requirement, and the structure will not be occupied as a rental unit at this time.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc.
There are no relevant actions associated with this site.
SS
SUP-67546 [PRJ-66891]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was held where submittal requirements for a
09/22/16
Special Use Permit application were discussed.
Neighborhood Meeting
A neighborhood meeting is not required, nor was one held.
Field Check
11/08/16
SS
SUP-67546 [PRJ-66891]
Staff Report Page Five
December 13, 2016 - Planning Commission Meeting
Surrounding
Property
Subject
Property
North
South
East
West
Existing Land
Use Per Title
19.12
Single Family,
Detached
Single Family,
Detached
Single Family,
Detached
Single Family,
Detached
Single Family,
Detached
Planned or Special
Land Use
Designation
R (Rural Density
Residential)
R (Rural Density
Residential)
R (Rural Density
Residential)
R (Rural Density
Residential)
R (Rural Density
Residential)
Existing Zoning
District
R-E (Residence
Estates)
R-D (Single Family
Residential-Restricted)
R-E (Residence
Estates)
R-E (Residence
Estates)
R-E (Residence
Estates)
Compliance
N/A
Compliance
Y
Y
Compliance
N/A
N/A
N/A
N/A
DEVELOPMENT STANDARDS
Pursuant to Title 19.06, the following standards apply:
Standard
Required/Allowed
Min. Lot Size
20,000 SF
Min. Lot Width
100 Feet
Min. Setbacks (accessory)
Front
N/A
Side
10 Feet
Rear
10 Feet
Min. Separation from Main
6 Feet
Dwelling
Provided
33,541 SF
118 Feet
Compliance
Y
Y
N/A
36 Feet
44 Feet
N/A
Y
Y
81 Feet
SS
SUP-67546 [PRJ-66891]
Staff Report Page Six
December 13, 2016 - Planning Commission Meeting
Standard
Required/Allowed
50% of rear and side
yard areas
Street Name
Del Monte Ave
2 Stories/35 Feet
Functional
Classification
of Street(s)
Minor Street
Provided
Compliance
4%
1 Story/12
Feet
Actual
Street Width
(Feet)
60
Governing
Document
Title 13.12
Compliance
with Street
Section
N/A
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Use
Single
Family,
Attached
Accessory
Structure
(Class I)
Gross Floor
Area or
Number of
Units
Required
Parking
Parking
HandiRatio
Regular
capped
1 unit
2 spaces
per unit
1 casita
1
additional
space
3
3
Provided
Parking
HandiRegular
capped
3
3
Compliance
Y
Y
SS
SUP-67546
SUP-67546
SUP-67546
SUP-67546
SUP-67546 - REVISED
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SUP-67546 - REVISED
SUP-67546 - REVISED
SUP-67546 - REVISED
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Clark County Department of Aviation Comments
SDR-67388 [PRJ-67387]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
RECOMMENDATION
SDR-67388
REQUIRED FOR
APPROVAL
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
140
APPROVALS
PROTESTS
27
FS
SDR-67388 [PRJ-67387]
Conditions Page One
December 13, 2016 - Planning Commission Meeting
** CONDITIONS **
SDR-67388 CONDITIONS
Planning
1.
Approval of and conformance to the Conditions of Approval for Rezoning (ZON41884) and Site Development Plan (SDR-41886) shall be required, if approved.
2.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3.
All development shall be in conformance with the site plan, landscape plan, and
building elevations, date stamped 11/01/16, except as amended by conditions
herein.
4.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
5.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
6.
7.
Prior to the submittal of a building permit application, the applicant shall meet with
Department of Planning staff to develop a comprehensive address plan for the
subject site. A copy of the approved address plan shall be submitted with any
future building permit applications related to the site.
FS
SDR-67388 [PRJ-67387]
Conditions Page Two
December 13, 2016 - Planning Commission Meeting
8.
All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
9.
Meet with the Fire Protection Engineering Section of the Department of Fire
Services to discuss fire requirements for the proposed use of this facility. The
design and layout of all onsite private circulation and access drives shall meet the
approval of the Department of Fire Services.
10. An update to the previously approved Drainage Plan and Technical Drainage
Study must be submitted to and approved by the Department of Public Works prior
to submittal of any construction drawings or the issuance of any building or grading
permits, whichever may occur first. Provide and improve all drainage ways
recommended in the approved drainage study update.
11. Comply with all previous applicable conditions of approval for SDR-41886 and any
other site related actions.
FS
SDR-67388 [PRJ-67387]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The request is for a major amendment to an approved Site Development Plan Review
(SDR-41886) for a 15,000 square-foot Commercial Recreation/Amusement (Indoor)
facility and a 4,800 square-foot restaurant building on the west side of Rock Springs
Drive, approximately 330 feet south of Lake Mead Boulevard.
ISSUES
The subject site was approved as a Shopping Center and is partially built out with an
Auto Repair, Minor and a Restaurant.
The subject pads were intended to be a future phase and no building elevations
accompanied the previous review. This proposed amendment will allow for the
orderly development of the remaining pad sites. Staff recommends approval of the
request.
Per the approved site plan, the two undeveloped subject pads were originally
depicted as a 20,000 square-foot office building and a 5,375 square-foot restaurant
building.
The applicant intends to add additional landscaping along the south, west and north
property lines so that the site meets minimum Title 19.08 landscape requirements.
The applicant will install parking lot trees where landscape islands without trees
currently exist.
ANALYSIS
The subject site is part of a 37,243 square-foot shopping center approved (SDR-41886)
by the City Council in 2011. The applicant is proposing to convert two undeveloped
building pads into a 15,000 square-foot Commercial Recreation/Amusement (Indoor)
facility and a 4,800 square-foot building with tenant space for an anticipated restaurant.
Both pads did not have specific plans with the original approval as they were intended
to be developed as a future phase, but the anticipated uses at the time were for a
20,000 square-foot office building and a 5,375 square-foot restaurant. All parking areas
and drive aisles were installed with the construction of the shopping center. The
required parking for the proposed uses is adequately accommodated on the site.
The perimeter landscaping has been installed, but the applicant has agreed to add
additional landscaping so that it meets current code requirements. The site as it
currently exists has sparse or nonexistent landscaping along the south, west and north
property lines. The landscape plan depicts 24-inch box trees along the perimeter of the
FS
SDR-67388 [PRJ-67387]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
2.
The proposed development is consistent with the General Plan, this Title,
the Design Standards Manual, the Landscape, Wall and Buffer Standards,
and other duly-adopted city plans, policies and standards;
The development is consistent with all applicable adopted city plans, policies and
standards.
FS
SDR-67388 [PRJ-67387]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
3.
4.
Building and landscape materials are appropriate for the area and for the
City;
The proposed landscape and building materials are appropriate for the area and
for the City.
5.
6.
Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
The site will be subject to regular inspection and therefore does not compromise
the publics health, safety or general welfare.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc
The City Council approved a General Plan Amendment (GPA-14318)
from the PF (Public Facilities) land use designation to the H (High
Density Residential) land use designation; a Rezoning (ZON-14321)
from the U (Undeveloped) [PF (Public Facilities) Master Plan
Designation] zoning district to the R-4 (High Density Residential)
zoning district; a Site Development Plan Review (SDR-14323) for a
09/06/06
proposed three-story, 92-unit residential condominium development;
and a Variance (VAR-14322) to allow three stories where two stories
or 35 feet is the maximum height on 4.43 acres adjacent to the west
side of Rock Springs Drive, approximately 300 feet south of Lake
Mead Boulevard. The Planning Commission recommended approval
with staff recommending denial.
FS
SDR-67388 [PRJ-67387]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
FS
SDR-67388 [PRJ-67387]
Staff Report Page Five
December 13, 2016 - Planning Commission Meeting
Neighborhood Meeting
A neighborhood meeting is not required nor was one held.
Field Check
10/31/16
A field check was conducted and the site is partially built out with a
restaurant and an auto repair garage, minor.
Surrounding
Property
Subject
Property
Existing Land
Use Per Title
19.12
Restaurant / Auto
Repair Garage,
Minor.
North
Shopping Center
South
Elementary School
Auto Repair
Garage
Office, other than
listed
East
West
Planned or Special
Land Use
Designation
Existing Zoning
District
SC (Service
Commercial)
C-1 (Limited
Commercial)
SC (Service
Commercial)
PF (Public Facilities)
SC (Service
Commercial)
SC (Service
Commercial)
C-1 (Limited
Commercial)
U (Undeveloped)
C-1 (Limited
Commercial)
C-1 (Limited
Commercial)
Compliance
N/A
Compliance
Y
Compliance
N/A
N/A
N/A
N/A
FS
SDR-67388 [PRJ-67387]
Staff Report Page Six
December 13, 2016 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Pursuant to Title 19.08, the following standards apply:
Standard
Required/Allowed
Min. Lot Width
100 Feet
Min. Setbacks
Front
10 Feet
Side
10 Feet
Rear
20 Feet
Max. Lot Coverage
Trash Enclosure
Mech. Equipment
50 %
Screened, Gated, w/ a
Roof or Trellis
Screened
Provided
335 Feet
Compliance
Y
65 Feet
25 Feet
83 Feet
Y
Y
Y
Y
Y
12 %
Screened,
Gated, w/ a
Roof or
Trellis
Screened
Y
Y
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Use
Gross Floor
Area or
Number of
Units
Shopping
Center
37,243
Required
Parking
Parking
HandiRatio
Regular
capped
Provided
Parking
HandiRegular
capped
Compliance
1:250
149
144
194
185
Y
Y
FS
SDR-67388
SDR-67388
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SDR-67388
SDR-67388
FROM:
APPLICATION NUMBERS:
SDR-67388
PROJECT:
LOCATION:
138-22-714-004
MEETING DATES:
COMMENTS:
Federal Aviation Regulations (Title 14, Part 77) require that the Federal Aviation Administration
(FAA) be notified before the construction or alteration of any building or structure greater than
200 feet in height ( 77.13(a)(1)) or that will exceed a slope of 100:1 for a distance of 20,000
feet from the nearest point of any airport runway greater than 3,200 feet in length ( 77.13
(a)(2)(i)). Such notification allows the FAA to determine what impact, if any, the proposed
development will have upon navigable airspace, and allows the FAA to determine whether the
development requires obstruction marking or lighting.
The proposed development will exceed the 100:1 notice requirement for McCarran International
Airport (LAS). Therefore, as required by 14 CFR Part 77, the FAA must be notified of the
proposed construction or alteration. The CCDOA requests that the City of Las Vegas impose
the conditions listed below for the project:
Applicant is required to file a valid FAA Form 7460-1, "Notice of Proposed Construction
or Alteration" with the FAA, in accordance with 14 CFR Part 77, or submit to the Clark
County Director of Aviation a Property Owners Shielding Determination Statement
and request written concurrence from the Clark County Department of Aviation;
No Building Permit or other construction permit shall be issued for any structure greater
than 35 feet above the surface of land that, based upon the FAAs 7460 airspace
determination (the outcome of filing the FAA Form 7460-1), would (a) constitute a
hazard to air navigation, (b) would result in an increase to minimum flight altitudes
during any phase of flight (unless approved by the Department of Aviation), or (c) would
otherwise be determined to pose a significant adverse impact on airport or aircraft
operations.
Applicant is advised that FAAs airspace determinations are dependent on petitions by
any interested party and the height that will not present a hazard as determined by the
FAA may change based on these comments.
Applicant is advised that the FAAs airspace determinations include expiration dates and
that the separate airspace determinations will be needed for construction cranes or other
temporary equipment.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Protest Postcard
VAC-67371 [PRJ-66718]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
RECOMMENDATION
VAC-67371
REQUIRED FOR
APPROVAL
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
APPROVALS
PROTESTS
16
JB
VAC-67371 [PRJ-66718]
Conditions Page One
December 13, 2016 - Planning Commission Meeting
** CONDITIONS **
VAC-67371CONDITIONS
Planning
1.
The limits of this Petition of Vacation shall be the 50 feet of excess Alexander
Road right-of-way generally located between Leon Avenue and Alexander Road.
2.
All public improvements, if any, adjacent to and in conflict with this vacation
application are to be modified, as necessary, at the applicant's expense prior to the
recordation of an Order of Vacation.
3.
The Order of Vacation shall not be recorded until all of the conditions of approval
have been met provided, however, that conditions requiring modification of public
improvements may be fulfilled for purposes of recordation by providing sufficient
security for the performance thereof in accordance with the Subdivision Ordinance
of the City of Las Vegas. City Staff is empowered to modify this application if
necessary because of technical concerns or because of other related review
actions as long as current City right-of-way requirements are still complied with and
the intent of the vacation application is not changed. If applicable, a five foot wide
easement for public streetlight and fire hydrant purposes shall be retained on all
vacation actions abutting public street corridors that will remain dedicated and
available for public use. Also, if applicable and where needed, public easement
corridors and sight visibility or other easements that would/should cross any rightof-way or easement being vacated must be retained.
4.
Reservation of easements for the facilities of the various utility companies together
with reasonable ingress thereto and egress there from shall be provided if
required.
5.
6.
If the Order of Vacation is not recorded within one (1) year after approval by the
City of Las Vegas or an Extension of Time is not granted by the Planning Director,
then approval will terminate and a new petition must be submitted.
JB
VAC-67371 [PRJ-66718]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is requesting to vacate a City of Las Vegas public right-of-way generally
known as a portion of Alexander Road east of Rancho Drive.
ISSUES
ANALYSIS
This Vacation application proposes to vacate existing Public Right-of-Ways. Public
Works offers the following comments:
A. Does this vacation request result in uniform or non-uniform right-of-way
widths? Yes. The proposed vacation will result in removing excess right-ofway for Alexander Road.
B. From a traffic handling viewpoint will this vacation request result in a reduced
traffic handling capability? No, since the road was re-aligned.
C. Does it appear that the vacation request involves only excess right-of-way?
Yes. Since Alexander Road was re-aligned to the south it is no longer
required.
D. Does this vacation request coincide with development plans of the adjacent
parcels? Yes. The northwest corner of Leon Avenue and Alexander Road is
being developed as a charter school and a Parcel Map has also been
submitted (PMP-66120)
E. Does this vacation request eliminate public street access to any abutting
parcel? No.
F. Does this vacation request result in a conflict with any existing City
requirements? No.
G. Does the Department of Public Works have an objection to this vacation
request? No.
JB
VAC-67371 [PRJ-66718]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
The Department of Public Works supports the Vacation application request generally
known as a portion of Alexander Road east of Rancho Drive.
FINDINGS (VAC-67371)
The Department of Public Works and Department of Planning are not opposed to this
Petition of Vacation as the Department of Public Works requested the proposed vacation
of right-of-way per condition of approval #1 associated with approved Parcel Map (PMP66120). Therefore, Staff recommends approval with conditions.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc
The City Council approved a request to amend portions of the
Centennial Hills Sector Plan and the Southwest Sector Map FROM:
GC (General Commercial), SC (Service Commercial) and DR (Desert
Rural) TO: GC (General Commercial), O (Office), PF (Public Facility),
ML (Medium Low Density Residential) and DR (Desert Rural Density
Residential) on property located on, or in close proximity to, both sides
of Rancho Drive from Vegas Drive to the northern City limits at
Moccasin Road. The Planning Commission and staff recommended
approval.
04/02/03
Request for a Rezoning FROM: C-2 (General Commercial), R-E
(Residence Estates), R-MHP (Residential Mobile/Manufactured Home
Park), and U (Undeveloped) TO: C-2 (General Commercial), C-1
(Limited Commercial), O (Office), C-V (Civic), R-E (Residence
Estates), R-1 (Single Family Residential), and U (Undeveloped)to GC
(General Commercial), O (Office), PF (Public Facility), ML (MediumLow Density Residential) and DR (Desert Rural) on property located
on, or in close proximity to, both sides of Rancho Drive from Vegas
Drive to the northern City limits at Moccasin Road. The Planning
Commission and staff recommended approval.
An application was submitted for a Parcel Map Technical Review
(PMP-66120) for a two-lot Parcel Map on 17.15 acres at the northwest
08/08/16
corner of Alexander Road and Leon Avenue. The map has not been
recorded.
JB
VAC-67371 [PRJ-66718]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
Neighborhood Meeting
A neighborhood meeting is not required for this type of request nor was one held.
JB
VAC-67371 [PRJ-66718]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
Field Check
11/03/16
During a routine site inspection staff observed that the subject site was
an undeveloped parcel of land with high weeds and shrubs throughout
the site.
Existing Land
Use Per Title
19.12
Planned or Special
Land Use
Designation
Subject
Property
Undeveloped
ML (Medium Low
Density Residential)
North
Undeveloped
ML (Medium Low
Density Residential)
Undeveloped
ML (Medium Low
Density Residential)
Clinic
GC (General
Commercial)
U (Undeveloped) [ML
(Medium Low Density
Residential)]
U (Undeveloped) [ML
(Medium Low Density
Residential)]
U (Undeveloped) [ML
(Medium Low Density
Residential)]
C-2 (General
Commercial)
East
Single Family
Residential,
Detached
DR (Desert Rural
Density Residential)
R-E (Residence
Estates)
West
Undeveloped
SC (Service
Commercial)
C-1 (Limited
Commercial)
Surrounding
Property
South
Existing Zoning
District
Compliance
N/A
Compliance
Y
Compliance
N/A
N/A
N/A
N/A
JB
VAC-67371 [PRJ-66718]
Staff Report Page Five
December 13, 2016 - Planning Commission Meeting
LEGAL DESCRIPTION
The above property is legally described as a portion of the southwest quarter (sw) of
the southwest quarter (sw) of the southwest quarter (sw) of section 1, township 20
south, range 60 east, M.D.M. in the City Of Las Vegas, County of Clark, State of
Nevada.
JB
VAC-67371
VAC-67371
VAC-67371
VAC-67371
VAC-67371
VAC-67371
VAC-67371
VAC-67371
VAC-67371
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
VAC-67410 [PRJ-65891]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
RECOMMENDATION
REQUIRED FOR
APPROVAL
VAC-67410
N/A
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
13
APPROVALS
PROTESTS
21
RG
VAC-67410 [PRJ-65891]
Conditions Page One
December 13, 2016 - Planning Commission Meeting
** CONDITIONS **
VAC-67410 CONDITIONS
Planning
1.
The limits of this Petition of Vacation shall be the unused Public Drainage
Easements generally located east of Marion Drive and north of Bonanza Road.
2.
3.
All public improvements, if any, adjacent to and in conflict with this vacation
application are to be modified, as necessary, at the applicant's expense prior to the
recordation of an Order of Vacation.
4.
5.
The Order of Vacation shall not be recorded until all of the conditions of approval
have been met provided, however, that conditions requiring modification of public
improvements may be fulfilled for purposes of recordation by providing sufficient
security for the performance thereof in accordance with the Subdivision Ordinance
of the City of Las Vegas. City Staff is empowered to modify this application if
necessary because of technical concerns or because of other related review
actions as long as current City right-of-way requirements are still complied with and
the intent of the vacation application is not changed
6.
If the Order of Vacation is not recorded within one (1) year after approval by the
City of Las Vegas or an Extension of Time is not granted by the Planning Director,
then approval will terminate and a new petition must be submitted.
RG
VAC-67410 [PRJ-65891]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is requesting to vacate a public drainage easement generally located at
the northeast corner of Bonanza Road and Marion Drive.
ANALYSIS
This application request proposes that the City of Las Vegas relinquish its interest in a
public drainage easement associated with Assessors Parcel Number 140-29-801-004,
generally located on the northeast corner of Bonanza Road and Marion Drive. The
public drainage easement for the site has changed and this recorded easement is no
longer required. It is noted that this request is in relation to the Site Development Plan
Review (SDR-60350) for a proposed 59,826 square-foot building for a Private School,
Primary use on the subject site.
FINDINGS (VAC-67410)
This Vacation application proposes to vacate existing public drainage easement. As no
right-of-way is being proposed to be vacated, and no franchise rights are involved it is
not necessary to send this Vacation request to the utility companies and franchise
holders, nor wait for their responses. Since only City easements are involved, any utility
company interests will need to be addressed with each respective utility company and
will not be affected by the City vacating its interest. Staff recommends approval with
conditions.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc.
The City Council approved a Rezoning (Z-0054-02) from R-E
(Residence Estates) to R-PD5 (Residential Planned Development 5
Units per Acre) and a Site Development Plan Review [Z-0054-02(1)]
12/18/02
for a proposed 34-lot residential subdivision on 7.65 acres located
adjacent to the northeast corner of Bonanza Road and Marion Drive.
The Planning Commission and Staff recommended approval of these
requests.
RG
VAC-67410 [PRJ-65891]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
VAC-67410 [PRJ-65891]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was conducted with the applicant and
discussed the Vacation application submittal process. Also, discussed
the nature of the vacation due to the recorded public drainage
07/26/16
easement is no longer needed by Site Development Plan Review
(SDR-60350) for a proposed 59,826 square-foot building for a Private
School, Primary use.
Neighborhood Meeting
A neighborhood meeting is not required, nor was one held.
Field Check
11/03/16
Staff conducted a field check of the subject site and the parcel is
undeveloped with dirt dumped on site.
RG
VAC-67410 [PRJ-65891]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
Surrounding
Property
Subject
Property
North
South
East
West
Existing Land
Use Per Title
19.12
Undeveloped
Drainage Channel
Single Family,
Detached
Drainage Channel
Single Family,
Detached
Planned or Special
Land Use
Designation
SC (Service
Commercial)
PF (Public Facilities)
ML (Medium-Low
Density Residential)
PF (Public Facilities)
L (Low Density
Residential)
Existing Zoning
District
C-1 (Limited
Commercial)
C-V (Civic)
R-CL (Single Family
Compact-Lot)
C-V (Civic)
R-1 (Single Family
Residential)
RG
VAC-67410
VAC-67410
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VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
VAC-67410
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
VAC-67457 [PRJ-67452]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
RECOMMENDATION
VAC-67457
REQUIRED FOR
APPROVAL
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
13
APPROVALS
PROTESTS
28
SS
VAC-67457 [PRJ-67452]
Conditions Page One
December 13, 2016 - Planning Commission Meeting
** CONDITIONS **
VAC-67457 CONDITIONS
Planning
1.
The limits of this Petition of vacation shall be portions of Main Street, Commerce
Street, and Wyoming Avenue adjacent to Assessors Parcel #162-03-210-012.
2.
Reservation of easements for the facilities of the various utility companies together
with reasonable ingress thereto and egress there from shall be provided if
required.
3.
4.
The Order of Vacation shall not be recorded until all of the conditions of approval
have been met provided, however, that conditions requiring modification of public
improvements may be fulfilled for purposes of recordation by providing sufficient
security for the performance thereof in accordance with the Subdivision Ordinance
of the City of Las Vegas. City Staff is empowered to modify this application if
necessary because of technical concerns or because of other related review
actions as long as current City right of way requirements are still complied with and
the intent of the vacation application is not changed. If applicable, a five foot wide
easement for public streetlight and fire hydrant purposes shall be retained on all
vacation actions abutting public street corridors that will remain dedicated and
available for public use. Also, if applicable and where needed, public easement
corridors and sight visibility or other easements that would/should cross any rightof-way or easement being vacated must be retained.
5.
If the Order of Vacation is not recorded within one (1) year after approval by the
City of Las Vegas or an Extension of Time is not granted by the Planning Director,
then approval will terminate and a new petition must be submitted.
SS
VAC-67457 [PRJ-67452]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request from the City of Las Vegas for a Petition to Vacate excess public rightof-way in Commerce Street, Wyoming Avenue and Main Street adjacent to Block 6 of
Boulder Addition (APN 162-03-210-012).
ANALYSIS
The City of Las Vegas is in the process of constructing the Main/Commerce Couplet
public improvement project, which is intended to improve traffic handling in this area.
Main Street and Commerce Street are parallel streets running north-south adjacent to
Assessors Parcel Number 162-03-210-012, which covers an entire city block. The
rights-of-way to be vacated are not used for roadway purposes and can accrue to the
adjacent property owner. The needed right-of-way widths, including sidewalks, are
currently sufficient. There are no required trails in the subject rights-of-way.
The Department of Public Works has presented the following information concerning
this request to vacate certain public street rights-of-way:
A. Does this vacation request result in uniform or non-uniform right-of-way widths?
Uniform, as it will vacate portions of right-of-way not used by the roadways.
B. From a traffic handling viewpoint will this vacation request result in a reduced
traffic handling capability?
No, as it does not vacate any rights-of-way currently used for roadway purposes,
and it facilitates construction of improvements to improve traffic handling on the
Main/Commerce couplet.
C. Does it appear that the vacation request involves only excess right-of-way?
Yes.
D. Does this vacation request coincide with development plans of the adjacent
parcels?
Yes, the Main/Commerce Couplet Public Improvement Project.
E. Does this vacation request eliminate public street access to any abutting parcel?
No.
SS
VAC-67457 [PRJ-67452]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
F. Does this vacation request result in a conflict with any existing City
requirements?
No.
G. Does the Department of Public Works have an objection to this vacation
request?
No.
FINDINGS (VAC-67457)
As the rights-of-way to be vacated are not currently used for roadway purposes and will
not result in a reduction of traffic handling capacity, staff recommends approval of the
Petition to Vacate, subject to conditions.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc.
The City Council approved an appeal from the decision of the Board of
Zoning Adjustment to approve a request for a Variance (V-0140-84) to
allow a proposed 301-unit apartment development (demo and rebuild
of existing apartment use) and to provide 113 parking spaces where
03/20/85
301 spaces were required at 1600 South Main Street. The City
Council approved the apartments but denied the portion of the
variance to allow reduced parking. Staff recommended approval of the
apartments but denial of the parking reduction.
The City Council approved a Variance (V-0021-86) to allow a
proposed 301-unit apartment development (demo and rebuild of
existing apartment use) and to provide 113 parking spaces where 301
04/16/86
spaces were required at 1600 South Main Street. The Board of
Zoning Adjustment recommended approval. Staff recommended
approval of the apartments but denial of the parking reduction.
The City Council denied an appeal from the decision of the Board of
Zoning Adjustment to deny a request for a Variance (V-0041-88) to
allow a proposed three-story, 310-unit retirement apartment
05/18/88
development (demo and rebuild of existing apartment use) and to
provide 78 parking spaces where 310 spaces were required at 1600
South Main Street. Staff recommended approval with a condition to
provide a minimum of 120 parking spaces on site.
SS
VAC-67457 [PRJ-67452]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
Pre-Application Meeting
As this was a City-initiated request, staff did not directly meet with the
10/26/16
applicant, but verified all submittal materials were present and
accurate.
Neighborhood Meeting
A neighborhood meeting is not required, nor was one held.
Field Check
11/03/16
Surrounding
Property
North
Existing Land
Use Per Title
19.12
General Retail
Store
(Convenience
Store)
Package Liquor
Off-Sale
Establishment
General Retail
Store
Restaurant
Planned or Special
Land Use
Designation
Existing Zoning
District
LI/R (Light
Industrial/Research)
C-M
(Commercial/Industrial)
C (Commercial)
C-2 (General
Commercial)
Pawn Shop
South
C (Commercial)
Outdoor Storage
East
General Retail
Store
Public
C (Commercial)
C-2 (General
Commercial)
C-M
(Commercial/Industrial)
C-2 (General
Commercial)
SS
VAC-67457 [PRJ-67452]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
Surrounding
Property
West
Existing Land
Use Per Title
19.12
Auto Repair
Garage, Major
Office, Other Than
Listed (Labor
Union) parking
lot
Planned or Special
Land Use
Designation
LI/R (Light
Industrial/Research)
Existing Zoning
District
M (Industrial)
C-2 (General
Commercial)
C (Commercial)
Street Name
Functional
Classification
of Street(s)
Wyoming Ave
Major Collector
Main St
Primary Arterial
Commerce St
Minor Street
Governing
Document
Master Plan of
Streets and
Highways Map
Master Plan of
Streets and
Highways Map
Title 13.12
Compliance
Y
Compliance
Y
Y
Compliance
Y
Y
N/A
N/A
Actual
Street Width
(Feet)
Compliance
with Street
Section
64
76
66
N/A
SS
VAC-67457
VAC-67457
VAC-67457
VAC-67457
VAC-67457
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Abeyance Request Letter
2. Location and Aerial Maps
3. Conditions and Staff Report
4. Supporting Documentation
5. Photo(s)
6. Justification Letter
7. Protest/Support Postcards
RECEIVED
Nov 29 2016
City of Las Vegas
Dept. of Planning
SDR-66170
Item #28
SDR-66170 [PRJ-65854]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
SDR-66170
RECOMMENDATION
REQUIRED FOR
APPROVAL
** NOTIFICATION **
NOTICES MAILED
147
APPROVALS
PROTESTS
23
JB
SDR-66170 [PRJ-65854]
Conditions Page One
December 13, 2016 - Planning Commission Meeting
** CONDITIONS **
SDR-66170 CONDITIONS
Planning
1.
Conformance to the Conditions of Approval for Plot Plan Review (Z-0102-73) shall
be required, if approved, except as amended herein.
2.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3.
All development shall be in conformance with the site plan and landscape plan
date stamped 08/09/16, except as amended by conditions herein.
4.
5.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
6.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
7.
All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
JB
SDR-66170 [PRJ-65854]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Site Development Plan Review for a Waiver of Title 19.08
landscape irrigation requirement for the proposed removal of the required underground
irrigation system at 4600 Meadows Lane.
ISSUES
This request is a result of Code Enforcement Case (#158579), which was processed
on 08/19/15 for landscape plants dying at rear of property along with parking islands
located at 4600 Meadows Lane. The case has not been resolved.
ANALYSIS
The subject site is currently developed as a shopping center within the C-1 (Limited
Commercial) zoning district. The applicant has indicated in the submitted justification
letter that the previous tenants of the shopping center were engaged in a form of
Homeowners Association, with former tenant (Mervyns) acting as the management
company. Each of the entities paid Mervyns its fair share of expenses. Currently,
ownership of the involved entities has changed and the association has been dissolved,
causing an interruption in utility service. At this time the subject property does not have
a water irrigation meter, nor does it have the old irrigation system to tap into, which
makes watering the small landscape finger islands difficult. The applicant has proposed
to install drought-resistant landscape materials, which will be hand watered for a period
of 12 months to ensure establishment of the root system.
The primary plant species utilized for landscaping is the five-gallon Desert Broom, fivegallon Princes Plume and five-gallon Red Yucca shrubs, none of which are native
pursuant to the Southern Nevada Regional Plan Coalition Regional Plant List. An
Exception of plant materials is required to use the proposed shrubs in lieu of the
required trees. Staff believes the proposed species will not survive without a functioning,
in-ground irrigation system. Native landscape requires years of supplemental irrigation
to establish within the urbanized area, especially with the prolonged drought that
southern Nevada has been experiencing, and staff feels that any plant material installed
without irrigation will be guaranteed to perish. Plot Plan Review (Z-0102-73) required
landscape with a functional, in-ground irrigation system, which the supporting property
owners failed to maintain. As the current conditions are self-imposed and could be
resolved through the willingness of the property owner to install a functioning irrigation
JB
SDR-66170 [PRJ-65854]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
system, staff has determined the proposed project is not compatible with surrounding
development in the area, as demonstrated by the associated Waiver. Therefore, staff
recommends denial of this request with conditions.
FINDINGS (SDR-66170)
In order to approve a Site Development Plan Review application, per Title 19.16.100(E)
the Planning Commission and/or City Council must affirm the following:
1.
2.
The proposed development is consistent with the General Plan, this Title,
the Design Standards Manual, the Landscape, Wall and Buffer Standards,
and other duly-adopted city plans, policies and standards;
The proposal to waive Title 19.08 landscape irrigation requirements is not
consistent with the Title 19. Staff has determined the associated waiver will have a
negative impact to the overall development.
3.
4.
Building and landscape materials are appropriate for the area and for the
City;
The project design and style are not appropriate for the subject location and will
not be harmonious with buildings in the surrounding area. The primary plant
species utilized for landscaping are the five-gallon Desert Brooms, five-gallon
Princes Plumes and five-gallon Red Yucca shrubs, none of which are native
pursuant to the Southern Nevada Regional Plan Coalition Regional Plant List. The
proposed species will not survive without a functioning, in-ground irrigation
system; staff recommends denial of this request.
JB
SDR-66170 [PRJ-65854]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
5.
6.
Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
The proposed development will be subject to inspections in order to protect the
public health, safety and general welfare by City staff.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc
The Board of City Commissioners approved the Plot Plan Review (Z12/28/77
0102-73) for a Commercial Development on property located at the
northeast corner of Decatur Boulevard and Meadows Lane
The City Council approved a request for a Special Use Permit (SU16947) for a proposed Off-Premise Advertising Sign (Billboard) at
12/06/06
4600 Meadows Lane. The Planning Commission recommended denial
and Staff recommended approval of the request.
The City Council approved a request for a Required Review (RQR12/17/08
31290) of a Special Use Permit (SUP-16947) for a 14 foot x 48 foot
Off-Premise Sign (Billboard) at 4600 Meadows Lane.
The Planning Commission approved a request for a Special Use
Permit (SUP-39219) for a proposed 25,062 square-foot Thrift Shop,
09/23/10
non-profit within an existing building at 4600 Meadows Lane. Staff
recommended approval of the request.
The City Council approved a request for a Required Review (RQR44098) of a Special Use Permit (SUP-16947) for a 14 foot x 48 foot
Off-Premise Sign (Billboard) at 4600 Meadows Lane.
04/18/12
The City Council approved a request for a General Plan Amendment
(GPA-43991) to establish Redevelopment Area 2 and change the
future land use designation on various parcels within the
redevelopment area to commercial or mixed use.
JB
SDR-66170 [PRJ-65854]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
SDR-66170 [PRJ-65854]
Staff Report Page Five
December 13, 2016 - Planning Commission Meeting
Pre-Application Meeting
A pre-application conference was held with the applicant to discuss
07/26/16
submittal requirements for a Site Development Plan Review with a
Waiver to eliminate the required irrigation system.
Neighborhood Meeting
A neighborhood meeting is not required, nor was one held.
Field Check
09/01/16
JB
SDR-66170 [PRJ-65854]
Staff Report Page Six
December 13, 2016 - Planning Commission Meeting
Surrounding
Property
Subject
Property
North
South
Existing Land
Use Per Title
19.12
Planned or Special
Land Use
Designation
Shopping Center
Interstate 95
Single Family
Residential
Landscape Buffer
East
Shopping Center
West
Shopping Center
Existing Zoning
District
C-1 (Limited
Commercial)
ROW (Right of Way)
R-1 (Single Family
Residential)
C-1 (Limited
Commercial)
C-1 (Limited
Commercial)
C-1 (Limited
Commercial)
Compliance
N/A
Compliance
Y
Compliance
N/A
Y
N/A
N/A
DEVELOPMENT STANDARDS
Pursuant to Plot Plan Review (Z-0102-73), the following standards apply:
Landscaping and Open Space Standards
Required
Provided
Standards
Ratio
Trees
Buffer Trees:
North
1 Tree / 20 Linear Feet
2 Trees
2 Trees
TOTAL PERIMETER TREES
1 Tree / 6 Uncovered
Parking Area
Spaces, plus 1 tree at the
Trees
end of each row of
spaces
Compliance
2 Trees
2 Trees
7 Trees
0 Trees
JB
SDR-66170 [PRJ-65854]
Staff Report Page Seven
December 13, 2016 - Planning Commission Meeting
Street Name
Compliance
Y
Y
Functional
Classification of
Street(s)
Governing
Document
Actual
Street
Width
(Feet)
Complian
ce with
Street
Section
Local Street
75
Meadows Lane
Waivers
Requirement
Title 19.08 landscape
irrigation requirements
Exceptions
Requirement
Landscape Finger islands
are required to have one 24box tree and four shrubs
Request
To remove the
required irrigation
system.
Staff Recommendation
Request
To utilize a
combination of 5gallon shrubs only
Staff Recommendation
Denial
Denial
JB
SDR-66170
PRJ-65854
Application/Petition For:
ProjectAddress (Location):
Project Name
13931110002
Ward #:
Yes
Select
Gross Acres:
Lots/Units:
Additional Information:
Applicant First Name:
Nim
Meishar
Applicant Address:
4629 Macro
Applicant City:
San Antonio
Applicant State:
TX
Applicant Zip:
78218
Applicant Phone:
(210) 424-8078
Applicant Fax:
(210) 424-8078
Applicant Email:
nim@cbgcre.com
Joe
Smatana
Rep Address:
Rep City:
Las Vegas
Rep State:
NV
Rep Zip:
89118
Rep Phone:
(702) 429-5488
Rep Fax:
Rep Email:
js@nlsgrounds.com
SDR-66170
9/1/2016 3:55:43 PM
Page 1 of 2
Yes
No
Owner(s)
ADDR1
ADDR2
P O BOX 790830
CLVEPLAN Applicant
Company
Title
Nim Meishar
Director of Operations
nim@cbgcre.com
SDR-66170
9/1/2016 3:55:43 PM
Page 2 of 2
SDR-66170
SDR-66170
SDR-66170
SDR-66170
SDR-66170
SDR-66170
SDR-66170
SDR-66170
SDR-66170
SDR-66170
SDR-66170
SDR-66170
SDR-66170
SDR-66170 [PRJ-65854] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT: NIM MEISHAR - OWNER:
B-Y LOMA VISTA, LLC
4600 MEADOWS LANE
09/01/16
SDR-66170 [PRJ-65854] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT: NIM MEISHAR - OWNER:
B-Y LOMA VISTA, LLC
4600 MEADOWS LANE
09/01/16
SDR-66170 [PRJ-65854] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT: NIM MEISHAR - OWNER:
B-Y LOMA VISTA, LLC
4600 MEADOWS LANE
09/01/16
SDR-66170 [PRJ-65854] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT: NIM MEISHAR - OWNER:
B-Y LOMA VISTA, LLC
4600 MEADOWS LANE
09/01/16
SDR-66170 [PRJ-65854] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT: NIM MEISHAR - OWNER:
B-Y LOMA VISTA, LLC
4600 MEADOWS LANE
09/01/16
SDR-66170 [PRJ-65854] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT: NIM MEISHAR - OWNER:
B-Y LOMA VISTA, LLC
4600 MEADOWS LANE
09/01/16
777b
77
7A77
A77
b77777
7777777777A767AbA7
7777
777777777777777777
777777777777777
7777A7777777777
77777777777777777
7A777
77777777777777777
7777>777A7777777777
777777777777777777777
77A7777777777
777b7777777777777
777777777777777
777777777777
777777777777777777
7777777777777777
7777777777777777777
77
777b7777b7777777777
77777
7
77
SDR-66170
11
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Abeyance Request Letter - VAR-66443, SUP-66444, SUP-66445, SUP-66446 and SDR66447 [PRJ-66309]
2. Location and Aerial Maps - VAR-66443, SUP-66444, SUP-66445, SUP-66446 and SDR66447 [PRJ-66309]
3. Conditions and Staff Report - VAR-66443, SUP-66444, SUP-66445, SUP-66446 and SDR66447 [PRJ-66309]
4. Supporting Documentation - VAR-66443, SUP-66444, SUP-66445, SUP-66446 and SDR66447 [PRJ-66309]
5. Photo(s) - VAR-66443, SUP-66444, SUP-66445, SUP-66446 and SDR-66447 [PRJ-66309]
6. Justification Letter - VAR-66443, SUP-66444, SUP-66445, SUP-66446 and SDR-66447
[PRJ-66309]
7. Protest/Support Postcards for VAR-66443 and SUP-66444 [PRJ-66309] and Protest Email for
VAR-66443, SUP-66444, SUP-66445, SUP-66446 and SDR-66447 [PRJ-66309]
RECEIVED
NOV 30 2016
City of Las Vegas
Dept. of Planning
Items #29-33
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
VAR-66443
SUP-66444
SUP-66445
RECOMMENDATION
REQUIRED FOR
APPROVAL
VAR-66443
SUP-66446
SDR-66447
VAR-66443
SUP-66444
VAR-66443
SUP-66444
SUP-66445
VAR-66443
SUP-66444
SUP-66445
SUP-66446
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
33
NOTICES MAILED
APPROVALS
PROTESTS
** CONDITIONS **
VAR-66443 CONDITIONS
Planning
1.
2.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
4.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
5.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SUP-66444 CONDITIONS
Planning
1.
Conformance to all Minimum Requirements under LVMC Title 19.12 for a Car
Wash, Full Service use.
2.
Approval of and conformance to the Conditions of Approval for Variance (VAR66443), Special Use Permits (SUP-66445 and SUP-66446) and Site Development
Plan Review (SDR-66447) shall be required.
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3.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
4.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
5.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
6.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SUP-66445 CONDITIONS
Planning
1.
Conformance to all Minimum Requirements under LVMC Title 19.12 for a Liquor
Establishment (Tavern) use.
2.
Approval of and conformance to the Conditions of Approval for Variance (VAR66443), Special Use Permits (SUP-66444 and SUP-66446) and Site Development
Plan Review (SDR-66447) shall be required.
3.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
4.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
5.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
6.
Minors shall only be permitted in such areas wherein spirituous, malt or fermented
liquors or wines are served only in conjunction with regular meals and where dining
tables or booths are provided separate from the bar in conformance with Title 6.50.
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7.
Approval of this Special Use Permit does not constitute approval of a liquor
license.
8.
This business shall operate in conformance to Chapter 6.50 of the City of Las
Vegas Municipal Code.
9.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SUP-66446 CONDITIONS
Planning
1.
2.
Approval of and conformance to the Conditions of Approval for Variance (VAR66443), Special Use Permits (SUP-66444 and SUP-66445) and Site Development
Plan Review (SDR-66447) shall be required.
3.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
4.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
5.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
6.
Approval of this Special Use Permit does not constitute approval of a liquor
license.
7.
This business shall operate in conformance to Chapter 6.50 of the City of Las
Vegas Municipal Code.
8.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
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SDR-66447 CONDITIONS
Planning
1.
Approval of and conformance to the Conditions of Approval for Variance (VAR66443) and Special Use Permits (SUP-66444, SUP-66445 and SUP-66446) shall
be required, if approved.
2.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3.
All development shall be in conformance with the site plan and landscape plan,
date stamped 11/08/16 and building elevations, date stamped 08/25/16, except as
amended by conditions herein.
4.
5.
6.
A Waiver from 19.08.040(B)(4) is hereby approved, to allow a single car wash bay
to face a public right-of-way (Deer Springs Way) where such is not allowed.
7.
8.
Parking areas shall be screened from adjacent roadways by a low wall or berm
with a maximum height of 30 inches, a solid living hedge of approximately 36
inches or some other screening method as approved by the Department of
Planning. The site plan and landscape plan shall be revised to indicate how the
parking area will be screened.
9.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
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16. Grant pedestrian access easements for all public sidewalks located outside of the
public right-of-way prior to issuance of building permits for this site.
17. Construct all half-street improvements on Hualapai Way and Deer Springs Way
per current City Standards and matching improvements to the east on Deer
Springs including traffic signal underground infrastructure at the southeast corner
of Hualapai Way and Deer Springs Way adjacent to this site. All existing off-site
improvements damaged or removed by this development shall be restored at its
original location and to its original width concurrent with development of this site.
The design of improvements including median islands on Hualapai Way and Deer
Springs Way must meet the approval of the City Traffic Engineer.
18. Per Condition #9 of TMP-64814, construct improvements on Inyo Avenue
concurrent with the development of this site. Inyo Avenue improvements shall
include complete half street improvements for the north half of Inyo Avenue,
including a fully paved terminating cul-de-sac and temporary paving on the south
half to accommodate two-way vehicular traffic concurrent with on-site development
activities. Permits for the site may be issued without the Bureau of Land
Management (BLM) grant for the south half of Inyo Avenue; however, no work on
Assessor Parcel Number #125-19-301-012 is permitted without an issued BLM
grant. The southwest quarter of the Inyo Avenue cul-de-sac was granted as rightof-way easement to Clark County by Document #20141208:01625.
19. Concurrent with development of this site, extend a public sewer line in Inyo Avenue
from where it currently terminates to the terminating cul-de-sac bulb at a size and
location acceptable to the Department of Public Works.
20. Submit an Encroachment Agreement to the City of Las Vegas for all landscaping
and private improvements in the Hualapai Way and Deer Springs Way public
rights-of-way adjacent to this site. The applicant must carry an insurance policy for
the term of the Encroachment Agreement and add the City of Las Vegas as an
additionally insured entity on this insurance policy. If requested by the City, the
applicant shall remove property encroaching in the public right-of-way at the
applicant's expense pursuant to the terms of the City's Encroachment Agreement.
The installation and maintenance of all private improvements in the public right of
way shall be the responsibility of the applicant and any successors in interest to
the property and assigns pursuant to the terms of the Encroachment Agreement.
Coordinate all requirements for the Encroachment Agreement with the Land
Development Section of the Department of Building and Safety (702-229-4836).
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21. A Traffic Impact Analysis must be submitted to and approved by the Department of
Public Works prior to the issuance of any building or grading permits, submittal of
any construction drawings or the recordation of a Map subdividing this site,
whichever may occur first. Comply with the recommendations of the approved
Traffic Impact Analysis prior to occupancy of the site. The Traffic Impact Analysis
shall also include a section addressing Standard Drawings #234.1 #234.2 and
#234.3 to determine additional right-of-way requirements for bus turnouts adjacent
to this site, if any; dedicate all areas recommended by the approved Traffic Impact
Analysis. All additional rights of way required by Standard Drawing #201.1 for
exclusive right turn lanes and dual left turn lanes shall be dedicated prior to or
concurrent with the commencement of on site development activities unless
specifically noted as not required in the approved Traffic Impact Analysis. Phased
compliance will be allowed if recommended by the approved Traffic Impact
Analysis. No recommendation of the approved Traffic Impact Analysis, nor
compliance therewith, shall be deemed to modify or eliminate any condition of
approval imposed by the Planning Commission or the City Council on the
development of this site.
22. A Drainage Plan and Technical Drainage Study must be submitted to and
approved by the Department of Public Works prior to the issuance of any building
or grading permits or submittal of any construction drawings, whichever may occur
first. Provide and improve all drainageways recommended in the approved
drainage plan/study. The developer of this site shall be responsible to construct
such neighborhood or local drainage facility improvements as are recommended
by the City of Las Vegas Neighborhood Drainage Studies and approved Drainage
Plan/Study concurrent with development of this site.
23. Comply with all applicable conditions of approval of Tentative Map TMP-64814 and
any other site related actions.
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** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is requesting to develop a shopping center on 9.63 acres of undeveloped
land at the southeast corner of Deer Springs Way and Hualapai Way. The center would
be anchored by a grocery store and have three in-line multitenant buildings. A corner
convenience store with fuel pumps and two additional pad sites are also proposed. The
applications were held in abeyance at the request of the applicant in order to revise the
site plan and landscape plan. As a result, the waiver request to allow five-foot perimeter
landscape buffers along the north and west property lines is no longer needed.
However, an additional parcel was also added to the project during this time, requiring a
Rezoning and new tentative map, thereby requiring renotification of the public hearing.
ISSUES
The applicant has requested to abey these items to the 01/10/17 Planning
Commission meeting in order to submit applications for a Rezoning, Vacation and
Tentative Map related to this site.
The applicant has added a newly annexed parcel (APN 125-19-301-010) to the
request. This parcel needs to be rezoned to match the associated parcels. The
addition of this parcel also triggers the need for a Vacation of right-of-way and a new
tentative map.
The previously requested Waiver to allow a five-foot perimeter landscape buffer
along a portion of the west property line and a five-foot perimeter landscape buffer
along a portion of the north property line where 15 feet is required is no longer
needed, as the applicant has submitted revised site and landscape plans that
indicate 15-foot buffer widths. The redesign reduced parking by seven spaces, but
the overall site will remain in conformance with Title 19 parking requirements.
A trash enclosure that had been located in direct view of the Deer Springs way rightof-way was relocated behind the proposed car wash vacuum bays and screened by
landscaping to conform to Title 19 commercial development standards.
Approval of a Variance is necessary to allow a 15-foot rear yard setback for the
Shops A building where 20 feet is required. Staff recommends denial of the
Variance request.
No landscape buffer is proposed along the east perimeter due to anticipation of a
future commercial site on the adjacent lot, which is part of the same proposed
commercial subdivision. Staff recommends denial of the associated Waiver.
A Waiver is required to allow a five-foot perimeter landscape buffer along a portion
of the south property line where eight feet is required. Staff recommends denial of
the waiver.
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A Waiver is required to allow buildings to not be oriented to the corner and street
frontages where such is required. Staff recommends denial of the waiver.
A Waiver is required to allow car wash bays to face a public right-of-way (Deer
Springs Way) where such is not allowed. Staff recommends denial of the waiver.
An Exception is required to allow 100 parking lot trees where 102 trees and
accompanying shrubs are required. Staff recommends denial of the Exception.
Additional trees are required within the perimeter landscape buffers. An Exception
was not requested. A condition of approval addresses this deficiency, which is due
to spacing trees too far apart.
A Car Wash, Full Service use is permitted in the C-1 (Limited Commercial) zoning
district with approval of a Special Use Permit.
A Liquor Establishment (Tavern) use is permitted in the C-1 (Limited Commercial)
zoning district with approval of a Special Use Permit. A Waiver to allow a 339-foot
distance separation from a school where 1,500 feet is required has been requested.
Staff recommends that the waiver be denied.
A Beer/Wine/Cooler Off-Sale use is permitted in the C-1 (Limited Commercial)
zoning district with approval of a Special Use Permit.
A Grocery Store with Alcohol is a conditional use in the C-1 (Limited Commercial)
zoning district. All conditions can be met by the proposed use.
A Drive-Through is a conditional use in the C-1 (Limited Commercial) zoning district.
All conditions can be met by the proposed use.
Two parking rows face the perimeter streets. Per Title 19.08.110, these rows must
be screened from adjacent roadways in a manner acceptable to the Department of
Planning. A condition of approval addresses this.
ANALYSIS
Development within this site is subject to the requirements of LVMC Title 19, specifically
19.08 Commercial Development Standards and C-1 (Limited Commercial) zoning
district standards and 19.12 regarding permitted uses. Several changes were made to
the site and landscape plans on 11/08/16 to bring certain aspects of these plans into
conformance with Title 19. The applicant has acquired the triangular shaped parcel
between the original site and the drainage channel along Clark County 215. The
additional space is proposed to be used for parking and a truck turnaround. The
portions of the north and west perimeter buffers that were less than 15 feet were
widened to 15 feet. In order to free up additional area for these buffers, seven parking
spaces were eliminated, one drive aisle was narrowed and the sidewalk adjacent to
Shops C was narrowed. The plans were also corrected to remove areas of the parking
lot that were within the north side of the Inyo Avenue cul-de-sac, which is required to be
improved by condition of the related Tentative Map (TMP-64814). As a result of these
changes, there will not be any excess parking spaces available for this development in
the future. The pad site proposed along Deer Springs Way was removed and replaced
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with additional parking. In addition, the proposed grocery store was reduced in size to
57,584 square feet. The additional changes will need to be renotified to the public.
The site is located at the intersection of two major streets (Hualapai Way and Deer
Springs Way), both of which will be improved adjacent to the development. Freeway
access to Clark County 215 is available at the Hualapai Way interchange. Parcels are
undeveloped in every direction from the site. The Providence Master Planned
Community is located to the west, an undeveloped property zoned for commercial uses
is located to the east, the Clark County 215 Beltway right-of-way is located to the south,
and undeveloped low density residential parcels in both the City and County
jurisdictions are located to the north of Deer Springs Way.
A General Plan Amendment (GPA-64811) to change the land use designation to SC
(Service Commercial) and a Rezoning (ZON-64812) to C-1 (Limited Commercial) on
Assessors Parcel Number 125-19-301-001 were approved by the City Council on
09/07/16, as well as a two-lot Tentative Map (TMP-64814) for a commercial subdivision
that spans this site and the lot to the east of this site. This commercial development is
proposed on the westernmost commercial lot only. A final map must still be recorded to
consolidate the existing parcels that make up this property. Improvements on Inyo
Avenue were deferred until the time of development through the approved Tentative
Map (TMP-64814).
2. In which the sale of alcoholic beverages is ancillary to the grocery store use, and in
which no more than 10 percent of the retail floor space is regularly devoted to the
display or merchandising of alcoholic beverages. This use includes an establishment
that provides on-premises wine, cordial and liqueur tasting if the licensee also holds a
wine, cordial and liqueur tasting license for that location.
This use is conditional in the C-1 (Limited Commercial) zoning district. As this proposed
Grocery Store with Alcohol will contain greater than 50,000 square feet of retail floor
space, the minimum 400-foot distance separation requirements do not apply, although it
currently meets such requirements (i.e., from a church/house of worship, school,
individual care center or city park). All other conditional use regulations will be met by
the proposed Grocery Store.
Drive-Through
Title 19.18 defines this use as the use of a dedicated drive lane that, incidental to a
principal use, provides access to a station, such as a window, door or mechanical
device, from which occupants of a motor vehicle receive or obtain a product or service.
This use is conditional in the C-1 (Limited Commercial) zoning district. Drive-throughs
are proposed both around a proposed automated car wash and fast food restaurant.
Both stacking lanes will accommodate at least six vehicles, as shown on the site plan.
Car Wash, Full Service
The Car Wash, Full Service use is defined as An establishment that provides for the
washing, cleaning, waxing or detailing of passenger vehicles, either by means of
employees or by means of automated or semi-automated methods of cleaning, or by a
combination thereof. The proposed use meets the definition, as an automated
mechanism will be housed to the east of the 5,075 square-foot convenience store
(General Retail Store) establishment for the purpose of cleaning and waxing of vehicles.
Two parking spaces are reserved for vacuuming of vehicles.
The Minimum Special Use Permit Requirement for this use is the following:
1. Each wash bay shall have a stacking lane that will accommodate at least six
cars.
The proposed use meets this requirement, as a single wash bay will be provided
with a stacking lane that wraps around the proposed convenience store building
and which supports six vehicles in queuing position.
The use can be accessed from any of the driveways on the site; however, vehicles
enter the 12-foot wide wash bay drive-through lane from the west. The drive-through is
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with a grocery store, drug store, convenience store or specialty merchandise store.
The proposed use meets the definition, as only beer, wine and wine coolers are
proposed to be sold in connection with a convenience store in their original sealed
containers for off-premises consumption. The floor plan indicates that beer, wine and
wine coolers would be located within a bank of coolers along the south side of the store.
The Minimum Special Use Permit Requirements for this use include:
1. Except as otherwise provided, no beer/wine/cooler off-sale establishment
(hereinafter establishment) shall be located within 400 feet of any church/house
of worship, school,
individual care center licensed for more than 12 children, or City park.
(NONWAIVABLE EXCEPT AS PROVIDED BELOW)
The proposed use does not meet this requirement, as a public high school is
located 339 feet southwest of the property where 400 feet is required. This
requirement is waivable under Special Use Permit Requirement 7d, as the
protected use (school) is separated from the proposed Beer/Wine/Cooler OffSale Establishment by a minimum 330-foot right-of-way (Clark County 215).
2. Except as otherwise provided in Requirement 3 below, the distances referred to
in Requirement 1 shall be determined with reference to the shortest distance
between two property lines, one being the property line of the proposed
establishment which is closest to the existing use to which the measurement
pertains, and the other being the property line of that existing use which is
closest to the proposed establishment. The distance shall be measured in a
straight line without regard to intervening obstacles.
For purposes of
measurement, the term property line refers to property lines of fee interest
parcels and does not include the property line of:
a. Any leasehold parcel; or
b. Any parcel which lacks access to a public street or has no area for onsite
parking and which has been created so as to avoid the distance limitation
described in Requirement 1. (NONWAIVABLE)
Measurement is taken from the boundaries of APN 125-19-301-001, the current
parcel on which the use would be located. Future consolidation of the parcels on
the subject site would not change the separation distance from property line to
property line.
3. In the case of an establishment proposed to be located on a parcel of at least 80
acres in size, the minimum distances referred to in Requirement 1 shall be
measured in a straight line:
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a. From the nearest property line of the existing use to the nearest portion of
the structure in which the establishment will be located, without regard to
intervening obstacles; or
b. In the case of a proposed establishment which will be located within a
shopping center or other multiple tenant structure, from the nearest
property line of the existing use to the nearest property line of a leasehold
or occupancy parcel in which the establishment will be located, without
regard to intervening obstacles. (NONWAIVABLE)
This requirement does not apply, as the parcel is less than 80 acres in size.
4. When considering a Special Use Permit application for an establishment which
also requires a waiver of the distance limitation in Requirement 1, the Planning
Commission shall take into consideration the distance policy and shall, as part of
its recommendation to the City Council, state whether the distance requirement
should be waived and the reasons in support of the decision.
This requirement applies, as a waiver of distance separation is necessary.
5. The minimum distance requirements in Requirement 1 do not apply to:
a. An establishment which has a nonrestricted gaming license in connection
with a hotel having 200 or more guest rooms n or before July 1, 1992 or in
connection with a resort hotel having in excess of 200 guest rooms after
July 1, 1992; or
b. A proposed establishment having more than 50,000 square feet of retail
floor space.
Neither condition above applies to this request; therefore, the minimum distance
requirements apply.
6. All businesses which sell alcoholic beverages shall conform to the provisions of
LVMC Chapter 6.50. (NONWAIVABLE)
The proposed use is required to comply with this requirement as a condition of
approval.
7.
preclude the building from being situated at the corner, staff recommends that the
waiver be denied.
The proposed car wash bay faces Deer Springs Way where bay openings are required
to be oriented away from public rights-of-way per Title 19.08.040(B)(4). The applicant
has requested to waive this standard, as the bay opening would face one of the two
perimeter streets regardless of the design, and would not face any residential uses.
However, if the convenience store and wash bay were rotated 90 degrees, the
orientation would be less likely to negatively impact future residential development
across from this site, given that Hualapai Way will be improved to at least 100 feet in
width. The layout as currently submitted is not sufficiently screened from street views,
as a five-foot landscape buffer is proposed along Deer Springs Way across from the
wash bay. Staff recommends denial of this waiver.
Perimeter landscape buffer widths are substandard along all sides of the development.
The east perimeter is devoid of landscaping in anticipation of a future commercial
development and shared vehicular access between this site and the parcel to the east,
which will be part of the same commercial subdivision. An eight-foot buffer that narrows
down to five feet is proposed to be provided along the south property line adjacent to
the Clark County 215 right-of-way and intervening drainage channel. The applicant
claims that the narrower landscape buffer widths along portions of Deer Springs Way
and Hualapai Way where 15 feet is required are justified, as a detached sidewalk and
additional landscaping will be provided in the amenity zones, and additional right-of-way
is requested for a right turn lane. Staff agrees that the landscaping abutting Clark
County 215 is not visible from the freeway and would serve little purpose, and would
support a waiver of the eight-foot buffer requirement; however, the lack of landscaping
along the east property line is the result of a self-created hardship executed through the
previous request for a two-lot subdivision in which the shopping center will have
perpetual cross access between lots, and there is no basis on which staff can
recommend approval of a waiver. Along public rights-of-way, Title 19 requires 15 feet of
landscaping in addition to streetscape required for shading of sidewalks and protection
of pedestrians and bicyclists.
Other Issues
Hualapai Way is classified as a Primary Arterial street. Complete Streets Standards
require a five-foot sidewalk and a three-foot amenity zone with trees 45 feet on center.
The landscape plan indicates that a five-foot detached sidewalk and 5.5-foot amenity
zone will be provided, with only five-gallon shrubs to be planted. A condition of approval
will require that 24-inch box shade trees be provided within the amenity zone at least 45
feet on center in conformance with Complete Streets Standards.
Deer Springs Way is classified as a Major Collector street. Complete Streets Standards
require a five-foot sidewalk and a three-foot amenity zone with trees 40 feet on center.
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The landscape plan indicates that a five-foot detached sidewalk and 3.5-foot amenity
zone will be provided, with only five-gallon shrubs planted. A condition of approval will
require that 24-inch box shade trees be provided within the amenity zone at least 40
feet on center in conformance with Complete Streets Standards.
Additional trees are required within the perimeter landscape buffers. The deficiency is
the result of spacing trees too far apart. Trees must be spaced no further apart than 20
feet along Deer Springs Way and Hualapai Way and 30 feet in the buffer along the
south property line. An Exception from these standards was not requested; therefore, a
condition of approval addresses this deficiency.
Portions of the parking areas directly face Deer Springs Way and Hualapai Way. These
rows of parking must be adequately screened from rights-of-way by a low wall or berm,
low hedge or other screening acceptable to the Department of Planning. The site plan
and/or landscape plan must be revised to indicate how parking will be screened.
Freestanding pylon signs are indicated at the access driveways from the perimeter
streets. A monument sign is also proposed at the corner of Deer Springs Way and
Hualapai Way. Signs will be reviewed for conformance to Title 19 standards under
separate permit.
The development overall is suitable for this site, as it is located at the corner of two
planned major thoroughfares and backs up to a freeway. However, the building
configuration and design elements are conducive only to automobile and truck traffic
and little consideration is given to other modes of transportation. In addition, this project
is projected to strain Hualapai Way beyond traffic handling capacity. As the first
commercial development proposed in this area, the proposal is not the model for the
future pattern of development along these corridors; staff therefore recommends denial
of all applications, with conditions if approved.
FINDINGS (VAR-66443)
In accordance with the provisions of Title 19.16.140(B), Planning Commission and City
Council, in considering the merits of a Variance request, shall not grant a Variance in
order to:
1.
2.
3.
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FINDINGS (SUP-66444)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the
Planning Commission and City Council must affirm the following:
1.
2.
The subject site is physically suitable for the type and intensity of land use
proposed.
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The Shopping Center site covers 9.63 acres and will have access on three sides.
Sufficient parking is provided to meet the needs of the proposed Car Wash, Full
Service use.
3.
4.
Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
The proposed Car Wash, Full Service use will be subject to building permit and
licensing review and inspections, thereby safeguarding the health, safety and
welfare of the public, as well as the objectives of the General Plan.
5.
The use meets all of the applicable conditions per Title 19.12.
The proposed site meets the minimum six-car stacking requirement of Title 19.12.
FINDINGS (SUP-66445)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
1.
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2.
The subject site is physically suitable for the type and intensity of land use
proposed.
The Shopping Center site covers 9.63 acres and will have access on three sides.
Sufficient parking is provided to meet the needs of the proposed Liquor
Establishment (Tavern) use.
3.
4.
Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
The proposed Liquor Establishment (Tavern) use will be subject to building permit
and licensing review and inspections, thereby safeguarding the health, safety and
welfare of the public, as well as the objectives of the General Plan.
5.
The use meets all of the applicable conditions per Title 19.12.
A public school is located within 1,500 feet of the subject property; the applicant is
requesting a waiver of the separation requirement.
FINDINGS (SUP-66446)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
1.
The subject site is physically suitable for the type and intensity of land use
proposed.
The Shopping Center site covers 9.63 acres and will have access on three sides.
Sufficient parking is provided to meet the needs of the car wash and convenience
store apart from the fuel stations.
3.
4.
Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
The proposed alcohol use will be subject to routine inspection for compliance,
thereby safeguarding the public health, safety and welfare.
5.
The use meets all of the applicable conditions per Title 19.12.
A public school is located within 400 feet of the subject property; the applicant is
requesting a waiver of the separation requirement.
FINDINGS (SDR-66447)
In order to approve a Site Development Plan Review application, per Title 19.16.100(E)
the Planning Commission and/or City Council must affirm the following:
1.
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2.
The proposed development is consistent with the General Plan, this Title,
the Design Standards Manual, the Landscape, Wall and Buffer Standards,
and other duly-adopted city plans, policies and standards;
The proposed shopping center requires a rear yard setback variance and waivers
of building placement, car wash bay orientation and perimeter landscape buffer
widths, most of which staff cannot support, as there is no sufficient justification
based on the physical characteristics of the land to warrant these deviations.
Parking and uses will be consistent with the C-1 (Limited Commercial) zoning
district and SC (Service Commercial) General Plan Designation.
3.
4.
Building and landscape materials are appropriate for the area and for the
City;
Building materials include painted stucco exteriors, stone veneer accents, clay tile
roofs, metal awnings and precast columns. These materials are typical of
shopping centers and are appropriate for this area. Landscape materials are
drought tolerant and appropriate for this location. Additional trees and shrubs
shall be provided in the north and south landscape buffers.
5.
6.
Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
The proposed development is subject to permit review and inspection, thereby
protecting the public health, safety and general welfare.
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BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc.
The City Council approved a Petition to Annex (ANX-12215) 207.83
acres generally located north of Centennial Parkway between
02/07/07
Shaumber Road and Fort Apache Road. The Planning Commission
and staff recommended approval. The annexation became effective
02/16/07.
The City Council approved a General Plan Amendment (GPA-20465)
from R (Rural Density Residential) to PCD (Planned Community
Development) on 23.30 acres south of Deer Springs Way, east of
Hualapai Way. The Planning Commission and staff recommended
denial.
The City Council approved a Rezoning (ZON-25758) from U
(Undeveloped) [PCD (Planned Community Development) General
Plan designation] to PD (Planned Development) on 23.62 acres south
of Deer Springs Way, east of Hualapai Way, which included the
Providence Square Master Development Plan and Design Standards.
The
Planning
Commission
recommended
approval;
staff
06/06/07
recommended denial.
The City Council approved a Petition to Vacate (VAC-25759) U.S.
Government Patent Easements generally located east of Hualapai
Way, south of Deer Springs Way. The Planning Commission and staff
recommended approval. The approval expired 04/16/11.
The City Council approved a Site Development Plan Review (SDR25760) for a proposed 205,000 square-foot commercial development
on 23.62 acres at the southeast corner of Deer Springs Way and
Hualapai Way. The Planning Commission recommended approval;
staff recommended denial. The approval expired 04/16/12.
The City Council approved a Petition to Vacate (VAC-28087) U.S.
Government Patent Easements east of Hualapai Way, south of Deer
Springs Way. The Planning Commission and staff recommended
approval. The approval expired 08/07/11.
The City Council approved a General Plan Amendment (GPA-49489)
from PCD (Planned Community Development) to ML (Medium Low
Density Residential) on 7.97 acres on the south side of Deer Springs
08/06/08
Way, approximately 960 feet east of Hualapai Way. The Planning
Commission recommended approval; staff recommended denial.
The City Council approved a Rezoning (ZON-49494) from PD
(Planned Development) to R-CL (Single Family Compact-Lot) on 7.97
acres on the south side of Deer Springs Way, approximately 960 feet
east of Hualapai Way. The Planning Commission recommended
approval; staff recommended denial.
SS
SS
Pre-Application Meeting
Application requirements for a Site Development Plan Review were
discussed. It was determined at this meeting that a setback variance
and three Special Use Permits would also be required.
A
08/16/16
neighborhood meeting was strongly recommended, as the residents in
the area have not yet seen the proposed plans for the shopping
center.
SS
Field Check
09/01/16
Surrounding
Property
Existing Land
Use Per Title
19.12
Subject
Property
Undeveloped
North
Undeveloped
South
CC 215 Beltway
East
Undeveloped
West
Undeveloped
Planned or Special
Land Use
Designation
SC (Service
Commercial)
R (Rural Density
Residential)
RL (Residential Low)
Clark County
Designation
ROW (Right-of-Way)
SC (Service
Commercial)
PCD (Planned
Community
Development)
Existing Zoning
District
C-1 (Limited
Commercial)
R-E (Residence
Estates)
R-E (Rural Estates
Residential) Clark
County Designation
ROW (Right-of-Way)
C-1 (Limited
Commercial)
PD (Planned
Development)
Compliance
N/A
Compliance
N/A
Compliance
N/A
N/A
N/A
Y
SS
DEVELOPMENT STANDARDS
Pursuant to Title 19.08, the following standards apply:
Standard
Required/Allowed
Provided
Min. Lot Area
N/A
403,801 SF
Min. Lot Width
100 Feet
630 Feet
Min. Setbacks
Front
10 Feet
15 Feet
Side
10 Feet
27 Feet
Corner
10 Feet
37 Feet
Rear
20 Feet
15 Feet
Standard
Max. Lot Coverage
Max. Building Height
Required/Allowed
50 %
N/A
Trash Enclosure
Screened, Gated, w/ a
Roof or Trellis
Mech. Equipment
Screened
Provided
23.5 %
46 Feet
Screened, Gated,
w/ a Roof; do not
face rights-of-way
Parapet screened
Compliance
N/A
Y
Y
Y
Y
N
Compliance
Y
N/A
Y
Y
Provided
95 Feet
Compliance
Y
15 Feet
130 Feet
Y
Y
Compliance
N
N
N
Y
N
N
SS
Street Name
Functional
Classification of
Street(s)
Hualapai Way
Primary Arterial
Major Collector
Governing
Document
Provided
Compliance
15 Feet
5 Feet
0 Feet
15 Feet
None
Y
N
N
Y
N/A
Actual
Street
Width
(Feet)
Compliance
with Street
Section
50
32
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor
Area or
Use
Number of
Units
Shopping
Center
98,759 SF
Required
Parking
Ratio
1 space
per 250
SF GFA
Provided
Parking
Parking
Handicapped
Regular
Compliance
Handicapped
Regular
396
396
475
388
466
SS
Waivers
Requirement
Request
To allow the proposed
convenience store to be set
back from the corner (fuel
canopy would occupy the
corner)
To allow a zero-foot perimeter
landscape buffer along a
portion of the south property
line
To allow a zero-foot perimeter
landscape buffer along a
portion of the east property line
Staff
Recommendation
Denial
Denial
Denial
Denial
Request
Staff
Recommendation
Exceptions
Requirement
One 24-inch box shade tree for
every six uncovered spaces in
parking areas in islands, plus
one tree at the ends of each
parking row
(119 trees required)
Denial
SS
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VAR-66443 [PRJ-66309] - VARIANCE RELATED TO SUP-66444, SUP-66445, SUP-66446 AND SDR66447 - APPLICANT/OWNER: DEER SPRINGS VILLAGE, LLC
SOUTHEAST CORNER OF DEER SPRINGS WAY AND HUALAPAI WAY
09/01/16
VAR-66443 [PRJ-66309] - VARIANCE RELATED TO SUP-66444, SUP-66445, SUP-66446 AND SDR66447 - APPLICANT/OWNER: DEER SPRINGS VILLAGE, LLC
SOUTHEAST CORNER OF DEER SPRINGS WAY AND HUALAPAI WAY
09/01/16
VAR-66443 [PRJ-66309] - VARIANCE RELATED TO SUP-66444, SUP-66445, SUP-66446 AND SDR66447 - APPLICANT/OWNER: DEER SPRINGS VILLAGE, LLC
SOUTHEAST CORNER OF DEER SPRINGS WAY AND HUALAPAI WAY
09/01/16
VAR-66443 [PRJ-66309] - VARIANCE RELATED TO SUP-66444, SUP-66445, SUP-66446 AND SDR66447 - APPLICANT/OWNER: DEER SPRINGS VILLAGE, LLC
SOUTHEAST CORNER OF DEER SPRINGS WAY AND HUALAPAI WAY
09/01/16
VAR-66443 [PRJ-66309] - VARIANCE RELATED TO SUP-66444, SUP-66445, SUP-66446 AND SDR66447 - APPLICANT/OWNER: DEER SPRINGS VILLAGE, LLC
SOUTHEAST CORNER OF DEER SPRINGS WAY AND HUALAPAI WAY
09/01/16
VAR-66443 [PRJ-66309] - VARIANCE RELATED TO SUP-66444, SUP-66445, SUP-66446 AND SDR66447 - APPLICANT/OWNER: DEER SPRINGS VILLAGE, LLC
SOUTHEAST CORNER OF DEER SPRINGS WAY AND HUALAPAI WAY
09/01/16
VAR-66443 [PRJ-66309] - VARIANCE RELATED TO SUP-66444, SUP-66445, SUP-66446 AND SDR66447 - APPLICANT/OWNER: DEER SPRINGS VILLAGE, LLC
SOUTHEAST CORNER OF DEER SPRINGS WAY AND HUALAPAI WAY
09/01/16
11
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
SUP-66444
17
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Special Map
3. Supporting Documentation
4. Protest Comment for SUP-66445 [PRJ-66309] and Protest/Support Postcards for SUP-66445
and SUP-66446 [PRJ-66309]
SUP-66445
16
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Special Map
3. Supporting Documentation
SUP-66446
11
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Support Postcard
4. Protest/Support Postcards
SDR-66447
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - VAR-66657 and SDR-66658 [PRJ-66212]
2. Conditions and Staff Report - VAR-66657 and SDR-66658 [PRJ-66212]
3. Supporting Documentation - VAR-66657 and SDR-66658 [PRJ-66212]
4. Photo(s) - VAR-66657 and SDR-66658 [PRJ-66212]
5. Justification Letter - VAR-66657 and SDR-66658 [PRJ-66212]
6. Protest Postcards - VAR-66657 and SDR-66658 [PRJ-66212]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
VAR-66657
SDR-66658
RECOMMENDATION
Staff recommends DENIAL, if approved subject to
conditions:
Staff recommends DENIAL, if approved subject to
conditions:
REQUIRED FOR
APPROVAL
N/A
VAR-66657
** NOTIFICATION **
NOTICES MAILED
108
APPROVALS
PROTESTS
11
RG
** CONDITIONS **
VAR-66657 CONDITIONS
Planning
1.
2.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
4.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
5.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SDR-66658 CONDITIONS
Planning
1.
Approval of and conformance to the Conditions of Approval for Variance (VAR66657) shall be required.
2.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3.
All development shall be in conformance with the site plan, landscape plan, and
building elevations, date stamped 10/06/16, except as amended by conditions
herein.
RG
4.
A Waiver from Title 19.08 is hereby approved, to allow 10-foot wide landscape
buffer on the east property line where a 15-foot wide landscape buffer required and
zero-foot wide landscape buffer on the north and the west where an eight-foot wide
landscape buffer is required.
5.
6.
7.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
8.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
9.
10. A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.
11. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
12. Construct half-street improvements on Melody Lane meeting current City
Standards with appropriate transition paving concurrent with on-site development
activities. All existing paving damaged or removed by this development shall be
restored at its original location and to its original width concurrent with
development of this site.
RG
13. Unless otherwise allowed by the City Engineer, construct sidewalk on at least one
side of all access drives connecting this site to the adjacent public streets
concurrent with development of this site. The connecting sidewalk shall extend
from the sidewalk on the public street to the first intersection of the on-site roadway
network and shall be terminated on-site with a handicap ramp.
14. The proposed gate shall remain open during normal business hours and shall not
swing into the public right-of-way.
15. Contact the City Engineers Office at 702-229-6272 to coordinate the development
of this project with the City of Las Vegas Capital Projects Management Rancho
Drive Capacity Improvements - Bonanza to Decatur and ITS project, and any
other public improvement projects adjacent to this site. Comply with the
recommendations of the City Engineer.
16. Landscape and maintain all unimproved rights-of-way, if any, adjacent to this site.
All landscaping and private improvements installed with this project shall be
situated and maintained so as to not create sight visibility obstructions for vehicular
traffic at all development access drives and abutting street intersections.
17. Meet with the Flood Control Section of the Department of Public Works for
assistance with establishing finished floor elevations and drainage paths for this
site prior to submittal of construction plans, the issuance of any building or grading
permits, whichever may occur first. Provide and improve all drainage ways as
recommended.
RG
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Variance to allow 11 parking spaces where 22 parking spaces
are required and a Site Development Plan Review for a proposed 6,604 square-foot
Building Maintenance Service and Sales on a vacant property located at 3808 Melody
Lane.
ISSUES
A Variance is required to allow 11 parking spaces where 22 are required. Staff does
not support this request.
Waivers are required to allow the landscape buffers at zero feet along a portion of
the north and the west property lines; and to allow a 10-foot along the east property
line. Staff does not support these requests.
An Exception is required to allow 12 landscape perimeter buffer trees where a total
of 19 trees are required. Staff does not support this request.
An Exception is required to allow no parking lot trees and islands where one tree
and island are required for every six parking spaces. Staff does not support this
request.
ANALYSIS
The proposed development is subject to Title 19 requirements for zoning and design
and is not part of any special plan area. The site falls within the 70-foot radius of the
Airport Overlay District and the height of the proposed structure is well within the height
limitation. The proposed development is subject to the requirements of the C-2
(General Commercial) zoning district.
The proposed 6,604 square-foot building contains three multi-tenant suites intended for
a Building Maintenance Service and Sales use. The proposed development does not
meet Title 19.08.080, Landscape Buffers, and the applicant is requesting Waivers to
allow zero feet along a portion of the perimeter landscape buffers along the north and
west property lines where eight feet is required; and a Waiver to allow 10 feet along the
east property lines where 15 feet is required. In addition, the applicant is requesting
exceptions of the quantity of the landscape materials and the Parking Lot Island and
tree requirements withinthe perimeter landscape buffers provided, the number of threes
RG
required has been limited to 12 trees where 19 trees are required for the overall
development. The shrubs provided are adequate in quantities for the provide trees for
the site. The primary tree species being utilized are 24 box Shoestring Acacia, 24 box
Mondel Pine and 24 box Chilean Mesquite.
The faade of the building utilizes Concrete Masonry Unit or CMU on all sides. Two
types of CMU for the building faade material that are split face CMU and fluted split
CMU in chocolate and tan colors respectively. The buildings front entrances incorporate
aluminum storefront with dark bronze frame with clear glazing and metal roofing with
colonial red color. In addition, each of the front entrances has a metal roll-up overhead
door in desert tan color. The secondary doors located on the north side of the building
consist of a steel door with dark bronze color.
The subject property has a lot width of approximately 97 feet; C-2 (General
Commercial) standards require a minimum width of 100 feet. The subject property has
been zoned C-2 and pursuant to Title 19.14 is identified as a legal nonconforming
property.
The applicant is requesting a Variance for the required parking. The proposed 6,604
square-foot Building Maintenance Service and Sales Building requires 22 parking
spaces; however, only 11 spaces are provided. The proposed a site has insufficient
parking with a 50% deviation from standard parking requirements. Staff does not
support this request.
The Las Vegas Valley Water District (LVVWD) has provided comment for this parcel
and is located within the LVVWD service area, but is not served by LVVWD. It is served
by the Eastland Water Association, a quasi-municipal well.
The Department of Public Works has provided the Average Daily Traffic (ADT) counts,
for this development will have 282 cars per day on Melody Lane, Primrose Path and
Rancho Drive. Rancho Drive is at 95 percent of capacity. With this development,
Rancho Drive is expected to be at about 96 percent of capacity. However, volumes are
not available for Melody Lane and Primrose Path, but they are believed to be under
capacity. Based on Peak Hour use, this development will add into the area roughly 25
additional cars, or about one every two minutes.
The proposed development does not meet all Title 19 requirements. The proposed
development does not meet the minimum parking requirements and a Variance
application is required in addition to the Site Development Plan Review. A Waiver of
the perimeter landscape buffers is also required. The subject location can be utilized
with a smaller building to meet the parking requirement, staff has determined that the
proposed Variance is self-imposed; therefore, staff recommends denial and the Site
Development Plan Review applications. If these requests are approved, it is subject to
conditions.
RG
FINDINGS (VAR-66657)
In accordance with the provisions of Title 19.16.140(B), Planning Commission and City
Council, in considering the merits of a Variance request, shall not grant a Variance in
order to:
1.
Permit a use in a zoning district in which the use is not allowed;
2.
Vary any minimum spacing requirement between uses;
3.
Relieve a hardship which is solely personal, self-created or financial in nature.
Additionally, Title 19.16.140(L) states:
Where by reason of exceptional narrowness, shallowness, or shape of a specific
piece of property at the time of enactment of the regulation, or by reason of
exceptional topographic conditions or other extraordinary and exceptional
situation or condition of the piece of property, the strict application of any zoning
regulation would result in peculiar and exceptional practical difficulties to, or
exceptional and undue hardships upon, the owner of the property, a variance
from that strict application may be granted so as to relieve the difficulties or
hardship, if the relief may be granted without substantial detriment to the public
good, without substantial impairment of affected natural resources and without
substantially impairing the intent and purpose of any ordinance or resolution.
No evidence of a unique or extraordinary circumstance has been presented, in that the
applicant has created a self-imposed hardship by proposing a 6,604 square-foot
Building Maintenance Service and Sales Building. The proposed building would create
a site with insufficient parking and resulted in a 50% deviation from standard parking
requirements. A smaller building size would allow conformance to the Title 19
requirements. In view of the absence of any hardships imposed by the sites physical
characteristics, it is concluded that the applicants hardship is preferential in nature, and
it is thereby outside the realm of NRS Chapter 278 for granting of Variances.
FINDINGS (SDR-66658)
In order to approve a Site Development Plan Review application, per Title 19.16.100(E)
the Planning Commission and/or City Council must affirm the following:
1.
2.
The proposed development is consistent with the General Plan, this Title,
the Design Standards Manual, the Landscape, Wall and Buffer Standards,
and other duly-adopted city plans, policies and standards;
The proposed landscape buffer is not consistent with Title 19 Landscape
Standards, due to the requested Waivers of the landscape buffer widths and
Exceptions of the landscape material and landscape island. The proposed
development requires 22 parking spaces and a Variance application to allow 11
parking spaces is required for the approval of the Site Development Plan Review;
staff recommends denial.
3.
4.
Building and landscape materials are appropriate for the area and for the
City;
The building materials are appropriate for the area and the site will incorporate
drought tolerant landscape materials.
5.
6.
Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
Site Development is subject to permits, licensing and inspection, thereby
safeguarding the public health, safety and general welfare.
RG
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc.
A Code Enforcement case (#160353) was processed. The case was
10/15/15
resolved on 01/20/16.
A Code Enforcement case (#166675) was processed trash debris at
05/10/16
3808 Melody Lane. The case was resolved on 05/25/16.
A Code Enforcement case (#170995) was processed for refuse and
waste dump at the northeast area of parcel with dead vegetation and
09/28/16
weeds throughout located at 3808 Melody Lane. The case is not
resolved.
The Planning Commission voted (4-0) to hold VAR-66657 and SDR11/01/16
66658 in abeyance to the December 13, 2016 Planning Commission
meeting.
Pre-Application Meeting
A pre-application meeting was conducted with the applicant and
representative about a proposed commercial building for the subject
property. The applicant was informed that the proposed project
08/11/16
requires a Variance application for parking since the proposed project
requires 22 parking spaces and a Site Development Plan Review
application with waivers of the landscape buffers and exceptions of the
number trees required.
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
RG
Field Check
09/26/16
Surrounding
Property
Subject
Property
North
South
East
West
Existing Land
Use Per Title
19.12
Single Family,
Detached
Office, other than
Listed
General Retail
Multi-Family
Residential
Single Family,
Detached
Single Family,
Detached
Planned or Special
Land Use
Designation
GC (General
Commercial)
Existing Zoning
District
C-2 (General
Commercial)
GC (General
Commercial)
C-2 (General
Commercial)
M (Medium Density
Residential)
GC (General
Commercial)
M (Medium Density
Residential)
Compliance
N/A
Compliance
Y
Compliance
N/A
N/A
N/A
N/A
RG
DEVELOPMENT STANDARDS
Pursuant to Title 19.08, the following standards apply:
Standard
Required/Allowed
Provided
Min. Lot Size
100 SF
96.97 SF
Min. Setbacks
Front (East)
10 Feet
11 Feet
Side (North)
10 Feet
10 Feet
Side (South)
10 Feet
57 Feet
Rear (West)
20 Feet
20 Feet
Max. Lot Coverage
50 %
35 %
Max. Building Height
N/A Feet
23 Feet
Screened, Gated, w/ a
Screened, Gated, w/
Trash Enclosure
Roof or Trellis
a Roof or Trellis
Mech. Equipment
Screened
Screened
*Pursuant to Title 19.14, the subject property is a legal nonconforming.
Compliance
Y*
Y
Y
Y
Y
Y
Y
Y
Y
RG
**Waivers are required to allow zero feet along a portion of the west and north; and 10foot along the east perimeter landscape buffers has been requested as part of the Site
Development Plan Review (SDR-66658) application.
Street Name
Functional
Classification of
Street(s)
Governing
Document
Melody Lane
Local Street
N/A
Actual
Street
Width
(Feet)
60
Complian
ce with
Street
Section
Y
Parking Requirement
Use
Gross Floor
Area or
Number of
Units
Required
Provided
Compliance
Parking
Parking
Handi
Handi
Parking
Regula
Regula
Ratio
r
cappe
r
cappe
d
d
Building
Maintenance
6,604 SF
1/300 SF
22
Service and
Sales
TOTAL SPACES REQUIRED
22
11
N*
Regular and Handicap Spaces
N*
21
1
10
1
Required
Percent Deviation
50%
*Variance (VAR-66657) has been applied for with this Site Development Plan Review (SDR66658) application.
Waivers
Requirement
15-foot landscape buffer
adjacent to Right-of-Way
Request
To allow a 10-foot
landscape buffer
along the east.
To allow a zero-foot
landscape buffer
along the north and
west perimeter.
To allow a zero-foot
landscape buffer
along the west.
Staff Recommendation
Denial
Denial
Denial
RG
Exceptions
Requirement
One landscape island for
every six parking spaces.
24 box trees within perimeter
buffers (19 trees required)
Request
To allow zero
landscape island in
the parking lot
To allow 12 perimeter
buffer trees
Staff Recommendation
Denial
Denial
RG
VAR-66657
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Oct2416,09:31a
LauraM HitchcockArroyo
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If
you wish to file your prost or support on this request, check the
appropriate box below and return this cd in an envelope with postage to the
Deparunent of Planning at fbe address listed above, fax this side of this card to
(702) 464-7499 on make your comments at www.lasvegasnevada,gov. If you
would like to contacr ygurCouncil Reprentafive, please call (?02) 229.{405.
I SUPPORT
OPPOSE
rhis Request
drs Request
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you wish to file your protest or suppott on this rcquest, check the
appropriate box below and retum this cad in an envelope with postage to tlie
epartment of Planning at the address listed above, fax this side of this card to
0A 464-7499 or make your cornments at www.lasvegasnevada.gov. llyou
would like to contact your Council Reptcsentative, please call (702) 229-6405.
I SUPPORT
I OPPOSE
this Request
this Request
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RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
SDR-66658
SDR-66658
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Protest/Support Postcards
VAR-66689 [PRJ-66548]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
VAR-66689
RECOMMENDATION
REQUIRED FOR
APPROVAL
** NOTIFICATION **
NOTICES MAILED
250
APPROVALS
PROTESTS
20
CS
VAR-66689 [PRJ-66548]
Conditions Page One
December 13, 2016 - Planning Commission Meeting
** CONDITIONS **
VAR-66689 CONDITIONS
Planning
1.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
2.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
3.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
4.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
CS
VAR-66689 [PRJ-66548]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is requesting a Variance to allow a proposed home addition that will result
in a three-foot side yard setback where five feet is the minimum required in the R-1
(Single Family Residential) zoning district at 4609 Del Monte Avenue.
ISSUES
The R-1 zoning district requires principal buildings to have a minimum side yard
setback of five feet. The applicant is proposing a three-foot side yard setback for a
proposed home addition.
ANALYSIS
Per the submitted site plan, the addition will be used for a second kitchen and utility
room. According to Title 19, an auxiliary kitchen is permissible and defined as a
second kitchen in a single family detached dwelling that is:
1. Intended solely for use by members of the household for private dinner parties or
social gatherings; and
2. Not located within an accessory structure and is directly accessible from the rest
of the dwelling.
The proposed home addition will meet these requirements, as the owner has stated that
the second kitchen will be kosher and used for holidays and family gatherings. The
submitted floor plan also shows that the proposed second kitchen will be directly
accessible from the rest of the principal dwelling. The subject site is zoned R-1 (Single
Family Residential), which requires a five-foot side yard setback. The applicant is
requesting a side yard setback of three feet for the proposed home addition. The R-1
zoning district also allows a maximum lot coverage of 50 percent. With the proposed
311 square-foot addition, the total coverage will be 30 percent.
Since this is a self-imposed hardship created by the owner, staff recommends denial of
the request. If approved, the applicant will be able to construct its home addition with a
three-foot side yard setback.
CS
VAR-66689 [PRJ-66548]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
FINDINGS (VAR-66689)
In accordance with the provisions of Title 19.16.140(B), Planning Commission and City
Council, in considering the merits of a Variance request, shall not grant a Variance in
order to:
1.
2.
3.
BACKGROUND INFORMATION
Related Building Permits/Business Licenses
A residential building permit (Permit #22008) was issued for a new
10/18/63
single family dwelling.
CS
VAR-66689 [PRJ-66548]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
08/30/16
requirements and deadlines were reviewed.
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
Field Check
09/26/16
Staff conducted a routine field check and found the site to be well
maintained.
Surrounding
Property
Subject
Property
North
South
East
West
Existing Land
Use Per Title
19.12
Single Family,
Detached
Single Family,
Detached
Single Family,
Detached
Single Family,
Detached
Single Family,
Detached
Planned or Special
Land Use
Designation
L (Low Density
Residential)
L (Low Density
Residential)
L (Low Density
Residential)
L (Low Density
Residential)
L (Low Density
Residential)
Existing Zoning
District
R-1 (Single Family
Residential)
R-1 (Single Family
Residential)
R-1 (Single Family
Residential)
R-1 (Single Family
Residential)
R-1 (Single Family
Residential)
Compliance
N/A
CS
VAR-66689 [PRJ-66548]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
Compliance
Y
Compliance
N/A
N/A
N/A
N/A
DEVELOPMENT STANDARDS
Pursuant to Title 19.06, the following standards apply:
Standard
Required/Allowed Provided
Min. Lot Size
6,500 SF
7,405 SF
Min. Lot Width
60 Feet
75 Feet
Min. Setbacks
Front
20 Feet
26 Feet
Side
5 Feet
3 Feet
Corner
15 Feet
N/A
Rear
15 Feet
26 Feet
Max. Lot Coverage
50 %
30 %
Max. Building Height
35 Feet
8 Feet
Compliance
Y
Y
Y
N
N/A
Y
Y
Y
CS
VAR-66689
PRJ-66548
Application/Petition For:
ProjectAddress (Location):
Project Name
16206213011
Ward #:
Yes
Select
Gross Acres:
Lots/Units:
Additional Information:
Applicant First Name:
Stan
Popek
Applicant Address:
Applicant City:
Las Vegas
Applicant State:
Nevada
Applicant Zip:
89118
Applicant Phone:
7027885040
Applicant Fax:
Applicant Email:
design@gvsconstructionllc.com
Stan
Popek
Rep Address:
Rep City:
Las Vegas
Rep State:
Nevada
Rep Zip:
89118
Rep Phone:
7027885040
Rep Fax:
Rep Email:
9/21/2016 1:27:37 PM
design@gvsconstructionllc.com
VAR-66689
Page 1 of 2
Yes
Yes
Owner(s)
ADDR1
ADDR2
WINOGRAD YUDKA
CLVEPLAN Applicant
Company
Title
Stan Popek
Engineer
design@gvsconstructionllc.com
9/21/2016 1:27:37 PM
VAR-66689
Page 2 of 2
b7A
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VAR-66689
77A
b7A
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VAR-66689
b7A
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VAR-66689
77
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7
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A
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7b7b7b7bb77b
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A
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A
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b7
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77
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77
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A
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b
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b
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77A7A
777b777b
7A
VAR-66689 - REVISED
77
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7b
Ab
b
A
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A
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b
7b7b7b7bb77b
b
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A
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777b777b
bAbA
VAR-66689
777 7b 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 77 7
7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7
7 7/ 7/ 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7
777
7
77777
7777
77777
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7 /
7b 7 b
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VAR-66689
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location, Aerial and Special Maps
3. Conditions and Staff Report
4. Supporting Documentation
5. Photo(s)
6. Justification Letter
7. Protest Postcards, Protest Comments, Telephone Log and Protest Letter
SUP-66806 [PRJ-66759]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
SUP-66806
RECOMMENDATION
REQUIRED FOR
APPROVAL
** NOTIFICATION **
NOTICES MAILED
314
APPROVALS
PROTESTS
29
CS
SUP-66806 [PRJ-66759]
Conditions Page One
December 13, 2016 - Planning Commission Meeting
** CONDITIONS **
SUP-66806 CONDITIONS
Planning
1.
Conformance to all Minimum Requirements under LVMC Title 19.12 for a ShortTerm Residential Rental use, except as amended herein.
2.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3.
4.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
5.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
6.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
CS
SUP-66806 [PRJ-66759]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Special Use Permit with a waiver to allow a Short-Term
Residential Rental use at 1612 South 6th Street.
ISSUES
ANALYSIS
The applicant is proposing to utilize their single family dwelling as a Short-Term
Residential use at 1612 South 6th Street. While the use is allowed as a Conditional Use
in the R-1 (Single Family Residential) zoning district, a Special Use Permit and waiver
are required since the subject site is located within 241 feet of a similar use. The subject
site is also located within the John S. Park Historic Neighborhood Special Area. The
proposed Short-Term Residential use is not compatible with the neighborhood goal of
preventing properties currently zoned for single-family residential use from being
converted to commercial use.
The Short-Term Residential Rental use is defined as The commercial use, or the
making available for commercial use, of a residential dwelling unit for dwelling, lodging
or sleeping purposes, wherein any individual guest rents or occupies the unit for a
period of less than 31 consecutive calendar days. This use does not include a
Community Residence, Facility for Transitional Living for Released Offenders, or any
other facility with dwelling units that is specifically defined in Chapter 19.18. The
proposed use meets this definition as the applicant intends to rent out their single-family
dwelling for short-term use.
The Minimum Special Use Permit Requirements for this use include:
1. The operator must obtain a business license to operate the use.
CS
SUP-66806 [PRJ-66759]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
If this Special Use Permit is approved, the applicant will be required to obtain a
business license.
2. The use must comply on an ongoing basis with all governmental licensing and
regulatory requirements, including the payment of applicable room taxes and
licensing fees.
If a business license is issued for the Short-Term Residential Rental use, it will
be subject to license renewal and annual compliance review to ensure that all
regulatory requirements are being met.
3. The use must comply with the Citys noise regulations as they apply to residential
uses.
If this use violates the Citys noise regulations, neighbors or members of the
public can file a complaint to the Code Enforcement Division, which could result
in a fine.
4. Vehicle parking associated with the use shall comply with applicable parking
regulations, and vehicles of guests and invitees shall not obstruct traffic or
access to other properties in the area.
If the parking regulations are violated or any traffic obstruction to other
properties, the public can either call the Las Vegas Metropolitan Police
Department or the Business License Division for non-compliance of business
license requirements.
5. In addition to and independent of any enforcement authority or remedy described
in this Title, the failure to comply with a Minimum Special Use Permit
Requirement or other condition of approval associated with this use may be
enforced as in the case of a violation of Title 6 by means of a civil proceeding
pursuant to LVMC 6.02.400 to 6.02.460, inclusive.
If approved, this application will be subject to annual review for compliance of the
special use permit by the Department of Planning.
6. The use may not be located closer than 660 feet to any other Short-Term
Residential Rental use (measured from property line to property line).
CS
SUP-66806 [PRJ-66759]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
The subject property is within 241 feet from another Short-Term Residential
Rental use. This Special Use Permit application is accompanied with a request
for a waiver of the distance separation.
7. The maximum occupancy of the residential dwelling unit shall not exceed the
limits provided for in LVMC 6.75.090.
Business License will conduct compliance inspections once a business license is
approved for compliance review.
The proposed Short-Term Residential Rental use will not be compatible with the
surrounding residential uses due to the existing similar use that is currently licensed
within 241 feet from the proposed subject property. The minimum special use permit
requirements specify that the distance to similar uses shall be at 660 feet; therefore,
staff recommends denial. If this application is approved, it is subject to conditions.
FINDINGS (SUP-66806)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
1.
2.
The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is not physically suitable for the type and intensity of land use
proposed due to the similar uses within 241 feet.
3.
4.
Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
CS
SUP-66806 [PRJ-66759]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
Approval of the Special Use Permit on this site will be subject to conditions of
approval and business license compliance
5.
The use meets all of the applicable conditions per Title 19.12.
The proposed use does not meet all of the applicable conditions of Title 19.12.
The use may not be closer than 660 feet from any other Short-Term Residential
Rental use. The applicant is requesting a waiver to allow 241-foot distance
separation.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc
The Planning Commission voted (4-0) to hold SUP-66806 in abeyance
11/01/16
to the December 13, 2016 Planning Commission meeting.
Most Recent Change of Ownership
07/12/16
A deed was recorded for a change in ownership.
Related Building Permits/Business Licenses
A business license (#G64-01367) was denied for a proposed short02/23/16
term rental at 1612 South 6th Street.
Pre-Application Meeting
Staff held a pre-application meeting where the submittal requirements
09/14/16
and deadlines were discussed.
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
Field Check
09/26/16
Staff conducted a routine field check and found the site to be well
maintained.
SUP-66806 [PRJ-66759]
Staff Report Page Five
December 13, 2016 - Planning Commission Meeting
Surrounding
Property
Subject
Property
North
South
East
West
Existing Land
Use Per Title
19.12
Single Family,
Detached
Single Family,
Detached
Single Family,
Detached
Single Family,
Detached
Single Family,
Detached
Planned or Special
Land Use
Designation
L (Low Density
Residential)
L (Low Density
Residential)
L (Low Density
Residential)
L (Low Density
Residential)
L (Low Density
Residential)
Existing Zoning
District
R-1 Single Family
Residential
R-1 Single Family
Residential
R-1 Single Family
Residential
R-1 Single Family
Residential
R-1 Single Family
Residential
Compliance
N
Compliance
Y
Compliance
N/A
N/A
N/A
N/A
CS
SUP-66806
SUP-66806
SUP-66806
SUP-66806
SUP-66806
SUP-66806
SUP-66806
SUP-66806
SUP-66806 [PRJ-66759] - SPECIAL USE PERMIT - APPLICANT/ OWNER: ZEUS1 INVESTMENTS, LLC
1612 SOUTH 6TH STREET
09/26/16
SUP-66806 [PRJ-66759] - SPECIAL USE PERMIT - APPLICANT/ OWNER: ZEUS1 INVESTMENTS, LLC
1612 SOUTH 6TH STREET
09/26/16
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SUP-66806
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333 Nonh Rancho Drive. 3'd Floor
Las Vegas. Nevada 89 I 06
FIRST CI.ASS
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ls Vegas, W
Pemit No. 1630
2016
Dept of Planning
City of Las Vegas
City Hall
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(702) 464-'1499 or make your comments at www.lasvegasnevada.gov. lf you
would like to contact your Council Representative, please catl (702) 229-6405.
I SUPPORT
KT
this Request
620361 5003
Case: SUP6806
I OPPOSE
1913 S 16TH ST
LAS VEGAS NV 89'I04.35.19
tbis Request
suP-66E06 tPRJ-667s91
Planning Commission Meeting
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of I l/01/2016
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Las Vegas. Nevada 89 I 06
RECEIVED
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2016
PA ID
Las Veg. NV
Permit No. 1630
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Departmcnt of Planning at the address listed above, fax this side of this card to
(1OZ) 464-1499 or make your comments at www.lasvegasnevada.gov. If you
rvould like to contact your Council Representative, please call (702) 229-6405.
Please use
162033.160i7
case: suP668o6
i..yf":i ffiI,'?.'ff:*
available blank sace on card for your comments.
suP-66806 [PRJ-66759]
Planning Comrnission Meeting of I l/01/2016
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313 Nonh Rancho Drive. 3d Floor
Las Vegas. Nevada 8910
PAIO
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Perml No. 1630
RECEIVED
Return Service Requested
Ofcial Notice of Public
ocT
3l 2016
Depl of Planning
EE''
City Hall
tlre
appropriate box below and return this card in an envclopc with postagc to thc
Depafiment of Planning at the address listed above, tax this side of this card to
(102) 464-7499 or make your comments at www.lasvegasnevada"gov. lf y<lu
would like lo contact your Council Repre.sentative. please cll l7r2) 2?9-6405.
I SUPPORT
] OPPOSE
this Request
this Request
on
16203314031
caso: sLJP'66806
suP-66806 [PRJ.667s9]
Planning Commission Meeting of llll/2O16
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NO\/ 1 2016
11134
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Name:
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Phone:
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Date
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Name:
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Phone:
APPROV
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Date;
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Name
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PROTEST
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RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - VAR-67706, SUP-67486, SUP-67487 and SDR-67484 [PRJ67402]
2. Conditions and Staff Report - VAR-67706, SUP-67486, SUP-67487, SDR-67484 [PRJ67402] and VAC-67470, TMP-67469 [PRJ-67468]
3. Supporting Documentation - VAR-67706, SUP-67486, SUP-67487, SDR-67484 [PRJ-67402]
and VAC-67470, TMP-67469 [PRJ-67468]
4. Photo(s) - VAR-67706, SUP-67486, SUP-67487, SDR-67484 [PRJ-67402] and VAC-67470,
TMP-67469 [PRJ-67468]
5. Justification Letter - VAR-67706, SUP-67486, SUP-67487, SDR-67484 [PRJ-67402] and
VAC-67470, TMP-67469 [PRJ-67468]
6. Protest Comment for VAR-67706 [PRJ-67402] and Protest Postcards for VAR-67706 and
SUP-67486 [PRJ-67402
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
VAR-67706
SUP-67486
SUP-67487
VAC-67470
RECOMMENDATION
Staff recommends
conditions:
Staff recommends
conditions:
Staff recommends
conditions:
Staff recommends
conditions:
REQUIRED FOR
APPROVAL
VAR-67706
VAR-67706
SUP-67486
VAR-67706
SUP-67486
SUP-67487
VAR-67706
SUP-67486
SUP-67487
VAC-67470
VAR-67706
SUP-67486
SUP-67487
VAC-67470
SDR-67484
SDR-67484
TMP-67469
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
41
APPROVALS
PROTESTS
4 - VAR-67706
3 - SUP-67486
4 - SUP-67487
3 - SDR-67484
0 - VAC-67470
3 - TMP-67469
NE
** CONDITIONS **
VAR-67706 CONDITIONS
Planning
1.
Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-67486), Special Use Permit (SUP-67487), and Site Development Plan
Review (SDR-67484) shall be required, if approved.
2.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
4.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
5.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SUP-67486 CONDITIONS
Planning
1.
Conformance to all Minimum Requirements under LVMC Title 19.12 for a Car
Wash, Full Service or Auto Detailing use.
2.
Approval of and conformance to the Conditions of Approval for Variance (VAR67706), Special Use Permit (SUP-67487) and Site Development Plan Review
(SDR-67484) shall be required.
NE
3.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
4.
A Waiver from Title 19.12 is hereby approved, to allow the car wash bay to face
the public right-of-way where such is not allowed.
5.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
6.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
7.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SUP-67487 CONDITIONS
Planning
1.
Conformance to all Minimum Requirements under LVMC Title 19.12 for a MiniStorage Facility use.
2.
Approval of and conformance to the Conditions of Approval for Variance (VAR67706), Special Use Permit (SUP-67486) and Site Development Plan Review
(SDR-67484) shall be required.
3.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
4.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
5.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
NE
6.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
VAC-67470 CONDITIONS
Public Works
1.
The limits of this Petition of Vacation shall be the U.S. Government Patent
Easements located on Assessor Parcel Numbers 125-19-202-006 at the northeast
corner of Deer Springs Way and Hualapai Way.
2.
The Order of Relinquishment shall not include the areas that overly the future rightof-way of Hualapai Way and Deer Springs Way.
3.
4.
All public improvements, if any, adjacent to and in conflict with this vacation
application are to be modified, as necessary, at the applicant's expense prior to the
recordation of an Order of Vacation.
5.
The Order of Relinquishment of Interest shall not be recorded until all of the
conditions of approval have been met provided, however, the conditions requiring
modification of public improvements may be fulfilled for purposes of recordation by
providing sufficient security for the performance thereof in accordance with the
Subdivision Ordinance of the City of Las Vegas. City Staff is empowered to modify
this application if necessary because of technical concerns or because of other
related review actions as long as current City right-of-way requirements are still
complied with and the intent of the vacation application is not changed. If
applicable, a five foot wide easement for public streetlight and fire hydrant
purposes shall be retained on all vacation actions abutting public street corridors
that will remain dedicated and available for public use. Also, if applicable and
where needed, public easement corridors and sight visibility or other easements
that would/should cross any right-of-way being vacated must be retained.
NE
6.
Reservation of easements for the facilities of the various utility companies together
with reasonable ingress thereto and egress there from shall be provided if
required.
7.
8.
SDR-67484 CONDITIONS
Planning
1.
The subject sites finished grade shall be reduces between three (3) to six (6) feet
beyond that of the existing natural grade. The developer shall reduce the finished
grade of the site to greatest extent possible to mitigate the commercial
developments visual impact upon adjacent residential properties.
2.
The restaurant with drive through located within the northwestern portion of the
subject site shall conclude business operations at 10 p.m.
3. The hours of operation of the proposed car wash shall be limited to 7 a.m. to 7 p.m. in
the summer (Memorial Day to Labor Day) and 7 a.m. to 6 p.m. in the winter.
4.
The mini-storage facility shall have 24 hour security all year round.
5.
Approval of and conformance to the Conditions of Approval for Variance (VAR67706), Special Use Permit (SUP-67486) and Special Use Permit (SUP-67487)
shall be required, if approved.
6.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
NE
7.
All development shall be in conformance with the site plan date stamped 12/05/16,
landscape plan date stamped 11/28/16, and building elevations date stamped
10/31/16, 11/10/16, and11/28/16 except as amended by conditions herein.
8.
A Waiver from Title 19.08 is hereby approved, to allow a ten-foot landscape buffer
along the south and west property lines where 15 feet is required.
9.
A Waiver from Title 19.08 is hereby approved, to allow the buildings on a corner lot
to not be oriented to the corner and the street fronts where such is required.
10. An Exception from Title 19.08 is hereby approved, to allow seven landscape
islands within the parking lot area where nine is required; and to allow 19 trees
within the parking lot area where 19 are required.
11. The Trash Enclosure and Mechanical Equipment shall be screened in accordance
with Title 19.08.040(E)(4).
12. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
13. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
14. A revised site plan shall be submitted to and approved by the Department of
Planning Department, prior to the time application is made for building permit, to
reflect the changes herein: Clearly denote the location of the service window on
the west faade of the building located on the far northwest corner of the subject
site. The Drive through window/station location must provide space in the drive
through lane for stacking of six vehicles, including the vehicle located at the
window/station.
15. A technical landscape plan, signed and sealed by a Registered Architect,
Landscape Architect, Residential Designer or Civil Engineer, must be submitted
prior to or at the same time application is made for a building permit. A permanent
underground sprinkler system is required, and shall be permanently maintained in
a satisfactory manner; the landscape plan shall include irrigation specifications.
Installed landscaping shall not impede visibility of any traffic control device. The
technical landscape plan shall include the following changes from the conceptual
landscape plan: four, five-gallon shrubs for every required tree.
NE
16. A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.
17. Prior to the submittal of a building permit application, the applicant shall meet with
Department of Planning staff to develop a comprehensive address plan for the
subject site. A copy of the approved address plan shall be submitted with any
future building permit applications related to the site.
18. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
19. Dedicate 50 feet for Hualapai Way and 40 feet for Deer Springs Way adjacent to
this site prior to the issuance of off-site permits. Additionally, dedicate a 35-foot
radius with a Traffic Signal Chord Easement at the northeast corner or Hualapai
Way and Deer Springs Way. Also dedicate additional right-of way per Standard
Drawing #201.1 on Hualapai Way and Deer Springs Way and a bus turnout per
Standard Drawing #234.1 on Hualapai Way prior to the issuance of off-site permits.
20. Grant pedestrian access easements for all public sidewalk located outside of the
public right-of-way.
21. Construct all half-street improvements on Hualapai Way and Deer Springs Way
per current City Standards including traffic signal underground infrastructure at the
northeast corner of Hualapai Way and Deer Springs Way adjacent to this site
concurrent with development of this site. All existing off-site improvements
damaged or removed by this development shall be restored at its original location
and to its original width concurrent with development of this site.
22. Unless otherwise allowed by the City Engineer, construct sidewalk on at least one
side of all access drives connecting this site to the adjacent public streets
concurrent with development of this site. The connecting sidewalk shall extend
from the sidewalk on the public street to the first intersection of the on-site roadway
network and shall be terminated on-site with a handicap ramp.
23. Meet with the Fire Protection Engineering Section of the Department of Fire
Services to discuss fire requirements for the proposed use of this facility.
24. All private improvements and landscaping installed with this project shall be
situated and maintained so as to not create sight visibility obstructions for vehicular
traffic at all development access drives and abutting street intersections.
NE
25. Submit a License Agreement for landscaping and private improvements in the
Deer Springs Way and Hualapai Way public rights-of-way, if any, prior to the
issuance of permits for these improvements. The applicant must carry an
insurance policy for the term of the License Agreement and add the City of Las
Vegas as an additionally insured entity on this insurance policy. If requested by the
City, the applicant shall remove property within the public right-of-way at the
applicant's expense pursuant to the terms of the City's License Agreement. The
installation and maintenance of all private improvements in the public right-of-way
shall be the responsibility of the applicant and any successors in interest to the
property and assigns pursuant to the terms of the License Agreement. Coordinate
all requirements for the License Agreement with the Land Development Section of
the Department of Building and Safety (229-4836).
26. A Traffic Impact Analysis must be submitted to and approved by the Department of
Public Works prior to the issuance of any building or grading permits, submittal of
any construction drawings or the recordation of a Map subdividing this site,
whichever may occur first. Comply with the recommendations of the approved
Traffic Impact Analysis prior to occupancy of the site. The Traffic Impact Analysis
shall also include a section addressing Standard Drawings #234.1 #234.2 and
#234.3 to determine additional right-of-way requirements for bus turnouts adjacent
to this site, if any; dedicate all areas recommended by the approved Traffic Impact
Analysis. All additional rights of way required by Standard Drawing #201.1 for
exclusive right turn lanes and dual left turn lanes shall be dedicated prior to or
concurrent with the commencement of on site development activities unless
specifically noted as not required in the approved Traffic Impact Analysis. Phased
compliance will be allowed if recommended by the approved Traffic Impact
Analysis. No recommendation of the approved Traffic Impact Analysis, nor
compliance therewith, shall be deemed to modify or eliminate any condition of
approval imposed by the Planning Commission or the City Council on the
development of this site.
27. A Drainage Plan and Technical Drainage Study must be submitted to and
approved by the Department of Public Works prior to the issuance of any building
or grading permits or submittal of any construction drawings, whichever may occur
first. Provide and improve all drainageways recommended in the approved
drainage plan/study. The developer of this site shall be responsible to construct
such neighborhood or local drainage facility improvements as are recommended
by the City of Las Vegas Neighborhood Drainage Studies and approved Drainage
Plan/Study concurrent with development of this site.
NE
TMP-67469 CONDITIONS
Planning
1.
Approval of the Tentative Map shall be for no more than four (4) years. If a Final
Map is not recorded on all or a portion of the area embraced by the Tentative Map
within four (4) years of the approval of the Tentative Map, this action is void.
2.
3.
Street names must be provided in accordance with the Citys Street Naming
Regulations.
4.
A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.
5.
The Final Map shall contain a note granting perpetual common access and parking
across the entire subdivision.
6.
7.
8.
Dedicate 50 feet for Hualapai Way and 40 feet for Deer Springs Way adjacent to
this site prior to the issuance of off-site permits. Additionally, dedicate a 35-foot
radius with a Traffic Signal Chord Easement at the northeast corner or Hualapai
Way and Deer Springs Way. Also dedicate additional right-of way per Standard
Drawing #201.1 on Hualapai Way and Deer Springs Way and a bus turnout per
Standard Drawing #234.1 on Hualapai Way prior to the issuance of off-site permits.
9.
Grant pedestrian access easements for all public sidewalk located outside of the
public right-of-way.
NE
10. Per Title 19.16.060.W.1, provide a note on the Final Map that states "All parcels
created through this map shall have perpetual unobstructed access to all
driveways servicing the overall subdivision unless incompatible uses can be
demonstrated to the satisfaction of the City Engineer."
11. The onsite sewer shall be private and per Title 19.16.060.W. 2, sewer service for
this commercial subdivision shall be shown in accordance with one of the following
alternatives, and the appropriate note shall appear on the face of the recorded
Final Map:
I.
The on-site sewer system is a common element of the commercial
subdivision which is privately owned and which is maintained in accordance
with the covenants, conditions and restrictions that govern the subdivision.
II. The on-site sewer system is a common element of the commercial
subdivision which is privately owned and which is maintained in accordance
with a joint use agreement applicable to the subdivision.
12. Per Title 19.16.060.W.3, provide a note on the Final Map that states "All
subdivided lots within this Final Map shall provide perpetual inter-lot drainage
rights across all existing and future parcel limits."
13. Submit a License Agreement for landscaping and private improvements in the
Deer Springs Way and Hualapai Way public rights-of-way, if any, prior to the
issuance of permits for these improvements. The applicant must carry an
insurance policy for the term of the License Agreement and add the City of Las
Vegas as an additionally insured entity on this insurance policy. If requested by the
City, the applicant shall remove property within the public right-of-way at the
applicant's expense pursuant to the terms of the City's License Agreement. The
installation and maintenance of all private improvements in the public right-of-way
shall be the responsibility of the applicant and any successors in interest to the
property and assigns pursuant to the terms of the License Agreement. Coordinate
all requirements for the License Agreement with the Land Development Section of
the Department of Building and Safety (229-4836).
14. A Drainage Plan and Technical Drainage Study must be submitted to and
approved by the Department of Public Works prior to the issuance of any building
or grading permits or submittal of any construction drawings, whichever may occur
first. Provide and improve all drainageways recommended in the approved
drainage plan/study. The developer of this site shall be responsible to construct
such neighborhood or local drainage facility improvements as are recommended
by the City of Las Vegas Neighborhood Drainage Studies and approved Drainage
Plan/Study concurrent with development of this site.
NE
15. Prior to the recordation of the Final Map for this site, all requirements must be
complied with or such future compliance must be guaranteed by an approved
performance security method(s) in accordance with Unified Development Code
sections 19.02.130.C and 19.02.130.E.
16. The approval of all Public Works related improvements shown on this Tentative
Map is in concept only. Specific design and construction details relating to size,
type and/or alignment of improvements, including but not limited to street, sewer
and drainage improvements, shall be resolved prior to approval of the construction
plans by the City. No additional deviations from adopted City Standards shall be
allowed unless specific written approval for such is received from the City Engineer
prior to the recordation of a Final Map or the approval of subdivision related
construction plans, whichever may occur first. Approval of this Tentative Map does
not constitute approval of any deviations. If such approval cannot be obtained, a
revised Tentative Map must be submitted showing elimination of such deviations.
NE
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant has proposed a commercial development consisting of a Convenience
Store with Fuel Pumps and a Canopy; a Full Service Car Wash Facility; a General
Retail Store; a Coffee Shop with Drive-Through; a Restaurant with Drive-Through; and a
699-unit Mini-Storage Facility on 5.19 acres at the northeast corner of Deer Springs
Way and Hualapai Way.
ISSUES
A Car Wash, Full Service or Auto Detailing use is only permitted in the C-1 (Limited
Commercial) zoning district with an approved Special Use Permit. Staff recommends
denial.
A Mini-Storage Facility use is only permitted in the C-1 (Limited Commercial) zoning
district with an approved Special Use Permit. Staff recommends denial.
A Variance is required to allow the proposed Mini-Storage Facility to have a 35-foot
setback where 51 feet is required along a portion of the North property line for
Residential Adjacency Standards. Staff recommends denial.
A Waiver is required to allow the car wash bay to face the public right-of-way where
such is not allowed. Staff recommends denial.
A Waiver is required to not orient the proposed buildings to the corner and street
fronts where such is required. Staff recommends denial.
A Waiver is required to allow a 10-foot landscape buffer along the south and west
property line where 15 feet is required. Staff recommends denial.
would have been to widen the landscape buffer directly in front of the car wash bay. The
applicant has requested a Waiver to allow the car wash bay to face the public right-ofway; staff does not support this Waiver. In addition, Title 19.08 also requires buildings
on corner lots to be oriented to the corner and street fronts, and should make a strong
tie to the building lines of each street unless the applicant can demonstrate by
substantial and convincing evidence that to do so would be infeasible. The proposed
location of the Convenience Store, Fuel Pump Canopy, and Full Service Car Wash on
the subject site is preferential in nature and the applicant has presented no evidence
that complying with Title 19.08 is infeasible. Staff does not support this Waiver request.
Special Use Permit:
The Car Wash, Full Service or Auto Detailing use is defined as an establishment
that provides for the washing, cleaning, waxing or detailing of passenger
vehicles, either by means of employees or by means of automated or semiautomated methods of cleaning, or by a combination thereof.
The Minimum Special Use Permit Requirements for this use include:
Requirement 1:
The proposed land use can be conducted in a manner that is harmonious and
compatible with existing surrounding land uses, and with future surrounding land
uses as projected by the General Plan.
The proposed land use cannot be conducted in a manner that is harmonious
and/or compatible with the existing adjacent residential neighborhood to the north,
and future residential homes to the east. A full service car wash facility produces
noise levels higher than what is typically found in a commercial development that
offers retail and office type land uses only. This excessive noise will be disruptive
to the existing adjacent residences and their inhabitants.
NE
2.
The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is directly adjacent to existing residential neighborhoods on the
north side, and the east side of the subject site is planned for future low density
residential. The intense land uses proposed such as a full service car wash and a
storage facility are inappropriate land uses for residential adjacency.
3.
4.
Approval of the Special Use Permit at the site in question will not be inconsistent
with or compromise the public health, safety, and welfare or the overall objectives
of the General Plan.
Approving a Special Use Permit application for a Full Service Car Wash on a lot
adjacent to single family residential homes does not support the overall objectives
of the General Plan. The proposed site is not appropriate for such an intense use
as it is directly adjacent to single family residential homes to the north, and future
planned single family residential homes to the east. Approval of this Special Use
permit application would be inconsistent with the objectives of the General Plan.
5.
The use meets all of the applicable conditions per Title 19.12.
The proposed Full Service Car Wash facility does meet the minimum Special Use
Permit requirement by providing a stacking lane for six vehicles.
Coffee Shop with Drive Through, Restaurant with Drive Through, and Retail Store:
As part of the overall development, the applicant has proposed to construct along the
western perimeter adjacent to Hualapai a 3,332 square-foot structure with the intentions
of leasing 1,112 square feet of the structure for a retail store type land use (General
Retail Store, Other Than Listed), and the remaining 2,220 square feet of the structure to
be leased to coffee shop type land use (Restaurant). The Restaurant portion of this
structure will also provide a drive through lane for the customers of the restaurant. Also
along Hualapai Way, in the far northwest corner of the subject site, the applicant has
NE
Mini-Storage Facility:
Along the east perimeter of the subject site, the applicant has proposed a 93,876
square-foot Storage Facility. The proposed Storage Facility provides 699 leasable
storage units, a reception area with office and public restrooms, and living quarters for
on-site management to reside. The Storage Facility will also offer Rental Trucks.
Special Use Permit
The Mini-Storage Facility use is defined as a facility with enclosed storage
space, divided into separate compartments no larger than 500 square feet in
size, which is provided for use by individuals to store personal items or by
businesses to store materials for operation of a business establishment.
The Minimum Special Use Permit Requirements for this use include:
Requirement 1:
Requirement 2:
Requirement 4:
The rental of single unit trucks and small utility trailers shall
be permitted as an accessory use to a mini-storage facility,
provided the business is conducted out of the same office as
that of the mini-storage facility. No trucks or trailers shall be
displayed in public view, and the combined total of all trucks
and trailers stored on site shall not exceed a ratio of 2 trucks
or trailers for each 100 storage units.
The applicant has proposed to provide five vehicles available
for rent. The rental of these vehicles will occur out of the
same office as the storage units, and are not displayed in
public view.
Requirement 5:
Requirement 6:
2.
The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is adjacent to existing single family residential homes to the north,
and planned single family residential homes to the east. The applicant has
proposed to construct the 93,876 square-foot Mini-Storage Facility directly
adjacent to the future residential development on the east and the existing single
family residential homes on the north. The proposed storage facility does not meet
the minimum setback requirements for Residential Adjacency along the north
perimeter. Residential Adjacency Standards require the proposed facility to be
located 51 feet away from the north property line. The applicant has only provided
a 35-foot setback. While the applicant has proposed to reduce the grade of the
subject site, a reduction in the grade level does not minimize the direct effect of a
storage facility 35 feet away from a residential home. The existing residents to the
north will be subject to noise, traffic, trash, and lighting invading their residential
NE
properties. The subject site is not suitable for the type and intensity of the land
use proposed.
3.
4.
Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
Approving a Special Use Permit that allows a concentrated and intense land use
in a two-story structure that is not able to meet the minimum Residential
Adjacency Setback standards does not support the overall objectives of the
General plan. The proposed land use and structure are inconsistent with the
overall objectives of the General Plan and are not compatible with the immediate
surrounding area.
5.
The use meets all of the applicable conditions per Title 19.12.
The proposed Mini-Storage Facility has met the minimum Special Use Permit
requirements set forth by Title 19.12.
Variance (VAR-67706)
The applicant has requested a Variance from the minimum Residential Adjacency
Standards to allow a 35-foot, 10-inch setback along the north property line where a 50foot, 10-inch setback is the minimum required for a 16-foot, 10-inch tall structure (MiniStorage Facility). Staff finds the proposed two-story Mini-Storage Facility to not be a
harmonious or compatible use to be located adjacent to existing and future single family
homes. Proposing to locate the Mini-Storage Facility 35 feet from the property line
intensifies the already intense land use and does not support the overall general welfare
of the existing residents as required by the General Plan. Staff finds the applicant has
proposed to overdevelop the subject site as evidenced by the need for this Residential
Adjacency Setback Variance and does not support this request.
NE
NE
Works shall determine the extent to which it is appropriate to implement the standards
outlined in this Chapter and approve, if necessary, designs for the transition from
existing improvements to those that meet the standards of this Chapter.
The proposed development is directly adjacent to existing improvements on Hualapai
Way, with improvements in existence approximately 675 feet east of the subject site on
Deer Springs Way. The Department of Public Works has Waived the requirements set
forth by Title 19.04 for Complete Streets, and has determined a continuation of the
existing improvements to be required for this proposed development on the northeast
corner of Deer Springs Way and Hualapai Way.
Traffic:
In a report prepared by the Department of Public Works Traffic Division, it was
estimated that the proposed project would add approximately 4,852 trips per day on
Deer Springs Way and Hualapai Way. Deer Springs Way is estimated to be at
approximately 17 percent of capacity, with Hualapai Way estimated at approximately is
77 percent of capacity. Once the proposed project is completed, Deer Springs Way
would be at approximately 49 percent of capacity, with Hualapai Way estimated to be at
approximately 92 percent of capacity.
Based on Peak Hour use, this development will add into the area roughly 397 additional
vehicles, or about thirteen vehicles every two minutes.
FINDINGS (SDR-67484)
In order to approve a Site Development Plan Review application, per Title 19.16.100(E)
the Planning Commission and/or City Council must affirm the following:
1.
2.
The proposed development is consistent with the General Plan, this Title,
the Design Standards Manual, the Landscape, Wall and Buffer Standards,
and other duly-adopted city plans, policies and standards;
NE
4.
Building and landscape materials are appropriate for the area and for the
City;
The building materials include decorative split face CMU (Concrete Masonry Unit)
for the Mini-Storage Facility, and fiber cement board and stucco for the remaining
structures on the site. Building accents include brick veneer, metal paneling and
awnings, and stone cladding. Landscape materials include Blue Palo Verde and
Chilean Mesquite trees with Trailing Lantana and Golden Sage as accent
shrubbery. Both the building and landscape materials proposed are appropriate
for the area and a desert climate.
5.
NE
6.
Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
Development of the site is subject to all applicable codes, permitting and
inspections, thereby securing the public health, safety and general welfare.
Staff finds the applicant has proposed to overdevelop the subject site with land uses
that are too intense for the subject site as evidenced by the need for a Residential
Adjacency Variance, a Waiver to allow for a reduction in the required landscape buffers
along the south and west perimeter, and Exceptions to allow for a reduced number of
parking lot islands and trees. The site is simply not large enough to accommodate the
structures and land uses the applicant has proposed in accordance with Title 19. The
proposed development does not support the overall goals set forth by the General Plan,
and would directly and negatively affect the adjacent single family homes to the north of
the subject site. For these reasons, staff is recommending denial of all associated
applications.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc.
Code Enforcement processed a complaint (#117692) for an
07/30/12
abandoned political sign on the east side of Hualapai Way, north of
Deer Springs Way. The case remains open.
Code Enforcement processed a complaint (#130034) for a food truck
06/13/13
on the corner of Deer Springs Way and Hualapai Way. The case was
resolved on 06/13/13.
Code Enforcement processed a complaint (#130034) for a food truck
parking on the County side of the intersection of Deer Springs Way
06/18/13
and Hualapai Way. Complainant wants to make sure the food truck
remains within the County limits. The case was resolved on 08/12/13.
The City Council approved a request for a Petition to Annex 5.39 acres
01/20/16
on the northeast corner of Deer Springs Way and Hualapai Way.
The applicant revised an application for a General Plan Amendment
(GPA-64884) from GC (General Commercial) to SC (Service
Commercial) on 5.19 acres at the northeast corner of Deer Springs
Way and Hualapai Way.
10/19/16
The applicant revised an application for a Rezoning (ZON-64885) from
C-2 (General Commercial) to C-1 (Limited Commercial) on 5.19 acres
at the northeast corner of Deer Springs Way and Hualapai Way.
NE
NE
Pre-Application Meeting
Staff conducted a pre-application conference where the submittal
10/27/16
requirements for a Vacation and Tentative Map application were
discussed.
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held for these revised
applications.
Field Check
11/03/16
Surrounding
Property
Existing Land
Use Per Title
19.12
Subject
Property
Undeveloped
North
Single Family,
Detached
South
Undeveloped
East
Undeveloped
West
Multi-Family
Residential
Planned or Special
Land Use
Designation
SC (Service
Commercial)
L (Low Density
Residential)
PCD (Planned
Community
Development)
RL [(Residential Low)
Rural Neighborhood
Preservation I] Clark
County
PCD (Planned
Community
Development)
Existing Zoning
District
C-1 (Limited
Commercial)
R-1 (Single Family
Residential)
PD (Planned
Development)
R-E [Rural Estates
Residential (2 Units per
Acre)] Clark County
PD (Planned
Development)
NE
Compliance
N/A
Compliance
N/A
Compliance
N/A
N/A
Y
Y
DEVELOPMENT STANDARDS
Pursuant to Title 19.08, the following standards apply for the proposed C-2 (General
Commercial) Zone:
Standard
Required/Allowed
Provided
Compliance
Min. Lot Width
100 Feet
+/- 300 Feet
Y
Min. Setbacks
Front
Side
Corner
Rear
Max. Building Height
(Residential Adjacency)
North Perimeter
East Perimeter
First Floor
Second Floor
10 Feet
10 Feet
10 Feet
20 Feet
72 Feet
45 Feet
29 Feet
35 Feet
Y
Y
Y
Y
15 Feet
17 Feet
N*
15 Feet
12 ft. 9.5 in.
Y
22 ft. 2 in.
21 ft. 9.5 in.
Y
Screened, Gated,
Screened, Gated, w/ a
Trash Enclosure
By Condition
w/ a Roof or Trellis
Roof or Trellis
Mech. Equipment
Screened
Screened
By Condition
*The proposed Mini-Storage Facility does not meet the Residential Adjacency
Standards and a Variance has been requested to allow a 35-foot rear setback where 51
feet is required.
NE
NE
Functional
Classification of
Street(s)
Street Name
Major Collector
Hualapai Way
Primary Arterial
Governing
Document
Master Plan of Streets
and Highways
Master Plan of Streets
and Highways
Actual
Street
Width
(Feet)
Complian
ce with
Street
Section
40
80
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross
Required
Provided
Compliance
Floor
Parking
Parking
Use
Area or
Parking
HandiHandiNumber
Ratio
Regular
Regular
capped
capped
of Units
1:50
Public
10
Restaurant
Seating/
with Drive2,061 SF
Waiting
Through
1:200
8
Remaining
Restaurant
with DriveThrough
2,220 SF
1:50
Public
Seating/
Waiting
28
1:200
Remaining
Car Wash,
2,300 SF
1:150
Full Service
Mini1:50 Units
Storage
699 Units
Plus 5
Facility
General
Retail Store,
4,990 SF
1:175
Other Than
Listed
TOTAL SPACES REQUIRED
Regular and Handicap Spaces
Required
16
19
29
115
110
115
5
110
Y
Y
NE
Waivers
Requirement
Request
Staff
Recommendation
Denial
Denial
Denial
Exceptions
Requirement
Request
To provide seven landscape
islands throughout the parking lot
where nine landscape islands
would be required.
To provide 19 parking lot trees
within the landscape islands and
at the end of each row of parking
spaces where 23 are required.
Staff
Recommendation
Denial
Denial
NE
VAR-67706
VAR-67706
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
SUP-67486
SUP-67486
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Protest Comment for SUP-67487 [PRJ-67402] and Protest Postcards for SUP-67487 and
SDR-67484 [PRJ-67402]
SUP-67487
SUP-67487
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps
3. Supporting Documentation
VAC-67470
VAC-67470
VAC-67470
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
SDR-67484
SDR-67484
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps
3. Supporting Documentation
4. Protest Postcards and Support Comment
TMP-67469
TMP-67469 - REVISED
bA
A77A
A77777A777777A77777A77777A77
b77777A77A77b77A7A7bA7b7AA77AbA7b7A7
b
A
'77
77
777
7
777
TMP-67469 - REVISED
TMP-67469 - REVISED
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - VAR-67735 and SDR-67419 [PRJ-67417]
2. Conditions and Staff Report - VAR-67735 and SDR-67419 [PRJ-67417]
3. Supporting Documentation - VAR-67735 and SDR-67419 [PRJ-67417]
4. Photo(s) - VAR-67735 and SDR-67419 [PRJ-67417]
5. Justification Letter - VAR-67735 and SDR-67419 [PRJ-67417]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
RECOMMENDATION
VAR-67735
SDR-67419
REQUIRED FOR
APPROVAL
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
57
APPROVALS
PROTESTS
26
FS
** CONDITIONS **
VAR-67735 CONDITIONS
Planning
1.
2.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
4.
All unpaved parking areas shall meet applicable Clark County Department of Air
Quality and Environmental Management regulations for Unpaved Parking Lots
and Storage Areas to prevent fugitive dust.
5.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
6.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SDR-67419 CONDITIONS
Planning
1.
Approval of and conformance to the Conditions of Approval for Variance (VAR67735) shall be required, if approved.
2.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
FS
3.
All development shall be in conformance with the site plan and landscape plan
date stamped 11/17/16, and building elevations, date stamped 10/31/16, except as
amended by conditions herein.
4.
A Waiver from Title 19.08 is hereby approved, to allow zero perimeter landscape
buffer area along portions of the north and south property lines and to allow 10
perimeter trees where 45 are required.
5.
An Exception from 19.08 is hereby approved, to allow zero parking lot landscape
islands and zero parking lot trees where one is required for every six spaces.
6.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
7.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
8.
All unpaved parking areas shall meet applicable Clark County Department of Air
Quality and Environmental Management regulations for Unpaved Parking Lots
and Storage Areas to prevent fugitive dust.
9.
A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.
10. Prior to the submittal of a building permit application, the applicant shall meet with
Department of Planning staff to develop a comprehensive address plan for the
subject site. A copy of the approved address plan shall be submitted with any
future building permit applications related to the site.
11. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
12. Obtain an Occupancy Permit from the Nevada Department of Transportation
(NDOT) for all driveways or other private improvements (gated entry), if any, in the
Mesquite Avenue public right-of-way adjacent to this site prior to constructing any
improvements within NDOT jurisdiction. Geometric and construction requirements
for the Mesquite Avenue termination shall be coordinated with and meet the
approval of NDOT.
FS
13. Landscape and maintain all unimproved right-of-way adjacent to this site. All
landscaping and private improvements installed with this project shall be situated
and maintained so as to not create sight visibility obstructions for vehicular traffic at
all development access drives and abutting street intersections.
14. A Drainage Plan and Technical Drainage Study must be submitted to and
approved by the Department of Public Works prior to the issuance of any building
or grading permits or submittal of any construction drawings, whichever may occur
first. Provide and improve all drainageways recommended in the approved
drainage plan/study. The developer of this site shall be responsible to construct
such neighborhood or local drainage facility improvements as are recommended
by the City of Las Vegas Neighborhood Drainage Studies and approved Drainage
Plan/Study concurrent with development of this site.
FS
** STAFF REPORT **
PROJECT DESCRIPTION
The request is for a Manufacturing, Heavy facility for the manufacture, storage and
distribution of distilled spirits located at the terminus of Mesquite Avenue, approximately
880 feet east of City Parkway. The site will be constructed in phases, and it is
anticipated that other onsite uses will include retail, office, exhibit space, and a banquet
facility.
ISSUES
The applicant has requested a Variance to allow an unpaved parking lot where Title
19.08 requires that all parking areas be paved. Staff recommends denial of the
request.
The subject site will be constructed in three phases, with the development in the first
two phases used primarily for the distillery operation. The proposed retail, office,
exhibit space, and banquet facility uses will be added with the third phase. Staff
recommends denial of the Site Development Plan review request; however, if the
parking areas were paved, staff would have recommend approval of the request.
The subject site is bisected by a Union Pacific railroad spur immediately to the north
of the proposed development. The eastern property line of the site abuts the
primary Union Pacific rail line.
Perimeter landscape waivers to allow a reduction of perimeter landscaping has been
requested and staff recommends approval due to the industrial nature of the area.
ANALYSIS
The subject site is located on an M (Industrial) zoned parcel and is located within the
City of Las Vegas Redevelopment area. The site is currently undeveloped and the site
is bisected by a Union Pacific railroad spur line. The spur effectively separates the
proposed improvements with the northern half of the site adjacent to Bonanza Road.
Site access is provided via a drive from Mesquite Avenue, and a portion of the site
extends south under the US 95 freeway.
The site will consist of four buildings which will be constructed in three phases. The
improvements associated with the first two phases will be used primary for the storage,
manufacture and distribution of distilled spirits, and the final phase will consist of areas
to be used for retail, exhibit areas, office space, and special events.
FS
Building A will be constructed with the first phase and consists of 4,650 square feet of
warehouse space. Also included with the first phase will be an entryway feature, the
front perimeter landscape buffer, a fire lane, three permanent parking spaces, three
temporary parking spaces, and a loading zone.
The elevations depict Building A as being built from metal siding with a galvanized
finish metal roof. The building is 15 feet tall to the base of the roof, where it pitches to a
height of 25 feet. There is a portion of the roof that rises to 35 feet where it is
anticipated that a sign will be installed. The proposed gated entryway feature consists
of a steel trellis arching 14 feet over the entryway drive. The trellis will be attached with
steel pipes rising from a stone base on either side of the drive. The entryway will be
gated.
The second phase will consist of Building B along with four additional temporary
parking spaces. The 5,100 square-foot building will consist of 4,800 square feet of
heavy manufacturing space, and 300 square feet of office space. The heavy
manufacturing portion of the building will be used for distillery operations. Additional
interior landscaping will be installed adjacent to buildings A and B during this phase.
Elevations for Building B depict a 30-foot tall building constructed with corrugated
metal and stone veneer accents.
The third and final phase consists of Buildings C, D and the remainder of the onsite
parking and landscaping. Building C has 8,500 square feet of floor area consisting of
2,900 square feet of heavy manufacturing space, 3,600 square feet of exhibit space,
and 800 square feet of office space. Building D is 1,200 square feet and will be used
as a storage area and for restroom facilities. 3,200 square feet of outdoor courtyard
area will be utilized as a banquet facility for weddings and other special events. An
accessory concert stage is located adjacent to building D.
The seven temporary parking spaces installed with phases one and two will be removed
with the third phase, and a 66 space parking lot, including an additional loading zone,
will be added to the site near the rear property line. The parking lot raises the overall
parking count to 69, which meets the minimum required for the proposed onsite uses.
There are 19 proposed compact spaces, which is within the allowable amount of 30
percent of the overall total. An exception has been requested to allow zero parking lot
landscape islands where 12 are required. Due to the industrial nature of the site, and
the fact that portions of the parking lot extend underneath the US 95 overpass, staff
recommends approval of the exception.
Title 19.08.110 states that all parking and vehicle storage areas shall occur on paved
areas. The site plan indicates that handicapped parking spaces and the fire lane will be
paved in accordance with applicable zoning and fire codes. A note regarding the
remainder of the parking area indicates that there will be an alternative design without
FS
the required surface paving. The Applicant has requested a Variance to allow an
unpaved parking lot for all areas excluding the fire lane and handicapped spaces. Staff
strongly discourages unpaved parking lots and recommends denial of the Variance
request. Unpaved lots generally cannot be striped, which reduces safety due to the lack
of defined parking and travel lanes for the motorists and pedestrians navigating the
parking lot. Unpaved parking areas exacerbate air quality issues, and without dust
control mitigation, unpaved parking lots can contribute to poor regional air quality. A
condition of approval has been added to ensure that the proper air quality measures are
taken through compliance with the Clark County Department of Air Quality and
Environmental Management regulations. Finally, unpaved, unstriped lots make it difficult
to precisely measure onsite parking in order to ensure zoning code compliance.
The landscape plan for the final phase indicates the addition of a number of trees within
the interior of the property, and four perimeter trees along portions of the rear property
line. A four-foot perimeter buffer area planted with shrubs will be installed along
portions of the southern property line. Because the site is zoned M (Industrial) and has
a zero-foot rear-yard building setback, there is no required landscape buffer area along
the rear property line. The applicant is requesting waivers to allow a reduction of
perimeter landscaping to allow a zero-foot perimeter buffer area along the north and
south property lines where eight feet is required, and to allow 10 perimeter trees where
45 are required. The site is located in an industrial zone adjacent to the Union Pacific
railroad, as well as a spur line that essentially divides the parcel in half. The site is also
in close proximity to a US 95 overpass and a towing and impound yard. Due to physical
site constraints and the location of the subject site within an industrial area, it has been
determined that a reduction of perimeter landscaping is justified, and therefore staff
recommends approval of the requested landscape waivers.
The building elevations depict Building C as metal and stucco building with stone
veneer accents. The building has multiple pitched roofs with a maximum roof height of
38 feet. Extending from the roof is a 55-foot architectural feature that is cylindrical in
shape with a coned top. Building D is will be constructed from metal sliding with a
slanted 24-foot tall roof.
FINDINGS (VAR-67735)
In accordance with the provisions of Title 19.16.140(B), Planning Commission and City
Council, in considering the merits of a Variance request, shall not grant a Variance in
order to:
1.
2.
3.
FS
FINDINGS (SDR-67419)
In order to approve a Site Development Plan Review application, per Title 19.16.100(E)
the Planning Commission and/or City Council must affirm the following:
1.
2.
The proposed development is consistent with the General Plan, this Title,
the Design Standards Manual, the Landscape, Wall and Buffer Standards,
and other duly-adopted city plans, policies and standards;
The development proposes unpaved parking lots, which is contrary to Title 19.08
parking area design standards. A Variance has been requested to provide relief
from parking area paving requirements. As such, this project is not consistent
with zoning code minimum standards.
FS
3.
4.
Building and landscape materials are appropriate for the area and for the
City;
The building and landscape materials are appropriate for the area and for the City.
5.
6.
Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
The site will be subject to city inspections, and therefore will not compromise the
public health, safety or general welfare.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc
The City Council approved a Special Use Permit (U-238-91) to allow a
05/20/92
14x48 foot Off-Premise Sign (Billboard). The Zoning Board of
Adjustment recommended approval on 10/24/91.
The City Council approved an appeal of a Variance (V-46-92) to allow
a 14x48 foot Off-Premise Sign (Billboard) within 750 feet of another
05/20/92
existing Off-Premise Sign (Billboard). The Zoning Board of Adjustment
recommended denial on 04/28/92.
A Parcel Map (PM-43-00) to consolidate five parcels into three on the
12/27/00
subject site was recorded.
Planning staff administratively approved a Site Development Plan
05/13/08
Review (SDR-27695) to allow a Heavy Machinery Equipment Storage
Lot on the subject property.
FS
Pre-Application Meeting
General Site Development Plan application submittal requirements
Month/date/year
were discussed.
Neighborhood Meeting
A neighborhood meeting was not required nor was one held.
Field Check
11/03/16
A field check was conducted and the site is undeveloped with the
exception of a railroad spur crossing the property and two existing OffPremise Signs (Billboard).
Surrounding
Property
Subject
Property
Existing Land
Use Per Title
19.12
Undeveloped, OffPremise Sign
(Billboard)
Planned or Special
Land Use
Designation
Existing Zoning
District
M (Industrial)
FS
Surrounding
Property
North
South
East
West
Existing Land
Use Per Title
19.12
Warehouse /
Manufacturing
US 95 / Office
Union Pacific Rail
Road
Warehouse /
Manufacturing
Planned or Special
Land Use
Designation
LI/R (Light
Industry/Research)
N/A / MXU (Mixed
Use)
Existing Zoning
District
M (Industrial)
N/A / PD (Planned
Development)
C-2 (General
Commercial)
C (Commercial)
LI/R (Light
Industry/Research)
M (Industrial)
Compliance
Y
Compliance
Y
Compliance
N/A
Y
N/A
N/A
DEVELOPMENT STANDARDS
Pursuant to Title 19.08, the following standards apply:
Standard
Required/Allowed
Min. Lot Width
100 Feet
Min. Setbacks
Front
10 Feet
Side
10 Feet
Corner
10 Feet
Rear
0 Feet
Max. Building Height
N/A Feet
Trash Enclosure
Mech. Equipment
Screened, Gated, w/ a
Roof or Trellis
Screened
Provided
746 Feet
Compliance
Y
52 Feet
21 Feet
N/A
60 Feet
55 Feet
Screened,
Gated, w/ a
Roof or
Trellis
Screened
Y
Y
Y
Y
Y
Y
Y
FS
Compliance
23 Trees
15 Trees
0 Trees
7 Trees
45Trees
2 Trees
0 Trees
5 Trees
3 Trees
10 Trees
N
N
Y
N
N
12 Trees
0 Trees
0 Feet
0 Feet
0 Feet
15 Feet
N
N
Y
Y
Street Name
Functional
Classification
of Street(s)
Governing
Document
Actual
Street Width
(Feet)
Compliance
with Street
Section
Mesquite
Avenue
Minor Collector
Title 19.04
60
N/A
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Use
Manufacturing
(Heavy)
Warehouse
Retail
Office
Gross Floor
Area or
Number of
Units
Required
Parking
Parking
HandiRatio
Regular
capped
4,650 sf
1:1000 sf
7,700 sf
1,500
800 sf
1:1000 sf
1:175 sf
1:300 sf
8
9
3
Provided
Parking
HandiRegular
capped
Compliance
FS
Parking Requirement
Use
Museum, Art
Display, or Art
Sales (Private)
Banquet
Facility
Gross Floor
Area or
Number of
Units
Required
Parking
Parking
HandiRatio
Regular
capped
3,600 sf
1:300 sf
12
3,200 sf
1:100 sf
32
69
66
Loading
Spaces
21,450 sf
Waivers
Requirement
To allow zero foot perimeter
landscape buffer area along
the north and south property
lines where eight feet is
required.
A total of 45 perimeter trees
(30 feet OC along north and
south property lines and 20
feet OC along the west
property line)
Exceptions
Requirement
One tree within a landscape
island every six parking
spaces
3
2
Request
To allow zero
perimeter landscape
buffer area along
portions of the north
and south property
lines.
To allow 10
perimeter trees
where 45 trees are
required.
Provided
Parking
HandiRegular
capped
69
66
Compliance
Y
Y
3
2
Staff Recommendation
Approval
Approval
Request
Staff Recommendation
Approval
FS
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RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
SDR-67419
SDR-67419
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Support Postcard
VAR-66897 [PRJ-65226]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
VAR-66897
RECOMMENDATION
Staff recommends DENIAL, if approved subject to
conditions:
REQUIRED FOR
APPROVAL
N/A
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
101
APPROVALS
PROTESTS
20
RG
VAR-66897 [PRJ-65226]
Conditions Page One
December 13, 2016 - Planning Commission Meeting
** CONDITIONS **
VAR-66897 CONDITIONS
Planning
1.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
2.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
3.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
4.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
Public Works
5.
Meet with the Flood Control Section of the Department of Public Works for
assistance with establishing finished floor elevations and drainage paths for this
site prior to submittal of construction plans, the issuance of any building or grading
permits, whichever may occur first. Provide and improve all drainage ways as
recommended.
RG
VAR-66897 [PRJ-65226]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is requesting a Variance to allow a proposed casita to be located in the
rear yard of a single-family residential lot located at 7055 Del Rey Avenue.
ISSUES
The Variance request is to allow a proposed Accessory Structure (Class II) [Casita]
five feet from the side and rear property line where 10 feet is required in the R-E
(Residence Estates) zoning district. Relocating the structure to 10 feet from side
and rear property line is achievable and no evidence of unique circumstances has
been presented. Staff recommends denial.
ANALYSIS
The property at 7055 Del Rey Avenue is located in an R-E (Residence Estates) zoning
district and is subject to the requirements of Title 19.06 standards. The subject property
contains a single-family residence and is located within the Rural Preservation Overlay
District. The proposed accessory structure will not have an impact on the Rural
Preservation Overlay District.
The proposed accessory structure will be located at the southwest corner of the subject
property with a side and rear yard setback of five feet from the west and south property
lines. The distance between the principal structure and the accessory structure is
greater than six feet as required by code. The proposed structure will serve as a living
space on the subject property. The proposed accessory structures exterior will be
stucco and the color will match the primary dwelling.
The applicant is requesting a Variance to allow a proposed Accessory Structure (Class
II) [Casita] to be five feet from the side and rear property line. Pursuant to Title 19.06 RE (Residence Estates) standards, accessory structure placement must be at least 10
feet from the property line. The subject property is not an irregularly shaped lot and has
sufficient space to accommodate an accessory structure that can meet Title 19
requirements. Unique or extraordinary circumstances have not been presented with
this Variance request; therefore, staff recommends denial. If this application is
approved, it is subject to conditions.
RG
VAR-66897 [PRJ-65226]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
FINDINGS (VAR-66897)
In accordance with the provisions of Title 19.16.140(B), Planning Commission and City
Council, in considering the merits of a Variance request, shall not grant a Variance in
order to:
1.
2.
3.
BACKGROUND INFORMATION
RG
VAR-66897 [PRJ-65226]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was conducted with the applicant and
discussed the options of the proposed Accessory Structure (Class II)
06/15/16
[Casita] to be located at the proper setbacks to avoid an application for
a Variance. The applicant insists that they would like to have the
structure to be within five feet from the side and rear property lines.
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
RG
VAR-66897 [PRJ-65226]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
Field Check
11/03/16
A field check was conducted by staff and noted that the subject
property is well maintained.
Surrounding
Property
Subject
Property
North
South
East
West
Existing Land
Use Per Title
19.12
Single Family,
Detached
Single Family,
Detached
Utility Installation,
Other Than Listed
Single Family,
Detached
Single Family,
Detached
Planned or Special
Land Use
Designation
DR (Desert Rural
Density Residential)
DR (Desert Rural
Density Residential)
PF (Public Facilities)
DR (Desert Rural
Density Residential)
DR (Desert Rural
Density Residential)
Existing Zoning
District
R-E (Residence
Estates)
R-E (Residence
Estates)
R-E (Residence
Estates)
R-E (Residence
Estates)
R-E (Residence
Estates)
Compliance
N/A
Compliance
N
Compliance
N/A
N/A
N/A
N/A
RG
VAR-66897 [PRJ-65226]
Staff Report Page Five
December 13, 2016 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Pursuant to 19.06.060, the following standards apply:
Standard
Required/Allowed
Min. Lot Size
20,000 SF
Min. Lot Width
100 Feet
Accessory Structure Min. Setbacks
Side
10 Feet
Rear
10 Feet
Max. Building Height
35 Feet
*Variance (VAR-66897) has been applied.
Street Name
Del Rey Avenue
Functional
Classification
of Street(s)
Minor streets
Governing
Document
Title 13
Provided
20,908 SF
103 Feet
Compliance
Y
Y
5 Feet
5 Feet
14.5 Feet
N*
N*
Y
Actual
Street Width
(Feet)
60
Compliance
with Street
Section
Y
RG
VAR-66897
VAR-66897
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VAR-66897
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
VAR-66964 [PRJ-64659]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
VAR-66964
RECOMMENDATION
Staff recommends DENIAL, if approved subject to
conditions:
REQUIRED FOR
APPROVAL
N/A
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
144
APPROVALS
PROTESTS
22
RG
VAR-66964 [PRJ-64659]
Conditions Page One
December 13, 2016 - Planning Commission Meeting
** CONDITIONS **
VAR-66964 CONDITIONS
Planning
1.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
2.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
3.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
4.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
Public Works
5.
Meet with the Flood Control Section of the Department of Public Works for
assistance with establishing finished floor elevations and drainage paths for this
site prior to submittal of construction plans, the issuance of any building or grading
permits, whichever may occur first. Provide and improve all drainage ways as
recommended.
RG
VAR-66964 [PRJ-64659]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is requesting a Variance to allow an existing garage to be expanded into
the required side yard setback area located at 1830 Terra Vista Way.
ISSUES
ANALYSIS
The property is located in an R-E (Residence Estates) zoning district and is subject to
the requirements of Title 19.06 standards. The subject property contains a single-family
residence and is located within the Rural Preservation Overlay District. The proposed
expansion of the existing accessory structure will not have an impact on the Rural
Preservation Overlay District.
The existing accessory structure is located at the northwest corner of the subject
property with an existing setback of five feet from the west property line and is a legally
nonconforming structure pursuant to Title 19.14. The existing setback from the north
property line is 17 feet. The proposed expansion will have a side yard setback of five
feet from the north property line. The property is an irregular shaped lot and the
property line to the north is considered a side yard. The proposed structure will serve
as extra space to store vehicles for the applicant on the property. The existing
structures exterior is brick veneer and the proposed addition will utilize the same
building material to match the existing dwelling.
The applicant is requesting a Variance to allow the expansion of an existing Accessory
Structure (Class II) [Garage] to be five feet from the side property line. Pursuant to Title
19.06 R-E (Residence Estates) standards, the accessory structure placement must be
at least 10 feet from the side property line. The subject property has sufficient space to
accommodate an accessory structure that can meet Title 19 requirements. Unique or
extraordinary circumstances have not been presented with this Variance request;
therefore, staff recommends denial of this request. If this application is approved, it is
subject to conditions.
RG
VAR-66964 [PRJ-64659]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
FINDINGS (VAR-66964)
In accordance with the provisions of Title 19.16.140(B), Planning Commission and City
Council, in considering the merits of a Variance request, shall not grant a Variance in
order to:
1.
2.
3.
VAR-66964 [PRJ-64659]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was conducted with the applicant. The
applicant proposes to add on to the existing 858 square-foot detached
05/16/16
garage. An additional 456 square-foot is being proposed and the
addition is within 5 feet from rear property line. The Variance
application submittal requirements were discussed.
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
Field Check
11/03/16
RG
VAR-66964 [PRJ-64659]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
Surrounding
Property
Subject
Property
North
South
East
West
Existing Land
Use Per Title
19.12
Single Family,
Detached
Planned or Special
Land Use
Designation
DR (Desert Rural
Density Residential)
Single Family,
Detached
DR (Desert Rural
Density Residential)
Single Family,
Detached
Single Family,
Detached
Single Family,
Detached
DR (Desert Rural
Density Residential)
DR (Desert Rural
Density Residential)
DR (Desert Rural
Density Residential)
Existing Zoning
District
R-E (Residence
Estates)
R-PD2 (Residential
Planned Development
2 Units per Acre)
R-E (Residence
Estates)
R-E (Residence
Estates)
R-E (Residence
Estates)
Compliance
N/A
Compliance
N
Compliance
N/A
N/A
N/A
N/A
DEVELOPMENT STANDARDS
Pursuant to Title 19.06, the following standards apply:
Standard
Required/Allowed
Min. Lot Size
20,000 SF
Min. Lot Width
100 Feet
Min. Setbacks for Accessory
Structure
Side
10 Feet
Rear
10 Feet
Min. Distance Between Buildings
6 Feet
Max. Rear Yard Coverage
50%
35 Feet, or 2
stories, whichever
Max. Building Height
is less
Provided
23,087 SF
100 Feet
Compliance
Y
Y
5 Feet
5 Feet
27 Feet
9%
Y*
N**
Y
Y
21 Feet
Y
RG
VAR-66964 [PRJ-64659]
Staff Report Page Five
December 13, 2016 - Planning Commission Meeting
*The existing garage was approved at five (5) feet under building permit (#006743).
**Variance (VAR-66964) has been applied.
Street Name
Terra Vista Way
Functional
Classification
of Street(s)
Private Street
Governing
Document
Title 13
Actual
Street Width
(Feet)
45
Compliance
with Street
Section
Y
RG
VAR-66964
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777
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VAR-66964
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VAR-66964
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VAR-66964 - REVISED
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VAR-66964
VAR-66964
VAR-66964
VAR-66964
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Support Postcards
VAR-67420 [PRJ-66340]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
VAR-67420
RECOMMENDATION
REQUIRED FOR
APPROVAL
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
279
APPROVALS
PROTESTS
19
CS
VAR-67420 [PRJ-66340]
Conditions Page One
December 13, 2016 - Planning Commission Meeting
** CONDITIONS **
VAR-67420 CONDITIONS
Planning
1.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
2.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
3.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
4.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
Public Works
5.
Meet with the Flood Control Section of the Department of Public Works for
assistance with establishing finished floor elevations and drainage paths for this
site prior to submittal of construction plans, the issuance of any building or grading
permits, whichever may occur first. Provide and improve all drainage ways as
recommended.
CS
VAR-67420 [PRJ-66340]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is requesting a Variance to allow an existing shed and garage to be
located in a required setback area, with the garage located too close to the residence at
3725 Glen Ridge Way.
ISSUES
ANALYSIS
The existing accessory structures [shed and garage] are located in the rear of the
subject property. Title 19.06 requires that accessory structures be aesthetically
compatible with the principle dwelling unit. Per the submitted justification letter, the
accessory structures will be compatible as they will be painted the same color (ivory) of
the principle dwelling and made of the same stucco material. Title 19.06 also stipulates
that accessory structures not exceed 50 percent of the lot coverage of the rear and side
yard areas. Including the two existing accessory structures, the subject site will fall
under the threshold at 22 percent. The subject site is located within the Rural
Preservation Overlay District. The intent of the Rural Preservation District is to ensure
that the rural character of each rural preservation neighborhood is preserved. The
applicants request will not negatively affect the chief goal of this overlay district.
The Public Works Department has requested that the applicant meet with the Flood
Control Section of the Department of Public Works for assistance with establishing
finished floor elevations and drainage paths for the subject site. A condition of approval
has been added to address this issue. Since this is a self-imposed hardship created by
the owner, staff recommends denial of the request. If approved, the applicant will be
able to keep their two existing accessory structures in their current location.
CS
VAR-67420 [PRJ-66340]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
FINDINGS (VAR-67420)
In accordance with the provisions of Title 19.16.140(B), Planning Commission and City
Council, in considering the merits of a Variance request, shall not grant a Variance in
order to:
1.
2.
3.
CS
VAR-67420 [PRJ-66340]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant where the
08/18/16
submittal requirements and deadlines were reviewed.
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
Field Check
11/03/16
Staff conducted a routine field check and found the site to be well
maintained.
Surrounding
Property
Subject
Property
North
South
East
West
Existing Land
Use Per Title
19.12
Single Family,
Detached
Single Family,
Detached
Single Family,
Detached
Single Family,
Detached
Single Family,
Detached
Planned or Special
Land Use
Designation
DR Desert Rural- up
to 2.49 du/ac
DR Desert Rural- up
to 2.49 du/ac
DR Desert Rural- up
to 2.49 du/ac
DR Desert Rural- up
to 2.49 du/ac
DR Desert Rural- up
to 2.49 du/ac
Existing Zoning
District
R-D Single Family
Residential-Restricted
R-D Single Family
Residential-Restricted
R-D Single Family
Residential-Restricted
R-D Single Family
Residential-Restricted
R-D Single Family
Residential-Restricted
Compliance
N/A
Compliance
Y
Y
CS
VAR-67420 [PRJ-66340]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
Compliance
N/A
N/A
N/A
N/A
DEVELOPMENT STANDARDS
Pursuant to Title 19.06.065, the following standards apply:
Standard
Required/Allowed
Provided
Min. Lot Size
10,000 SF
11,326 SF
Min. Lot Width
80 Feet
90 Feet
Min. Setbacks
Side
10 Feet
2 Feet
Rear
10 Feet
12 Feet
Min. Distance From Principal
Dwelling
6 Feet
5 Feet
Max. Lot Coverage of rear and
side yard areas
50%
22%
Max. Building Height
35 Feet
15 Feet
Compliance
Y
Y
N
Y
N
Y
Y
CS
VAR-67420
VAR-67420
VAR-67420
VAR-67420
VAR-67420
VAR-67420
VAR-67420
7A
777
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77777777777777777
7777777777-7777777
7777777777777
777777777777777
77777
7A
VAR-67420 - REVISED
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
VAR-67451 [PRJ-67438]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
VAR-67451
RECOMMENDATION
REQUIRED FOR
APPROVAL
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
109
APPROVALS
PROTESTS
16
CS
VAR-67451 [PRJ-67438]
Conditions Page One
December 13, 2016 - Planning Commission Meeting
** CONDITIONS **
VAR-67451CONDITIONS
Planning
1.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
2.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
3.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
4.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
CS
VAR-67451 [PRJ-67438]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is requesting a Variance to allow a proposed detached patio cover that
does not meet the minimum rear yard setback and minimum distance separation
requirement from the principal dwelling at 5854 Del Rey Avenue.
ISSUES
ANALYSIS
The applicant has proposed to construct a 252 square-foot accessory structure (Class
II) [detached patio cover] with a rear yard setback of five feet and a five-foot distance
separation from the principal dwelling. The subject site is located within the U
(Undeveloped) zoning district. This district requires a minimum rear yard setback of 10
feet and a minimum six-foot distance separation from the main building. Per Title 19.06,
accessory structures in the Undeveloped Zoning District are not allowed to exceed 50
percent of the rear and side yard areas as it pertains to size and coverage. With the
proposed accessory structure, the applicant will have a rear yard lot coverage of 18
percent. No substantial evidence has been presented to warrant the requested
Variance. Alternatively, the applicant could redesign or rearrange the proposed patio
cover in order to meet Title 19 requirements.
Since this is a self-imposed hardship created by the owner, staff recommends denial of
the request. If approved, the applicant will be able to construct their accessory structure
with a five-foot rear yard setback and a five-foot distance separation from the principal
dwelling.
FINDINGS (VAR-67451)
In accordance with the provisions of Title 19.16.140(B), Planning Commission and City
Council, in considering the merits of a Variance request, shall not grant a Variance in
order to:
CS
VAR-67451 [PRJ-67438]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
1.
2.
3.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc.
Board of Zoning Adjustment approved a Variance (H99906247) to
04/28/92
allow a proposed single-family dwelling 32 feet from the rear property
line where 37 feet is the minimum setback required.
CS
VAR-67451 [PRJ-67438]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
09/12/16
requirements and deadlines were discussed.
Neighborhood Meeting
11/03/16
A neighborhood meeting was not required, nor was one held.
Field Check
11/03/16
Staff conducted a routine field check and found the site to be well
maintained.
Surrounding
Property
Subject
Property
Existing Land
Use Per Title
19.12
Single Family,
Detached
North
Undeveloped
South
Clark County
Single Family,
Detached
Clark County
East
West
Planned or Special
Land Use
Designation
Existing Zoning
District
L Low-up to 5.49
U(L) Undeveloped
SC Service
Commercial
Clark County
DR Desert Rural- up
to 2.49 du/ac
Clark County
U(SC) Undeveloped
Clark County
U(L) Undeveloped
Clark County
Compliance
N/A
Compliance
N/A
Compliance
N/A
N/A
N/A
N/A
CS
VAR-67451 [PRJ-67438]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Pursuant to Title 19.06, the following standards apply:
Standard
Required/Allowed
Min. Lot Size
20,000 SF
Min. Lot Width
100 Feet
Min. Setbacks
Side
10 Feet
10 Feet
Rear
Min. Distance Between Buildings
6 Feet
Max. Rear and Side Lot Coverage
50 %
Max. Building Height
35 Feet
Provided
27,000 SF
149 Feet
Compliance
Y
Y
80 Feet
5 Feet
5 Feet
18 %
12 Feet
Y
N
N
Y
Y
CS
VAR-67451
VAR-67451
VAR-67451
VAR-67451
VAR-67451 [PRJ-67348] - VARIANCE - APPLICANT/OWNER: JOHN LEE AND DUREL FAMILY TRUST
5854 DEL REY AVENUE
11/03/2016
VAR-67451 [PRJ-67348] - VARIANCE - APPLICANT/OWNER: JOHN LEE AND DUREL FAMILY TRUST
5854 DEL REY AVENUE
11/03/2016
VAR-67451
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Protest/Support Postcards
WVR-67370 [PRJ-66718]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
WVR-67370
RECOMMENDATION
REQUIRED FOR
APPROVAL
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
321
APPROVALS
PROTESTS
18
JB
WVR-67370 [PRJ-66718]
Conditions Page One
December 13, 2016 - Planning Commission Meeting
** CONDITIONS **
WVR-67370 CONDITIONS
Planning
1.
This approval shall be void two (2) years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
2.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
3.
A Waiver from of Title 19.02.240 to allow no street lighting where such is required
is approved.
4.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
5.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
Public Works
6.
JB
WVR-67370 [PRJ-66718]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Waiver to allow no streetlights to be installed along Leon Avenue
adjacent to the eastern perimeter of a 17.08 acre parcel of land located on the
northwest corner of Leon Avenue and Alexander Road.
ISSUES
A Site Development Plan Review (SDR-65912) was previously approved by the City
Council on 10/05/16 to construct a 58,745 square-foot primary and secondary school
use on a 7.44 acre portion of the 17.08 acre subject site
An associated Variance (VAR-66310) application was previously approved by the
City Council on 10/05/16 which allowed a deviation from Complete Streets
Standards to provide a horse trail in place of a sidewalk adjacent to Leon Avenue.
ANALYSIS
On 10/05/16 the City Council approved Site Development Plan Review (SDR-65912) to
construct a 58,745 square-foot primary and secondary school use on a 7.44 acre
portion of the 17.08 acre subject site. The applicant has request a Waiver to allow no
streetlights to be installed along Leon Avenue adjacent to the subject site.
When a site is developed in the City of Las Vegas, it is customary to require the
installation of all incomplete improvements surrounding the site so they match what
exists in the surrounding area. Streetlights exist on the south side of Alexander Road
and will exist on the north side of Alexander Road when this school site develops.
Although streetlights are not customary on Leon Avenue, the Citys staff encourages full
installation of complete streets throughout the City. Staff does not support these request
and recommends denial with conditions.
FINDINGS (WVR-67370)
No substantial evidence has been presented to warrant the requested Waivers of Title
19.02.240 and 19.01.140.A to allow no streetlights where such are required along Leon
Avenue. Staff recommends denial of the request with conditions.
JB
WVR-67370 [PRJ-66718]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc
The City Council approved a request to amend portions of the
Centennial Hills Sector Plan and the Southwest Sector Map FROM:
GC (General Commercial), SC (Service Commercial) and DR (Desert
Rural) TO: GC (General Commercial), O (Office), PF (Public Facility),
ML (Medium Low Density Residential) and DR (Desert Rural Density
Residential) on property located on, or in close proximity to, both sides
of Rancho Drive from Vegas Drive to the northern City limits at
Moccasin Road. The Planning Commission and staff recommended
approval.
04/02/03
Request for a Rezoning FROM: C-2 (General Commercial), R-E
(Residence Estates), R-MHP (Residential Mobile/Manufactured Home
Park), and U (Undeveloped) TO: C-2 (General Commercial), C-1
(Limited Commercial), O (Office), C-V (Civic), R-E (Residence
Estates), R-1 (Single Family Residential), and U (Undeveloped)to GC
(General Commercial), O (Office), PF (Public Facility), ML (MediumLow Density Residential) and DR (Desert Rural) on property located
on, or in close proximity to, both sides of Rancho Drive from Vegas
Drive to the northern City limits at Moccasin Road. The Planning
Commission and staff recommended approval.
An application was submitted for a Parcel Map Technical Review
(PMP-66120) for a two-lot Parcel Map on 17.15 acres at the northwest
08/08/16
corner of Alexander Road and Leon Avenue. The map has not been
recorded.
The Planning Commission will consider a request for a Variance (VAR65909) to allow an eight-foot tall wall in the front yard where a
maximum wall height of five feet is allowed on a 6.11-acre portion of a
17.08-acre parcel on the northwest corner of Alexander Road and
Leon Avenue. Staff recommended approval.
The Planning Commission will consider a request for a Variance (VAR66310) to allow a deviation from Complete Streets Standards to
09/13/16
provide a horse trail in place of a sidewalk adjacent to Leon Avenue on
a 6.11-acre portion of a 17.08-acre parcel on the northwest corner of
Alexander Road and Leon Avenue. Staff recommended approval.
The Planning Commission will consider a request for a Special Use
Permit (SUP-65910) for a proposed Public or Private School, Primary
on the northwest corner of Leon Avenue and Alexander Road. Staff
recommended approval.
JB
WVR-67370 [PRJ-66718]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss the
09/08/16
submittal requirements for a Waiver and Vacation applications for a
previously approved project on the subject site.
Neighborhood Meeting
A neighborhood meeting is not required for this type of request nor was one held.
Field Check
11/03/16
During a routine site inspection staff observed that the subject site was
an undeveloped parcel of land with high weeds and shrubs throughout
the site.
JB
WVR-67370 [PRJ-66718]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
Existing Land
Use Per Title
19.12
Planned or Special
Land Use
Designation
Subject
Property
Undeveloped
ML (Medium Low
Density Residential)
North
Undeveloped
ML (Medium Low
Density Residential)
Undeveloped
ML (Medium Low
Density Residential)
Clinic
GC (General
Commercial)
U (Undeveloped) [ML
(Medium Low Density
Residential)]
U (Undeveloped) [ML
(Medium Low Density
Residential)]
U (Undeveloped) [ML
(Medium Low Density
Residential)]
C-2 (General
Commercial)
East
Single Family
Residential,
Detached
DR (Desert Rural
Density Residential)
R-E (Residence
Estates)
West
Undeveloped
SC (Service
Commercial)
C-1 (Limited
Commercial)
Surrounding
Property
South
Existing Zoning
District
Compliance
N/A
Compliance
Y
Compliance
N/A
N/A
N/A
N/A
DEVELOPMENT STANDARDS
Street Name
Functional
Classification
of Street(s)
Governing
Document
Actual
Street Width
(Feet)
Compliance
with Street
Section
Leon Avenue
Local Street
Master Plan of
Streets & Highways
60
JB
WVR-67370 [PRJ-66718]
Staff Report Page Five
December 13, 2016 - Planning Commission Meeting
Pursuant to Title 19.02 and 19.04, the following parking standards apply:
Streetscape Standards
Required
Provided
Compliance
60-foot wide right-of60-foot wide right-ofway, including amenity
way, amenity zone,
Leon Avenue
N*
zone, sidewalk and
horse trail and no
streetlights
streetlights
*The applicant has a requested a Waiver (WVR-67370) to waive all required Title 19.02
streetlight improvements along existing Leon Avenue right-of-way adjacent to the
eastern perimeter of the subject site. In addition, a Variance (VAR-66310) was
previously approved, which allowed a horse trail along in place of the required sidewalk
along Leon Avenue.
Waivers
Requirement
Request
To install streetlights per Title To install no
19.04 requirements along
streetlights along
Leon Avenue
Leon Avenue
Staff Recommendation
Denial
JB
WVR-67370
WVR-67370
WVR-67370
WVR-67370
WVR-67370
7777777777777777
WVR-67370
7
7
b A
A b
7
b 7 A 7
7 7
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b A 7
7A b A
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7
WVR-67370
7 7 7A
7A
7A
7b 7 A
7 7
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7 7 7A
7A
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7A
7b 7 A
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7A
b7bA7A
77
77
777
7
777
WVR-67370
WVR-67370
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - SUP-67136 and SDR-67317 [PRJ-67134]
2. Conditions and Staff Report - SUP-67136 and SDR-67317 [PRJ-67134]
3. Supporting Documentation - SUP-67136 and SDR-67317 [PRJ-67134]
4. Photo(s) - SUP-67136 and SDR-67317 [PRJ-67134]
5. Justification Letter - SUP-67136 and SDR-67317 [PRJ-67134]
6. Support Postcard for SUP-67136 and SDR-67137 [PRJ-67134]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
RECOMMENDATION
SUP-67136
SDR-67137
REQUIRED FOR
APPROVAL
SUP-67136
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
205
APPROVALS
PROTESTS
25
FS
** CONDITIONS **
SUP-67136 CONDITIONS
Planning
1.
Conformance to all Minimum Requirements under LVMC Title 19.12 for the Hotel
Residence use.
2.
3.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
4.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
5.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
6.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SDR-67137 CONDITIONS
Planning
1.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
2.
All development shall be in conformance with the site plan and landscape plan
date stamped 11/08/16, and building elevations date stamped 10/24/16, except as
amended by conditions herein.
FS
3.
4.
24-inch box trees are required 20 feet on-center along the north property line.
5.
An Exception from 19.08 is hereby approved to allow nine parking lot trees where
24 are required.
6.
All individual wall/window mounted air conditioner units shall be recessed into the
building face or otherwise screened by a method acceptable to the Department of
Planning.
7.
8.
9.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
10. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
11. The applicant shall coordinate with the City Surveyor and other city staff to
determine the most appropriate mapping action necessary to consolidate the
existing lots. The mapping action shall be completed and recorded prior to the
issuance of any building permits.
12. A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.
13. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
FS
Public Works
14. Correct all Americans with Disabilities Act (ADA) deficiencies on the sidewalk and
the proposed driveways adjacent to this site in accordance with code requirements
of Title 13.56.040 to the satisfaction of the City Engineer concurrent with
development of this site. All existing paving damaged or removed by this
development shall be restored at its original location and to its original width
concurrent with development of this site.
15. Contact the Sanitary Sewer Planning Section of the Department of Public Works at
702-229-2179 to determine an acceptable point of connection to sanitary sewer
system. Comply with the recommendations of the Sanitary Sewer Planning
Section.
16. Meet with the Fire Protection Engineering Section of the Department of Fire
Services to discuss fire requirements for the proposed use of this facility. The
design and layout of all onsite private circulation and access drives shall meet the
approval of the Department of Fire Services. Appropriate fire lanes and turning
radii shall be provided at rear of structure.
17. A Drainage Plan and Technical Drainage Study must be submitted to and
approved by the Department of Public Works prior to the issuance of any building
or grading permits or submittal of any construction drawings, whichever may occur
first. Provide and improve all drainage ways recommended in the approved
drainage plan/study. The developer of this site shall be responsible to construct
such neighborhood or local drainage facility improvements as are recommended
by the City of Las Vegas Neighborhood Drainage Studies and approved Drainage
Plan/Study concurrent with development of this site.
FS
** STAFF REPORT **
PROJECT DESCRIPTION
The request is for a Special Use Permit and a Site Development Plan Review for a
proposed four story, 140-unit Hotel Residence at 810 South Decatur Boulevard.
ISSUES
The subject site is currently developed with an operating Motor Vehicle Sales (Used)
facility.
A Special Use Permit is required for a Hotel Residence within the C-2 (General
Commercial) zoning district. Staff recommends approval of the request.
A Site Development Plan Review has been submitted to allow a four story, 140-unit
Hotel Residence. Staff recommends approval of the request.
A perimeter landscape waiver is being requested to allow a reduction of perimeter
landscaping along portions of the north and south property lines. Staff recommends
approval of the request.
An exception is being requested to allow a reduction of parking lot landscape
requirements. Staff recommends approval of the request.
ANALYSIS
The request is for a Special Use Permit and a Site Development Plan Review for a
proposed four story, 140-unit Hotel Residence at 810 South Decatur Boulevard. The
site is zoned C-2 (General Commercial) and is currently developed with an operating
Motor Vehicle Sales (Used) facility. The site is located within the Las Vegas
Redevelopment Area and the 175-foot Airport Overlay District. The site is adjacent to
an R-1 (Single-family Residential) zoned parcel to the south; however, the site is utilized
as a church, which is a non-residential use. As such, residential adjacency standards
do not apply to the subject property. The site receives access via two drives from
Decatur Boulevard, and the proposed four story building is located generally at the
center of the subject site. Surrounding the building, 140 parking spaces are provided
where 140 are required, and 30 percent of spaces are classified as compact.
The building elevations depict a four-story hotel building constructed of stucco with
brown foam molding, stucco pop-out trim, and a shingle roof. A porte-cochere will be
located in front of the building directly over a portion of the parking area. A pool and
deck area will be integrated onto the roof of the porte-cochere for use by hotel guests.
Each unit will have a wall mounted air conditioning unit that will be recessed into the
building and will be visually nonintrusive. Rooftop mechanical equipment, if installed,
will be required to be screened from view.
FS
The landscape plan depicts the required perimeter landscape buffer widths along the
front and rear property lines. These buffer areas are planted with the required 24-inch
box trees every 20 feet on-center. The front-yard perimeter landscaping enhances the
street front along Decatur Boulevard in an area where landscaping is generally lacking
along the right-of-way. An eight-foot perimeter buffer is required along the north and
south (side-yard) property lines; however, the buffer width tapers to 5.7 feet and 5.9
feet, respectively, within portions of these areas. The applicant has requested a waiver
to allow a reduction of perimeter buffer width along portions of the north and south
property lines, and to allow 11 perimeter trees along the south property line where 13
are required. Staff recommends approval of the requested waivers as the applicant has
voluntarily increased the number of 24-inch box trees along the north property line to
compensate for the aforementioned landscape deficiencies. Adjacent to commercial
development to the north, 24-inch box trees are required every 30 feet on-center, and
the applicant has voluntarily increased the tree spacing to 20 feet on-center. In addition,
the parcel dimensions are tapered which also adds a physical hardship. Tree species
used include Fan Palms, Arizona Mesquites, African Sumacs, and Rio Grande Ash.
Provided shrubs include five-gallon Blue Ranger and Red Yuccas.
An exception from Title 19.08 has been requested to allow a reduction of required
parking lot landscaping. The provided parking lot landscaping includes nine trees
where 24 are required. Title 19.08 requires one tree for every 6 uncovered parking
spaces, plus one tree at the end of each row of spaces. The exception is justified as
the applicant is adding extra trees to the perimeter landscape buffer areas, and the
porte-cochere occupies a large portion of the front parking lot. The majority of the
deficient trees were to be located to the rear of the property where they have less of an
aesthetic impact.
The floorplans depict a large and small studio product with full kitchens and private
bathrooms. These types of units are consistent with a typical Hotel Residence room.
Despite the requested waiver and exception, the proposed development is appropriate
for the C-2 (General Commercial) zone and the Las Vegas Redevelopment Area. The
adjacent uses will not be adversely affected by the proposed hotel residence, and the
site is adequately buffered from the multi-family residential development to the west and
the house of worship to the south. The proposed landscaping will enhance the Decatur
Boulevard street front, and measures have been taken to ensure that the building is
aesthetically compatible with the development in the area. Staff recommends approval
of the Site Development Plan review and associated waivers.
The Hotel Residence use is defined as a multi-dwelling facility for extended stay
lodging, consisting of:
FS
1. Efficiency units or suites with a kitchen containing a refrigerator, sink and cooking
facilities (such as a stove or microwave) suitable for long term occupancy;
2. Customary hotel services such as linen, maid service, telephone and upkeep of
furniture; and
3. Optional resident and guest amenities such as meeting rooms, club house and
recreation facilities. This use does not include facilities which qualify as other
types of dwelling units defined in this Title.
The site meets the minimum Special Use Requirements of a Hotel-Residence and it is
located an appropriate location. The floorplans depict a large and small studio product
with full kitchens and private bathrooms, which are consistent with a typical Hotel
Residence room. The hotel will provide customary hotel services as required, and pool
and deck area for hotel guests is proposed on the roof of the porte-cochere. Staff
recommends approval of the request.
2.
The subject site is physically suitable for the type and intensity of land use
proposed.
The site is physically suitable for the type and intensity of the proposed land use.
FS
3.
4.
Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
Approval of the Special Use Permit does not compromise the publics health,
safety or general welfare.
5.
The use meets all of the applicable conditions per Title 19.12.
The use meets all applicable conditions of Title 19.12.
FINDINGS (SDR-67137)
In order to approve a Site Development Plan Review application, per Title 19.16.100(E)
the Planning Commission and/or City Council must affirm the following:
1.
2.
The proposed development is consistent with the General Plan, this Title,
the Design Standards Manual, the Landscape, Wall and Buffer Standards,
and other duly-adopted city plans, policies and standards;
With approval of the requested waivers, the development will be consistent with all
applicable adopted city plans, policies and standards.
3.
FS
4.
Building and landscape materials are appropriate for the area and for the
City;
The proposed landscape and building materials are appropriate for the area and
for the City.
5.
6.
Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
The site will be subject to regular inspection and therefore does not compromise
the publics health, safety or general welfare.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc
The City Council approved a Special Use Permit (U-185-92) to allow
08/25/1992
Motor Vehicle Sales (Used) and Auto Rental.
Pre-Application Meeting
A pre-application meeting was held and general Special Use Permit
10/13/16
and Site Development Plan Review submittal requirements were
discussed.
Neighborhood Meeting
A neighborhood meeting was not required nor was one held.
FS
Field Check
11/3/16
Existing Land
Use Per Title
19.12
Motor Vehicle
Sales (Used)
Planned or Special
Land Use
Designation
North
Hotel/Casino
C (Commercial)
South
House of Worship
Surrounding
Property
Subject
Property
East
West
O (Office
M (Medium Density
Residential)
Existing Zoning
District
C-2 (General
Commercial)
C-2 (General
Commercial)
R-1 (Single Family
Residential)
P-R (Professional
Office)
R-3 (Medium Density
Residential)
Compliance
N/A
Compliance
Y
Compliance
N/A
Y
N/A
N/A
FS
DEVELOPMENT STANDARDS
Pursuant to Title 19.08, the following standards apply:
Standard
Required/Allowed
Min. Lot Width
100 Feet
Min. Setbacks
Front
10 Feet
Side
10 Feet
Corner
10 Feet
Rear
20 Feet
Max. Lot Coverage
50 %
Max. Building Height
N/A
Trash Enclosure
Mech. Equipment
Screened, Gated, w/ a
Roof or Trellis
Screened
Provided
217 Feet
Compliance
Y
51 Feet
50 Feet
N/A
81 Feet
23 %
55 Feet
Screened,
Gated, w/ a
Roof or
Trellis
Screened
Y
Y
Y
Y
Y
Y
Y
Y
Compliance
Y
N
Y
Y
Y
N
N
N
Y
Y
Y
FS
Street Name
Decatur
Boulevard
Functional
Classification
of Street(s)
Parkway Arterial
Governing
Document
Actual
Street Width
(Feet)
Compliance
with Street
Section
125
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Use
Hotel
Residence
Gross Floor
Area or
Number of
Units
140 units
Required
Parking
Parking
HandiRatio
Regular
capped
1per
guest
room
Waivers
Requirement
8-foot Landscape Buffer area
along the north and south
property lines.
Exceptions
Requirement
1 tree every six spaces
Provided
Parking
HandiRegular
capped
Compliance
140
140
135
140
135
Y
Y
Request
5-foot Landscape
Buffer area along a
portion of the north
and south property
lines
To allow 11
perimeter trees along
the south property
line where13 are
required
Staff Recommendation
Request
To allow 9 parking lot
trees where 23 are
required
Staff Recommendation
Approval
Approval
Approval
FS
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Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
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Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - SUP-67464, SUP-67465 and SDR-67466 [PRJ-67301]
2. Conditions and Staff Report - SUP-67464, SUP-67465 and SDR-67466 [PRJ-67301]
3. Supporting Documentation - SUP-67464, SUP-67465 and SDR-67466 [PRJ-67301]
4. Photo(s) - SUP-67464, SUP-67465 and SDR-67466 [PRJ-67301]
5. Justification Letter - SUP-67464, SUP-67465 and SDR-67466 [PRJ-67301]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
RECOMMENDATION
SUP-67464
SUP-67465
SDR-67466
REQUIRED FOR
APPROVAL
SUP-67464
SUP-67464
SUP-67465
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
28
NOTICES MAILED
APPROVALS
PROTESTS
JB
** CONDITIONS **
SUP-67464 CONDITIONS
Planning
1.
Conformance to all Minimum Requirements under LVMC Title 19.12 for a Gaming,
Non-Restricted use.
2.
3.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
4.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
5.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
6.
Approval of this Special Use Permit does not constitute approval of a liquor
license.
7.
This business shall operate in conformance to Chapter 6.50 of the City of Las
Vegas Municipal Code.
8.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SUP-67465 CONDITIONS
Planning
1.
Conformance to all Minimum Requirements under LVMC Title 19.12 for a Gaming,
Non-Restricted use.
JB
2.
3.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
4.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
5.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
6.
Approval of this Special Use Permit does not constitute approval of a liquor
license.
7.
This business shall operate in conformance to Chapter 6.50 of the City of Las
Vegas Municipal Code.
8.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SDR-67466 CONDITIONS
Planning
1.
Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-67464) and Special Use Permit (SUP-67465) shall be required, if approved.
2.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3.
All development shall be in conformance with the site plan, landscape plan and
building elevations date stamped 10/27/16, except as amended by conditions
herein.
JB
4.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
5.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
6.
The applicant shall coordinate with the City Surveyor and other city staff to
determine the most appropriate mapping action necessary to consolidate the
existing lots. The mapping action shall be completed and recorded prior to the
issuance of a Certificate of Occupancy.
7.
A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.
8.
All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
9.
10. Correct all Americans with Disabilities Act (ADA) deficiencies on the sidewalks
adjacent to this site in accordance with code requirements of Title 13.56.040, if
any, to the satisfaction of the City Engineer concurrent with development of this
site.
11. Submit a License Agreement for landscaping and private improvements in the
Main Street and Fremont Street public rights-of-way, if any, prior to the issuance of
permits for these improvements. The applicant must carry an insurance policy for
the term of the License Agreement and add the City of Las Vegas as an
additionally insured entity on this insurance policy. If requested by the City, the
applicant shall remove property within the public right-of-way at the applicant's
expense pursuant to the terms of the City's License Agreement. The installation
and maintenance of all private improvements in the public right-of-way shall be the
responsibility of the applicant and any successors in interest to the property and
assigns pursuant to the terms of the License Agreement. Coordinate all
requirements for the License Agreement with the Land Development Section of the
Department of Building and Safety (229-4836).
JB
12. A Drainage Plan and Technical Drainage Study must be submitted to and
approved by the Department of Public Works prior to the issuance of any building
or grading permits or submittal of any construction drawings, whichever may occur
first. Provide and improve all drainageways recommended in the approved
drainage plan/study. The developer of this site shall be responsible to construct
such neighborhood or local drainage facility improvements as are recommended
by the City of Las Vegas Neighborhood Drainage Studies and approved Drainage
Plan/Study concurrent with development of this site.
JB
** STAFF REPORT **
PROJECT DESCRIPTION
This request is to merge an existing hotel and casino with an adjacent casino, and to
expand the gaming area of each establishment located at 1 and 15 Fremont Street.
ISSUES
Per Title 19.12 a Special Use Permit is required for any increase in the amount,
variety or magnitude of gaming to be offered within the two existing non-restricted
gaming establishment whether or not the existing gaming was approved by means
of a Special Use Permit. Staff supports this request.
Per the Downtown Centennial Plan Threshold requirements a Site Development
Plan Review is required for the proposed 5,200 square-foot expansion in floor area
within the vacated alleyway segment. Staff supports this request.
ANALYSIS
This project is located in the Las Vegas Downtown Centennial Plan Central Casino
Core in the pedestrian mall controlled and operated by the Fremont Street Experience.
The applicant has proposed a two-story 5,200 square-foot building addition to merge an
existing Hotel and Casino, located at 1 Fremont Street, with an existing Casino located
at 15 Fremont Street. The submitted site plan indicates the proposed building addition is
located on a recently vacated (20 x 130) alleyway segment in between the two subject
sites, which was approved via Petition to Vacate (VAC-66478) by the Planning
Commission on 10/11/16. No landscaping is proposed or required as the site is adjacent
to the Fremont Street Pedestrian Mall. Parking will be accommodated within existing
facilities for the Hotel and Casino.
The Gaming Establishment, Non-restricted use is defined as An establishment which is
used or intended to be used for the conduct of gaming activities for which a nonrestricted gaming license is required pursuant to LVMC Title 6. For informational
purposes, the term refers to an establishment whose gaming operations consist of
sixteen or more slot machines, or any number of slot machines together with any other
game, gaming device, race book or sports pool at that establishment. When operated in
conjunction with a hotel having more than 200 rooms, the use includes any number of
ancillary alcoholic beverage-related uses with an on-sale component, without regard to
the requirements of LVMC Chapter 19.12, but only to the extent such uses conform to
the applicable requirements of LVMC Chapters 6.40 and 6.50. The proposed use
meets the definition as reflected in the justification letter provided.
JB
The Minimum Special Use Permit Requirements for this use include:
1. Except as otherwise exempted by State law, non-restricted gaming
establishments must be located within the Gaming Enterprise Overlay District
described in Section 19.10.120.
The subject site is not located within an established gaming enterprise district,
but the non-restricted gaming use was established at the site prior to the creation
of the gaming enterprise district. The City of Las Vegas did not have a restriction
to the number of table games or slots for resort hotels with a non-restricted
gaming license when these uses were established, and therefore the use can be
expanded by means of a Special Use Permit per the requirements of Title 19.12.
2. A Special Use Permit is required for:
a. Any new non-restricted gaming establishment.
b. Any increase in the amount, variety or magnitude of gaming to be offered
within an existing non-restricted gaming establishment whether or not the
existing gaming was approved by means of a Special Use Permit
This Special Use Permit is being requested to increase the amount of gaming
within the proposed expansion to the existing hotel/casino and casino as required
by subsection b.
3. The Special Use Permit requirement in Paragraph (2) above:
a. Applies to all property in the City, wherever located and whether or not it is
located in the Gaming Enterprise Overlay District;
b. Applies to existing non-restricted gaming establishments whether or not
they have applied for an increase in the amount, variety or magnitude of
gaming to be offered;
c. Applies to any property or establishment irrespective of any rights or
purported rights established by prior adjudication, to the extent such rights
have not become vested by the exercise thereof; and
d. Supersedes and prevails over every other provision of the Municipal Code
to the contrary, or that might be deemed to be interpreted to the contrary.
This Special Use Permit is being requested to increase the amount of gaming
within the proposed expansion to the existing hotel/casino as required by
subsections a and b.
JB
Both subject sites currently operate as non-conforming Gaming Establishment, NonRestricted uses. Business licensing records indicated that the Hotel and Casino located
at 1 Fremont Street was originally entitled with 9,090 square feet of non-restricted
gaming floor area. Licensing records also indicate that the existing Casino located at 15
Fremont Street was originally approved to operate with 3,200 square feet non-restricted
gaming floor area. Per Title 19.12 a Special Use Permit is required for any increase in
the amount, variety or magnitude of gaming to be offered within the two existing nonrestricted gaming establishment whether or not the existing gaming was approved by
means of a Special Use Permit. In addition, Per Title 19.14.030 a non-conforming use
may expand as long as the increase is not more than 50%. Based on the original 9,090
square-foot and 3,200 square-foot non-restricted gaming floor area in both
establishments a maximum 18,435 square-foot non-restricted gaming floor area is
allowed. The submitted floor plan indicated that the total proposed non-restricted
gaming floor area between both will total 15,037 square-feet, which is approximately
18% under the maximum threshold of 18,435 square feet of non-restricted gaming floor
area. Staff recommends approval of the two requested Special Use Permits to allow an
expansion of the existing non-conforming Gaming Establishment, Non-Restricted uses
at 1 and 15 Fremont Street and the Site Development Plan Review for the proposed
5,200 square-foot two-story addition to the existing structures.
FINDINGS (SUP-67464)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
1.
2.
The subject site is physically suitable for the type and intensity of land use
proposed.
The existing hotel/casino is physically suitable for the proposed expansion of the
Gaming Establishment, Non-Restricted use.
3.
JB
Site access is provided from Fremont Street, an 80-foot Major Collector and Main
Street a 100-foot Primary Arterial Street as designated in the Master Plan of
Streets and Highways. These streets are sufficient in size to accommodate the
needs of the proposed use.
4.
Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
The approval of this Special Use Permit does not compromise the public health,
safety, and welfare or the overall objectives of the General Plan.
5.
The use meets all of the applicable conditions per Title 19.12.
The proposed use meets all applicable conditions for a Gaming Establishment,
Non-Restricted use per Title 19.12.
FINDINGS (SUP-67465)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
1.
2.
The subject site is physically suitable for the type and intensity of land use
proposed.
The existing hotel/casino is physically suitable for the proposed expansion of the
Gaming Establishment, Non-Restricted use.
3.
4.
Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
The approval of this Special Use Permit does not compromise the public health,
safety, and welfare or the overall objectives of the General Plan.
5.
The use meets all of the applicable conditions per Title 19.12.
The proposed use meets all applicable conditions for a Gaming Establishment,
Non-Restricted use per Title 19.12.
FINDINGS (SDR-67466)
In order to approve a Site Development Plan Review application, per Title 19.16.100(E)
the Planning Commission and/or City Council must affirm the following:
1.
2.
The proposed development is consistent with the General Plan, this Title,
the Design Standards Manual, the Landscape, Wall and Buffer Standards,
and other duly-adopted city plans, policies and standards;
The proposed development is consistent with the General Plan, this Title, the
Design Standards Manual, the Landscape, Wall and Buffer Standards, and other
duly-adopted city plans, policies and standards.
3.
4.
Building and landscape materials are appropriate for the area and for the
City;
JB
The proposed building and landscape materials are appropriate for the area and
the City.
5.
6.
Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
Appropriate measures have been taken to protect the publics health, safety and
general welfare.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc
The City Council approved Rezoning (Z-0100-64) from R-1 (Single
Family Residential), R-4 (High Density Residential), C-1 (Limited
Commercial), C-2 (General Commercial) and C-V (Civic) to C-2
(General Commercial) for approximately 230 Acres generally located
12/16/64
on property bounded by Main Street to the west, Bonanza Road on the
north, Las Vegas Boulevard on the east, and Charleston Boulevard on
the south, Wards 1 and 3. The Planning Commission recommended
approval on 12/10/64.
The City Council approved a request for a Site Development Plan
Review (SDR-42674) for a 28,902 square-foot addition to an existing
hotel and gaming establishment, non-restricted and parking lot
improvements with Waivers of the Downtown Centennial Plan
Streetscape Standards and a corresponding request for encroachment
into the Main Street public right-of-way at 1 Fremont Street. The
Planning Commission and Staff recommended approval of the
10/19/11
request.
The City Council approved a request for a Special Use Permit (SUP42675) for a proposed 4,671 square-foot expansion of an existing
11,548 square-foot Gaming Establishment, Non-Restricted use at 1
Fremont Street. The Planning Commission and Staff recommended
approval of the request.
JB
JB
Pre-Application Meeting
A meeting was held with the applicant to discuss the submittal process
and procedures for a Site Development Plan Review and two
10/19/16
associated Special Use Permits for the proposed expansion of a NonConforming Gaming Establishment, Non-Restricted use.
Neighborhood Meeting
A neighborhood meeting was not held, nor was one required.
Field Check
11/03/16
JB
Surrounding
Property
Subject
Property
North
South
Existing Land
Use Per Title
19.12
Planned or Special
Land Use
Designation
Hotel/Casino
C (Commercial)
Fremont Street
Experience
Parking Lot
Hotel/Casino
ROW (Right-of-Way)
C (Commercial)
East
General Retail
C (Commercial)
West
Hotel/Casino
C (Commercial)
Existing Zoning
District
C-2 (General
Commercial)
C-2 (General
Commercial)
C-2 (General
Commercial)
C-2 (General
Commercial)
C-2 (General
Commercial)
Compliance
Y
Compliance
Y
Y
Y
Y
Compliance
N/A
Y
N/A
N/A
DEVELOPMENT STANDARDS
Pursuant to Downtown Centennial Plan, the following standards apply:
Standard
Required/Allowed
Provided Compliance
Min. Setbacks
70% along Property
Front (east)
Line
100%
Y
Side (north)
N/A
0 Feet
Y
Side (south)
N/A
0 Feet
Y
Rear (west)
N/A
0 Feet
Y
JB
Standard
Required/Allowed
Trash Enclosure
Screened, Gated, w/ a
Roof or Trellis
Screened
Mech. Equipment
Provided Compliance
Screened,
Gated, w/
Y
a Roof or
Trellis
Screened
Y
Compliance
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
Street Name
Functional
Classification
of Street(s)
Governing
Document
Actual
Street Width
(Feet)
Compliance
with Street
Section
Fremont Street
Major Collector
Master Plan of
Streets and
Highways
80
JB
Streetscape Standards
Required
Provided
Compliance
Five-foot wide amenity
N*
Zero Feet
zone
10-foot wide sidewalk
80 Feet
Y
Downtown Centennial Plan
36-inch box trees at 15
11 Trees on Main
to 20 feet intervals
N*
Street (existing)
along Main Street.
*A covenant running with the land will be required to obtain the property owners
consent for future improvements.
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement - Downtown
Base Parking Requirement
Parking
Parking
HandiRatio
Regular
capped
Use
Gross Floor
Area or
Number of
Units
Gaming,
Nonrestricted
15,037 SF
1 per 90
SF
168
Hotel
107 rooms
1 per
room
107
Provided
Parking
HandiRegular
capped
Compliance
275
64
Y*
268
7
64
0
Y*
*Projects located within the Las Vegas Downtown Centennial Plan area are not subject to
the automatic application of parking requirements. However, the above table should be
used to illustrate the requirements of an analogous project in another location in the City.
TOTAL SPACES REQUIRED
Regular and Handicap Spaces Required
JB
SUP-67464
SUP-67464
SUP-67464
SUP-67464
SUP-67464 [PRJ-67301] - SPECIAL USE PERMIT RELATED TO SUP-67465 AND SDR-67466 APPLICANT: GOLDEN GATE CASINO, LLC - OWNER: SAL SAGEV HOTEL CO INC.
1 FREMONT STREET
11/03/2016
SUP-67464 [PRJ-67301] - SPECIAL USE PERMIT RELATED TO SUP-67465 AND SDR-67466 APPLICANT: GOLDEN GATE CASINO, LLC - OWNER: SAL SAGEV HOTEL CO INC.
1 FREMONT STREET
11/03/2016
SUP-67464 [PRJ-67301] - SPECIAL USE PERMIT RELATED TO SUP-67465 AND SDR-67466 APPLICANT: GOLDEN GATE CASINO, LLC - OWNER: SAL SAGEV HOTEL CO INC.
1 FREMONT STREET
11/03/2016
SUP-67464 [PRJ-67301] - SPECIAL USE PERMIT RELATED TO SUP-67465 AND SDR-67466 APPLICANT: GOLDEN GATE CASINO, LLC - OWNER: SAL SAGEV HOTEL CO INC.
1 FREMONT STREET
11/03/2016
SUP-67464 [PRJ-67301] - SPECIAL USE PERMIT RELATED TO SUP-67465 AND SDR-67466 APPLICANT: GOLDEN GATE CASINO, LLC - OWNER: SAL SAGEV HOTEL CO INC.
1 FREMONT STREET
11/03/2016
SUP-67464 [PRJ-67301] - SPECIAL USE PERMIT RELATED TO SUP-67465 AND SDR-67466 APPLICANT: GOLDEN GATE CASINO, LLC - OWNER: SAL SAGEV HOTEL CO INC.
1 FREMONT STREET
11/03/2016
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RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
SUP-67465
SUP-67465
SUP-67465
SUP-67465
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
SDR-67466
SDR-67466
SDR-67466
SDR-67466
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - SUP-67039 and SDR-67705 [PRJ-67009]
2. Conditions and Staff Report - SUP-67039 and SDR-67705 [PRJ-67009]
3. Supporting Documentation - SUP-67039 and SDR-67705 [PRJ-67009]
4. Photo(s) - SUP-67039 and SDR-67705 [PRJ-67009]
5. Justification Letter - SUP-67039 and SDR-67705 [PRJ-67009]
6. Protest Postcards for SUP-67039 and SDR-67705 [PRJ-67009]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
RECOMMENDATION
SUP-67039
SDR-67705
REQUIRED FOR
APPROVAL
SUP-67039
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
375
APPROVALS
PROTESTS
10
FS
** CONDITIONS **
SUP-67039 CONDITIONS
Planning
1.
Conformance to all Minimum Requirements under LVMC Title 19.12 for the Auto
Repair Garage, Minor use.
2.
3.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
4.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
5.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
6.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SDR-67705 CONDITIONS
Planning
1.
2.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
FS
3.
All development shall be in conformance with the site plan, landscape plan date
stamped 11/15/16, and building elevations, date stamped 10/31/16, except as
amended by conditions herein.
4.
A Waiver from 19.08.040 is hereby approved, to allow service bay doors to face a
public right-of-way (Decatur Boulevard).
5.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
6.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
7.
A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.
8.
All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
FS
** STAFF REPORT **
PROJECT DESCRIPTION
The request is for a major amendment to an approved Site Development Plan Review
(SDR-4882) and a Special Use Permit to allow an Auto Repair Garage, Minor within an
existing building at 4461 North Decatur Boulevard.
ISSUES
The proposed Auto Repair, Minor use will occupy two vacant suites within an
existing retail building.
The Auto Repair, Minor use requires a Special Use Permit in the C-1 (Limited
Commercial) zoning district. Staff recommends denial of the request.
A waiver has been requested from Title 19.08 to allow service bay doors facing the
right-of-way. Staff recommends denial of the request.
A major amendment to an approved Site Development Plan Review (SDR-4882) is
required due to the proposed site changes and the requested waiver. Staff
recommends denial of the request.
ANALYSIS
The subject site was part of a 17,255 square-foot shopping center expansion (SDR4882) approved by the City Council in 2004. The applicant is proposing to combine two
existing tenant suites (120 and 130) within the subject building for the installation of an
Auto Repair Garage, Minor. The parking areas and perimeter landscaping are existing
and were installed with the construction of the shopping center expansion. The required
parking for the proposed use is adequately accommodated on the site.
The applicant is requesting to amend the approved Site Development Plan Review
(SDR-4882) to facilitate the installation of an Auto Repair Garage, Minor. A spandrel
glass roll-up door will be added to the building storefront, which will allow access into
the proposed service bay. The rear roll-up door construction material is not specified on
the building elevation, but it appears to be a roll-up door typical of an auto garage use.
The proposed drive lane that will be used to enter and exit the service bay will require
cuts into the existing curb and landscape areas along portions of the front and rear of
the building. Vehicles will enter the service bay through the front of the building and exit
through the rear.
FS
Title 19.08.040 development standards require that openings for service bay doors not
face the public right-of-way. The proposed service bay door faces Decatur Boulevard
to the east, and the applicant has requested a waiver to provide relief from this
requirement. Staff recommends denial of the waiver request as the service bays will be
highly visible from Decatur Boulevard and aesthetically unappealing. While perimeter
landscaping is installed along the east property line, it is generally sparse and does not
satisfactory screen the service bays from the public street. Along the north property
line, the existing perimeter wall and installed landscaping adequately buffers the
proposed use from the adjacent single-family dwelling units.
Due to the requested waiver to allow service bays facing the right-of-way and the lack of
screening adjacent to Decatur Boulevard, staff recommends denial of the requested
major amendment to the approved Site Development Plan Review (SDR-4882).
The site is classified as a Project of Regional Significance as a Special Use Permit is
being proposed within 500 feet from the North Las Vegas city limits. The Auto Repair,
Minor use is defined as A facility for the performance of minor repairs and service on
vehicles of 10,000 pounds gross vehicle weight or less. Such repairs and service are
limited to electronic tune-ups, brake repairs (including drum turning), air conditioning
repairs, generator and starter repairs, tire repairs, front end alignments, battery
recharging, lubrication, selling/installing minor parts and accessories, and other similar
activities. This use also includes the repair and installation of other minor elements of an
automobile such as windshield wipers, hoses, windows, etc., but excludes general
engine repairs, engine installation, and the repair and installation of transmissions and
differentials.
The Minimum Special Use Permit Requirements for this use include:
1. All repair and service work shall be performed within a completely enclosed
building.
The applicant proposes roll-up garage doors to allow vehicle access into the
service areas. All work will be conducted within this enclosed area; however, the
doors face Decatur Boulevard and require a waiver from Title 19.08 development
standards which staff does not support.
2. All disabled vehicles shall be stored on a concrete or asphalt surface in an area
which is screened from view from the surrounding properties and adjoining
streets, pursuant to LVMC 19.08.040. Vehicles shall not be stored on the
property longer than 45 days.
FS
The applicant indicates that disabled vehicles will not be stored on-site; however
any vehicles that require storage will be located behind the building and will be
screened from view.
Due to the requested waiver associated with the companion Site Development Plan
Review to allow service bay doors facing the public right-of-way and the lack of
screening along Decatur Boulevard, staff recommends denial of the Special Use Permit
request for an Auto Repair Garage, Minor.
FINDINGS (SUP-67039)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
1.
2.
The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is physically suitable for the type and intensity of the proposed
land use.
3.
4.
Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
The proposed Auto Repair Garage, Minor use does not compromise the publics
health, safety or general welfare.
FS
5.
The use meets all of the applicable conditions per Title 19.12.
The subject site meets all applicable conditions of Title 19.12.
FINDINGS (SDR-67137)
In order to approve a Site Development Plan Review application, per Title 19.16.100(E)
the Planning Commission and/or City Council must affirm the following:
1.
2.
The proposed development is consistent with the General Plan, this Title,
the Design Standards Manual, the Landscape, Wall and Buffer Standards,
and other duly-adopted city plans, policies and standards;
The applicant has proposed service bay doors facing the public right-of-way which
is not consistent with the development standards identified in Title 19.08.040.
3.
4.
Building and landscape materials are appropriate for the area and for the
City;
The building and site landscaping is existing, and the proposed building materials
for the roll-up doors are appropriate for the area and the City.
5.
FS
The site proposes service bay doors facing the public right-of-way, which is
contrary to the requirements of Title 19.08.040. The landscaping along Decatur
Boulevard is not adequate to screen the visual impacts of the proposed Auto
Repair Garage, Minor, and therefore, the building will not be harmonious and
compatible with development in the area.
6.
Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
The site will be subject to regular inspections and will therefore not compromise
the publics health, safety or general welfare.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc
The City Council approved a rezoning (Z-108-88) for the subject site to
12/07/88
C-1 (Limited Commercial) as a part of a larger request. The Planning
Commission recommended approval on 11/21/88.
The City Council approved a Site Development Plan Review [Z-108-88
03/09/98
(12)] for a 144,807 square-foot retail center. Planning Commission
had recommended approval on 02/12/99.
The City Council approved a Site Development Plan Review [Z-108-88
05/17/00
(14)] for a 123,221 square-foot retail center. Planning Commission
had recommended approval on 04/13/00.
The City Council approved a Site Development Review (SDR-4882)
12/15/04
for a 17,255 square-foot expansion to an existing shopping center.
The Planning Commission recommended approval on 11/18/04
The City Council approved a Special Use Permit (SUP-4883) for a
12/15/04
9,000 square-foot non-profit thrift store. The Planning Commission
recommended approval on 11/18/04.
Department of Planning staff approved a minor amendment (SUP10/17/12
47011) to an approved Special Use Permit (SUP-4883) for a 2,500
square-foot expansion to an existing non-profit thrift store.
FS
Pre-Application Meeting
A pre-application meeting was held and general Special Use Permit
10/13/16
application requirements were discussed.
Neighborhood Meeting
The applicant held a voluntary neighborhood meeting at the subject
11/28/16
site. Staff was not in attendance.
Field Check
11/03/16
Surrounding
Property
Subject
Property
Existing Land
Use Per Title
19.12
Thrift Shop
North
Single Family
Residential,
Detached
South
Thrift Shop
East
Retail
West
Retail
Planned or Special
Land Use
Designation
SC (Service
Commercial)
Existing Zoning
District
C-1 (Limited
Commercial)
R-PD7 (Residential
ML (Medium Low
Planned Development
Density Residential)
7 units per acre)
SC (Service
C-1 (Limited
Commercial)
Commercial)
Mixed Use
C-1 (Neighborhood
Commercial North Las Commercial) North Las
Vegas Destination
Vegas Zoning District
SC (Service
C-1 (Limited
Commercial)
Commercial)
FS
Compliance
N/A
Compliance
Y
Compliance
N/A
N/A
N/A
Y
DEVELOPMENT STANDARDS
Street Name
Functional
Classification
of Street(s)
Governing
Document
Actual
Street Width
(Feet)
Compliance
with Street
Section
Decatur
Boulevard
Primary Arterial
100
N/A
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Use
Auto Repair
Minor
Thrift Shop
Gross Floor
Area or
Number of
Units
Required
Parking
Parking
HandiRatio
Regular
capped
4,144
1:200 SF
21
2,500
1:250
10
31
32
Waivers
Requirement
If service or wash bay doors
are provided, openings to the
bay doors shall not face
public rights-of-way
Request
Service bay door
facing the public
right-of-way (Decatur
Boulevard)
Provided
Parking
HandiRegular
capped
33
32
Compliance
Y
Y
Staff Recommendation
Denial
FS
SUP-67039
SUP-67039
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
SDR-67705
SDR-67705
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location, Aerial and Special Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Protest Postcard
SUP-67292 [PRJ-67180]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
SUP-67292
RECOMMENDATION
REQUIRED FOR
APPROVAL
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
618
APPROVALS
PROTESTS
53
CS
SUP-67292 [PRJ-67180]
Conditions Page One
December 13, 2016 - Planning Commission Meeting
** CONDITIONS **
SUP-67292 CONDITIONS
Planning
1.
Conformance to all Minimum Requirements under the Town Center Standards for
a Wireless Communication Facility, except as amended by conditions herein.
2.
Conformance to the site plan and building elevations date stamped 10/18/16,
except as amended by conditions herein.
3.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
4.
5.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
6.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
7.
The communications monopole and its associated equipment and facility shall be
properly maintained and kept free of graffiti at all times. Failure to perform the
required maintenance may result in fines and/or removal of the communications
monopole and its associated equipment and facility.
8.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
CS
SUP-67292 [PRJ-67180]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Special Use Permit to establish a proposed 76-foot tall Wireless
Communication Facility, Stealth Design (Monopalm) within an existing Shopping Center
located in the Town Center Special Area at 8414 Farm Road.
ISSUES
Per the Town Center Development Standards, a Special Use Permit is required for a
Wireless Communication Facility with a Waiver to allow a 249-foot distance
separation from a single-family detached dwelling where 330 feet is the minimum
separation required.
ANALYSIS
The subject site is zoned T-C (Town Center) with an SC-TC (Service Commercial
Town Center) land use designation. A Wireless Communication Facility is a permitted
use in all land use districts within Town Center, provided the facility meets the following
requirements:
a. A wireless communication facility is permitted if it utilizes stealth
technology, (made part of another structure and isnt visually discernible)
and is not within 330 feet of any single-family detached dwelling.
Otherwise, a Special Use Permit is required.
b. Towers and mono-poles are subject to LVMC 19.08.040(H) and shall be
in conformance with Chapter B, Section 5, subsection E (Mechanical and
Electrical Equipment) of this Manual.
The proposed Wireless Communication Facility will utilize stealth technology and have a
palm tree monopole design in order to blend in with the visual characteristics of the
subject site. The structure will be surrounded by an eight-foot tall CMU block wall. The
proposed location of the Wireless Communication Facility will be behind an existing
retail building and is approximately 249 feet from the nearest single-family detached
dwelling. A Waiver of the required 330-foot separation distance from single family
properties has been requested per the Town Center Development Standards. The
proposed use exceeds the Title 19 minimum residential adjacency distance requirement
of 234 feet. Per the submitted justification letter, the proposed facility will be unmanned
and will only require routine quarterly visits for maintenance and equipment updates.
CS
SUP-67292 [PRJ-67180]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
FINDINGS (SUP-67292)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
1.
2.
The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is located within an existing commercial development that is
physically suitable for the intensity of the proposed land use.
3.
4.
Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
Approval of this Special Use Permit will not compromise the public health safety
and general welfare of the public. The use will be subject to regular inspections
and is subject to licensing restrictions.
5.
The use meets all of the applicable conditions per Title 19.12.
CS
SUP-67292 [PRJ-67180]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
The proposed used does not meet the Town Center Development Standard that
requires Wireless Communication Facilities to be located at least 330 feet from
the nearest single family dwelling. The applicant requests a distance separation
waiver in order to be 249 feet away from the nearest single family dwelling.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc.
The City Council approved a request for Rezoning from R-E
(Residence Estates) to T-C (Town Center) as part of a larger request
(Z-0076-98). The Planning Commission and staff recommended
12/07/98
approval.
The City Council approved a Site Development Plan Review [Z-007698(14)] for a proposed 222,129 square foot shopping center at the
northwest corner of Farm Road and Tule Springs Road. The Planning
05/17/00
Commission and staff recommended approval.
Staff administratively approved Site Development Plan Review (SDR03/12/07
19913) to allow a repeater facility to consist of one donor antenna and
one panel antenna on the existing rooftop at 8414 Farm Road.
The Planning Commission withdrew without prejudice Special Use
Permit (SUP- 24305) which was a request for a proposed 80-foot tall
07/30/08
wireless communication facility (stealth design) with a waiver to allow a
250-foot distance separation from a single family detached dwelling
where 330 feet is the minimum required at 8414 Farm Road.
Pre-Application Meeting
Staff conducted a Pre-application meeting with the applicant where the
10/06/16
submittal requirements and deadlines were reviewed.
CS
SUP-67292 [PRJ-67180]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
Neighborhood Meeting
Meeting Start Time: 6:00 PM
Meeting End Time: 6:30 PM
ATTENDANCE
One (1) representative from the applicant
o Jason Sanks
(Representative on behalf of
Verizon)
One (1) representative present for Council Ward 6
o Jordan Sandecki
(Management Analyst)
One (1) member of the public was in attendance.
11/28/16
MEETING SUMMARY
Mr. Sanks opened the meeting by introducing himself and
explaining the purpose of the meeting
Mr. Sanks explained the proposal of the applicant
Mr. Sanks explained the need for the tower in the subject
location in order for Verizon to offer better service to their
customers
Mr. Sanks explained why a Special Use Permit is required
Mr. Sanks explained the SUP process
Mr. Sanks reviewed the plans and the tower design
Mr. Sanks opened the floor for questions
The lone public attendee stated that he was in favor of the
project
Mr. Sanks closed the meeting and offered his contact
information should the attendee have any further questions
Field Check
11/03/16
CS
SUP-67292 [PRJ-67180]
Staff Report Page Five
December 13, 2016 - Planning Commission Meeting
Surrounding
Property
Subject
Property
North
South
Existing Land
Use Per Title
19.04
Planned or Special
Land Use
Designation
Existing Zoning
District
Shopping Center
TC (Town Center)
TC (Town Center)
TC (Town Center)
Mini-Storage
Facility
Shopping Center
East
Single Family
Residential
L (Low Density
Residential)
West
Shopping Center
TC (Town Center)
Compliance
N
Compliance
N
Compliance
N/A
N/A
N/A
N/A
DEVELOPMENT STANDARDS
Title 19.08.040 requires conformance to the following standards:
Residential Adjacency Standards
Required/Allowed Provided
3:1 proximity slope
234 Feet
249 Feet
Adjacent development matching
setback
Minimum 20 feet
249 Feet
Street Name
Tule Springs Rd
Compliance
Y
Y
Functional
Classification
of Street(s)
Governing
Document
Actual
Street Width
(Feet)
Complianc
e with
Street
Section
Local Street
60 Feet
CS
SUP-67292 [PRJ-67180]
Staff Report Page Six
December 13, 2016 - Planning Commission Meeting
Waivers
Requirement
To allow a 249-foot distance
separation from a single
family detached dwelling
Request
330-foot minimum
separation
Staff Recommendation
Denial
CS
SUP-67292
SUP-67292
SUP-67292
SUP-67292
SUP-67292
SUP-67292
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SUP-67292
777
SUP-67292 [PRJ-67180] - SPECIAL USE PERMIT - APPLICANT: SHAW AND ASSOCIATES, PLC OWNER: FARM ROAD RETAIL, LLC
8414 FARM ROAD
11/03/2016
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SUP-67292
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Clark County Department of Aviation Comments
SUP-67447 [PRJ-66664]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
RECOMMENDATION
SUP-67447
REQUIRED FOR
APPROVAL
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
82
APPROVALS
PROTESTS
27
SS
SUP-67447 [PRJ-66664]
Conditions Page One
December 13, 2016 - Planning Commission Meeting
** CONDITIONS **
SUP-67447 CONDITIONS
Planning
1.
2.
Conformance to the approved conditions for Site Development Plan Review (SDR5711).
3.
No advertising of any kind shall be permitted on the exterior of the facility, including
the equipment enclosure.
4.
Prior to issuance of any permit for the Wireless Communication Facility, provide a
landscape plan showing at least two new 24-inch box trees within the perimeter
landscape buffer along Rock Springs Drive. Provide a minimum of four new fivegallon shrubs per new tree within the same buffer area.
5.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
6.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
7.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
8.
Prior to or at the time of submittal for any building permit, the applicant shall
provide written verification by the FAA and/or the Clark County Department of
Aviation of the following:
a. Applicant is required to file a valid FAA Form 7460-1, "Notice of Proposed
Construction or Alteration" with the FAA, in accordance with 14 CFR Part 77,
or submit to the Clark County Director of Aviation a Property Owners
Shielding Determination Statement and request written concurrence from the
Clark County Department of Aviation;
SS
SUP-67447 [PRJ-66664]
Conditions Page Two
December 13, 2016 - Planning Commission Meeting
b.
c.
9.
The communications monopole and its associated equipment and facility shall be
properly maintained and kept free of graffiti at all times. Failure to perform the
required maintenance may result in fines and/or removal of the communications
monopole and its associated equipment and facility.
10. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SS
SUP-67447 [PRJ-66664]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is requesting to install a new 80-foot stealth design Wireless
Communication Facility designed to look like a clock tower on the site of an existing
shopping center. The height of the facility is measured from the base of the pole to the
top of the screening device. The clock panels will conceal an array of 12 antennas.
The lease area is to be located at the northeast corner of the property and would
replace four existing parking spaces. The lease area is to include space for an
additional future carrier.
ISSUES
ANALYSIS
The Wireless Communication Facility, Stealth Design use is defined by Title 19.18 as a
wireless communication facility that is designed to blend into the surrounding
environment. Examples include without limitation: antenna tower alternative structures;
roof mounted antennas (with architectural screening when appropriate); building
mounted antennas painted to match the existing structure; antennas integrated into
architectural elements (such as steeples or cupolas); antennas and antenna structures
designed to look like light poles, flagpoles, or any other camouflaging techniques
available on the market; and a cable microcell network which utilizes multiple low
powered transmitters/receivers or repeaters attached to existing wireline systems, such
as conventional cable or telephone wires, or similar technology that does not require the
use of towers.
The proposed use meets the definition, as it is a wireless
communication facility that consists of an alternative tower structure designed to look
like a clock tower, which conceals 12 antennas.
SS
SUP-67447 [PRJ-66664]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
SS
SUP-67447 [PRJ-66664]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
3. The design must conform to the definition of the term Wireless Communication
Facility, Stealth Design, as set forth in LVMC 19.18.020 and as determined by
the Director.
The proposed use meets this regulation, as this is a Wireless Communication
Facility that consists of an alternative tower structure designed to look like a clock
tower, which conceals 12 antennas.
4. Within an area designated as a Historic Preservation District, the proposed
facility must first be reviewed by the Historic Preservation Commission before the
Director considers granting approval as a conditional use.
This regulation does not apply, as the proposed facility is not in a Historic
Preservation District.
5. The design and location of the proposed facility must be deemed by the Director
to be compatible with surrounding uses, and the facility must include appropriate
screening and landscaping to ensure such compatibility.
The proposed use does not meet this regulation, as the facility, which was
originally designed as an 80-foot tall monopalm, was not deemed to be
compatible with the surrounding commercial uses. A Special Use Permit was
therefore required. The facility would be screened by an eight-foot tall CMU
enclosure.
6. The frequencies used by the communication provider shall be in conformance
with Federal Communication Commission standards, as certified by a competent
professional (such as a radio frequency engineer).
The proposed use meets this regulation, as the Wireless Communication Facility
will be designed in conformance with FCC standards.
The proposed facility is to be located at the northeast corner of the shopping center
property near the corner of Lake Mead Boulevard and Rock Springs Drive. The lease
area would replace four existing parking spaces that are furthest from the retail building.
The Shopping Center is required to contain at least 162 parking spaces based on gross
floor area; with the proposed clock tower facility, 196 parking spaces would remain on
site.
Two existing perimeter shade trees and six five-gallon shrubs would also be removed,
to be replaced by five shrubs to match the existing species. The approved Site
Development Plan Review (SDR-5711) for this site indicates that 13 trees are required
SS
SUP-67447 [PRJ-66664]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
within the east perimeter landscape buffer. Two additional trees will need to be planted
within this buffer to maintain conformance with the previous approval. No parking lot
trees would be displaced by the proposed lease area.
The appearance of the facility will look like a triangular tower structure with three sets of
gray screening panels attached to three gray structural pole supports. An analog clock
face would be visible on the northeast facing panel only. A landscape design would
be integrated into the tower above the clock, with no contrasting color from the rest of
the tower structure. No advertising is allowed on the tower, and none is proposed.
The proposed Wireless Communication Facility will exceed a slope of 100:1 for a
distance of 20,000 feet (3.79 miles) from the nearest point of a runway at the North Las
Vegas Airport that is greater than 3,200 feet in length. Comments received from the
Clark County Department of Aviation included the following:
Federal Aviation Regulations (Title 14, Part 77) require that the Federal Aviation
Administration (FAA) be notified before the construction or alteration of any building
or structure greater than 200 feet in height ( 77.13(a)(1)) or that will exceed a slope
of 100:1 for a distance of 20,000 feet from the nearest point of any airport runway
greater than 3,200 feet in length ( 77.13 (a)(2)(i)). Such notification allows the FAA
to determine what impact, if any, the proposed development will have upon
navigable airspace, and allows the FAA to determine whether the development
requires obstruction marking or lighting.
The proposed development will exceed the 100:1 notice requirement for the North
Las Vegas Airport (VGT). Therefore, as required by 14 CFR Part 77, the FAA must
be notified of the proposed construction or alteration.
A condition of approval has been added to address this issue, and the applicant has
been notified of the FAA requirements relative to the proposed facility.
The proposed clock tower structure will adequately screen the wireless antennas, and
the facility will allow for collocation of future facilities; however, the facility would be
located in a prominent (visible) location in the shopping center, rather than in a less
obtrusive location. Although the site will maintain adequate parking levels per Code
requirements, there are many uses (mainly restaurants) that are parking intensive and
need additional spaces to accommodate customers. It is not recommended to reduce
the current number of parking spaces for this reason. As the use is determined to not
be harmonious and compatible with the surrounding uses, staff recommends denial,
with conditions if approved.
SS
SUP-67447 [PRJ-66664]
Staff Report Page Five
December 13, 2016 - Planning Commission Meeting
FINDINGS (SUP-67447)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
1.
2.
The subject site is physically suitable for the type and intensity of land use
proposed.
The shopping center site contains an L-shaped building that is situated close to
the side and rear property lines, with a parking field and perimeter landscaping
occupying the remainder of the site. An unoccupied area of land is available for
this use behind the rear corner of the building that would be less visually
obtrusive, but this area was determined to be unsuitable for the use by the
applicant.
3.
4.
Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
The proposed clock tower facility will be subject to building permit and inspection,
as well as conformance with FAA safety regulations, thereby protecting the public
health, safety and welfare.
SS
SUP-67447 [PRJ-66664]
Staff Report Page Six
December 13, 2016 - Planning Commission Meeting
5.
The use meets all of the applicable conditions per Title 19.12.
The proposed facility did not meet Title 19 criteria for a conditional use and was
therefore deemed to require a Special Use Permit.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc.
The City Council approved a General Plan Amendment (GPA-5205) to
change the land use designation from PF (Public Facilities) to SC
(Service Commercial) on 4.18 acres at the southwest corner of Lake
Mead Boulevard and Rock Springs Drive. The Planning Commission
and staff recommended approval.
11/17/04
The City Council approved a Rezoning (ZON-5206) from U
(Undeveloped) [PF (Public Facilities) General Plan Designation] to C-1
(Limited Commercial) on 4.18 acres at the southwest corner of Lake
Mead Boulevard and Rock Springs Drive. The Planning Commission
and staff recommended approval.
The City Council approved a Site Development Plan Review (SDR5711) for a proposed 40,125 square-foot commercial development
with Waivers of building placement, perimeter landscape buffer widths
03/16/05
and front, side and rear setback standards on 4.18 acres at the
southwest corner of Lake Mead Boulevard and Rock Springs Drive.
The
Planning
Commission
recommended
approval;
staff
recommended denial.
Code Enforcement processed a Case (166740) at the request of the
property manager to investigate tenants for display of temporary
05/11/16
signage at 7175 West Lake Mead Boulevard. The case was resolved
05/19/16.
Department of Planning staff denied a Conditional Use Verification
(CUV-66441) for a proposed 80-foot tall Wireless Communication
08/25/16
Facility, Stealth Design at the southwest corner of Lake Mead
Boulevard and Rock Springs Drive, as it was deemed incompatible
with the surrounding area and adjacent uses.
SS
SUP-67447 [PRJ-66664]
Staff Report Page Seven
December 13, 2016 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss
issues and submittal requirements related to a Special Use Permit
application. The design was originally for a monopalm facility, which
09/06/16
was later redesigned after the pre-application meeting. It was
determined that the facility would not encroach into either public rightof-way.
Neighborhood Meeting
A neighborhood meeting is not required, nor was one held.
Field Check
11/03/16
Surrounding
Property
Subject
Property
North
Existing Land
Use Per Title
19.12
Shopping Center
General Retail
Store
(Convenience
Store)
Planned or Special
Land Use
Designation
SC (Service
Commercial)
SC (Service
Commercial)
Existing Zoning
District
C-1 (Limited
Commercial)
C-1 (Limited
Commercial)
SS
SUP-67447 [PRJ-66664]
Staff Report Page Eight
December 13, 2016 - Planning Commission Meeting
Surrounding
Property
South
East
West
Existing Land
Use Per Title
19.12
Restaurant with
Drive-Through
Liquor
Establishment
(Tavern)
Non-restricted
Gaming
Restaurant without
Drive-Through
Auto repair
Garage, Minor
General Retail
Store (vacant)
Restaurant with
Drive-Through
Office, Other Than
Listed
Planned or Special
Land Use
Designation
Existing Zoning
District
SC (Service
Commercial)
C-1 (Limited
Commercial)
SC (Service
Commercial)
SC (Service
Commercial)
C-1 (Limited
Commercial)
C-1 (Limited
Commercial)
Compliance
N/A
Compliance
Y
Compliance
Y
N/A
Y
Y
DEVELOPMENT STANDARDS
Pursuant to Title 19.08, the following standards apply:
Standard
Required/Allowed
Min. Lot Size
N/A
Min. Lot Width
100 Feet
Provided
152,460 SF
274 Feet
Compliance
N/A
Y
SS
SUP-67447 [PRJ-66664]
Staff Report Page Nine
December 13, 2016 - Planning Commission Meeting
Standard
Min. Setbacks
Front
Side
Corner
Rear
Max. Lot Coverage
Max. Building Height
Mech. Equipment
Required/Allowed
Provided
Compliance
10 Feet
10 Feet
10 Feet
20 Feet
50 %
N/A
10 Feet
208 Feet
34 Feet
522 Feet
27 %
80 Feet
Screened
by CMU
walls and
landscaping
Y
Y
Y
Y
Y
N/A
Screened
Pursuant to Title 19.08 and approved Site Development Plan Review (SDR-5711), the
following standards apply:
Landscaping and Open Space Standards
Approved
Provided
Compliance
Standards
Ratio
Trees
Buffer Trees:
North
1 Tree / 20 Linear Feet
23 Trees
27 Trees
Y
South
N/A
0 Trees
N/A
N/A
East
1 Tree / 20 Linear Feet
13 Trees
11 Trees
N
N/A
0 Trees
N/A
N/A
West
TOTAL PERIMETER TREES
36 Trees
38 Trees
Y
1 Tree / 6 Uncovered
Parking Area
Spaces, plus 1 tree at the
36 Trees
36 Trees
Y
Trees
end of each row of
spaces
LANDSCAPE BUFFER WIDTHS
Min. Zone Width
North
15 Feet
15 Feet
Y
South
5 Feet
5 Feet
Y
East
15 Feet
15 Feet
Y
West
0 Feet
0 Feet
Y
SS
SUP-67447 [PRJ-66664]
Staff Report Page Ten
December 13, 2016 - Planning Commission Meeting
Street Name
Functional
Classification
of Street(s)
Primary Arterial
Rock Springs Dr
Minor Street
Governing
Document
Actual
Street Width
(Feet)
Compliance
with Street
Section
110
80
N/A
Master Plan of
Streets and
Highways Map
Title 13.12
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Use
Gross Floor
Area or
Number of
Units
Shopping
Center
40,292 SF
Required
Parking
Parking
HandiRatio
Regular
capped
1 space
per 250
SF GFA
162
162
156
Provided
Parking
HandiRegular
capped
196
189
Compliance
Y
Y
SS
SUP-67447
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SUP-67447
FROM:
APPLICATION NUMBERS:
SUP-67447
PROJECT:
LOCATION:
138-22-701-007
MEETING DATES:
COMMENTS:
Federal Aviation Regulations (Title 14, Part 77) require that the Federal Aviation Administration
(FAA) be notified before the construction or alteration of any building or structure greater than
200 feet in height ( 77.13(a)(1)) or that will exceed a slope of 100:1 for a distance of 20,000
feet from the nearest point of any airport runway greater than 3,200 feet in length ( 77.13
(a)(2)(i)). Such notification allows the FAA to determine what impact, if any, the proposed
development will have upon navigable airspace, and allows the FAA to determine whether the
development requires obstruction marking or lighting.
The proposed development will exceed the 100:1 notice requirement for McCarran International
Airport (LAS). Therefore, as required by 14 CFR Part 77, the FAA must be notified of the
proposed construction or alteration. The CCDOA requests that the City of Las Vegas impose
the conditions listed below for the project:
Applicant is required to file a valid FAA Form 7460-1, "Notice of Proposed Construction
or Alteration" with the FAA, in accordance with 14 CFR Part 77, or submit to the Clark
County Director of Aviation a Property Owners Shielding Determination Statement
and request written concurrence from the Clark County Department of Aviation;
No Building Permit or other construction permit shall be issued for any structure greater
than 35 feet above the surface of land that, based upon the FAAs 7460 airspace
determination (the outcome of filing the FAA Form 7460-1), would (a) constitute a
hazard to air navigation, (b) would result in an increase to minimum flight altitudes
during any phase of flight (unless approved by the Department of Aviation), or (c) would
otherwise be determined to pose a significant adverse impact on airport or aircraft
operations.
Applicant is advised that FAAs airspace determinations are dependent on petitions by
any interested party and the height that will not present a hazard as determined by the
FAA may change based on these comments.
Applicant is advised that the FAAs airspace determinations include expiration dates and
that the separate airspace determinations will be needed for construction cranes or other
temporary equipment.
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Protest Postcards
SUP-67474 [PRJ-67441]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
SUP-67474
RECOMMENDATION
Staff recommends DENIAL, if approved subject to
conditions:
REQUIRED FOR
APPROVAL
N/A
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
293
APPROVALS
PROTESTS
27
RG
SUP-67474 [PRJ-67441]
Conditions Page One
December 13, 2016 - Planning Commission Meeting
** CONDITIONS **
SUP-67474 CONDITIONS
Planning
1.
Conformance to all Minimum Requirements under LVMC Title 19.12 for a Bed &
Breakfast Inn use.
2.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
4.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
5.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
RG
SUP-67474 [PRJ-67441]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Special Use Permit for a proposed Bed & Breakfast Inn use at
2508 Callita Court.
ISSUES
A Bed & Breakfast Inn use is permitted in the R-1 (Single Family Residential) zoning
district with the approval of a Special Use Permit.
A Waiver request of Title 19.12 is needed, to allow one guest bedroom where two is
the minimum required. Staff recommends denial of this request.
ANALYSIS
The subject property contains a single-family. The property is in the airport overlay and
the proposed use will not affect the overlay. The applicant is requesting to allow one
guest bedroom, where two is the minimum required.
A Bed & Breakfast Inn use is permitted in the R-1 (Single Family Residential) zoning
district with the approval of a Special Use Permit. Additionally, the following analysis is
required:
The Bed & Breakfast Inn use is defined as A facility wherein overnight
accommodations and a morning meal are provided in a dwelling unit to tourists for
compensation. The proposed use meets the definition as the applicant will host
tourists for compensation to stay at the subject property.
The Minimum Special Use Permit Requirements for this use include:
1. The establishment must have a minimum of two and a maximum of five guest
bedrooms.
The applicant is requesting a waiver to allow one guest bedroom.
recommends denial of this request.
Staff
RG
SUP-67474 [PRJ-67441]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
2. Required on-site parking for guest bedrooms shall be screened by a 6 foot fence
or by dense landscaping.
The site plan submitted provided Italian Cypress trees along the southeast
portion of the property to provide screening of the on-site parking.
3. Access to the parcel on which the establishment is located must be by means of
a paved street with a right of way width of at least 50 feet.
The proposed use meets this requirement, as access to the parcel is by Callita
Court a paved street with a right of way width that is 50 feet.
4. Cooking facilities for guest rooms are not permitted.
The proposed use meets this requirement as the establishment will use the
cooking facility of the existing single-family dwelling.
5. The Department of Fire and Rescue must inspect and approve the occupancy of
an establishment before it may be used as a bed and breakfast inn.
The proposed use meets this requirement and prior to business license issuance,
an inspection by the Department of Fire and Rescue will be conducted.
6. Individual guest occupancy is limited to no more than one month in any 3-month
period.
The proposed use meets this requirement the guest occupancy will be days at a
time.
7. No sale or display of merchandise or other commodities may occur in connection
with the establishment.
The proposed use meets this requirement, as no other sale or display of
merchandise or other commodities will take place in connection with the
proposed use.
8. Private functions such as weddings, receptions, luncheons, parties and similar
activities are not permitted, except to the extent such activities represent
personal activities of the owner/ resident.
RG
SUP-67474 [PRJ-67441]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
The proposed use meets this requirement, as the applicant will be hosting
between one to three people only and no other activities will be provided at this
location.
9. Not more than one on premise sign shall be permitted. With respect to that sign:
a. The copy may contain only the name and address of the establishment.
b. The sign may not exceed 3 square feet in size or 4 feet in height.
c. The sign may be freestanding or may be located on the dwelling itself or
on a fence or wall.
d. Any sign illumination must be exterior to the sign and must be shielded so
as not to produce glare upon an adjacent property or a public right of way.
e. The design materials and colors of the sign must be compatible with the
architectural style of the dwelling.
The proposed use meets requirement, as there is no signage proposed for this
proposed use.
The proposed Bed & Breakfast Inn use will not be compatible with the surrounding
residential uses due the waiver request to allow for one guest bedroom. In addition, the
use will be located within a residential subdivision, within 660 feet of two approved
Short-Term Residential Rental uses. While there is no requirement for distance
separation for the Bed and Breakfast use, the Short-Term Residential Rental use is very
similar and does require separation from other rental uses. The establishment of this
commercial use of a single family residence at the proposed location is too intense for
the surrounding residential uses. Therefore, staff recommends denial. If this
application is approved, it is subject to conditions.
FINDINGS (SUP-67474)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
1.
SUP-67474 [PRJ-67441]
The proposed land use cannot be conducted in a manner that is harmonious and
compatible with the existing surrounding land uses due to the waiver request to
allow one guest bedroom where two is the minimum required.
RG
SUP-67474 [PRJ-67441]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
2.
The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is not physically suitable for the type and intensity of land use
proposed due to the waiver request to allow one guest bedroom where two is the
minimum required.
3.
4.
Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
The approval of the Special Use Permit on this subject property will be subject to
condition of approval and business license approval and compliance. The
Department of Fire and Rescue must inspect and approve the occupancy of an
establishment before it may be used as a bed and breakfast inn.
5.
The use meets all of the applicable conditions per Title 19.12.
The proposed use does not meet all of the applicable conditions of Title 19.12.
The use requires a minimum of two guest bedrooms and the proposed use will
provide only one guest bedroom.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc.
There is no relevant city actions found for this property.
RG
SUP-67474 [PRJ-67441]
Staff Report Page Five
December 13, 2016 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was conducted with the applicant and
discussed the submittal requirements for a Special Use Permit
10/26/16
application for the proposed Bed & Breakfast Inn use at 2508 Callita
Court.
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
Field Check
11/03/16
Surrounding
Property
Subject
Property
North
South
East
West
Existing Land
Use Per Title
19.12
Single Family,
Detached
Single Family,
Detached
Single Family,
Detached
Single Family,
Detached
Single Family,
Detached
Planned or Special
Land Use
Designation
L (Low Density
Residential)
L (Low Density
Residential)
L (Low Density
Residential)
L (Low Density
Residential)
L (Low Density
Residential)
Existing Zoning
District
R-1 (Single Family
Residential)
R-1 (Single Family
Residential)
R-1 (Single Family
Residential)
R-1 (Single Family
Residential)
R-1 (Single Family
Residential)
Compliance
N/A
Compliance
Y or N
RG
SUP-67474 [PRJ-67441]
Staff Report Page Six
December 13, 2016 - Planning Commission Meeting
Compliance
N/A
N/A
N/A
N/A
DEVELOPMENT STANDARDS
Street Name
Callita Court
Functional
Classification
of Street(s)
Local Street
Actual
Street Width
(Feet)
60
Governing
Document
Title 13
Compliance
with Street
Section
Y
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Use
Gross Floor
Area or
Number of
Units
Bed &
One guest
Breakfast Inn room
Required
Parking
Parking
HandiRatio
Regular
capped
2 spaces
for
primary
resident,
1 spaces
for each
guest
room
Provided
Parking
HandiRegular
capped
Compliance
3
3
N/A
3
3
Y
Y
N/A
RG
SUP-67474
SUP-67474
7A
7b7b
SUP-67474
SUP-67474
7b7b
SUP-67474
SUP-67474
SUP-67474
SUP-67474
SUP-67474 [PRJ-67441] - SPECIAL USE PERMIT - APPLICANT/OWNER: THE SILVIA BRUNN FAMILY
TRUST
2508 CALLITA COURT
11/03/2016
SUP-67474 [PRJ-67441] - SPECIAL USE PERMIT - APPLICANT/OWNER: THE SILVIA BRUNN FAMILY
TRUST
2508 CALLITA COURT
11/03/2016
SUP-67474 [PRJ-67441] - SPECIAL USE PERMIT - APPLICANT/OWNER: THE SILVIA BRUNN FAMILY
TRUST
2508 CALLITA COURT
11/03/2016
SUP-67474
SUP-67474
SUP-67474
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Protest Postcard
SUP-67489 [PRJ-67423]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
SUP-67489
RECOMMENDATION
REQUIRED FOR
APPROVAL
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
326
APPROVALS
PROTESTS
33
CS
SUP-67489 [PRJ-67423]
Conditions Page One
December 13, 2016 - Planning Commission Meeting
** CONDITIONS **
SUP-67489 CONDITIONS
Planning
1.
2.
All signage shall be permitted and meet minimum code requirements within 30
days of final approval.
3.
This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
4.
All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
5.
These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
6.
All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
CS
SUP-67489 [PRJ-67423]
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is requesting a Special Use Permit for a proposed 288 square-foot
Automobile Rental Use to be located within an existing commercial development at 725
South Las Vegas Boulevard, Suite #260. The proposed use cannot be conducted in a
manner that is harmonious and compatible with the neighborhood and adjacent
commercial uses; therefore, staff recommends denial of the request.
ISSUES
A Special Use Permit is required for an Automobile Rental use when the proposed
facility falls under the minimum site area of 25,000 square feet.
ANALYSIS
The subject site of the proposed Automobile Rental Use is located within a commercial
development along Las Vegas Boulevard. Some of the current uses within this
commercial development include: general retail businesses, a pawn shop, a night club
and a tavern. Per the submitted justification letter, it is the applicants intention to rent
out tri-mobile vehicles, motorcycles and scooters to patrons aged 21 and over. The
bulk of the vehicles will be stored at a satellite location and will only be brought to the
subject site when a rental is requested. Five parking spaces will be used for staging
when a rental request is made. One tri-mobile vehicle will remain on-site during
business hours for display purposes.
Per Title 19.12, the Automobile Rental use is defined as A facility for the rental of new
or used automobiles or other passenger vehicles. For purposes of the limitations of this
Title on outside storage, vehicles kept on a lot for rental purposes are not considered to
be outside storage The proposed use meets this definition per the submitted
justification letter and plans.
The Minimum Special Use Permit Requirements for this use include:
1. No more than 5 rental vehicles shall be stored on the site at any
The requirement is met per site plan dated stamped 10/27/16 and Justification
letter date stamped 10/27/16 as only five parking spaces will be utilized.
CS
SUP-67489 [PRJ-67423]
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
SUP-67489 [PRJ-67423]
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
FINDINGS (SUP-67489)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
1.
2.
The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is not physically suitable to accommodate the parking needs of
the proposed Automobile Rental use.
3.
4.
Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
Approval of this proposed Special Use Permit will compromise the public health,
safety and general welfare of the public. If approved, the use would be subject to
regular inspections and subject to licensing restrictions.
5.
The use meets all of the applicable conditions per Title 19.12.
The proposed use meets all applicable conditions of Title 19.12.
CS
SUP-67489 [PRJ-67423]
Staff Report Page Four
December 13, 2016 - Planning Commission Meeting
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc
The Board of Zoning Adjustment approved a request for a Special Use
Permit (U-0141-89) to allow a Class III secondhand dealership for the
09/28/89
buying and selling of used gold, silver and jewelry on property located
at 725 South Las Vegas Boulevard.
The City Council approved a Special Use Permit (SUP-32815) for a
proposed Bailbond Service at 729 South Las Vegas Boulevard. The
03/18/09
Planning Commission recommended approval of the request on
02/12/09.
The City Council approved a Variance (VAR-48762) to allow a
proposed projecting sign on the same property as an existing
06/19/13
freestanding sign where such is not allowed at 713 South Las Vegas
Boulevard. The Planning Commission recommended approval of the
request on 05/14/13.
The City Council approved a Site Development Plan Review (SDR55324) for an 11,708 square-foot commercial building with a waiver of
10/15/14
the Downtown Centennial Plan Architectural Design Standards at 725,
729 and 731 South Las Vegas Boulevard. Planning Commission and
staff recommended approval.
Staff administratively approved a Final Map (FMP-56613) for reversion
to acreage of 10 lots on 0.78 acres on the east side of Las Vegas
11/06/14
Boulevard, approximately 50 feet north of Gass Avenue. The Final
Map was recorded on 01/06/15.
The Planning Commission approved a Special Use Permit (SUP57326) for a 1,152 square-foot Tavern-Limited Establishment use
(ground level) at 725, 729 and 731 South Las Vegas Boulevard. Staff
recommended approval.
02/10/15
The Planning Commission approved a Special Use Permit (SUP57327) for an 864 square-foot Tavern-Limited Establishment use with
288 square feet of outdoor seating area (second level) at 725, 729 and
731 South Las Vegas Boulevard. Staff recommended approval of the
request.
The Planning Department approved a request (SUP-66178) for a
Minor Amendment to approved Special Use Permit (SUP-57327) for a
10/28/15
proposed 569 square-foot outdoor patio addition to an existing 1,152
square-foot Tavern-Limited Establishment use at 725 South Las
Vegas Boulevard, Suite #210.
CS
SUP-67489 [PRJ-67423]
Staff Report Page Five
December 13, 2016 - Planning Commission Meeting
Field Check
11/03/16
SUP-67489 [PRJ-67423]
Staff Report Page Six
December 13, 2016 - Planning Commission Meeting
Surrounding
Property
Existing Land
Use Per Title
19.12
Planned or Special
Land Use
Designation
Subject
Property
General Retail
Parking Lot
Pawn Shop
C (Commercial)
Bailbond Service
North
South
East
West
Existing Zoning
District
C-2 (General
Commercial)
C-2 (General
Commercial)
C-2 (General
Commercial)
C-2 (General
Commercial)
C-1 (Limited
Commercial)
C-2 (General
Commercial)
Compliance
Y
Compliance
Y
Y
Y
Compliance
N/A
Y
N/A
N/A
CS
SUP-67489 [PRJ-67423]
Staff Report Page Seven
December 13, 2016 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Street Name
Las Vegas
Boulevard
Functional
Classification of
Street(s)
Governing
Document
Actual
Street
Width
(Feet)
Complian
ce with
Street
Section
Primary Arterial
100
CS
SUP-67489
SUP-67489
SUP-67489
SUP-67489
SUP-67489
SUP-67489
SUP-67489
SUP-67489
SUP-67489
SUP-67489
77 7 7 7 7 7
7 7 7 7 7 7 7 7
(7 7
SUP-67489
SUP-67489
7
b
SUP-67489
RECOMMENDATION:
Staff has NO RECOMMENDATION
BACKUP DOCUMENTATION:
None
RECOMMENDATION:
Staff recommends APPROVAL.
BACKUP DOCUMENTATION:
1. Staff Report
2. DRAFT Rainbow Boulevard North Corridor Plan
DIR-67582
** STAFF RECOMMENDATION **
CASE
NUMBER
RECOMMENDATION
DIR-67582
REQUIRED FOR
APPROVAL
** NOTIFICATION **
NOTICES MAILED
NEWSPAPER ONLY
APPROVALS
PROTESTS
LM/MH
DIR-67582
Staff Report Page One
December 13, 2016 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a presentation of the Rainbow Boulevard North Corridor Plan final draft. The
Rainbow Boulevard North Corridor Plan (from here on out, referred to as the Plan)
focuses on the neighborhoods within a quarter-mile radius from the North Rainbow
Boulevard centerline, bound by CC-215 to the north and by West Lone Mountain Road
to the south, for a linear section of 1.6 miles. The analysis and the recommendations
contained in the Plan have been formulated according to the Las Vegas 2020 Master
Plan and its Land Use and Rural Neighborhoods Preservation Element; feedback
collected through neighborhood meetings and an online survey has also been
incorporated into the document. The Plan serves as a guiding document designed to
offer insights on the preferred land use and development scenario as well as the reevaluation of the public right-of-way components to enhance existing community
amenities in the long-term.
ISSUES
The Rainbow Corridor has a specific rural residential character that in the most recent
year has been affected by changes in land use as well as by mobility patterns derived
by the classification of Rainbow Boulevard as a Primary Arterial. The Rainbow
Boulevard North Corridor Plans purpose is to approach community planning and
transportation planning as an intertwined process that focuses on Rainbow Boulevard
as a community corridor, and to recommend future actions that will preserve those
elements of the Corridor that have been recognized as critical by the existing
community.
ANALYSIS
The Plan defines North Rainbow Boulevard as a community corridor based on its
primary users, the existing adjacent land uses, its current function, and the overall
character of the area. The 1.6 miles section of North Rainbow Boulevard serves as a
multi-modal spine for buses, cars, bikes, and pedestrians that weaves together multiple
neighborhoods and serves primarily local residents that live within a distinctly
characterized area. Due to the fact that since 2015 there have been an increasing
number of land use changes within the Plan area, Staff deemed appropriate to further
assess the most recent trends in land use and development as well as their current and
projected impact on the existing neighborhoods; in this process, the information
gathered from current residents has been critical to the formulation of Staff
recommendations.
LM/MH
DIR-67582
Staff Report Page Two
December 13, 2016 - Planning Commission Meeting
The Rainbow Boulevard North Corridor Plan is divided into thirteen sections, outlined as
follows:
The first step in the assessment of the Corridor has been the review of current policies
and plans that are valid for Rainbow Boulevard, such as the 2020 CLV Master Plan,
The Land Use and Rural Neighborhoods Preservation Element, and the CLV Title 19:
Unified Development Code. Also included is a review of The Clark County Master Plan
for lands that reside outside of city limits but are located along the corridor. The included
analysis involves a thorough examination of the community and its characteristics, as
well as the study of the past and current land use in the area.
The Study of the Rainbow Boulevard North Corridor highlighted a number of issues
related to two broad categories: a) land use; and b) mobility patterns. The key findings
with regards to these were:
Land Use: Recent land use changes have impacted the primarily residential land
use character of the area.
Mobility: The classification of Rainbow Boulevard as a Primary Arterial affects the
functionality of the area as a residential neighborhood and is not supported by
actual traffic levels.
Recommendations
recommendations:
in
the
Plan
are
divided
into
Short-term
and
Long-term
LM/MH
DIR-67582
Staff Report Page Three
December 13, 2016 - Planning Commission Meeting
Short-term: 1) Work with Clark County on Future Land Use of current non-city
parcels along Rainbow Boulevard to ensure desert rural is preserved in the area.
2) Implement Office land use designations where commercial activity is
expected. 3) Inventory of rural aspects and indicators. 4) Pursue grant funding
and alternative capital sources to improve amenities, neighborhood traffic
comfort levels and walkability along the corridor.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc.
This item will be considered at the December 7, 2016 City Council
12/07/16
meeting.
Neighborhood Meeting
04/07/16
Conceptual Plan Introduction
07/14/16
Meeting with Timber Creek Neighborhood Association
12/01/16
Neighborhood Meeting: Final Draft Presentation
LM/MH
DRAFT COPY
Table of Contents
Overview and Purpose ....................................................................................................... 3
Community Survey and Public Input .................................................................................. 7
Plan Approach & Methodology .......................................................................................... 9
Scope of Plan ................................................................................................................... 12
Inventory and Analysis ..................................................................................................... 14
Community Profile ........................................................................................................... 14
Land Use Profile ............................................................................................................... 15
Corridor Physical Profile & Architectural Identity............................................................. 17
Deficiencies and Discrepancies ........................................................................................ 20
Recommendations ........................................................................................................... 21
Summary of Recommendations ....................................................................................... 23
Implementation and Monitoring...................................................................................... 24
Appendices ...................................................................................................................... 25
Crosswalks are few along Rainbow Boulevard, and unsafe due to low
visibility and traffic.
Yes
No
27%
73%
Given the recent approvals for a car wash, gas station and
restaurant with drive thru at the intersection of Ann and Rainbow,
what types of additional commercial uses, if any, would you like to
see locate at this intersection?
8
6
4
2
0
1
4
Property value
Other:
10
What type of amenities would you to see along Rainbow Boulevard from Rancho to
Ann Road? (Choose your top three)
Bicycle accidents
Pedestrian
accidents
Other:
10
8
6
4
How would you describe walking along Rainbow
Boulevard from Rancho to Ann Road?
1
2
1
5
2
0
e.
POLICY 3.2.5: That the Northwest Sector Plan be amended to reflect the
IV.
10
b.
11
Scope of Plan
Location and Boundaries
The Plan area boundaries consist of all properties located adjacent
to Rainbow Boulevard, between Rancho Drive and I-215.
Area of analysis consists of properties located mile (5 minute
walk) east and west of Rainbow Boulevard centerline.
The total Plan area covers 498 acres.
Feasible Limits to Transportation Improvements
No ROW expansion
Possible road diet/lane width recommendation
Consistent/adjusted speed limit (north of Ann 25mph, south of
Ann 45 mph)
Land Use Limits (development standards)
Current development standards
Requirements for a 19.10 overlay district
12
13
Community Profile
Household Demographics along mile of Rainbow Boulevard North centerline, between
Rancho and I-215:
Population: There are currently 3,966 residents in the Plan area of the Rainbow
Corridor. Since 2005, the population for the overall Centennial Hills area has
more than doubled.
Income: Median household income is $71,302
Travel: Over 40% of residents have more than 2 cars in the household. Nearly 90%
comminute to work alone. The Rainbow Corridor has a higher rate of persons
who drive alone when commuting to work than the City as a whole (90% vs
77%). Conversely, corridor residents use public transportation and work at
home at a far lower rate than the City average. This could be a result of public
transportation being absent along the corridor north of Ann Road.
Between 2005 and 2014, traffic on Rainbow Boulevard north of Ann Road decreased by
17%. On Rainbow Boulevard south of Ann road, traffic increased by 13%.
During the same time, traffic decreased on Ann Road in proximity to Rainbow
Boulevard by 5%.
Race and Ethnicity:
a.
White: 55.7%
b.
Black: 13.8%
c.
Hispanic: 19.1%
d.
Asian: 6.4%
e.
Pacific Islander: 1.5%
f.
More than one race: 3.5%
Household:
c.
Size: 2.8
d.
Type:
i.
Married: 51.8%
ii.
Non Family: 27.0%
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iii.
At the corner of Rainbow Boulevard and Ann Road there is currently only
one commercial business operating; three more are approved but not yet
constructed or in operating.
Residential: 63.13% of the total corridor Plan acreage
Single Family Residential (SFR) dominates the Corridor by covering 52%
(1,242 dwelling units). Aside from the corners of major intersections (with
the exception on southwest corner of Rainbow Boulevard and Ann Road),
single family residential uses run along Rainbow Boulevard and are
present throughout the Plan area.
Multi-Family Residential (MFR) are predominately at the South end of the
Plan area north and south of Rancho and Rainbow with complexes located
mid corridor. These complexes make up the 2.22% (171 dwelling units) of
the total corridor Plan area.
Siegfried and Roys Estate accounts for 9% of the total corridor Plan
acreage
Civic Schools, Parks, and churches: 5% of the total corridor Plan acreage
Two private day cares/ schools are located along Rainbow Boulevard. One
is located on Rainbow Boulevard just north of Ann Road; one is located on
Rainbow Boulevard just south of Hammer LN. Clark County School District
Joseph Neal Elementary School is located within the Plan area at Azure
Drive and Serene Drive. Schools and private day cares account for 3% of
the total corridor Plan area.
Estelle Neal Park at the corner of Tropical Parkway and Serene Drive is
located just south of Joseph Neal Elementary School. This park and other
open spaces account for 1% of the total corridor Plan area.
There are two churches located within the corridor. One is located on the
southwest corner of Rainbow Boulevard and Rancho Drive. Another is
located on the east side of Rainbow Boulevard in between Rancho Drive
and Ann Road. Together, churches make up 1.30% of the total corridor
Plan area.
16
Rancho Rainbow:
The Character Area
identified as Rancho
Rainbow constitutes
approximately 18% of the
Plan area and is the most
diverse in terms of land us.
It is also a very transitional
area that intersects one of
the Citys major corridors:
Rancho Drive. This section
is divided almost evenly
between residential and
commercial uses, with
zoning designations varying
from Single Family
Residential (R-1), to
Residential Planned
Figure 5- Rainbow North Corridor Character Areas
Development (R-PD2 and
R-PD18), and from Service
Commercial (SC) to General Commercial (C-2). More than 60% of the area (45.5 acres) hosts a
large parcel zoned Residence Estates (R-E) and only partially developed at the present time.
The parcels zoned as Limited Commercial (C-1) are still undeveloped and abut the Residence
Estates (R-E) property to the north and south side of it. The southernmost edge of the Rancho
Rainbow Character Area is a 15-acre parcel soon to be developed for commercial use. The
inherent transitional aspects of this Character Area and the fact that two large parcels of land
are still undeveloped makes Rancho Rainbow potentially vulnerable to de-characterization of
the neighborhood identity. In this case, however, because of the Rancho Drive and Rainbow
17
Boulevard intersection, ROW configuration seems to be more appropriate to the mobility pattern
than in the rest of the Corridor. Nonetheless, the Rancho Rainbow Area is, and should work
as, a gateway to the community, which has a low-intensity rural character; consequently, ROW
interventions should highlight the gateway identity of the Character Area and support the
transitional role of the 1.9 miles along Rainbow Boulevard.
II. Ann Rainbow:
The Ann Rainbow Character Area accounts for the majority of the land share and land
utilization (59%, or approximately 306 Acres). It is also situated in the heart of the Corridor, and
is a critical component of the Plan, mainly because of the intersection of Ann Road and
Rainbow Boulevard located at the very center of it. The Ann Road and Rainbow Boulevard
crossroads generate unique vehicular patterns when compared to the other two character
areas, and the medium-high traffic flow (32,000 vehicles per day) has had a definite impact on
the recent land use changes and land use proposals that occurred in the neighborhood.
Because of this, and the presence of a large number of vacant parcels of land, this section is
the primary area of concern for future development patterns. An additional problem specific to
this site is the presence of a large portion of County islands, which leads to uncertainty in
terms of a unified vision for the Corridor.
Most of the land use is dedicated to residential: the variety of Zoning Districts includes: Single
Family Compact-Lot (R-CL), Single Family Residential (R-1), Residential Planned Development
(R-PD) ranging in density from R-PD2 to R-PD8 and, in a smaller percentage, Single Family
Residential Restricted (R-D) and Residence Estates (R-E). Three of the four corners at the
Ann Road and Rainbow Boulevard intersection are now zoned C-1 (Limited Commercial); two
additional lots adjacent to the southeastern corner lot of the intersection is also now zoned
Limited Commercial (C-1). These are four of the six parcels zoned for Commercial use in the
entire Plan Area. On the western edge, at the corner between Ann Road and Rio Vista Street,
there are 1.78 acres to be developed as Service Commercial/Office space.
III. Tropical Rainbow:
The Tropical Rainbow Character Area makes up for about 23% of the Corridor, and is located
at the very north edge of it, with Rainbow Boulevard ending in a cul-de-sac before the 215
freeway. Because of the greater distance from high-traffic intersections, Tropical - Rainbow is
the Corridor section that most serves local residents; the neighborhood is almost exclusively
residential, with approximately 17% of the total acreage dedicated to Civic and Public Space
due to the presence of the Joseph Neal Elementary School and the Estelle Neal Park. The
existing residential parcels are zoned Residential Planned Development (R-PD2), Residence
Estates (R-E), and Single Family Residential-Restricted (R-D), giving it the lowest density
among the Character Areas; one parcel at the northwestern edge of the Corridor is dedicated to
Service Commercial (SC), hosting a steakhouse and lounge, and one parcel adjacent to that
hosts a Baptist Church located within a County island. About 23% of Tropical Rainbow is
18
located within a County island. Vacant land parcels are located along the northeastern edge,
facing the CC-215 freeway, and at the southeastern corner of the Azure Drive & Rainbow
Boulevard intersection. The scarce visibility due to the low amount of vehicular traffic does not
encourage shifts in land use in the near term; therefore this Character area can be categorized
as being at low-risk for de-characterization as a primarily residential neighborhood.
Nonetheless, Tropical Rainbow poses an evident issue in terms of Right-of-way configuration
along Rainbow Boulevard: the 1.2 miles stretch between Tropical Parkway and Azure Drive is
blatantly not uniform to the rest of the corridor, nor does conform to minimum safety standards;
the eastern portion of it, the one where deficiencies are most notable, pertains to Clark Countys
jurisdiction. The 800 feet stretch between Azure Drive and the cul-de-sac where Rainbow
Boulevard terminates is instead characterized by an overly-wide ROW that, even while serving
as access point to only a few parcels of land, still has the traffic features of a major arterial.
2. Development Prototypes
I.
II.
III.
Residential
a. Single Family, Detached
b. Multi-Family Residential
Commercial/Office Development
a. Home-to-office conversion
b. Single story office complex
c. Shopping center, less than 25,000 square feet
Civic/Open Space
a. Parks: Estelle Neal Park, 6075 Rebecca Road
b. Schools: Joe Neal ES, 6651 Azure Drive
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Bicycles
Rainbow could greatly improve bicycling with the addition of bike lanes and reduction in
posted speed south of Ann Road.
Trails
There is a Multi-Use Non-equestrian trail alignment running from Rancho to Ann. There is
no trail north of Ann Road with pedestrian path running west of Ann Road
and Rainbow Boulevard intersection. The trail is not designed with any sort
of prominence, thus does not identify as a trail.
Development Pattern
Future transportation demands are not likely incur additional roadway, influencing the future
design of the corridor towards more neighborhood-oriented pedestrian and
biking access. Increasing demand for commercial land use changes is
incongruent with the existing Plan area. An increase of commercial land
use intensity is not fully supported with the limited access.
20
Recommendations
Research opportunity of utilizing the 80 Major Collector Street profile (see Figure 4)
Minimum sidewalk clearance through the corridor is to be five feet, with the
designed clearance of eight feet.
Driveways are not to appear as mini intersections, but driveways with sidewalk
crossings designed to give priority to the sidewalk.
21
Propose possible parking reduction at RTC stops #2242 and #5547 for bus
turnout dedications
Increase quantity and quality of bus shelters
22
Summary of Recommendations
Recommended short term
1. Work with Clark County on Future Land Use of current non-city parcels along
Rainbow Boulevard to ensure desert rural is preserved in the area.
2. Implement Office land use designations where commercial activity is expected
a. Low intensity office development in line with P-O (Professional Office)
conversions or single-story, small scale office development.
b. Establish design guidelines that protect the residential character of the
corridor (height, scale, and massing that supports rural residential)
c. Residential character of community maintained, with low parking and traffic
demands
d. Enhance the design of the Multi-use trail as a community identifier to
establish place making, and enhancing near-rural character preservation
3. Inventory of rural aspects and indicators
a. Bring cracked and broken sidewalks to code
b. Limit commercial development to only corners of major intersections within
the corridor Plan area
4. Pursue grant funding and alternative capital sources
a. Transportation funding (Fuel Revenue Index/ FRI funds).
Long term recommendation costs and schedules
1. Select projects added to Capital Improvement Plan
a. Rural streetscape and medians
b. Civic/Open Space Development
c.
Plan Area needs a park and there are lots that may likely not develop as R-E
(more likely to request commercial land use)
d. Suggested route to school
e. Establish bike routes to Estelle Neal elementary school.
f.
Bike routes and furnishings as leisure amenity
2. Streetscape types for Corridor Character Areas:
a.
Rainbow Boulevard (consistent): A street which has a minimum right-of-way
width of 100 feet and an existing or potential design capacity of three or
more travel lanes of traffic in each direction with eight feet for an amenity
zone, a four feet bike lane, sidewalk on each side, and divided by a
landscaped median
b.
Major Intersection (may vary with bike lane): Intersection designs shall
comply with the applicable Uniform Construction Design Standards except
in cases where a 60-foot planned minor collector intersects a roadway of an
equal or lesser right-of-way width. At such intersections, pavement widths
and curb return radii shall comply with City Standards
c.
Local side streets: A street with a minimum right-of way width of forty-seven
feet which is designed to carry residential traffic between minor collectors
23
24
Appendices
Current city-wide projects relevant to corridor
Capital Improvement Projects (CIP)
a. Pedestrian Safety Upgrade Program
b. Bicycle Safety Program
c. Bus turnouts
Bus stop inventory
RTC route 106 has six bus stops located within the corridor and two located nearby
a. N. Bound: Three stops located to the east of Rainbows centerline
I.
5549- Rainbow, north of W Hammer Lane
II. 5548- Rainbow, north of Standing Rock Place
III. 5547- Rainbow , along the Rainbow Boulevard and Rancho Drive curve
b. S. Bound: Three stops located to the west of Rainbows centerline
I.
2242- Rainbow, between Welcome Lane and W La Madre Way
II. 2233-Rainbow, between Standing Rock Place and W Hammer Lane
III. 2183- Rainbow, just south of Ann Road intersection
RTC Route 106 Bus Stop Times and Frequency
a. Buses run North and South bound daily at roughly 30 minutes intervals.
There are no peak passenger times along the Rainbow corridor.
b. Average monthly weekday ridership: 3,151
c. Average Passenger per Revenue Hour: 33.52
Crosswalks
a. Danish offsets: include a median island that linking the crosswalks for each
half of the road. The offset forces pedestrians to face oncoming traffic
before they cross
b. Activated Crosswalks: lights, beacons, etc. are illuminated when activated
by a pedestrian to alert drivers to stop.
25
26