Professional Documents
Culture Documents
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.
NOTICE: This meeting has been properly noticed and posted at the following locations:
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.
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 staff’s conditions of
approval.
3. If areas of concern are known in advance, or if the applicant does not accept staff’s 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 applicant’s 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
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 MARCH 13, 2018.
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.
7. EOT-72763 - EXTENSION OF TIME - SPECIAL USE PERMIT - APPLICANT/OWNER: DURANGO I-95, LLC
- For possible action on a request for an Extension of Time of an approved Special Use Permit (SUP-64857) FOR A
PROPOSED 75,000 SQUARE-FOOT MINI-STORAGE FACILITY on 4.81 acres at 7737 North El Capitan Way (APN
125-17-214-001), T-C (Town Center) Zone [SC-TC (Service Commercial - Town Center) Special Land Use Designation],
Ward 6 (Fiore). Staff recommends APPROVAL.
10. SUP-72749 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: SUMMERLIN RANCH
PLAZA, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED 5,320 SQUARE-FOOT
GAMING (RESTRICTED) USE at 9436 West Lake Mead Boulevard, Suites #1-5 (APN 138-18-821-009), P-C (Planned
Community) Zone, Ward 4 (Anthony) [PRJ-72682]. Staff recommends APPROVAL.
11. SUP-72750 - SPECIAL USE PERMIT RELATED TO SUP-72749 - PUBLIC HEARING - APPLICANT/OWNER:
SUMMERLIN RANCH PLAZA, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED
5,320 SQUARE-FOOT PUBS, BARS & LOUNGES [LIQUOR ESTABLISHMENT (TAVERN)] USE at 9436 West
Lake Mead Boulevard, Suites #1-5 (APN 138-18-821-009), P-C (Planned Community) Zone, Ward 4 (Anthony) [PRJ-
72682]. Staff recommends APPROVAL.
12. SUP-72688 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: NO DRAMA BAIL BONDS -
OWNER: DANIAL AND LINDA R. READ - For possible action on a request for a Special Use Permit FOR A
PROPOSED BAILBOND SERVICE USE at 1610 East Charleston Boulevard, Suite #110 (APN 162-02-112-001), C-1
(Limited Commercial) Zone, Ward 3 (Coffin) [PRJ-72687]. Staff recommends APPROVAL.
13. SUP-72734 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: ANGEL ZENEN
MIRANDA - For possible action on a request for a Special Use Permit FOR A PROPOSED 599 SQUARE-FOOT
ACCESSORY STRUCTURE (CLASS I) [CASITA] USE at 6929 Raleigh Avenue (APN 138-10-511-020), R-PD6
(Residential Planned Development - 6 Units per Acre) Zone, Ward 4 (Anthony) [PRJ-72025]. Staff recommends
APPROVAL.
15. SUP-72817 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: SHAKE SHACK NEVADA, LLC -
OWNER: SIMON CHELSEA LV DEV, LLC - For possible action on a request for a Special Use Permit FOR A
PROPOSED 3,200 SQUARE-FOOT BEER/WINE/COOLER ON-SALE ESTABLISHMENT USE WITH A 682
SQUARE-FOOT OUTDOOR SEATING AREA at 905 South Grand Central Parkway, Suite #1700 (APN 139-33-710-
005), PD (Planned Development) Zone, Ward 1 (Tarkanian) [PRJ-72683]. Staff recommends APPROVAL.
16. SDR-72787 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT: CAPROCK
EMERGENCY HOLDINGS, LLC - OWNER: R A SOUTHEAST LAND COMPANY, LLC - For possible action on
a request for a Site Development Plan Review FOR A PROPOSED 18,389 SQUARE-FOOT CLINIC AND HOSPITAL
DEVELOPMENT on a portion of 7.80 acres at the southeast corner of Alta Drive and Rampart Boulevard (APN 138-32-
312-013), PD (Planned Development) Zone, Ward 2 (Seroka) [PRJ-72706]. Staff recommends APPROVAL.
17. SDR-72792 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT/OWNER: TEN15
HUNTRIDGE, LLC - For possible action on a request for a Site Development Plan Review FOR TWO PROPOSED
RESTAURANTS TOTALING 4,020 SQUARE FEET, PARKING LOT MODIFICATIONS AND A WAIVER TO
ALLOW 167 PARKING SPACES WHERE 198 PARKING SPACES ARE REQUIRED on 4.30 acres at 1144 East
Charleston Boulevard (APN 162-03-513-008), C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-72740]. Staff
recommends APPROVAL.
19. ABEYANCE - SUP-72188 - SPECIAL USE PERMIT RELATED TO GPA-72182 - PUBLIC HEARING -
APPLICANT/OWNER: STEWART PLAZA, LLC - For possible action on a request for a Special Use Permit FOR A
PROPOSED 4,110 SQUARE-FOOT BEER/WINE/COOLER OFF-SALE ESTABLISHMENT USE WITHIN A
PROPOSED GENERAL RETAIL STORE (CONVENIENCE STORE) WITH A WAIVER TO ALLOW A 150-FOOT
DISTANCE SEPARATION FROM A CITY PARK WHERE 400 FEET IS REQUIRED at the northwest corner of
Stewart Avenue and Mojave Road (APN 139-36-603-001), C-1 (Limited Commercial) Zone, Ward 3 (Coffin) [PRJ-
72109]. Staff recommends DENIAL.
20. SUP-72667 - SPECIAL USE PERMIT RELATED TO GPA-72182 AND SUP-72188 - PUBLIC HEARING -
APPLICANT/OWNER: STEWART PLAZA, LLC - For possible action on a request for a Special Use Permit FOR A
PROPOSED CAR WASH, FULL SERVICE OR AUTO DETAILING USE at the northwest corner of Stewart Avenue
and Mojave Road (APN 139-36-603-001), C-1 (Limited Commercial) Zone, Ward 3 (Coffin) [PRJ-72109]. Staff
recommends DENIAL.
21. ABEYANCE - RENOTIFICATION - SDR-72189 - SITE DEVELOPMENT PLAN REVIEW RELATED TO GPA-
72182, SUP-72188 AND SUP-72667 - PUBLIC HEARING - APPLICANT/OWNER: STEWART PLAZA, LLC -
For possible action on a request for a Site Development Plan Review FOR A PROPOSED 4,110 SQUARE-FOOT
GENERAL RETAIL STORE (CONVENIENCE STORE) WITH FUEL PUMPS [CANOPY] AND A 900 SQUARE-
FOOT CAR WASH WITH WAIVERS TO NOT ORIENT THE BUILDING TO THE CORNER WHERE SUCH IS
REQUIRED AND TO ALLOW THE CAR WASH BAY TO FACE THE PUBLIC RIGHT-OF-WAY WHERE SUCH IS
NOT PERMITTED on a portion of 2.83 acres at the northwest corner of Stewart Avenue and Mojave Road (APN 139-36-
603-001), C-1 (Limited Commercial) Zone, Ward 3 (Coffin) [PRJ-72109]. Staff recommends DENIAL.
23. ABEYANCE - VAR-72561 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: 626 SOUTH 9TH
STREET, LLC - For possible action on a request for a Variance TO ALLOW A TWO-FOOT SIDE YARD SETBACK
WHERE FIVE FEET IS REQUIRED on 0.16 acres at 626 South 9th Street (APN 139-34-810-066), P-O (Professional
Office) Zone, Ward 3 (Coffin) [PRJ-72527]. Staff recommends DENIAL.
27. ABEYANCE - SUP-72576 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: EMERALD
INVESTMENTS SERIES 2, LLC - For possible action on a request for a Special Use Permit FOR AN EXISTING
SHORT-TERM RESIDENTIAL RENTAL USE at 8616 Cremona Drive (APN 163-05-513-027), R-1 (Single Family
Residential) Zone, Ward 2 (Seroka) [PRJ-72514]. Staff recommends APPROVAL.
28. GPA-72719 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: KB HOME NEVADA,
INC. - OWNER: MEXICAN GOLD & OIL EXPLORATION TRUST, ET AL - For possible action on a request for a
General Plan Amendment FROM: DR (DESERT RURAL DENSITY RESIDENTIAL) TO: L (LOW DENSITY
RESIDENTIAL) on 4.33 acres at the northwest corner of Hickam Avenue and Pioneer Way (APN 138-03-305-006), Ward
4 (Anthony) [PRJ-72639]. Staff recommends APPROVAL.
33. SUP-72730 - SPECIAL USE PERMIT RELATED TO GPA-72727, ZON-72728 AND VAR-72941 - PUBLIC
HEARING - APPLICANT/OWNER: PARAMOUNT FUND II, LLC - For possible action on a request for a Special
Use Permit FOR A PROPOSED CAR WASH, FULL SERVICE OR AUTO DETAILING USE at the northwest corner of
Ann Road and Leggett Road (APNs 125-28-801-014, 016 and 018), P-R (Professional Office and Parking) Zone
[PROPOSED: C-1 (Limited Commercial)], Ward 6 (Fiore) [PRJ-72629]. Staff recommends DENIAL.
34. SDR-72731 - SITE DEVELOPMENT PLAN REVIEW RELATED TO GPA-72727, ZON-72728, VAR-72941 AND
SUP-72730 - PUBLIC HEARING - APPLICANT/OWNER: PARAMOUNT FUND II, LLC - For possible action on
a request for a Site Development Plan Review FOR A PROPOSED 25,350 SQUARE-FOOT SHOPPING CENTER
WITH WAIVERS TO ALLOW A SEVEN-FOOT WIDE LANDSCAPE BUFFER ALONG A PORTION OF THE
NORTH AND WEST PROPERTY LINES WHERE EIGHT FEET IS REQUIRED, TO ALLOW THE BUILDINGS TO
NOT ORIENT TO THE CORNER AND STREET FRONTAGES WHERE SUCH IS REQUIRED, AND TO ALLOW A
CAR WASH BAY AND DRIVE THROUGH LANE TO FACE THE PUBLIC RIGHT-OF-WAY WHERE SUCH IS
NOT ALLOWED on 3.21 acres at the northwest corner of Ann Road and Leggett Road (APNs 125-28-801-014, 016 and
018), P-R (Professional Office and Parking) Zone [PROPOSED: C-1 (Limited Commercial)], Ward 6 (Fiore) [PRJ-
72629]. Staff recommends DENIAL.
39. GPA-72773 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: DR HORTON - OWNER:
UNITED STATES OF AMERICA - For possible action on a request for a General Plan Amendment FROM: L (LOW
DENSITY RESIDENTIAL) TO: MLA (MEDIUM LOW ATTACHED DENSITY RESIDENTIAL) on 15.00 acres 612
feet north of the intersection of Westcliff Drive and Rockmoss Street (APNs 138-28-801-002 and 003), Ward 2 (Seroka)
[PRJ-72760]. Staff recommends DENIAL.
41. GPA-72783 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: HARMONY HOMES -
OWNER: VERLAINE, LLC, ET AL - For possible action on a request for a General Plan Amendment FROM: SC
(SERVICE COMMERCIAL) AND MLA (MEDIUM LOW ATTACHED DENSITY RESIDENTIAL) TO: M (MEDIUM
DENSITY RESIDENTIAL) on 17.05 acres on the east side of Rancho Drive, 265 feet north of Vegas Drive (APN 139-20-
411-015), Ward 5 (Vacant) [PRJ-72752]. Staff recommends APPROVAL.
43. GPA-72847 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: DR HORTON - OWNER:
UNITED STATES OF AMERICA - For possible action on a request for a General Plan Amendment FROM: RNP
(RURAL NEIGHBORHOOD PRESERVATION) TO: R (RURAL DENSITY RESIDENTIAL) on 10.34 acres at the
northwest corner of La Mancha Avenue and Alpine Ridge Way (portion of APN 126-25-401-021), Ward 6 (Fiore) [PRJ-
72846]. Staff recommends DENIAL.
45. GPA-72837 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER: CITY OF LAS
VEGAS - For possible action on a request for a General Plan Amendment TO AMEND THE 2020 MASTER PLAN
LAND USE AND RURAL NEIGHBORHOODS PRESERVATION ELEMENT, All Wards. Staff recommends
APPROVAL.
49. MOD-72805 - MAJOR MODIFICATION - PUBLIC HEARING - APPLICANT: GREAT AMERICAN CAPITAL
- OWNER: ISAIAH 55:11 SERIES MICAH 6:8 - For possible action on a request for a Major Modification of the
Town Center Land Use Plan FROM: UC-TC (URBAN CENTER MIXED USE - TOWN CENTER) AND MS-TC (MAIN
STREET MIXED USE - TOWN CENTER) TO: SC-TC (SERVICE COMMERCIAL - TOWN CENTER) on 5.68 acres at
the southwest corner of Rome Boulevard and Riley Street (APN 125-20-802-003), Ward 6 (Fiore) [PRJ-72701]. Staff
recommends APPROVAL.
51. SUP-72807 - SPECIAL USE PERMIT RELATED TO MOD-72805 AND VAR-72806 - PUBLIC HEARING -
APPLICANT: GREAT AMERICAN CAPITAL - OWNER: ISAIAH 55:11 SERIES MICAH 6:8 - For possible
action on a request for a Special Use Permit FOR A PROPOSED AUTO REPAIR GARAGE, MINOR USE WITH A
WAIVER TO ALLOW A 114-FOOT DISTANCE SEPARATION FROM A SINGLE-FAMILY DETACHED
DWELLING WHERE 330 FEET IS REQUIRED at the southwest corner of Rome Boulevard and Riley Street (APN 125-
20-802-003), T-C (Town Center) Zone [UC-TC (Urban Center Mixed Use - Town Center) and MS-TC (Main Street
Mixed Use - Town Center) Special Land Use Designation] [PROPOSED: SC-TC (Service Commercial - Town Center)],
Ward 6 (Fiore) [PRJ-72701]. Staff recommends DENIAL.
52. SDR-72808 - SITE DEVELOPMENT PLAN REVIEW RELATED TO MOD-72805, VAR-72806 AND SUP-72807 -
PUBLIC HEARING - APPLICANT: GREAT AMERICAN CAPITAL - OWNER: ISAIAH 55:11 SERIES
MICAH 6:8 - For possible action on a request for a Site Development Plan Review FOR A PROPOSED 61,142
SQUARE-FOOT SHOPPING CENTER WITH WAIVERS TO ALLOW A THREE-FOOT FRONT YARD SETBACK
WHERE 15 FEET IS REQUIRED; A THREE-FOOT REAR YARD SETBACK WHERE 20 FEET IS REQUIRED; A
ZERO-FOOT SIDE YARD SETBACK WHERE 10 FEET IS REQUIRED; A THREE-FOOT WIDE LANDSCAPE
BUFFER ALONG A PORTION OF THE NORTH PROPERTY LINE WHERE 15 FEET IS REQUIRED; A ZERO-
FOOT WIDE LANDSCAPE BUFFER ALONG A PORTION OF THE EAST, WEST AND SOUTH PROPERTY LINES
WHERE EIGHT FEET IS REQUIRED; AND TO ALLOW 11 PERCENT OF OPEN SPACE WHERE 20 PERCENT IS
REQUIRED on a portion of 5.68 acres at the southwest corner of Rome Boulevard and Riley Street (APN 125-20-802-
003), T-C (Town Center) Zone [UC-TC (Urban Center Mixed Use - Town Center) and MS-TC (Main Street Mixed Use -
Town Center) Special Land Use Designation] [PROPOSED: SC-TC (Service Commercial - Town Center)], Ward 6
(Fiore) [PRJ-72701]. Staff recommends DENIAL.
54. SDR-72786 - SITE DEVELOPMENT PLAN REVIEW RELATED TO ZON-72785 - PUBLIC HEARING -
APPLICANT: NINETY-FIVE/TWO-FIFTEEN CENTER, LLC - OWNER: RIBIT, LLC, ET AL - For possible
action on a request for a Site Development Plan Review FOR A PROPOSED THREE-STORY, 68-UNIT MEDIUM
RESIDENTIAL DEVELOPMENT WITH WAIVERS OF REQUIRED TOWN CENTER EDGE ZONE,
LANDSCAPING AND STREETSCAPE DEVELOPMENT STANDARDS on 3.14 acres on the west side of Oso Blanca
Road, 698 feet south of Deer Springs Way (APN 125-21-301-003), C-1 (Limited Commercial) Zone [PROPOSED: T-C
(Town Center)], Ward 6 (Fiore) [PRJ-72642]. Staff recommends DENIAL.
55. ZON-72796 - REZONING - PUBLIC HEARING - APPLICANT: KB HOME - OWNER: HORIZON PARTNERS
AND RAINBOW PARTNERS - For possible action on a request for a Rezoning FROM: U (UNDEVELOPED) [ML
(MEDIUM LOW DENSITY RESIDENTIAL) GENERAL PLAN DESIGNATION] TO: R-CL (SINGLE FAMILY
COMPACT-LOT) on 4.62 acres on the east side of Rainbow Boulevard, 295 feet north of Vegas Drive (APN 138-23-401-
001), Ward 5 (Vacant) [PRJ-72533]. Staff recommends APPROVAL.
56. WVR-72794 - WAIVER RELATED TO ZON-72796 - PUBLIC HEARING - APPLICANT: KB HOME - OWNER:
HORIZON PARTNERS AND RAINBOW PARTNERS - For possible action on a request for a Waiver TO ALLOW
NO INTERIOR STREET LIGHTS on 4.62 acres on the east side of Rainbow Boulevard, 295 feet north of Vegas Drive
(APN 138-23-401-001), U (Undeveloped) Zone [ML (Medium Low Density Residential) General Plan
Designation][PROPOSED: R-CL (Single Family Compact-Lot)], Ward 5 (Vacant) [PRJ-72533]. Staff recommends
DENIAL.
58. TMP-72797 - TENTATIVE MAP RELATED TO ZON-72796, WVR-72794 AND VAR-72795 - RAINBOW AND
VEGAS - PUBLIC HEARING - APPLICANT: KB HOME - OWNER: HORIZON PARTNERS AND RAINBOW
PARTNERS - For possible action on a request for a Tentative Map FOR A PROPOSED 40-LOT SINGLE-FAMILY
RESIDENTIAL SUBDIVISION on 4.62 acres on the east side of Rainbow Boulevard, 295 feet north of Vegas Drive
(APN 138-23-401-001), U (Undeveloped) Zone [ML (Medium Low Density Residential) General Plan
Designation][PROPOSED: R-CL (Single Family Compact-Lot)], Ward 5 (Vacant) [PRJ-72533]. Staff recommends
DENIAL.
63. SDR-72816 - SITE DEVELOPMENT PLAN REVIEW RELATED TO VAR-72813 AND VAR-72814 - PUBLIC
HEARING - APPLICANT/OWNER: GIACOMO J. AND YOLANDA ZANCHI TRUST - For possible action on a
request for a Major Amendment to a previously approved Site Development Plan Review [Z-0055-94(1)] FOR A
PROPOSED 3,000 SQUARE-FOOT GENERAL RETAIL BUILDING WITH A WAIVER TO ALLOW A ZERO-FOOT
WIDE PERIMETER LANDSCAPE BUFFER ALONG A PORTION OF THE EAST PROPERTY LINE WHERE
EIGHT FEET IS REQUIRED on 1.19 acres on the north side of Lake Mead Boulevard, 638 feet west of Jones Boulevard
(APN 138-23-601-010), C-1 (Limited Commercial) Zone, Ward 5 (Vacant) [PRJ-72743]. Staff recommends
APPROVAL.
64. VAR-72584 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: 216 SPANISH OAKS, LLC - For
possible action on a request for a Variance TO ALLOW 303 PARKING SPACES WHERE 342 ARE REQUIRED FOR
AN EXISTING MULTI-FAMILY RESIDENTIAL DEVELOPMENT on 8.45 acres at 2301 South Valley View
Boulevard (APN 162-05-401-001), R-3 (Medium Density Residential) Zone, Ward 1 (Tarkanian) [PRJ-72286]. Staff
recommends DENIAL.
66. VAR-72762 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: GARN C & LAUREN A CROSSMAN
- For possible action on a request for a Variance TO ALLOW A 30-FOOT FRONT YARD SETBACK WHERE 50 FEET
IS REQUIRED AND A FIVE-FOOT SIDE YARD SETBACK WHERE 10 FEET IS REQUIRED FOR A PROPOSED
ADDITION TO A SINGLE-FAMILY DWELLING on 0.46 acres at 5420 West Rome Boulevard (APN 125-24-304-011),
R-E (Residence Estates) Zone, Ward 6 (Fiore) [PRJ-72698]. Staff recommends DENIAL.
67. VAR-72764 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: JAMES L AND DAWN BUCHAN - For
possible action on a request for a Variance TO ALLOW A FIVE-FOOT SIDE YARD SETBACK FOR A PROPOSED
ACCESSORY STRUCTURE (CLASS II) [GARAGE] WHERE 10 FEET IS REQUIRED on 0.49 acres at 1601 Golden
Oak Drive (APN 163-03-210-006), R-PD2 (Residential Planned Development - 2 Units per Acre) Zone, Ward 1
(Tarkanian) [PRJ-72754]. Staff recommends APPROVAL.
68. SUP-72756 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: MAD MAN ARMY
SURPLUS 3300, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED GUN CLUB,
SKEET OR TARGET RANGE, OR ARCHERY CLUB (INDOOR) USE at 3310 North Rancho Drive (APN 138-12-802-
001), C-2 (General Commercial) Zone, Ward 5 (Vacant) [PRJ-72699]. Staff recommends APPROVAL.
69. SUP-72757 - SPECIAL USE PERMIT RELATED TO SUP-72756 - PUBLIC HEARING - APPLICANT/OWNER:
MAD MAN ARMY SURPLUS 3300, LLC - For possible action on a request for a Special Use Permit FOR A
PROPOSED 12,005 SQUARE-FOOT SECONDHAND DEALER USE at 3300 and 3310 North Rancho Drive (APN 138-
12-802-001), C-2 (General Commercial) Zone, Ward 5 (Vacant) [PRJ-72699]. Staff recommends APPROVAL.
70. SUP-72692 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: VEGAS SPRING, INC - OWNER:
LOU CHRISTIAN AEGEAN ISLE, LLC - For possible action on a request for a Special Use Permit FOR A
PROPOSED 1,261 SQUARE-FOOT MASSAGE ESTABLISHMENT USE at 7871 West Charleston Boulevard, Suite
#150 (APN 163-04-514-004), C-1 (Limited Commercial) Zone, Ward 1 (Tarkanian) [PRJ-72623]. Staff recommends
DENIAL.
71. SUP-72781 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: UHN1, LLC - OWNER: G&I VIII
VILLAGE SQUARE, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED 3,176
SQUARE-FOOT BEER/WINE/COOLER ON-SALE ESTABLISHMENT USE WITH A WAIVER TO ALLOW A
ZERO-FOOT DISTANCE SEPARATION FROM A CHURCH/HOUSE OF WORSHIP WHERE 400 FEET IS
REQUIRED at 9410 West Sahara Avenue, Suite #130 (APN 163-06-816-037), C-1 (Limited Commercial) Zone, Ward 2
(Seroka) [PRJ-72655]. Staff recommends APPROVAL.
72. SUP-72811 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: N SCOTT DISTILLERY, LLC -
OWNER: RANCHO PROPERTIES, LLC - For possible action on a request for a Special Use Permit FOR A
PROPOSED 880 SQUARE-FOOT PACKAGE LIQUOR (ANCILLARY CRAFT DISTILLERY) USE at 3065 North
Rancho Drive, Suite #144 (APN 138-13-512-008), C-M (Commercial/Industrial) Zone, Ward 5 (Vacant) [PRJ-72782].
Staff recommends APPROVAL.
73. SUP-72134 - REMANDED TO PLANNING COMMISSION - SPECIAL USE PERMIT - PUBLIC HEARING -
APPLICANT/OWNER: ROBIN AND JOHN STEPHAN - 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 ZERO-FOOT
DISTANCE SEPARATION FROM A SIMILAR USE WHERE 660 FEET IS REQUIRED at 150 North Las Vegas
Boulevard, Unit 1202 (APN 139-34-613-084), C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-72080]. Staff
recommends DENIAL.
74. SUP-72705 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: PAULINE BAHAT
REVOCABLE TRUST OF 2010 - For possible action on a request for a Special Use Permit FOR AN EXISTING
SHORT-TERM RESIDENTIAL RENTAL USE at 2100 Westlund Drive (APN 162-05-814-009), R-1 (Single Family
Residential) Zone, Ward 1 (Tarkanian) [PRJ-72680]. Staff recommends APPROVAL.
76. SUP-72767 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: ALONA BAHAT - For
possible action on a request for a Special Use Permit FOR AN EXISTING SHORT-TERM RESIDENTIAL RENTAL
USE at 1709 Mora Lane (APN 162-05-711-026), R-1 (Single Family Residential) Zone, Ward 1 (Tarkanian) [PRJ-72745].
Staff recommends APPROVAL.
77. SUP-72798 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: DANIELLE C. DUGAN -
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 ZERO-FOOT DISTANCE SEPARATION FROM A SIMILAR USE WHERE
660 FEET IS REQUIRED at 1704 South 9th Street (APN 162-03-712-002), R-1 (Single Family Residential) Zone, Ward 3
(Coffin) [PRJ-72746]. Staff recommends DENIAL.
78. SUP-72800 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: ROBERT R. KOHLER -
For possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM RESIDENTIAL RENTAL
USE at 2812 Alta Drive (APN 139-32-214-025), R-E (Residence Estates) Zone, Ward 1 (Tarkanian) [PRJ-72677]. Staff
recommends APPROVAL.
79. SDR-72689 - SITE DEVELOPMENT PLAN - PUBLIC HEARING - APPLICANT: SUMMIT HOMES OF
NEVADA, LLC - OWNER: SUMMIT DORRELL, LLC, ET AL - For possible action on a request for a Major
Amendment to a previously approved Site Development Plan Review (SDR-60074) WITH A WAIVER OF TOWN
CENTER STREETSCAPE DEVELOPMENT STANDARDS TO ALLOW AN ALTERNATIVE PLANTING PLAN
WHERE TOWN CENTER REQUIRES SPECIFIC PLANTING PATTERNS AND SPECIES on 1.87 acres at the
northeast corner of Dorrell Lane and Tee Pee Lane (APNs Multiple), T-C (Town Center) Zone [L-TC (Low Density
Residential - Town Center) Special Land Use Designation], Ward 6 (Fiore) [PRJ-72660]. Staff recommends DENIAL.
81. SDR-72768 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT/OWNER: GARY
CREAGH SR AND GARY CREAGH JR - For possible action on a request for a Site Development Plan Review FOR A
PROPOSED TWO-STORY, 14,723 SQUARE-FOOT COMMERCIAL DEVELOPMENT, INCLUDING AN 680
SQUARE-FOOT PLAZA AND 4,825 SQUARE FEET OF SECOND LEVEL OUTDOOR PATIO SPACE on 0.32 acres
at 1301 South Main Street (APN 162-03-110-084), C-M (Commercial/Industrial) Zone, Ward 3 (Coffin) [PRJ-72686].
Staff recommends APPROVAL.
82. SDR-72803 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT/OWNER: DENNYS
INC. - For possible action on a request for a Site Development Plan Review FOR A PROPOSED 4,722 SQUARE-FOOT
RESTAURANT WITH A WAIVER TO ALLOW ZERO PERCENT BUILDING ALIGNMENT WITH THE FRONT
AND CORNER SIDE PROPERTY LINES WHERE 70 PERCENT IS REQUIRED on 0.63 acres at 1810 and 1826 South
Las Vegas Boulevard (APNs 162-03-302-004 and 005), C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-72726].
Staff recommends APPROVAL.
DIRECTOR'S BUSINESS:
83. ABEYANCE - TXT-72039 - TEXT AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER: CITY OF
LAS VEGAS - For possible action on a request to amend LVMC 19.02 related to Subdivision Design and Improvement
Requirements, 19.04 related to Complete Streets Standards, 19.16.050 related to Tentative Maps, and 19.16.130 related to
Waivers, and to provide for other related matters. Staff recommends APPROVAL.
SUBJECT:
CALL TO ORDER
Agenda Item No.: 2.
SUBJECT:
ANNOUNCEMENT: COMPLIANCE WITH OPEN MEETING LAW
Agenda Item No.: 3.
SUBJECT:
ROLL CALL
Agenda Item No.: 4.
SUBJECT:
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
Agenda Item No.: 5.
SUBJECT:
FOR POSSIBLE ACTION TO APPROVE THE FINAL MINUTES FOR THE PLANNING
COMMISSION MEETING OF MARCH 13, 2018.
Agenda Item No.: 6.
SUBJECT:
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.
Agenda Item No.: 7.
SUBJECT:
EOT-72763 - EXTENSION OF TIME - SPECIAL USE PERMIT - APPLICANT/OWNER:
DURANGO I-95, LLC - For possible action on a request for an Extension of Time of an
approved Special Use Permit (SUP-64857) FOR A PROPOSED 75,000 SQUARE-FOOT MINI-
STORAGE FACILITY on 4.81 acres at 7737 North El Capitan Way (APN 125-17-214-001), T-
C (Town Center) Zone [SC-TC (Service Commercial - Town Center) Special Land Use
Designation], Ward 6 (Fiore). Staff recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - EOT-72763 AND EOT-72748
2. Conditions and Staff Report - EOT-72763 AND EOT-72748
3. Supporting Documentation
4. Photo(s) - EOT-72763 AND EOT-72748
5. Justification Letter
6. Action Letter for SUP-64857 [PRJ-64743]
EOT-72748 AND EOT-72763
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 0
CS
EOT-72748 AND EOT-72763
Conditions Page One
April 10, 2018 - Planning Commission Meeting
** CONDITIONS **
EOT-72763 CONDITIONS
Planning
1. Special Use Permit (SUP-64857) shall expire on August 2, 2020 unless another
Extension of Time is approved by the Planning Commission.
EOT-72748 CONDITIONS
Planning
CS
EOT-72748 AND EOT-72763
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for an Extension of Time of approved Special Use Permit (SUP-64857)
and Site Development Plan Review (SDR-64859) for a Mini-Storage Facility use at 7737
North El Captain Way.
ISSUES
Special Use Permit (SUP-64857) and Site Development Plan Review (SDR-
64859) were approved on August 2, 2016 by the Planning Commission and will
expire on August 2, 2018 unless an Extension of Time is approved.
The Extension of Time applications were submitted on 02/22/18, prior to the
expiration date.
ANALYSIS
This is the first request for an Extension of Time for Special Use Permit (SUP-64857)
and Site Development Plan Review (SDR-64859). As stated by the applicant in the
Justification Letter, more time is needed due to changes in the developer and brokerage
company for the property.
The approval of Special Use Permit (SUP-64857) and Site Development Plan Review
(SDR-64859) allowed the applicant to construct a 75,000 square-foot Mini-Storage Facility.
The proposed development meets the minimum Special Use Permit requirements with a
site design that is sensitive to the residential uses to the north while also providing an
appealing buffer to the Durango Drive on-ramp and US-95 Freeway. This development
remains compatible with the existing surrounding land uses and is appropriate for the
surrounding area.
LVMC 19.16.260 allows for an Extension of Time to provide a mechanism for extending
the approval period of an approved application with time limitations imposed by the
Planning Commission. As the request does not jeopardize public health, safety and
welfare and falls within the intent of the ordinance, staff is recommending approval of
this request with a two-year time limit.
CS
EOT-72748 AND EOT-72763
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
CS
EOT-72748 AND EOT-72763
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
CS
EOT-72748 AND EOT-72763
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting is not required, nor was one held.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
CS
EOT-72748 AND EOT-72763
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting
Field Check
Staff conducted a routine field check and found a vacant lot behind an
03/05/18
existing shopping center. There were no signs of trash or debris.
CS
EOT-72748 AND EOT-72763
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Actual Complian
Functional
Governing Street ce with
Street Name Classification of
Document Width Street
Street(s)
(Feet) Section
Town Center
Town Center
El Capitan Way Development 80 Y
Arterial
Standards Manual
Town Center
Durango Drive Primary Arterial Development 100 Y
Standards Manual
CS
EOT-72748 AND EOT-72763
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Handi- Handi-
Ratio Regular Regular
Units capped capped
Mini-Storage 1:50
376 Units 8
Facility Units
5 spaces
Mini-Storage outside of
- 5
Facility security
gate
TOTAL SPACES REQUIRED 13 15 Y
Regular and Handicap Spaces Y
12 1 13 2
Required
CS
EOT-72763 - EXTENSION OF TIME - SPECIAL USE PERMIT - RELATED TO EOT-72748 - APPLICANT/OWNER:
DURANGO I-95, LLC
7737 NORTH EL CAPITAN WAY
03/05/18
EOT-72763 - EXTENSION OF TIME - SPECIAL USE PERMIT - RELATED TO EOT-72748 - APPLICANT/OWNER:
DURANGO I-95, LLC
7737 NORTH EL CAPITAN WAY
03/05/18
EOT-72763 - EXTENSION OF TIME - SPECIAL USE PERMIT - RELATED TO EOT-72748 - APPLICANT/OWNER:
DURANGO I-95, LLC
7737 NORTH EL CAPITAN WAY
03/05/18
EOT-72763
EOT-72763
Agenda Item No.: 8.
SUBJECT:
EOT-72748 - EXTENSION OF TIME RELATED TO EOT-72763 - SITE DEVELOPMENT
PLAN REVIEW - APPLICANT/OWNER: DURANGO I-95, LLC - For possible action on a
request for an Extension of Time of an approved Site Development Plan Review (SDR-64859)
FOR A PROPOSED 75,000 SQUARE-FOOT MINI-STORAGE FACILITY on 4.81 acres at
7737 North El Capitan Way (APN 125-17-214-001), T-C (Town Center) Zone [SC-TC (Service
Commercial - Town Center) Special Land Use Designation], Ward 6 (Fiore). Staff recommends
APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Justification Letter
4. Action Letter for SDR-64859 [PRJ-64743]
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
EOT-72748
EOT-72748
EOT-72748
Agenda Item No.: 9.
SUBJECT:
TMP-72766 - TENTATIVE MAP - SKYE CANYON II PARCEL 2.14 - APPLICANT:
NINETY-FIVE MANAGEMENT, LLC - OWNER: KAG DEVELOPMENT WEST, LLC - For
possible action on a request for a Tentative Map FOR A 61-LOT SINGLE FAMILY
RESIDENTIAL SUBDIVISION on 12.25 acres on the northwest corner of Eagle Canyon Drive
and Skye Village Road (APN 125-12-710-002), T-D (Traditional Development) Zone [L
(Residential Low) Kyle Canyon Special Land Use Designation], Ward 6 (Fiore) [PRJ-72678].
Staff recommends APPROVAL.
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. Approval Letter from Skye Canyon
7. School Development Tracking Form from Clark County School District
TMP-72766 [PRJ-72678]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 0
NE
TMP-72766 [PRJ-72678]
Conditions Page One
April 10, 2018 - Planning Commission Meeting
** CONDITIONS **
TMP-72766 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 City’s Street Naming
Regulations.
3. Perimeter walls shall conform to the Kyle Canyon Development Standards and
Architectural Design Guidelines.
4. Streetscape standards shall comply with the Kyle Canyon Development Standards
and Architectural Design Guidelines.
5. 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.
NE
TMP-72766 [PRJ-72678]
Conditions Page Two
April 10, 2018 - Planning Commission Meeting
Public Works
8. 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.
9. 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 (TMP-
65803), landscaping within calculated Site Visibility Restriction Zones (SVRZs) will
be limited in height by the City Traffic Engineer.
10. No structures, and no trees or vegetation taller than three feet shall be allowed
within any Public Sewer Easements. Grant a minimum 20-foot wide Public Sewer
Easement with private surface maintenance by the Homeowner’s Association
(HOA) for the public sewer line within Common Element “C”. Construct and
maintain a 12-foot wide paved path to access this sewer line.
11. Meet with the Fire Protection Engineering Section of the Department of Fire
Services to discuss fire requirements for the proposed subdivision. The design
and layout of all onsite private circulation and access drives shall meet the
approval of the Department of Fire Services. No parking is allowed on one side of
stub streets where the curb to curb width is 32 feet unless allowed by the Fire
Code.
12. 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 (702-229 2136) and sign a notarized affidavit acknowledging and agreeing
to 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 and this apportionment report must be signed by the property owner
prior to the release of any building permits for this site.
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
NE
TMP-72766 [PRJ-72678]
Conditions Page Three
April 10, 2018 - Planning Commission Meeting
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
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.
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. A deviation from Standard Drawing #222.1 for gated entry
queuing length is hereby approved. No other 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. We note that curved sewers are not allowed and do
not comply with City Standards.
16. Comply with all applicable conditions of approval for the Sky Canyon II Parent
Tentative Map (TMP-65803) and any other site related actions.
NE
TMP-72766 [PRJ-72678]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant has proposed a 61-lot single-family residential subdivision on 12.25 acres
within the Skye Canyon Master Plan area located at the northwest corner of Eagle
Canyon Avenue and Skye Village Road.
ISSUES
The subject site is designated L (Residential Low) and is subject to the Kyle
Canyon Development Standard for Kyle R-1, Kyle R-CL, or Kyle R-2. The
applicant is proposing to develop the site in accordance with the development
standards for Kyle R-1, which staff supports.
ANALYSIS
The subject property is part of the Skye Canyon Master Plan Area governed by the Kyle
Canyon Development Standards and Architectural Design Guidelines adopted on
October 21, 2011.
The Skye Canyon Land Use Plan designates the subject property as L (Low Density
Residential), which allows a maximum density range of 15 dwelling units per acre, with
an average of 5.49 dwelling units per acre. The proposed density of 4.98 dwelling units
per acre falls below the average density range of 5.49 dwelling units per acre. Future
dwelling units are subject to the Kyle R-1 Single Family Residential District standards,
which allow a minimum lot width of 40 feet and a minimum lot size of 4,500 square feet.
The applicant has proposed lots that range in size from 5,452 square feet to 8,750
square feet, with a minimum lot width of 50 feet, meeting these requirements. Although
it is not subject to Title 19 connectivity requirements, the design of the subdivision has a
Connectivity Score of 1.10, which does not meet the preferred ratio of 1.30. Interior
circulation is provided by 49-foot wide private streets with roll curb and gutter on both
sides of the street centerline, with sidewalk on one side of the street. The 37-foot wide
stub streets provide a roll curb and gutter on both sides, with sidewalk on one side of
the street. The proposed street configurations meet the minimum standards set forth by
the Kyle Canyon Development Standards and Architectural Design Guidelines.
NE
TMP-72766 [PRJ-72678]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
The submitted cross-section depicts the maximum natural grade less than two percent
across the site. Per the Kyle Canyon Development Standards and Architectural Design
Guidelines, all development is allowed a maximum of six-foot tall perimeter wall. The
proposed exterior perimeter wall of the subdivision is a six-foot tall exposed decorative
perimeter wall. Additionally, per the development tables in the Kyle Canyon
Development Standards and Architectural Design Guidelines, all development is
allowed a maximum eight-foot tall interior retaining wall. An eight-foot tall retaining wall
is shown on the south to north cross section profile view separating lot 48 and 50
interior property lines. Exterior perimeter walls and interior screen walls are 6 feet in
height, meeting the minimum design standards set forth by the Skye Canyon
Development Standards and Architectural Design Guidelines.
FINDINGS (TMP-72766)
The proposed Tentative Map conforms to the approved Skye Canyon Development
Agreement, the approved Kyle Canyon Development Standards and Architectural
Guidelines, and the minimum requirements set forth by Title 19 for Tentative Maps.
Therefore, staff recommends approval of this application with conditions.
BACKGROUND INFORMATION
NE
TMP-72766 [PRJ-72678]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
NE
TMP-72766 [PRJ-72678]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
NE
TMP-72766 [PRJ-72678]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting
NE
TMP-72766 [PRJ-72678]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting
NE
TMP-72766 [PRJ-72678]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting
NE
TMP-72766 [PRJ-72678]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
02/13/18
requirements for a Tentative Map application were discussed.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
Staff observed the subject site during a routine filed check and did not
03/01/18
observe anything of concern.
NE
TMP-72766 [PRJ-72678]
Staff Report Page Nine
April 10, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
NE
TMP-72766 [PRJ-72678]
Staff Report Page Ten
April 10, 2018 - Planning Commission Meeting
NE
TMP-72766
PRJ-72678
03/12/18
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ОĠḶЌDz7ӧՙxธỏ7ธฎㅡֱㄦ̶xxฌ
ㄦՙㅡx7Ɔ㈠7AŐЋ●ՁՁDz7Ɔ╗ŐDzDz╗7 ธں″ⓒ7ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱںںฎฌ
b Ḷ Ќ Ɔ Ⓢ Ձ╗●Ќ Ḛ 7Dz Ќ Ḛ ●Ќ Dz Dz Ő Ɔ 7ִ 7О ՁA Ќ Ќ Dz Ő
Û 7Ɔ ì ù Dz 7b A Ќ ù Ḷ Ќ ฌ bḶҜҜⓈЌ●╗ù7Û●╗Ġ●Ќ7╗ĠDz7b●╗ù7Ḷ7ՁAƆ7ЋDzḚAƆⓒ7ЌDzЋACAฌ
О Ő Ḷ İDz b ╗ ฌ О A Ő ì 7C Ő ฌ AОЌ̬7ںธ″ֱںธֱՙںxֱxxธฌ ՁDz Ḛ A Ձ7C Dz Ɔ b Ő ●О ╗●Ḷ Ќ ฌ
Ɔ ●╗Dz ฌ
Ḛ Ő A Ќ C 7╗Dz ╗Ḷ Ќ ฌ
ԱDzЌ b Ġ Ҝ AŐ ìฌ
О Ⓢ Ձ●ฌ
Ġ Ⓢ A ՁA О A ●7
C ●Ɔ b ՁA ●Ҝ Dz Ő 7Ќ Ḷ ╗Dz ฌ
Ḛ Ő A Ќ C 7b A Ќ ù Ḷ Ќ ฌ
b Ḷ Ќ Ќ Dz b ╗●Ћ ●╗ù 7Ő A ╗ ●Ḷ ฌ
Ќ Ḷ ╗Dz Ɔ ฌ
ՁḶ b A ╗ ●Ḷ Ќ 7Ҝ A О ฌ
b●╗ù7Ḷ7ՁAƆ7ЋDzḚAƆⓒ7ЌЋฌ
О Ő Ḷ İDz b ╗7●Ќ Ḷ Ő Ҝ A ╗●Ḷ Ќ ฌ
Ɔںธฌ
╗ںɱฌ
Őㄦɱ7
Dz Ɔ ╗●Ҝ A ╗Dz C 7A Ћ Dz Ő A Ḛ Dz 7C A ●Ձù ฌ
Ɔ Dz Û Dz Ő 7b Ḷ Ќ ╗ Ő ●Ա Ⓢ ╗●Ḷ Ќ Ɔ ฌ
ОŐİֱՙธ″ՙฎ
7Ա ù ฌ
Ⓢ ╗●Ձ●╗ù 7Ɔ Dz Ő Ћ ●b Dz Ɔxธ゜ธธ゜ںฎ
╗Ҝֱںฌ
b ㈠7 Dz Ќ ╗Ő ù 7Ɔ ╗Ő Dz Dz ╗ 7Ɔ Dz b ╗ ●Ḷ Ќ 7 Dz ㈠7 Dz Ṳ ●Ɔ ╗●Ќ Ḛ 7Ɔ ╗ Ő Dz Dz ╗7Ɔ Dz b ╗●Ḷ Ќ ฌ
TMP-72766
ㅡƥƥ7ОDz7
̶ xƥƥ7ŐbО
ںธƥƥ7ОЋb7Û
AṲ7ӧՙxธỏ7ธฎㅡֱㄦ̶ɱɱฌ
̶″ƥƥ7ҜՁbО7Ûฌ
ĠAЌ●AЌฌ
ḚŐḶⓈОฌ
ƆՁA╗DzŐฌ
ㅡƥƥ7ОDz7ḚAƆ
Ɔ ì ù Dz 7b A Ќ ù Ḷ Ќ 7●●ฌ
ںธƥƥ7ОЋb7Û7
О Ġ A Ɔ Dz 7ธ7ֱ7О A Ő b Dz Ձ7ธ㈠ ̶ںฌ
ОĠḶЌDz7ӧՙxธỏ7ธฎㅡֱㄦ̶xxฌ
ㄦՙㅡx7Ɔ㈠7AŐЋ●ՁՁDz7Ɔ╗ŐDzDz╗7 ธں″ⓒ7ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱںںฎฌ
b Ḷ Ќ Ɔ Ⓢ Ձ╗●Ќ Ḛ 7Dz Ќ Ḛ ●Ќ Dz Dz Ő Ɔ 7ִ 7О ՁA Ќ Ќ Dz Ő
̶″ƥƥ7ҜՁbО7Û7
bDz7ƥCƥฌ
ㅡƥƥ7ОDz7ḚAƆ7
̶ㄦ7 ̶ㅡ7 ̶̶7 ̶ธ7 ̶ں7 ̶x7 ธɱ7 ธฎ7 ธՙ7 ธ″7 ธㄦ7 ธㅡ7 ธ̶7 ธںฌ
ธธฌ
ںธƥƥ7ОЋb7Û7
Աฌ
╗ Ҝ ֱںฌ
ธxฌ
̶″ƥƥ7ҜՁbО7Û7
ㅡ ƥƥ7ОDz7ḚAƆ7
″ƥƥ7Ûฌ
●ŐDz7ƆìùDz7AЋDzฌ
ںɱฌ
bDz7ƥḚƥฌ
Ա
╗ Ҝ ֱںฌ
bDz7ƥƥฌ Aฌ bDz7ƥDzƥฌ
̶″ฌ ╗Ҝ ֱںฌ
ㄦɱฌ ㄦฎ7 ㄦ̶7 ㄦธฌ
ƥƥ7ОЋb7Û7
̶″ƥƥ7ҜՁbО7Û7
ㅡƥƥ7ОDz7ḚAƆ7
ںธ7
ںฎฌ
Aฌ
╗Ҝ ֱں7 bDz7ƥԱƥฌ Ɔ ì ù Dz 7b A Ќ ù Ḷ Ќ ฌ
̶ՙฌ О A Ő b Dz Ձ7ں㈠ں7ֱ7О Ġ A Ɔ Dz 7ธ
Ɔì ù Dz 7b A Ќ ù Ḷ Ќ 7●●ฌ ″x7 ㄦՙ7 ㄦㅡ7 ㄦںฌ
О Ġ A Ɔ Dz 7ธ7ֱ ںՙฌ
О A Ő b Dz Ձ7ธ㈠ںㄦ ฌ
bAՁ●bḶ7Ɔ╗ฌ
b●╗ù7Ḷ7ՁAƆ7ЋDzḚAƆⓒ7ЌЋฌ
ㅡƥƥ7ОDz7ḚAƆ
̶ฎฌ Dzฌ
″ں7 ㄦ″7 ㄦㄦ7
̶″ƥƥ7ҜՁbО7Û7
ㄦxฌ ╗ Ҝ ֱںฌ
ƆìùDz7Ɔ╗ŐⓈbì7CŐฌ
Aฌ ں″ฌ
╗ Ҝ ֱںฌ
̶ɱฌ
ںธƥƥ7ОЋb7Û7
bDz7ƥҜƥฌ
ÛAŐҜ7ƆìùDz7Ɔ╗ฌ
bDz7ƥՁƥ7 ںㄦฌ
ㅡƥƥ7ОDz7ḚAƆ7
ںฌ
╗ Ҝ ̶ֱฌ ںㅡฌ
bDz7ƥĠƥฌ
╗ Dz Ќ ╗A ╗ ●Ћ Dz 7Ҝ A О 7
ںธƥƥ7ОЋb7Û7
ㅡƥƥ7ОDz7ḚAƆ7
̶ںฌ
Ɔ ì ù Dz 7b A Ќ ù Ḷ Ќ 7●●7ֱ7О A Ő b Dz Ձ 7ธ㈠ںㅡ7
Ќ ●Ќ Dz ╗ù 7●Ћ Dz 7Ҝ A Ќ A Ḛ Dz Ҝ Dz Ќ ╗7ՁՁb 7
ƆìùDz7ƆACCՁDz7AЋDzฌ
b Dz 7ƥì ƥฌ
̶″ƥƥ7ҜՁbО7Û7
Aฌ
A
╗ Ҝ ֱںฌ
╗ Ҝ ֱںฌ
bDz7ƥAƥ7 ںธฌ
bฌ
ㅡƥƥ7ОDz7ḚAƆ7
╗Ҝ ֱ ںฌ
ںx7 ںںฌ
7C Ő ฌ
ฎ7 ɱฌ
ںธƥƥ7ОЋb7Û7
ㄦ7 ″7 ՙ7
ں7
Ɔںธฌ
╗ںɱฌ
Őㄦɱ7
ธ7 ̶7 ㅡ7
bDz7ƥbƥฌ
ںฎ
ƥƥ 7Ɔ
●b Dz 7Ա Ḷ Ṳ
̶″ƥƥ7ҜՁbО7Û7
Cฌ
ฎƥƥ7ОЋb
7Ûฌ ㅡ ƥƥ7ОDz7ḚAƆฌ ㅡ ƥƥ7ОDz7ḚAƆฌ
b Dz 7ƥİƥ7 bDz7ƥԱƥฌ ฎ ƥƥ7ОЋb7Ûฌ ՁDz Ḛ Dz Ќ C ฌ
ㅡฎƥƥ7Ɔ ฎƥƥ7C●О7Û
Cฌ b Dz 7ƥ●ƥ7 ฎƥƥ7C●О7Û
ㅡƥƥ7ОDz7ḚAƆ7
ฎƥƥ7ОЋb
7Ûฌ ՙ ธƥƥ7ƆCฌ
ㅡฎƥƥ7ƆC ㄦ ㅡƥƥ7ƆCฌ
ฎƥƥ7ОЋb7Ûฌ ㄦㅡƥƥ7ƆC
ںxƥƥ7ƆƆ
ฌ ฎƥƥ7ОЋb7Ûฌ DzAḚՁDz7bAЌùḶЌ7AЋDzฌ ںxƥƥ7ОЋb7ƆƆ ںxƥƥ7ОЋb7ƆƆฌ
ㄦ ㅡƥƥ7ƆC ںxƥƥ7ƆƆฌ Ḷ Ձù ںՙںɱֱxxxฌ
ㅡฎƥƥ7ƆC ㅡฎƥƥ7ƆC ںxƥƥ7ƆƆ
ฌ ㅡ ฎƥƥ7ƆCฌ ㅡฎƥƥ7ƆC ںxƥƥ7ƆƆ
ฎ ƥƥ7C●О7Ûฌ
C
╗ Ҝ ֱںฌ
ธ
╗Ҝ ̶ֱฌ
ㅡ ƥƥ7ОDz7ḚAƆ7
Ɔ ì ù Dz 7b A Ќ ù Ḷ Ќ ฌ
ㅡธƥƥ7ƆCฌ
TMP-72766
AṲ7ӧՙxธỏ7ธฎㅡֱㄦ̶ɱɱฌ
ĠAЌ●AЌฌ
ḚŐḶⓈОฌ
ƆՁA╗DzŐฌ
О Ձฌ
Û A Ő Ҝ 7Ɔ ì ù Dz 7Ɔ ╗ ฌ
b Ձฌ
ОĠḶЌDz7ӧՙxธỏ7ธฎㅡֱㄦ̶xxฌ
ㄦՙㅡx7Ɔ㈠7AŐЋ●ՁՁDz7Ɔ╗ŐDzDz╗7 ธں″ⓒ7ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱںںฎฌ
b Ḷ Ќ Ɔ Ⓢ Ձ╗●Ќ Ḛ 7Dz Ќ Ḛ ●Ќ Dz Dz Ő Ɔ 7ִ 7О ՁA Ќ Ќ Dz Ő
ՁḶ ╗7ㅡxฌ
ՁḶ ╗7ㅡ ںฌ
ՁḶ ╗7ㅡธ ฌ
ՁḶ ╗7ㅡ̶ ฌ
ՁḶ ╗7ㅡㅡ ฌ
ՁḶ ╗7ㅡㄦ 7 Ɔ ì ù Dz 7Ɔ ╗Ő Ⓢ b ì 7C Ő ฌ
О Ձฌ
ՁḶ ╗7ㅡ″ ฌ
b Ձฌ
ՁḶ ╗7ㅡՙ ฌ
Ɔ ì ù Dz 7Ћ ●ՁՁA Ḛ Dz 7Ő C ฌ
ՁḶ ╗7ㅡฎ ฌ
ՁḶ ╗7ㅡɱ 7 Ձ Ḷ ╗7ںㅡ7 b Ձฌ
b●╗ù7Ḷ7ՁAƆ7ЋDzḚAƆⓒ7ЌЋฌ
●Ő Dz 7Ɔ ì ù Dz 7A Ћ Dz ฌ
Ɔ ì ù Dz 7b A Ќ ù Ḷ Ќ 7●●7ֱ7О A Ő b Dz Ձ 7ธ㈠ںㅡ7
Ќ ●Ќ Dz ╗ù 7●Ћ Dz 7Ҝ A Ќ A Ḛ Dz Ҝ Dz Ќ ╗7ՁՁb 7
О Ձฌ
b Ձฌ
Dz A Ḛ ՁDz 7b A Ќ ù Ḷ Ќ 7A Ћ Dz ฌ
ОՁ7 Ɔ ì ù Dz 7Ɔ A C C ՁDz 7A Ћ Dz ฌ
DzṲ 7b Ձ 7 ՁḶ ╗7ㄦธ7 ՁḶ ╗7ธㅡฌ
b Ձ7 ՁḶ ╗7ㄦںฌ
ՁḶ ╗7ㄦxฌ
ՁḶ ╗7ںx7 ՁḶ ╗7ㅡฎฌ
Ɔںธฌ
╗ںɱฌ
Őㄦɱ7
Ḷ Ձù ںՙںɱֱxxxฌ
TMP-72766
Ќ Ḷ ╗Dz ̬ฌ
TMP-72766
xธ゜ธธ゜ںฎ
ОŐİֱՙธ″ՙฎ
Ɔںธฌ b●╗ù7Ḷ7ՁAƆ7ЋDzḚAƆⓒ7ЌЋฌ
╗ںɱฌ
Őㄦɱ7 Ќ ●Ќ Dz ╗ù 7●Ћ Dz 7Ҝ A Ќ A Ḛ Dz Ҝ Dz Ќ ╗7ՁՁb 7 ƆՁA╗DzŐฌ
ĠAЌ●AЌฌ
Ɔ ì ù Dz 7b A Ќ ù Ḷ Ќ 7●●7ֱ7О A Ő b Dz Ձ 7ธ㈠ںㅡ7 ḚŐḶⓈОฌ
b Ḷ Ќ Ɔ Ⓢ Ձ╗●Ќ Ḛ 7Dz Ќ Ḛ ●Ќ Dz Dz Ő Ɔ 7ִ 7О ՁA Ќ Ќ Dz Ő
╗ Dz Ќ ╗A ╗ ●Ћ Dz 7Ҝ A О 7 ㄦՙㅡx7Ɔ㈠7AŐЋ●ՁՁDz7Ɔ╗ŐDzDz╗7 ธں″ⓒ7ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱںںฎฌ
╗Ҝֱㅡฌ
ОĠḶЌDz7ӧՙxธỏ7ธฎㅡֱㄦ̶xxฌ AṲ7ӧՙxธỏ7ธฎㅡֱㄦ̶ɱɱฌ
Ḷ Ձù ںՙںɱֱxxxฌ
TMP-72766 [PRJ-72678] - TENTATIVE MAP - APPLICANT: NINETY-FIVE MANAGEMENT, LLC - OWNER: KAG
DEVELOPMENT WEST, LLC
NORTHWEST CORNER OF EAGLE CANYON DRIVE AND SKYE VILLAGE ROAD
03/05/18
TMP-72766 [PRJ-72678] - TENTATIVE MAP - APPLICANT: NINETY-FIVE MANAGEMENT, LLC - OWNER: KAG
DEVELOPMENT WEST, LLC
NORTHWEST CORNER OF EAGLE CANYON DRIVE AND SKYE VILLAGE ROAD
03/05/18
TMP-72766 [PRJ-72678] - TENTATIVE MAP - APPLICANT: NINETY-FIVE MANAGEMENT, LLC - OWNER: KAG
DEVELOPMENT WEST, LLC
NORTHWEST CORNER OF EAGLE CANYON DRIVE AND SKYE VILLAGE ROAD
03/05/18
TMP-72766 [PRJ-72678] - TENTATIVE MAP - APPLICANT: NINETY-FIVE MANAGEMENT, LLC - OWNER: KAG
DEVELOPMENT WEST, LLC
NORTHWEST CORNER OF EAGLE CANYON DRIVE AND SKYE VILLAGE ROAD
03/05/18
TMP-72766 [PRJ-72678] - TENTATIVE MAP - APPLICANT: NINETY-FIVE MANAGEMENT, LLC - OWNER: KAG
DEVELOPMENT WEST, LLC
NORTHWEST CORNER OF EAGLE CANYON DRIVE AND SKYE VILLAGE ROAD
03/05/18
TMP-72766 [PRJ-72678] - TENTATIVE MAP - APPLICANT: NINETY-FIVE MANAGEMENT, LLC - OWNER: KAG
DEVELOPMENT WEST, LLC
NORTHWEST CORNER OF EAGLE CANYON DRIVE AND SKYE VILLAGE ROAD
03/05/18
TMP-72766 [PRJ-72678] - TENTATIVE MAP - APPLICANT: NINETY-FIVE MANAGEMENT, LLC - OWNER: KAG
DEVELOPMENT WEST, LLC
NORTHWEST CORNER OF EAGLE CANYON DRIVE AND SKYE VILLAGE ROAD
03/05/18
)֭⇡ผ—Ŵผੂ7″ⓒ7ธxںฎ
bħੂש7ਙ⑾7ՁŴ⎯7Ћ֭فŴ⎯
ОкŴ่่ħ่ف7Ŵ่₡7C֭֭ﭨкਙऑこ่֭ש
̶̶̶7Ɔ㈠7ŐŴ่㌱γਙ7Cผħ֭ﭨ
ՁŴ⎯7Ћ֭فŴ⎯ⓒ7ЌЋ77ฎɱںxں
ŐDz̬77 Ɔੂ֭7bŴ่ੂਙ่7ОŴผ㌱֭к7ธ㈠ںㅡ
İ—⎯שħ⑾ħ㌱Ŵשħਙ่7Ձ֭֭ששผ7⑾ਙผ7Ŵ7╗่֭שŴשħ֭ﭨ7ҜŴऑ7Оผֱ֭Ŵऑऑкħ㌱Ŵשħਙ่
AОЌ7Ќ—こ⇡֭ผ7ںธ″ֱںธֱՙںxֱxxธ
ƆкŴ֭שผ7ĠŴ่ħ⑾Ŵ่7Ḛผਙ—ऑⓒ7ਙ่7⇡֭γŴк⑾7ਙ⑾7שγ֭7Ŵऑऑкħ㌱Ŵ่שⓒ7ìAḚ7C֭֭ﭨкਙऑこ่֭ש7Û֭⎯שⓒ7ՁՁbⓒ7ผ֭⎯ऑ֭㌱—⑾שккੂ7⎯—⇡こħ⎯שฌ
שγħ⎯7㈾—⎯שħ⑾ħ㌱Ŵשħਙ่7к֭֭ששผ7ħ่7⎯—ऑऑਙผש7ਙ⑾7Ŵ7╗่֭שŴשħ֭ﭨ7ҜŴऑ7ӧ╗Ҝỏ7⑾ਙผ7שγ֭7⎯—⇡㈾֭㌱ש7⎯ħ֭ש㈠
╗γ֭7⎯—⇡㈾֭㌱ש7⎯ħ֭ש7ħ⎯7кਙ㌱Ŵ֭ש₡7Ŵש7שγ֭7่ਙผשγʉ֭⎯ש7㌱ਙผ่֭ผ7ਙ⑾7Ɔ;ੂ֭7ЋħккŴ֭ف7ŐਙŴ₡7Ŵ่₡7DzŴفк֭7bŴ่ੂਙ่7A֭—่֭ﭨ㈠
╗γ֭7 A⎯⎯֭⎯⎯ਙผɸ⎯7ОŴผ㌱֭к7Ќ—こ⇡֭ผ7 ħ⎯7 ںธ″ֱںธֱՙںxֱxxธ㈠7 ╗γ֭7 ऑŴผ㌱֭к7 ħ⎯7 ŴऑऑผਙゥħこŴ֭שкੂ7 ںธ㈠ธㄦ7 Ŵ㌱ผ֭⎯㈠7 7 ╗γ֭ฌ
ऑผਙऑਙ⎯֭₡7₡֭֭ﭨкਙऑこ่֭ש7㌱ਙ่⎯ħ⎯⎯ש7ਙ⑾7″ں7⎯ħ่فк֭7⑾Ŵこħкੂ7ผ֭⎯ħ₡่֭שħŴк7кਙ⎯ש7ʉγħ㌱γ7ผ֭⎯—к⎯ש7ħ่7Ŵ7₡่֭⎯ħੂש7ਙ⑾7ㅡ㈠ɱฎ
ӧ₡—゜Ŵ㌱ỏ㈠77
╗γ֭7Оผਙ㈾֭㌱ש7ʉħкк7⇡֭7₡֭֭ﭨкਙऑ֭₡7—⎯ħ่ف7Őֱں7₡֭⎯ħ่ف7⎯שŴ่₡Ŵผ₡⎯㈠
╗γŴ่;7ੂਙ—7⑾ਙผ7㌱ਙ่⎯ħ₡֭ผħ่ف7שγħ⎯7Ŵऑऑкħ㌱Ŵשħਙ่7ผ֭ש⎯֭—׀㈠7Ок֭Ŵ⎯֭7㌱ਙ่שŴ㌱ש7こ֭7Ŵש7ӧՙxธỏ7ธฎㅡֱㄦ̶xx7ħ⑾7ੂਙ—7γŴ֭ﭨ
Ŵ่ੂ7ש⎯֭—׀ħਙ่⎯7ผ֭فŴผ₡ħ่ف7שγħ⎯7Ŵऑऑкħ㌱Ŵשħਙ่㈠77
Ɔħ่㌱֭ผ֭кੂⓒ
ƆкŴ֭שผ7ĠŴ่ħ⑾Ŵ่7Ḛผਙ—ऑⓒ7●่㌱㈠
Ɔ㈠7╗ผŴ㌱ੂ7ƆשผŴששਙ่7
Ɔ่֭ħਙผ7Оผਙ㈾֭㌱ש7ҜŴ่Ŵ֭فผ
ОŐİֱՙธ″ՙฎ
ㄦՙㅡx7Ɔ㈠7Aผﭨħкк֭7Ɔשผ֭֭ש7 ธں″ⓒ7ՁŴ⎯7Ћ֭فŴ⎯ⓒ7ЌЋ7ฎɱںںฎ777ऑγ7ӧՙxธỏ7ธฎㅡֱㄦ̶xx77⑾Ŵゥ7ӧՙxธỏ7ธฎㅡֱㄦ̶ɱɱ
⑾Ŵゥ ӧՙxธỏ ธฎㅡֱㄦ̶ɱɱ
xธ゜ธธ゜ںฎ
ОŴ֭ف7ں7ਙ⑾7ں
TMP-72766
ОŐİֱՙธ″ՙฎ
xธ゜ธธ゜ںฎ
TMP-72766
Agenda Item No.: 10.
SUBJECT:
SUP-72749 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER:
SUMMERLIN RANCH PLAZA, LLC - For possible action on a request for a Special Use
Permit FOR A PROPOSED 5,320 SQUARE-FOOT GAMING (RESTRICTED) USE at 9436
West Lake Mead Boulevard, Suites #1-5 (APN 138-18-821-009), P-C (Planned Community)
Zone, Ward 4 (Anthony) [PRJ-72682]. Staff recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - SUP-72749 AND SUP-72750 [PRJ-72682]
2. Conditions and Staff Report - SUP-72749 AND SUP-72750 [PRJ-72682]
3. Supporting Documentation - SUP-72749 AND SUP-72750 [PRJ-72682]
4. Photo(s) - SUP-72749 AND SUP-72750 [PRJ-72682]
5. Justification Letter - SUP-72749 AND SUP-72750 [PRJ-72682]
6. Protest/Support Postcards/E-Comment Log for SUP-72749 and SUP-72750 [PRJ-72682
SUP-72749 AND SUP-72750 [PRJ-72682]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 5
APPROVALS 1
CS
SUP-72749 AND SUP-72750 [PRJ-72682]
Conditions Page One
April 10, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-72749 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, as well as submitted as part of any business license
application.
4. Approval of this Special Use Permit does not constitute approval of a liquor
license.
5. This business shall operate in conformance to Chapter 6.50 of the City of Las
Vegas Municipal Code.
6. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SUP-72750 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.
CS
SUP-72749 AND SUP-72750 [PRJ-72682]
Conditions Page Two
April 10, 2018 - Planning Commission Meeting
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, as well as submitted as part of any business license
application.
4. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
CS
SUP-72749 AND SUP-72750 [PRJ-72682]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for two Special Use Permits, one to allow a Gaming (Restricted) use
and a second to allow a Pub, Bar and Lounge use at 9436 West Lake Mead Boulevard,
Suites #1-5.
ISSUES
A Special Use Permit is required for a Pub, Bar and Lounge use in the P-C
(Planned Community) zoning district. Staff recommends approval of the request.
A Special Use Permit is required for a Gaming (Restricted) use in the P-C
(Planned Community) zoning district. Staff recommends approval of the request.
ANALYSIS
The subject site is located within an existing shopping center and is zoned P-C
(Planned Community) with a Sun City Summerlin land use designation of Commercial. It
is subject to Sun City Summerlin Development Standards and Summerlin Development
Standards. Per the submitted justification letter, date stamped 02/21/18, the applicant
intends to operate a Pub, Bar and Lounge use and Gaming (Restricted) use within a
5,320 square-foot tenant space. The Summerlin Development Standards defines the
Pubs, Bars & Lounges use as, “a place where the sale and service of alcoholic
beverages are sold by the drink, where meals are not required;” and a Gaming
(Restricted) use as, “a establishment which is used or intended to be used for gaming
activities for which a restricted gaming license is required pursuant to Title 6 of the Las
Vegas Municipal Code. For informational purposes, the term refers to an establishment
whose gaming operations are limited to not more than fifteen slot machines, incidental
to the primary business at the establishment, and no other game or gaming device.”
There are no minimum Special Use Permit requirements listed for a Pub, Bar or Lounge
use or Gaming (Restricted) use within the Summerlin Development Standards. The
proposal adheres to all minimum parking requirements, as the existing shopping center
provides shared access and parking throughout the subject site. Staff finds that the
proposed uses can be conducted in a manner that is harmonious and compatible with
the surrounding area and is recommending approval of both applications.
CS
SUP-72749 AND SUP-72750 [PRJ-72682]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
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:
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
uses. The proposed Gaming (Restricted) and Pubs, Bars and Lounge use will be
located within an existing shopping center, designed to provide area residents a
variety of services including a pub, bar and lounge with gaming.
Site access to the Shopping Center is provided from Lake Mead Boulevard, a
100-foot wide Primary Arterial, as defined by the Master Plan of Streets and
Highways and is sufficient in size to accommodate the needs of the proposed
uses.
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 proposed Special Use Permits will not compromise the public
health, safety and general welfare, as the use will be subject to regular
inspections.
5. The use meets all of the applicable conditions per the Summerlin
Development Standards.
There are no minimum Special Use Permit requirements listed for a Gaming
(Restricted) use or Pubs, Bars and Lounges use within the Summerlin
Development Standards.
CS
SUP-72749 AND SUP-72750 [PRJ-72682]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant where the
02/14/18 submittal requirements were reviewed for proposed Special Use
Permits.
CS
SUP-72749 AND SUP-72750 [PRJ-72682]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
Neighborhood Meeting
TIME: 6:00 pm
PLACE: Summerlin Library Conference Room
1771 Inner Circle Dr.
Las Vegas, NV 89134
03/22/18
The applicant hosted a voluntary neighborhood meeting.
Planning Staff did not attend.
Field Check
Staff conducted a routine field check and found an active shopping
03/01/18
center. There were no signs of trash or debris.
CS
SUP-72749 AND SUP-72750 [PRJ-72682]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
Shopping
29,700 SF 1:250 SF 119
Center
TOTAL SPACES REQUIRED 119 186 Y
Regular and Handicap Spaces Required 114 5 174 12 Y
CS
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xx
SUBJECT:
SUP-72750 - SPECIAL USE PERMIT RELATED TO SUP-72749 - PUBLIC HEARING -
APPLICANT/OWNER: SUMMERLIN RANCH PLAZA, LLC - For possible action on a
request for a Special Use Permit FOR A PROPOSED 5,320 SQUARE-FOOT PUBS, BARS &
LOUNGES [LIQUOR ESTABLISHMENT (TAVERN)] USE at 9436 West Lake Mead
Boulevard, Suites #1-5 (APN 138-18-821-009), P-C (Planned Community) Zone, Ward 4
(Anthony) [PRJ-72682]. Staff recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SUP-72750
ОŐİֱՙธ″ฎธ
xธ゜ธں゜ںฎ
SUP-72750
ОŐİֱՙธ″ฎธ
xธ゜ธں゜ںฎ
Agenda Item No.: 12.
SUBJECT:
SUP-72688 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: NO DRAMA
BAIL BONDS - OWNER: DANIAL AND LINDA R. READ - For possible action on a request
for a Special Use Permit FOR A PROPOSED BAILBOND SERVICE USE at 1610 East
Charleston Boulevard, Suite #110 (APN 162-02-112-001), C-1 (Limited Commercial) Zone,
Ward 3 (Coffin) [PRJ-72687]. Staff recommends APPROVAL.
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. Action Letter for VAR-60774 [PRJ-60643]
7. Protest E-Comment Log
SUP-72688 [PRJ-72687]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 1
APPROVALS 0
RG
SUP-72688 [PRJ-72687]
Conditions Page One
April 10, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-72688 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, as well as submitted as part of any business license
application.
4. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
RG
SUP-72688 [PRJ-72687]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Special Use Permit for a proposed Bailbond Service use at 1610
East Charleston Boulevard, Suite #110.
ISSUES
The Bailbond Service use is permitted in the C-1 (Limited Commercial) zoning
district with approval of a Special Use Permit.
ANALYSIS
The subject site is developed with an existing 3,937 square-foot multi-tenant building, is
zoned C-1 (Limited Commercial), and is within the Downtown Redevelopment Area.
The proposed Bailbond Service use will occupy a 990 square-foot space which was
previously occupied by a general retail store. The subject site has an approved
Variance (VAR-60774) to allow 13 parking spaces where 22 spaces were required. The
Bailbond Service’s parking requirement (1:300) is less intense than the previous general
retail store use parking requirement (1:175), which is compliant with the parking
Variance.
The Bailbond Service use is defined as “An establishment that makes available to the
public undertakings of bail in connection with judicial proceedings.”
There are no Minimum Special Use Permit Requirements for this use.
The Bailbond Service as proposed complies with Title 19 and can be conducted in a
harmonious and compatible manner with the surrounding land uses in the area.
Therefore, staff recommends approval of the Special Use Permit request for a Bailbond
Service with conditions. If this request is denied, a Bailbond Service use will not be
allowed to operate at the subject site.
FINDINGS (SUP-72688)
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:
RG
SUP-72688 [PRJ-72687]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
The Bailbond Service as proposed complies with Title 19 and can be conducted in
a harmonious and compatible manner with the surrounding land uses in the area.
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site was previously granted a Variance (VAR-60774), which allows 13
parking spaces where 22 spaces are required. The subject site is physically
suitable for the type and intensity of the land use as the use is primarily an office
use, which requires less parking than the prior tenants general retail store use.
The proposed Bailbond Service use will be located within a commercial property
that is adjacent to Charleston Boulevard, a 100-foot wide Primary Arterial and
Hillside Place, a 56-foot wide local street. These streets are adequate to meet the
requirements 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 proposed Bailbond Service use will not be inconsistent with or compromise
the public health, safety and welfare, as the use will be subject to annual review
by the Business Licensing and Code Enforcement Divisions of the Planning
Department.
5. The use meets all of the applicable conditions per Title 19.12.
The proposed Bailbond Service use does not have any minimum Special Use
Permit conditions of Title 19.12.
RG
SUP-72688 [PRJ-72687]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
RG
SUP-72688 [PRJ-72687]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss the
02/14/18 submittal requirements for the Special Use Permit application for a
proposed Bailbond Service use.
RG
SUP-72688 [PRJ-72687]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
Staff conducted a routine field check of the subject site and noted a
03/07/08
well maintained commercial property.
RG
SUP-72688 [PRJ-72687]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
Bailbond
976 SF 1/300 SF 4
Service
General
Retail Store,
2,961 SF 1/175 SF 17
Other Than
Listed
TOTAL SPACES REQUIRED 21 13 Y*
Regular and Handicap Spaces Required 20 1 12 1 Y*
* The Planning Commission approved Variance (VAR-60774) on 10/13/15 which allowed
13 parking spaces where 22 spaces were required.
RG
SUP-72688
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SUP-72688
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SUP-72688
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SUP-72688 - REVISED
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SUP-72688 [PRJ-72687] - SPECIAL USE PERMIT - APPLICANT: NO DRAMA BAIL BONDS - OWNER: DANIAL AND
LINDA R. READ
1610 EAST CHARLESTON BOULEVARD, SUITE #110
04/02/18
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SUP-72688
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Ɔ㌱Ŵ่่֭₡ ⇡ੂ bŴ
Agenda Item No.: 13.
SUBJECT:
SUP-72734 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: ANGEL
ZENEN MIRANDA - For possible action on a request for a Special Use Permit FOR A
PROPOSED 599 SQUARE-FOOT ACCESSORY STRUCTURE (CLASS I) [CASITA] USE at
6929 Raleigh Avenue (APN 138-10-511-020), R-PD6 (Residential Planned Development - 6
Units per Acre) Zone, Ward 4 (Anthony) [PRJ-72025]. Staff recommends APPROVAL.
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/Support Postcards/E-Comment Log
SUP-72734 [PRJ-72025]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 2
APPROVALS 1
JB
SUP-72734 [PRJ-72025]
Conditions Page One
April 10, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-72734 CONDITIONS
Planning
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.
JB
SUP-72734 [PRJ-72025]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Special Use Permit to allow a proposed 599 square-foot
Accessory Structure (Class I) [Casita] located at 6929 Raleigh Avenue.
ISSUES
ANALYSIS
The subject site is located at 6929 Raleigh Avenue, in an R-PD6 (Residential Planned
Development – 6 Units per Acre) zoning district, which was established by Rezoning (Z-
0035-81).
An Accessory Structure (Class I) is described in Title 19.12 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 subject site is 0.26 acres which equates to approximately 11,326 square feet in
area, which exceeds the 6,500 square-foot minimum parcel size.
The applicant has indicated in the submitted justification letter that the structure will be
utilized as living space for an elderly family member and will not be occupied as a rental
unit.
JB
SUP-72734 [PRJ-72025]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
According to the submitted justification letter and floor plan, the proposed use meets the
definition outlined above. The submitted elevations and floor plan indicate that the
proposed one-story structure will be 9 feet in height measured to the mid-point of the
roof and be utilized as a guest house and casita with full kitchen facilities, which require
the approval of a Special Use Permit per Title 19.12. The accessory structure has been
designed to aesthetically match the principle dwelling with exterior stucco and a tile roof
to match the existing residence. There is also an existing Accessory Structure (Class II)
[Shed] located in the rear yard of the subject site which is 175 square feet in size that
the applicant has indicated will be removed from the subject site.
FINDINGS (SUP-72734)
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:
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is 0.26 acres which equates to approximately 11,326 square feet
in area and is physically suitable for the intensity of the proposed land use.
Access to the site will not change. Vehicles may enter the property from Raleigh
Avenue a 49-foot Local Street as classified by the Master Plan of Streets and
Highways.
JB
SUP-72734 [PRJ-72025]
Staff Report Page Three
April 10, 2018 - 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.
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.
The proposed use meets all applicable conditions of approval for an Accessory
Structure (Class I) use per Title 19.12.
BACKGROUND INFORMATION
JB
SUP-72734 [PRJ-72025]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss the
11/01/17 submittal requirements for a Special Use Permit for a proposed
Accessory Structure (Class I) [Casita] on the subject site.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
JB
SUP-72734 [PRJ-72025]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting
Field Check
A field check was conducted on the subject property and revealed a
03/01/18 well maintained single-family residence with a partially constructed
detached casita located in the rear yard area.
JB
SUP-72734 [PRJ-72025]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
JB
SUP-72734
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SUP-72734
SUP-72734 [PRJ-72025] - SPECIAL USE PERMIT - APPLICANT/OWNER: ANGEL ZENEN MIRANDA
6929 RALEIGH AVENUE
03/01/18
SUP-72734 [PRJ-72025] - SPECIAL USE PERMIT - APPLICANT/OWNER: ANGEL ZENEN MIRANDA
6929 RALEIGH AVENUE
03/01/18
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SUP-72734
ОŐİֱՙธxธㄦ
xธ゜ธx゜ںฎ
Agenda Item No.: 14.
SUBJECT:
SUP-72755 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: URBANEATS
MARKET, LLC - OWNER: G CAPITAL INVESTMENT, LLC - For possible action on a
request for a Special Use Permit FOR A PROPOSED 2,753 SQUARE-FOOT
BEER/WINE/COOLER OFF-SALE ESTABLISHMENT USE at 200 West Sahara Avenue,
Suite #100 (APN 162-04-815-428), C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-
72668]. Staff recommends APPROVAL.
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/Support Postcards/E-Comment Log
SUP-72755 [PRJ-72668]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 1
APPROVALS 9
CS
SUP-72755 [PRJ-72668]
Conditions Page One
April 10, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-72755 CONDITIONS
Planning
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. 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.
CS
SUP-72755 [PRJ-72668]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
ISSUES
ANALYSIS
This use requires approval of a Special Use Permit within a C-2 (General Commercial)
zoning district in Title 19. The Minimum Special Use Permit Regulations for this use
include:
This requirement is met as there are no protected land uses within 400 feet of the
subject property.
CS
SUP-72755 [PRJ-72668]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
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:
The proposed use meets this requirement as there are no protected land uses within
400 feet of the subject property.
This requirement is not applicable, as the subject site is located on a 3.50-acre parcel.
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 is met as there are no protected land uses within 400 feet of the
subject property.
A. A proposed establishment having more than 50,000 square feet of retail floor
space.
CS
SUP-72755 [PRJ-72668]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
Neither condition applies to the proposed use; as the subject site does not have a non-
restricted gaming license, nor does it have 50,000 square-feet in retail floor area.
* 6. All businesses which sell alcoholic beverages shall conform to the provisions of
LVMC Chapter 6.50.
If approved, the proposed use will be subject to all business licensing requirements
outlined in LVMC Chapter 6.50 if approved.
7. The minimum distance requirements set forth in Requirement 1, which are otherwise
non-waivable under the provisions of LVMC 19.12.050(C), may be waived:
A. In accordance with the provisions of LVMC 19.12.050(C) for any establishment
which is proposed to be located on a parcel within the Downtown Casino Overlay
District;
B. In accordance with the applicable provisions of the “Town Center Development
Standards Manual” for any establishment which is proposed to be located within
the T-C (Town Center) Zoning District and which is designated MS- TC (Main
Street Mixed Use) in the Town Center Land Use Plan;
C. In connection with a proposed establishment having between 20,000 square feet
and 50,000 square feet of retail floor space, if no more than 10 percent of the retail
floor space is regularly devoted to the display or merchandising of alcoholic
beverages; or
D. In connection with a retail establishment having less than 20,000 square feet of
retail floor space, if the area to be used for the sale, display or merchandising of
alcoholic beverages and each use to be protected are separated by a highway or
a right of way with a width of at least 100 feet.
This requirement is met as there are no protected land uses within 400 feet of the
subject property.
This requirement does not apply, as the subject site is not located adjacent to an
existing Pedestrian Mall, as defined in LVMC Chapter 11.68.
According to the justification letter and floor plan, the proposed use meets the definition
of the proposed use. The use is proposed to be located within a 2,753 square-foot
convenience store located within an existing mixed-use development. There are no
protected land uses within 400 feet of the subject site.
CS
SUP-72755 [PRJ-72668]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
As there are no protected land uses within 400 feet of the subject site, the proposed use
can be conducted in a manner that is harmonious and compatible with other commercial
and residential uses on adjacent properties. The proposed use is located within the
Vision 2045 Downtown Las Vegas Masterplan – Gateway District which encourages
developments that provide ground floor retail for upper story residential uses. Staff
therefore recommends approval of a Special Use Permit for a Beer/Wine/Cooler Off-
Sale Establishment at this location, subject to conditions. If denied, the
Beer/Wine/Cooler Off-Sale use would not be allowed, however the general retail
(convenience store) use would still be permitted in the subject tenant space.
FINDINGS (SUP-72755)
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:
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site receives access from Sahara Avenue, a 120-foot Primary Arterial
as classified by the Master Plan of Streets and Highways. This roadway is
adequate in size to accommodate the proposed Beer/Wine/Cooler Off-Sale
Establishment 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.
CS
SUP-72755 [PRJ-72668]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting
The proposed use will be subject to business license review and periodic
inspection, thereby safeguarding the public health, safety and general welfare.
5. The use meets all of the applicable conditions per Title 19.12.
BACKGROUND INFORMATION
CS
SUP-72755 [PRJ-72668]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant where the
02/13/18 submittal requirements and deadlines were reviewed for a proposed
Beer/Wine/Cooler Off-Sale use.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
Staff conducted a routine field check and found an existing Mixed-Use
03/01/18
development currently undergoing renovations.
CS
SUP-72755 [PRJ-72668]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting
CS
SUP-72755
ОŐİֱՙธ″″ฎ
xธ゜ธں゜ںฎ
ОŐİֱՙธ″″ฎ
xธ゜ธں゜ںฎ
SUP-72755
SUP-72755
ОŐİֱՙธ″″ฎ
xธ゜ธں゜ںฎ
ОŐİֱՙธ″″ฎ
xธ゜ธں゜ںฎ
SUP-72755
ОŐİֱՙธ″″ฎ
xธ゜ธں゜ںฎ
SUP-72755
ОŐİֱՙธ″″ฎ
xธ゜ธں゜ںฎ
SUP-72755
ОŐİֱՙธ″″ฎ
xธ゜ธں゜ںฎ
SUP-72755
ОŐİֱՙธ″″ฎ
xธ゜ธں゜ںฎ
SUP-72755
SUP-72755 [PRJ-72668] - SPECIAL USE PERMIT - APPLICANT: URBANEATS MARKET, LLC - OWNER: G
CAPITAL INVESTMENT, LLC
200 WEST SAHARA AVENUE, SUITE #100
03/01/18
SUP-72755 [PRJ-72668] - SPECIAL USE PERMIT - APPLICANT: URBANEATS MARKET, LLC - OWNER: G
CAPITAL INVESTMENT, LLC
200 WEST SAHARA AVENUE, SUITE #100
03/01/18
SUP-72755 [PRJ-72668] - SPECIAL USE PERMIT - APPLICANT: URBANEATS MARKET, LLC - OWNER: G
CAPITAL INVESTMENT, LLC
200 WEST SAHARA AVENUE, SUITE #100
03/01/18
SUP-72755 [PRJ-72668] - SPECIAL USE PERMIT - APPLICANT: URBANEATS MARKET, LLC - OWNER: G
CAPITAL INVESTMENT, LLC
200 WEST SAHARA AVENUE, SUITE #100
03/01/18
ОŐİֱՙธ″″ฎ
SUP-72755
xธ゜ธں゜ںฎ
Agenda Item No.: 15.
SUBJECT:
SUP-72817 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: SHAKE SHACK
NEVADA, LLC - OWNER: SIMON CHELSEA LV DEV, LLC - For possible action on a
request for a Special Use Permit FOR A PROPOSED 3,200 SQUARE-FOOT
BEER/WINE/COOLER ON-SALE ESTABLISHMENT USE WITH A 682 SQUARE-FOOT
OUTDOOR SEATING AREA at 905 South Grand Central Parkway, Suite #1700 (APN 139-33-
710-005), PD (Planned Development) Zone, Ward 1 (Tarkanian) [PRJ-72683]. Staff
recommends APPROVAL.
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. Support Postcard
SUP-72817 [PRJ-72683]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 1
RG
SUP-72817 [PRJ-72683]
Conditions Page One
April 10, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-72817 CONDITIONS
Planning
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. 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.
4. Approval of this Special Use Permit does not constitute approval of a liquor
license.
5. This business shall operate in conformance to Chapter 6.50 of the City of Las
Vegas Municipal Code.
6. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
RG
SUP-72817 [PRJ-72683]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Special Use Permit for a proposed Beer/Wine/Cooler On-Sale
use within an existing 3,200 square-foot Restaurant with a 682 square-foot outdoor
seating area at 905 South Grand Central Parkway, Suite #1700.
ISSUES
ANALYSIS
The Minimum Special Use Permit Requirements for this use include:
RG
SUP-72817 [PRJ-72683]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
This requirement is not applicable, since the subject property is only 38.94 acres.
RG
SUP-72817 [PRJ-72683]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
5. All businesses which sell alcoholic beverages shall conform to the provisions of
LVMC Chapter 6.50.
The proposed use meets this condition as it will be subject to annual inspection
by Code Enforcement and Business Licensing Enforcement Divisions of the
Planning Department to ensure continued compliance.
The proposed Beer/Wine/Cooler On-Sale Establishment use would allow the restaurant
the ability to serve alcoholic beverages such as beer, wine and coolers to their
customers. The proposed use can be conducted in a manner that harmonious and
compatible with the existing surrounding land uses and with future land uses as no
protected uses are located within 400 feet of the subject site. Therefore, staff
recommends approval of this request subject to conditions. If this Special Use Permit
application is denied, sale of beer and wine on-site cannot be conducted and the
existing restaurant would continue to operate without the sale of beer and wine.
FINDINGS (SUP-72817)
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:
2. The subject site is physically suitable for the type and intensity of land use
proposed.
RG
SUP-72817 [PRJ-72683]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
The subject site a 38.94-acre shopping center and it is physically suitable for the
type and intensity of land use proposed.
The subject property can be accessed from Grand Central Parkway and
Bonneville Avenue, two 100-foot Primary Arterials per the Master Streets and
Highways. These streets are adequate in size to meet the requirements of the
proposed Beer/Wine/Cooler On-Sale Establishment 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 the Special Use Permit on this subject property will be subject to
conditions of approval, business license approval, and compliance inspections to
ensure it will not compromise the public health safety and welfare.
5. The use meets all of the applicable conditions per Title 19.12.
BACKGROUND INFORMATION
RG
SUP-72817 [PRJ-72683]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting
RG
SUP-72817 [PRJ-72683]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting
RG
SUP-72817 [PRJ-72683]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting via telephone to discuss the
02/14/18 submittal requirements and process for a Special Use Permit
application.
RG
SUP-72817 [PRJ-72683]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
A routine field check by staff was conducted of the subject site for the
03/07/18 proposed use and noted a clean and well-maintained restaurant site at
905 South Grand Central Parkway, Suite #1700.
RG
SUP-72817 [PRJ-72683]
Staff Report Page Nine
April 10, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
RG
SUP-72817
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ӧफƥỏฌ
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ㄤֱฌ
㈠㈠㈠㈠㈠㈠ฌ ̬̬שฌ ㄤ 7
ӧफƥỏ7 फ⊿̬ฌ ƥ●●̬ฌ
ִ ㈠ħк⁸₡ਙ่İ7Ⓢ ħ7 b ƥ㈠Ҝ ⁸Ҝ к׀7ں″ฌ
x7
ӧ7̬̬7 ㄤ ֱƥ¤7ֱ
ผฌ
⑾ỏฌ ħ̬ⓒⓒ
≶ ㄤ फ ƥ7ںںฌ
ㄤ 7 ㄤ 7İफк⊿⊿7 İ7
ਙ﹝ⓒ̬̬̬﹝̬﹝̬﹝ⓒ﹝7ƥ̬﹝﹝㌱7
﹝﹝﹝ऑֱㄤ7﹝7 Ձںฌ
ਙ7ⓒ″7 ㈠㈠7
ֱ⊿⊿⊿7 ֱ̬⊿⊿ֱֱ≶7㈠㈠7
ֱ ㄤ 77
̬ⓒ7ֱ㈠ⓒֱ㈠
ֱⓒ ֱỢ ﹝ฌ
7 फƥฌ
ਙ7b 7 ਙฌ
₡ฌ
ㄤ
ㄤ
फֱֱֱֱ ﹝ C7ħ7
ħ7
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CC7 кฌ
ㄤ 7㈠㈠㈠7
ㄤ7㈠
≶7ⓒฌ ㄤ
फƥ
ฌ
▷ฌ
xฌ
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֭ⓒⓒⓒ㈠㈠ֱ֭7 ए ए ผ̬̬̬⎯ฌ ֱ7 ए ֱ7㈠Ḛ Ŵ İㄤ Ձ ㄤ 7 7
≶7ㄤ 7ㄤ 77 ㈠7 ֱֱㄤ7 ƥкDz ㈠㈠к
㈠ㄦƥ
ⓒⓒ7
ƥ
İ—ฌ
ֱֱֱֱֱֱֱֱֱֱֱֱㄤ 7 फƥฌ
ֱֱֱֱ″㈠ⓒこ ₡7b ㌱่㈠кผ่к7О่ผì⇓ﭨŴੂ7 ผİֱƥ㈠⒕㈠㈠⁸⁸㈠ֱƥ⁸ⓒⓒㄤ ħ ⓒ ㈠ ֱ ֱ ֱ ֱ 7ֱ 7ֱ ֱ 7ֱ 7ֱ7 ֱ ֱ ֱ
ӧשħฌ
ㄤ7 ֱ ֱ ֱ ħ7 ںںฌ ผ ֱ ผ ㄤ ฌ Ŵ㈠ฌ
ֱ ए7
̶ฌ
ОŐİֱՙธ″ฎ̶ xฌ
b㈠
ए7
ㄤ
Оผਙ㈾֭㌱к7Ḷ ऑ—ⓒฌ
ƥ╗ ਙккк7Ḛ ●㈠A7 Ḛ ㄤЌ ՙ xธ゜ธ″゜ںฎ फƥฌ
╗Ḷ ╗A Ձ7О A Ő ש㌱кЌ Ḷ 7Ɔ О A b Dz Ɔ 7 ธธ̬ธxฌ ՁŴ⎯7Ћ ֭فŴ 7Ќ ਙผשγ7Оผ֭こ ħ—こ 7Ḷ —שк֭⎯ש7 ⒝ケỏ
ƆОA bḚ ●Ġ ħḶ Ḷ 7Ɔ77Ḷ77Ḛ ש㈠A7 ħħ7Ġ ฌ
О A ⑾שкӧ㈾שⓒⓒӧ⊿7 C Dzb ì7 A 7 Dz Ṳ О A Ќ Ɔ ●Ḷ Ќ 7 Ќ Ḷ ╗7 кफƥħbՁש⁸CDzฌ
Ɔħ֭ש7ОкŴ่ฌ x7 ฎՙㄤ7Ɔਙ—שγ7Ḛ ผŴ่₡7b ่֭שผŴк7ОŴผ>ʉ Ŵੂ ㄦ7●7Ҝ 7Ợ 7Ќㄤฌ
שħ7 ╗Ḷ╗A㈠●㈠㈠ฌ ﹝ ﹝ ﹝ ⓒֱֱⓒ7 ՁŴ⎯7Ћ ֭فŴ⎯ⓒ7Ќ Ћ 7ฎɱںx″
Ҝ Ḷ ₡ㄤ֭₡7 Ҝ Ŵੂ7ธㄦ7 ธxں″ฌ ㈠ㄤ ㈠7㈠7ں ںผⓒㄤ 7 x7 ฎx7 ں″x ㌱ਙਙО ≶7ՙ″″ƥ7 О Ő Dz Ҝ ●Ⓢ Ҝ 7 Ḷ Ⓢ ╗ Ձ Dz ╗ Ɔ
SUP-72817
Ŵผ㌱γħ֭ש㌱ש7ો7่֭فħ่֭֭ผฌ
●ЌC●bA╗DzƆ7Ġb7╗ŐAЋDzՁ7ОA╗Ġฌ
⎯ੂこ⇡ਙк7к่֭֭ف₡ฌ
่֭֭فผŴк7่ਙ⎯֭שฌ
ں㈠7 CDzƆ●ḚЌA╗DzC7ḶⓈ╗CḶḶŐ7ƆҜḶì●ЌḚ7AŐDzA7ƆĠAՁՁ7ԱDz7A╗ՁDzAƆ╗ฌ
xธ
ธㄦ7&DzDz╗7&ŐḶҜ7ԱⓈ●ՁC●ЌḚ7DzЌ╗Ő●DzƆⓒ7ḶⓈ╗CḶḶŐ7A●Ő7●Ќ╗AìDzƆⓒฌ
ḶŐ7ḶОDzŐAԱՁDz7Û●ЌCḶÛƆ㈠ฌ
֭ੂ֭₡7่ਙ⎯֭ש7 ՙxxՙ7C●ƆbḶЋDzŐù7ԱՁЋC
ں㈠7 DzṲ●Ɔ╗●ЌḚ7ḚŐDzAƆDz7●Ќ╗DzŐbDzО╗ḶŐ㈠ฌ CⓈԱՁ●Ќⓒ7ḶĠ7ㅡ̶xںՙฌ
ธ㈠7 ЌḶ╗7ⓈƆDzC㈠ฌ ″ںㅡ㈠″̶ㅡ㈠ՙxxx7╗ฌ
̶㈠7 AbbDzƆƆ●ԱՁDz7ОŐ●ҜAŐù7╗DzЌAЌ╗7ƆОAbDz7DzЌ╗ŐAЌbDz㈠ฌ
ㅡ㈠7 AbbDzƆƆ●ԱՁDz7ОA╗Ġ7Ḷ&7╗ŐAЋDzՁ㈠ฌ
ㄦ㈠7 AbbDzƆƆ●ԱՁDz7╗Ḷ●ՁDz╗7&Ab●Ձ●╗●DzƆ7&ḶŐ7ҜDzЌ7AЌC7ÛḶҜDzЌ㈠ฌ
″㈠7 DzṲ●Ɔ╗●ЌḚ7ĠAЌC●bAООDzC7ОAŐì●ЌḚ7ƆОAbDz㈠ฌ
ऑผਙ㈾֭㌱ש7่ਙ㈠7২7 ƆƆĠbƆxxںxฌ
ՙ㈠7 DzṲ●Ɔ╗●ЌḚ77″xxA7DzՁDzb╗Ő●bAՁ7ƆDzŐЋ●bDz77&ḶŐ7ƆⓈ●╗Dz7ںՙxx7ֱ
ƆDzDz7ՁAЌCՁḶŐC7ƆĠDzՁՁ7CŐAÛ●ЌḚƆ㈠ฌ
″7 ਙʉ่֭ผฌ
ฎ㈠7 7DzṲ●Ɔ╗●ЌḚ7╗ŐAЌƆ&ḶŐҜDzŐ㈠7ƆDzDz7ՁAЌCՁḶŐC7ƆĠDzՁՁฌ
7CŐAÛ●ЌḚƆ㈠ฌ
ɱ㈠7 DzṲ●Ɔ╗●ЌḚ7ḚŐDzAƆDz7ÛAƆ╗Dz7Ձ●&╗7Ɔ╗A╗●ḶЌ7&ḶŐ7ƆⓈ●╗Dz7ںՙxx㈠ฌ
ƆDzDz7ՁAЌCՁḶŐC7ƆĠDzՁՁ7CŐAÛ●ЌḚƆ㈠ฌ
ںx㈠7 DzṲ●Ɔ╗●ЌḚ7ḚAƆ7ҜDz╗DzŐƆ7AЌC7Ձ●ЌDzƆ7╗Ḷ7ƆⓈ●╗Dz7ںՙxx㈠7ƆDzDzฌ
ՁAЌCՁḶŐC7ƆĠDzՁՁ7CŐAÛ●ЌḚƆ㈠ฌ
ԱⓈ●ՁC●ЌḚฌ
ںں㈠7 DzṲ●Ɔ╗●ЌḚ7╗ŐAƆĠ7bḶҜОAb╗ḶŐ㈠ฌ
xںฌ
ںธ㈠7 DzṲ●Ɔ╗●ЌḚ7DzՁDzb╗Ő●bAՁ7ОAЌDzՁ7╗Ḷ7ŐDzҜA●Ќ㈠ฌ
ƆⓈ●╗Dz7 ںㄦՙㄦฌ
ƆⓈ●╗Dz7 ں″ՙㄦฌ
̶ں㈠7 DzṲ●Ɔ╗●ЌḚ7&●ŐDz7ƆОŐ●ЌìՁDzŐ7CŐA●Ќ7ЋAՁЋDz7╗Ḷ7ŐDzҜA●Ќ㈠ฌ
ںㅡ㈠7 &●ŐDz7Ő●ƆDzŐ7ŐḶḶҜ㈠ฌ
ƆⓈ●╗Dz7 ں″ฎxฌ
ں″㈠7 ĠḶⓈƆDz7DzՁDzb╗Ő●bAՁ7ŐḶḶҜ㈠ฌ
̶ㄦƥ̶ֱ7゜ںธफฌ
●ЌḶฌ
ธㅡ7ⓈЌ●ḶЌ7ƆỢ㈠7DzAƆ╗7ㄦ╗Ġ7Ɔ╗ŐDzDz╗ฌ
ƆⓈЌฌ
bḶⓈŐ╗ฌ
̶ںƥֱ″
7ธ
̶゜″ㅡ
ㅡฌ
̶ฌ
फฌ
ОA╗●Ḷ7AŐDzAฌ ऑผਙ㈾֭㌱ש7ħ่⑾ਙฌ
″ฎธ7Ɔ7 ƆĠAìDz7ƆĠAbìฌ
ƆⓈ●╗Dz7 ںՙx ںAฌ ОŐDzҜ●ⓈҜ7ЌḶŐ╗Ġ7ḶⓈ╗ՁDz╗Ɔฌ
ฎՙㄦ7ƆḶⓈ╗Ġ7ḚŐAЌC7bDzЌ╗ŐAՁฌ
AŐDzA̬7̶ธxx7Ɔฌ ОAŐìÛAùฌ
ㄦ7 ՁAƆ7ЋDzḚAƆⓒ7ЌDzЋACA77ฎɱںx″ฌ
ԱⓈ●ՁC●ЌḚฌ
ںㅡฌ
ƆⓈ●╗Dzฌ
ںՙxںԱฌ ħ⎯⎯—֭7₡Ŵ⎯֭שฌ
ԱŐḶḶìƆฌ
ԱŐḶ╗ĠDzŐƆฌ ⎯—⇡こħ⎯⎯ħਙ่̬7 ₡Ŵ֭שฌ
ںธ7 ӧACİAbDzЌ╗7╗DzЌAЌ╗ỏฌ ḶÛЌDzŐ゜ՁՁ7ŐDzЋ●DzÛฌ x″゜ธธ゜ธxںՙฌ
ОDzŐҜ●╗ฌ xՙ゜ںㅡ゜ธxںՙฌ
bḶЌƆ╗ŐⓈb╗●ḶЌฌ
ƆⓈ●╗Dz7 ںՙธxฌ
ں7
ՙ7 ںxฌ ผ֭ﭨħ⎯ħਙ่⎯̬ฌ
̶ںฌ
ںฌ AĠİ7㌱ਙここ่֭⎯ש777777777xฎ゜゜ںںธxںՙฌ
ɱฌ ธ7 AĠİ7㌱ਙここ่֭⎯ש777777777xฎ゜xธ゜ธxںՙฌ
ฎฌ
ں″ฌ
ƆDzŐЋ●bDzฌ
bḶⓈŐ╗ฌ
ㄦฌ
ںㄦฌ
ֱں
ںںฌ
Dz7●
Dz ՁDzЋA╗ḶŐฌ ںㅡฌ
A╗
Ɔ╗
DzŐ
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⎯֭Ŵкฌ
ОAŐì●ЌḚฌ
CDzbì7फAफฌ
ฌĠ
Ő╗
Ḷ
Ќ
⎯⎯γ֭֭ש7ħ่⑾ਙฌ
ОŐİֱՙธ″ฎ̶ Ɔ●╗Dz7ОՁAЌฌ
xธ゜ธ″゜ںฎ
╗xx̶ฌ
ƆbAՁDz7 ̶゜ںธफ7ए7ںƥֱxफฌ
xں7⎯ħ֭ש7ऑкŴ่ฌ
SUP-72817
ԱԱ7 AA㈠ㄦں7 AA㈠̶ɱ7 AAฌ bՁDzAŐ7ՁḶḶŐ7ƆОAbDz7Ḷ7̶xफ7Ṳ7ㅡฎफ7ƆĠAՁՁ7ԱDz7ОŐḶЋ●CDzC7ḶŐ7A7ḶŐÛAŐCฌ
ḶŐ7ОAŐAՁՁDzՁ7AООŐḶAbĠ7A╗7AՁՁ7bḶЌ╗ŐḶՁƆⓒ7C●ƆОDzЌƆDzŐƆⓒ7ŐDzbDzО╗AbՁDzƆฌ
ӧЋDzŐ●ù7Û●╗Ġ7ՁḶbAՁ7●ŐDz7CDzОAŐ╗ҜDzЌ╗ỏฌ Ŵผ㌱γħ֭ש㌱ש7ો7่֭فħ่֭֭ผฌ
AЌC7Ḷ╗ĠDzŐОƆ77ḶОDzŐAԱՁDz7DzỢⓈ●ОҜDzЌ╗7ƆⓈbĠ7AƆ7╗ĠDzŐҜḶƆ╗A╗Ɔ㈠ฌ ӧОDzŐ7ƆDzb╗●ḶЌ7ɱx″㈠7Ḷ7╗ĠDz7ธxںธ7ⓈЌ●ḶŐҜ7●ŐDzฌ
ⓈЌḶԱƆ╗ŐⓈb╗DzC7ŐDzAbĠฌ bḶCDz7ִ7ЌОA7ںxỏฌ
ḶⓈ╗CḶḶŐฌ ĠDz●ḚĠ╗7ḶŐ7A7ḶŐÛAŐC7ŐDzAbĠ7●Ɔ7ㅡฎफ7ҜAṲ㈠7Ġ●ḚĠ7AЌC7ЌḶ7ՁDzƆƆ7╗ĠAЌ7ںㄦफฌ
ОA╗●Ḷฌ A㈠ฌ
ĠDz●ḚĠ╗7ḶŐ7A7ОAŐAՁՁDzՁ7ӧƆ●CDzỏ7ŐDzAbĠ7●Ɔ7ㅡฎफ7ҜAṲ㈠7AЌC7ЌḶ7ՁDzƆƆ7╗ĠAЌ7ںㄦफฌ ƆùҜԱḶՁฌ CDzƆbŐ●О╗●ḶЌฌ
ںںㄦฌ
A㈠ฌ ╗ùОDz7ธֱA7DzṲ╗●ЌḚⓈ●ƆĠDzŐ7ӧОDzŐ7ЌОA7ںxỏ̬ฌ
ḶŐ7bՁAƆƆ7A7ĠAΎAŐCƆ7●Ќ7ḶŐC●ЌAŐù7ӧҜḶCDzŐA╗Dzỏ7ĠAΎAŐCฌ
ḶԱƆ╗ŐⓈb╗DzC7ŐDzAbĠฌ ӧธֱAỏฌ ḶbbⓈОAЌbùⓒ7ӧںỏ7DzṲ╗●ЌḚⓈ●ƆĠDzŐ7ОŐḶЋ●CDzƆ7ںⓒㄦxx7Ɔ㈠㈠7Ḷฌ
ĠDz●ḚĠ╗7ḶŐ7A7ḶŐÛAŐC7ŐDzAbĠ7Û●╗Ġ7A7ҜAṲ●ҜⓈҜ7ḶԱƆ╗ŐⓈb╗●ḶЌ7CDzО╗Ġ7Ḷฌ ОŐḶ╗Dzb╗●ḶЌ7●Ќ7C●Ќ●ЌḚ7AŐDzAƆ7ֱ7C●Ɔ╗AЌbDz7╗Ḷ7DzṲ╗●ЌḚⓈ●ƆĠDzŐฌ
ธxफ7●Ɔ7ㅡฎफ7ҜAṲ㈠7Ġ●ḚĠฌ
ЌḶ╗7╗Ḷ7DzṲbDzDzC7ՙㄦƥֱxफฌ
ĠDz●ḚĠ╗7ḶŐ7A7ḶŐÛAŐC7ŐDzAbĠ7Û●╗Ġ7A7ҜAṲ●ҜⓈҜ7ḶԱƆ╗ŐⓈb╗●ḶЌ7CDzО╗Ġ7Ḷฌ
ธㄦफ7●Ɔ7ㅡㅡफ7ҜAṲ㈠7Ġ●ḚĠฌ ╗ùОDz7b7DzṲ╗●ЌḚⓈ●ƆĠDzŐ7ӧОDzŐ7ЌОA7ںxỏ̬ฌ
ĠDz●ḚĠ╗7ḶŐ7A7ОAŐAՁՁDzՁ7ӧƆ●CDzỏ7ŐDzAbĠ7Û●╗Ġ7A7ҜAṲ●ҜⓈҜ7ḶԱƆ╗ŐⓈb╗●ḶЌฌ ӧbỏฌ ŐDzỢⓈ●ŐDzC7ÛĠDzŐDz7DzЌDzŐḚ●ΎDzC7DzՁDzb╗Ő●bAՁ7DzỢⓈ●ОҜDzЌ╗7bAЌฌ
CDzО╗Ġ7Ḷ7ںxफ7●Ɔ7ㅡฎफ7ҜAṲ㈠7Ġ●ḚĠฌ ԱDz7DzЌbḶⓈЌ╗DzŐDzC7╗ĠA╗7ÛḶⓈՁC7ŐDzỢⓈ●ŐDz7A7ЌḶЌֱbḶЌCⓈb╗●ЌḚฌ
ĠDz●ḚĠ╗7ḶŐ7A7ОAŐAՁՁDzՁ7ӧƆ●CDzỏ7ŐDzAbĠ7Û●╗Ġ7A7ҜAṲ●ҜⓈҜ7ḶԱƆ╗ŐⓈb╗●ḶЌฌ DzṲ╗●ЌḚⓈ●ƆĠ●ЌḚ7ҜDzC●ⓈҜฌ
DzṲ●╗7 ̶ฌ CDzО╗Ġ7Ḷ7ธㅡफ7●Ɔ7ㅡ″फ7ҜAṲ㈠7Ġ●ḚĠฌ ՙxxՙ7C●ƆbḶЋDzŐù7ԱՁЋC
̶″फ7CḶḶŐฌ ╗ùОDz7ì7DzṲ╗●ЌḚⓈ●ƆĠDzŐ7ӧОDzŐ7ЌОA7ںxỏ̬ฌ
CⓈԱՁ●Ќⓒ7ḶĠ7ㅡ̶xںՙฌ
̶ธफ7゜x㈠ธए7ں″x7ḶbbƆ㈠ฌ ḶОDzŐA╗●ḶЌฌ ӧìỏฌ ОŐḶЋ●CDzC7ḶŐ7ĠAΎAŐCƆ7ÛĠDzŐDz7╗ĠDzŐDz7●Ɔ7A7ОḶ╗DzЌ╗●AՁ7ḶŐฌ
bḶЌ╗ŐḶՁƆ7AЌC7ḶОDzŐA╗●ЌḚ7ҜDzbĠAЌ●ƆҜƆ7ƆĠAՁՁ7ЌḶ╗7ŐDzỢⓈ●ŐDz7╗●ḚĠ╗ฌ ●ŐDzƆ7●ЌЋḶՁЋ●ЌḚ7bḶҜԱⓈƆ╗●ԱՁDz7bḶḶì●ЌḚ7ҜDzC●A7ֱ7C●Ɔ╗AЌbDzฌ ″ںㅡ㈠″̶ㅡ㈠ՙxxx7╗ฌ
ḚŐAƆО●ЌḚⓒ7О●ЌbĠ●ЌḚ7ḶŐ7╗Û●Ɔ╗●ЌḚ7Ḷ7╗ĠDz7ÛŐ●Ɔ╗7AЌC7╗ĠDz7ḶŐbDzฌ ╗Ḷ7DzṲ╗●ЌḚⓈ●ƆĠDzŐ7ЌḶ╗7╗Ḷ7DzṲbDzDzC7̶xƥֱxफฌ
ŐDzỢⓈ●ŐDzC7╗Ḷ7Ab╗●ЋA╗Dz7bḶЌ╗ŐḶՁƆ7ƆĠAՁՁ7ԱDz7ЌḶ7ḚŐDzA╗DzŐ7╗ĠAЌ7ㄦ7ՁԱƆ㈠ฌ
DzṲ●╗7 ธฌ
ŐAҜО7CḶÛЌฌ ̶″फ7CḶḶŐฌ
ں̬ںธ7ƆՁḶОDzฌ ЌḶ╗Dz̬77DzՁDzb╗Ő●bAՁ7ḶⓈ╗ՁDz╗Ɔ7ҜⓈƆ╗7ԱDz7ՁḶbA╗DzC7̶″फ7Ҝ●Ќ㈠7ŐḶҜฌ
̶ธफ7゜x㈠ธए7ں″x7ḶbbƆ㈠ฌ A7bḶŐЌDzŐ㈠ฌ
⑾ħผ֭7֭ゥשħ่—فħ⎯γ֭ผฌ
DzṲธฌ ″ㄦฌ Ձ●ḚĠ╗7ƆÛ●╗bĠDzƆⓒฌ
DzṲںฌ ऑผਙ㈾֭㌱ש7่ਙ㈠7২7 ƆƆĠbƆxxںxฌ
DzՁDzb╗Ő●bAՁ7ḶⓈ╗ՁDz╗Ɔⓒฌ ⎯㌱γ֭₡—к֭ฌ
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Ḷ╗ĠDzŐ7DzЌЋ●ŐḶЌҜDzЌ╗AՁฌ
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SUP-72817
SUP-72817 [PRJ-72683] - SPECIAL USE PERMIT - APPLICANT: SHAKE SHACK NEVADA, LLC - OWNER: SIMON
CHELSEA LV DEV, LLC
905 SOUTH GRAND CENTRAL PARKWAY, SUITE #1700
03/05/18
ОŐİֱՙธ″ฎ̶
xธ゜ธՙ゜ںฎ
SUP-72817
Agenda Item No.: 16.
SUBJECT:
SDR-72787 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT:
CAPROCK EMERGENCY HOLDINGS, LLC - OWNER: R A SOUTHEAST LAND
COMPANY, LLC - For possible action on a request for a Site Development Plan Review FOR A
PROPOSED 18,389 SQUARE-FOOT CLINIC AND HOSPITAL DEVELOPMENT on a
portion of 7.80 acres at the southeast corner of Alta Drive and Rampart Boulevard (APN 138-32-
312-013), PD (Planned Development) Zone, Ward 2 (Seroka) [PRJ-72706]. Staff recommends
APPROVAL.
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/Support Postcards/E-Comment Log
SDR-72787 [PRJ-72706]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 2
APPROVALS 17
JB
SDR-72787 [PRJ-72706]
Conditions Page One
April 10, 2018 - Planning Commission Meeting
** CONDITIONS **
SDR-72787 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 03/05/18; building elevations date stamped 02/22/18, except as
amended by conditions herein.
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.
6. 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.
7. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
8. Prior to the issuance of any building permits, meet with the Sanitary Sewer Section
of the Department of Public Works to discuss onsite sewer options.
JB
SDR-72787 [PRJ-72706]
Conditions Page Two
April 10, 2018 - Planning Commission Meeting
10. 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. Site development to comply with all applicable conditions of approval for the
Renaissance Lot 1 Tentative Map TMP-71533 and all other applicable site-related
JB
SDR-72787 [PRJ-72706]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Site Development Plan Review for a proposed 18,389 square-
foot Hospital and Clinic on a portion of a 7.80 acre parcel at the southeast corner of Alta
Drive and Rampart Boulevard.
ISSUES
The subject site is located within Las Vegas Renaissance Master Plan area, which is
subject to the Site Development Plan Review provisions outlined in Title
19.10.040(H).
The Las Vegas Renaissance Master Plan area allows commercial land uses based
on the C-1 (Limited Commercial) zoning district of the Unified Development Code.
The proposed Hospital is a conditional land use, which meets all conditional
requirements. Staff supports this request.
The proposed Clinic is a permitted land use within the Las Vegas Renaissance
Master Plan area.
ANALYSIS
The applicant has proposed a Site Development Plan Review to develop the subject
site with a 18,389 square-foot building for a proposed Clinic and Hospital development
on a portion of a 7.80 acre parcel located on the southeast corner of Alta Drive Rampart
Boulevard. The subject site is located in the Southwest Sector of the General Plan and
has a current land use designation of SC (Service Commercial) and zoning designation
of PD (Planned Development). Also, the proposed development is subject to the
development standards outlined within the Las Vegas Renaissance Master
Development Plan, which allows commercial land uses based on the C-1 (Limited
Commercial) zoning district of the Unified Development Code. Additionally, proposed
developments within the Las Vegas Renaissance Master Plan area are subject to the
Site Development Plan Review provisions outlined in Title 19.10.040(H).
A Clinic use is described in Tile 19.12 as: “A facility which is occupied and used for the
purpose of providing dental or medical care, and which regularly provides any of those
services to the general public on an emergency basis or without appointment. This use
does not include a hospital or a facility which provides for the overnight care or
overnight stay of patients.” Per Title 19.12 the Clinic land use is permitted within the C-1
JB
SDR-72787 [PRJ-72706]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
(Limited Commercial) zoning district. A Hospital use is described in Title 19.12 as: “An
institution, designed within an integrated campus setting, for the diagnosis, care, and
treatment of human illness, including surgery and primary treatment.” Per Title 19.12 the
Hospital land use is a conditional within the C-1 (Limited Commercial) zoning district,
which requires the land use to be located on a secondary thoroughfare or larger. With
access to the site being provided from Rampart Boulevard a 100-foot Primary Arterial
street that condition has been met.
The proposed site design complies with all applicable Las Vegas Renaissance Master
Plan development standards pertaining to building setbacks, which requires a five-foot
setback from all external property lines and a 15-foot setback from the existing parking
structure (garage) and retail building on the existing Boca park III portion of the shopping
center.
The submitted elevations depict a one story, 33-foot building height. Per the Las Vegas
Renaissance Master Plan development standards the two-story portions of the structure
will not exceed 60 feet tall. Furthermore, proposed structure is approximately 995 feet
away from the closest single-family detached dwellings to the east, which complies with
Title 19 residential adjacency standards. Overall building heights are to be established by
the approval of the site plan. The submitted building elevations indicate the building
façades will have a stone masonry finish, with a metal roof and aluminum storefront
system.
The proposed 18,389 square-foot development will cover approximately 5% of the 7.80
acre site. Per the Las Vegas Renaissance Master Plan development standards the
maximum site coverage shall be 70% for the entire development. The site will provide 61
total parking spaces with four ADA parking spaces, which complies with the 35 space
minimum required by Title 19.12.010 for an eight-bed Hospital and 5,012 square-foot
Clinic land use.
Per the Las Vegas Renaissance Master Plan development standards the landscape
buffer zones shall be established with the approval of the Site Development Plan review
for that for portion of the subject site. The primary tree species being utilized are 36-inch
box Crape Myrtle, 36-inch box Swan Hill Olive, 36-inch box Sycamore, 24-inch box
Xylosma and 22 to 25-foot tall Date Palm trees.
Staff has determined the proposed project is consistent with the development standards
outlined in the Las Vegas Renaissance Master Plan and is compatible with surrounding
development in the area, therefore, staff is recommends approval of this project with
conditions.
JB
SDR-72787 [PRJ-72706]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
FINDINGS (SDR-72787)
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:
2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;
The subject site is consistent with the General Plan and development standards
found within the Las Vegas Renaissance Master Plan.
Access to the site is provided from Rampart Boulevard a 100-foot Primary Arterial,
as classified by the Master Plan of Streets and Highways, which is appropriate to
provide access to the subject site.
4. Building and landscape materials are appropriate for the area and for the
City;
The project design and style are appropriate for the subject location and will be
harmonious with buildings in the surrounding area. The submitted building
elevations indicate the building façades will have a stone masonry finish, with a
metal roof and aluminum storefront system.
The design characteristics of the proposed building elevations are not unsightly
and are compatible with development in the area and the existing structures on
site. The proposed materials are suitable for the surrounding commercial uses
and the desert environment.
JB
SDR-72787 [PRJ-72706]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
BACKGROUND INFORMATION
JB
SDR-72787 [PRJ-72706]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting
JB
SDR-72787 [PRJ-72706]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting
JB
SDR-72787 [PRJ-72706]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was conducted with the applicant to review
02/15/18 the application materials and submittal requirements for the proposed
Site Development Plan Review request.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
Staff conducted a routine site visit a found the subject site to be an
03/01/18
undeveloped parcel of land.
JB
SDR-72787 [PRJ-72706]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Pursuant to Las Vegas Renaissance Master Plan, the following standards apply:
Standard Required/Allowed Provided Compliance
Min. Setbacks
Front 5 Feet 440 Feet Y
Side 0 Feet 330 Feet Y
Corner 5 Feet 68 Feet Y
Rear 0 Feet 50 Feet Y
Max. Lot Coverage 70 % 5% Y
Max. Building Height 60 Feet 33 Feet Y
Screened,
Gated, w/ a
Trash Enclosure Y
Screened, Gated, w/ a Roof or
Roof or Trellis Trellis
Mech. Equipment Screened Screened Y
JB
SDR-72787 [PRJ-72706]
Staff Report Page Nine
April 10, 2018 - Planning Commission Meeting
Pursuant to Las Vegas Renaissance Master Plan, the following standards apply:
Landscaping and Open Space Standards
Standards Required Provided Compliance
Ratio Trees
Buffer Trees:
North 6 Trees Y
South *N/A *N/A 4 Trees Y
East 6 Trees Y
West 15 Trees Y
TOTAL PERIMETER TREES *N/A 31 Trees Y
Parking Area
N/A 0 Trees 12 Trees Y
Trees
LANDSCAPE BUFFER WIDTHS
Min. Zone Width
North 5 Feet Y
South *N/A 3 Feet Y
East 3 Feet Y
West 3 Feet Y
Not Y
Wall Height 6 to 8 Feet Adjacent to Residential
Indicated
*Per the Las Vegas Renaissance Master Plan these are established by the approved
Site Development Plan Review.
JB
SDR-72787 [PRJ-72706]
Staff Report Page Ten
April 10, 2018 - Planning Commission Meeting
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
1:200 up
to 2,000
Clinic 5,012 SF 23
SF, then
1:250 SF
8 Beds
Hospital 1 Bed:1.5 12
(13,377 SF)
TOTAL SPACES REQUIRED 35 61 Y
Regular and Handicap Spaces Required 33 2 57 4 Y
JB
SDR-72787
ОŐİֱՙธՙx″
xธ゜ธธ゜ںฎ
ОŐİֱՙธՙx″
SDR-72787 xธ゜ธธ゜ںฎ
SDR-72787
ОŐİֱՙธՙx″
xธ゜ธธ゜ںฎ
ОŐİֱՙธՙx″
SDR-72787
xธ゜ธธ゜ںฎ
Ɔ ⓈҜ Ҝ
Dz Ő Ձ●Ќ 7О ì Û ù ฌ
Ќ Ḷ Ő ╗Ġ ฌ
Ќ Ḷ ╗7╗Ḷ 7Ɔb A ՁDz ฌ
b A Ќ ù Ḷ Ќ 7Ő Ⓢ Ќ ฌ
C ⓈŐAЌ Ḛ Ḷ ฌ
C DzƆb Ő ●О╗●Ḷ Ќ ̬ฌ
A Ձ╗A ฌ
╗ฌ
AŐ
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О Ő Ḷ İDz b ╗ ฌ
О Ő Ḷ О Dz Ő ╗ù7Ձ●Ќ Dz 7╗A Ա ՁDz ฌ ՁḶ b A ╗●Ḷ Ќ ฌ
b Ġ A Ő Dz ՁƆ ╗Ḷ Ќ 7Ա ՁЋ C ฌ
Ձ●Ќ Dz 7 7 ՁDz Ќ Ḛ ╗Ġ 7 Ա Dz A Ő ●Ќ Ḛ 7
Ձںฌ ɱՙ㈠″ฎƥฌ Ɔ ̶ɱ¤ㄦںƥㄦㅡफÛ ฌ
Ћ ●b ●Ќ ●╗ù 7Ҝ A О ฌ
Ձธฌ ںฎ̶㈠ㄦㄦƥฌ Ɔ ㅡں¤xฎƥںՙफÛ ฌ
Ձ̶ฌ ںՙ″㈠″ฎƥฌ Ќ ㅡฎ¤ㄦںƥㅡ̶फÛ ฌ
Ő DzЋ̬7 C A ╗Dz̬7
Ő ●Dz╗ Ύ ฌ
b Ḷ Ќ ƆⓈ Ձ╗ ●Ќ Ḛ 77●Ќ b ㈠ฌ
b ںฌ
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Ő
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Dz Ő Ɔ ỏฌ
A 7О Ḷ Ő ╗ ●Ḷ Ќ 7Ḷ ฌ
A О Ќ ̬7̶ںฎ̶ֱธ̶ֱںธֱx̶ںฌ
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ں㈠ㄦ̶7A b Ő Dz Ɔ ฌ
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A О Ќ ̬7̶ںฎ̶ֱธֱธɱɱֱxxںฌ
ОŐ Ḷ ОḶ ƆDzC ฌ C b 7Ő A Ҝ О A Ő ╗7Ḷ Û Ќ Dz Ő 7ՁՁb ฌ
ΎḶ Ќ ●Ќ Ḛ ̬7 ӧО C ỏฌ
ฌ
Ġ Ḷ Ɔ О ●╗ A Ձฌ О ՁA Ќ Ќ Dz C 7C Dz Ћ Dz ՁḶ О Ҝ Dz Ќ ╗7C ●Ɔ ╗Ő
bì
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ӧЌ Ḷ ╗7A 7О A Ő ╗ỏฌ
A О Ќ 7̶ںฎ̶ֱธ̶ֱںธֱx̶ں7
╗
ںฎⓒ̶ฎɱ7Ɔ ฌ
ƆDz
b ●╗ù7Ḷ *7ՁA Ɔ 7Ћ Dz Ḛ A Ɔ ⓒ7Ќ Ћ 7
ㄦ ƥ7
b A О Ő Ḷ b ì 7Ő Dz Ќ A ●Ɔ Ɔ A Ќ b Dz 7
Ձㄦ
ฌ ㄦ ƥ7Ɔ
Ḷ Ћ Dz Ő A ՁՁ7Ɔ ●╗Dz 7C Dz Ћ Dz ՁḶ О Ҝ Dz Ќ ╗7О ՁA Ќ 7
Dz╗
ԱA
bì
ฌ
ŐƆ7
DzŐ 7
̶ֱںֱںฎ7
ںफ7ए 7ㄦxƥ7
b ㄦ ฌb ㅡฌb ̶ ฌ
C Ő A *╗Dz Ő ̬7
b Ġ Dz b ì Dz C ̬7
Ɔ b A ՁDz ̬7
C A ╗Dz ̬7
Cฌ
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AО Ќ ̬7̶ںฎ̶ֱธ̶ֱںธֱxxㄦฌ Cฌ
Cฌ Cฌ
Ќ Dz Û 7Ա Ḷ b A 7Ɔ ùЌ C ●b A ╗●Ḷ Ќ Ɔ 7Ḛ Ő Ḷ Ⓢ О 7ՁՁb ฌ
ΎḶ Ќ ●Ќ Ḛ ̬7 ӧО C ỏฌ
О ՁA Ќ Ќ Dz C 7C Dz ЋDz ՁḶ О Ҝ Dz Ќ ╗7C ●Ɔ ╗Ő ●b ╗ ฌ
ՁA Ќ ㈠₡ ʉ ف
ӧЌ Ḷ ╗7A 7О A Ő ╗ỏฌ
7О̶゜ธ゜ธxںฎ7ฎ̶̬ㅡ7A
Cฌ Cฌ Cฌ
Cฌ Cฌ
A О Ќ ̬7̶ںฎ̶ֱธ̶ֱںธֱxںںฌ Ɔ Ġ DzDz╗
Ќ Dz Û 7Ա Ḷ b A 7Ɔ ùЌ C ●b A ╗●Ḷ Ќ Ɔ 7Ḛ Ő Ḷ Ⓢ О 7ՁՁb ฌ
ΎḶ Ќ ●Ќ Ḛ ̬7 ӧО C ỏฌ
О ՁA Ќ Ќ Dz C 7C Dz ЋDz ՁḶ О Ҝ Dz Ќ ╗7C ●Ɔ ╗Ő ●b ╗ ฌ ОŐİֱՙธՙx″
ӧЌ Ḷ ╗7A 7О A Ő ╗ỏ7 Ɔ b A ՁDz ̬7ںफ7एㄦxƥฌ
x̶゜xㄦ゜ںฎ
ㄦx7 ธㄦ7 x7 ㄦxฌ Ɔ Ġ Dz Dz ╗77777777777777777Ḷ 777777777777777777Ɔ Ġ Dz Dz ╗Ɔ ฌ
Ɔ ںОธֱ ںฌ
Ḷ ЋDz Ő A ՁՁ7Ɔ ●╗Dz 7О ՁA Ќ ฌ
Ќ Ḷ Ő ╗Ġ ฌ
Ќ Ḷ ╗7╗Ḷ 7Ɔb A ՁDz ฌ
b A Ќ ù Ḷ Ќ 7Ő Ⓢ Ќ ฌ
C ⓈŐAЌ Ḛ Ḷ ฌ
C DzƆb Ő ●О╗●Ḷ Ќ ̬ฌ
A Ձ╗A ฌ
╗ฌ
AŐ
ҜО
ŐA
О Ő Ḷ İDz b ╗ ฌ
ՁḶ b A ╗●Ḷ Ќ ฌ
b Ġ A Ő Dz ՁƆ ╗Ḷ Ќ 7Ա ՁЋ C ฌ
Ћ ●b ●Ќ ●╗ù 7Ҝ A О ฌ
Ő DzЋ̬7 C A ╗Dz̬7
Ő A Ҝ О A Ő ╗ 7Ա ՁЋ C ฌ
ӧО Ⓢ Ա Ձ●b ỏฌ Ա Ⓢ ●ՁC ●Ќ Ḛ 7'Ⓢ Ќ b ╗●Ḷ Ќ A Ձ7A Ő Dz A Ɔ ฌ
ㄦxƥ7Ő ゜Û ฌ
Ⓢ ╗Ⓢ Ő Dz ฌ
Ő ●Ḛ Ġ ╗7╗Ⓢ Ő Ќ 7О Ḷ b ì Dz ╗ 7 О Ő Ḷ О Dz Ő ╗ù7Ձ●Ќ Dz 7 b Ձ●Ќ ●b 7 ㄦⓒxںธฌ
Ġ Ḷ Ɔ О ●╗A Ձ7 ̶ںⓒ̶ՙՙฌ
ㄦ ㈠ㄦƥฌ
ںxƥ7
╗Ḷ ╗A Ձ7Ɔ ̬7 ںฎⓒ̶ฎɱฌ
ɱ㈠ں″ƥฌ
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Ő ●Dz╗ Ύ ฌ
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ՁA Ɔ7Ћ DzḚ A Ɔⓒ7Ќ DzЋ A C A 7ฎɱںธxฌ
О A Ő ì ●Ќ Ḛ 7A Ќ A Ձù Ɔ ●Ɔ ฌ
ںฎƥฌ
Ҝ Dz Ќ ╗ฌ
b Ḷ Ќ ƆⓈ Ձ╗ ●Ќ Ḛ 77●Ќ b ㈠ฌ
ɱƥฌ
О C ֱธฌ ̶ธƥฌ Ġ Ḷ Ɔ О ●╗A Ձฌ
C 7Dz A Ɔ Dz
ฎ7Ա Dz C Ɔ 7Ṳ7ں㈠ㄦ7О Dz Ő 7О A ╗●Dz Ќ ╗7Ա Dzںธ
C̬
ธㅡƥ
b Ձ●Ќ ●b ฌ
ธฌ ●Ő Ɔ ╗7ธⓒxxx7Ɔ 7゜ںธxx̬7 ธxฌ
ㄦxƥ7ՁЋ Ћ Û
Ő Dz Ɔ ╗7̶ⓒxںธ7Ɔ 7゜ںธㄦx̬7 ̶ںฌ
Ҝ A ●Ќ ゜Dz C 7Û A Ձì ֱ●Ќ ฌ
Ɔ ●C Dz Û A Ձì ฌ
ฎ㈠ՙ̶ƥฌ
Dz Ќ ╗Ő A Ќ b Dz ฌ
̶̶㈠ㄦƥฌ
╗Ḷ ╗A Ձ7Ő Dz Ợ Ⓢ ●Ő Dz C ̬7 ㅡㄦฌ
╗Ḷ ╗A Ձ7О Ő Ḷ Ћ●C Dz C ̬7 ″ںฌ
ธxƥ
A Ҝ Ա Ⓢ ՁA Ќ b Dz ฌ
Dz Ќ ╗Ő ù ฌ A Ő Dz A 7Ḷ 7О Ő Ḷ О Dz Ő ╗ù ฌ
ӧDz Ṳ ●Ɔ ╗ ●Ќ Ḛ ỏฌ
ںx㈠̶ㄦƥฌ Ⓢ ╗Ⓢ Ő Dz ฌ
ՙ ㈠̶ںƥฌ
Ա Dz ●Ќ Ḛ 7C Dz ЋDz ՁḶ О Dz C ̬7 ں㈠ㄦ̶7A b ฌ
ՙƥฌ
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О Ő ●Ћ A ╗ Dz 7C Ő ●Ћ Dz ฌ
ฎ㈠ㄦƥฌ ںฎƥฌ
О Dz C Dz Ɔ ╗Ő ●A Ќ 7A b b Dz Ɔ Ɔ ฌ
Ő Ḷ Ҝ 7О Ⓢ Ա Ձ●b ฌ
ฎƥฌ
ՙƥฌ ̶ธƥ
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ںฎƥฌ
ธฎƥฌ
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ㄦƥ ɱƥฌ ฎƥฌ
Ġ Ḷ Ɔ О ●╗ A Ձ Ћ A Ќ 7A b b Dz ОƆ AƆ b●ԱDzՁDzฌ ฌ
Ɔ
b ●╗ù7Ḷ 7ՁA Ɔ 7Ћ Dz Ḛ A Ɔ ⓒ7Ќ Ћ 7
b A О Ő Ḷ b ì 7Ő Dz Ќ A ●Ɔ Ɔ A Ќ b Dz 7
ںx㈠̶ㅡƥฌ
ںฎⓒ̶ฎɱ7Ɔ ฌ
Ɔ ●╗Dz 7C Dz Ћ Dz ՁḶ О Ҝ Dz Ќ ╗7О ՁA Ќ 7
ںx㈠xฎƥ7
ธㄦƥ7 ㄦ㈠ㄦƥฌ
ӧԱ ù 7Ḷ ╗ Ġ Dz Ő Ɔ ỏฌ
О Ő ●Ћ A ╗ Dz 7C Ő ●Ћ Dz
ธㅡƥฌ
ŐƆ7
DzŐ 7
Ⓢ ╗Ⓢ Ő Dz ฌ
̶ֱںֱںฎ7
ںफ7ए 7ธxƥ7
О Ő Ḷ О Dz Ő ╗ù7Ձ●Ќ Dz ฌ
Ɔ Dz Ő Ћ ●b Dz ฌ Ɔ Dz Ő Ћ ●b Dz ฌ
b Ḷ Ⓢ Ő ╗ฌ b Ḷ Ⓢ Ő ╗ฌ
ㄦƥฌ
ㄦƥƥฌ
ںㄦ㈠ՙธƥฌ
C Ő A ╗Dz Ő ̬7
b Ġ Dz b ì Dz C ̬7
Ɔ b A ՁDz ̬7
C A ╗Dz ̬7
Ҝ ฌ
ɱ㈠ㄦںƥฌ
ںฌ ╗Ő AƆĠ ฌ
Ḛ Dz Ќ Dz Ő A ╗Ḷ Ő 7О A C ฌ Dz Ќ b ՁḶ Ɔ Ⓢ Ő Dz ฌ
О Ő ●Ћ A ╗ Dz 7C Ő ●Ћ Dz ฌ
ՁA Ќ ㈠₡ ʉ ف
̶xƥฌ
Ɔ b Ő Dz Dz Ќ 7Û A ՁՁฌ ӧԱ ù 7Ḷ ╗ Ġ Dz Ő Ɔ ỏฌ
7О̶゜ธ゜ธxںฎ7ฎ̬ㅡㄦ7A
Ⓢ ╗Ⓢ Ő Dz 7О Ő Ḷ О Dz Ő ╗ù7Ձ●Ќ Dz ฌ О C ̶ֱฌ
Ɔ Ġ DzDz╗
ƥฌ
̶x ОŐİֱՙธՙx″
Ɔ b A ՁDz ̬7ںफ7एธxƥฌ
x̶゜xㄦ゜ںฎ
ธx7 ںx7 x7 ธxฌ Ɔ Ġ Dz Dz ╗77777777777777777Ḷ 777777777777777777Ɔ Ġ Dz Dz ╗Ɔ ฌ
Ɔธ Оธֱธ ฌ
Ɔ ●╗Dz 7О ՁA Ќ ฌ
SDR-72787 - REVISED
ƆùҜԱḶՁฌ ԱḶ╗AЌ●bAՁ7ЌAҜDzฌ Ɔ●ΎDz7 Ợ╗ùฌ
ŐAҜОAŐ╗7ԱḶⓈՁDzЋAŐCฌ
╗ŐDzDzƆ̬ฌ bḶҜҜḶЌ7ЌAҜDzฌ
CОAฌ
ՁŴ֭فผ⎯שผਙ֭こħŴ7Ɔऑ㈠ฌ ̶″फ7⇡ਙゥ7 ㅡฌ
bผŴऑ֭7Ҝੂผשк֭7ӧƆ╗C7╗ผ—่ỏฌ
bผŴऑ֭7Ҝੂผשк֭7ӧҜ—кשħ7╗ผ—่ỏฌ
ㅡฎx㈠ㄦՙՙ㈠ㄦฎںฎ7২7″xธ㈠ㄦ″ฎ㈠″″x″ฌ
Ḷк֭Ŵ7֭—ผਙऑŴ֭Ŵฌ ̶″फ7⇡ਙゥ7 ɱฌ
О㈠Ḷ㈠ Աਙゥ7ՙɱɱɱ7ֱ7╗֭こऑ֭ⓒ7AΎ7ฎㄦธฎں
⎯7 ש7 —7 ₡7 ħ7 ਙฌ
ОкŴ ่่ħ่ ف7Ŵ ่₡ 7ՁŴ ่₡ ⎯㌱Ŵ ऑ֭7Aผ㌱γħ֭ש㌱—שผ֭ฌ
ƥƆʉŴ่7Ġħккफ7Ḷкħ֭ﭨ7ӧҜ—кשħ7╗ผ—่ỏฌ
Оγਙ่֭ħゥ7㌱Ŵ่Ŵผħ่֭⎯ħ⎯ฌ ธธֱธㄦƥ7γ֭ħفγש7 ธฌ
bŴ่Ŵผੂ7●⎯кŴ่₡7CŴ֭ש7ОŴкこฌ
ОкŴשŴ่—⎯7Ŵ㌱֭ผħ⑾ਙкħŴฌ ̶″फ7⇡ਙゥ7 ՙฌ
Ɔੂ㌱Ŵこਙผ֭ฌ
x̶㈠xㄦ㈠ںฎฌ
ƆĠŐⓈԱƆ7AЌC7AbbDzЌ╗Ɔ̬ฌ
ОŐ●ЋA╗Dz7CŐ●ЋDzฌ
ОŐ●ЋA╗Dz7CŐ●ЋDzฌ
bŴผऑ֭ש7Őਙ⎯֭ฌ
Őਙ⎯Ŵ7Ɔऑ㈠ฌ ㄦ7فŴккਙ่7 ″ฌ
Őਙ⎯֭7Ա—⎯γฌ
Ṳੂкਙ⎯こŴ7㌱ਙ่—ש⎯֭فこฌ ㄦ7فŴккਙ่7 ㄦɱฌ
Ṳੂкਙ⎯こŴฌ
╗ⓈŐ-̬ฌ
Aผשħ⑾ħ㌱ħŴк7╗—ผ⑾7 ̶ⓒںɱㅡ7Ɔ㈠%㈠ฌ
ŐḶbì7ҜⓈՁbĠ̬ฌ
̶゜ฎफ7Ҝħ่—⎯7ƥҜਙ㈾Ŵ֭ﭨ7Ḛਙк₡ƥ7ḚผŴ่ħ֭ש7Ҝ—к㌱γ7 ″ⓒxxx7Ɔ㈠%㈠ฌ
ธफ7C֭֭ऑ7ħ่7Ŵкк7Ɔγผ—⇡7Ŵ่₡7Ḛผਙ—่₡㌱ਙ֭ﭨผ7Aผ֭Ŵ⎯ฌ
ОŐ●ЋA╗Dz7CŐ●ЋDzฌ
ƆbĠDzҜA╗●b7ՁAЌCƆbAОDz7ОՁAЌฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋฌ
ОŐDzОAŐDzC7,ḶŐ̬7ƆĠㅡ7CDzЋDzՁḶОҜDzЌ╗ฌ
bŴऑผਙ㌱7Ő่֭Ŵħ⎯⎯Ŵ่㌱֭ฌ
″7
̶ฌ
ՙฌ
ں7
ธฌ
ㅡ7
ㄦ7
ОŐİֱՙธՙx″ Ɔ7b7Ġ7Dz7Ҝ7A7╗7●7bฌ
Ɔ
x̶゜xㄦ゜ںฎ О7 Ձ7 A7 Ќฌ
О
xں7
ƆĠDzDz╗77777777777Ḷ%
Ɔ xںฌ
Ձں㈠xںฌ
SDR-72787 - REVISED
Dz●Ɔ7bḶŐЌ●bDzฌ
Ɔ╗AЌC●ЌḚ7ƆDzAҜฌ
ㄦƥֱxफฌ
ҜDz╗AՁ7ŐḶḶ7ƆùƆ╗DzҜ7 ╗ḶО7Ḷ7ОAŐAОDz╗ฌ
ธฎƥ7ֱ7xफฌ
Dz●Ɔฌ
ɱƥֱxफ7
Dz●Ɔ7bḶŐЌ●bDzฌ
ŐḶḶฌ
ں″ƥ7ֱ7xफฌ
ธ″ƥֱxफฌ
ҜDz╗AՁ7AƆb●A7A╗7bAЌḶОùฌ
ںɱƥֱxफ7
ںธƥֱ″फฌ
ںںƥֱㅡफฌ
ںںƥֱㅡफฌ
Ɔ╗ḶЌDz7ҜAƆḶЌŐùฌ
ש⎯ں7кਙਙผฌ
xफฌ
AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ
AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ
Û●ЌCḶÛ7ƆùƆ㈠ฌ
Û●ЌCḶÛ7ƆùƆ㈠ฌ
ЌḶŐ╗Ġ7DzՁDzЋA╗●ḶЌฌ
ںฌ ƆbAՁDz̬77゜ںฎफ7ए7ںƥֱxफฌ
x7 ㅡƥ7 ฎƥฌ
Dz●Ɔฌ
bḶŐЌ●bDzฌ
AՁⓈҜ㈠7bⓈŐ╗A●Ќ7ÛAՁՁ7Û●ЌCḶÛ7ƆùƆ╗DzҜฌ
Ɔ╗AЌC●ЌḚ7ƆDzAҜฌ Ɔ╗AЌC●ЌḚ7ƆDzAҜฌ ╗ḶО7Ḷ7ОAŐAОDz╗ฌ
ҜDz╗AՁ7ŐḶḶ7ƆùƆ╗DzҜฌ ҜDz╗AՁ7ŐḶḶ7ƆùƆ╗DzҜฌ ธฎƥ7ֱ7xफฌ
AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ
Û●ЌCḶÛ7ƆùƆ㈠7 Dz●Ɔฌ
ՙƥֱxफฌ
ںƥ̶ֱफฌ
ںफ7
̶ƥֱxफ7 ″ƥֱxफฌ
ŐḶḶฌ
̶̶ƥֱxफฌ
ں″ƥ7ֱ7xफฌ
ںɱƥֱxफ7
ں″ƥֱxफ7
Ɔ╗ḶЌDz7ҜAƆḶЌŐùฌ
ש⎯ں7кਙਙผฌ
xफฌ
AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ ҜDz╗AՁ7AƆ●A7A╗7bAЌḶОù7 AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ
Û●ЌCḶÛ7ƆùƆ㈠ฌ Û●ЌCḶÛ7ƆùƆ㈠ฌ
ÛDzƆ╗7DzՁDzЋA╗●ḶЌฌ
ธฌ ƆbAՁDz̬77゜ںฎफ7ए7ںƥֱxफฌ ЌḶ╗Dz̬ฌ
x7 ㅡƥ7 ฎƥฌ
AՁՁ7ҜA╗DzŐ●AՁ7Û●ՁՁ7bḶҜОՁù7Û●╗Ġ7╗ĠDz7ՁAƆ7ЋDzḚAƆฌ
ŐDzЌA●ƆƆAЌbDz7ҜAƆ╗DzŐ7CDzЋDzՁḶОҜDzЌ╗7ОՁAЌ7AЌCฌ
ӧ
CDzЋDzՁḶОҜDzЌ╗7Ɔ╗AЌCAŐCƆ7ӧAⓈḚⓈƆ╗7ں″ⓒ7ธxںՙỏฌ
ОŐİֱՙธՙx″
AОЌ7̶ںฎ̶ֱธ̶ֱںธֱx̶ں7
̶ںฎ̶ֱธ̶ֱںธֱx̶ں
xธ゜ธธ゜ںฎ
SDR-72787
Dz●Ɔ7bḶŐЌ●bDzฌ
Ɔ╗AЌC●ЌḚ7ƆDzAҜฌ
AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ
ҜDz╗AՁ7ŐḶḶ7ƆùƆ╗DzҜฌ
Û●ЌCḶÛ7ƆùƆ㈠7 ╗ḶО7Ḷ7ОAŐAОDz╗ฌ
Dz●Ɔฌ ธฎƥ7ֱ7xफฌ
Dz●Ɔ7bḶŐЌ●bDzฌ
ںธƥֱxफฌ
AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ
Û●ЌCḶÛ7ƆùƆ㈠ฌ
ŐḶḶฌ
ں″ƥ7ֱ7xफฌ
ںɱƥֱxफฌ
ں″ƥֱxफฌ
Ɔ╗ḶЌDz7ҜAƆḶЌŐùฌ
ש⎯ں7кਙਙผฌ
xफฌ
DzAƆ╗7DzՁDzЋA╗●ḶЌฌ
ںฌ ƆbAՁDz̬77゜ںฎफ7ए7ںƥֱxफฌ
x7 ㅡƥ7 ฎƥฌ
Ɔ╗AЌC●ЌḚ7ƆDzAҜฌ
ҜDz╗AՁ7ŐḶḶ7ƆùƆ╗DzҜฌ
ㄦƥֱxफฌ
AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ ╗ḶО7Ḷ7ОAŐAОDz╗ฌ
Dz●Ɔ7bḶŐЌ●bDzฌ Û●ЌCḶÛ7ƆùƆ㈠ฌ ธฎƥ7ֱ7xफฌ
ɱƥֱxफ7
ՙƥֱxफฌ
Dz●Ɔฌ
ŐḶḶฌ
ں″ƥ7ֱ7xफฌ
ںɱƥֱxफ7
ںɱƥֱxफ7
Ɔ╗ḶЌDz7ҜAƆḶЌŐù7 AŐbĠ●╗Dzb╗ⓈŐAՁ7ՁḶⓈЋDzŐ7ƆùƆ╗DzҜฌ
㌀7ḚDzЌDzŐA╗ḶŐ7ƆbŐDzDzЌ7ÛAՁՁฌ
ש⎯ں7кਙਙผฌ
xफฌ
AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ
Û●ЌCḶÛ7ƆùƆ㈠ฌ Û●ЌCḶÛ7ƆùƆ㈠ฌ
ЌḶ╗Dz̬ฌ
ƆḶⓈ╗Ġ7DzՁDzЋA╗●ḶЌฌ
ธฌ ƆbAՁDz̬77゜ںฎफ7ए7ںƥֱxफฌ
x7 ㅡƥ7 ฎƥฌ AՁՁ7ҜA╗DzŐ●AՁ7Û●ՁՁ7bḶҜОՁù7Û●╗Ġ7╗ĠDz7ՁAƆ7ЋDzḚAƆฌ
ŐDzЌA●ƆƆAЌbDz7ҜAƆ╗DzŐ7CDzЋDzՁḶОҜDzЌ╗7ОՁAЌ7AЌCฌ
ЌCAŐCƆ ӧAⓈḚⓈƆƆ╗
CDzЋDzՁḶОҜDzЌ╗7Ɔ╗AЌCAŐCƆ7ӧAⓈḚⓈƆ╗7ں″ⓒ7ธxںՙỏฌ
ОŐİֱՙธՙx″
AОЌ7̶ںฎ̶ֱธ̶ֱںธֱx̶ں7
̶ںฎ̶ֱธ̶ֱںธֱx̶ں
xธ゜ธธ゜ںฎ
SDR-72787
Dz●Ɔ7bḶŐЌ●bDzฌ
Ɔ╗AЌC●ЌḚ7ƆDzAҜฌ
AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ
ҜDz╗AՁ7ŐḶḶ7ƆùƆ╗DzҜฌ
Û●ЌCḶÛ7ƆùƆ㈠7 ╗ḶО7Ḷ7ОAŐAОDz╗ฌ
Dz●Ɔฌ ธฎƥ7ֱ7xफฌ
Dz●Ɔ7bḶŐЌ●bDzฌ
ںธƥֱxफฌ
AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ
Û●ЌCḶÛ7ƆùƆ㈠ฌ
ŐḶḶฌ
ں″ƥ7ֱ7xफฌ
ںɱƥֱxफฌ
ں″ƥֱxफฌ
Ɔ╗ḶЌDz7ҜAƆḶЌŐùฌ
ש⎯ں7кਙਙผฌ
xफฌ
DzAƆ╗7DzՁDzЋA╗●ḶЌฌ
ںฌ ƆbAՁDz̬77゜ںฎफ7ए7ںƥֱxफฌ
x7 ㅡƥ7 ฎƥฌ
Ɔ╗AЌC●ЌḚ7ƆDzAҜฌ
ҜDz╗AՁ7ŐḶḶ7ƆùƆ╗DzҜฌ
ㄦƥֱxफฌ
AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ ╗ḶО7Ḷ7ОAŐAОDz╗ฌ
Dz●Ɔ7bḶŐЌ●bDzฌ Û●ЌCḶÛ7ƆùƆ㈠ฌ ธฎƥ7ֱ7xफฌ
ɱƥֱxफ7
ՙƥֱxफฌ
Dz●Ɔฌ
ŐḶḶฌ
ں″ƥ7ֱ7xफฌ
ںɱƥֱxफ7
ںɱƥֱxफ7
Ɔ╗ḶЌDz7ҜAƆḶЌŐù7 AŐbĠ●╗Dzb╗ⓈŐAՁ7ՁḶⓈЋDzŐ7ƆùƆ╗DzҜฌ
㌀7ḚDzЌDzŐA╗ḶŐ7ƆbŐDzDzЌ7ÛAՁՁฌ
ש⎯ں7кਙਙผฌ
xफฌ
AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ
Û●ЌCḶÛ7ƆùƆ㈠ฌ Û●ЌCḶÛ7ƆùƆ㈠ฌ
ЌḶ╗Dz̬ฌ
ƆḶⓈ╗Ġ7DzՁDzЋA╗●ḶЌฌ
ธฌ ƆbAՁDz̬77゜ںฎफ7ए7ںƥֱxफฌ
x7 ㅡƥ7 ฎƥฌ AՁՁ7ҜA╗DzŐ●AՁ7Û●ՁՁ7bḶҜОՁù7Û●╗Ġ7╗ĠDz7ՁAƆ7ЋDzḚAƆฌ
ŐDzЌA●ƆƆAЌbDz7ҜAƆ╗DzŐ7CDzЋDzՁḶОҜDzЌ╗7ОՁAЌ7AЌCฌ
ЌCAŐCƆ ӧAⓈḚⓈƆƆ╗
CDzЋDzՁḶОҜDzЌ╗7Ɔ╗AЌCAŐCƆ7ӧAⓈḚⓈƆ╗7ں″ⓒ7ธxںՙỏฌ
ОŐİֱՙธՙx″
AОЌ7̶ںฎ̶ֱธ̶ֱںธֱx̶ں7
̶ںฎ̶ֱธ̶ֱںธֱx̶ں
xธ゜ธธ゜ںฎ
SDR-72787
ҜA●Ќ7DzЌ╗Őù7 DzՁDzЋ7ֱ
ںฌ
ธฌ
ธՙƥ̶ֱ7̶゜ㅡफฌ
ЋDzƆ╗㈠ฌ
̶ㄦƥֱںںफฌ
ںՙƥֱՙ7̶゜ฎफ7 ฎƥֱㄦफฌ
ฌ
ㅡफ
7゜ ں
AҜԱⓈՁAЌbDz77DzЌ╗Őùฌ ֱ7ㄦ
ɱ ƥ7
ㅡՙƥֱธ7ㄦ゜ฎफฌ
ՁḶԱԱù゜7ÛA●╗㈠7 AҜ●Ձù7C●Ќ●ЌḚฌ
̶ธ
ธㅡƥ7ֱ
ƥ7ֱ
7x
″ƥֱɱ7゜ںㅡफฌ
̶ ں7 ںx
ƥ7ֱ फ
7ㅡ ฌ
फฌ
ЌḶⓈŐ㈠ฌ फฌ
╗ŐAⓈҜA゜7Ա●A╗Ő●bฌ ╗Ձ╗㈠7
DzҜƆ7 ╗Ձ╗㈠7 ●ƆḶ㈠7ОA╗㈠7ŐҜ7ںฌ
╗ŐDzA╗ҜDzЌ╗㈠7̶ฌ ŐDzbDzО╗㈠7 bḶОù7 Ûb㈠7AՁb㈠7 ОA╗㈠7ŐҜ7ธฌ
ںxㄦƥֱںں7゜ںㅡफฌ
ںธںƥ̶ֱ7̶゜ㅡफฌ
Ɔ╗A7ՁЌḚDz7 ОA╗㈠7ŐҜ7ㄦฌ
bՁЌ㈠7ƆⓈООՁù7 Ɔ╗㈠7╗Ձ╗㈠ฌ
Ɔ╗Ḛ㈠7 ՁḶⓈЌḚDzฌ
DzṲAҜ7ՙฌ
bḶŐŐ㈠ฌ
ṲֱŐAù7AՁb㈠ฌ
ОA╗㈠7ŐҜ7″ฌ
Ɔ╗㈠7╗Ձ╗㈠ฌ
DzЋƆ㈠ฌ
DzṲAҜ㈠7ฎ7 ●ҜAḚ●ЌḚฌ DzЋƆ㈠7 ƆḶ●Ձ7ÛḶŐì㈠7 bDzЌ╗ŐAՁ7Ɔ╗Ḛ㈠7 ƆḶ●Ձ7ĠḶՁC●ЌḚฌ
ĠḶՁC●ЌḚ7 ҜDzC7ḚAƆฌ ОA╗㈠7ŐҜ7ฎฌ
ں7
ƆDzŐЋ●bDzฌ
DzҜDzŐḚDzЌbùฌ bḶŐŐ㈠ฌ
DzՁDzb㈠7 DzՁDzb㈠ฌ DzЌ╗Őùฌ
DzՁDzЋ7ֱ bAŐ╗7ÛAƆĠ゜7bՁЌฌ
ธฌ
bAŐ╗7Ɔ╗Ḛ㈠ฌ
ḚDzЌDzŐA╗ḶŐฌ
ธㄦƥ̶ֱ7̶゜ฎफ7 ںɱƥֱՙ7゜ںฎफ7 ㄦںƥֱฎफ7 ธxƥֱxफ7 ںںƥ̶ֱ7ՙ゜ฎफ7 ธՙƥ̶ֱ7̶゜ฎफฌ
ںㄦㄦƥֱں7̶゜ㅡफฌ
ОŐİֱՙธՙx″
AОЌ7̶ںฎ̶ֱธ̶ֱںธֱx̶ںฌ
̶ںฎ̶ֱธ̶ֱںธֱx̶ں
xธ゜ธธ゜ںฎ
ՁḶḶŐ7ОՁAЌฌ Ɔ●╗Dz7CDzЋDzՁḶОҜDzЌ╗7ОՁAЌฌ Оฌ
ОՁAЌ ՁḶḶŐ7ОՁAЌฌ
ںฌ ƆbAՁDz̬77゜ںฎफ7ए7ںƥֱxफ7
x7 ㅡƥ7 ฎƥฌ AООՁ●bA╗●ḶЌ7ƆⓈԱҜ●╗╗AՁฌ
bA ОŐḶbì7ŐDzЌA●ƆƆAЌbDz ЌḶЌ╗ƆⓈԱҜ●╗╗AՁ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ777777●7777777ںՙxɱՙ㈠xں777777●7777777xธ㈠ธں㈠ธxںฎฌ xธֱธֱںธxںฎฌ
xธֱธֱںธxںฎ
SDR-72787
ҜA●Ќ7DzЌ╗Őù7 DzՁDzЋ7ֱ
ںฌ
ธฌ
ธՙƥ̶ֱ7̶゜ㅡफฌ
ЋDzƆ╗㈠ฌ
̶ㄦƥֱںںफฌ
ںՙƥֱՙ7̶゜ฎफ7 ฎƥֱㄦफฌ
ฌ
ㅡफ
7゜ ں
AҜԱⓈՁAЌbDz77DzЌ╗Őùฌ ֱ7ㄦ
ɱ ƥ7
ㅡՙƥֱธ7ㄦ゜ฎफฌ
ՁḶԱԱù゜7ÛA●╗㈠7 AҜ●Ձù7C●Ќ●ЌḚฌ
̶ธ
ธㅡƥ7ֱ
ƥ7ֱ
7x
″ƥֱɱ7゜ںㅡफฌ
̶ ں7 ںx
ƥ7ֱ फ
7ㅡ ฌ
फฌ
ЌḶⓈŐ㈠ฌ फฌ
╗ŐAⓈҜA゜7Ա●A╗Ő●bฌ ╗Ձ╗㈠7
DzҜƆ7 ╗Ձ╗㈠7 ●ƆḶ㈠7ОA╗㈠7ŐҜ7ںฌ
╗ŐDzA╗ҜDzЌ╗㈠7̶ฌ ŐDzbDzО╗㈠7 bḶОù7 Ûb㈠7AՁb㈠7 ОA╗㈠7ŐҜ7ธฌ
ںxㄦƥֱںں7゜ںㅡफฌ
ںธںƥ̶ֱ7̶゜ㅡफฌ
Ɔ╗A7ՁЌḚDz7 ОA╗㈠7ŐҜ7ㄦฌ
bՁЌ㈠7ƆⓈООՁù7 Ɔ╗㈠7╗Ձ╗㈠ฌ
Ɔ╗Ḛ㈠7 ՁḶⓈЌḚDzฌ
DzṲAҜ7ՙฌ
bḶŐŐ㈠ฌ
ṲֱŐAù7AՁb㈠ฌ
ОA╗㈠7ŐҜ7″ฌ
Ɔ╗㈠7╗Ձ╗㈠ฌ
DzЋƆ㈠ฌ
DzṲAҜ㈠7ฎ7 ●ҜAḚ●ЌḚฌ DzЋƆ㈠7 ƆḶ●Ձ7ÛḶŐì㈠7 bDzЌ╗ŐAՁ7Ɔ╗Ḛ㈠7 ƆḶ●Ձ7ĠḶՁC●ЌḚฌ
ĠḶՁC●ЌḚ7 ҜDzC7ḚAƆฌ ОA╗㈠7ŐҜ7ฎฌ
ں7
ƆDzŐЋ●bDzฌ
DzҜDzŐḚDzЌbùฌ bḶŐŐ㈠ฌ
DzՁDzb㈠7 DzՁDzb㈠ฌ DzЌ╗Őùฌ
DzՁDzЋ7ֱ bAŐ╗7ÛAƆĠ゜7bՁЌฌ
ธฌ
bAŐ╗7Ɔ╗Ḛ㈠ฌ
ḚDzЌDzŐA╗ḶŐฌ
ธㄦƥ̶ֱ7̶゜ฎफ7 ںɱƥֱՙ7゜ںฎफ7 ㄦںƥֱฎफ7 ธxƥֱxफ7 ںںƥ̶ֱ7ՙ゜ฎफ7 ธՙƥ̶ֱ7̶゜ฎफฌ
ںㄦㄦƥֱں7̶゜ㅡफฌ
ОŐİֱՙธՙx″
AОЌ7̶ںฎ̶ֱธ̶ֱںธֱx̶ںฌ
̶ںฎ̶ֱธ̶ֱںธֱx̶ں
xธ゜ธธ゜ںฎ
ՁḶḶŐ7ОՁAЌฌ Ɔ●╗Dz7CDzЋDzՁḶОҜDzЌ╗7ОՁAЌฌ Оฌ
ОՁAЌ ՁḶḶŐ7ОՁAЌฌ
ںฌ ƆbAՁDz̬77゜ںฎफ7ए7ںƥֱxफ7
x7 ㅡƥ7 ฎƥฌ AООՁ●bA╗●ḶЌ7ƆⓈԱҜ●╗╗AՁฌ
bA ОŐḶbì7ŐDzЌA●ƆƆAЌbDz ЌḶЌ╗ƆⓈԱҜ●╗╗AՁ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ777777●7777777ںՙxɱՙ㈠xں777777●7777777xธ㈠ธں㈠ธxںฎฌ xธֱธֱںธxںฎฌ
xธֱธֱںธxںฎ
SDR-72787
ОŐİֱՙธՙx″
x̶゜xฎ゜ںฎ
Ő एธ″ ƥฌ
Ő ए ں″ƥฌ
ƥฌ
Ő ए ธ″
Ő ए ں″ƥฌ
″ ƥฌ
Ő एں
Őƥฌ ए ں″ƥฌ
SDR-72787
ธ″
Őए
ƥฌ
ں″
Őए
″ ƥฌ
Ő एธ
″ ƥฌ
Ő एں
Ő ए ں″ƥ Ő एธ ″ƥฌ
″ ƥฌ
Ő ए ں″ƥฌ Ő एธ
Ő एธ ″ƥ
″ ƥฌ
Ő एں ″ ƥฌ
Ő एں
″ƥ Ő एں
″ ƥฌ
″ ƥฌ Ő एธ
Ő एธ
″ ƥฌ
″ ƥฌ
Ő एں
Ő एธ
Ő एㅡ ں㈠ㄦƥฌ
Ő एㄦ ں㈠ㄦƥฌ
Ɔ╗ḶЌDz7ҜAƆḶЌŐù7 Ɔ╗AЌC●ЌḚ7ƆDzAҜฌ
ҜDz╗AՁ7ŐḶḶ7ƆùƆ╗DzҜฌ
Dz●Ɔ7ӧDzṲ╗DzŐ●ḶŐ7●ЌƆⓈՁA╗DzC7●Ќ●ƆĠ7ƆùƆ╗DzҜỏฌ
AՁⓈҜ●ЌⓈҜ7Ɔ╗ḶŐDzŐḶЌ╗7ƆùƆ╗DzҜฌ
╗ḶО7Ḷ7ОAŐAОDz╗ฌ
ธฎƥ7ֱ7xफฌ
ŐḶḶฌ
ں″ƥ7ֱ7xफฌ
ש⎯ں7кਙਙผฌ
xफฌ
ÛDzƆ╗7DzՁDzЋA╗●ḶЌฌ ЌḶ╗Dz̬ฌ
ںฌ ƆbAՁDz̬77゜ںฎफ7ए7ںƥֱxफฌ
AՁՁ7ҜA╗DzŐ●AՁƆ7AŐDz7Ḷ7Ձ●ìDz7ì●ЌC7ḶŐ7Ɔ●Ҝ●ՁAŐ7╗Ḷ7●ҜAḚDzƆ7ƆĠḶÛЌ7AԱḶЋDz㈠ฌ
AՁՁ7ҜA╗DzŐ●AՁƆ7Û●ՁՁ7bḶҜОՁù7Û●╗Ġ7╗ĠDz7ՁAƆ7ЋDzḚAƆ7ŐDzЌA●ƆƆAЌbDzฌ
AƆ ЋDzḚAƆ ŐDzЌA A●Ɔ
ҜAƆ╗DzŐ7CDzЋDzՁḶОҜDzЌ╗7ОՁAЌ7AЌC7CDzЋDzՁḶОҜDzЌ╗7Ɔ╗AЌCAŐCƆฌ
ḶОҜDzЌ╗ Ɔ╗AЌC CA
ӧAⓈḚⓈDzƆ╗7ں″ⓒ7ธxںՙỏฌ
ОŐİֱՙธՙx″
AОЌ7̶ںฎ̶ֱธ̶ֱںธֱx̶ں7
̶ںฎ̶ֱธ̶ֱںธֱx̶ں
xธ゜ธธ゜ںฎ
Ɔ●╗Dz7CDzЋDzՁḶОҜDzЌ╗7ОՁAЌฌ Ҝฌ
ОՁAЌ DzṲ╗DzŐ●ḶŐฌ
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SDR-72787
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SDR-72787
SDR-72787 [PRJ-72706] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT: CAPROCK EMERGENCY
HOLDINGS, LLC - OWNER: R A SOUTHEAST LAND COMPANY, LLC
SOUTHEAST CORNER OF ALTA DRIVE AND RAMPART BOULEVARD
03/07/18
SDR-72787 [PRJ-72706] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT: CAPROCK EMERGENCY
HOLDINGS, LLC - OWNER: R A SOUTHEAST LAND COMPANY, LLC
SOUTHEAST CORNER OF ALTA DRIVE AND RAMPART BOULEVARD
03/07/18
SDR-72787 [PRJ-72706] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT: CAPROCK EMERGENCY
HOLDINGS, LLC - OWNER: R A SOUTHEAST LAND COMPANY, LLC
SOUTHEAST CORNER OF ALTA DRIVE AND RAMPART BOULEVARD
03/07/18
SDR-72787 [PRJ-72706] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT: CAPROCK EMERGENCY
HOLDINGS, LLC - OWNER: R A SOUTHEAST LAND COMPANY, LLC
SOUTHEAST CORNER OF ALTA DRIVE AND RAMPART BOULEVARD
03/07/18
ОŐİֱՙธՙx″
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SDR-72787
ОŐİֱՙธՙx″
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SDR-72787
Agenda Item No.: 17.
SUBJECT:
SDR-72792 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING -
APPLICANT/OWNER: TEN15 HUNTRIDGE, LLC - For possible action on a request for a Site
Development Plan Review FOR TWO PROPOSED RESTAURANTS TOTALING 4,020
SQUARE FEET, PARKING LOT MODIFICATIONS AND A WAIVER TO ALLOW 167
PARKING SPACES WHERE 198 PARKING SPACES ARE REQUIRED on 4.30 acres at 1144
East Charleston Boulevard (APN 162-03-513-008), C-2 (General Commercial) Zone, Ward 3
(Coffin) [PRJ-72740]. Staff recommends APPROVAL.
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. Support Postcards
SDR-72792 [PRJ-72740]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 5
SS
SDR-72792 [PRJ-72740]
Conditions Page One
April 10, 2018 - Planning Commission Meeting
** CONDITIONS **
SDR-72792 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 03/15/18 and building elevations, date stamped 02/23/18, except as
amended by conditions herein.
4. A Waiver from Title 19.12.070 is hereby approved, to allow 167 parking spaces
where 198 spaces are required for the shopping center.
5. An Exception from Title 19.08.040 is hereby approved, to allow seven (7) perimeter
buffer trees along the east property line adjacent to new development where nine
(9) trees are required.
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 utility or mechanical equipment shall comply with the provisions of LVMC Title
19 Appendix F Interim Downtown Las Vegas Development Standards, unless
approved by a separate Waiver.
SS
SDR-72792 [PRJ-72740]
Conditions Page Two
April 10, 2018 - Planning Commission Meeting
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. 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.
12. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
13. Prior to the issuance of permits, grant a Bus Shelter Pad Easement in
conformance with Standard Drawing #234.2 for the existing bus stop on Main
Street adjacent to this site unless the Regional Transportation Commission (RTC)
acknowledges in writing that this easement is not required. Additionally, grant
Public Pedestrian Access Easements for all public sidewalks located outside the
public right of way.
14. Correct all Americans with Disabilities Act (ADA) deficiencies, if any, on the
sidewalk along Maryland Parkway 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. The “pan style” driveways on Maryland
Parkway may remain as long as the sidewalk path along Maryland Parkway
complies with Americans with Disabilities Act (ADA) guidelines.
15. 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.
SS
SDR-72792 [PRJ-72740]
Conditions Page Three
April 10, 2018 - Planning Commission Meeting
16. 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.
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 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.
SS
SDR-72792 [PRJ-72740]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is proposing to add two single-story commercial pad buildings (labeled as
Buildings 3 and 4 on the submitted site plan) totaling 4,015 square feet in an existing
shopping center located at the southwest corner of Charleston Boulevard and Maryland
Parkway. A drive through lane is proposed on the east side of both buildings, but only
Building 3 will contain a pick-up service window. Additional landscaping is proposed
along the east property line.
ISSUES
The site is located within Area 2 of the Downtown Las Vegas Overlay District. As
such, it is subject to the requirements of LVMC Title 19.10.110. Where proposed
plans deviate from these standards, they may be waived by the City Council when
clear and convincing evidence is shown supporting the Vision 2045 Downtown Las
Vegas Master Plan.
A Waiver of Title 19.08.040 Residential Adjacency Standards is required to allow a
40-foot building setback from R-1 (Single Family Residential) zoned property where
the standards require a minimum setback of 84 feet. Staff supports this waiver.
A Waiver of Title 19.08.040 Residential Adjacency Standards is required to allow a
23-foot trash enclosure setback from R-1 (Single Family Residential) zoned property
where the standards require a minimum setback of 50 feet. Staff supports this
waiver.
A Waiver of Title 19.12.070 is required to allow 167 parking spaces where 198
spaces are required for the shopping center. Staff supports this waiver.
A Waiver of Title 19.08.070 is required to allow an eight-foot wide perimeter
landscape buffer where 15 feet is required. Staff supports this waiver.
An Exception of Title 19.08.040 is approved to allow seven trees in the landscape
buffer along Maryland Parkway where nine trees are required.
A condition of approval requires the technical landscape plan to show 24-inch box
trees in lieu of 15-gallon sized trees.
ANALYSIS
The pad sites will replace a demolished commercial building located at 1122 South
Maryland Parkway and its associated parking. No additional parking spaces are
proposed in conjunction with the new construction. The site is parking impaired,
SS
SDR-72792 [PRJ-72740]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
meaning that the parking provided conformed to code requirements at the time of initial
construction but no longer conforms to updated codes. As the site contains various
commercial uses exceeding 25,000 square feet functioning as a unit, the parking
standard of one space per 250 square feet of gross floor area is applied. The proposed
additional 4,015 square feet of commercial uses would require an additional 17 parking
spaces. The applicant has opted to provide a new parking baseline for the entire
shopping center with this project, to establish the remaining 167 spaces as adequate for
the commercial uses, which will require approval of a waiver. This is a 15.6% deviation
from the required number of spaces.
The Vision 2045 Downtown Las Vegas Master Plan indicates the corner of Charleston
Boulevard and Maryland Parkway as a “secondary lifestyle hub,” which has as its focus
the provision of diverse housing types and community amenities, which can include
commercial services. As a future transit hub for Downtown Las Vegas, it is anticipated
that fewer commercial patrons in this area will use their personal vehicles to get around.
The onsite parking that would remain for this site after construction of the proposed
pads should therefore be sufficient to meet the needs of the shopping center.
The site is located within Area 2 of the Downtown Las Vegas Overlay District, which
requires conformance with LVMC Title 19 development standards. Deviations from the
standards contained within Title 19 require the approval of a Waiver by the City Council.
Three such waivers are included with this request, including a decrease in the amount
of required parking, a decrease in the side yard building setback due to residential
adjacency and a decrease in the setback of the proposed trash enclosure from an
existing residential property. An additional waiver is necessary to allow a reduced
landscape buffer width along the east property line.
SS
SDR-72792 [PRJ-72740]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
staff supports the waiver of residential adjacency building setback. Likewise, the
proposed trash enclosure would be located along the south alley away from Maryland
Parkway and again screened from view of the adjacent residential properties. Staff also
supports this waiver.
A new landscape buffer is proposed along Maryland Parkway adjacent to the new pad
sites. This buffer ranges in depth from eight to 15 feet from the back of the sidewalk.
The reduction is due to relocation of the existing bus stop along Maryland Parkway from
the sidewalk. As this is the ideal location for the bus stop, staff supports the waiver to
reduce the landscape buffer.
The buffer along the east property line contains 15-gallon Palo Verde trees as the main
feature, with various shrubs and groundcover as complements. Because of the
relocation of the bus stop, fewer trees are able to be provided, and staff supports an
Exception for seven trees where nine trees are required in this area. However, Title 19
requires these trees to be of 24-inch box size to provide additional canopy for the
adjacent sidewalk once mature, and there is nothing about the site that warrants a
smaller tree size. A condition of approval will require the 15-gallon trees indicated on
the landscape plan to be replaced by 24-inch box trees.
The provided building elevations are visually interesting and compatible with the existing
shopping center and adjacent development. They feature a swooping roof design that
connects both pad buildings and creates a 554 square-foot interior covered patio area.
The proposed drive through will be screened from rights-of-way through the use of
landscaping as required by the Drive Through use.
As the proposed commercial pad development will be integrated into the existing
shopping center, and the deviations from Title 19 are justified through the policies of the
Vision 2045 Downtown Las Vegas Master Plan to concentrate commercial investment
into identified urban hubs with an emphasis on walkable neighborhoods, staff
recommends approval subject to conditions.
FINDINGS (SDR-72792)
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:
SS
SDR-72792 [PRJ-72740]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
The proposed retail/restaurant pad development will be integrated into the existing
shopping center, which contains similar uses. The proposed drive through will be
screened from rights-of-way.
2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;
The proposed Building 4 setback and the proposed trash enclosure setback do
not meet Title 19 Residential Adjacency Standards, and no additional parking is
provided while some existing parking will be displaced by proposed development.
In addition, the proposed landscape buffer along the east property line will be less
than 15 feet for a portion of its length. Waivers of these standards are required
and supported by staff. The proposed development furthers the Community
Resources and Services Policy of the Vision 2045 Downtown Master Plan by
attempting to integrate commercial amenities such as shopping, dining and
personal services within walkable transit hubs.
Access to the site will not be modified, and thus there should be little to no impact
to neighborhood traffic. The pad sites can be approached from both a driveway
and alley from southbound Maryland Parkway, with secondary access coming
from Charleston Boulevard through the north side of the shopping center. The
drive through design will contain adequate queuing space and minimize vehicle
conflicts.
4. Building and landscape materials are appropriate for the area and for the
City;
The number and species of plants are drought tolerant and appropriate for this
area; however, the trees in the proposed landscape buffer along the east property
line are shown as 15-gallon size, which is not in conformance with the size
requirements of Title 19. A condition of approval has been included to require
compliance with these requirements.
The provided building elevations are visually interesting and compatible with the
existing shopping center and adjacent development.
SS
SDR-72792 [PRJ-72740]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
BACKGROUND INFORMATION
SS
SDR-72792 [PRJ-72740]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was held with the applicant, where the
submittal requirements for the proposed development were discussed.
02/20/18 The Huntridge Center was previously determined to be parking
impaired; therefore, the additional spaces needed to accommodate the
new development will require a waiver of Title 19 parking standards.
SS
SDR-72792 [PRJ-72740]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
Field Check
The subject site contains an existing shopping center containing a
large retail building and a corner convenience store with fuel pumps.
03/09/18
A third building located on Maryland Parkway was demolished in the
area that is the subject of this request.
SS
SDR-72792 [PRJ-72740]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Pursuant to Title 19.08 and the Interim Downtown Las Vegas Development
Standards, the following standards apply:
Standard Required/Allowed Provided Compliance
Min. Lot Size N/A 187,308 SF N/A
Min. Lot Width 100 Feet 378 Feet Y
Min. Building Setbacks*
Front 10 Feet 32 Feet Y
Side 10 Feet 20 Feet Y
Corner 10 Feet 208 Feet Y
Rear 20 Feet 452 Feet Y
Max. Lot Coverage 50 % 34 % Y
Max. Building Height N/A 29 Feet N/A
Screened, Gated, w/ a Screened, Gated, w/
Trash Enclosure By condition
Roof or Trellis a Roof or Trellis
Mech. Equipment Screened Screened Y
*Building setbacks apply only to the proposed buildings, not to any established
buildings.
SS
SDR-72792 [PRJ-72740]
Staff Report Page Nine
April 10, 2018 - Planning Commission Meeting
SS
SDR-72792 [PRJ-72740]
Staff Report Page Ten
April 10, 2018 - Planning Commission Meeting
Pursuant to Title 19.08 and 19.12, the following parking standards apply (building
numbers are as shown on the submitted site plan date stamped 03/15/18):
Parking Requirement - Downtown
Gross Floor Base Parking Requirement Provided Compliance
Area or Parking Parking
Use Parking
Number of Handi- Handi-
Units Ratio Regular Regular
capped capped
Existing
Building 1:
1 space
56,252 sf
per 250 181*
Existing
SF GFA
Shopping Building 2:
Center 2,909 sf
Proposed
1 space
Buildings 3
per 250 17
and 4:
SF GFA
4,015 sf
TOTAL SPACES REQUIRED 198 167 N*
Regular and Handicap Spaces Required 192 6 156 11 N*
*The shopping center development is parking impaired per Title 19.18.030. The current
parking requirement is 181 parking spaces, based on the existing number of spaces in the
shopping center as confirmed through SUP-65847. A Waiver to allow 167 spaces where
198 spaces are required in the shopping center is requested and is supported by staff.
SS
SDR-72792 [PRJ-72740]
Staff Report Page Eleven
April 10, 2018 - Planning Commission Meeting
Waivers
Requirement Request Staff Recommendation
Total parking requirement of To allow 167 parking spaces in
Approval
198 spaces the shopping center
Residential adjacency To allow Building 4 a residential
Approval
building setback of 84 feet adjacency setback of 40 feet
Residential adjacency trash To allow a trash enclosure
Approval
enclosure setback of 50 feet setback of 23 feet
Landscape buffers adjacent
To allow an 8-foot buffer along a
to rights-of-way shall be a Approval
portion of the east PL
minimum of 15 feet in width
Exceptions
Requirement Request Staff Recommendation
24-inch box size trees To allow 15-gallon size trees Denial
1 tree per 20 feet on center
To allow 7 perimeter buffer
in buffer zones (9 trees Approval
trees
required)
SS
SDR-72792
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SDR-72792
ОŐİֱՙธՙㅡx
xธ゜ธ̶゜ںฎ
CHARLESTON BOULEVARD Issues and Revisions
7 11
Consultant:
15
7
11 15 5
15
11
13
11
11 11
13
1122 S MARYLAND PKWY, LAS VEGAS, NV 89104
NEW COMMERCIAL PADS
S MARYLAND PARKWAY
OVERALL SITE PLAN
1
AS1.01.01
LEGEND
T
PROPERTY LINE
RIGHT OF WAY
CURB
ADA PATH OF
TRAVEL
SITE INFORMATION
PARCEL NUMBER 162-03-513-008
208 S. Maryland Pkwy
Suite A, Las Vegas
SITE ZONING GENERAL COMMERCIAL Nevada, 89101
DISTRICT (C-2)
These Documents, as
15'-0" LOT SIZE 4.3 ACRES
3 3 (187,308SF) Instruments of Service, are
2
PARKING ANALYSIS and shall remain the Property
of the Design Professional.
BUILDINGS SQ.FT.
Do Not Scale These
H20
(2,010 SF)
SDR-72792 - REVISED
X Issues and Revisions
KEYNOTES
1 WATER CONNECTION
2 TRANSFORMER PAD
3 NEW LANDSCAPE AND/OR CONCRETE
CURBING
4 LANDSCAPE BOX VISUAL SCREEN
5 SHARED TENANT PATIO
EXISTING BUILDING 6 DRIVE-THRU ORDER LOCATION
NOT IN SCOPE 7 DRIVE-THRU PICK-UP LOCATION
8 STANDING SEAM METAL ROOF
9 WIDE FLANGE STRUCTURAL BEAM/COLUMN
10 ROOF LINE ABOVE
11 EXISTING SIDEWALK TO REMAIN
12 CUSTOM BUS STOP BY RTC
13 EXISTING BIKE SHARE TO REMAIN
Consultant:
32'-0"
3
11'-5"
17'-9" 20'-1" 33'-7" 25'-10" 69'-11"
3
1
32'-0"
A1.01.00
8 7 3
7'-8"
60
°
8'-1"
LEGEND
° PROPERTY LINE
60 13
RIGHT OF WAY
S MARYLAND PARKWAY
10
16'-3"
±35'-5" CURB
ADA PATH OF
TRAVEL
12
63'-10"
9
1122 S MARYLAND PKWY, LAS VEGAS, NV 89104
NEW COMMERCIAL PADS
EXISTING BUILDING
NOT IN SCOPE 8'-6"
11
SITE PLAN OVERLAY
5
Project:
Drawing:
193'-1"
20'-0"
4
±28'-8"
T
2
5'-0"
5'-0"
3
3
64'-10"
±15'-0"
4'-0" ±4'-412"
3
1
208 S. Maryland Pkwy
H20
Nevada, 89101
8'-0"
These Documents, as
Instruments of Service, are
±20'-1"
and shall remain the Property
of the Design Professional.
Do Not Scale These
10 Drawings.
4'-0" 4'-0"
31'-0" ±31'-11" 55'-0" Seal
MARYLAND PKWY
20'-0"
6'-112"
PROJECT
LOCATION
Project No.: 16-0907
Sheet No.:
SDR-72792 - REVISED
Issues and Revisions
CHARLESTON BOULEVARD
Consultant:
S MARYLAND PARKWAY
1122 S MARYLAND PKWY, LAS VEGAS, NV 89104
NEW COMMERCIAL PADS
SYM. QTY. COMMON NAME BOTANICAL NAME SYM. QTY. COMMON NAME BOTANICAL NAME
OVERALL SITE PLAN
1 GAL
1
57 SAN PEDRO CACTUS Echinopsis pachanoi 422 BARRELL CACTUS
ASL1.01.01
1 GAL 5GAL
Seal
H20
PRIVATE DRIVE
Project No.: 16-0907
Sheet No.:
SDR-72792 - REVISED
Issues and Revisions
PLANT SCHEDULE
SYM. QTY. COMMON NAME BOTANICAL NAME
2'-0" 1'-912"
5 GAL frutescens
TYP.
2'-0" 2'-0"
1'-7" TYP. 2'-112" 4'-10" 4'-0" TYP. 6'-9" 83 TRAILING DALEA Dalea greggii
1'-712"
1 GAL
1'-5"
1'-1012"
1'-1112" 2'-0" 2'-2" X KEYNOTES
2'-0"
TYP.
TYP.
2'-0"
TYP.
2'-0"
7'-2" TYP. 6'-0" 2'-8"
11'-95 16"
2'-7"
1'-3"
S MARYLAND PARKWAY
2'-0"
TYP.
1122 S MARYLAND PKWY, LAS VEGAS, NV 89104
NEW COMMERCIAL PADS
LANDSCAPE PLAN
EXISTING BUILDING
2'-0"
TYP.
HUNTRIDGE SHOPPING CENTER
3'-1"
20'-0"
2'-0"
T
4'-2" TYP.
1'-4"
2'-0"
EQ
.
4'-2" TYP.
EQ
.
4'-0"
EQ
1'-7"
.
2'-0"
TYP.
EQ
.
1'-5" 2'-0"
5'-4"
TYP.
6'-10"
208 S. Maryland Pkwy
Suite A, Las Vegas
4'-0" 4'-0"
2'-0"
TYP.
Nevada, 89101
2'-0"
TYP.
These Documents, as
H20
2'-1"
Instruments of Service, are
2'-4"
2'-2" 6'-0" 4'-912" and shall remain the Property
4'-912" 6'-0"
2'-0"
TYP.
Seal
2'-0" ±3'-4"
3'-8" 4'-0" TYP.
TYP.
SDR-72792 - REVISED
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SDR-72792
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SDR-72792
SDR-72792 [PRJ-72740] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: TEN15 HUNTRIDGE, LLC
1144 EAST CHARLESTON BOULEVARD
03/09/18
SDR-72792 [PRJ-72740] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: TEN15 HUNTRIDGE, LLC
1144 EAST CHARLESTON BOULEVARD
03/09/18
SDR-72792 [PRJ-72740] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: TEN15 HUNTRIDGE, LLC
1144 EAST CHARLESTON BOULEVARD
03/09/18
SDR-72792 [PRJ-72740] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: TEN15 HUNTRIDGE, LLC
1144 EAST CHARLESTON BOULEVARD
03/09/18
SDR-72792 [PRJ-72740] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: TEN15 HUNTRIDGE, LLC
1144 EAST CHARLESTON BOULEVARD
03/09/18
SDR-72792 [PRJ-72740] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: TEN15 HUNTRIDGE, LLC
1144 EAST CHARLESTON BOULEVARD
03/09/18
SDR-72792 [PRJ-72740] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: TEN15 HUNTRIDGE, LLC
1144 EAST CHARLESTON BOULEVARD
03/09/18
February 22, 2018
covered patio area. A visual screen landscape box creates privacy and noise control
at the patio from the adjacent street. The existing adjacent parking lot will be
The site is located at 1144 E Charleston Blvd., parcel number 162-03-513-008. The 4.3
acre site is zoned C-2 (general commercial District) and is also located in the Founders
district and the Downtown Las Vegas Overlay district. The tallest point is 28’-2” from
We request a Site Development Plan Review to allow for the construction of two new
retail buildings, existing parking lot modifications, and a Variance to allow 167 parking
required. Nothing is being nullified or vacated via this request; this request will establish
a new baseline of parking and correct building square footages for the site.
Respectfully Submitted,
PRJ-72740
208 S. Maryland Parkway Suite A,02/23/18
Las Vegas, NV 89101
702.241.9751
SUBJECT:
ABEYANCE - GPA-72182 - GENERAL PLAN AMENDMENT - PUBLIC HEARING -
APPLICANT/OWNER: STEWART PLAZA, LLC - For possible action on a request for a
General Plan Amendment FROM: M (MEDIUM DENSITY RESIDENTIAL) TO: SC
(SERVICE COMMERCIAL) on 2.83 acres at the northwest corner of Stewart Avenue and
Mojave Road (APN 139-36-603-001), Ward 3 (Coffin) [PRJ-72109]. Staff recommends
APPROVAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report - GPA-72182, SUP-72188, SUP-72667 and SDR-72189 [PRJ-
72109]
3. Supporting Documentation - GPA-72182, SUP-72188, SUP-72667 and SDR-72189 [PRJ-
72109]
4. Photo(s) - GPA-72182, SUP-72188, SUP-72667 and SDR-72189 [PRJ-72109]
5. Justification Letter - GPA-72182, SUP-72188, SUP-72667 and SDR-72189 [PRJ-72109]
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Conditions Page One
April 10, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-72188 CONDITIONS
Planning
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.
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. 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.
NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Conditions Page Two
April 10, 2018 - Planning Commission Meeting
SUP-72667 CONDITIONS
Planning
1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Car
Wash, Full Service or Auto Detailing use.
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-72189 CONDITIONS
Planning
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.
NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Conditions Page Three
April 10, 2018 - Planning Commission Meeting
3. All development shall be in conformance with the building elevations and floor
plans, date stamped 11/27/17; and the site plan and landscape plan, date stamped
2/12/18 and except as amended by conditions herein.
4. Collection areas and dumpsters [trash enclosure(s)] shall be sufficient in size and
number to meet the needs of the development and be constructed in compliance
with Title 19.08.040(E)(4)(b).
6. A Waiver from Title 19.08 is hereby approved, to allow the building to not be
oriented to the corner where such is required.
7. A Waiver from Title 19.08 is hereby approved, to allow the car wash bays to face
the public right-of-way where such is not allowed.
8. An Exception from Title 19.08 to allow six parking lot landscape islands where ten
is required is hereby approved.
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. Prior to or concurrent with building permit submittal, submit revised site and
landscape plans depicting the required multi-use non-equestrian trail corridor along
the Mojave Road frontage to the Department of Planning for review. The corridor
shall comply with Exhibit 2 Multi-Use Transportation Trail in the Trails Element of
the Las Vegas 2020 Master Plan.
NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Conditions Page Four
April 10, 2018 - Planning Commission Meeting
13. 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.
14. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
15. Prior to issuance of permits for this site, grant a 10-foot Multi-Use Non-Equestrian
Trail Easement along Mojave Road as required by the City of Las Vegas Trails
Element. Additionally, grant a Bus Shelter Pad Easement for the existing bus stop
on Stewart Avenue adjacent to this site unless the Regional Transportation
Commission (RTC) acknowledges in writing that this easement is not required.
16. Construct the required Multi-Use Non-Equestrian Trail meeting the Trails Element
Standards for the full parcel frontage on Mojave Road concurrent with on-site
development activities.
17. Correct all American’s with Disabilities Act (ADA) deficiencies, if any, on the
sidewalk along Stewart Avenue and Mojave Road 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.
18. This site shall only be allowed one driveway on Stewart Avenue and one driveway
on Mojave Road. These driveways are restricted to right-in/right-out only.
19. 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.
NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Conditions Page Five
April 10, 2018 - Planning Commission Meeting
20. Submit a License Agreement for landscaping and private improvements in the
Stewart Avenue and Mojave Road public rights of way, if any, adjacent to this site
prior to this 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 encroaching in 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 adjacent property owner(s) and shall be
transferred with the sale of the property for the entire term of the License
Agreement. Coordinate all requirements for the License Agreement with the Land
Development Section of the Department of Building and Safety (702-229-4836).
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.
NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant has proposed to construct a 4,110 square-foot convenience store with
fuel pumps and a 900 square-foot car wash on a portion of a 2.83 acre parcel located at
the northwest corner of Stewart Avenue and Mojave Road.
ISSUES
ANALYSIS
NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
The Minimum Special Use Permit Requirements for this use include:
The proposed use does not meet this requirement as the subject site is located
150 feet from an existing City park on the south side of Stewart Avenue. The
applicant has requested a waiver to this requirement.
b. Any parcel which lacks access to a public street or has no area for on-site
parking and which has been created so as to avoid the distance limitation
described in Requirement 1.
The proposed use meets this requirement as the distance separation was
measured from the subject property line to determine non-compliance.
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GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
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.
This application includes a waiver of the distance limitations, therefore the item
will continue to the City Council with a recommendation from the Planning
Commission.
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GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
Staff does not support the request for a Special Use Permit for the Beer/Wine/Cooler
Off-Sale Establishment as the site is located 150 feet north of an existing City Park and
does not meet the minimum distance separation requirement of 400 feet. Staff finds that
the proposed use will not able to be conducted in a manner that would be compatible or
harmonious with the existing surrounding land uses and therefore is recommending
denial of the request.
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GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting
The Minimum Special Use Permit Requirements for this use include:
1. Requirement 1: Each wash bay shall have a stacking lane that will accommodate
at least 6 cars.
The proposed use meets this requirement as the site plan demonstrates stacking
for six vehicles.
Staff does not support the request for a Special Use Permit for a Car Wash, Full Service
or Auto Detailing use as the overall site design does not conform to the minimum
development standards set forth by Title 19.08 which requires the wash bays to not face
the public right-of-way. There are design mechanisms available that would allow the
applicant to minimize the visual impact of the car wash bays on the adjacent roadways,
including, but not limited to, landscaping. The applicant has proposed the minimum
amount of landscape materials as required by Title 19.08 in the required landscape
buffers adjacent to the right-of-way.
Title 19.08.040 requires buildings on corner lots to be oriented to the corner and to the
street fronts, and to 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. As this is a rectangular shaped undeveloped lot with no topographic
issues or extraordinary conditions that would prevent the applicant from adhering to the
design guidelines set forth by Title 19.08, staff does not support the Waiver request to
not orient the building to the corner, and is recommending denial of the Waiver request.
In addition, Title 19.08 requires service bay doors and wash bays to not face the public
right-of-way and to be designed to minimize visual intrusion into adjoining properties.
The site plan demonstrates a car wash with an entry bay facing Mojave Road, and the
exit bay facing Stewart Avenue. Staff recognizes the fact that the site is a corner lot, but
there are design elements such as decorative screen walls, landscape berms,
landscape islands, and additional landscaping materials above and beyond the
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GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting
minimum requirements that can be incorporated into the site design to minimize the
visual impact of wash bays onto adjacent public right-of way(s). Staff does not support
the Waiver request to allow the wash bays to face the public right-of-way and is
recommending denial of the Waiver request.
The submitted site plan and landscape plan are insufficient for staff to be certain that
the amount of trees and shrubs provided conform to the requirements of Title 19.08 for
Landscape buffers. A Condition of Approval has been added to ensure the landscape
buffers and multi-use non-equestrian trail are both planted with trees and shrubs in
accordance with Title 19. In addition, the applicant proposed “Crape Myrtle” as a tree
adjacent to the multi-use non-equestrian trail. Crape Myrtle is a multi-trunk species that
does not provide a proper canopy to provide shade for pedestrians utilizing the trail.
Staff has added a Condition of Approval to require single-trunk shade trees adjacent to
pedestrian walkways and trails.
Adjacent to both the north and east property lines is a planned Multi-Use Non-
Equestrian Trail. The trails consist of a five-foot wide amenity zone adjacent to the right-
of-way, a ten-foot wide public transportation trail path, or sidewalk, and a five-foot wide
private landscaped corridor. This trail was adopted by the City Council on 01/23/13 as
part of a General Plan Amendment (GPA-46565) that updated the Trails Element of the
City of Las Vegas Master Plan 2020. The portion of the trail adjacent to the north
property line of the proposed development currently exists within the right-of-way
easement and does not require installation by the applicant as part of this development.
Conversely, the portion of the trail adjacent to the east property line (Mojave Road) has
not been installed, and is required to be installed at this time as part of the proposed
development. A Condition of Approval has been added by both the Department of
Planning and the Department of Public Works to ensure compliance with the Trails
Element of the Master Plan.
The site design proposed does not meet the minimum development standards set forth
by Title 19.08 for building and wash bay orientation, landscape parking lot islands,
landscape materials, and distance separation requirements for protected uses. The
applicant has not proposed any design elements that would mitigate the visual intrusion
of the wash bays, or provide adequate shade for patrons and pedestrians alike that
utilize the immediate area for services and public transportation. Staff finds the
proposed development does not meet the goals, policies or objectives of the Las Vegas
2020 Master Plan and is recommending denial of both Special Use Permit applications
and the companion Site Development Design Review.
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GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting
FINDINGS (GPA-72182)
Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following
conditions be met in order to justify a General Plan Amendment:
The subject site is located on the northwest corner of two primary arterials
surrounded by civic and multi-family land uses. The density and intensity
permitted by right in the SC (Service Commercial) General Plan designation is
compatible with these existing adjacent land uses.
The subject site is currently zoned C-1 (Limited Commercial), which is compatible
with the proposed General Plan designation of SC (Service Commercial).
FINDINGS (SUP-72188)
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:
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GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting
The subject site is 150 feet away from a City Park located on the south side of
Stewart Avenue and is not compatible with this existing land use, nor can the
proposed use be conducted in a harmonious manner with this existing City park.
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is not physically suited for the type and intensity of land use
proposed as the subject site does meet the minimum distance separation from a
City park.
Both Stewart Avenue and Mojave Road are Primary Arterials as defined by the
Master Plan of Streets and Highways and are adequate in size to meet the
requirements 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.
5. The use meets all of the applicable conditions per Title 19.12.
The proposed use does not meet Minimum Special Use Permit Requirement
Number One (1), as the proposed use is located 150 feet from a City Park where
400 feet is required.
FINDINGS (SUP-72667)
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:
NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Ten
April 10, 2018 - Planning Commission Meeting
The proposed land use is not harmonious or compatible with the surrounding land
uses or future surrounding land uses as projected by the General Plan, as the
proposed site design to house the use requires a Waiver to allow the wash bays
to face the public right-of-way. The Las Vegas 2020 Master Plan states as a goal
for mature neighborhoods to be sustained and improved through appropriate and
selective high quality development, redevelopment, and preservation. New, infill
development that requires two Waivers and an Exception for not meeting the
minimum development standards and the minimum landscape requirements set
forth by Title 19 respectively, does not support the goals and objectives of the
2020 Master Plan.
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is physically suited for a Car Wash, Full Service or Auto Detailing
use and large enough to accommodate a site design that would mitigate the visual
impacts of a car wash bay from the adjacent public rights-of-way.
Both Stewart Avenue and Mojave Road are Primary Arterials as defined by the
Master Plan of Streets and Highways and are adequate in size to meet the
requirements 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.
NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Eleven
April 10, 2018 - Planning Commission Meeting
5. The use meets all of the applicable conditions per Title 19.12.
The proposed use meets the Minimum Special Use Permit requirements set forth
by Title 19.12.
FINDINGS (SDR-72189)
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:
The proposed development is not compatible with development in the area as the
applicant has proposed to develop a convenience store, and has requested a
companion Special Use Permit with a Waiver to allow the sale of beer, wine, and
coolers within the minimum distance separation requirement of 400 from a
protected use set forth by Title 19.12. In this instance, the protected use is a City
Park located approximately 150 feet south of the subject site.
2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;
Site access demonstrated on the site plan is provided by both Stewart Avenue
and Mojave Road. To prevent any negative impacts to existing traffic patterns in
adjacent roadways, the Department of Public Works has added a condition
limiting the number of driveways to one driveway on Stewart Avenue and one
driveway on Mojave Road. In addition, these driveways are restricted to right-
in/right-out only.
NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Twelve
April 10, 2018 - Planning Commission Meeting
4. Building and landscape materials are appropriate for the area and for the
City;
The proposed landscaping includes Big Sage Brush and Mediterranean Fan
Palms. While both do well in desert climates, the Mediterranean Fan Palm is a
slow grower and forms a “clump” growth pattern that resembles a shrub rather
than a tree, and provides no shade for pedestrians. Since the applicant is
requesting an Exception for a reduced amount of trees, staff has added a
condition to require the six Mediterranean Fan Palms demonstrated on the
landscape plan to be replaced with 24-inch box, single trunk shade trees with a
minimum of four, five-gallon shrubs for each tree in accordance with Title 19.08 for
landscape buffers.
The building materials proposed include finished metal fascia, a metal cantilever
overhang, and a textured, colored masonry wall featuring a split face “strip”
horizontally position across the building elevation. These materials are appropriate
for a desert climate.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Thirteen
April 10, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Fourteen
April 10, 2018 - Planning Commission Meeting
NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Fifteen
April 10, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
11/16/17
requirements for the proposed development were discussed.
Neighborhood Meeting
Meeting Start Time: 6:00 p.m.
Meeting End Time: 6:20 p.m.
Field Check
During a routine field check staff observed the subject undeveloped
11/30/17
site. No areas of concern were noted by staff.
NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Sixteen
April 10, 2018 - Planning Commission Meeting
**As stated in the Redevelopment plan, the goals include “to eliminate and prevent the
spread of blight and deterioration and the conservation, rehabilitation and
redevelopment of the Redevelopment Area in accord with the Master Plan, the
Redevelopment Plan and local codes and ordinances.” The proposed development is
not in accordance with local codes and ordinances and therefore would not support the
goals of the Redevelopment Plan.
NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Seventeen
April 10, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Eighteen
April 10, 2018 - Planning Commission Meeting
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
General
Retail Store
4,110 1:175 24
Other Than
Listed
Car Wash,
Full Service
900 SF 1:150 6
or Auto
Detailing
TOTAL SPACES REQUIRED 30 30 Y
Regular and Handicap Spaces Required 28 2 28 2 Y
NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Nineteen
April 10, 2018 - Planning Commission Meeting
Waivers
Requirement Request Staff Recommendation
Buildings on corners lots
To not orient the
should be oriented to the
building to the corner Denial
corner and to the street
or the street front.
fronts.
Wash bay openings shall not
To allow the wash
face public right-of-way and
bay openings to face
shall be designed to Denial
the public right-of-
minimize the visual intrusion
way.
into adjoining properties.
No beer/wine/cooler off-sale
To allow a 150-foot
establishment shall be
distance separation Denial
located within 400 feet of any
from a City Park.
City park.
Exceptions
Requirement Request Staff Recommendation
Interior landscape islands
shall be provided for all
To provide six
parking lots; (a) at the end of
parking lot landscape
each row of parking spaces
islands with trees Denial
parallel to parking spaces;
where ten are
and (b) at a ratio of one
required.
landscape island for every
six parking spaces.
NE
GPA-72182
ОŐİֱՙธںxɱ
゜ںںธՙ゜ںՙ
GPA-72182
ОŐİֱՙธںxɱ
゜ںںธՙ゜ںՙ
GPA-72182
Walnut Ave
ML
Julian St
Wardelle St
30th St
PR-OS
Cedar Ave
N 28th St
H Poplar Ave
Elm Ave
PROPERTY
PF
LI/R
Technology Ct
±
Sunrise Ave
Spectrum Blvd
30th St
Malta Pl
N 29th St
Valley St M
FROM M TO SC
General Plan Amendment
RNP - Rural Neighborhood MLA - Medium - Low Attached GTC - Tourist Commercial PF-CC Public Facility 1500' Buffer
Preservation Clark County
LVMD - Las Vegas Medical
M - Medium
RE - Rural Estates District TC - Town Center
City Limits
H - High LI/R - Light Industrial / Research
DR - Desert Rural RC - Resource Conservation GIS maps are normally produced
only to meet the needs of the City .
PCD - Planned Community Due to c ontinuous development activity
R - Rural O - Office
Development C - Downtown - Commercial Not City this map is for reference only .
Geographic Information System
L - Low SC - Service Commercial PR-OS - Park/Recreation/ Planning & Dev elopment Dept.
MXU - Downtown - Mixed Use 702-229-6301
Open Space Subject Property
ML - Medium - Low GC - General Commercial TND - Tradional Neighborhood Date: Thursday, November 30, 2017
PF - Public Facility
Development
゜ںںธՙ゜ںՙ
ОŐİֱՙธںxɱ
GPA-72182, SUP-72188 and SDR-72189
゜ںںธՙ゜ںՙ
ОŐİֱՙธںxɱ
GPA-72182, SUP-72188 and SDR-72189
゜ںںธՙ゜ںՙ
ОŐİֱՙธںxɱ
GPA-72182, SUP-72188 and SDR-72189
゜ںںธՙ゜ںՙ
ОŐİֱՙธںxɱ
SUBJECT:
ABEYANCE - SUP-72188 - SPECIAL USE PERMIT RELATED TO GPA-72182 - PUBLIC
HEARING - APPLICANT/OWNER: STEWART PLAZA, LLC - For possible action on a
request for a Special Use Permit FOR A PROPOSED 4,110 SQUARE-FOOT
BEER/WINE/COOLER OFF-SALE ESTABLISHMENT USE WITHIN A PROPOSED
GENERAL RETAIL STORE (CONVENIENCE STORE) WITH A WAIVER TO ALLOW A
150-FOOT DISTANCE SEPARATION FROM A CITY PARK WHERE 400 FEET IS
REQUIRED at the northwest corner of Stewart Avenue and Mojave Road (APN 139-36-603-
001), C-1 (Limited Commercial) Zone, Ward 3 (Coffin) [PRJ-72109]. Staff recommends
DENIAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps - SUP-72188, SUP-72667 and SDR-72189 [PRJ-72109]
3. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SUP-72188
ОŐİֱՙธںxɱ
゜ںںธՙ゜ںՙ
SUP-72188
ОŐİֱՙธںxɱ
゜ںںธՙ゜ںՙ
Agenda Item No.: 20.
SUBJECT:
SUP-72667 - SPECIAL USE PERMIT RELATED TO GPA-72182 AND SUP-72188 - PUBLIC
HEARING - APPLICANT/OWNER: STEWART PLAZA, LLC - For possible action on a
request for a Special Use Permit FOR A PROPOSED CAR WASH, FULL SERVICE OR
AUTO DETAILING USE at the northwest corner of Stewart Avenue and Mojave Road (APN
139-36-603-001), C-1 (Limited Commercial) Zone, Ward 3 (Coffin) [PRJ-72109]. Staff
recommends DENIAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SUP-72667
ОŐİֱՙธںxɱ
゜ںںธՙ゜ںՙ
SUP-72667
ОŐİֱՙธںxɱ
゜ںںธՙ゜ںՙ
Agenda Item No.: 21.
SUBJECT:
ABEYANCE - RENOTIFICATION - SDR-72189 - SITE DEVELOPMENT PLAN REVIEW
RELATED TO GPA-72182, SUP-72188 AND SUP-72667 - PUBLIC HEARING -
APPLICANT/OWNER: STEWART PLAZA, LLC - For possible action on a request for a Site
Development Plan Review FOR A PROPOSED 4,110 SQUARE-FOOT GENERAL RETAIL
STORE (CONVENIENCE STORE) WITH FUEL PUMPS [CANOPY] AND A 900 SQUARE-
FOOT CAR WASH WITH WAIVERS TO NOT ORIENT THE BUILDING TO THE CORNER
WHERE SUCH IS REQUIRED AND TO ALLOW THE CAR WASH BAY TO FACE THE
PUBLIC RIGHT-OF-WAY WHERE SUCH IS NOT PERMITTED on a portion of 2.83 acres at
the northwest corner of Stewart Avenue and Mojave Road (APN 139-36-603-001), C-1 (Limited
Commercial) Zone, Ward 3 (Coffin) [PRJ-72109]. Staff recommends DENIAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Traffic Notes from City of Las Vegas Department of Public Works
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SDR-72189
PRJ-72109
11/27/17
SDR-72189
ОŐİֱՙธںxɱ
゜ںںธՙ゜ںՙ
SDR 72189
Stewart Plaza, LLC
First Use
Mojave Road
Average Daily Traffic (ADT) 8,170
PM Peak Hour (heaviest 60 minutes) 654
This project will add approximately 3,475 trips per day on Stewart Ave. and Mojave Rd. Currently, Stewart is at about 37
percent of capacity and Mojave is at about 23 percent of capacity. With this project, Stewart is expected to be at about 47
percent of capacity and Mojave to be about 33 percent of capacity.
Based on Peak Hour use, this development will add into the area roughly 209 additional cars, or about seven every two
minutes.
Note that this report assumes all traffic from this development uses all named streets.
Agenda Item No.: 22.
SUBJECT:
ABEYANCE - SUP-72419 - SPECIAL USE PERMIT - PUBLIC HEARING -
APPLICANT/OWNER: THE KFLT FINANCIAL TRUST - 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 290-FOOT DISTANCE SEPARATION FROM A
SIMILAR USE WHERE 660 FEET IS REQUIRED at 2809 Merritt Avenue (APN 162-08-511-
059), R-1 (Single Family Residential) Zone, Ward 1 (Tarkanian) [PRJ-72398]. Staff
recommends DENIAL.
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 Postcards/Comment Forms/Log and Phone Log
SUP-72419 [PRJ-72398]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 20
APPROVALS 0
DC
SUP-72419 [PRJ-72398]
Conditions Page One
April 10, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-72419 CONDITIONS
Planning
1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Short-
Term Residential Rental 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.
4. The use shall not include the rental or occupancy of an accessory structure (Class
I or II), a tent, a trailer or a mobile unit.
6. All necessary business licenses shall be obtained in compliance with Title 6 prior
to any rental activities.
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, as well as submitted as part of any business license
application.
9. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
DC
SUP-72419 [PRJ-72398]
Staff Report Page One
April 10, 2018- Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is proposing to operate a Short-Term Residential Rental use within the
existing single-family dwelling at 2809 Merritt Avenue.
ISSUES
Pursuant to Title 19.12, a Short-Term Residential Rental use is permitted in the R-1
(Single Family Residential) zoning district as a Conditional Use.
The applicant will not comply with the owner occupied requirements of the
conditional use regulations and therefore per Title 19.12.040 a Special Use Permit is
required.
When this application was submitted, a Short-Term Residential Rental use existed
approximately 290 feet from the location, but it has since ceased operations as of
02/14/18. As a result, the Waiver request is now 617 feet from an existing Short-
Term Residential Rental use, where 660 feet is required. Staff does not support this
waiver request.
The applicant is required to schedule an inspection through the Department of
Planning - Code Enforcement Division. The inspection must be approved prior to the
issuance of the business license.
ANALYSIS
The subject property contains a single-family dwelling, is zoned R-1 (Single Family
Residential); and is subject to Title 19 requirements. The dwelling contains 3 bedrooms
per the Clark County Assessor’s records. The Short-Term Residential Rental definition
specifically prohibits the rental or occupancy of an accessory structure (Class I or II), a
tent, a trailer or a mobile unit. Staff has included a recommended condition that
includes that restriction.
A Short-Term Residential Rental use is permitted in the R-1 (Single Family Residential)
zoning district as a Conditional Use. The proposed use would not meet the Conditional
Use Regulations requiring it to be owner occupied during each period the unit is rented
and to be 660 feet from any other Short-Term Residential Rental use; therefore, per
Title 19.12.040 a Special Use Permit is required.
DC
SUP-72419 [PRJ-72398]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
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 entire dwelling
unit or one or more individual rooms within 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. For purposes of this Title, this
use does not include the rental or occupancy of an accessory structure (Class I or II), a
tent, a trailer or a mobile unit. In the case of a single parcel containing more than one
dwelling unit, each dwelling unit constitutes a separate short-term residential rental
use.” Per the applicant’s justification letter date stamped on 01/02/18, the applicant
meets this definition as they intend to rent out the single-family dwelling on a short-term
basis. Additionally, the following analysis is required:
The Minimum Special Use Permit Requirements for this use include: (The requirements
marked with an asterisk cannot be waived.)
*1. The operator must obtain a business license to operate the use.
If this Special Use Permit is approved, the applicant will be required to obtain a
business license prior to operating.
*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.
*3. The use must comply with the City’s noise regulations as they apply to residential
uses, as well as any applicable provisions of the Municipal Code that may pertain
to odor nuisances.
The Code Enforcement Division will investigate noise and odor nuisance
allegations and take enforcement action when appropriate. Reports of violations
will be forwarded to the Business Licensing Division for action when appropriate.
*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.
DC
SUP-72419 [PRJ-72398]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
The Code Enforcement Division will investigate traffic and access obstruction
allegations and take enforcement action when appropriate. Reports of violations
will be forwarded to the Business Licensing Division for action when appropriate.
*6. The use is allowed in the P-O, O, C-1, C-2 and C-PB Zoning Districts only in
connection with the residential component of a mixed-use development or in a
dwelling unit permitted as a legal nonconforming use.
This condition does not apply, as the subject site is not zoned P-O, O, C-1, C-2
or C-PB.
*7. The maximum occupancy of the residential dwelling unit shall not exceed the
limits provided for in LVMC 6.75.090.
8. 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).
The applicant has requested a waiver of this requirement to allow the proposed
Short-Term Residential Rental to be 617 feet from the nearest existing Short-
Term Residential Rental use, where 660 feet is required. Staff does not support
the waiver request.
Additional parking for a Short-Term Residential Rental is only required if the unit has
more than five bedrooms, at which point one additional space shall be required for
every two additional bedrooms or fractional portion thereof. The proposed Short-Term
Residential Rental has 3 bedrooms and therefore is not required to provide additional
parking.
DC
SUP-72419 [PRJ-72398]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
The applicant has requested a waiver of the 660-foot distance separation from a similar,
existing use. The subject site is 617 feet from the nearest Short-Term Residential
Rental use located at 3000 Kings Way. Staff does not support this waiver request as it
would oversaturate a residential neighborhood with a commercial enterprise, and is
recommending denial.
FINDINGS (SUP-71248)
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:
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 proposed Short-Term Residential
Rental use as the there is an existing, licensed Short-Term Residential Rental use
approximately 617 feet away from the subject site.
The proposed Short-Term Residential Rental use will be accessed from Merritt
Avenue, a 52-foot wide local street, which will provide adequate access for 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 the Special Use Permit on this subject property will be subject to
conditions of approval, business license approval, and compliance inspections to
assure it will not compromise the public health safety and welfare.
DC
SUP-72419 [PRJ-72398]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting
5. The use meets all of the applicable conditions per Title 19.12.
The proposed Short-Term Residential Rental use complies with all of the Special
Use Permit requirements listed in Title 19.12 with the exception of the distance
separation from a similar, existing use. The applicant has requested a waiver to
allow a 617-foot separation, where 660 feet is required. Staff does not support
this waiver request.
BACKGROUND INFORMATION
Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
12/28/17
requirements for a Special Use Permit were discussed.
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
Field Check
Staff conducted a routine field check and found a well maintained single
01/05/18
family dwelling.
DC
SUP-72419 [PRJ-72398]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Waivers
Requirement Request Staff
Recommendation
A Short-Term Residential Rental use To allow a Short-Term
may not be located closer than 660 Residential Rental use to be
feet to any other Short-Term 617 feet from an existing Denial
Residential Rental use (measured Short-Term Residential
property line to property line). Rental use.
DC
SUP-72419
ОŐİֱՙธ̶ɱฎ
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SUP-72419
ОŐİֱՙธ̶ɱฎ
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ОŐİֱՙธ̶ɱฎ
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SUP-72419
γששऑ⎯̬゜゜ʉʉʉ㈠فਙਙفк֭㈠㌱ਙこ゜こŴऑ⎯゜ऑкŴ㌱֭゜ธฎxɱોҜ֭ผผħששોA֭ﭨⓒોՁŴ⎯ોЋ֭فŴ⎯ⓒોЌЋોฎɱںxธ゜
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㌀̶″㈠ںㅡธ̶ㅡ″̶ⓒֱںںㄦ㈠ںՙɱฎ ں゜ںฌ
SUP-72419
ОŐİֱՙธ̶ɱฎ
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SUP-72419 [PRJ-72398] - SPECIAL USE PERMIT - APPLICANT/OWNER: THE KFLT FINANCIAL TRUST
2809 MERRITT AVENUE
01/05/2018
SUP-72419 [PRJ-72398] - SPECIAL USE PERMIT - APPLICANT/OWNER: THE KFLT FINANCIAL TRUST
2809 MERRITT AVENUE
01/05/2018
ОŐİֱՙธ̶ɱฎ
x゜ںxธ゜ںฎ
SUP-72419
Agenda Item No.: 23.
SUBJECT:
VAR-72561 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: 626 SOUTH 9TH
STREET, LLC - For possible action on a request for a Variance TO ALLOW A TWO-FOOT
SIDE YARD SETBACK WHERE FIVE FEET IS REQUIRED on 0.16 acres at 626 South 9th
Street (APN 139-34-810-066), P-O (Professional Office) Zone, Ward 3 (Coffin) [PRJ-72527].
Staff recommends DENIAL.
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - VAR-72561, VAR-72562 and SDR-72563 [PRJ-72527]
2. Conditions and Staff Report - VAR-72561, VAR-72562 and SDR-72563 [PRJ-72527]
3. Supporting Documentation - VAR-72561, VAR-72562 and SDR-72563 [PRJ-72527]
4. Photo(s) - VAR-72561, VAR-72562 and SDR-72563 [PRJ-72527]
5. Justification Letter - VAR-72561, VAR-72562 and SDR-72563 [PRJ-72527]
6. Protest Postcards for VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527] and Protest
Comment Email Log for VAR-72561 [PRJ-72527]
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
CS
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]
Conditions Page One
April 10, 2018 - Planning Commission Meeting
** CONDITIONS **
SDR-72563 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, landscape plan, and
building elevations, date stamped 01/30/18, except as amended by conditions
herein.
3. A Waiver from Title 19.08 is hereby approved, to allow zero-foot wide landscape
buffers along the north, south and west property lines where eight feet is required.
4. A Waiver from Title 19.12 is hereby approved, to allow six parking spaces where
22 are required.
5. A Waiver from Title 19.08 is hereby approved, to allow a two-foot side yard setback
where five feet is required.
6. A Waiver from Title 19.08 is hereby approved, to allow 59 percent lot coverage
where 50 percent is the maximum allowed.
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. All utility or mechanical equipment shall comply with the provisions of the
Downtown Centennial Plan, unless approved by a separate Waiver.
CS
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]
Conditions Page Two
April 10, 2018 - Planning Commission Meeting
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. Correct all American’s with Disabilities Act (ADA) deficiencies, if any, on the
sidewalk along South Ninth Street 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.
14. 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.
15. Submit a License Agreement for landscaping and private improvements in the
Ninth Street public right-of-way, if any, adjacent to this site prior to this 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 encroaching in 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 adjacent property owner(s) and shall be
transferred with the sale of the property for the entire term of the License
Agreement. Coordinate all requirements for the License Agreement with the Land
Development Section of the Department of Building and Safety (702-229-4836).
CS
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]
Conditions Page Three
April 10, 2018 - Planning Commission Meeting
16. Prior to the approval of Construction drawings for this site, sign a Covenant
Running with Land agreement for the possible future installation of any off-site
improvements per requirements of the Downtown Masterplan that are deferred by
this action including undergrounding of all existing overhead utility lines adjacent to
this site not placed underground with this development. The Covenant agreement
must be recorded with the County Recorder and a copy of the recorded document
must be provided to the City prior to the issuance of building permits for this site.
CS
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a proposed Site Development Plan Review for an addition to an
existing office building, along with Waivers to allow a reduction in side setbacks, parking
and perimeter landscaping buffers as well as an increase in allowable lot coverage. The
subject site is located at 626 South 9th Street.
ISSUES
The subject site is located within the Founders District of the Downtown Las
Vegas Overlay and is governed by Appendix F, Interim Downtown Las Vegas
Development Standards.
The subject site is also located within Area 2 of the Downtown Las Vegas
Overlay and shall conform to Title 19 of the Las Vegas Municipal Code for
development.
Any deviation from Title 19 Development Standards that supports the City’s goals
as expressed in the Vision 2045 Downtown Las Vegas Masterplan and the
districts’ goals and descriptions as per Chapter II of Appendix F, Interim
Downtown Las Vegas Development Standards may only be granted by the City
Council when supported through clear and convincing evidence, and shall
require the approval of a Waiver per Section A.8.b of Appendix F, Interim
Downtown Las Vegas Development Standards.
A Waiver is requested to allow a two-foot side yard setback where five feet is
required in the P-O (Professional Office) zoning district. Staff does not support
this request.
A Waiver to allow six parking spaces where 22 are required for an Office, Other
than listed use. Staff does not support this request.
A Waiver to allow 59 percent lot coverage where 50 percent is the maximum
allowed in the P-O (Professional Office) zoning district. Staff does not support
this request.
Waivers to allow zero-foot wide perimeter landscape buffers along the north,
south and west property lines where eight feet is required. Staff does not support
the requests.
CS
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
ANALYSIS
The subject site is located within the Vision 2045 Downtown Las Vegas Masterplan,
which is implemented by the Downtown Las Vegas Overlay (DTLV-O). Within this the
Downtown Las Vegas Overlay, the area has been divided into three distinct areas that
contain districts such as the Historic Westside, and the 18b Las Vegas Arts District. 626
South 9th Street is part of the Founders District.
The Founders District is one of the most well preserved residential neighborhoods in the
region. Many of the houses, streets, and landscape features of this area are particularly
notable examples of a classic inner ring American suburb. What is lacking are catered
standards that are needed to preserve the character of the area. The area presents
significant opportunities for corridor redevelopment that include mixed use residential,
creative office space over ground floor retail, and community oriented amenity spaces.
The type and character of these developments will add a new dimension to the
neighborhood, while improving affordability, amenity, and overall quality of life for
residents.
The subject site is currently zoned P-O (Professional Office), and per the Interim
Downtown Las Vegas Development Standards, is subject to all development standards
set forth by Title 19. The applicant is proposing to construct a 4,107 square-foot second
floor addition to an existing 2,274 square-foot single-story office building for a total of
6,381 square feet of office space. Waivers are requested to allow a two-foot side yard
setback where five feet is required, to allow six parking spaces where 22 are required,
to allow a 59 percent lot coverage where 50 percent is the maximum allowed, and to
allow zero-foot wide perimeter landscape buffers along the north, south and west
property lines where eight feet is required. The existing landscaping along the front
(east) property line will remain. Currently, the site provides 12 parking spaces to serve
the existing 2,274 square-foot office building. This is a parking ratio of one parking
space for every 189.5 square feet of office space. The applicant is requesting a Waiver
to allow six parking spaces which equates to a parking ratio of one parking space for
every 1,063 square feet. This is a 72 percent deviation in parking requirements.
Per the submitted site plan, date stamped 01/30/18, with the proposed addition, the
office building will have two-foot side yard setbacks along the north and south property
lines due to the second-floor addition exceeding the footprint of the first floor. Approval
of a Waiver of development standards is required to allow this overhang which reduces
the side yard setback to two feet. The minimum side yard setback permitted in the P-O
(Professional Office) zoning district is five feet. Reducing the required side yard
setbacks also eliminates the ability for the applicant to provide landscape buffers that
would minimize the overall impact of a two-story office to the immediate neighbors.
CS
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
With the proposed addition, the total lot coverage will be increased from thirty-two
percent to fifty-nine percent. The maximum lot coverage allowed in the P-O
(Professional Office) zoning district is fifty percent. A Waiver of the development
standards has been requested to allow the addition to exceed the maximum allowable
lot coverage.
The subject site is located within the Las Vegas High School Historic District. The Las
Vegas High School Historic District is the oldest residential neighborhood within the city
of Las Vegas which retains its architectural and historic integrity. The historic district
consists primarily of single-family residential structures, the majority of which contribute
to the district’s architectural and historic character. A Certificate of Appropriateness
through the Historic Preservation Commission was not required as the district is
designated at the national level and therefore is not subject to LVMC 19.10.150.
Per the submitted elevation plans, date stamped 01/30/18, the second floor addition will
overhang the first floor and a portion of the rear yard area. Three parking spaces will be
located under the rear yard overhang. A cohesive design is carried on all four sides
providing an earth toned stucco façade and decorative stone veneer band at the base of
the building. Building massing will be broken up with a variation of rooflines, tile roofing,
a refined window articulation and a refined entry with customized entry door.
The subject site is also part of the City of Las Vegas Redevelopment Area. While the
Redevelopment Plan supports the “rehabilitation and redevelopment” of existing
properties within the plan area, the goal and objective of the Redevelopment Plan is for
the rehabilitation and redevelopment to occur in a manner that is in accordance with the
Master Plan and local codes and ordinances. The proposed building addition does not
support this objective as it requires four Waivers of the development standards set forth
by Title 19, nor does it support the overall goal of the Vision 2045 Downtown Las Vegas
Master Plan.
In comments received by the Las Vegas Valley Water District (LVVWD) in regards to
the proposed building addition, the LVVWD acknowledged that the parcel is currently
served by LVVWD but the service does not have the required backflow prevention per
NAC 445A.67195. The LVVWD will require civil and plumbing plans to be submitted to
LVVWD for domestic meter sizing, fire flow availability and backflow retrofit. The
Department of Public Works requested a condition of approval be added to require the
applicant to work with City Staff to determine applicable mapping requirements.
No clear and convincing evidence to support the waiver requests has been presented,
in that the applicant is proposing to over develop the subject site resulting in the need
for four Waivers of the development standards set forth by Title 19. The proposed
building addition exceeds the development standards set forth by Title 19 for the P-O
CS
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
(Professional Office) zoning district, does not meet the City’s goals expressed in the
Vision 2045 Downtown Las Vegas Masterplan, nor does it meet the goals expressed for
the Founders district. In view of the absence of any hardships imposed by the site’s
physical characteristics, it is concluded that the applicant’s hardships are preferential in
nature, and staff is recommending denial of this request.
FINDINGS (SDR-72563)
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:
The proposed development is not compatible with the development in the area, as
the majority of the neighborhood is comprised of single story buildings with
residential character.
2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;
The proposed development is not consistent with the Vision 2045 Downtown Las
Vegas Masterplan, nor the goals set forth by the Interim Downtown Las Vegas
Development Standards for the Founders District as demonstrated by the request
for four Waivers of the development standards.
Site access will remain from 9th Street, an 80-foot local street and a rear alley.
Granting a Waiver to allow six parking spaces where 22 are required will cause
overflow parking by employees and clients to occupy a majority of the street
parking available within the area that will negatively impact not only the
neighborhood traffic but the neighbors as well.
4. Building and landscape materials are appropriate for the area and for the
City;
The proposed building materials are appropriate for the area. There are no
proposed changes to the existing landscaping.
CS
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting
The proposed building elevations do not create an orderly environment, nor is the
proposed building addition harmonious or compatible with development in the
area as the applicant has proposed to overdevelop the subject site with a two-
story building that covers 59 percent of the lot and requires four Waivers of the
development standards in order to do so.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
BACKGROUND INFORMATION
CS
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant where
the submittal requirements and deadlines were reviewed for a
07/25/17 proposed addition to an office building. It was concluded that a
follow-up would be required before the applicant would move forward
with their entitlement application submittal.
Staff conducted a follow-up pre-application meeting with the applicant
11/21/17
where deadlines and revised plans were reviewed.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
Staff conducted a routine field check and found a well-maintained
02/01/18
existing office building. There were no signs of trash or debris.
CS
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Pursuant to Area 2 of the DTLV-O (Downtown Las Vegas Overlay) and Title 19.08,
the following standards apply:
Standard Required/Allowed Provided Compliance
Min. Setbacks 20 Feet 25 Feet Y
Front 5 Feet 2 Feet *N
Side 15 Feet N/A N/A
Corner 15 Feet 25 Feet Y
Rear 15 Feet
Max. Lot Coverage 50% 59 % *N
Max. Building Height 35 Feet 22 Feet Y
*Applicant has requested a waiver to allow a reduced side setback and increased lot
coverage.
CS
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting
Pursuant to Area 2 of the DTLV-O (Downtown Las Vegas Overlay) and Title 19.08,
the following standards apply:
Landscaping and Open Space Standards
Standards Provided Compliance
Required
LANDSCAPE BUFFER WIDTHS
Min. Zone Width
North 8 Feet 0 Feet N*
South 8 Feet 0 Feet N*
East 8 Feet 0 Feet N*
West 15 Feet 15 Feet Y
*Waivers are requested to allow zero-foot wide perimeter landscape buffers along the north,
south and west property lines where eight feet is required.
Pursuant to Area 2 of the DTLV-O (Downtown Las Vegas Overlay) and Title 19.12,
the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
Office, other
6,381 SF 1:300 22
than listed
TOTAL SPACES REQUIRED 22 6 *N
Regular and Handicap Spaces Required 21 1 5 1 *N
Percent Deviation 72% *N
*Applicant has requested a waiver to allow reduced parking.
CS
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]
Staff Report Page Nine
April 10, 2018 - Planning Commission Meeting
Waivers
Requirement Request Staff Recommendation
Five-foot side yard setback is
required in the P-O To allow a two-foot
Denial
(Professional Office) zoning side yard setback.
district.
22 parking spaces are
To allow six parking
required for a 6,381 square-
spaces, 72 percent Denial
foot Office, Other than listed
deviation.
use.
50 percent lot coverage is
the maximum allowed in the To allow 59 percent
Denial
P-O (Professional Office) lot coverage
zoning district
To allow zero-foot
Eight-foot wide perimeter
wide landscape
landscape buffer are required
buffers along the Denial
along the north, south and
north, south and west
west property lines
property lines.
CS
VAR-72561
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ںฌ DzṲ●Ɔ╗●ЌḚ7ՁAЌCƆbAОDz7ОՁAЌฌ
ОDz ОՁAЌ
ՁОxxں7 ں゜ ں″फ7ए7 ںƥֱxफฌ
Ձİ77A Ő bĠ ●╗Dzb╗Ⓢ Ő Dzฌ
ִ 77ОՁA Ќ Ќ ●Ќ Ḛ ฌ
7 ںxㅡ̶ฎ7Ɔìù77ḚA╗Dz7Ɔ╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋⓒ7ฎɱ ںՙฎฌ
DzՁ㈠7ए7ો゜ֱธธƥֱxफฌ 77ՙxธ㈠ธฎՙ7 ںՙㅡㅡฌ
╗㈠Ḷ㈠7ОAŐAОDz╗ฌ
DzṲ●Ɔ╗●ЌḚ7Ɔ╗ⓈbbḶฌ
ƆùƆ╗DzҜฌ
Оผਙ㈾֭㌱ש7╗ħשк̬֭ฌ
DzՁ㈠7ए7ો゜ֱ ںՙƥֱxफฌ
╗㈠Ḷ㈠7ОAŐAОDz╗ฌ
ŐDzΎA7A╗ĠAŐ●7ִฌ
AƆƆḶb●A╗DzƆฌ
ธЌC7!ՁḶḶŐ7ACC●╗●ḶЌฌ
″ธ″7Ɔ㈠7ɱ╗Ġ7Ɔ╗ŐDzDz╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ ںxںฌ
Ɔγ֭֭ש7╗ħשк̬֭ฌ
DzՁ㈠7ए7ો゜ֱxƥֱxफฌ
DzṲ●Ɔ╗●ЌḚ7DzṲ╗DzŐ●ḶŐฌ
ḚŐACDzฌ DzՁDzЋA╗●ḶЌƆฌ
ںฌ DzṲ●Ɔ╗●ЌḚ7DzAƆ╗7ӧ!ŐḶЌ╗ỏ7DzՁDzЋA╗●ḶЌฌ
DzЋxxں7 ゜ ںฎफए ںƥֱxफฌ
Ő֭ﭨħ⎯ħਙ่⎯ฌ
DzՁ㈠7ए7ો゜ֱธธƥֱxफฌ
╗㈠Ḷ㈠7ОAŐAОDz╗ฌ
DzṲ●Ɔ╗●ЌḚ7Ɔ╗ⓈbbḶฌ
ƆùƆ╗DzҜฌ
●⎯⎯—֭₡7CŴ̬֭שฌ
x゜ ںx̶゜ ںฎฌ
Оผਙ㈾֭㌱ש7Ќਙ㈠̬ฌ
ںՙx″xㄦฌ
CผŴʉ่7Աੂ̬ฌ
ҜƆฌ
bγ֭㌱2֭₡7Աੂ̬ฌ
Ձ!Оฌ
DzՁ㈠7ए7ો゜ֱxƥֱxफฌ
ḚŐACDzฌ
ОŐİֱՙธㄦธՙ Ɔγ֭֭ש7Ќਙ㈠̬ฌ
ธฌ DzṲ●Ɔ╗●ЌḚ7ЌḶŐ╗Ġ7ӧƆ●CDzỏ7DzՁDzЋA╗●ḶЌ7
DzЋxxں7
ОŐİՙธㄦธՙ﹝DzЋxxںฌ
゜ ںฎफए ںƥֱxफฌ x̶゜ںx゜ںฎ
Ձİ77A Ő bĠ ●╗Dzb╗Ⓢ Ő Dzฌ
DzṲ●Ɔ╗●ЌḚ7Ɔ╗ⓈbbḶฌ
ƆùƆ╗DzҜฌ ִ 77ОՁA Ќ Ќ ●Ќ Ḛ ฌ
DzՁ㈠7ए7ો゜ֱ ںՙƥֱxफฌ
╗㈠Ḷ㈠7ОAŐAОDz╗ฌ 7 ںxㅡ̶ฎ7Ɔìù77ḚA╗Dz7Ɔ╗㈠ฌ
DzՁ㈠7ए7ો゜ֱ ںㅡƥֱxफฌ ՁAƆ7ЋDzḚAƆⓒ7ЌЋⓒ7ฎɱ ںՙฎฌ
╗㈠Ḷ㈠7ОAŐAОDz╗ฌ 77ՙxธ㈠ธฎՙ7 ںՙㅡㅡฌ
Оผਙ㈾֭㌱ש7╗ħשк̬֭ฌ
ŐDzΎA7A╗ĠAŐ●7ִฌ
AƆƆḶb●A╗DzƆฌ
ธЌC79ՁḶḶŐ7ACC●╗●ḶЌฌ
DzՁ㈠7ए7ો゜ֱxƥֱxफฌ
ḚŐACDzฌ
″ธ″7Ɔ㈠7ɱ╗Ġ7Ɔ╗ŐDzDz╗㈠ฌ
ںฌ DzṲ●Ɔ╗●ЌḚ7ÛDzƆ╗7ӧŐDzAŐỏ7DzՁDzЋA╗●ḶЌ7 ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ ںxںฌ
Aֱ ںxㄦ7 ゜ ںฎफए ںƥֱxफฌ
Ɔγ֭֭ש7╗ħשк̬֭ฌ
DzṲ●Ɔ╗●ЌḚ7DzṲ╗DzŐ●ḶŐฌ
╗DzŐ●ḶŐ
DzՁDzЋA╗●ḶЌƆ
DzՁDzЋA╗●ḶЌƆฌ
Ő֭ﭨħ⎯ħਙ่⎯ฌ
●⎯⎯—֭₡7CŴ̬֭שฌ
x゜ ںx̶゜ ںฎฌ
Оผਙ㈾֭㌱ש7Ќਙ㈠̬ฌ
ںՙx″xㄦฌ
CผŴʉ่7Աੂ̬ฌ
ҜƆฌ
bγ֭㌱1֭₡7Աੂ̬ฌ
Ձ9Оฌ
Ɔγ֭֭ש7Ќਙ㈠̬ฌ
ОŐİֱՙธㄦธՙ
ОŐİՙธㄦธՙ﹝DzЋxxธฌ
x̶゜ںx゜ںฎ
Ձİ77A Ő bĠ ●╗Dzb ╗Ⓢ Ő Dzฌ
ִ 77ОՁA Ќ Ќ ●Ќ Ḛ ฌ
7 ںxㅡ̶ฎ7Ɔìù77ḚA╗Dz7Ɔ╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋⓒ7ฎɱ ںՙฎฌ
77ՙxธ㈠ธฎՙ7 ںՙㅡㅡฌ
Оผਙ㈾֭㌱ש7╗ħשк̬֭ฌ
ŐDzΎA7A╗ĠAŐ●7ִฌ
AƆƆḶb●A╗DzƆฌ
ธЌC7*ՁḶḶŐ7ACC●╗●ḶЌฌ
″ธ″7Ɔ㈠7ɱ╗Ġ7Ɔ╗ŐDzDz╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ ںxںฌ
Ɔγ֭֭ש7╗ħשк̬֭ฌ
̶C7Ћ●DzÛ7ӧ ںỏฌ
Ő֭ﭨħ⎯ħਙ่⎯ฌ
●⎯⎯—֭₡7CŴ̬֭שฌ
゜ ںx̶゜ ںฎฌ
Оผਙ㈾֭㌱ש7Ќਙ㈠̬ฌ
ںՙx″xㄦฌ
CผŴʉ่7Աੂ̬ฌ
Ձ*Оฌ
bγ֭㌱֭₡7Աੂ̬ฌ
Ձ*Оฌ
ОŐİֱՙธㄦธՙ Ɔγ֭֭ש7Ќਙ㈠̬ฌ
x̶゜ںx゜ںฎ
ںฌ
̶C7Ћ●DzÛ7ӧ ںỏ7 DzЋxx̶ฌ
DzЋxx̶7 Ќ㈠╗㈠Ɔ㈠ฌ
Ձİ77A Ő bĠ ●╗Dzb ╗Ⓢ Ő Dzฌ
ִ 77ОՁA Ќ Ќ ●Ќ Ḛ ฌ
7 ںxㅡ̶ฎ7Ɔìù77ḚA╗Dz7Ɔ╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋⓒ7ฎɱ ںՙฎฌ
77ՙxธ㈠ธฎՙ7 ںՙㅡㅡฌ
Оผਙ㈾֭㌱ש7╗ħשк̬֭ฌ
ŐDzΎA7A╗ĠAŐ●7ִฌ
AƆƆḶb●A╗DzƆฌ
ธЌC7.ՁḶḶŐ7ACC●╗●ḶЌฌ
″ธ″7Ɔ㈠7ɱ╗Ġ7Ɔ╗ŐDzDz╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ ںxںฌ
Ɔγ֭֭ש7╗ħשк̬֭ฌ
̶C7Ћ●DzÛ7ӧธỏฌ
Ő֭ﭨħ⎯ħਙ่⎯ฌ
●⎯⎯—֭₡7CŴ̬֭שฌ
゜ ںx̶゜ ںฎฌ
Оผਙ㈾֭㌱ש7Ќਙ㈠̬ฌ
ںՙx″xㄦฌ
CผŴʉ่7Աੂ̬ฌ
Ձ.Оฌ
bγ֭㌱"֭₡7Աੂ̬ฌ
Ձ.Оฌ
ںฌ
̶C7Ћ●DzÛ7ӧธỏฌ
DzЋxxㅡ7 Ќ㈠╗㈠Ɔ㈠ฌ ОŐİֱՙธㄦธՙ Ɔγ֭֭ש7Ќਙ㈠̬ฌ
x̶゜ںx゜ںฎ
DzЋxxㅡฌ
Ձİ77A Ő bĠ ●╗Dzb ╗Ⓢ Ő Dzฌ
ִ 77ОՁA Ќ Ќ ●Ќ Ḛ ฌ
7 ںxㅡ̶ฎ7Ɔìù77ḚA╗Dz7Ɔ╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋⓒ7ฎɱ ںՙฎฌ
77ՙxธ㈠ธฎՙ7 ںՙㅡㅡฌ
Оผਙ㈾֭㌱ש7╗ħשк̬֭ฌ
ŐDzΎA7A╗ĠAŐ●7ִฌ
AƆƆḶb●A╗DzƆฌ
ธЌC7*ՁḶḶŐ7ACC●╗●ḶЌฌ
″ธ″7Ɔ㈠7ɱ╗Ġ7Ɔ╗ŐDzDz╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ ںxںฌ
Ɔγ֭֭ש7╗ħשк̬֭ฌ
̶C7Ћ●DzÛ7ӧ̶ỏฌ
Ő֭ﭨħ⎯ħਙ่⎯ฌ
●⎯⎯—֭₡7CŴ̬֭שฌ
゜ ںx̶゜ ںฎฌ
Оผਙ㈾֭㌱ש7Ќਙ㈠̬ฌ
ںՙx″xㄦฌ
CผŴʉ่7Աੂ̬ฌ
Ձ*Оฌ
ںฌ
̶C7Ћ●DzÛ7ӧ̶ỏฌ bγ֭㌱֭₡7Աੂ̬ฌ
DzЋxxㄦ7 Ќ㈠╗㈠Ɔ㈠ฌ Ձ*Оฌ
ОŐİֱՙธㄦธՙ Ɔγ֭֭ש7Ќਙ㈠̬ฌ
x̶゜ںx゜ںฎ
DzЋxxㄦฌ
Ձİ77A Ő bĠ ●╗Dzb ╗Ⓢ Ő Dzฌ
ִ 77ОՁA Ќ Ќ ●Ќ Ḛ ฌ
7 ںxㅡ̶ฎ7Ɔìù77ḚA╗Dz7Ɔ╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋⓒ7ฎɱ ںՙฎฌ
77ՙxธ㈠ธฎՙ7 ںՙㅡㅡฌ
Оผਙ㈾֭㌱ש7╗ħשк̬֭ฌ
ŐDzΎA7A╗ĠAŐ●7ִฌ
AƆƆḶb●A╗DzƆฌ
ธЌC7-ՁḶḶŐ7ACC●╗●ḶЌฌ
″ธ″7Ɔ㈠7ɱ╗Ġ7Ɔ╗ŐDzDz╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ ںxںฌ
Ɔγ֭֭ש7╗ħשк̬֭ฌ
●ƆḶҜDz╗Ő●b7Ћ●DzÛ7ӧ ںỏฌ
Ő֭ﭨħ⎯ħਙ่⎯ฌ
●⎯⎯—֭₡7CŴ̬֭שฌ
゜ ںx̶゜ ںฎฌ
Оผਙ㈾֭㌱ש7Ќਙ㈠̬ฌ
ںՙx″xㄦฌ
CผŴʉ่7Աੂ̬ฌ
Ձ-Оฌ
bγ֭㌱!֭₡7Աੂ̬ฌ
●ƆḶҜDz╗Ő●b7Ћ●DzÛ7ӧ ںỏฌ Ձ-Оฌ
ںฌ
DzЋxx″7 Ќ㈠╗㈠Ɔ㈠ฌ
ОŐİֱՙธㄦธՙ Ɔγ֭֭ש7Ќਙ㈠̬ฌ
x̶゜ںx゜ںฎ
DzЋxx″ฌ
Ձİ77A Ő bĠ ●╗Dzb ╗Ⓢ Ő Dzฌ
ִ 77ОՁA Ќ Ќ ●Ќ Ḛ ฌ
7 ںxㅡ̶ฎ7Ɔìù77ḚA╗Dz7Ɔ╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋⓒ7ฎɱ ںՙฎฌ
77ՙxธ㈠ธฎՙ7 ںՙㅡㅡฌ
Оผਙ㈾֭㌱ש7╗ħשк̬֭ฌ
ŐDzΎA7A╗ĠAŐ●7ִฌ
AƆƆḶb●A╗DzƆฌ
ธЌC7.ՁḶḶŐ7ACC●╗●ḶЌฌ
″ธ″7Ɔ㈠7ɱ╗Ġ7Ɔ╗ŐDzDz╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ ںxںฌ
Ɔγ֭֭ש7╗ħשк̬֭ฌ
●ƆḶҜDz╗Ő●b7Ћ●DzÛ7ӧธỏฌ
Ő֭ﭨħ⎯ħਙ่⎯ฌ
●⎯⎯—֭₡7CŴ̬֭שฌ
゜ ںx̶゜ ںฎฌ
Оผਙ㈾֭㌱ש7Ќਙ㈠̬ฌ
ںՙx″xㄦฌ
CผŴʉ่7Աੂ̬ฌ
Ձ.Оฌ
bγ֭㌱"֭₡7Աੂ̬ฌ
ںฌ
●ƆḶҜDz╗Ő●b7Ћ●DzÛ7ӧธỏ7 Ձ.Оฌ
DzЋxxՙ7 Ќ㈠╗㈠Ɔ㈠ฌ
ОŐİֱՙธㄦธՙ Ɔγ֭֭ש7Ќਙ㈠̬ฌ
x̶゜ںx゜ںฎ
DzЋxxՙฌ
Ձİ77A Ő bĠ ●╗Dzb ╗Ⓢ Ő Dzฌ
ִ 77ОՁA Ќ Ќ ●Ќ Ḛ ฌ
7 ںxㅡ̶ฎ7Ɔìù77ḚA╗Dz7Ɔ╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋⓒ7ฎɱ ںՙฎฌ
77ՙxธ㈠ธฎՙ7 ںՙㅡㅡฌ
Оผਙ㈾֭㌱ש7╗ħשк̬֭ฌ
ŐDzΎA7A╗ĠAŐ●7ִฌ
AƆƆḶb●A╗DzƆฌ
ธЌC7ՁḶḶŐ7ACC●╗●ḶЌฌ
DzՁ㈠7ए7ો̶ㅡƥֱฎफฌ
╗㈠Ḷ㈠7Ő●CḚDzฌ
ںธฌ
″ฌ ″ธ″7Ɔ㈠7ɱ╗Ġ7Ɔ╗ŐDzDz╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ ںxںฌ
DzՁ㈠7ए7ોธฎƥֱㅡफฌ
ԱⓈ●ՁC●ЌḚ7ĠDz●ḚĠ╗7
Ɔγ֭֭ש7╗ħשк̬֭ฌ
ŐḶЌ╗7DzՁDzЋA╗●ḶЌฌ
DzՁ㈠7ए7ોธธƥֱxफฌ
╗㈠Ḷ㈠7ОՁA╗Dzฌ
Ő֭ﭨħ⎯ħਙ่⎯ฌ
DzՁ㈠7ए7ો ںธƥֱxफฌ
ƆDzbḶЌC7ՁḶḶŐฌ
●⎯⎯—֭₡7CŴ̬֭שฌ
゜ ںx̶゜ ںฎฌ
Оผਙ㈾֭㌱ש7Ќਙ㈠̬ฌ
ںՙx″xㄦฌ
DzՁ㈠7ए7ો゜ֱxƥֱxफฌ
ḚŐACDzฌ CผŴʉ่7Աੂ̬ฌ
ՁОฌ
bγ֭㌱.֭₡7Աੂ̬ฌ
ںฌ
ОŐḶОḶƆDzC7DzAƆ╗7ӧŐḶЌ╗ỏ7DzՁDzЋA╗●ḶЌ7 ՁОฌ
DzЋxxฎ7 ゜ ںฎफए ںƥֱxफฌ
ОŐİֱՙธㄦธՙ Ɔγ֭֭ש7Ќਙ㈠̬ฌ
x̶゜ںx゜ںฎ
DzЋxxฎฌ
Ձİ77A Ő bĠ ●╗Dzb ╗Ⓢ Ő Dzฌ
ִ 77ОՁA Ќ Ќ ●Ќ Ḛ ฌ
7 ںxㅡ̶ฎ7Ɔìù77ḚA╗Dz7Ɔ╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋⓒ7ฎɱ ںՙฎฌ
77ՙxธ㈠ธฎՙ7 ںՙㅡㅡฌ
Оผਙ㈾֭㌱ש7╗ħשк̬֭ฌ
ŐDzΎA7A╗ĠAŐ●7ִฌ
AƆƆḶb●A╗DzƆฌ
ธЌC7"ՁḶḶŐ7ACC●╗●ḶЌฌ
DzՁ㈠7ए7ો̶ㅡƥֱฎफฌ
╗㈠Ḷ㈠7Ő●CḚDzฌ
ںธ7 ″ธ″7Ɔ㈠7ɱ╗Ġ7Ɔ╗ŐDzDz╗㈠ฌ
″ฌ ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ ںxںฌ
DzՁ㈠7ए7ોธฎƥֱㅡफฌ
ԱⓈ●ՁC●ЌḚ7ĠDz●ḚĠ╗7
Ɔγ֭֭ש7╗ħשк̬֭ฌ
ŐDzAŐ7DzՁDzЋA╗●ḶЌฌ
DzՁ㈠7ए7ોธธƥֱxफฌ
╗㈠Ḷ㈠7ОՁA╗Dzฌ
Ő֭ﭨħ⎯ħਙ่⎯ฌ
DzՁ㈠7ए7ો ںธƥֱxफฌ
ƆDzbḶЌC7"ՁḶḶŐฌ
●⎯⎯—֭₡7CŴ̬֭שฌ
゜ ںx̶゜ ںฎฌ
Оผਙ㈾֭㌱ש7Ќਙ㈠̬ฌ
ںՙx″xㄦฌ
DzՁ㈠7ए7ો゜ֱxƥֱxफฌ
ḚŐACDzฌ CผŴʉ่7Աੂ̬ฌ
ОŐḶОḶƆDzC7ÛDzƆ╗7ӧŐDzAŐỏ7DzՁDzЋA╗●ḶЌฌ Ձ"Оฌ
ںฌ
bγ֭㌱0֭₡7Աੂ̬ฌ
DzЋxxɱ7 ゜ ںฎफए ںƥֱxफฌ
Ձ"Оฌ
ОŐİֱՙธㄦธՙ Ɔγ֭֭ש7Ќਙ㈠̬ฌ
x̶゜ںx゜ںฎ
DzЋxxɱฌ
Ձİ77A Ő bĠ ●╗Dzb ╗Ⓢ Ő Dzฌ
ִ 77ОՁA Ќ Ќ ●Ќ Ḛ ฌ
7 ںxㅡ̶ฎ7Ɔìù77ḚA╗Dz7Ɔ╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋⓒ7ฎɱ ںՙฎฌ
77ՙxธ㈠ธฎՙ7 ںՙㅡㅡฌ
Оผਙ㈾֭㌱ש7╗ħשк̬֭ฌ
ŐDzΎA7A╗ĠAŐ●7ִฌ
AƆƆḶb●A╗DzƆฌ
ธЌC7ՁḶḶŐ7ACC●╗●ḶЌฌ
DzՁ㈠7ए7ો̶ㅡƥֱฎफฌ
╗㈠Ḷ㈠7Ő●CḚDzฌ
″ธ″7Ɔ㈠7ɱ╗Ġ7Ɔ╗ŐDzDz╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ ںxںฌ
DzՁ㈠7ए7ોธฎƥֱㅡफฌ
ԱⓈ●ՁC●ЌḚ7ĠDz●ḚĠ╗7
Ɔγ֭֭ש7╗ħשк̬֭ฌ
Ɔ●CDz7DzՁDzЋA╗●ḶЌฌ
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SUBJECT:
VAR-72562 - VARIANCE RELATED TO VAR-72561 - PUBLIC HEARING -
APPLICANT/OWNER: 626 SOUTH 9TH STREET, LLC - For possible action on a request for
a Variance TO ALLOW SIX PARKING SPACES WHERE 22 SPACES ARE REQUIRED on
0.16 acres at 626 South 9th Street (APN 139-34-810-066), P-O (Professional Office) Zone, Ward
3 (Coffin) [PRJ-72527]. Staff recommends DENIAL.
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
VAR-72562
ОŐİֱՙธㄦธՙ
x̶゜ںx゜ںฎ
VAR-72562
ОŐİֱՙธㄦธՙ
x̶゜ںx゜ںฎ
Agenda Item No.: 25.
SUBJECT:
ABEYANCE - RENOTIFICATION - SDR-72563 - SITE DEVELOPMENT PLAN REVIEW -
PUBLIC HEARING - APPLICANT/OWNER: 626 SOUTH 9TH STREET, LLC - For possible
action on a request for a Site Development Plan Review FOR A PROPOSED 4,107 SQUARE-
FOOT ADDITION TO AN EXISTING 2,274 SQUARE-FOOT OFFICE BUILDING WITH
WAIVERS TO ALLOW A TWO-FOOT SIDE YARD SETBACK WHERE FIVE FEET IS
REQUIRED, SIX PARKING SPACES WHERE 22 SPACES ARE REQUIRED, A 59
PERCENT LOT COVERAGE WHERE A MAXIMUM LOT COVERAGE OF 50 PERCENT
IS ALLOWED AND ZERO-FOOT WIDE PERIMETER LANDSCAPE BUFFERS ON THE
NORTH, SOUTH AND WEST PROPERTY LINES WHERE EIGHT FEET IS REQUIRED on
0.16 acres at 626 South 9th Street (APN 139-34-810-066), P-O (Professional Office) Zone, Ward
3 (Coffin) [PRJ-72527]. Staff recommends DENIAL.
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Traffic Notes from CLV Department of Public Works Traffic Engineering
4. Protest Postcards/E-Comment Log
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SDR-72563
ОŐİֱՙธㄦธՙ
x̶゜ںx゜ںฎ
SDR-72563
ОŐİֱՙธㄦธՙ
x̶゜ںx゜ںฎ
SDR 72563
626 South 9th Street, LLC
Existing Use
Total Use
Garces Avenue
Average Daily Traffic (ADT) 1,834
PM Peak Hour (heaviest 60 minutes) 147
This project will add approximately 45 trips per day on 9th St. and Garces Ave. Currently, 9th is at about 7 percent of
capacity and Garces is at about 15 percent of capacity. With this project, these capacities are expected to remain
unchanged.
Based on Peak Hour use, this development will add into the area roughly 6 additional cars, or about one every ten
minutes.
Note that this report assumes all traffic from this development uses all named streets.
Agenda Item No.: 26.
SUBJECT:
ABEYANCE - VAR-72572 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER:
CHETAK DEVELOPMENT CORPORATION - For possible action on a request for a Variance
TO ALLOW AN 871 SQUARE-FOOT SIGNAGE AREA WHERE 576 SQUARE FEET IS
THE MAXIMUM ALLOWED, TO ALLOW A 30-FOOT DISTANCE SEPARATION FROM
AN EXISTING FREESTANDING SIGN WHERE 100 FEET IS THE MINIMUM REQUIRED
AND TO ALLOW A PROPOSED 55-FOOT TALL FREESTANDING SIGN WHERE 40
FEET IS THE MAXIMUM ALLOWED on 1.89 acres at 2233 South Las Vegas Boulevard
(APN 162-03-410-007), C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-72534]. Staff
recommends DENIAL.
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 and Protest Comment Email Log and Letter
VAR-72572 [PRJ-72534]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 49
APPROVALS 5
JB
VAR-72572 [PRJ-72534]
Conditions Page One
April 10, 2018 - Planning Commission Meeting
** CONDITIONS **
VAR-72572 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. Off- premise signage shall not be permitted on the subject site per Title 19.10.160
Las Vegas Boulevard Scenic Byway Overlay District.
5. All sign animation shall conform to the “Animated Signs Containing a Changeable
Electronic Message” provisions identified in Title 19.08.120(B)(11).
6. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
JB
VAR-72572 [PRJ-72534]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant has requested a Variance to allow a 871 square-foot signage area where
576 square feet is the maximum allowed, to allow a 30-foot distance separation from an
existing monument sign where 100 feet is the minimum required and to allow a 55-foot
tall freestanding sign where 40 feet is the maximum allowed at an existing motel located
at 2233 South Las Vegas Boulevard.
ISSUES
A Variance is required to allow an 871 square-foot signage area where 576 square
feet is the maximum allowed. Staff does not support this request.
A Variance is required to allow a 30-foot distance separation from an existing
monument sign where 100 feet is the minimum required. Staff does not support this
request.
A Variance is required to allow a 55-foot tall freestanding sign where 40 feet is the
maximum allowed. Staff does not support this request.
ANALYSIS
The subject property is located within the Downtown Las Vegas Overlay and is subject
to Interim Downtown Las Vegas Development Standards (Appendix F) – Gateway
District and Las Vegas Boulevard Scenic Byway Overlay. The subject site is zoned C-2
(General Commercial). Per the Interim Downtown Las Vegas Development Standards
(Appendix F) freestanding signs within this commercial development must comply with
all Title 19.08 development standards and Title 19.10.160 Scenic Byway illumination
requirements, which require 75% exposed neon, animation, or any combination thereof.
The applicant is proposing to install the freestanding sign on the western perimeter of
the subject site adjacent to Las Vegas Boulevard.
As proposed the subject sign will provide a combination of 103 square-feet of exposed
neon letters spelling “Fun City” and a 672 square-foot 100 % animated LED video board
for a total of 775 square feet in signage area, which meets the Las Vegas Boulevard
Scenic Byway Overlay illumination requirements. In addition, the supporting pole
structure has been decorated with animated multi-colored circular back-lit cabinets.
JB
VAR-72572 [PRJ-72534]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
However, Title 19.08.120 requires that the total area of all freestanding and monuments
signs not exceed two square feet of sign area for each lineal foot of street frontage. The
Las Vegas Boulevard street frontage is approximately 288 feet which allows a total sign
area of 576 square feet. As proposed the new 775 square-foot freestanding sign and
existing 96 square-foot freestanding sign will provide a total of 871 square feet of total
freestanding sign area, which exceeds the 576 square feet that is allowed.
As proposed, the new freestanding sign will be located 30 feet, 9 inches from an
existing 96 square-foot pylon sign located on the subject site, where Title 19.08.120
development standards requires a 100-foot separation between freestanding signs on
the same lot or in the same development. Also, the proposed 55-foot overall height of
the new freestanding sign exceeds Title 19.08.120 development standards, which
indicates 40 feet as the maximum allowable height.
FINDINGS (VAR-72572)
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:
JB
VAR-72572 [PRJ-72534]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
JB
VAR-72572 [PRJ-72534]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
JB
VAR-72572 [PRJ-72534]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting
JB
VAR-72572 [PRJ-72534]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was conducted with the applicant to review
01/23/18 the application materials and submittal requirements for a Variance for
a proposed on premise Freestanding Sign use.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
During a routine site inspection staff observed the subject site as a
02/01/18
well maintained commercial development.
JB
VAR-72572 [PRJ-72534]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting
JB
VAR-72572 [PRJ-72534]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
JB
VAR-72572
ОŐİֱՙธㄦ̶ㅡ
x゜ںธɱ゜ںฎ
VAR-72572
ОŐİֱՙธㄦ̶ㅡ
x゜ںธɱ゜ںฎ
ОŐİֱՙธㄦ̶ㅡ
xธ゜ںธ゜ںฎ
VAR-72572 - REVISED
ОŐİֱՙธㄦ̶ㅡ
xธ゜ںธ゜ںฎ
VAR-72572 - REVISED
x̶゜ธฎ゜ںฎ
ОŐİֱՙธㄦ̶ㅡ
VAR-72572 - REVISED
ОŐİֱՙธㄦ̶ㅡ
xธ゜ںธ゜ںฎ
VAR-72572 - REVISED
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VAR-72572
VAR-72572 [PRJ-72534] - VARIANCE - APPLICANT/OWNER: CHETAK DEVELOPMENT CORPORATION
2233 SOUTH LAS VEGAS BOULEVARD
02/01/18
VAR-72572 [PRJ-72534] - VARIANCE - APPLICANT/OWNER: CHETAK DEVELOPMENT CORPORATION
2233 SOUTH LAS VEGAS BOULEVARD
02/01/18
VAR-72572
ОŐİֱՙธㄦ̶ㅡ
x゜ںธɱ゜ںฎ
ОŐİֱՙธㄦ̶ㅡ
x゜ںธɱ゜ںฎ
VAR-72572
ОŐİֱՙธㄦ̶ㅡ
VAR-72572 x゜ںธɱ゜ںฎ
Agenda Item No.: 27.
SUBJECT:
ABEYANCE - SUP-72576 - SPECIAL USE PERMIT - PUBLIC HEARING -
APPLICANT/OWNER: EMERALD INVESTMENTS SERIES 2, LLC - For possible action on
a request for a Special Use Permit FOR AN EXISTING SHORT-TERM RESIDENTIAL
RENTAL USE at 8616 Cremona Drive (APN 163-05-513-027), R-1 (Single Family Residential)
Zone, Ward 2 (Seroka) [PRJ-72514]. Staff recommends APPROVAL.
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 Postcards/Comment Forms/Letters and E-Comment Log
SUP-72576 [PRJ-72514]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 44
APPROVALS 0
DC
SUP-72576 [PRJ-72514]
Conditions Page One
April 10, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-72576 CONDITIONS
Planning
1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Short-
Term Residential Rental 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. The use shall not include the rental or occupancy of an accessory structure (Class
I or II), a tent, a trailer or a mobile unit.
4. All necessary business licenses shall be obtained in compliance with Title 6 prior to
any rental activities.
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.
DC
SUP-72576 [PRJ-72514]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is proposing to operate a Short-Term Residential Rental use within the
existing single-family dwelling at 8616 Cremona Drive.
The subject site has been operating as a Short-Term Residential Rental with a business
license issued on 12/20/16, but requires a Special Use Permit to continue operating
after 6/30/19 per Ordinance No. 6585.
ISSUES
Pursuant to Title 19.12, a Short-Term Residential Rental use is permitted in the R-1
(Single Family Residential) zoning district as a Conditional Use.
The applicant will not comply with the owner occupied requirements of the
conditional use regulations and therefore per Title 19.12.040 a Special Use Permit is
required.
The applicant has been operating a Short-Term Residential Rental at this site under
business license (#G64-08519) issued on 12/20/16. The applicant received
planning approval through a Conditional Use Verification (CUV-67944) issued on
11/28/16.
ANALYSIS
The subject property contains a single-family dwelling, is zoned R-1 (Single Family
Residential); and is subject to Title 19 requirements. The dwelling contains three
bedrooms per the Clark County Assessor’s records. The site is also developed with a
detached accessory structure. The Short-Term Residential Rental definition specifically
prohibits the rental or occupancy of an accessory structure (Class I or II), a tent, a trailer
or a mobile unit. Staff has included a recommended condition that includes that
restriction.
A Short-Term Residential Rental use is permitted in the R-1 (Single Family Residential)
zoning district as a Conditional Use. The proposed use would not meet the Conditional
Use Regulations requiring it to be owner occupied during each period the unit is rented;
therefore, per Title 19.12.040 a Special Use Permit is required.
DC
SUP-72576 [PRJ-72514]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
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 entire dwelling
unit or one or more individual rooms within 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. For purposes of this Title, this
use does not include the rental or occupancy of an accessory structure (Class I or II), a
tent, a trailer or a mobile unit. In the case of a single parcel containing more than one
dwelling unit, each dwelling unit constitutes a separate short-term residential rental
use.” Per the applicant’s justification letter date stamped on 01/19/18, the site is
currently licensed to operate as a Short-Term Residential Rental and complies with all
the requirements set forth in Title 19 including but not limited to being no closer than
660 feet to another short-term rental use. That applicant holds an existing valid
business license and states that they are timely in submitting their request for a Special
Use Permit and comply with all the requirements of a short-term residential rental use.
Additionally, the following analysis is required:
The Minimum Special Use Permit Requirements for this use include: (The requirements
marked with an asterisk cannot be waived.)
*1. The operator must obtain a business license to operate the use.
If this Special Use Permit is approved, the applicant will be required to obtain a
business license prior to operating.
*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.
*3. The use must comply with the City’s noise regulations as they apply to residential
uses, as well as any applicable provisions of the Municipal Code that may pertain
to odor nuisances.
The Code Enforcement Division will investigate noise and odor nuisance
allegations and take enforcement action when appropriate. Reports of violations
will be forwarded to the Business Licensing Division for action when appropriate.
DC
SUP-72576 [PRJ-72514]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
*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.
The Code Enforcement Division will investigate traffic and access obstruction
allegations and take enforcement action when appropriate. Reports of violations
will be forwarded to the Business Licensing Division for action when appropriate.
*6. The use is allowed in the P-O, O, C-1, C-2 and C-PB Zoning Districts only in
connection with the residential component of a mixed-use development or in a
dwelling unit permitted as a legal nonconforming use.
This condition does not apply, as the subject site is not zoned P-O, O, C-1, C-2
or C-PB.
*7. The maximum occupancy of the residential dwelling unit shall not exceed the
limits provided for in LVMC 6.75.090.
8. 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).
The proposed use meets this requirement, as the subject property is over 1,260
feet from the nearest Short-Term Residential Rental use.
The applicant has been operating a Short-Term Residential Rental at this site under
business license (#G64-08519) issued on 12/20/16. The applicant received planning
approval through a Conditional Use Verification (CUV-67944) issued on 11/28/16.
DC
SUP-72576 [PRJ-72514]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
Additional parking for a Short-Term Residential Rental is only required if the unit has
more than five bedrooms, at which point one additional space shall be required for
every two additional bedrooms or fractional portion thereof. The proposed Short-Term
Residential Rental has three bedrooms and therefore is not required to provide
additional parking.
The subject property is located within a residential neighborhood. The site meets the
distance separation requirement, is an established use with no public Code
Enforcement complaints against it, has been licensed since 11/28/16 and can be
conducted in a manner that is harmonious with the existing surrounding land uses.
Therefore, staff recommends approval subject to conditions.
FINDINGS (SUP-71248)
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:
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is physically suitable for the use as a Short-Term Residential
Rental.
The proposed Short-Term Residential Rental use will be accessed from Cremona
Drive, a 49-foot wide local street, which will provide adequate access for the
proposed use.
DC
SUP-72576 [PRJ-72514]
Staff Report Page Five
April 10, 2018 - 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.
The approval of the Special Use Permit on this subject property will be subject to
conditions of approval, business license approval, and compliance inspections to
assure it will not compromise the public health safety and welfare.
5. The use meets all of the applicable conditions per Title 19.12.
The proposed Short-Term Residential Rental use complies with all of the Special
Use Permit requirements listed in Title 19.12.
BACKGROUND INFORMATION
Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant where the
01/18/18 submittal requirements for a Special Use Permit for a Short-Term
Residential Rental were discussed.
DC
SUP-72576 [PRJ-72514]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
Field Check
Staff conducted a routine field check and found a well-maintained
02/02/18
single family dwelling.
DC
SUP-72576 [PRJ-72514]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
DC
SUP-72576
SUP-72576
ОŐİֱՙธㄦںㅡ
x゜ںธɱ゜ںฎ
ОŐİֱՙธㄦںㅡ
x゜ںธɱ゜ںฎ
SUP-72576
SUP-72576
ОŐİֱՙธㄦںㅡ
x゜ںธɱ゜ںฎ
SUP-72576 [PRJ-72514] - SPECIAL USE PERMIT - APPLICANT/OWNER: EMERALD INVESTMENTS SERIES 2, LLC
8616 CREMONA DRIVE
02/01/18
SUP-72576 [PRJ-72514] - SPECIAL USE PERMIT - APPLICANT/OWNER: EMERALD INVESTMENTS SERIES 2, LLC
8616 CREMONA DRIVE
02/01/18
PRJ-72514
01/29/18
SUP-72576
Agenda Item No.: 28.
SUBJECT:
GPA-72719 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: KB
HOME NEVADA, INC. - OWNER: MEXICAN GOLD & OIL EXPLORATION TRUST, ET
AL - For possible action on a request for a General Plan Amendment FROM: DR (DESERT
RURAL DENSITY RESIDENTIAL) TO: L (LOW DENSITY RESIDENTIAL) on 4.33 acres at
the northwest corner of Hickam Avenue and Pioneer Way (APN 138-03-305-006), Ward 4
(Anthony) [PRJ-72639]. Staff recommends APPROVAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Staff Report - GPA-72719 AND ZON-72722 [PRJ-72639]
3. Supporting Documentation - GPA-72719 AND ZON-72722 [PRJ-72639]
4. Photo(s) - GPA-72719 AND ZON-72722 [PRJ-72639]
5. Justification Letter - GPA-72719 AND ZON-72722 [PRJ-72639]
6. School Development Tracking Form from Clark County School District - GPA-72719 AND
ZON-72722 [PRJ-72639]
7. Protest/Support Postcards for GPA-72719 and ZON-72722 PRJ-72639]
GPA-72719 AND ZON-72722 [PRJ-72639]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 3
APPROVALS 1
SS
GPA-72719 AND ZON-72722 [PRJ-72639]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
ISSUES
A General Plan Amendment is requested to change the General Plan land use
designation from DR (Desert Rural Density Residential) to L (Low Density
Residential) on the subject property.
A Rezoning is requested to change the zoning designation of the subject property
from U (Undeveloped) [DR (Desert Rural Density Residential) General Plan
Designation] to R-1 (Single Family Residential).
A tentative map has not been submitted for this site that would exhibit more specific
development characteristics such as the number of lots and lot sizes.
ANALYSIS
The site is located in an area of residential character with varying lots sizes in each
direction. Lots to the east and south are located within city limits; lots to the north and
west are unincorporated. The neighboring lots within city limits average 5,775 square
feet to the east and 6,630 square feet to the south. Neighboring unincorporated lots to
the north and west are much larger, ranging from 0.47 acre to 1.34 acres. Lots to the
north and west are zoned R-E (Rural Estates Residential); lots to the east are zoned R-
PD8 (Residential Planned Development – 8 Units per Acre); and lots to the south are
zoned R-1 (Single Family Residential).
The adjacent lots located in unincorporated Clark County are within the Joint Land Use
Planning Area established by the Interlocal Agreement between the City of Las Vegas
and Clark County on 12/21/16. These properties are not within any “excepted” area,
which means that they would not be limited in their density should they be annexed in
the future. Properties within these County areas are currently limited to two dwelling
units per acre according to their Clark County land use designation.
SS
GPA-72719 AND ZON-72722 [PRJ-72639]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
The proposed L (Low Density Residential) General Plan designation generally permits
single-family detached homes on various lot sizes, including mobile and manufactured
homes. The L (Low Density Residential) designation supports the U (Undeveloped), R-
E (Residence Estates) R-D (Single Family Residential-Restricted), R-SL (Residential
Small Lot), R-1 (Single Family Residential) and R-MH (Mobile/Manufactured Home)
zoning districts, with a maximum gross density of 5.49 dwelling units per acre. The
proposed R-1 (Single Family Residential) zoning district would allow single family
residential residences with a minimum lot size of 6,500 square feet and lot widths of 60
feet. If the proposed designations are approved, a maximum of 23 units could be
constructed on the site, an increase of 13 units from the current DR (Desert Rural
Density Residential) designation, not excluding nonresidential area such as streets,
drainage areas or open space that would further decrease density.
The Clark County School District (CCSD) has commented on the impact future
development might have on the three levels of schools in the area. CCSD notes that
Ruth Deskin Elementary School, Justice Myron Leavitt Middle School and Centennial
High School are all over capacity for the 2017-18 school year. Ruth Deskin is 130
percent of capacity, Leavitt is 101 percent of capacity and Centennial is 122% of
program capacity. The specific impact cannot be projected until such time as a
tentative map showing a specific number of lots is submitted.
The most recent attempts at rezoning the property to a higher residential density have
either resulted in denial or withdrawal. The property had been successfully rezoned R-
PD2 in 2002 for a total of 10 lots; however, that approval expired in 2006 and the R-PD
District is no longer an option for rezoning through the Unified Development Code (Title
19). A request to rezone the property to R-CL (Single Family Compact-Lot) was denied
in 2014 and a request to rezone to R-1 (Single Family Residential) with no
accompanying development plans was withdrawn by the applicant without prejudice in
2016. Pursuant to Title 19.16.030 and 090, at least one year must elapse before
acceptance of an application for General Plan Amendment or Rezoning after withdrawal
of applications requesting the same classification (in this case to the L designation and
R-1 District); the proposal meets this criteria.
Consistent with its determinations in 2016, staff finds the proposed change to the L
(Low Density Residential) land use designation and R-1 (Single Family Residential)
zoning district to be compatible with the surrounding designations and districts on
surrounding residential properties. If these requests are denied, the property would
remain designated DR (Desert Rural Density Residential) by the General Plan and
zoned U (Undeveloped).
SS
GPA-72719 AND ZON-72722 [PRJ-72639]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
FINDINGS (GPA-72719)
Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following
conditions be met in order to justify a General Plan Amendment:
Adequate utilities will be extended to this area. The site is within one-quarter to
one-half mile of park and school facilities. Most commercial services are located
0.25 miles east, near U.S. 95 and Craig Road. Future residents would have easy
access to and from the site via U.S. 95 (interchange at Craig Road) and grade
separation over U.S. 95 at Alexander Road.
There are no special area plans that apply to the subject site. The Newly
Developing Areas section of the Las Vegas 2020 Master Plan recommends the
provision of more diversity in housing choices for residents, greater walkability
both within neighborhoods and to area amenities, and access to public
transportation. Careful site planning will ensure that any proposed residential
development on this site would be able to meet these goals.
SS
GPA-72719 AND ZON-72722 [PRJ-72639]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
FINDINGS (ZON-72722)
With approval of the proposed General Plan Amendment to the L (Low Density
Residential) designation, the proposed rezoning of the subject site to R-1 (Single
Family Residential) would conform to the City’s General Plan.
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.
The proposed R-1 (Single Family Residential) zoning district will allow single
family residential land uses that will be compatible with the low and rural densities
established on neighboring properties.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
The site is bordered on three sides by Pioneer Way, Hickam Avenue and Tioga
Way, all 60-foot Minor Collectors, as designated by the Title 13 Street
Classification system. When fully improved, these streets will have appropriate
capacity to meet the requirements of the proposed R-1 (Single Family Residential)
zoning district.
SS
GPA-72719 AND ZON-72722 [PRJ-72639]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
SS
GPA-72719 AND ZON-72722 [PRJ-72639]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss
02/04/18 submittal requirements for a General Plan Amendment and Rezoning
of the subject site.
SS
GPA-72719 AND ZON-72722 [PRJ-72639]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting
Neighborhood Meeting
A required neighborhood meeting was held at the Durango Hillis
Community Center/YMCA at 3521 North Durango Drive, Las Vegas to
discuss the proposed change in density and zoning. There were 15
members of the public in attendance, as well as four members of the
development team, one member of the Ward 4 City Council Office and
one Department of Planning staff member.
Field Check
The site is undeveloped, enclosed by temporary chain link fencing.
Mounds of dirt are stockpiled in various locations. Hickam Avenue and
Tioga Way are partially unimproved, and above ground utility lines are
03/01/18
situated in the right-of-way adjacent to the site. The site abuts the rear
and side yards of two single family homes and accessory storage
along the north property line.
SS
GPA-72719 AND ZON-72722 [PRJ-72639]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting
SS
GPA-72719 AND ZON-72722 [PRJ-72639]
Staff Report Page Nine
April 10, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
SS
GPA-72719
ОŐİֱՙธ″̶ɱ
xธ゜ธx゜ںฎ
GPA-72719
ОŐİֱՙธ″̶ɱ
xธ゜ธx゜ںฎ
GPA-72719
CITY FAIR ST
HORIZON HOM
N TIOGA WAY
TOR DERO ST
RNP
ES ST
HELENA AVE
N BUFFALO DR
MAST HEAD ST
DR
R
N PIONEER WAY
SUBJECT
HICKAM AVE
THUND ER TWICE ST
L
PROPERTY DAILY DOUBLE AVE
SAND PEBBLE LN ML
SPRING CREST LN
FLORINE AVE
HOLLYWOOD PARK AVE
WILD MAGIC ST
EXCALIBUR AVE
± W ALEXANDER RD
PERFECT DAY AVE
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▷ਙ่ħ่ف㈠ฌ
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ìħ่₡7ผ֭فŴผ₡⎯ⓒฌ
ՁਙผŴ7Cผ֭㈾Ŵฌ
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ՁŴʉ7Ḷ⑾⑾ħ㌱֭⎯7ਙ⑾7İŴੂ7Աผਙʉ่ฌ
ӧՙxธỏ7ㄦɱฎֱںㅡxฎฌ
ОŐİֱՙธ″̶ɱ
SUBJECT:
ZON-72722 - REZONING RELATED TO GPA-72719 - PUBLIC HEARING - APPLICANT:
KB HOME NEVADA, INC. - OWNER: MEXICAN GOLD & OIL EXPLORATION TRUST,
ET AL - For possible action on a request for a Rezoning FROM: U (UNDEVELOPED) [DR
(DESERT RURAL DENSITY RESIDENTIAL) GENERAL PLAN DESIGNATION] TO: R-1
(SINGLE FAMILY RESIDENTIAL) on 4.33 acres at the northwest corner of Hickam Avenue
and Pioneer Way (APN 138-03-305-006), Ward 4 (Anthony) [PRJ-72639]. Staff recommends
APPROVAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
ZON-72722
ОŐİֱՙธ″̶ɱ
xธ゜ธx゜ںฎ
ZON-72722
ОŐİֱՙธ″̶ɱ
xธ゜ธx゜ںฎ
ZON-72722
R-E
W CRAIG RD
R-PD5
R-PD2
N TIOGA WAY
U(RE)
HELENA AVE
R-D
U(DR)
N BUFFALO DR
SUBJECT
HICKAM AVE
PROPERTY
R-1
± W ALEXANDER RD
Planned Development
702-229-6301
Home Residence C-2 - General Commercial PD - Planned Development
R-1 - Single Family Date: Thursday, March 01, 2018
Residential
R-MHP - Residential Mobile/ C-PB - Planned Business Subject Property
Manufactured Home Park T-C - Town Center
R-CL - Single-Family Park
Compact-Lot P-R - Professional Offices
and Parking
Agenda Item No.: 30.
SUBJECT:
GPA-72727 - GENERAL PLAN AMENDMENT - PUBLIC HEARING -
APPLICANT/OWNER: PARAMOUNT FUND II, LLC - For possible action on a request for a
General Plan Amendment FROM: O (OFFICE) TO: SC (SERVICE COMMERCIAL) on 3.21
acres at the northwest corner of Ann Road and Leggett Road (APNs 125-28-801-014, 016 and
018), Ward 6 (Fiore) [PRJ-72629]. Staff recommends DENIAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends DENIAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report - GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND
SDR-72731 [PRJ-72629]
3. Supporting Documentation - GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-
72731 [PRJ-72629]
4. Photo(s) - GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-
72629]
5. Justification Letter - GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731
[PRJ-72629]
6. Protest Postcard for GPA-72727 and ZON-72728 [PRJ-72629] and Protest E-Comment Log
for GPA-72727, ZON-72728, VAR-72941, SUP-72730 and SDR-72731 [PRJ-72629]
GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED 23 - GPA-72727
20 - ZON-72728, VAR-72491,
SUP-72730 and SDR-72731
NE
GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Conditions Page One
April 10, 2018 - Planning Commission Meeting
** CONDITIONS **
VAR-72941 CONDITIONS
Planning
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-72730 CONDITIONS
Planning
1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Car
Wash, Full Service or Auto Detailing use.
NE
GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Conditions Page Two
April 10, 2018 - Planning Commission Meeting
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-72731 CONDITIONS
Planning
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 02/20/18, except as amended by conditions
herein.
5. A Waiver from Title 19.08 is hereby approved, to allow the buildings to not be
oriented to the corner and street frontages where such is required.
NE
GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Conditions Page Three
April 10, 2018 - Planning Commission Meeting
6. A Waiver from Title 19.08 is hereby approved, to allow the car wash bay and drive
through lane to face the public right-of-way where such is not allowed.
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. 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. 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.
13. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
14. Grant Public Pedestrian Access Easements for all public sidewalks located outside
the public right-of-way.
NE
GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Conditions Page Four
April 10, 2018 - Planning Commission Meeting
15. Construct all incomplete half-street improvements on Ann Road and Leggett Road
per current City of Las Vegas standards adjacent to 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.
16. 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.
17. 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.
18. Submit a License Agreement for landscaping and private improvements in the Ann
Road and Leggett Road 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).
19. 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 the rear of the structure.
20. 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
NE
GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Conditions Page Five
April 10, 2018 - Planning Commission Meeting
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.
21. 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
GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant has proposed to construct a 25,350 square-foot shopping center that
includes a convenience store with car wash, full pumps and canopy, and tenant space
for a drive through restaurant and retail shops on 3.21 acres at the northwest corner of
Ann Road and Leggett Road.
ISSUES
NE
GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
ANALYSIS
The subject site consists of three, contiguous 1.07-acre parcels adjacent to the
northwest corner of Ann Road and Leggett Road. The 3.21-acre subject site is currently
zoned P-R (Professional Office and Parking) with a General Plan designation of O
(Office). If approved, the applicant will be required to re-map the separate parcels into
one single parcel or a commercial subdivision prior to the issuance of building permits.
The applicant has proposed to amend the General Plan from O (Office) to SC (Service
Commercial), which would allow low to medium intensity retail, office, or other
commercial uses that serve primarily local area patrons. Examples include
neighborhood shopping centers, theaters, and other places of public assembly and
public and semi-public uses. This category could also include offices either singly or
grouped as office centers with professional and business services. The Service
Commercial category may also allow mixed-use development with a residential
component where appropriate.
The proposed SC (Service Commercial) land use designation would allow uses such as
restaurants with drive throughs, retail shops, beauty salons, convenience stores, and
movie theaters which are too intense for residential adjacency. The current designation
of O (Office) is appropriate for residential adjacency as it provides a buffer for the
residents from more intense commercial uses such as the proposed shopping center.
Staff is recommending denial of the proposed General Plan Amendment.
Rezoning
The subject site is currently zoned P-R (Professional Office and Parking) which is
intended to allow for office uses in an area which is predominantly residential but
because of traffic and other factors is no longer suitable for the continuation of low
density residential uses. This district is designed to be a transitional zone to allow low
intensity administrative and professional offices such as medical, dental, and law
offices. These uses are characterized by a low volume of direct daily client and
customer contact in order to decrease the impact to adjacent residential uses. The P-R
The P-R (Professional Office and Parking) district is consistent with the subject sites
current General Plan designation of O (Office).
NE
GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
The applicant has proposed to rezone the subject site from P-R (Professional Office and
Parking) to C-1 (Limited Commercial). The C-1 (Limited Commercial) district is
intended to provide most retail shopping and personal services, and should be confined
to the intersections of primary and secondary thoroughfares along major retail corridors.
The subject site is adjacent to a primary arterial and a local street that carries mostly
residential traffic. This particular section of Ann Road is predominantly residential, and
not a retail corridor. The C-1 (Limited Commercial) zoning district would be consistent
with the proposed SC (Service Commercial) category of the General Plan.
Additionally, the C-1 (Limited Commercial) zoning district allows such land uses as
Clinics, General Personal Services (e.g. beauty salons and dry cleaners), restaurants,
health clubs, and rental stores by right. Other land uses such as auto brokers, auto
smog check facilities, auto parts stores with accessory installation, automobile
repossession agencies, and social service providers are conditional uses in the C-1
(Limited Commercial) zoning district. These particular uses are permitted as long as
they meet the conditions specified by Title 19.12.070. With a majority of these
requirements being related to parking requirements and office area, these uses would
meet the conditions set forth by Title 19.12.070 and would therefore be permitted in the
proposed shopping center adjacent to detached, single family homes. These land uses
are too intense to be located 20 feet from residential properties, and staff is
recommending denial of the rezoning request.
Variance
All property to be developed for nonresidential or multifamily residential use that is
located adjacent to (share a common property line) property which is zoned R-E, R-D,
R-1, R-SL or R-CL, shall conform to the Residential Adjacency Standards set forth in
Title 19.08. The Residential Adjacency Standard is measured by drawing a line from the
property line of a protected property at a 3:1 slope directly into the property subject to
the standards. In this instance, the proposed single-story building structures are 22 feet,
eight-inches tall, or 23 feet. At a 3:1 ratio, the proposed structures are required to be set
back 69 feet. The applicant has proposed to construct the structures at the minimum
setback line for the C-1 (Limited Commercial) zoning district, which is 20 feet from the
rear property line, and they have proposed a 20-foot side setback where 10 feet would
be required if not adjacent to residentially zoned property. The proposed 20-foot
setback is not sufficient to buffer the adjacent residential properties from the errant
lighting and sounds associated with a 25,350 square-foot shopping center. Land uses
that commonly occur within this zoning district such as the proposed fast-food
restaurants with drive through and convenience stores are open late into the evening, if
not 24-hours and will be intrusive and disruptive to the adjacent residential properties.
Staff finds the Variance request to be a self-imposed hardship and preferential in
nature; therefore, staff recommends denial of the Variance request.
NE
GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
The Minimum Special Use Permit Requirements for this use include:
1. Requirement 1: Each wash bay shall have a stacking lane that will accommodate
at least 6 cars.
The proposed use meets this requirement as the stacking lane demonstrated on
the site plan accommodates six vehicles, plus one vehicle in the wash tunnel.
Although the proposed use has met the minimum Special Use Permit Requirements set
forth by Title 19, staff finds the use to be too intense for residential adjacency, as the
proposed automated car wash would be located approximately 105 feet from the
existing single family residences to the west, and is recommending denial of the Special
Use Permit application.
The elevations depict single-story structures with stucco facades accented with stone
veneers which present a cohesive and orderly environment. When adjacent to
residential property, in order to utilize the minimum required setbacks set forth by Title
19.08 for the proposed C-1 (Limited Commercial) zoning district, the height is limited to
15 feet. When the proposed structures exceed 15 feet in height, Residential Adjacency
NE
GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting
Standards must be adhered to. In this case, the proposed single-story structures are
approximately 23 feet in height and require a 69-foot setback from the residentially
zoned properties to the north and west. Staff is not supporting the Variance request to
deviate from this standard.
Proposed landscaping materials include ‘Shoestring Acacia’ trees accented with ‘Desert
Cassia’ and ‘Angelita Daisy’ shrubs, which are all appropriate for a desert climate such
as ours. The perimeter landscape buffer areas adjacent to the right-of-way depict
‘Shoestring Acacia’ trees planted every 30 feet on-center. Title 19.08 requires perimeter
landscape buffer tress to be planted every 20 feet on-center unless utilizing an
alternative planting pattern. Staff has included a Condition of Approval to ensure the
perimeter landscape buffer areas adjacent to the right-of-way are planted in accordance
with Title 19.08. The applicant has proposed to plant the ‘Shoestring Acacia’ trees every
15 feet on-center within the interior landscape buffer areas to increase the density of
plant materials buffering the adjacent residential homes.
The subject site shares a northern and western property line with existing, detached
single family homes on lots ranging in size from 0.18-acres to 1.07 -acres in size. When
commercially zoned property is proposed adjacent to residentially zoned and used
property, Residential Adjacency Standards are in place to protect the adjacent
residential properties from the intense land uses that usually occur within commercially
zoned properties. The applicant has proposed to construct a shopping center with a 20-
foot setback to the building structures, and an eight-foot setback to the drive through
lane with order box from existing single family residences to the north and west. The
intensity proposed is not compatible with the surrounding residential uses, nor can the
proposed uses be conducted in a harmonious or compatible manner with the adjacent
residential properties; therefore, staff is recommending denial of all applications.
FINDINGS (GPA-72727)
Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following
conditions be met in order to justify a General Plan Amendment:
NE
GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting
The SC (Service Commercial) General Plan designation supports the C-1 (Limited
Commercial) as requested by the applicant in the Rezoning application, which is
too intense for direct adjacency to existing single family homes to the north and
west of the subject site.
There are adequate facilities to accommodate the uses and densities permitted by
the proposed General Plan Amendment.
The Centennial Hills Sector Plan provides specific design standards for
neighborhoods that include buffering these residential neighborhoods from
intense development such as the proposed shopping center. The proposed
development does not support the recommendations set forth by the Centennial
Hills Sector Plan to protect residential neighborhoods from dense, use intensive
developments.
FINDINGS (ZON-72728)
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
GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting
If approved, such land uses as Clinics, General Personal Services (e.g. beauty
salons and dry cleaners), restaurants, health clubs, and rental stores would be
permitted in the C-1 (Limited Commercial) zoning district by right. These land
uses are too intense to be located 20 feet from residential properties.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
The existing development directly adjacent to the subject site is detached, single
family residences. This existing residential development does not indicate the
need for the requested rezoning as it would allow intense, commercial land uses
directly adjacent to residential property.
Ann Road is a 100-foot Primary Arterial as defined by the Master Plan of Streets
and Highways and is adequate in size to meet the needs of a shopping center.
Leggett Road is a local street as defined by Title 13, which is designed to carry a
combination of light commercial and residential traffic between minor collectors,
major collectors and primary arterials that does not function as a collector or
arterial.
FINDINGS (VAR-72941)
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:
NE
GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting
FINDINGS (SUP-72730)
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:
The proposed land use is too intense for residential adjacency as the General
Plan has the subject site designated for an office use that would provide for small
lot office conversions and for large planned office areas office as a transition along
primary and secondary streets from residential and commercial uses. A use other
than an office use approved for this site would not provide the residential
properties the necessary buffer and transition zone from intense commercial uses.
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is adjacent to residentially zoned property to the north and west.
Although the car wash itself meets residential adjacency standards itself, it is part
of a shopping area that is too intense for residential adjacency and is not
physically suited for the type and intensity of the development.
NE
GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page Nine
April 10, 2018 - Planning Commission Meeting
Ann Road is a 100-foot Primary Arterial as defined by the Master Plan of Streets
and Highways and is adequate in size to meet the needs of a shopping center.
Leggett Road is a local street as defined by Title 13, which is designed to carry a
combination of light commercial and residential traffic between minor collectors,
major collectors and primary arterials that does not function as a collector or
arterial.
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 requested Special Use Permit does not support the Las
Vegas 2020 Master Plan, which stresses the importance of infill development to
be compatible with the existing surroundings. The subject site was formally three
residentially zoned properties who were rezoned to P-R (Professional Office and
Parking) in order to provide the remaining single family detached homes that
surround the site a buffer to more intense commercial land uses. Amending the
General Plan and rezoning the subject site to C-1 (Limited Commercial) will allow
a commercial shopping center to development directly adjacent to detached single
family homes which do not meet the objectives of the General Plan for compatible
infill development.
5. The use meets all of the applicable conditions per Title 19.12.
The Las Vegas 2020 Master Plan The proposed Car Wash, Full Service or Auto
Detailing use meets the minimum Special Use Permit requirements set forth by
Title19.12.
FINDINGS (SDR-72731)
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:
The proposed development is not compatible with the adjacent detached single
family homes as evidenced by the need for a Variance to allow a 20-foot setback
where Residential Adjacency Standards require a 3:1 slope, or 69 feet for 23-foot
tall buildings.
NE
GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page Ten
April 10, 2018 - Planning Commission Meeting
2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;
The proposed development is not consistent with the General Plan as evidenced
by the General Plan Amendment and companion rezoning requests. The
proposed development does not meet residential adjacency standards which
require a 3:1 slope when adjacent to residential, and a Variance has been
requested to relieve the applicant of this requirement. In addition, Waivers have
been requested to allow a service lane, or drive through, and a car wash bay to
face the public right-of-way where such is prohibited.
Site access is provided by both Ann Road and Leggett Road. The Traffic Division
of Public Works will work with the applicant during the construction phase to
ensure curb cuts and medians are installed in a manner to not negatively impact
these adjacent roadways.
4. Building and landscape materials are appropriate for the area and for the
City;
The applicant has proposed 24-inch box ‘Shoestring Acacia’ trees with ‘Desert
Cassia’ and ‘Angelita Daisy’ shrubs for the landscape islands and perimeter buffer
areas; and stucco with stone veneer accents for the building materials, which are
all appropriate for the area and the City.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
NE
GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page Eleven
April 10, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
NE
GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page Twelve
April 10, 2018 - Planning Commission Meeting
NE
GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page Thirteen
April 10, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
02/05/18 requirements for a General Plan Amendment, Rezoning, Special Use
Permit, and Site Development Plan Review were discussed.
Neighborhood Meeting
A neighborhood meeting is scheduled for April 5, 2018 at 6:00 p.m. at
04/05/18 the Centennial Hills Community Center YMCA located at 6601 North
Buffalo Drive, 89131.
Field Check
Staff performed a routine field check where the subject site was
03/01/18
observed. Nothing of concern was noted by staff.
NE
GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page Fourteen
April 10, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
NE
GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page Fifteen
April 10, 2018 - Planning Commission Meeting
NE
GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page Sixteen
April 10, 2018 - Planning Commission Meeting
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
Shopping
25,350 SF 1:250 SF 102
Center
TOTAL SPACES REQUIRED 102 102 Y
Regular and Handicap Spaces Required 96 6 97 5 Y
Loading
25,350 SF 2 2 Y
Spaces
NE
GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page Seventeen
April 10, 2018 - Planning Commission Meeting
Waivers
Requirement Request Staff Recommendation
To allow a portion of
An eight-foot wide landscape
the north and west
buffer along the north and Denial
landscape buffer to
west property line.
be seven feet wide.
Buildings on corner lots To not orient the
should be oriented to the buildings to the
corner and to the street corner, nor make a
Denial
fronts, and should make a strong tie to the
strong tie to the building lines building lines of each
of each street. street.
Openings to the wash bay
doors shall not face public
To allow the wash
rights-of-way and shall be
bay to face the public Denial
designed to minimize the
right-of-way.
visual intrusion into adjoining
properties.
Drive through lanes (service
zones) shall be located to the
rear, side or in an internal To allow the drive
location where visibility from through lane to face
Denial
public rights-of-way and the public right-of-
views from neighboring way.
buildings and properties will
be minimized.
NE
GPA-72727
ОŐİֱՙธ″ธɱ
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GPA-72727
RED GULL ST
TC
DRIFT BOAT ST
BLUE CHARM AVE
JANELL DR
OCEAN BEACH DR
BERWICK FALLS LN
HEATHERWOOD ST
CLIFF POINT CT
SANDRIDGE CT
CENTRALIA ST
MISSION POINT LN
N CIMARRON RD
LEGGETT RD
SAVANT CT
KIOWA CIR
PEBBLE ROCK DR
SUBJECT
W ANN RD
PROPERTY
WHITE LEAF CT
RIVERWOOD CT
DEEP STONE AVE HIGH DESERT DR VISTA SUNRISE DR
DESERT VALLEY DR
DESERT SPRING RD
ESCALLONIA ST
BIG SKY LN
LN
PAINTED
VALL
TA
ARM CT BRONZEWOOD AVE
IRISH SPRING ST
VIS
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ML
AL
GO RGE D
ROY
ROSE HILLS ST
BUCKWOOD CT
DESERT WILLOW DR
I
LL
R
RO
MILKWOOD LN
KIMWOOD AVE
PR-OS
AEGEAN WAY
±
ALABASTER CT
R
W HAMMER LN
SU NSET D
WAVING SAG E DR
GOL Y
F ER A TI
S W N
OA S
IS D CT TE
R PE D
AS M
ES
PAINTED
A
C
T
FROM O TO SC
General Plan Amendment
RNP - Rural Neighborhood MLA - Medium - Low Attached GTC - Tourist Commercial PF-CC Public Facility
Preservation
LVMD - Las Vegas Medical
Clark County 1500' Buffer
RE - Rural Estates M - Medium
District TC - Town Center
GIS maps are normally produced
DR - Desert Rural
H - High LI/R - Light Industrial / Research City Limits only to meet the needs of the City.
RC - Resource Conservation Due to continuous development activity
PCD - Planned Community this map is for reference only.
R - Rural O - Office Geographic Information System
Development C - Downtown - Commercial
Not City Planning & Development Dept.
702-229-6301
L - Low SC - Service Commercial PR-OS - Park/Recreation/
MXU - Downtown - Mixed Use
Open Space Date: Thursday, March 01, 2018
GC - General Commercial TND - Tradional Neighborhood
Subject Property
ML - Medium - Low PF - Public Facility
Development
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Ḷ Ő
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b
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ⓈЌC7●●7ՁՁbⓒฌ ںՙֱںธฎฌ
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ĠDzŐԱƆ╗ฌ
İⓈŐ●ƆC●b╗●ḶЌ̬ฌ AОЌ̬ฌ
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AЌЌ7゜7ՁDzḚḚDz╗
xธ゜ธx゜ںฎ
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b
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ĠDzŐԱƆ╗ฌ
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AЌЌ7゜7ՁDzḚḚDz╗
bħੂש7ਙ⑾7ՁŴ⎯7Ћ֭فŴ⎯7ОкŴ่่ħ่ف7Ŵ่₡7Ύਙ่ħ่فฌ
̶̶̶7Ќਙผשγ7ŐŴ่㌱γਙ7Cผħ֭ﭨฌ
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C֭Ŵผ7Ҝ⎯7Dz₡₡ਙʉ֭⎯̬ฌ
Û֭7ผ֭ש⎯֭—׀7ੂਙ—ผ7㌱ਙ่⎯ħ₡֭ผŴשħਙ่7⑾ਙผ7ผ֭㌱кŴ⎯⎯ħ⑾ħ㌱Ŵשħਙ่7ਙ⑾7שγ֭7Ŵ⇡ਙ֭ﭨ7こ่֭שħਙ่֭₡7ऑผਙऑ֭ผשħ֭⎯⊿7Ŵ7̶㈠ธں7Ŵ㌱ผ֭ฌ
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⎯שਙผ֭7⑾—֭кħ่ف7⎯שŴשħਙ่7ʉħשγ7₡ผħ֭ﭨ7שγผਙ—فγ7㌱Ŵผ7ʉŴ⎯γ㈠77╗γ֭7㌱ਙ่่֭ﭨħ่֭㌱֭7⎯שਙผ֭゜⑾—֭кħ่ف7⎯שŴשħਙ่7ผ֭⎯ש⎯֭—׀ฌ
ऑ֭ผこħ⎯⎯ħਙ่7שਙ7⎯֭кк7ਙ⑾⑾ֱऑผ֭こħ⎯֭7⇡֭֭ผ7Ŵ่₡7ʉħ่֭㈠7Dzゥħ⎯שħ่ف7㌱ਙ่₡ħשħਙ่⎯7ħ่₡ħ㌱Ŵ֭ש7Ŵ7ऑкŴ㌱֭7ਙ⑾7ʉਙผ⎯γħऑ7ħ่ฌ
שγ֭7㌱ਙここ֭ผ㌱ħŴк7㌱่֭֭שผ7ਙऑऑਙ⎯ħ֭ש7Ձ֭ש֭فف㈠77Ɔγਙ—к₡7שγŴש7֭⎯שŴ⇡кħ⎯γこ่֭ש7γŴ֭ﭨ7Ŵ่7ਙ㌱㌱—ऑŴ่㌱ੂ7ऑ֭ผこħש7Ŵฌ
ʉŴħ֭ﭨผ7ਙ⑾7שγ֭7ㅡxx7⑾ਙਙש7₡ħ⎯שŴ่㌱֭7ผ֭—׀ħผ֭7ħ⎯7ผ֭֭ש⎯֭—׀₡㈠ฌ
╗γ֭7⎯ħ֭ש7γŴ⎯7⇡่֭֭7₡֭⎯ħ่֭ف₡7שਙ7Ŵﭨਙħ₡7⎯֭⇡שŴ㌱=ⓒ7ऑผਙゥħこħੂשⓒ7ऑŴผ=ħ่ف7Ŵ่₡7ਙผħ่֭שŴשħਙ่7ʉŴħ֭ﭨผ⎯7Ŵ⎯7㌱ਙ₡֭ฌ
Ŵऑऑкħ֭⎯7שਙ7㌱Ŵผ7ʉŴ⎯γ֭⎯㈠77A₡₡ħשħਙ่Ŵккੂⓒ7Ŵ7₡֭שŴ㌱γ֭₡7⎯ħ₡֭ʉŴк=7㌱ผਙ⎯⎯7⎯֭㌱שħਙ่7ħ⎯7ऑผਙऑਙ⎯֭₡7Ŵкਙ่⎯فħ₡֭7Ŵฌ
⇡ħ=֭7кŴ่֭7שਙ7ऑผਙﭨħ₡֭7Ŵ7⎯Ŵ⑾֭ผ7่֭ﭨħผਙ่こ่֭ש㈠7777A่7ħ่֭⎯่֭ש7кŴ่₡⎯㌱Ŵऑ֭7⇡—⑾⑾֭ผ7ħ⎯7ऑผਙﭨħ₡֭₡7⇡֭שʉ่֭֭7שγ֭ฌ
⇡—ħк₡ħ่⎯ف7Ŵ่₡7Ŵ₡㈾Ŵ㌱่֭ש7ผ֭⎯ħ₡่֭שħŴк7▷ਙ่֭₡7ऑผਙऑ֭ผשħ֭⎯㈠ฌ
Û֭7ผ֭ש⎯֭—׀7Ŵ7ऑผֱ֭Ŵऑऑкħ㌱Ŵשħਙ่7㌱ਙ่⑾֭ผ่֭㌱֭7שਙ7₡ħ⎯㌱—⎯⎯7שγħ⎯7֭ゥऑŴ่⎯ħਙ่㈠ฌ
Ћ֭ผੂ7שผ—кੂ7ੂਙ—ผ⎯ⓒฌ
ՁਙผŴ7Cผ֭㈾Ŵฌ
ՁŴ่₡7Dz่שħשк֭こ่֭⎯שฌ
ՁŴʉ7Ḷ⑾⑾ħ㌱֭⎯7ਙ⑾7İŴੂ7Աผਙʉ่ฌ
ОŐİֱՙธ″ธɱ
xธ゜ธx゜ںฎ
SUBJECT:
ZON-72728 - REZONING RELATED TO GPA-72727 - PUBLIC HEARING -
APPLICANT/OWNER: PARAMOUNT FUND II, LLC - For possible action on a request for a
Rezoning FROM: P-R (PROFESSIONAL OFFICE AND PARKING) TO: C-1 (LIMITED
COMMERCIAL) on 3.21 acres at the northwest corner of Ann Road and Leggett Road (APNs
125-28-801-014, 016 and 018), Ward 6 (Fiore) [PRJ-72629]. Staff recommends DENIAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends DENIAL
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps - ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-
72629]
3. Supporting Documentation
4. Protest E-Comment Log
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
ZON-72728
ОŐİֱՙธ″ธɱ
xธ゜ธx゜ںฎ
ZON-72728
ОŐİֱՙธ″ธɱ
xธ゜ธx゜ںฎ
ZON-72728
T-C
RED GULL ST
DRIFT BOAT ST
BLUE CHARM AVE
JANELL DR
OCEAN BEACH DR
BERWICK FALLS LN
HEATHERWOOD ST
CLIFF POINT CT
SANDRIDGE CT
CENTRALIA ST
R-1
MISSION POINT LN
N CIMARRON RD
LEGGETT RD
SAVANT CT
KIOWA CIR
R-PD6
PEBBLE ROCK DR
SUBJECT
W ANN RD
PROPERTY
WHITE LEAF CT
C-V
RIVERWOOD CT
DEEP STONE AVE PAINTED ROCK LN HIGH DESERT DR VISTA SUNRISE DR
BAYFIELD ST
DESERT VALLEY DR
DESERT SPRING RD
ESCALLONIA ST
BIG SKY LN
LN
PAINTED
VALL
TA
ARM CT BRONZEWOOD AVE
IRISH SPRING ST
VIS
RED SUN DR
HIGH ROCK DR AL
GO RGE D
ROY
ROSE HILLS ST
BUCKWOOD CT
DESERT WILLOW DR
I
LL
R
RO
R-PD5
MILKWOOD LN
KIMWOOD AVE
AEGEAN WAY
±
ALABASTER CT
R
W HAMMER LN
SU NSET D
WAVING SAG E DR
GOL Y
F ER A TI
S W N
OA S
IS D CT TE
R PE D
AS M
ES
PAINTED
A
C
T
Planned Development
702-229-6301
Home Residence C-2 - General Commercial PD - Planned Development
R-1 - Single Family Date: Thursday, March 01, 2018
Residential
R-MHP - Residential Mobile/ C-PB - Planned Business Subject Property
Manufactured Home Park T-C - Town Center
R-CL - Single-Family Park
Compact-Lot P-R - Professional Offices
and Parking
Agenda Item No.: 32.
SUBJECT:
VAR-72941 - VARIANCE RELATED TO GPA-72727 AND ZON-72728 - PUBLIC
HEARING - APPLICANT/OWNER: PARAMOUNT FUND II, LLC - For possible action on a
request for a Variance TO ALLOW A 20-FOOT REAR AND SIDE YARD SETBACK WHERE
RESIDENTIAL ADJACENCY STANDARDS REQUIRE 69 FEET at the northwest corner of
Ann Road and Leggett Road (APNs 125-28-801-014, 016, and 018), P-R (Professional Office
and Parking) Zone [PROPOSED: C-1 (Limited Commercial)],Ward 6 (Fiore) [PRJ-72629].
Staff recommends DENIAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Protest Postcard/E-Comment Log for VAR-72941 and SUP-72730 [PRJ-72629]
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
VAR-72941
ОŐİֱՙธ″ธɱ
xธ゜ธx゜ںฎ
VAR-72941
ОŐİֱՙธ″ธɱ
xธ゜ธx゜ںฎ
Agenda Item No.: 33.
SUBJECT:
SUP-72730 - SPECIAL USE PERMIT RELATED TO GPA-72727, ZON-72728 AND VAR-
72941 - PUBLIC HEARING - APPLICANT/OWNER: PARAMOUNT FUND II, LLC - For
possible action on a request for a Special Use Permit FOR A PROPOSED CAR WASH, FULL
SERVICE OR AUTO DETAILING USE at the northwest corner of Ann Road and Leggett Road
(APNs 125-28-801-014, 016 and 018), P-R (Professional Office and Parking) Zone
[PROPOSED: C-1 (Limited Commercial)], Ward 6 (Fiore) [PRJ-72629]. Staff recommends
DENIAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. E-Comment Log
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SUP-72730
ОŐİֱՙธ″ธɱ
xธ゜ธx゜ںฎ
SUP-72730
ОŐİֱՙธ″ธɱ
xธ゜ธx゜ںฎ
Agenda Item No.: 34.
SUBJECT:
SDR-72731 - SITE DEVELOPMENT PLAN REVIEW RELATED TO GPA-72727, ZON-
72728, VAR-72941 AND SUP-72730 - PUBLIC HEARING - APPLICANT/OWNER:
PARAMOUNT FUND II, LLC - For possible action on a request for a Site Development Plan
Review FOR A PROPOSED 25,350 SQUARE-FOOT SHOPPING CENTER WITH WAIVERS
TO ALLOW A SEVEN-FOOT WIDE LANDSCAPE BUFFER ALONG A PORTION OF THE
NORTH AND WEST PROPERTY LINES WHERE EIGHT FEET IS REQUIRED, TO
ALLOW THE BUILDINGS TO NOT ORIENT TO THE CORNER AND STREET
FRONTAGES WHERE SUCH IS REQUIRED, AND TO ALLOW A CAR WASH BAY AND
DRIVE THROUGH LANE TO FACE THE PUBLIC RIGHT-OF-WAY WHERE SUCH IS
NOT ALLOWED on 3.21 acres at the northwest corner of Ann Road and Leggett Road (APNs
125-28-801-014, 016 and 018), P-R (Professional Office and Parking) Zone [PROPOSED: C-1
(Limited Commercial)], Ward 6 (Fiore) [PRJ-72629]. Staff recommends DENIAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Protest Postcards/E-Comment Log
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SDR-72731
ОŐİֱՙธ″ธɱ
xธ゜ธx゜ںฎ
SDR-72731
ОŐİֱՙธ″ธɱ
xธ゜ธx゜ںฎ
Agenda Item No.: 35.
SUBJECT:
GPA-72732 - GENERAL PLAN AMENDMENT - PUBLIC HEARING -
APPLICANT/OWNER: C-SWDE348, LLC - For possible action on a request for a General Plan
Amendment FROM: PCD (PLANNED COMMUNITY DEVELOPMENT) TO: ML (MEDIUM
LOW DENSITY RESIDENTIAL) on 44.52 acres at the southwest corner of the Moccasin Road
and Rainbow Boulevard alignments (APN 125-03-501-001), Ward 6 (Fiore) [PRJ-72720]. Staff
recommends DENIAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends DENIAL
BACKUP DOCUMENTATION:
1. Abeyance Request Letter - GPA-72732 AND ZON-72733 [PRJ-72720]
2. Location and Aerial Maps
3. Staff Report - GPA-72732 AND ZON-72733 [PRJ-72720]
4. Supporting Documentation
5. Photo(s) - GPA-72732 AND ZON-72733 [PRJ-72720]
6. Justification Letter - GPA-72732 AND ZON-72733 [PRJ-72720]
7. School Development Tracking Form from Clark County School District - GPA-72732 AND
ZON-72733 [PRJ-72720]
8. Protest Postcard for GPA-72732 and ZON-72733 [PRJ-72720]
APR 3 2018
Items 35-36
GPA-72732 AND ZON-72733
GPA-72732 AND ZON-72733 [PRJ-72720]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
NE
GPA-72732 AND ZON-72733 [PRJ-72720]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a General Plan Amendment from PCD (Planned Community
Development) to ML (Medium Low Density Residential); and a request to Rezone from
R-E (Residence Estates) to R-SL (Residential Small Lot) on 44.52 acres located
adjacent to the Moccasin Road and Rainbow Boulevard alignments as defined by the
Master Plan of Streets and Highways.
ISSUES
The subject site abuts a national monument along the west, south, and east
property lines.
There are no developed roadways or access to public utilities to service the
subject site; a right-of-way grant would be required from the National Park
Service in order to construct right-of-way through the national monument.
ANALYSIS
The subject 44.52 acres is an undeveloped parcel of land located within the Centennial
Hills Sector of the General Plan. The subject site abuts a Clark County flood channel to
the north, and the Tule Springs Fossil Beds National Monument along the west, south,
and east property lines.
The Tule Springs Fossil Beds National Monument was established as the 405th unit of
the National Park Service on December 19, 2014. The monument was established to
"conserve, protect, interpret and enhance for the benefit of present and future
generations the unique and nationally important paleontological, scientific, educational
and recreational resources and values of the land." The paleontological period
represented at Tule Springs ranges from 200,000 to 3,000 years ago, and is rich with
significant paleontological resources from the ice age, including the Columbian
Mammoth, extinct horses, camels and bison, and the dire wolf. The monument spans
22,650 acres along the northeastern edge of US Highway 95 north of the master plan
area of Aliante to Creech Air Force Base.
Currently, the City’s Master Plan of Streets and Highways depicts the Moccasin Road
alignment along the northern portion of the site with a companion Multi-Use Non-
Equestrian Trail. This alignment was established by the City of Las Vegas in 2003 and
has not been re-visited since the designation of the national monument in 2014.
NE
GPA-72732 AND ZON-72733 [PRJ-72720]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
Currently the subject site is not accessed by any roadway, nor is it serviced by public
utilities. In order for a roadway to be constructed, and utilities extended, right-of-way
would have to be granted by the National Park Service to construct such infrastructure
within a national monument. The lack of roads and utilities prohibits the property owner
from developing the property at this time.
The proposed ML (Medium Low Density Residential) General Plan designation allows
up to 8 dwelling units per gross acre, and would allow a range of residential housing
including, single family detached homes, including compact lots and zero lot lines;
mobile home parks and two-family dwellings. This General Plan designation would
support multiple zoning districts including R-SL (Single Family Small Lot Residential), R-
CL (Single Family Compact-Lot), and R-MH (Mobile/Manufactured Home), which would
not be compatible with the existing development in the area.
It is the purpose and intent of the City Council that Title 19:
maintains through orderly growth and development the character and stability of
present and future land use and development in the City;
manages the orderly and efficient provisions of adequate levels of public facilities
and services necessary to support planned development;
ensure that required on-site and off-site dedications and public improvements are
properly installed or guaranteed; and
prevent the impacts of both overcrowding of land and undue concentrations of
population as well as the negative effects of leapfrogging sprawl and
underutilization of land and property.
NE
GPA-72732 AND ZON-72733 [PRJ-72720]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
In addition, The Las Vegas 2020 Master Plan contains numerous goals, objectives, and
policies pertaining directly and indirectly to conservation. One of which is to, “create an
inventory of any archeological resources within boundaries of proposed development
and make efforts to preserve any significant resources that are discovered.”
Staff finds the requested General Plan Amendment to be premature and incompatible
with the existing development in the area; therefore, staff is recommending denial of the
amendment request.
Rezoning
The subject site is currently zoned R-E (Residence Estates) which allows low density
residential units on large lots in order to convey a rural environment. This zoning district
requires a minimum lot size of 20,000 square feet. The applicant is proposing to rezone
the subject site to R-SL (Single Family Small Lot Residential) which requires a minimum
lot size of 4,500 square feet.
The closest parcel not part of the national monument is approximately 1,300 linear feet
from the subject site and is also zoned R-E (Residence Estates). Rezoning the subject
site to R-SL (Single Family Small Lot Residential) would allow a residential density that
is incompatible with the surrounding land uses which are rural in nature.
The approval of a General Plan Amendment and Rezoning application that would allow
the development of up to 356.16 residential units across a 45 acre site with no
roadways and/or utilities, nor a viable mechanism of extending such facilities is not
reflective of the goals, objectives, or policies of the Las Vegas 2020 Master Plan, or the
purpose and intent of Title 19; therefore, staff is also recommending denial of the
Rezoning request.
FINDINGS (GPA-72732)
Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following
conditions be met in order to justify a General Plan Amendment:
The density and intensity proposed is not compatible with the existing R-E
(Residence Estates), R-PD2 (Residential Planned Development – 2 Units per
Acre), R-PD3 (Residential Planned Development – 3 Units per Acre), and R-E
[(Rural Estates Residential District) Clark County] residentially zoned
developments found in this portion of the Northwest Sector, nor is it compatible
with the adjacent Tule Springs Fossil Beds National Monument.
NE
GPA-72732 AND ZON-72733 [PRJ-72720]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
The Las Vegas 2020 Master Plan contains numerous goals, objectives, and
policies pertaining directly and indirectly to conservation. One of which is to,
“create an inventory of any archeological resources within boundaries of proposed
development and make efforts to preserve any significant resources that are
discovered.” The approval of a General Plan Amendment and rezoning
application that would require federal right-of-way grants through a national
monument in order to construct the necessary infrastructure to service any future
development does not conform to the Master Plan goals, objectives, and policies.
NE
GPA-72732 AND ZON-72733 [PRJ-72720]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting
FINDINGS (ZON-72733)
If approved, the requested R-SL (Residential Small Lot) would conform to the
proposed ML (Medium Low Density Residential).
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.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
Growth and development factors in the community do not indicate the need for
“leap frog” development that would require would require the extension of public
facilities through undeveloped lands and grants from the National Park Service to
install such facilities through a national monument.
There are no street or highway facilities that provide access to the subject site. In
order to construct roadways to provide access a right-of-way grant would need to
be granted by the National Park Service in order to build a roadway within the
national monument.
BACKGROUND INFORMATION
NE
GPA-72732 AND ZON-72733 [PRJ-72720]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting followed up by a second
01/11/18
pre-application meeting where the submittal requirements for both a
And
Planned Community Development and a General Plan
02/20/18
Amendment/Rezoning application were discussed.
Neighborhood Meeting
Date: Thursday, March 15, 2018
Start Time: 5:30 p.m.
End Time: 6:30 p.m.
Attendees:
Two representatives for the applicant.
One representative from the Ward 6 Council office.
One representative from the Department of Planning.
Approximately 33 members of the public (neighbors).
Meeting Results:
03/15/18
None of the neighbors in attendance were in support of the
proposed General Plan Amendment and Rezoning application.
The neighbors questioned the validity of the Moccasin Drive
alignment demonstrated on the City map (Master Plan of
Streets and Highways).
The neighbors feel any development this close to the national
monument is not compatible, not harmonious, and very
inappropriate.
NE
GPA-72732 AND ZON-72733 [PRJ-72720]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting
Field Check
Staff observed the approximate area of the undeveloped subject site
03/01/18 during a routine field check and noted there is no access (roadway) to
the subject site.
Existing Land
Surrounding Planned or Special Existing Zoning
Use Per Title
Property Land Use Designation District
19.12
PCD (Planned
Subject R-E (Residence
Undeveloped Community
Property Estates)
Development)
Clark County Clark County Clark County
North
Flood Channel Flood Channel Flood Channel
Tule Springs
PR-OS
Fossil Beds R-E (Residence
South (Parks/Recreation/Open
National Estates)
Space)
Monument
Tule Springs
PR-OS
Fossil Beds
East (Parks/Recreation/Open C-V (Civic)
National
Space)
Monument
Tule Springs
PR-OS
Fossil Beds R-E (Residence
West (Parks/Recreation/Open
National Estates)
Space)
Monument
NE
GPA-72732 AND ZON-72733 [PRJ-72720]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting
NE
GPA-72732
ОŐİֱՙธՙธx
xธ゜ธՙ゜ںฎ
GPA-72732
ОŐİֱՙธՙธx
xธ゜ธՙ゜ںฎ
GPA-72732
TND
MOCCASIN RD
SUBJECT
CHESTNUT SWEET ST
PROPERTY
R
RK AVE
PR-OS
PF
IRO N M OUN
DR CRESCENTVILLE AVE TAIN R D
N RAINBOW BLVD
N TORREY PINES DR
±
N BUFFALO DR
RNP
PCD
FROM PCD TO ML
General Plan Amendment
RNP - Rural Neighborhood MLA - Medium - Low Attached GTC - Tourist Commercial PF-CC Public Facility
Preservation
LVMD - Las Vegas Medical
Clark County 1500' Buffer
RE - Rural Estates M - Medium
District TC - Town Center
GIS maps are normally produced
DR - Desert Rural
H - High LI/R - Light Industrial / Research City Limits only to meet the needs of the City.
RC - Resource Conservation Due to continuous development activity
PCD - Planned Community this map is for reference only.
R - Rural O - Office Geographic Information System
Development C - Downtown - Commercial
Not City Planning & Development Dept.
702-229-6301
L - Low SC - Service Commercial PR-OS - Park/Recreation/
MXU - Downtown - Mixed Use
Open Space Date: Thursday, March 01, 2018
GC - General Commercial TND - Tradional Neighborhood
Subject Property
ML - Medium - Low PF - Public Facility
Development
GPA-72732 [PRJ-72720] - GENERAL PLAN AMENDMENT RELATED TO ZON-72733 - APPLICANT/OWNER: C-
SWDE348, LLC
SOUTHWEST CORNER OF THE MOCCASIN ROAD AND RAINBOW BOULEVARD ALIGNMENTS
03/05/18
GPA-72732 [PRJ-72720] - GENERAL PLAN AMENDMENT RELATED TO ZON-72733 - APPLICANT/OWNER: C-
SWDE348, LLC
SOUTHWEST CORNER OF THE MOCCASIN ROAD AND RAINBOW BOULEVARD ALIGNMENTS
03/05/18
GPA-72732 [PRJ-72720] - GENERAL PLAN AMENDMENT RELATED TO ZON-72733 - APPLICANT/OWNER: C-
SWDE348, LLC
SOUTHWEST CORNER OF THE MOCCASIN ROAD AND RAINBOW BOULEVARD ALIGNMENTS
03/05/18
GPA-72732 [PRJ-72720] - GENERAL PLAN AMENDMENT RELATED TO ZON-72733 - APPLICANT/OWNER: C-
SWDE348, LLC
SOUTHWEST CORNER OF THE MOCCASIN ROAD AND RAINBOW BOULEVARD ALIGNMENTS
03/05/18
PRJ-72720
03/08/18
SUBJECT:
ZON-72733 - REZONING RELATED TO GPA-72732 - PUBLIC HEARING -
APPLICANT/OWNER: C-SWDE348, LLC - For possible action on a request for a Rezoning
FROM: R-E (RESIDENCE ESTATES) TO: R-SL (RESIDENTIAL SMALL LOT) on 44.52
acres at the southwest corner of the Moccasin Road and Rainbow Boulevard alignments (APN
125-03-501-001), Ward 6 (Fiore) [PRJ-72720]. Staff recommends DENIAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends DENIAL
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps
3. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
ZON-72733
ОŐİֱՙธՙธx
xธ゜ธՙ゜ںฎ
ZON-72733
ОŐİֱՙธՙธx
xธ゜ธՙ゜ںฎ
Agenda Item No.: 37.
SUBJECT:
GPA-72771 - GENERAL PLAN AMENDMENT - PUBLIC HEARING -
APPLICANT/OWNER: MARIA L. LOEZA - For possible action on a request for a General
Plan Amendment FROM: L (LOW DENSITY RESIDENTIAL) TO: O (OFFICE) on 0.18 acres
at 4324 San Bernardino Avenue (APN 162-07-502-001), Ward 1 (Tarkanian) [PRJ-72737]. Staff
recommends DENIAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends DENIAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Staff Report- GPA-72771 AND ZON-72772 [PRJ-72737]
3. Supporting Documentation
4. Photo(s) - GPA-72771 AND ZON-72772 [PRJ-72737]
5. Justification Letter - GPA-72771 AND ZON-72772 [PRJ-72737]
6. Protest Postcards/Phone Log for GPA-72771 and ZON-72772 [PRJ-72737]
GPA-72771 AND ZON-72772 [PRJ-72737]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
SS
GPA-72771 AND ZON-72772 [PRJ-72737]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is proposing to rezone the property at 4324 San Bernardino Avenue to
allow for a future office conversion of the existing 1,912 square-foot single family
dwelling on the site.
ISSUES
A General Plan Amendment is requested to change the General Plan land use
designation from L (Low Density Residential) to O (Office) on the subject property.
A Rezoning is requested to change the zoning designation of the subject property
from R-1 (Single Family Residential) to P-O (Professional Office).
At this time, the applicant is not prepared to present specific plans for conversion of
the existing single family dwelling.
ANALYSIS
The site is located to the south of Sahara Avenue on San Bernardino Avenue and is
buffered from existing C-1 (Limited Commercial) zoning and established commercial
uses by a 20-foot wide alley and six-foot block wall. Existing commercial development
is also located to the west of this site but is buffered from those uses by Arville Street.
Commercial properties along Sahara Avenue are zoned C-1 with an underlying C
(Commercial) General Plan land use designation. Commercial properties along Arville
Street are zoned C-1 with an underlying MXU (Mixed Use) General Plan designation.
The commercial properties are included in Redevelopment Area 2, whereas the subject
property is not.
The existing commercial uses face Sahara Avenue and Arville Street and have no
access or visual connection to San Bernardino Avenue. The subject site is situated to
receive access from San Bernardino Avenue. If the requested applications are
approved, offices and other low intensity commercial uses could be introduced into an
established single-family residential neighborhood, which could lead to further
disintegration of uses in this neighborhood in the future. There is no precedent for the
spread of commercial uses beyond the streets of Sahara Avenue and Arville Street, and
no indication that single-family uses along San Bernardino Avenue are no longer viable
due to increased traffic or other factors. Staff therefore recommends denial of the
requested changes to the General Plan and zoning. If denied, the property will remain
zoned R-1 (Single Family Residential) with an underlying L (Low Density Residential)
General Plan designation.
SS
GPA-72771 AND ZON-72772 [PRJ-72737]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
It is noted that no development plans are proposed for conversion of the single-family
dwelling at this time. Therefore, there can be no specific assessment of the suitability of
the site for commercial uses until such time as site development plans are brought
forward for review.
FINDINGS (GPA-72771)
Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following
conditions be met in order to justify a General Plan Amendment:
Adequate transportation and utility facilities are existing in the area that would
accommodate the commercial uses allowed by the proposed O (Office) land use
designation.
SS
GPA-72771 AND ZON-72772 [PRJ-72737]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
Objective 2.4 of the Las Vegas 2020 Master Plan is “to ensure that the quality
of existing residential neighborhoods within the city of Las Vegas is maintained
and enhanced.” The proposed General Plan Amendment to O (Office) will not
meet this objective, as it would allow the introduction of commercial uses into
an existing residential neighborhood that shows no indication for the need to
transition to commercial uses.
FINDINGS (ZON-72772)
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.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
The P-O (Professional Office) District is intended to allow for low intensity office
uses with a residential character in residential areas where, because of increased
traffic or other factors over time, is no longer suitable for residential use. Neither
Arville Street nor San Bernardino Avenue are master planned streets, and the
primary structure faces other single family dwellings, none of which have been
approved for conversion to commercial uses. There are therefore no
development related indications that the proposed Rezoning is appropriate for this
site.
SS
GPA-72771 AND ZON-72772 [PRJ-72737]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
Access to the property is from San Bernardino Avenue, a 60-foot wide Minor
Street as defined by Title 13. It is adequate in size to accommodate low intensity
office uses such as would be allowed by the proposed P-O (Professional Office)
zoning district. The property also has potential access from a rear alley that abuts
existing commercial uses along Sahara Avenue.
BACKGROUND INFORMATION
SS
GPA-72771 AND ZON-72772 [PRJ-72737]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting
SS
GPA-72771 AND ZON-72772 [PRJ-72737]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss
02/20/18 submittal requirements for proposed General Plan Amendment and
Rezoning applications.
Neighborhood Meeting
A neighborhood meeting was held at Sahara Plaza, located at 2800
West Sahara Avenue, Unit 8A in Las Vegas. In attendance were four
memebers of the public, the applicant, one staff member from the Ward
1 City Council Office and one Department of Planning staff member.
Concerns raised included the following:
Field Check
The site contains a single family dwelling on a corner lot. The wall
along the west property line is leaning toward the sidewalk and
03/01/18 damaged. The site contains one large satellite dish in the side yard
and four smaller dishes in the side and rear yards. An empty pool is
located in the rear yard.
SS
GPA-72771 AND ZON-72772 [PRJ-72737]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting
SS
GPA-72771 AND ZON-72772 [PRJ-72737]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
SS
GPA-72771
ОŐİֱՙธՙ̶ՙ
xธ゜ธธ゜ںฎ
GPA-72771
ОŐİֱՙธՙ̶ՙ
xธ゜ธธ゜ںฎ
GPA-72771
JUANA VISTA ST
ESMERALDA AVE
MXU
VIA VAQUERO AVE
W SAHARA AVE
SUBJECT C
PROPERTY
SAN BERNARDINO AVE
LENNA ST
QUANTANA CT
ARVILLE ST
AMARILLO ST
EL CONLON AVE
HANSEL CIR
SIERRA MADRE DR
LENNA ST
GRETEL CIR
± HEIDI CIR
CINDERELLA LN ML
FROM L TO O
General Plan Amendment
RNP - Rural Neighborhood MLA - Medium - Low Attached GTC - Tourist Commercial PF-CC Public Facility 1500' Buffer
Preservation Clark County
LVMD - Las Vegas Medical
M - Medium
RE - Rural Estates District TC - Town Center
City Limits GIS maps are normally produced
H - High LI/R - Light Industrial / Research only to meet the needs of the City.
DR - Desert Rural RC - Resource Conservation Due to continuous development activity
PCD - Planned Community this map is for reference only.
R - Rural O - Office
Development C - Downtown - Commercial Not City Geographic Information System
Planning & Development Dept.
702-229-6301
SC - Service Commercial PR-OS - Park/Recreation/
L - Low MXU - Downtown - Mixed Use
Open Space Subject Property Date: Thursday, March 01, 2018
ML - Medium - Low GC - General Commercial TND - Tradional Neighborhood
PF - Public Facility
Development
GPA-72771 [PRJ-72737] - GENERAL PLAN AMENDMENT RELATED TO ZON-72772 - APPLICANT/OWNER: MARIA
L. LOEZA
4324 SAN BERNARDINO AVENUE
03/01/18
GPA-72771 [PRJ-72737] - GENERAL PLAN AMENDMENT RELATED TO ZON-72772 - APPLICANT/OWNER: MARIA
L. LOEZA
4324 SAN BERNARDINO AVENUE
03/01/18
GPA-72771 [PRJ-72737] - GENERAL PLAN AMENDMENT RELATED TO ZON-72772 - APPLICANT/OWNER: MARIA
L. LOEZA
4324 SAN BERNARDINO AVENUE
03/01/18
GPA-72771 [PRJ-72737] - GENERAL PLAN AMENDMENT RELATED TO ZON-72772 - APPLICANT/OWNER: MARIA
L. LOEZA
4324 SAN BERNARDINO AVENUE
03/01/18
GPA-72771 [PRJ-72737] - GENERAL PLAN AMENDMENT RELATED TO ZON-72772 - APPLICANT/OWNER: MARIA
L. LOEZA
4324 SAN BERNARDINO AVENUE
03/01/18
GPA-72771 [PRJ-72737] - GENERAL PLAN AMENDMENT RELATED TO ZON-72772 - APPLICANT/OWNER: MARIA
L. LOEZA
4324 SAN BERNARDINO AVENUE
03/01/18
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ਙ⑾⑾ħ㌱֭⎯㈠ฌ
<ਙผ7Ŵ่ੂ7ש⎯֭—׀ħਙ่7ਙ่7שγ֭7ऑผਙऑਙ⎯Ŵк7⑾֭֭к7⑾ผ֭֭7שਙ7㌱ਙ่שŴ㌱ש7こ֭7Ŵ̬שฌ
ҜŴผħŴ7Ձ㈠7Ձਙ֭▷Ŵฌ
ӧՙxธỏ̶ธฎֱ″ㄦՙธฌ
╗γŴ่:7ùਙ—ฌ
ОŐİֱՙธՙ̶ՙ
xธ゜ธ″゜ںฎ
SUBJECT:
ZON-72772 - REZONING RELATED TO GPA-72771 - PUBLIC HEARING -
APPLICANT/OWNER: MARIA L. LOEZA - For possible action on a request for a Rezoning
FROM: R-1 (SINGLE FAMILY RESIDENTIAL) TO: P-O (PROFESSIONAL OFFICE) on
0.18 acres at 4324 San Bernardino Avenue (APN 162-07-502-001), Ward 1 (Tarkanian) [PRJ-
72737]. Staff recommends DENIAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends DENIAL
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps
3. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
ZON-72772
ОŐİֱՙธՙ̶ՙ
xธ゜ธธ゜ںฎ
ZON-72772
ОŐİֱՙธՙ̶ՙ
xธ゜ธธ゜ںฎ
ZON-72772
JUANA VISTA ST
ESMERALDA AVE
W SAHARA AVE
SUBJECT
PROPERTY
C-1 SAN BERNARDINO AVE
ARVILLE ST
CASTLEWOOD DR
±
R-1
R-PD10
Residential
only to meet the needs of the City.
R-D - Single-Family C-D - Designed Commercial P-C - Planned Community Due to continuous development activity
Residential-Restricted R-5 - Apartment
this map is for reference only.
C-1 - Limited Commercial T-D - Traditional Development Not City Geographic Information System
R-PD - Residential R-MH - Mobile/Manufactured
Planning & Development Dept.
Planned Development
702-229-6301
Home Residence C-2 - General Commercial PD - Planned Development
R-1 - Single Family Subject Property Date: Thursday, March 01, 2018
R-MHP - Residential Mobile/ C-PB - Planned Business
Residential T-C - Town Center
Manufactured Home Park Park
R-CL - Single-Family
Compact-Lot P-R - Professional Offices
and Parking
Agenda Item No.: 39.
SUBJECT:
GPA-72773 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: DR
HORTON - OWNER: UNITED STATES OF AMERICA - For possible action on a request for a
General Plan Amendment FROM: L (LOW DENSITY RESIDENTIAL) TO: MLA (MEDIUM
LOW ATTACHED DENSITY RESIDENTIAL) on 15.00 acres 612 feet north of the intersection
of Westcliff Drive and Rockmoss Street (APNs 138-28-801-002 and 003), Ward 2 (Seroka)
[PRJ-72760]. Staff recommends DENIAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends DENIAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Staff Report - GPA-72773 AND ZON-72774 [PRJ-72760]
3. Supporting Documentation
4. Photo(s) - GPA-72773 AND ZON-72774 [PRJ-72760]
5. Justification Letter - GPA-72773 AND ZON-72774 [PRJ-72760]
6. School Development Tracking Form from Clark County School District - GPA-72773 AND
ZON-72774 [PRJ-72760]
7. Protest Postcards/E-Comment Log for GPA-72773 and ZON-72774 [PRJ-72760]
GPA-72773 AND ZON-72774 [PRJ-72760]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 4 - GPA-72774
3 - ZON-72774
NE
GPA-72773 AND ZON-72774 [PRJ-72760]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request to amend the General Plan designation and rezone two adjacent
parcels located approximately 612 feet north of the intersection of Westcliff Drive and
Rockmoss Street.
ISSUES
ANALYSIS
It is important for infill development to be compatible with the existing surroundings. The
new building or buildings should be similar in proportion, height and setbacks to
surrounding buildings, to create visually organized development and promote
pedestrian activity. In addition, development should be compatible with street hierarchy.
For instance, higher density development is more appropriate for arterials, whereas
lower density might be more appropriate on local streets designed for a lower rate of
traffic speed.
NE
GPA-72773 AND ZON-72774 [PRJ-72760]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
Currently, the subject parcels are designated L (Low Density Residential). This
designation allows a maximum of 5.5 dwelling units per gross acre, and permits single
family detached homes. Local supporting uses such as parks, other recreation facilities,
schools and churches are also allowed in this category. The proposed M (Medium Low
Attached Density Residential) category permits a maximum of 12 dwelling units per
gross acre, and includes a variety of multi-family units such as plexes, townhouses,
condominiums, and low density apartments. Increasing the density within an
established residential neighborhood will increase traffic counts to the existing
residential streets that are the only ingress and egress available to and from the subject
parcels.
In addition, the MLA (Medium Low Attached Density Residential) land use designation
allows two other residential zoning districts, R-2 (Medium-Low Density Residential), and
R-MH (Mobile/Manufactured Home). These zoning districts allow such residential uses
as duplexes, condominiums, and mobile/manufactured homes. Once the General Plan
is amended, future property owners could request a conforming zone change and
develop the site in accordance with those zoning districts minimum development
standards.
Staff finds the proposed General Plan Designation of MLA (Medium Low Attached
Density Residential) to be incompatible with the adjacent detached, single family
residential neighborhoods and is recommending denial of this request.
Rezoning
The subject sites are currently zoned U (Undeveloped) which is a temporary
classification used until property is ready to be developed for a permanent use, and to
prevent the premature development of property.
The applicant is proposing to rezone the subject parcels to R-TH (Single Family
Attached) which accommodates single family attached residences that transition
between multi-family uses such as condominiums, and single family attached uses such
as townhomes. The R-TH zoning district allows a minimum lot size of 1,600 square feet
and a lot width of 20 feet. Access to the site is provided by two local streets, Rockmoss
Street which is a 47-foot wide right-of-way, and Composer Way, a 50-foot wide right-of
way. These roadways serve the existing detached, single family neighborhoods and are
primarily travelled by residents and their visitors since both roadways dead end at the
undeveloped subject parcels. These residential neighborhoods consist of residentially
zoned lots that range in size from 3,500 square feet to 7,500 square feet. The proposed
R-TH zoning district would increase the density the land use and the neighborhood
traffic counts. Staff finds the proposed R-TH (Single Family Attached) zoning district is
incompatible with the existing, detached, single family residences that would provide
access to future developments on the subject sites and is therefore recommending
denial of the rezoning request.
NE
GPA-72773 AND ZON-72774 [PRJ-72760]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
FINDINGS (GPA-72773)
Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following
conditions be met in order to justify a General Plan Amendment:
The proposed density and intensity is not compatible with the adjacent detached,
single family residential neighborhoods.
The MLA (Medium Low Attached Density Residential) designation allows the R-2
(Medium-Low Density Residential), the proposed R-TH (Single Family Attached),
and the R-MH (Mobile/Manufactured Home) zoning districts. These residential
zoning districts allow low density multi-family such as duplexes, condominiums,
townhomes, and mobile/manufactured homes. The zoning districts allowed are
more intense and incompatible with adjacent single family residential homes.
There are adequate utilities to accommodate the density proposed. The existing
site access is provided by two local streets designed to accommodate traffic for
lower density residential uses. Higher density residential uses such as duplexes,
condominiums, and mobile/manufactured homes are more appropriate for
arterials, and may increase traffic counts beyond the capabilities of a local street.
The proposed amendment does not comply with the Las Vegas 2020 Master Plan
policy for infill development. Infill development should be compatible with the
existing surroundings, and be similar in proportion, height and setbacks in order to
create a visually organized development. In addition, development should be
compatible with street hierarchy. Higher density development, such as what would
be permitted in the proposed MLA (Medium Low Attached Density Residential)
designation is more appropriate for arterials, whereas lower density, such as what
is currently adjacent to the subject site, is more appropriate on local streets
designed for a lower rate of traffic counts.
NE
GPA-72773 AND ZON-72774 [PRJ-72760]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
FINDINGS (ZON-72774)
If approved, the requested R-TH (Single Family Attached) zoning district would
conform to the MLA (Medium Low Attached Density Residential) land use
designation.
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.
The proposed R-TH (Single Family Attached) zoning district would allow a
minimum lot size of 1,600 square feet, and a minimum lot width of 20 feet. This
increased density adjacent to existing detached single-family residences with lot
sizes ranging from 3,500 square feet to 7,500 square feet is not compatible.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
Development factors in the immediate area do not indicate the need for a future
residential development with a minimum lot size of 1,600 square feet, or more
than a 50 percent density increase compared to the adjacent single family
residential lot sizes that range in size from 3,500 square feet to 7,500 square feet.
Access to the subject sites is provided by two, existing local streets; Rockmoss
Street (47 feet in width) and Composer Way (50 feet in width). While these street
facilities providing access to the subject parcels are adequate in size, the
increased density requested will increase traffic on both roadways through
existing detached, single family residential neighborhoods.
BACKGROUND INFORMATION
NE
GPA-72773 AND ZON-72774 [PRJ-72760]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
02/22/18 requirements for a General Plan Amendment and Rezoning
application were discussed.
Neighborhood Meeting
Date: 03/26/18
Start Time: 5:30 p.m.
End Time: 6:30 p.m.
Attendees:
One representative for the applicant.
One representative from the Ward 2 Council office.
One representative from the Planning Department.
Approximately 30 members of the public (neighbors).
The 5:30 p.m. start time was too early and some of the
neighbors were unable to attend.
The neighbors will only agree to R-1 zoning. This will allow for
the continuation of single family residences to be developed
adjacent and connected to their existing neighborhood.
NE
GPA-72773 AND ZON-72774 [PRJ-72760]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting
Neighborhood Meeting
The only access to the subject site is through existing
residential neighborhoods consisting of single family homes
(Rockmoss Street and Composer Way). Constructing 152 units
will significantly increase traffic to and from the proposed
development through their existing single-family residential
neighborhood, and since the shortest route is through
Rockmoss Street, that road will see a significant change in
traffic with the new residents only using this roadway to access
their development. One neighbor suggested that any future
development should be divided into two in order for half of the
neighborhood to only have access through Composer Way and
the other half to only have access through Rockmoss Street.
The Fire Department would need to be consulted on a feasible
fire safety plan in order to do so.
The amount of construction traffic traveling through the
residential neighborhoods in order to construct the density
proposed is unacceptable. The construction trucks will destroy
the roads, block driveways and make the neighborhood unsafe
for children. A question was raised as to whether or not there
would be some way for construction traffic to access the site
from Summerlin Parkway and not go through their
neighborhood.
The existing residential streets will need to be dug up in order to
access utilities, which will also disrupt the neighbors lives and
ability to access their homes.
The issue of caliche removal during construction was
mentioned and how disruptive and destructive that process is to
neighboring properties (broken windows, cracked foundations
and walls, etc.).
The issue of fill dirt was mentioned and how much traffic from
large construction vehicles carrying tons of fill dirt would back-
up traffic on Rockmoss Street and Composer Way, blocking
homeowners from accessing their homes and driveways. These
large construction vehicles are not appropriate for an existing
residential neighborhood and would make the neighborhood
unsafe for their children.
NE
GPA-72773 AND ZON-72774 [PRJ-72760]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting
Field Check
During a routine field check staff observed the undeveloped site. Staff
03/01/18 noted the two access points to the subject site were through two
separate, existing single family residential neighborhoods.
NE
GPA-72773 AND ZON-72774 [PRJ-72760]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting
15.00 Acres:
Existing Zoning Permitted Density Units Allowed
U (Undeveloped) 20,000 SF Lot Size 32.67
Proposed Zoning Permitted Density Units Allowed
R-TH (Single Family
1,600 SF Lot Size 408.38
Attached)
Existing General Plan Permitted Density Units Allowed
L (Low Density
5.49 82.35
Residential)
Proposed General Plan Permitted Density Units Allowed
MLA (Medium Low
12.49 187.35
Attached)
NE
GPA-72773
ОŐİֱՙธՙ″x
xธ゜ธธ゜ںฎ
GPA-72773
ОŐİֱՙธՙ″x
xธ゜ธธ゜ںฎ
GPA-72773
N CIMARRO N RD
W WASHINGTON AVE
PR-OS
W SUMMERLIN PKWY
ROW
E SUMMERLIN PKWY
LA RUE CT
SUBJECT
SC
BEETHOVEN ST
M L
PROPERTY
CLIFTON HEIGHTS DR
MLA
FIRESTONE DR
N CIMARRO N RD
ML
PF FANCIFUL AVE SPARKLE AVE
HUTTON LN
ROCKM OSS ST
FARKAS LN
DEERFLY WAY
REDBUTTE AVE
TOMICH AVE
WESTCLIFF DR
GENZER DR
S CIMARRON RD
STEELER DR
±
LN ALINA AVE
HYMAN PL
TIGHE WAY
SEDRAN PL
VEEDER DR
CELIA PL
R
EE
N
SCHERER ST
A
C
NULL LN
C
U
B
FROM L TO MLA
General Plan Amendment
RNP - Rural Neighborhood MLA - Medium - Low Attached GTC - Tourist Commercial PF-CC Public Facility 1500' Buffer
Preservation Clark County
LVMD - Las Vegas Medical
M - Medium
RE - Rural Estates District TC - Town Center
City Limits GIS maps are normally produced
H - High LI/R - Light Industrial / Research
only to meet the needs of the City.
DR - Desert Rural RC - Resource Conservation Due to continuous development activity
this map is for reference only.
PCD - Planned Community
R - Rural O - Office
C - Downtown - Commercial
Not City Geographic Information System
Development Planning & Development Dept.
702-229-6301
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SUBJECT:
ZON-72774 - REZONING RELATED TO GPA-72773 - PUBLIC HEARING - APPLICANT:
DR HORTON - OWNER: UNITED STATES OF AMERICA - For possible action on a request
for a Rezoning FROM: U (UNDEVELOPED) [L (LOW DENSITY RESIDENTIAL)
GENERAL PLAN DESIGNATION] TO: R-TH (SINGLE FAMILY ATTACHED) on 15.00
acres 612 feet north of the intersection of Westcliff Drive and Rockmoss Street (APNs 138-28-
801-002 and 003), Ward 2 (Seroka) [PRJ-72760]. Staff recommends DENIAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends DENIAL
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps
3. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
ZON-72774
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ZON-72774
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Agenda Item No.: 41.
SUBJECT:
GPA-72783 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT:
HARMONY HOMES - OWNER: VERLAINE, LLC, ET AL - For possible action on a request
for a General Plan Amendment FROM: SC (SERVICE COMMERCIAL) AND MLA
(MEDIUM LOW ATTACHED DENSITY RESIDENTIAL) TO: M (MEDIUM DENSITY
RESIDENTIAL) on 17.05 acres on the east side of Rancho Drive, 265 feet north of Vegas Drive
(APN 139-20-411-015), Ward 5 (Vacant) [PRJ-72752]. Staff recommends APPROVAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Abeyance Request Letter - GPA-72783 AND ZON-72784 [PRJ-72752].pdf
2. Location and Aerial Maps
3. Staff Report - GPA-72783 AND ZON-72784 [PRJ-72752]
4. Supporting Documentation
5. Photo(s) - GPA-72783 AND ZON-72784 [PRJ-72752]
6. Justification Letter - GPA-72783 AND ZON-72784 [PRJ-72752]
7. School Development Tracking Form from Clark County School District - GPA-72783 AND
ZON-72784 [PRJ-72752]
8. Protest Postcards for GPA-72783 and ZON-72784 [PRJ-72752]
TANEY ENGINEERING
6030 SOUTH JONES BLVD.
LAS VEGAS, NV 89118
TELEPHONE: 702-362-8844
FAX: 702-362-5233
MAR 29 2018
This request is to allow our Tentative Map (TMP-73061) and Waiver (WVR-73060) to be
heard at the same meeting as the general plan amendment and rezoning applications
stated above.
We are hopeful that this letter clearly describes the project and the intent of the proposed
development. If you have any questions or require any additional information please call
702-362-8844
Sincerely,
TANEY ENGINEERING
Janna Felipe
Project Coordinator
Items 41-42
GPA-72783 AND ZON-72784 [PRJ-72752]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
SS
GPA-72783 AND ZON-72784 [PRJ-72752]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
ISSUES
A General Plan Amendment is requested to change the General Plan land use
designation from SC (Low Density Residential) and MLA (Medium Low Attached
Density Residential) to M (Medium Density Residential) on the subject property.
A Rezoning is requested to change the zoning designation of the subject property
from C-1 (Limited Commercial) and R-2 (Medium-Low Density Residential) to R-TH
(Single Family Attached).
At this time, the applicant is not prepared to present specific plans for development
of the property.
ANALYSIS
Currently, the property is multizoned as the result of a prior city action (ZON-3420)
related to the Rancho Corridor Study that designated the portion of the property from
the east side of Rancho Drive 300 feet east as C-1 (Limited Commercial) and the
remainder as R-2 (Medium-Low Density Residential). Likewise, the General Plan was
amended (GPA-3418) to designate the first 300 feet along Rancho Drive as SC (Service
Commercial) and the remainder as MLA (Medium Low Attached Density Residential). If
approved, these proposed actions would redesignate the entire parcel as a single
zoning district with a single underlying General Plan designation that is appropriate for
residential development. The Department of Planning no longer allows for the
continuation of multiple designations or multiple zoning districts on the same parcel, so
the proposed actions would rectify this issue.
SS
GPA-72783 AND ZON-72784 [PRJ-72752]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
development in the area to meet market demand; or (3) a combination of these factors.
By changing the general plan and zoning designations to accommodate higher
densities, the types of development proposed can be compatible with both adjacent
commercial uses and single family residential uses, and can act as a transition between
these uses.
The site is bound by Rancho Drive on the west, a 126-foot Expressway as classified by
the city’s Master Plan of Streets and Highways, and surrounded on the other three sides
by primarily residential development consisting of a mobile home park, small lot single-
family parcels, a large single-family lot and a multi-family apartment complex. Fourplex
apartments are located north of Holly Avenue. Access to the site would be from
Rancho Drive and Holly Avenue, a 60-foot wide right-of-way that is not improved on the
south side. At present, a single-family dwelling on an unincorporated parcel is built up
to the right-of-way line, with the front yard and fence encroaching into Holly Avenue.
The proposed M (Medium Density Residential) General Plan designation allows for a
variety of multi-family uses such as low density apartments and single family uses,
including townhomes, up to a maximum density of 25.49 dwelling units per acre. The
R-TH (Single Family Attached) zoning district is intended to accommodate single-family
attached residences with designs and densities that transition between single-family
and multi-family uses. The R-TH zoning district is consistent with the intent and policies
of the M (Medium Density Residential) General Plan designation.
The Clark County School District (CCSD) has commented on the impact future
development might have on the three levels of schools in the area. CCSD notes that
Ollie Detwiler Elementary School and West Prep Middle School are over capacity for
the 2017-18 school year. Ollie Detwiler is 147 percent of capacity and West Prep is 110
percent of program capacity. The specific impact cannot be projected until such time as
a tentative map showing a specific number of lots is submitted.
Although the site is located within one half-mile of the city’s boundary with
unincorporated Clark County, a Development Notice and Assessment (DINA) is not
required, as the proposed General Plan Amendment and Rezoning (to M and R-TH)
could not result in any of the thresholds for a Project of Regional Significance being
reached as described in LVMC Title 19.16.010.
If these requests are approved, the existing Off-Premise Sign on the property may
remain as a nonconforming use of land until such time as the site is redeveloped, at
which time it may be required to be removed pursuant to Title 19.14.
As conditions in the area have indicated that commercial uses are less viable in this
area of the city and higher density residential development can adequately transition
from commercial uses to single family uses in this area, staff recommends approval of
the proposed General Plan Amendment and Rezoning.
SS
GPA-72783 AND ZON-72784 [PRJ-72752]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
If denied, the property will remain with multiple General Plan land use and zoning
designations as approved in 2004.
FINDINGS (GPA-72783)
Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following
conditions be met in order to justify a General Plan Amendment:
The proposed M (Medium Density Residential) designation allows for the R-2
(Medium-Low Density Residential), R-3 (Medium Density Residential) and R-TH
(Single Family Attached) zoning districts, which allow a range of residential
densities from 6.00 to 25.49 dwelling units per acre. These densities are
commensurate with the densities of the surrounding residential uses and zoning
districts to the north, south and east, which include R-4 (High Density Residential),
R-PD11 (Residential Planned Development – 11 Units per Acre) and R-3
(Medium Density Residential).
Adequate transportation and utility facilities are existing in the area that would
accommodate the residential uses allowed by the proposed M (Medium Density
Residential) land use designation.
SS
GPA-72783 AND ZON-72784 [PRJ-72752]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
The amendment proposed supports Policy 2.1.2 of the Las Vegas 2020 Master
Plan, which states that development on vacant or underutilized lots be sensitive
in use and design to surrounding development.
FINDINGS (ZON-72784)
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.
If approved, the R-TH (Single Family Attached) zoning district would allow for
single family attached units such as townhomes, which are compatible with the
higher density single family detached and multi-family apartment uses zoned R-
PD11 (Residential Planned Development – 11 Units per Acre), R-4 (High Density
Residential) and R-3 (Medium Density Residential) on the adjacent properties.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
SS
GPA-72783 AND ZON-72784 [PRJ-72752]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss
submittal requirements for a General Plan Amendment and Rezoning.
A tentative map is planned for this site in conjunction with these
02/21/18
actions; however, there was not enough time for staff to review the
map prior to the submittal deadline. Therefore, the map will need to be
scheduled for a subsequent hearing.
SS
GPA-72783 AND ZON-72784 [PRJ-72752]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting
Neighborhood Meeting
A neighborhood meeting was held at the West Las Vegas Library,
located at 951 West Lake Mead Boulevard in Las Vegas. In attendance
were seven members of the public, one applicant representative and
one member of Department of Planning staff.
SS
GPA-72783 AND ZON-72784 [PRJ-72752]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting
Neighborhood Meeting
Pedestrian access to the community should not be open to allow
people to walk through from the adjacent streets, as this
increases crime and is not safe for the community. The
applicant’s representative clarified that access would not be open
to the general public, would be gated and only accessible with a
key, combination, or card.
The representative explained that an existing residential home
has a large portion of its front yard in Holly Avenue; the
developer would still construct the full half street along Holly
adjacent to the property and construct a suitable barrier next to
the home.
Multiple neighbors suggested increasing the perimeter block wall
height and gates at both entrances to be at least eight feet tall
from the exterior of the project to make it more difficult for
someone to jump over.
The developer and proposed community should support the effort
to get rid of illegal street vendors that situate along Holly Avenue
on weekends.
There were concerns that investors would buy up multiple units
and rent them out, making it a rental community. It was
requested by one neighbor for a possible agreement to not sell
more than two units to the same person or group to try to
minimize the rentals.
All union labor should be used to construct the project.
Field Check
The site is undeveloped and mostly level with desert vegetation and
minor trash and debris throughout. It is surrounded by chain link
fencing on three sides and a block wall on the east side. An Off-
03/01/18
Premise Sign is located along Rancho Drive at about the midpoint of
the parcel. Overhead utility lines are located along Rancho Drive and
Holly Lane/Avenue
SS
GPA-72783 AND ZON-72784 [PRJ-72752]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting
SS
GPA-72783 AND ZON-72784 [PRJ-72752]
Staff Report Page Nine
April 10, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
SS
GPA-72783 AND ZON-72784 [PRJ-72752]
Staff Report Page Ten
April 10, 2018 - Planning Commission Meeting
SS
GPA-72783
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GPA-72783
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GPA-72783
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M
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SUBJECT:
ZON-72784 - REZONING RELATED TO GPA-72783 - PUBLIC HEARING - APPLICANT:
HARMONY HOMES - OWNER: VERLAINE, LLC, ET AL - For possible action on a request
for a Rezoning FROM: C-1 (LIMITED COMMERCIAL) AND R-2 (MEDIUM-LOW
DENSITY RESIDENTIAL) TO: R-TH (SINGLE FAMILY ATTACHED) on 17.05 acres on the
east side of Rancho Drive, 265 feet north of Vegas Drive (APN 139-20-411-015), Ward 5
(Vacant) [PRJ-72752]. Staff recommends APPROVAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps
3. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
ZON-72784
ОŐİֱՙธՙㄦธ
xธ゜ธธ゜ںฎ
ZON-72784
ОŐİֱՙธՙㄦธ
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ZON-72784
R-E
C-V
ANDERSON LN
C-2
R-3
N
RA
R-4
NC
HO
DR
SUBJECT
PROPERTY
R-2
C-1
VEGAS DR
R-1
±
Zoning
FROM C-1 AND R-2 TO R-TH
U - (GPA Designation) R-2 - Medium-Low P-O - Professional Office C-M - Commercial/Industrial
Undeveloped Density Residential
R-3 - Medium Density N-S - Neighborhood Service M - Industrial 1500' Buffer
R-A - Ranch Acres
Residential
O - Office C-V - Civic
R-E - Residential Estates R-4 - High Density City Limits GIS maps are normally produced
R-PD - Residential C-1 - Limited Commercial T-D - Traditional Development Not City Geographic Information System
R-MH - Mobile/Manufactured Planning & Development Dept.
Planned Development Home Residence
702-229-6301
C-2 - General Commercial PD - Planned Development
R-1 - Single Family
R-MHP - Residential Mobile/ Subject Property Date: Thursday, March 01, 2018
Residential C-PB - Planned Business
Manufactured Home Park T-C - Town Center
R-CL - Single-Family Park
Compact-Lot P-R - Professional Offices
and Parking
Agenda Item No.: 43.
SUBJECT:
GPA-72847 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: DR
HORTON - OWNER: UNITED STATES OF AMERICA - For possible action on a request for a
General Plan Amendment FROM: RNP (RURAL NEIGHBORHOOD PRESERVATION) TO:
R (RURAL DENSITY RESIDENTIAL) on 10.34 acres at the northwest corner of La Mancha
Avenue and Alpine Ridge Way (portion of APN 126-25-401-021), Ward 6 (Fiore) [PRJ-72846].
Staff recommends DENIAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends DENIAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Staff Report - GPA-72847 AND ZON-72848 [PRJ-72846]
3. Supporting Documentation - GPA-72847 AND ZON-72848 [PRJ-72846]
4. Photo(s) - GPA-72847 AND ZON-72848 [PRJ-72846]
5. Justification Letter - GPA-72847 AND ZON-72848 [PRJ-72846]
6. School Development Tracking Form from Clark County School District - GPA-72847 AND
ZON-72848 [PRJ-72846]
GPA-72847 AND ZON-72848 [PRJ-72846]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 0
CS
GPA-72847 AND ZON-72848 [PRJ-72846]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a General Plan Amendment from RNP (Rural Preservation
Neighborhood) to R (Rural Density Residential); and a request to Rezone from R-E
(Residence Estates) to R-D (Single Family Residential-Restricted) on 10.34 acres
located at the northwest corner of La Mancha Avenue and Alpine Ridge Way.
ISSUES
The proposed General Plan Amendment and Rezoning would allow density and
lot sizes that do not conform to the Interlocal Agreement.
The subject site is in Planning Area A2, which is limited to a density of 2.0 and lot
sizes of 18,500 square feet.
A proposed Tentative Map is not included with this project.
ANALYSIS
The Interlocal Agreement was adopted by the City of Las Vegas and Clark County on
December 21, 2016. It established a joint position on Corporate boundaries, Planning
and Public Facilities/Service Provisions within the defined Joint Land Use Planning
Area. The subject site is located within Planning Area A2 of the Interlocal Agreement. It
stipulates that the area must remain residential and designated at a density of no
greater than 2.0 units per gross acre. Furthermore, it states, “The Parties agree that
they shall not accept any General Plan Amendment (GPA) nor amend their respective
comprehensive plans, rezone such properties or approve special or conditional use
permits to allow industrial or commercial uses or residential densities above 2.0 Units
per Gross Acre and each lot will maintain a minimum buildable net lot area of at least
18,000 square feet with a goal of at least 18,500 square feet.”
The applicant requests a General Plan Amendment from RNP (Rural Preservation
Neighborhood) to R (Rural Density Residential). If approved, the maximum allowable
density will increase from two dwelling units per acre to 3.59 dwelling units per acre.
The applicant also requests a Rezoning from R-E (Residence Estates) to R-D (Single
Family Residential-Restricted). The minimum lot size will decrease from 20,000 square
feet to 10,000 square feet. Both proposals conflict with the requirements of the Interlocal
Agreement.
CS
GPA-72847 AND ZON-72848 [PRJ-72846]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
FINDINGS (GPA-72847)
Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following
conditions be met in order to justify a General Plan Amendment:
While the proposed R (Rural Density Residential) is compatible with the adjacent
proposed single-family development to the north, the surrounding area is limited to
a lower density and larger lot sizes by the Interlocal Agreement.
There are adequate transportation and recreation, utility and other facilities that
are adequate to accommodate the uses and densities permitted by the proposed
General Plan Amendment.
The proposed General Plan Amendment does not adhere to the Interlocal
Agreement as it would allow a density in excess of 2.0 and lots below 18,500
square feet.
CS
GPA-72847 AND ZON-72848 [PRJ-72846]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
FINDINGS (ZON-72848)
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.
While the residential uses allowed by the proposed zoning district are compatible
with the surrounding land uses and zoning districts, the surrounding area is limited
to a lower density and larger lot sizes by the Interlocal Agreement.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
The site can be accessed from La Mancha Avenue and Alpine Ridge Way, both
60-foot Local Streets, which provide adequate capacity to serve the
residentially zoned property.
CS
GPA-72847 AND ZON-72848 [PRJ-72846]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal requirements
03/01/18
and deadlines were reviewed for the proposed entitlements.
Neighborhood Meeting
Date: Thursday, March 22, 2018
Start Time: 5:30 p.m.
End Time: 6:00 p.m.
Attendees:
One representative for the applicant.
One representative from Clark County
One representative from the Department of Planning
Two members of the public
03/22/18 Meeting Results:
The applicant’s representative detailed the project proposal.
Public attendees stated their preference for the lots to be a
minimum of 20,000 square feet.
Public brought up the idea to utilize larger lots adjacent to the
existing larger lots as a buffer into smaller lots.
The applicant’s representative stated they would discuss that
possibility with their client.
Overall the public wants to protect the rural preservation of the
area.
CS
GPA-72847 AND ZON-72848 [PRJ-72846]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting
Field Check
Staff conducted a routine field check and found an undeveloped site
03/09/18
with desert vegetation.
CS
GPA-72847 AND ZON-72848 [PRJ-72846]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
CS
GPA-72847
ОŐİֱՙธฎㅡ″
x̶゜xں゜ںฎ
GPA-72847
ОŐİֱՙธฎㅡ″
x̶゜xں゜ںฎ
ОŐİֱՙธฎㅡ″
x̶゜xں゜ںฎ
GPA-72847
GPA-72847
SKYLINE POINT DR
GOLDEN AROWANA WAY
DR
W TROPICAL PKWY
W TROPICAL PKWY
AMULET RIDGE CT
ROW
MYSTIC LEDGE CT
IRISH CLIFFS CT
N SHAUMBER RD
CORBETT ST
PF
IRELAND RIDGE CT
TEMPLE RIDGE CT
RUFFIAN RD
SCOTLAND RIDGE CT
EGAN CREST DR
W EL CAMPO GRAND E AVE W E
GAISFORD ST
L
ASPEN FALLS CIR
W LA MANCHA AVE
W LA MANCHA AVE
N ALPINE RIDGE WAY
PCD
N MARLA ST
SUBJECT
PROPERTY W ANN RD
SIERRA BROOK CT
NS
W STEPHEN AVE
HA
W STEPHEN AVE
UM
BE
RNP
RR
±
D
FROM RNP TO R
General Plan Amendment
RNP - Rural Neighborhood PF-CC Public Facility
Preservation
MLA - Medium - Low Attached GTC - Tourist Commercial
Clark County 1500' Buffer
LVMD - Las Vegas Medical
RE - Rural Estates M - Medium
District TC - Town Center
City Limits
GIS maps are normally produced
H - High LI/R - Light Industrial / Research
DR - Desert Rural RC - Resource Conservation only to meet the needs of the City.
Due to continuous development activity
PCD - Planned Community this map is for reference only.
R - Rural O - Office
Development C - Downtown - Commercial Geographic Information System
Not City
Planning & Development Dept.
SUBJECT:
ZON-72848 - REZONING RELATED TO GPA-72847 - PUBLIC HEARING - APPLICANT:
DR HORTON - OWNER: UNITED STATES OF AMERICA - For possible action on a request
for a Rezoning FROM: R-E (RESIDENCE ESTATES) TO: R-D (SINGLE FAMILY
RESIDENTIAL-RESTRICTED) on 10.34 acres at the northwest corner of La Mancha Avenue
and Alpine Ridge Way (portion of APN 126-25-401-021), Ward 6 (Fiore) [PRJ-72846]. Staff
recommends DENIAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends DENIAL
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps
3. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
ZON-72848
ОŐİֱՙธฎㅡ″
x̶゜xں゜ںฎ
ZON-72848
ОŐİֱՙธฎㅡ″
x̶゜xں゜ںฎ
ОŐİֱՙธฎㅡ″
x̶゜xں゜ںฎ
ZON-72848
ZON-72848
SKYLINE POINT DR
GOLDEN AROWANA WAY
W TROPICAL PKWY
W TROPICAL PKWY
MYSTIC LEDGE CT
IRISH CLIFFS CT
N SHAUMBER RD
CORBETT ST
R-D
IRELAND RIDGE CT
TEMPLE RIDGE CT
RUFFIAN RD
SCOTLAND RIDGE CT
EGAN CREST DR
W EL CAMPO GRAND E AVE W E
GAISFORD ST
W LA MANCHA AVE
W LA MANCHA AVE
N ALPINE RIDGE WAY
U(PCD)
N MARLA ST
SUBJECT
PROPERTY W ANN RD
SIERRA BROOK CT
NS
W STEPHEN AVE
HA
W STEPHEN AVE
UM
BE
U(RNP)
RR
R-3
±
D
C-V
SUBJECT:
GPA-72837 - GENERAL PLAN AMENDMENT - PUBLIC HEARING -
APPLICANT/OWNER: CITY OF LAS VEGAS - For possible action on a request for a General
Plan Amendment TO AMEND THE 2020 MASTER PLAN LAND USE AND RURAL
NEIGHBORHOODS PRESERVATION ELEMENT, All Wards. Staff recommends
APPROVAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Staff Report
2. Justification Letter
3. Exhibit A - Downtown Area Map
4. Exhibit B - Southeast Sector Map
GPA-72837
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVAL 0
LM
GPA-72837
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This amendment of the Las Vegas 2020 Master Plan adds Form-Based Code (FBC) as
an allowed land use designation available for properties within the Downtown Area. As
such, the amendment introduces the Form-Based Code (FBC) designation in Table 5:
Master Plan Land Use Designation, and Table 14: Downtown Area Land Use
Designations. The amendment also introduces a description of the Form-Based Code
(FBC) designation within the Element; provisions regarding the change of land use
designation for the Form-Based Code (FBC) designation; and, where applicable,
references to the Form-Based Code (FBC) designation through the Element.
ISSUES
ANALYSIS
This action is required as part of the process of adopting a Form-Based Code (FBC) for
downtown Las Vegas as part of the Unified Development Code.
On June 15th, 2016 City Council adopted the Vision 2045 Downtown Las Vegas
Masterplan (Downtown Masterplan), and directed Staff to propose revisions that
implement the goals of the plan where appropriate. In the Implementation chapter of the
Downtown Masterplan, the first among twelve Key Implementation Actions for Land Use
and Community Development is to “Adopt a form-based Code that offers procedural
clarity and implements the Masterplan through place-based standards” (Downtown
Masterplan, p. 261). Since then, and upon Planning Commission and City Council
recommendation, Staff has been working with Lisa Wise Consulting to prepare and
publish a draft Form-Based Code for the Las Vegas Medical District (LVMD), which is
currently available in the Department of Planning, as well as online at the project’s
website www.formbasedcode.vegas. According to the implementation schedule, the Las
Vegas Medical District will be the first of the twelve downtown districts to have land use
regulated by the Form-Based Code, which is planned to be subsequently adopted for
the remaining portions of the Downtown Area as well.
LM
GPA-72837
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
A major component of the draft Form-Based Code for the LVMD is the introduction of
new zoning districts, which in Form-Based Codes are referred to as Transect Zones, or
“T-Zones”. Transect Zones are classified in a range from one (1) to six (6), with
Transect Zone 1 (T1) allowing for the least intensity of development and Transect Zone
6 (T6) allowing the highest intensity of development. Form-Based Codes also allow for
Special Districts (SD), which are generally used for certain special areas, such as
employment centers and campus plans; the LVMD Form-Based Code draft currently
includes a Special District – Education (SD-E) to be utilized for the UNLV School of
Medicine.
This amendment introduces a Form-Based Code (FBC) land use designation in the
Land Use and Rural Neighborhoods Preservation Element, to be referenced in Table 5
and Table 14 of the document; the amendment also introduces the Transect Zones and
Special Districts as allowable zoning categories for properties under the Form-Based
Code (FBC) land use designation. Moreover, the amendment introduces a description
for the Form-Based Code land use designation, and adds references to it where
applicable within the Element.
1. The Mixed Use Development subsection within the Existing Land Use section is
hereby amended by adding an entry for the Form-Based Code (FBC) land use
designation, as follows:
Form-Based Code (FBC) is a land use regulating system that focuses on the
physical form of the built environment, and its relationship to the public realm,
instead of the segregation of land uses. As such, the FBC land use designation
encourages mixed-use and foster human scale, a walkable environment, and
provide access to employment, services and amenities to the community.
Following the adoption of the Vision 2045 Downtown Las Vegas Masterplan in
2016 the Department of Planning began drafting a Form-Based Code for
downtown Las Vegas, as this had been identified as a critical step towards the
implementation of the plan. The FBC land use designation was created in 2018
to provide a designation that allows for the utilization of Form-Based zoning
districts, also known as Transect Zones or T-Zones, within the Downtown Area
(see Exhibit 3).
2. The Downtown Area subsection within the Future Land Use section is hereby
amended by replacing Exhibit 3: Downtown Area Map with an updated map as
shown in Exhibit A, and by adding the following entry below the existing
description:
LM
GPA-72837
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
In 2016, the City of Las Vegas adopted the Vision 2045 Downtown Las Vegas
Masterplan, which identified the adoption of a Form-Based Code for the twelve
identified Districts of downtown as a key step towards implementing the vision
established by the policy document. The Vision 2045 Downtown Las Vegas
Masterplan also conceptualized the expansion of the overall Downtown Area,
which was established through the adoption of the Downtown Las Vegas
Overlay (DTLV-O) in 2017 which replaced the previous Downtown Centennial
Plan Overlay (DCP-O). To set the framework for the Form-Based Code, a Form-
Based Code (FBC) land use designation was created in 2018, to allow for Form-
Based Zoning Districts, also known as Transect Zones or T-Zones, to be utilized
for properties within the Downtown Area (see Exhibit 3). The FBC land use
designation is consistent and concurrent with the Downtown Land Use map of
the Las Vegas Redevelopment Area Plan.
3. The Southeast Sector subsection within the Future Land Use section is hereby
amended by replacing Exhibit 5: Southeast Sector Map with an updated map as
shown in Exhibit B, and to amend the Southeast Sector description to read as
follows:
The Southeast Sector of the Master Plan is located along portions of Jones and
Rainbow Boulevards to the west, and the city limit boundaries to the northeast of
Rancho Drive, south, and east. The Southeast Sector is comprised of many of
the city’s more mature areas. Much of the Southeast Sector is built out, and
future growth in the area will most likely consist of infill development and
neighborhood revitalization. The Southeast Sector includes Downtown and
Downtown North, West Las Vegas, and the Las Vegas Medical District. The
historic John S. Park and Las Vegas High School neighborhoods are also
located here.
Following the adoption of the Vision 2045 Downtown Las Vegas Masterplan in
2016 and the establishment of the Downtown Las Vegas Overlay District (DTLV-
O) in 2017, the Downtown Area boundary was expanded in 2018. The Downtown
Area now includes the entirety of the Las Vegas Medical District, as well as
portions of the Downtown North Plan Area and the West Las Vegas Plan Area
(see Exhibit 5).
4. The Land Use Tables subsection of the Future Land Use section is hereby
amended by amending the Master Plan Land Use Designations – Table 5
appearing therein to add a new column pertaining to the Form-Based Code
(FBC) Master Plan Designation, indicating the maximum allowable density and
allowable zoning categories applicable to that designation, and by amending the
footnote † below Table 5. The new column to be incorporated into Table 5 under
LM
GPA-72837
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
the column indicated as “OTHER” among the Master Plan Land Use Designations, and
the amended footnote, are shown below, with new material indicated by underlining and
the Form-Based Code Master Plan Designation being shown as FBC.
OTHER
FBC
Variable†
See Downtown Area Chart
† The density of a development within the TND and FBC category categories is limited
by the approved Zoning Districts or the Development Standards and Design Guidelines
document in the case of an approved master planned development.
5. The Land Use Tables subsection of the Future Land Use section is hereby
amended by amending the Downtown Area Land Use Designations – Table 14
appearing therein to add a new column pertaining to the Form-Based Code
(FBC) Master Plan uand use designation, indicating the corresponding general
plan categories and allowable zoning categories applicable to that designation,
and a footnote related to the FBC Allowable Zoning Categories entry. The new
column to be incorporated into Table 14 under the column indicated as “OTHER”
among the Downtown Land Use Plan Area entries, and the footnote, are shown
below, with new material indicated by underlining and the Form-Based Code
Master Plan Designation being shown as FBC.
Corresponding General Plan L, ML, M, H, O, SC, L, ML, M, H, O, SC, O, SC, LI/R PF FBC
Categories GC GC GC
Allowable Zoning Categories R-E, R-MH, R-1, R- R-E, R-MH, R-1, R- O, P-O, C- C-V T1, T2, T3,
2, R-3, R-4, R-TH, 2, R-3, R-4, R-TH, C-1, C- M, T4, T5, T6,
O, P-O, C-1, C-2 O, P-O, C-1, C-2 2 M SD*
LM
GPA-72837
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting
*The Allowable Zoning Categories indicated as T1, T2, T3, T4, T5, T6, and SD include
all Form-Based Code Zoning Districts and Sub-Districts, also referred to as Transect
Zones and Sub-Zones, that are indicated as pertaining to the Las Vegas Transect as
described in the Unified Development Code,
6. The Description of Master Plan Land Use Categories section is hereby amended by
adding thereto, in the Downtown Land Use Plan subsection, an entry for the Form-
Based Code (FBC), as follows:
FBC (Form-Based Code) – The Form-Based Code category allows for a wide
array of uses and development types, which vary depending on the specific
neighborhood context and character of the area. Because of the importance of
the individual place when considering the application of a Form-Based Code for
future development, a comprehensive study and extensive outreach must be
carried on before the FBC can be properly utilized on properties.
The human scale of the built environment, including the way that city blocks,
structures and the public right-of-way interact with the people
The Zoning Districts allowed within the FBC category are also referred to as
Transect Zones, or T-Zones, and are classified using a numbering system that
goes from one (1) to six (6). The intensity of development and mix of uses varies
depending on the Transect Zone that is taken into consideration, with T1 Zones
allowing for the least intensity and mix of uses, and T6 Zones allowing for the
most intensity and mix of uses.
LM
GPA-72837
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting
A change of land use designation for a property that is designated with the FBC
designation is generally considered not in the best interest of the effective and
consistent development of the community, as the contextual character of the
Form-Based Code designation would be dramatically altered for the Downtown
For a change of land use designation for a property designated with the FBC
designation, a property owner must submit a General Plan Amendment (GPA)
application for review by city staff, Planning Commission, and approval by City
Council, following the procedure as provided by the Unified Development Code.
As part of the application, the applicant shall submit to the Director a study
containing clear and convincing evidence that:
LM
GPA-72837
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting
This amendment is consistent with the City’s goals, policies and objectives of the Las
Vegas 2020 Master Plan and its Elements, including the Land Use & Rural
Neighborhoods Preservation Element and the Community Design Element.
Furthermore, the amendment is consistent with Vision 2045 Downtown Las Vegas
Masterplan, and the Las Vegas Redevelopment Area Plan.
Staff recommends approval of this amendment to the Las Vegas 2020 Master Plan.
FINDINGS (GPA-72837)
This amendment is consistent with the City’s goals, policies and objectives of the Las
Vegas 2020 Master Plan and its related Elements; with the recently adopted Vision
2045 Downtown Las Vegas Masterplan; and with the City of Las Vegas Redevelopment
Plan. It is required in order to move towards the adoption of a Form-Based Code for the
Downtown Las Vegas Area. The Form-Based Code (FBC) land use designation fosters
density and intensity of development that is compatible with existing land use
designations, and the zoning designations allowed by the proposed amendment will be
compatible with the existing adjacent land uses and zoning districts. Staff recommends
approval of this General Plan Amendment.
BACKGROUND INFORMATION
The City Council adopted Ordinance #5250, formally adopting the Las
09/06/00
Vegas 2020 Master Plan.
LM
GPA-72837
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting
City Council received a report from city Staff and Lisa Wise Consulting
11/15/17 on the status of the Las Vegas Medical district Form-Based Code draft
document.
The City Council (7-0) adopted Ordinance #6608, which amended Title 19
to replace references to the Downtown Centennial Plan Overlay District
12/06/17
with the updated Downtown Las Vegas Overlay District.
LM
GPA-72837
Downtown Las Vegas
Exhibit 3:
Overlay District
Downtown Area Map City of Las Vegas Printed: Wednesday, August 09, 2017
W Lake Mead Blvd E Lake Mead South Blvd E Lake Mead Blvd
Losee Rd
Simmons St
Civic Center Dr
N 5th St
N Martin L King Blvd
St
E Washington Ave
Dr
W Washington Ave
ain
N Eastern Ave
NM
W Bonanza Rd
E Bonanza Rd
Downtown Las Vegas
Overlay District City of Las Vegas NU
St
Ste S9
Rd Blvd
wa 5
th
rt A
N4
N Bruce St
W Lake Mead Blvd E Lake Mead South Blvd E Lake Mead Blvd
ve
King
Simmons St
Civic Center Dr
N 5th St
S Martin LLosee
S US 95
N Martin L King Blvd
S Tonopah Dr
AltaVegas
Dr Dr
S Rancho Dr
t
St
St
St
N
Ra
th
rce
nc
S4
ho
St
E Washington Ave
me
Dr
W Washington Ave
ain
N Eastern Ave
NM
om
St S C
W Bonanza Rd
W Charleston Blvd E Charleston Blvd
E Bonanza Rd
S Main St
NU
St
Ste
S Commerce
S9
S Eastern Ave
S Martin L King Blvd
w 5
th
a rt
S 15th St
N4
Av
N Bruce St
e
S US 95
S Tonopah Dr
Alta Dr
S Rancho Dr
Fre
S Maryland Pkwy
m on
t
E Oakey Blvd
St
W Oakey Blvd St
St
th
d
e
erc
S4
lR
m
om
tria
Spencer St
St S C
lvd
Ind
S Commerce
S Eastern Ave
s St
S 15th B
ga
S Maryland Pkwy
E Oakey Blvd
Ve
W Oakey Blvd
d
W Sahara Ave
lR
E Sahara Ave
as
tria
Spencer St
Paradise Rd
us
SL
lvd
Ind
sB
ga
T
Ve
W Sahara Ave
E Sahara Ave
as
Miles
F
0 0.175 0.35 0.7 1.05
Miles
A
Geographic Information System
Legend 702-229-6301
R
City Boundary
Downtown Area
City Limits
Downtown Las Vegas Overlay District
D
Future Land Use
RA
NC
HO
DR
CAREY AVE.
SANDHILL RD.
MOJAVE RD.
LAKE MEAD BLVD.
93
4
S.
OWENS AVE.
U.
3 WASHINGTON AVE.
BONANZA RD.
2 1 STEWART AVE.
5 CHARLESTON BLVD.
NELLIS BLVD.
PECOS RD.
LAMB BLVD.
MARION DR.
US 95
·
BOSAHARA AVE.
EASTERN AVE.
TORREY PINES DR.
MARYLAND PKWY.
JONES BLVD.
LD
D.
LINDELL RD.
RAINBOW BLVD.
ER
LV
SB
H
W
Y.
GA
VE
DECATUR BLVD.
S
LA
VALLEY VIEW BLVD.
0 0.5 1 2 3
Miles
printed: 2018
3 Downtown North Plan Area
F T
R A
D
Future Land Use
SUBJECT:
MDR-72841 - GENERAL DEVELOPMENT PLAN REVIEW - PUBLIC HEARING -
APPLICANT/OWNER: HOWARD HUGHES COMPANY, LLC - For possible action on a
request for a Summerlin General Development Plan Review for the undeveloped portions of
Summerlin West on 5,054.53 acres at the northwest corner of Far Hills Drive and Clark County
215 (APNs 137-14-401-002, 137-21-000-002, 137-22-000-017, 137-28-000-001 and 137-32-
000-003), P-C (Planned Community) Zone, Ward 2 (Seroka) [PRJ-72832]. Staff recommends
APPROVAL.
C.C.: 5/16/2018
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. Summerlin Approval Letter
7. Protest Postcard and E-comment Log
MDR-72841 [PRJ-72832]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 2
APPROVALS 0
SS
MDR-72841 [PRJ-72832]
Conditions Page One
April 10, 2018 - Planning Commission Meeting
** CONDITIONS **
MDR-72841 CONDITIONS
Planning
2. Conformance with the Summerlin West general development plan, date stamped
03/29/18, except as amended by conditions herein.
3. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
5. Provide a minimum of two lanes of paved legal access from an existing paved
public street to each individual development area prior to occupancy of any
buildings within each development area.
SS
MDR-72841 [PRJ-72832]
Conditions Page Two
April 10, 2018 - Planning Commission Meeting
7. All landscaping within public rights of way or common areas shall be maintained by
the Master Developer or his designee. A License Agreement shall be obtained
prior to installation of any private improvements or landscaping within public rights
of way. All installed landscaping, whether in public rights-of-way or within common
area properties, shall be situated and maintained so as to not create sight visibility
obstructions for vehicular traffic at all development access drives and all adjacent,
abutting street intersections.
8. An update to the “Summerlin West” Master Sewer Plan for the overall site must be
submitted to and approved by the Department of Public Works prior to the
issuance of any site grading or building permits or the recordation of a Parent Final
Map, whichever may occur first. Additional specific village and/or site sewer
plan/studies may be required with each individual pod or phase of development
activity based upon sewer capacities at the time of development. Comply with all
recommendations of the “Summerlin West” Master Sewer Plan.
SS
MDR-72841 [PRJ-72832]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
10. An update to the “Summerlin West” Master 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, or the recordation of Final Maps, 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 Master
Development Review is in concept only. Cross Sections provided may be used in
construction provided that their uses in roadway designs are acceptable to the
Department of Public Works. 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 Summerlin and/or 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. We reserve the
right to impose additional conditions of approval for each individual development
site when such plans are known. We anticipate the need for additional conditions
concurrent with approval of the Master Tentative Map(s) and/or Village Map(s) for
this site.
SS
MDR-72841 [PRJ-72832]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The Master Developer of the Summerlin Planned Community requests a revision to the
General Development Plan of Summerlin West, specifically for those areas that are yet
to be developed.
ISSUES
The current General Development Plan for Summerlin West is outdated and requires
modification in order to approve future changes to village boundaries and major
changes in land use.
The Master Developer reviewed and approved the submitted General Development
Plan on 01/22/18.
Modifications to the Summerlin Improvement Standards may be made, at the Master
Developer’s discretion, through approval of the individual village tentative maps.
ANALYSIS
According to the Master Developer, this General Development Plan is designed to fulfill
its development obligations and entitlements under the Summerlin Development
Agreement. The entitlements include the following:
SS
MDR-72841 [PRJ-72832]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
The General Development Plan includes the general boundaries, land use designations
and major roadways contained within future Villages 21, 22, 24A, 25, 27, 28, 29, 30, 31
and 32. Except for Village 24A, each future village is characterized by multiple use
categories, as depicted on the map by hatching of various colors. In general, villages
abutting Clark County 215 (namely, 21 and 22) are designed to act as a dense urban
core, with a mix of single family, multi-family and high intensity commercial designations
contained within. Villages 29 and 27 are also to contain commercial designations in the
central portion of the map area, but to a lesser extent than Villages 21 and 22. Finally,
low to ultra-low density residential and open space (primarily consisting of drainage
features and recreation areas) would be contained in the westernmost villages. The
multiple land use categories allow for development options over time. At this time it is
unknown except in limited areas which specific land uses will be developed. In general
the categories shown are compatible with the area and with each other in the locations
depicted on the General Development Plan.
The Master Developer has also proposed modified roadway standards to accommodate
complete streets, which seeks to include multiple modes of transportation. On-street
parking is proposed in the denser villages. Specific street sections are provided for
Village 21, although these could apply elsewhere if approved through the Summerlin
Improvement Standards. Public parking must meet the approval of the City Traffic
Engineer.
There are no changes to the Gaming Enterprise District boundary proposed at this time.
The Gaming Enterprise District boundary was established with the adoption of the
Summerlin West Development Agreement.
FINDINGS (MDR-72778)
The proposed General Development Plan transitions from high density residential and
high intensity commercial land use designations along Clark County 215 to low density
single family residential and open space land use designations moving westward,
allowing for separation of uses. However, the plan also allows for flexibility to allow for
a range of residential product types and possible mixed use opportunities in
concentrated areas. The western areas contain some severe slopes, which may
SS
MDR-72841 [PRJ-72832]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
SS
MDR-72841 [PRJ-72832]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
SS
MDR-72841 [PRJ-72832]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss
01/08/18
submittal requirements for a Summerlin Master Development Review.
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
Field Check
The site is largely undeveloped except for a few civic and utility facility
uses and is situated in a mountain foothill setting. Single family
03/01/18
residences in Village 26 (Reverence) are under construction to the
north. The current developed western boundary is Sky Vista Drive.
DEVELOPMENT STANDARDS
SS
MDR-72841
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ธՙธՙ7ƆḶⓈ╗Ġ7ŐA●ЌԱḶÛ7ԱḶⓈՁDzЋAŐCฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌDzЋACA7ฎɱ ںㅡ″ֱㄦ ںㅡฎฌ
ОĠ㈠7ӧՙxธỏ7ฎՙ̶ֱՙㄦㄦx7AṲ7ӧՙxธỏ7̶″ธֱธㄦɱՙ77ÛDzԱ7ÛÛÛ㈠Ћ╗ЌЌЋ㈠bḶҜฌ
bḶЌƆⓈՁ╗●ЌḚ7DzЌḚ●ЌDzDzŐƆ77777ОՁAЌЌDzŐƆ77777ՁAЌC7ƆⓈŐЋDzùḶŐƆ7
ㅡฎ ƥ7Ő Û ฌ
Ḷ ╗Ġ ●ՁՁ Ɔ ฌ
●AՁỏ
ธxƥฌ
ں″ƥ
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Ḷ Ő Ġ Ḷ Ḷ C 7AŐ ╗DzŐ
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Ɔ Ḷ Ⓢ ╗Ġ Ա Ḷ
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ӧЌ Dz●Ḛ Ġ Ա
C Dz ฌƆ Dz Ő ╗7Ḷ Ⓢ Ќ C ฌ
Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ
7О ì Û ù ฌ
7Dz A Ɔ ╗Ա Ḷ Ⓢ 7О ì Û ù ฌ
ЌCฌ ӧЌ Dz●Ḛ Ġ Ա Ḷ Ő Ġ Ḷ Ḷ
ธ ㅡƥ
C 7AŐ ╗DzŐ ●AՁỏฌ
Ġฌ
ㅡx
ƥฌ
Ġ
ธㅡƥ
ìں
ì ںฌ
ㅡxƥฌ
ㅡฎƥ7Ő Û ฌ
ธ xƥ ธxƥ
Ġ
ㅡxƥ
ㅡฎ ƥ7Ő Û ฌ
ㅡ ںƥ7Ő Û
ธ xƥฌ
ธxƥฌ
ธx ƥฌ
ì ธฌ
Աฌ ՙ ″ƥ7Ő Û ฌ
ㅡ ںƥ7Ő Û
Աฌ
ฌ
bฌ
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ธ xƥ
ㅡ ںƥ7Ő Û ฌ
ธxƥฌ
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ธ xƥ ӧОAŐ b DzՁ7DzЌ ╗Ő ù7Ő
ธxƥ
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ìธ
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ì ںฌ
ƥ7Ő Û
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ธxƥ ìں
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Ợฌ ธxƥ
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ՙ ″ƥ7Ő Û ฌ ธ xƥ ธxƥ
Ա ㅡ ںƥ7Ő Û ฌ
Աฌ
Cฌ
Ḷ AC ỏฌ
ธ xƥฌ
ㅡ ںƥ7Ő Û ฌ
ì ںฌ
ㅡ ںƥ7Ő Û
ธ xƥ
ì ںฌ
ՙ ″ƥ7Ő Û ฌ
ธㅡƥ
AŐ b DzՁ7DzЌ ╗Ő ù7Ő
ธ xƥฌ
ธ xƥ
ธ xƥฌ
Ɔ ╗Ő Dz Dz ╗7
ㅡںƥ7Ő Û ฌ
ӧО
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Ɔ ╗Ő Dz Dz ╗7Ա ฌ
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Ḷ AC ỏฌ
ธ xƥ
ìں
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ㅡxƥฌ
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ธㅡƥ ธㅡƥฌ
C ธ xƥ
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ธx ฌ
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ธ ㅡƥ
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ƆⓈҜҜDzŐՁ●Ќ7ÛDzƆ╗ฌ
̶ ՙ ƥ7
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ŐÛ
ŐḶACÛAù7bŐ●╗DzŐ●A7ҜAОฌ
ฌ ՙ ″ƥ7Ő Û
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ƥ7Ő Û
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̶ՙ
ธㅡ ƥฌ
bฌ
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ธxƥ
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C
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ㅡ xƥฌ ì ںฌ ӧŐ
ںฌ DzƆ●C DzЌ ╗●AՁ7b Ḷ ՁՁDzb ╗Ḷ Ő ỏฌ
Ћ●ՁՁAḚDz7ธㄦ7 ՙ ″ƥ7Ő Û ฌ ธxƥฌ ธ xƥฌ
̶ xƥฌ
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ฌ Ḷ ╗Ġ ●ՁՁ
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О ●Ќ Dz
C DzƆ
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C Ќ Ћ 7DzЌ DzŐḚ ùฌ
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ธں㈠ฎ7A b ㈠ฌ
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̶ ㄦƥฌ
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bĠDzbìDzC7Աù̬ฌ
ОŐḶİDzb╗7ЌḶ̬ฌ
Ћ
̶ㄦ ƥฌ
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Ḷ Ḷ C 7AŐ
ЋDzฌ
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ฌ
AҜฌ
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ЌḶ╗Dz̬ฌ ОŐİֱՙธฎ̶ธ
╗Ġ●Ɔ7DzṲĠ●Ա●╗7●Ɔ7ḶŐ7bḶЌbDzО╗ⓈAՁ7ŐḶACÛAù7ƆDzb╗●ḶЌ7AЌAՁùƆ●Ɔ7ḶЌՁù㈠ฌ
ŐḶACÛAù7bDzЌ╗DzŐՁ●ЌDz7ḚDzḶҜDz╗Őù7ҜⓈƆ╗7ԱDz7ACİⓈƆ╗DzC7╗Ḷ7bḶҜОՁù7Û●╗Ġ7Ɔ╗AЌCAŐCƆ㈠ฌ
Ɔ╗AЌCAŐCƆ㈠
x̶゜ธɱ゜ںฎ ƆĠDzDz╗ฌ
ںฌ
Ḷ7 ƆĠDzDz╗Ɔฌ
ŐDzЋ●Ɔ●ḶЌฌ
ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ՙ″ƥ7Ő Ḷ Û ฌ ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ bՁฌ bՁฌ
ㄦƥฌ ㄦƥฌ ธㅡƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ՙ″ƥ7Ő Ḷ Û ฌ ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ㅡxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A 7 ՙ″ƥ7Ő Ḷ Û 7 ธㅡƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ
ںxƥฌ ㄦƥฌ ㄦƥฌ ںںƥฌ ںں㈠″ՙƥฌ ں″㈠″″ƥฌ ںں㈠″ՙƥฌ ںںƥฌ ″ƥ7 ㄦƥฌ ɱƥฌ
ƆÛ ฌ ธƥฌ Ա ●ì Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ Ҝ Dz C ●A Ќ ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ Ա ●ì Dz ฌ ธƥฌ
╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ՁA ƆÛ 7
ՁA Ќ Dz ฌ Ќ Dzฌ
ㄦƥฌ ںںƥฌ ںں㈠″ՙƥฌ ں″㈠″″ƥฌ ںں㈠″ՙƥฌ ںںƥฌ ㄦƥฌ ฎƥฌ ㄦƥฌ ㄦƥฌ
ɱƥ7 ㄦƥฌ ธƥ7 Ա ●ì Dz ฌ Ա ●ì Dz ฌ ธƥฌ ″ƥฌ ″ƥฌ ฎƥฌ ںںƥฌ ںں″ՙƥฌ ں″㈠″″ƥฌ ںں㈠″ՙƥฌ ںںƥฌ ฎƥฌ
ƆÛ ฌ ںxƥฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ Ҝ Dz C ●A Ќ ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ՁA ƆÛ ฌ ธㅡƥฌ ƆÛ ฌ ฎƥฌ ธƥ7 Ա ●ì Dz ฌ Ա ●ì Dz ฌ ธƥฌ ฎƥ7 ƆÛ ฌ ฎƥฌ
ՁA Ќ Dz ฌ Ќ Dzฌ ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ Ҝ Dz C ●A Ќ ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ՁA Ќ Dzฌ
̶ ̬ں7Ҝ A Ṳฌ Ҝ A Ṳฌ
ธ੧ 7Ҝ ●Ќ ฌ ̶̬ں77Ҝ ●Ќ ฌ 7̶ ̬ںฌ ̶ ̬ں7Ҝ A
ธ ㈠x੧ ฌ ธ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ㈠x੧ ฌ ธ੧ ̶̬ں7Ҝ A Ṳฌ Ṳฌ
Ҝ A ●Ќ ฌ Ṳฌ
ธ ੧ 7Ҝ ●Ќ ฌ 7Ҝ A Ṳฌ
ธ ੧ 7Ҝ ●Ќ ฌ ธ੧
7Ҝ 7̶̬ ں7Ҝ ●Ќ ฌ
ธ ㈠x੧ ฌ ธ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ㈠x੧ ฌ ธ੧
Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ फA फ7╗ùО Dz ฌ फA फ7╗ù О Dz ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ ธ ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ㈠x੧ ฌ ธ ㈠x੧ ฌ
╗ùО Dz 7●●ฌ
Û A Ձì Û A ùฌ
О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Ḛ Ő A Ћ Dz Ձฌ Ҝ Dz C ●A Ќ ฌ Ҝ Dz C ●A Ќ ฌ ╗ùО Dz 7●ฌ Û A Ձì Û A ùฌ
Ḛ Ő A Ћ Dz Ձฌ
b Ⓢ Ő Ա 7ӧ╗ùО ỏฌ A Ɔ О Ġ A Ձ╗7b Ќ b Ő Dz ╗Dz ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
╗ùО Dz 7●●ฌ Ա A Ɔ Dz ฌ b Ⓢ Ő Ա 7ӧ╗ù О ỏฌ ԱAƆDzฌ ╗ù О Dz 7●●ฌ Û A Ձì Û A ùฌ ╗ùО Dz 7●●ฌ फA फ7╗ù О Dz ฌ फA फ7╗ùО Dz ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
╗ù О Dz 7●●ฌ फA फ7╗ù О Dz ฌ फA फ7╗ù О Dz ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
Ҝ Dz C ●A Ќ 7 ╗ù Dz 7●ฌ
Աù7
Û A Ձì Û A ùฌ
Ḛ Ő A Ћ Dz Ձ7 फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ Ḛ Ő A Ћ Dz Ձฌ फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Ḛ Ő A Ћ Dz Ձฌ Ҝ Dz C ●A Ќ ฌ ╗ùО Dz 7●●7 Û A Ձì Û A ùฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Ḛ Ő A Ћ Dz Ձฌ Ҝ Dz C ●A Ќ ฌ Ҝ Dz C ●A Ќ 7 ╗ù О Dz 7●ฌ ╗ù О Dz 7●●ฌ Û A Ձì Û A ùฌ
Ա A Ɔ Dz 7 ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ Ա Aฌ ฌƆ Dz ฌ ╗ùО Dz 7●●ฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ Ա A Ɔ Dz ฌ b Ⓢ Ő Ա 7ӧ╗ùО ỏฌ b Ⓢ Ő Ա 7ӧ╗ù О ỏḚ Ő A Ћ Dz Ձฌ A Ɔ О Ġ A Ձ╗7b Ḷ Ќ b Ő Dz ╗Dz ฌ ╗ù О Dz 7●●ฌ b Ⓢ Ő Ա 7ӧ╗ù О ỏḚ Ő A Ћ Dz Ձฌ A Ɔ О Ġ A Ձ╗7b Ḷ Ќ b Ő Dz ╗Dz ฌ
फՁफ7╗ùО Dz 7b Ⓢ Őฌ ฌԱ ฌ Ḛ Ő A Ћ Dz Ձฌ Ա A Ɔ7 Dz ฌ Ḛ Ő A Ћ Dz Ձฌ ִ 7Ḛ Ⓢ ╗Dz Ő 7ӧ╗ùО ỏฌ Ա A Ɔ Dz ฌ b Ⓢ Ő Ա 7ӧ╗ù О ỏฌ A7ƆDzฌ Ḛ Ő A Ћ Dz Ձฌ
ԱAƆDzฌ Ḛ Ő A Ћ Dz Ձฌ ԱAƆDzฌ
ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ ԱAƆDzฌ ԱAƆDzฌ
Ḷ Ⓢ Ő 7ՁA Ќ Dz Ɔ 7ֱ7Û ●╗Ġ 7Ҝ Dz C ●A Ќ ฌ
CA╗Dz7
फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ
Ḷ Ⓢ Ő 7ՁA Ќ Dz Ɔ 7ֱ7Û ●╗Ġ 7Ҝ Dz C ●A Ќ ฌ
ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ
Ḷ Ⓢ Ő 7ՁA Ќ Dz Ɔ 7ֱ7Û ●╗Ġ 7Ҝ Dz C ●A Ќ ฌ
ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ
О Dz Ő 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ֱㄦA ฌ
О Dz Ő 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ֱㄦA 7777777777Ќ7╗Ɔ
7777777777 О Dz Ő 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ֱㄦA 7777777777Ќ7╗Ɔ
7777777777
ŐDzЋ7
ОĠ㈠7ӧՙxธỏ7ฎՙ̶ֱՙㄦㄦx7AṲ7ӧՙxธỏ7̶″ธֱธㄦɱՙ77ÛDzԱ7ÛÛÛ㈠Ћ╗ЌЌЋ㈠bḶҜฌ
bḶЌƆⓈՁ╗●ЌḚ7DzЌḚ●ЌDzDzŐƆ77777ОՁAЌЌDzŐƆ77777ՁAЌC7ƆⓈŐЋDzùḶŐƆ7
ธՙธՙ7ƆḶⓈ╗Ġ7ŐA●ЌԱḶÛ7ԱḶⓈՁDzЋAŐCฌ
bḶЌbDzО╗ⓈAՁ7ŐḶACÛAù7ОՁAЌฌ
ธ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ㈠x੧ ฌ
Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
Û A Ձì Û A ùฌ Û A Ձì Û A ùฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Û A Ձì Û A ùฌ О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Û A Ձì Û A ùฌ Û A Ձì Û A ùฌ
╗ùО Dz 7●ฌ A Ɔ О Ġ A Ձ╗ฌ ╗ùО Dz 7●ฌ A Ɔ О Ġ A Ձ╗ฌ Û A Ձì Û A ùฌ
╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ ╗ù О Dz 7●●ฌ ╗ù О Dz 7●ฌ A Ɔ О Ġ A Ձ╗ฌ
Ḛ Ő A Ћ Dz Ձฌ फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ Ḛ Ő A Ћ Dz Ձฌ Ḛ Ő A Ћ Dz Ձ7b Ḷ Ќ b Ő Dz ╗Dz ฌ Ḛ Ő A Ћ Dz Ձฌ Ḛ Ő A Ћ Dz Ձฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ Ḛ Ő A Ћ Dz Ձฌ Ḛ Ő A Ћ Dz Ձ7b Ḷ Ќ b Ő Dz ╗Dz ฌ ╗ùО Dz 7●●ฌ Ḛ Ő A Ћ Dz Ձฌ b Ḷ Ќ b Ő Dz ╗Dz ฌ ╗ùО Dz 7●●ฌ
Ḛ Ő A Ћ Dz Ձฌ
ƆⓈҜҜDzŐՁ●Ќ7ÛDzƆ╗ฌ
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MDR-72841
ОŐİֱՙธฎ̶ธ
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MDR-72841
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MDR-72841
Agenda Item No.: 47.
SUBJECT:
MDR-72778 - MASTER DEVELOPMENT PLAN REVIEW - PUBLIC HEARING -
APPLICANT/OWNER: HOWARD HUGHES COMPANY, LLC - For possible action on a
request for a Summerlin Development Plan Review for Village 21 on 321.00 acres at the
northwest corner of Far Hills Drive and Clark County 215 (portion of APN 137-22-000-017), P-
C (Planned Community) Zone, Ward 2 (Seroka) [PRJ-72462]. Staff recommends APPROVAL.
C.C.: 5/16/2018
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. Summerlin Approval Letter
7. Protest Postcard and E-comment Log
MDR-72778 [PRJ-72462]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 2
APPROVALS 0
SS
MDR-72778 [PRJ-72462]
Conditions Page One
April 10, 2018 - Planning Commission Meeting
** CONDITIONS **
MDR-72778 CONDITIONS
Planning
7. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
SS
MDR-72778 [PRJ-72462]
Conditions Page Two
April 10, 2018 - Planning Commission Meeting
9. Provide a minimum of two lanes of paved legal access from an existing paved
public street to each individual development area prior to occupancy of any
buildings within each development area.
11. All landscaping within public rights of way or common areas shall be maintained by
the Master Developer or his designee. A License Agreement shall be obtained
prior to installation of any private improvements or landscaping within public rights
of way. All installed landscaping, whether in public rights-of-way or within common
area properties, shall be situated and maintained so as to not create sight visibility
obstructions for vehicular traffic at all development access drives and all adjacent,
abutting street intersections.
12. An update to the “Summerlin West” Master Sewer Plan for the overall site must be
submitted to and approved by the Department of Public Works prior to the
issuance of any site grading or building permits or the recordation of a Parent Final
Map, whichever may occur first. Additional specific village and/or site sewer
plan/studies may be required with each individual pod or phase of development
activity based upon sewer capacities at the time of development. Comply with all
recommendations of the “Summerlin West” Master Sewer Plan.
13. An update to the “Summerlin West” Master Traffic Impact Analysis (including
sections addressing impacts to the proposed roadway network based on the
proposed maximum densities, proposed street widths, locations of turn lanes, Las
Vegas Beltway Project impacts, proposed traffic signal locations, proposed multi
use trail corridors and a master pedestrian circulation plan including
pedestrian/school crosswalks) shall be submitted to and approved by the
Department of Public Works prior to the recordation of any Parent Final Maps. The
required Traffic Impact Analysis shall include a section specifically addressing
those subdivisions with single point entries and provide an Access Analysis for
those sites. The Impact analysis shall also include a section addressing Standard
Drawings #201.1, #234.1 and #234.2 to determine additional right of way
requirements adjacent to each village, if any; dedicate all areas recommended by
the approved Village Traffic Impact Analysis. The Master Developer shall be
responsible for its proportionate share of all related signal systems with
construction and funding details to be contained in a written agreement to be
developed within the Master Traffic Impact Analysis and acceptable to the Director
SS
MDR-72778 [PRJ-72462]
Conditions Page Three
April 10, 2018 - Planning Commission Meeting
of Public Works prior to or concurrent with the approval of the Master Traffic
Impact Analysis. The Pedestrian Circulation section shall identify the location and
width of all proposed pedestrian crossing signals (if any) and how each Village’s
pedestrian circulation plan integrates with adjoining development areas. Phased
compliance will be allowed if recommended by the approved “Summerlin West”
Master Traffic Impact Analysis. No recommendation of the approved Village
Traffic Impact Analyses or the Master 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.
14. An update to the “Summerlin West” Master 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, or the recordation of Final Maps, whichever may occur first. Provide and
improve all drainageways recommended in the approved drainage study update.
15. The approval of all Public Works related improvements shown on this Master
Development Review is in concept only. Cross Sections provided may be used in
construction provided that their uses in roadway designs are acceptable to the
Department of Public Works. 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 Summerlin and/or 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. We reserve the
right to impose additional conditions of approval for each individual development
site when such plans are known. We anticipate the need for additional conditions
concurrent with approval of the Master Tentative Map(s) and/or Village Map(s) for
this site.
SS
MDR-72778 [PRJ-72462]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
ISSUES
Max.
Development Land Use Max. Density Gross Area
Residential
Parcel Designation (unit/acre) (acres)
Units*
A SF3 10 16.88 168
B SF3 10 16.32 163
C SF3 10 16.42 164
D SF3 10 17.70 177
E SF3 10 22.43 224
F SF3 10 19.23 192
G EC --- 6.65 0
H EC --- 6.26 0
SS
MDR-72778 [PRJ-72462]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
ANALYSIS
SS
MDR-72778 [PRJ-72462]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
1. A narrative that briefly describes the project, restates previous actions on the
property, provides information about all planned phases of the village, and
provides information regarding amenities, services and open space not indicated
on the land use plan; and
2. A land use plan showing all development parcels in the village, along with their
respective land uses, densities and acreages; and pedestrian and vehicular
circulation systems.
The Master Developer has submitted the above materials and provided staff with a
letter of approval from the Summerlin Design Review Committee.
On the General Development Plan approved with the Summerlin West Development
Agreement recorded 11/21/97, the subject area was shown as Village 21 and contained
a dual General Plan designation of M (Medium Density Residential) and SC (Service
Commercial). Concurrently with this Development Plan, an updated General
Development Plan (MDR-72841) is proposed that redefines the boundaries of Village 21
and changes the projected land use designations within this area to SF3 (Single Family
Detached), EC (Employment Center), SFA (Single Family Attached), VC (Village
Center), DC (Drainage Channel) and COS (Community Open Space). A future final
subdivision map will define the true boundaries and area of the village.
A number of development parcels in the north half are designated with multiple land use
classifications, such as EC-MF3 (Employment Center-High Density Multi-Family).
Previous villages with multiple designations eventually became single use designations
after specific development was proposed. In Village 21, the goal is to be able to
integrate commercial and residential uses on the same development parcel to obtain
the objective of creating a vibrant urban core. Such uses could be vertically or
horizontally integrated. Currently, the Summerlin Development Standards do not
specifically address mixed use development. The Master Developer will have the
option to request a future review of the standards to either create a new land use
designation for mixed use and specify standards for mixed use development and/or to
modify the Development Plan to specify a single use designation for a parcel or set of
SS
MDR-72778 [PRJ-72462]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
Development standards for this village are determined by the Summerlin Development
Standards through the authority of the Summerlin West Development Agreement.
Development of streets and other offsite improvements are subject to the Summerlin
Improvement Standards. Deviations to such standards may be submitted for review by
the city as part of the village tentative map.
The Summerlin Development Standards currently allow for single family attached
residential uses through the SFA (Single Family Attached) special land use designation.
The side yard setback is specified as 10 feet. This use is not clearly defined in the
Summerlin Development Standards; therefore, it is unclear how this setback standard
might apply to attached units on separate parcels. It is recommended that this issue be
considered when reviewing the development standards.
Another change to the development standards proposed through the Development Plan
is the capping of the MF3 (High Density Multi-Family) special land use category at 40
dwelling units per acre. The Summerlin Development Standards currently do not
impose a limit on density or building height in this district. Without changing the
standards document, the 40 units per acre density cap can be enforced for this specific
village, while other villages using the MF3 designation may continue to have no density
cap.
The main north-south thoroughfares proposed in Village 21 are Desert Foothills Drive
and Carriage Hill Drive. Both link this village to Village 20 and will connect to
Summerlin Parkway, the primary east-west route into the village. West of Clark County
215, the westbound and eastbound lanes of Summerlin Parkway will be further
separated to allow for intervening development. The westbound leg is to proceed in a
northwesterly direction to serve a large park area and future villages. The eastbound
leg will be fed by Sky Vista Drive, which forms the western boundary of Village 23.
Sidewalk trails are planned along each of the major streets in the village, and a multi-
modal trail is planned along Summerlin Parkway. Modified street sections are proposed
to complement the urban core concept, allowing for complete streets with the option for
parallel parking along the street edges. These modifications may be proposed and
approved as part of the village tentative map.
The residential parcels may add up to 5,717 new units based on parcel area. At the
most recent review of the Summerlin West Development Agreement in 2016, research
revealed that 5,583 dwelling units of the maximum allowed 30,000 units (about 19%)
have already been developed within Summerlin West. Although additional units have
SS
MDR-72778 [PRJ-72462]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting
been constructed since 2016, the dwelling units proposed as part of this Development
Plan will be well short of the maximum number of units allowed through the
Development Agreement.
A parcel map that defines the area and boundaries of Summerlin Village 21 must record
prior to the submittal of a tentative map over the village area. A Parcel Map (PMP-
72289) for this purpose is currently in review. A condition of approval addresses this
issue.
FINDINGS (MDR-72778)
With approval of the concurrent review of the proposed update to the General
Development Plan for the undeveloped portions of Summerlin West, the proposed
Development Plan for Village 21 will be viable. The lower density uses proposed on
development parcels in the southern half will provide a transition from the low density
uses in Village 20 to the proposed high density and commercial uses proposed in the
northern half of the village. The location of the urban core is appropriate given the
gentler slope of the land and the hub of opportunities created by the intersection of
Summerlin Parkway and Clark County 215. Staff therefore recommends approval,
subject to conditions. In order to address the specific type and manner of development
within the urban core, staff recommends that the Master Developer request a
modification to the Development Plan prior to development of those parcels.
BACKGROUND INFORMATION
SS
MDR-72778 [PRJ-72462]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting
SS
MDR-72778 [PRJ-72462]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss
01/08/18
submittal requirements for a Summerlin Development Review.
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
Field Check
The site is undeveloped and abuts an existing City of Las Vegas fire
station, Las Vegas Valley Water District pump station and a Nevada
03/01/18
Energy Electric Substation. Summerlin Parkway is not developed past
Clark County 215 at this time.
SS
MDR-72778 [PRJ-72462]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting
SS
MDR-72778 [PRJ-72462]
Staff Report Page Nine
April 10, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
SS
MDR-72778 [PRJ-72462]
Staff Report Page Ten
April 10, 2018 - Planning Commission Meeting
SS
MDR-72778
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ธ੧ 7Ҝ ●Ќ ฌ ̶̬ں77Ҝ ●Ќ ฌ 7̶ ̬ںฌ
ธ ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ㈠x੧ ฌ ธ੧ Ṳฌ ̶ ̬ں7Ҝ A
Ṳฌ
ธ㈠x੧ ฌ ̶̬ں7Ҝ A Ṳฌ Ҝ A ●Ќ ฌ 7Ҝ A Ṳฌ
7Ҝ ธ ੧ 7Ҝ ●Ќ ฌ
ธ ੧ 7Ҝ ●Ќ ฌ
ธ ㈠x੧ ฌ ธ੧ 7̶̬ ں7Ҝ ●Ќ ฌ
ธ ㈠x੧ ฌ ธ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ㈠x੧ ฌ ธ੧
Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ फA फ7╗ùО Dz ฌ फA फ7╗ù О Dz ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ ธ ㈠x੧ ฌ ธ㈠x੧ ฌ
Û A Ձì Û A ùฌ ╗ùО Dz 7●●ฌ Û A Ձì Û A ùฌ
О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Ḛ Ő A Ћ Dz Ձฌ Ҝ Dz C ●A Ќ ฌ Ҝ Dz C ●A Ќ ฌ ╗ùО Dz 7●ฌ
Ḛ Ő A Ћ Dz Ձฌ
b Ⓢ Ő Ա 7ӧ╗ùО ỏฌ A Ɔ О Ġ A Ձ╗7b Ќ b Ő Dz ╗Dz ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ फA फ7╗ù О Dz ฌ फA फ7╗ùО Dz ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
╗ùО Dz 7●●ฌ Ա A Ɔ Dz ฌ b Ⓢ Ő Ա 7ӧ╗ù О ỏฌ ԱAƆDzฌ ╗ù О Dz 7●●ฌ Û A Ձì Û A ùฌ ╗ùО Dz 7●●ฌ ╗ù О Dz 7●●ฌ फA फ7╗ù О Dz ฌ फA फ7╗ù О Dz ฌ
Û A Ձì Û A ùฌ
Աù7
Ɔ Dz b ╗●Ḷ Ќ ฌ
ì ֱںì ںฌ Ɔ Dz b ╗●Ḷ Ќ 7ì ธֱì ธฌ Ɔ Dz b ╗●Ḷ Ќ 7Ќ ֱЌ ฌ
bՁฌ bՁฌ
bՁฌ
ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ㅡںƥ7Ő Ḷ Û ฌ ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ㅡںƥ7Ő Ḷ Û ฌ ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ธㅡƥฌ
ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ̶ՙƥ7Ő Ḷ Û ฌ ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ
̶ ̬ں7Ҝ A Ṳฌ Ṳฌ ̶ ̬ں7Ҝ A
Ṳฌ Ҝ A Ṳฌ
̶̬ں7Ҝ A Ќ ฌ ̶ ̬ں7Ҝ A
Ṳฌ Ҝ A Ṳฌ
ธ੧ 7Ҝ ●Ќ ฌ
ธ ㈠x੧ ฌ 7Ҝ ● ธ ੧ 7Ҝ ●Ќ ฌ
ธ ㈠x੧ ฌ
̶ ̬ں77Ҝ ●Ќ ฌ ̶ ̬ں77Ҝ ●Ќ ฌ
ธ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ㈠x੧ ฌ ธ ੧ ธ ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ ੧ ธ ੧ 7Ҝ ●Ќ ฌ ธ੧
ธ ㈠x੧ ฌ ธ ㈠x੧ ฌ
ธ ㈠x੧ ฌ ธ㈠x੧ ฌ
ธ㈠x੧ ฌ
Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
Û A Ձì Û A ùฌ Û A Ձì Û A ùฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Û A Ձì Û A ùฌ О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Û A Ձì Û A ùฌ Û A Ձì Û A ùฌ
╗ùО Dz 7●ฌ A Ɔ О Ġ A Ձ╗ฌ ╗ùО Dz 7●ฌ A Ɔ О Ġ A Ձ╗ฌ Û A Ձì Û A ùฌ
╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ ╗ù О Dz 7●●ฌ ╗ù О Dz 7●ฌ A Ɔ О Ġ A Ձ╗ฌ
Ḛ Ő A Ћ Dz Ձฌ फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ Ḛ Ő A Ћ Dz Ձฌ Ḛ Ő A Ћ Dz Ձ7b Ḷ Ќ b Ő Dz ╗Dz ฌ Ḛ Ő A Ћ Dz Ձฌ Ḛ Ő A Ћ Dz Ձฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ Ḛ Ő A Ћ Dz Ձฌ Ḛ Ő A Ћ Dz Ձ7b Ḷ Ќ b Ő Dz ╗Dz ฌ ╗ùО Dz 7●●ฌ Ḛ Ő A Ћ Dz Ձฌ b Ḷ Ќ b Ő Dz ╗Dz ฌ ╗ùО Dz 7●●ฌ
ԱAƆDzฌ ԱAƆDzฌ Ḛ Ő A Ћ Dz Ձฌ Ḛ Őฌ A Ћ Dz Ձฌ
ԱAƆDzฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ Ա A Ɔ Dz ฌ ԱAƆDzฌ ԱAƆDzฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ Ա A Ɔ Dz ฌ Ḛ Ő A Ћ Dz Ձฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ ԱAƆDzฌ Ḛ Ő A Ћ Dz Ձฌ
ԱAƆDzฌ ԱAƆDzฌ
फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ ԱAƆDzฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ Ա A Ɔ Dz ฌ
ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ
╗Û Ḷ 7ՁA Ќ Dz Ɔ 7ֱ7Û ●╗Ġ 7О A Ő ì ●Ќ Ḛִ 7ฌḚ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ ╗Û Ḷ 7ՁA Ќ Dz Ɔ 7ֱ7Û ●╗Ġ 7О A Ő ì ●Ќ Ḛִ 7ฌḚ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ ̶ՙƥ7Ő Dz Ɔ ●C Dz Ќ ╗●A Ձ7b Ḷ ՁՁDz b ╗Ḷ Ő ฌ
Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Û Dz Ɔ ╗7b Ⓢ Ɔ ╗Ḷ Ҝ 7Ɔ ╗Ő Dz Dz ╗7Ɔ Dz b ╗●Ḷ Ќ ฌ Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Û Dz Ɔ ╗7b Ⓢ Ɔ ╗Ḷ Ҝ 7Ɔ ╗Ő Dz Dz ╗7Ɔ Dz b ╗●Ḷ Ќ ฌ
A C A О ╗Dz C 7+Ő Ḷ Ҝ 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ̶ֱںฌ A C A О ╗Dz C 7+Ő Ḷ Ҝ 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ̶ֱںฌ О Dz Ő 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ֱՙ7777777777777Ќ77╗Ɔ
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ธ ㈠x੧ ฌ ธ੧
ธ ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ ㈠x੧ ฌ
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Û A Ձì Û A ùฌ ╗ùО Dz 7●●ฌ Ҝ Dz C ●A Ќ ฌ
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╗ùО Dz 7●●ฌ b Ⓢ Ő Ա 7ӧ╗ùО ỏฌ b Ⓢ Ő Ա 7ӧ╗ù О ỏḚ Ő A Ћ Dz Ձฌ A Ɔ О Ġ A Ձ╗7b Ḷ Ќ b Ő Dz ╗Dz ฌ
ԱAƆDzฌ Ա A 7Ɔ Dz ฌ Ḛ Ő A Ћ Dz Ձฌ
Ḛ Ő A Ћ Dz Ձฌ फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ ԱAƆDzฌ
ԱAƆDzฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ
ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ
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MDR-72778
MDR-72778 [PRJ-72462] - MASTER DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: HOWARD HUGHES
COMPANY, LLC
NORTHWEST CORNER OF FAR HILLS DRIVE AND CLARK COUNTY 215
03/01/18
MDR-72778 [PRJ-72462] - MASTER DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: HOWARD HUGHES
COMPANY, LLC
NORTHWEST CORNER OF FAR HILLS DRIVE AND CLARK COUNTY 215
03/01/18
MDR-72778 [PRJ-72462] - MASTER DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: HOWARD HUGHES
COMPANY, LLC
NORTHWEST CORNER OF FAR HILLS DRIVE AND CLARK COUNTY 215
03/01/18
ОŐİֱՙธㅡ″ธ
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MDR-72778
ОŐİֱՙธㅡ″ธ
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MDR-72778
PRJ-72462
03/05/18
MDR-72778
Agenda Item No.: 48.
SUBJECT:
MDR-72833 - MASTER DEVELOPMENT PLAN REVIEW - PUBLIC HEARING -
APPLICANT/OWNER: HOWARD HUGHES COMPANY, LLC - For possible action on a
request for a Summerlin Development Plan Review for Village 24A on 102.56 acres at the
northwest corner of Alta Drive and Sky Vista Drive (portions of APNs 137-22-000-017 and 137-
28-000-001), P-C (Planned Community) Zone, Ward 2 (Seroka) [PRJ-72831]. Staff
recommends APPROVAL.
C.C.: 5/16/2018
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 and E-comment Log
MDR-72833 [PRJ-72831]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 2
APPROVALS 0
SS
MDR-72833 [PRJ-72831]
Conditions Page One
April 10, 2018 - Planning Commission Meeting
** CONDITIONS **
MDR-72833 CONDITIONS
Planning
2. Conformance with the Summerlin Village 24A development plan, date stamped
02/22/18, except as amended by conditions herein.
6. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
7. On the Final Map for this site, dedicate rights-of-way per Standard Drawing #201.1
at the intersection of Sky Vista Drive and Alta Drive and a bus turnout per Standard
Drawing #234.1 on Alta Drive just west of Sky Vista Drive.
SS
MDR-72833 [PRJ-72831]
Conditions Page Two
April 10, 2018 - Planning Commission Meeting
9. Provide a minimum of two lanes of paved legal access from an existing paved
public street to each individual development area prior to occupancy of any
buildings within each development area.
11. All landscaping within public rights of way or common areas shall be maintained by
the Master Developer or his designee. A License Agreement shall be obtained
prior to installation of any private improvements or landscaping within public rights
of way. All installed landscaping, whether in public rights-of-way or within common
area properties, shall be situated and maintained so as to not create sight visibility
obstructions for vehicular traffic at all development access drives and all adjacent,
abutting street intersections.
12. An update to the “Summerlin West” Master Sewer Plan for the overall site must be
submitted to and approved by the Department of Public Works prior to the
issuance of any site grading or building permits or the recordation of a Parent Final
Map, whichever may occur first. Additional specific village and/or site sewer
plan/studies may be required with each individual pod or phase of development
activity based upon sewer capacities at the time of development. Comply with all
recommendations of the “Summerlin West” Master Sewer Plan.
13. 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. The Traffic Study required by MDR-72778 and MDR-
72841 may be used to satisfy this condition, provided it addresses impacts related
to this site.
SS
MDR-72833 [PRJ-72831]
Conditions Page Three
April 10, 2018 - Planning Commission Meeting
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.
15. The approval of all Public Works related improvements shown on this Master
Development Review is in concept only. Cross Sections provided may be used in
construction provided that their uses in roadway designs are acceptable to the
Department of Public Works. 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 Summerlin and/or 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. We reserve the
right to impose additional conditions of approval for each individual development
site when such plans are known. We anticipate the need for additional conditions
concurrent with approval of the Master Tentative Map(s) and/or Village Map(s) for
this site.
SS
MDR-72833 [PRJ-72831]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
ISSUES
Max.
Development Land Use Max. Density Gross Area
Residential
Parcel Designation (unit/acre) (acres)
Units
N SF3 10 25.57 255
O SF3 10 27.28 272
DB 4/5 COS N/A 48.39 0
DC-1 DC N/A 1.32 0
TOTAL 102.56 527
*For each developer parcel, fractions on the maximum number of dwelling units are
rounded down to the whole unit.
ANALYSIS
On the General Development Plan approved with the Summerlin West Development
Agreement recorded 11/21/97, the subject area was shown as part of Village 28 and
contained a General Plan designation of ML (Medium Low Density Residential), which
allowed up to 11.49 dwelling units per acre. Concurrently with this Development Plan,
SS
MDR-72833 [PRJ-72831]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
Village 24A will be a northern extension of Village 24 (Stonebridge), with two residential
developer parcels (N and O) proposed along Alta Drive and Sky Vista Drive. The two
parcels are to be separated by a drainage channel feeding from an existing detention
basin (labeled as Parcel DB 4/5 to the west. Sky Vista Drive and Alta Drive are the
main thoroughfares that define the boundaries of Village 24A. Access to the two
residential parcels will be provided by a new collector street with a traffic circle near the
entrance to Parcel O. Trails will be provided along each of these streets and along the
edge of the detention basin. No recreation facilities or other open space amenities are
planned at this time.
The residential parcels may add up to 527 new units based on parcel area. At the most
recent review of the Summerlin West Development Agreement in 2016, research
revealed that 5,583 dwelling units of the maximum allowed 30,000 units (about 19%)
have been developed within Summerlin West. Although additional units have been
constructed since 2016, the dwelling units proposed as part of this Development Plan
will not significantly add to the total number of units. The maximum density in the SF3
(Single Family Detached) District is 10 dwelling units per acre; in most cases, the actual
developed density is much less than 10 units per acre.
A parcel map that defines the area and boundaries of Summerlin Village 24A must
record prior to the submittal of a tentative map over the village area. A Parcel Map
(PMP-72289) for this purpose is currently in review. A condition of approval addresses
this issue.
SS
MDR-72833 [PRJ-72831]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
FINDINGS (MDR-72833)
With approval of the concurrent review of the proposed update to the General
Development Plan for the undeveloped portions of Summerlin West, the proposed
Development Plan for Village 24A will be viable. The mix of uses proposed is an
extension of Village 24, primarily adding low to medium low density single family
residential, which will not significantly affect traffic flow in this area. These uses are
compatible with the adjacent Village 23B to the east, which also includes the SF3
(Single Family Detached) designation along its boundary with Sky Vista Drive. Staff
therefore recommends approval, subject to conditions.
BACKGROUND INFORMATION
SS
MDR-72833 [PRJ-72831]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss
01/08/18
submittal requirements for a Summerlin Development Review.
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
Field Check
The site is undeveloped, except for a detention basin west of the
03/01/18
intersection of Alta Drive and Sky Vista Drive.
SS
MDR-72833 [PRJ-72831]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting
Existing Land
Use Per Title Planned or Special
Surrounding Existing Zoning
19.12/Summerlin Land Use
Property District
Development Designation
Standards
SF3 (Single Family
Subject Detached) P-C (Planned
Undeveloped
Property COS (Community Community)
Open Space)
Medium Low Density
Residential (General P-C (Planned
North Undeveloped
Development Plan Community)
Designation)
MF2 (Medium Density
Undeveloped
Multi-Family)
SF3 (Single Family P-C (Planned
South Undeveloped
Detached) Community)
Elementary/Junior NF (Neighborhood
High/High School Focus)
Single Family SF3 (Single Family P-C (Planned
East
Detached Detached) Community)
Medium Low Density
Residential (General P-C (Planned
West Undeveloped
Development Plan Community)
Designation)
SS
MDR-72833 [PRJ-72831]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
SS
MDR-72833
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MDR-72833
Agenda Item No.: 49.
SUBJECT:
MOD-72805 - MAJOR MODIFICATION - PUBLIC HEARING - APPLICANT: GREAT
AMERICAN CAPITAL - OWNER: ISAIAH 55:11 SERIES MICAH 6:8 - For possible action
on a request for a Major Modification of the Town Center Land Use Plan FROM: UC-TC
(URBAN CENTER MIXED USE - TOWN CENTER) AND MS-TC (MAIN STREET MIXED
USE - TOWN CENTER) TO: SC-TC (SERVICE COMMERCIAL - TOWN CENTER) on 5.68
acres at the southwest corner of Rome Boulevard and Riley Street (APN 125-20-802-003), Ward
6 (Fiore) [PRJ-72701]. Staff recommends APPROVAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-
72701]
2. Conditions and Staff Report - MOD-72805, VAR-72806, SUP-72807 AND SDR-72808
[PRJ-72701]
3. Supporting Documentation - MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-
72701]
4. Photo(s) - MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
5. Justification Letter - MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
6. Protest E-Comment Log for MOD-72805, VAR-72806, SUP-72807 and SDR-72808 [PRJ-
72701]
MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED 28
NE
MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
Conditions Page One
April 10, 2018 - Planning Commission Meeting
** CONDITIONS **
VAR-72806 CONDITIONS
Planning
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-72807 CONDITIONS
Planning
NE
MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
Conditions Page Two
April 10, 2018 - Planning Commission Meeting
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.
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-72808 CONDITIONS
Planning
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 02/27/18, except as amended by conditions
herein.
NE
MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
Conditions Page Three
April 10, 2018 - Planning Commission Meeting
8. A Waiver from Title 19.08 is hereby approved, to allow zero-foot wide landscape
buffer along a portion of the east, west, and south property lines where eight feet is
required.
9. A Waiver from Title 19.10 is hereby approved, to allow 11 percent of open space
where 20 percent is required.
11. 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.
12. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
NE
MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
Conditions Page Four
April 10, 2018 - Planning Commission Meeting
14. 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.
15. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
16. Dedicate appropriate right-of-way for a cul-de-sac meeting current City standards
at the south edge of Riley Street prior to the issuance of permits for this site, or in
conjunction with a Map subdividing this site, whichever occurs first.
18. Prior to the approval of Construction drawings for this site, sign a Covenant
Running with Land agreement for the possible future installation of any off-site
improvements per requirements of the Town Center Development Standards that
are deferred by this action. The Covenant agreement must be recorded with the
County Recorder and a copy of the recorded document must be provided to the
City prior to the issuance of building permits for this site.
19. 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.
20. 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.
21. 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 the rear of the structure.
NE
MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
Conditions Page Five
April 10, 2018 - Planning Commission Meeting
22. Submit a License Agreement for landscaping and private improvements in the
Rome Boulevard public right-of-way prior to this 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 encroaching in 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).
23. 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. 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. If
additional rights of way are not required and Traffic Control devices are or may be
proposed at this site outside of the public right of way, all necessary easements for
the location and/or access of such devices shall be granted prior to the issuance of
permits for this site. 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.
24. 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
MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
ISSUES
A Major Modification of the Town Center Land Use Plan is requested from UC-
TC (Urban Center – Mixed Use – Town Center) and MS-TC (Main Street Mixed
Use – Town Center) to SC-TC (Service Commercial – Town Center). Staff is
recommending approval of this request.
A Variance from the Town Center Development Standards Manual is requested
to allow 11 percent of open space where 20 percent is required. Staff is
recommending denial of this request.
A Special Use Permit is requested to allow an Auto Repair Garage, Minor use in
the proposed SC-TC (Service Commercial – Town Center) district. The request
includes a waiver to allow a 114-foot distance separation from a single-family
detached dwelling where 330 feet is required. Staff is recommending denial of
these requests.
A Waiver from Title 19.10 is requested to allow 11 percent of open space where
20 percent is required. Staff is recommending denial of this request.
A Waiver from the Town Center Development Standards Manual is requested to
allow a three-foot front yard setback where 15 feet is required. Staff is
recommending denial of this request.
A Waiver from the Town Center Development Standards Manual is requested to
allow a three-foot rear yard setback where 20 feet is required. Staff is
recommending denial of this request.
A Waiver from the Town Center Development Standards Manual is requested to
allow a zero-foot side yard setback where 10 feet is required. Staff is
recommending denial of this request.
A Waiver from the Town Center Development Standards Manual is requested to
allow a three-foot wide landscape buffer along a portion of the north property line
where 15 feet is required. Staff is recommending denial of this request.
A Waiver of the Town Development Standards Manual is requested to allow the
same level of detail to not occur on all four sides of the proposed buildings where
such is required. Staff is recommending denial of this request.
A Waiver from Title 19.08 is requested to allow a zero-foot wide landscape buffer
along a portion of the east, west, and south property lines where eight feet is
required. Staff is recommending denial of this request.
NE
MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
ANALYSIS
The proposed shopping center consists of a 40,000 square-foot, two-story health club,
15,779 square feet of single-story general retail space, and a 5,351 square-foot single-
story Minor Auto Repair Garage. A small portion of the site includes an existing parking
area for the auto repair garage located on the parcel to the west.
Major Modification
The western portion of the subject site is currently designated UC-TC (Urban Center
Mixed Use – Town Center), with the eastern portion of the subject site being designated
MS-TC (Main Street Mixed Use – Town Center). In order for the subject parcel to be
designated as one district, the applicant has proposed a Major Modification to SC-TC
(Service Commercial-Town Center) on the entire parcel. The proposed Service
Commercial District allows low to medium intensity retail, office or other commercial
uses that are intended to serve primarily the Centennial Hills area. Examples include
neighborhood shopping centers, theaters, bowling alleys and other places of public
assembly and public/ quasi-public uses.
Variance
Title 19.10 requires a minimum of 20 percent of the gross property area proposed to be
added to or developed within the T-C District to be of any combination of open space,
recreation facilities, multi-purpose trails, pedestrian and bikeway facilities, other
common community facilities and landscaped areas in public rights-of-way. Any private
recreation facility which serves more than one individual lot may be counted as a part of
the minimum requirement. The applicant has provided approximately 11 percent of
open space consisting of parking lot landscaping and landscape buffer areas. The
proposed development does not encompass the entire lot and is over parked. Staff finds
the inability to meet the 20 percent open space requirement to be preferential in nature
as there is space available to provide enough landscape buffer area and parking lot
landscaping to meet the 20 percent requirement set forth by both Title 19.10 and the
Town Center Development Standards Manual; therefore, staff is recommending denial
of the Variance request.
NE
MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
(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:
The proposed use meets this requirement as the proposed structure for the Auto
Repair Garage, Minor use provides enclosed service bays.
2. Requirement b: Openings to the service bays shall not face public rights-of-way
and shall be designed to minimize the visual intrusion into adjoining properties.
The proposed use meets this requirement as the service bays will face south, or
inward toward the shopping center and not towards Rome Boulevard or Riley
Street.
The proposed use meets this requirement as the structure proposed for the Auto
Repair Garage, Minor provides an enclosed area for automotive parts to be
stored.
The proposed use meets this requirement as the structure proposed for the Auto
Repair Garage, Minor provides an enclosed area for automotive parts to be
stored.
The proposed use meets this requirement as the proposed use is for minor auto
repairs such as oil changes and windshield wiper blade replacement that are
NE
MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
performed as a same day service, nor has the applicant proposed a screened
storage area for disabled vehicles within the proposed shopping center. If this
condition is not conformed to, the Department of Planning – Code Enforcement
Division will be notified of violations for investigation and possible action.
6. Requirement f: Shall not locate within 330 feet of any single-family detached
dwelling.
The proposed use does not meet this requirement and the applicant has
requested a Waiver to allow the use to be located approximately 114 feet away
from single-family detached dwellings. Staff does not support this Waiver
request.
The proposed use meets this requirement as no outside public address or bell
system has been proposed or requested for.
The proposed Auto Repair Garage, Minor use does not satisfy Requirement “f” as the
proposed use would be located approximately 114 feet away from a protected use
(existing single-family detached dwellings) to the northeast of the subject site. Staff
does not support a Special Use Permit application with a Waiver of the distance
separation requirement from residential property as the use would be separated by
right-of-way and does not provide the opportunity to shield the existing residences from
errant sounds and smells with alternative buffer means such as a dense landscape
buffer; therefore staff recommends denial of this request.
The building elevations proposed depict typical storefronts with stucco and stone
veneers. The proposed two-story health club depicts the branding style of the health
club that includes stucco with aluminum accents. The Town Center Development
Standards Manual requires the same level of detail and finish around all sides of a
building in order to provide for a more consistent design and higher quality
development. The applicant is requesting a Waiver to not provide a consistent level of
finish on all sides of the proposed buildings. Staff does not support this request and is
recommending denial as blank and expressionless walls do not provide the level of
NE
MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting
development outlined by both the Town Center Development Standards manual and
Title 19.08. The signage depicted in the submitted elevations is not part of this
application and will be reviewed at a later date through a building permit application.
The retail building floor plan depicts flexible “vanilla” shell space that can be customized
in size depending on future tenant’s special needs. The proposed Auto Repair Garage,
Minor use will inhabit the proposed structure located on the northeast portion of the site
and provide seven roll-up service bays typically found in service facilities such as this.
Level one of the proposed floor plan for the health club depicts men’s and women’s
locker room areas, an indoor pool, kids club (day care facilities for members), and an
open gym area with fitness equipment. The second floor depicts a cardio cinema room,
a spin room (cycling), basketball facilities, and a group exercise room.
The eastern portion of the parcel would not to be developed or improved as part of the
proposed shopping center, and remapped as a separate lot as part of a mapping action
to be done at a later date. Staff of both the Department of Public Works and Planning is
concerned that the narrow, linear shape of this undeveloped portion combined with no
internal access to the proposed shopping center will cause this undeveloped portion of
the site to remain undeveloped indefinitely due to its irregular shape. Once required
landscape buffer areas and setback requirements are provided, the building envelop will
not be sufficient enough to support a viable project, thus leaving an undeveloped lot
adjacent to future right-of-way (Riley Street) indefinitely. As a result, Riley Street will be
left unimproved indefinitely as well. The applicant’s desire to not include this portion of
the subject site adjacent to Riley Street as part of the entire shopping center or a
commercial subdivision is preferential in nature and would only benefit this applicant
and the land owner as the costs of developing the site without improving Riley Street
would be less. Including this remaining 1.72 acre portion of the site as part of a
commercial subdivision to be developed at a later date would eliminate the need for
interior landscape buffers, and would allow for cross axis and shared parking; all of
which increase the buildable envelope, increasing its viability for development at a later
date. If approved as proposed, this portion of the site and the adjacent right-of-way
(Riley Street) will be left unimproved, with the linear portion of the site eligible for
remapping since the Town Center Development Standards Manual does not have
requirements for minimum lot width or size.
Staff finds the proposed Site Development Plan Review with multiple Waivers is
evidence of the applicant’s preference to not comply with the Town Center Development
Standards Manual and is recommending denial of the requested Variance, Special Use
Permit, and Site Development Plan Review.
NE
MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting
FINDINGS (VAR-72806)
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:
FINDINGS (SUP-72807)
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:
The proposed Auto Repair Garage, Minor would be located 114 feet from single-
family detached dwellings where the Town Center Development Standards
NE
MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting
2. The subject site is physically suitable for the type and intensity of land use
proposed.
Due to the close proximity to single family dwellings, the proposed site is not
suitable for an Auto Repair Garage, Minor 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 the requested Special Use Permit with a Waiver to allow a 114-
foot distance separation from a protected use (single-family detached dwellings) is
not consistent with the objectives of the Town Center Development Standards
Manual.
5. The use meets all of the applicable conditions per Title 19.12.
The proposed use does not meet Requirement F of the minimum Special Use
Permit requirements set forth by the Town Center Development Standards
Manual and requires a Waiver of the distance separation requirement of 330 feet,
as the use would be approximately 114 feet from existing single-family dwellings
to the northeast.
FINDINGS (SDR-72808)
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:
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MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
Staff Report Page Nine
April 10, 2018 - Planning Commission Meeting
The subject site is south of an existing shopping center and is compatible with
adjacent development and future development in the area.
2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;
The proposed development is not consistent with the Town Center Development
Standards and Waivers have been requested to allow reduced setbacks and
landscape buffer widths.
4. Building and landscape materials are appropriate for the area and for the
City;
Building materials include stucco, stone veneer, aluminum siding, and steel
channeling. The Landscape materials proposed are appropriate for the area,
although Town Center requires a particular plant palette for the street trers and
landscape buffer areas and a Condition of Approval has been added by staff to
ensure compliance with the Town Center Development Standards Manual.
The proposed building elevations do not carry finish levels equally on all four sides
of the structures and therefore do not create an aesthetically pleasing
environment. The building scale are harmonious and compatible with the existing
shopping center to the north, and future development to the east.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
NE
MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
Staff Report Page Ten
April 10, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
Pre-Application Meeting
A pre-application meeting was held to discuss the submittal
02/14/18
requirements for a shopping center in Town Center.
NE
MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
Staff Report Page Eleven
April 10, 2018 - Planning Commission Meeting
Neighborhood Meeting
Meeting Start Time: 5:30 p.m.
Meeting End Time: 5:50 p.m.
Field Check
Staff performed a routine field check and observed a mostly
03/01/18 undeveloped lot in Town Center. Nothing of concern was noted by
staff.
NE
MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
Staff Report Page Twelve
April 10, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
NE
MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
Staff Report Page Thirteen
April 10, 2018 - Planning Commission Meeting
Pursuant to the Town Center Development Standards Manual and Title 19.08, the
following standards apply:
Landscaping and Open Space Standards
Standards Required Provided Compliance
Ratio Trees
Buffer Trees:
North 1 Tree / 20 Linear Feet 15 Trees 15 Trees Y
South 1 Tree / 20 Linear Feet 18 Trees 18 Trees Y
East 1 Tree / 20 Linear Feet 15 Trees 9 Trees N*
West 1 Tree / 20 Linear Feet 8 Trees 8 Trees Y
TOTAL PERIMETER TREES 56 Trees 50 Trees N*
1 Tree / 6 Uncovered
Parking Area Spaces, plus 1 tree at the
57 Trees 57 Trees Y
Trees end of each row of
spaces
LANDSCAPE BUFFER WIDTHS
Min. Zone Width
North 15 Feet 3 Feet N*
South 8 Feet Zero Feet N*
East 8 Feet Zero Feet N*
West 8 Feet Zero Feet N*
Open Space 20% 11% N**
*The proposed portion of the landscape buffer to reduce to zero feet does not allow sufficient
landscape buffer area to meet the minimum requirements for trees.
**The applicant has requested Waivers to allow reduced landscape buffer widths.
***Both Title 19.10 and the Town Center Development Standards require 20 percent open
space that includes outdoor recreation facilities, multi-purpose trails, pedestrian and bikeway
facilities, other common facilities and landscaped areas in public rights-of-way. The applicant
has requested a Variance from Title 19.10 and a Waiver of the Town Center Development
Standards to allow 11 percent open space that consists of landscape areas within the
proposed development.
NE
MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
Staff Report Page Fourteen
April 10, 2018 - Planning Commission Meeting
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
Shopping
61,130 SF 1:250 245
Center
TOTAL SPACES REQUIRED 245 295 Y
Regular and Handicap Spaces Required 238 7 287 8 Y
Waivers
Requirement Request Staff Recommendation
80% Built-to-line, or 15-foot To allow a three-foot
Denial
front yard setback. front yard setback.
To allow a three-foot
20-foot rear yard setback. Denial
rear yard setback.
To allow a zero-foot
10-foot side yard setback. Denial
side yard setback.
To allow a three-foot
15-foot wide landscape wide landscape
buffer adjacent to the north buffer along a portion Denial
property line. of the north property
line.
To allow a zero-foot
Eight-foot wide landscape
wide landscape
buffer adjacent to the east,
buffer along a portion Denial
west, and south property
of the east, west, and
lines.
south property lines.
20 percent of gross property
To allow 11 percent
area within T-C District shall Denial
of open space.
be open space.
NE
MOD-72805
PRJ-72701
03/05/18
MOD-72805
PRJ-72701
03/05/18
ОŐİֱՙธՙxں
xธ゜ธՙ゜ںฎ
SUBJECT:
VAR-72806 - VARIANCE RELATED TO MOD-72805 - PUBLIC HEARING - APPLICANT:
GREAT AMERICAN CAPITAL - OWNER: ISAIAH 55:11 SERIES MICAH 6:8 - For possible
action on a request for a Variance TO ALLOW 11 PERCENT OPEN SPACE WHERE TITLE
19 REQUIRES 20 PERCENT on a portion of 5.68 acres at the southwest corner of Rome
Boulevard and Riley Street (APN 125-20-802-003), T-C (Town Center) Zone [UC-TC (Urban
Center Mixed Use - Town Center) and MS-TC (Main Street Mixed Use - Town Center) Special
Land Use Designations] [PROPOSED: SC-TC (Service Commercial - Town Center)], Ward 6
(Fiore) [PRJ-72701]. Staff recommends DENIAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
VAR-72806
PRJ-72701
03/05/18
VAR-72806
PRJ-72701
03/05/18
Agenda Item No.: 51.
SUBJECT:
SUP-72807 - SPECIAL USE PERMIT RELATED TO MOD-72805 AND VAR-72806 -
PUBLIC HEARING - APPLICANT: GREAT AMERICAN CAPITAL - OWNER: ISAIAH
55:11 SERIES MICAH 6:8 - For possible action on a request for a Special Use Permit FOR A
PROPOSED AUTO REPAIR GARAGE, MINOR USE WITH A WAIVER TO ALLOW A 114-
FOOT DISTANCE SEPARATION FROM A SINGLE-FAMILY DETACHED DWELLING
WHERE 330 FEET IS REQUIRED at the southwest corner of Rome Boulevard and Riley Street
(APN 125-20-802-003), T-C (Town Center) Zone [UC-TC (Urban Center Mixed Use - Town
Center) and MS-TC (Main Street Mixed Use - Town Center) Special Land Use Designation]
[PROPOSED: SC-TC (Service Commercial - Town Center)], Ward 6 (Fiore) [PRJ-72701]. Staff
recommends DENIAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SUP-72807
PRJ-72701
03/05/18
SUP-72807
PRJ-72701
03/05/18
Agenda Item No.: 52.
SUBJECT:
SDR-72808 - SITE DEVELOPMENT PLAN REVIEW RELATED TO MOD-72805, VAR-
72806 AND SUP-72807 - PUBLIC HEARING - APPLICANT: GREAT AMERICAN
CAPITAL - OWNER: ISAIAH 55:11 SERIES MICAH 6:8 - For possible action on a request for
a Site Development Plan Review FOR A PROPOSED 61,142 SQUARE-FOOT SHOPPING
CENTER WITH WAIVERS TO ALLOW A THREE-FOOT FRONT YARD SETBACK
WHERE 15 FEET IS REQUIRED; A THREE-FOOT REAR YARD SETBACK WHERE 20
FEET IS REQUIRED; A ZERO-FOOT SIDE YARD SETBACK WHERE 10 FEET IS
REQUIRED; A THREE-FOOT WIDE LANDSCAPE BUFFER ALONG A PORTION OF THE
NORTH PROPERTY LINE WHERE 15 FEET IS REQUIRED; A ZERO-FOOT WIDE
LANDSCAPE BUFFER ALONG A PORTION OF THE EAST, WEST AND SOUTH
PROPERTY LINES WHERE EIGHT FEET IS REQUIRED; AND TO ALLOW 11 PERCENT
OF OPEN SPACE WHERE 20 PERCENT IS REQUIRED on a portion of 5.68 acres at the
southwest corner of Rome Boulevard and Riley Street (APN 125-20-802-003), T-C (Town
Center) Zone [UC-TC (Urban Center Mixed Use - Town Center) and MS-TC (Main Street
Mixed Use - Town Center) Special Land Use Designation] [PROPOSED: SC-TC (Service
Commercial - Town Center)], Ward 6 (Fiore) [PRJ-72701]. Staff recommends DENIAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SDR-72808
PRJ-72701
03/05/18
SDR-72808
PRJ-72701
03/05/18
Agenda Item No.: 53.
SUBJECT:
ZON-72785 - REZONING - PUBLIC HEARING - APPLICANT: NINETY-FIVE/TWO-
FIFTEEN CENTER, LLC - OWNER: RIBIT, LLC, ET AL - For possible action on a request for
a Rezoning FROM: C-1 (LIMITED COMMERCIAL) TO: T-C (TOWN CENTER) on 3.14
acres on the west side of Oso Blanca Road, 698 feet south of Deer Springs Way (APN 125-21-
301-003), Ward 6 (Fiore) [PRJ-72642]. Staff recommends APPROVAL.
C.C.: 5/16/2018
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - ZON-72785 AND SDR-72786 [PRJ-72642]
2. Conditions and Staff Report - ZON-72785 AND SDR-72786 [PRJ-72642]
3. Supporting Documentation - ZON-72785 AND SDR-72786 [PRJ-72642]
4. Photo(s) - ZON-72785 AND SDR-72786 [PRJ-72642]
5. Justification Letter - ZON-72785 AND SDR-72786 [PRJ-72642]
6. School Development Tracking Form from Clark County School District - ZON-72785 AND
SDR-72786 [PRJ-72642]
7. Protest E-Comment Log and Support Postcards for ZON-72785 and SDR-72786 [PRJ-72642]
ZON-72785 AND SDR-72786 [PRJ-72642]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Conditions Page One
April 10, 2018 - Planning Commission Meeting
** CONDITIONS **
SDR-72786 CONDITIONS
Planning
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 03/22/18, except as amended by conditions
herein.
7. A Required Review (RQR) shall be conducted one year from the date of issuance
of a building permit for certificate of occupancy for the proposed development to
review the coordination and installation of required Town Center Streetscape
Improvements along Oso Blanca Road.
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.
JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Conditions Page Two
April 10, 2018 - Planning Commission Meeting
9. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
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. Prior to the issuance of any permits, meet with Nevada Department of
Transportation (NDOT) to coordinate the construction of Oso Blanca Road. Unless
otherwise directed by NDOT, construct full street improvements on Oso Blanca
Road as a Town Center Frontage Road adjacent to this site concurrent with the
development of this site. The Town Center Frontage Road improvements may be
deferred until after NDOT has reconstructed the frontage road. Notwithstanding
this deferred improvement allowance, the property owner shall construct all
remaining off-site/streetscape improvements on Oso Blanca Road within 1 year
after NDOT has completed the reconstruction.
14. 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.
15. Coordinate with the Sanitary Sewer Planning Section of the Department of Public
Works to determine an appropriate location for public sewer connection to this site,
prior to the issuance of any permits. Comply with the recommendations of the
Sanitary Sewer Planning Section. Provide public sewer easements for all public
JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Conditions Page Three
April 10, 2018 - Planning Commission Meeting
sewers not located within existing public street right-of-way prior to the issuance of
any permits. Improvement Drawings submitted to the City for review shall not be
approved for construction until all required public sewer easements necessary to
connect this site to the existing public sewer system have been granted to the City.
16. 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.
18. 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 the rear of the structure.
19. The gated entry shall be constructed per Clark County Area Standard Drawing
#222.1.
20. 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
ZON-72785 AND SDR-72786 [PRJ-72642]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
ISSUES
The applicant has proposed to rezone the property from C-1 (Limited Commercial) to
T-C (Town Center). Staff supports this request.
The subject site currently has MS-TC (Main Street Mixed Use – Town Center)
special land use designation within the Centennial Hills Town Center land use plan..
The Medium Residential (12.1 – 25 du/ac) use is permitted in the MS-TC (Main
Street Mixed Use – Town Center) special land use designation.
A Waiver from Town Center Edge Zone development standards has been requested
to allow three story structures where two stories is the maximum allowed and to
allow the structures to not meet required build to line and stepback requirements.
Staff does not support these requests.
A Waiver from Town Center streetscape development standards has been
requested to allow deferment of the installation of required Streetscape
Improvements. Staff does not support this request.
A Waiver from Town Center landscaping development standards has been
requested to allow trees within the provided landscape buffers to be planted 30 feet
off center, where 20 feet is the minimum allowed. Staff does not support this
request.
ANALYSIS
This is a request for a Rezoning (ZON-72785) from C-1 (Limited Commercial) to T-C
(Town Center) on 3.41 acres located on the west side of Oso Blanca Road, 698 feet
south of Deer Springs Way. The applicant has proposed to develop the subject site into
a three-story Medium Residential (12.1 – 25 du/ac) development containing 22 one-
bedroom units and 46 two-bedroom units, which requires an associated Site
Development Plan Review (SDR-72786). As proposed, the 68-unit development will
have a density of 21.65 units per acre, which complies with Town Center Development
Standards.
JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting
The subject site is located within Centennial Hills Sector Plan area and has a TC (Town
Center) general plan designation. In addition, the subject site is located within the Town
Center Master Plan area and has a MS-TC (Main Street Mixed Use – Town Center)
special land use designation. The MS-TC designation is intended to encourage a
cohesive mix of inter-dependent uses, including leisure shopping and offices on the
main floor with similar uses and/or medium to high density residential on the upper
floor(s). The objective of this district is to provide amenities which are conducive to
attracting pedestrian activity rather than automotive access. The proposed T-C (Town
Center) zoning district, will bring the subject site into conformance with its existing TC
(Town Center) General Plan designation.
In addition, the subject site is located within the Town Center Edge Zone which has
specific development standards limiting building height to two stories, a 60 percent
build-to-line requirement, and an eight-foot minimum stepback for 50 percent of the
building. The applicant has requested a waiver of the Town Center Edge Zone
development standards to allow three story structures, to not be oriented to the build-to-
line and to not provide the required building stepbacks. The submitted drawings
indicated the subject site will be developed with four buildings, consisting of three multi-
family residential structures and a leasing office. The three multi-family residential
structures are proposed to be three stories and 35 feet in height measured to the top of
the flat roof line, with the associated leasing office proposed at 17.66 feet in height
measured to the top of the flat roof line. The submitted elevations indicated the building
facades will have a combination of “slate grey” smooth stucco, “apache white” dash
stucco, tinted blue windows with aluminum glazing and wrought iron railings.
The subject site is not currently located adjacent to the existing Oso Blanca Road
roadway. Access to the site is provided through the adjacent parcel (APN 125-21-399-
015) located to the east if the subject site, which is currently designated as right-of-way.
The Oso Blanca Road alignment is identified in the Town Center Development
Standards Manual as a Town Center Collector Street. However the Department of
Public Works has indicated that they prefer for the applicant to install the Town Center
Frontage Road streetscape design. The applicant has indicated that the proposed Town
Center Frontage Road streetscape improvements are proposed to be installed on the
east perimeter of the adjacent right-of-way parcel APN 125-21-399-015 at a later date
once the parcel has been vacated and added to the subject site through a mapping
action. Since these improvements are not associated with the proposed development
on the subject site APN 125-21-301-003. Nor have the applicants assumptions been
substantiated as final designs have not been established, a waiver of Town Center
Streetscape standards is required for this project.
JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting
The on-site parking area is located within the interior of the subject site. The site will
provide 123 total parking spaces, including six handicapped parking spaces, which
complies with the 121 parking spaces required by Title 19.12.010 for a Multi-Family
Residential development with 22 one-bedroom units and 46 two-bedroom units. The
submitted site plan indicates all proposed parking spaces will be covered by a seven-
foot tall carport structure. In addition, the submitted site plan indicates approximately
30.5% open space will be provided, which complies with Town Center Development
Standards which requires a minimum of 20 percent open space within the MS-TC (Main
Street Mixed Use – Town Center) special land use designation. The submitted drawings
indicate that open space will be provided on-site adjacent to the proposed pool, spa,
dog park and landscape buffer areas.
The trash enclosures are located on the northern and southern perimeters of the site
and are designed to comply with Town Center development standards, which require
them to be screened, gated and covered. The submitted landscape plan indicates that a
six-foot wide landscape buffer has been provided along the interior northern, western
and southern perimeters of the site, which complies with Town Center development
standards. However, the submitted landscape plan shows the proposed trees planted
approximately 30 feet off center, where 20 feet is the minimum distance required. Also,
the submitted landscape plans fails to indicate the size of the proposed trees within the
landscape buffer, where 24-inch box trees are required landscape. A waiver of Town
Center landscaping development standards has been requested to address this
deviation from this development standard. A condition has also been added that will
require submittal of a revised landscape plan, which indicates 24-inch box trees will be
installed on-site although the preferred tree size is 36-inch box trees. The primary tree
species being utilized are Aleppo Pine trees, which are consistent with the Southern
Nevada Regional Plan Coalition Regional Plant List. In addition, the applicant has
proposed to install a six-foot tall wrought iron wall/fence on the perimeter of the subject
site which complies with Figure 20 in the Town Center development standards manual.
The Department of Public Works has identified that Oso Blanca Road will be re-aligned
to tie into Centennial Center Boulevard with an Nevada Department of Transportation
(NDOT) project. Preliminary design shows a slight shift to the west. The Department of
Public Works is not sure how much of APN 125-21-399-015 will be needed for right-of-
way, but the applicant will need to work with NDOT to finalize those details before they
can start construction, per a recommended condition. This concern has been addressed
by condition. In addition, the sewer is approximately 2000 to 2500 feet away from the
site in the Centennial Center Boulevard right-of-way. Depending on extensions
completed at the time construction documents are submitted, the applicant may need to
construct sewer for that entire length including the possibility they’ll need to bore under
the Clark County 215 if NDOT has not done the Oso Blanca/Centennial Center
JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting
Boulevard connection yet. Also, because the subject sites frontage is controlled by
NDOT the driveway must be approved by NDOT. Any work they do in NDOT right-of-
way will require a NDOT permit and overall the project will require extensive
coordination with NDOT.
FINDINGS (ZON-72785)
The proposed Rezoning from C-1 (Limited Commercial) to T-C (Town Center) is
in conformance with the existing TC (Town Center) designation under the
Centennial Hills Sector Plan of the General Plan.
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.
The proposed T-C (Town Center) zoning designation will be consistent with
Town Center Development Standards, which provides a Master Plan to achieve
compatible development in the area.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
The proposed T-C (Town Center) zoning designation will be consistent with
existing development in the surrounding area, and will be compatible with Town
Center Development Standards.
JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting
Primary site access is from Oso Blanca Road, a Town Center Collector Street
(80-foot wide) street according to the Town Center Development Standards
manual. However, for this development Public Works has requested the 90-foot
wide Town Center Frontage Street. These street facilities are adequate in size
to provide suitable access to the site.
FINDINGS (SDR-72786)
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:
The proposed 68-unit Medium Residential development is not compatible with the
adjacent single-family residential developments in the area as evidenced by the
required waivers of Town Center Development Standards.
2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;
The proposed 68-unit Medium Residential development does not comply with
established Town Center Edge Zone, Landscaping and Streetscape Development
Standards as evidenced by the requested waivers.
Primary site access is from Oso Blanca Road which is classified as a 80-foot
Town Center Collector Street in the Town Center Development Standards
Manual. However, for this development Public Works has requested the 90-foot
wide Town Center Frontage Street, which provides adequate capacity to serve the
proposed use.
4. Building and landscape materials are appropriate for the area and for the
City;
The proposed landscape buffers will have a combination of Aleppo Pine trees and
shrubs which are consistent with the Southern Nevada Regional Plant List. The
submitted building elevations indicate the building facades will have a combination
of “slate grey” smooth stucco, “apache white” dash stucco, tinted blue windows
with aluminum glazing and wrought iron railings in conformance with Town Center
Development Standards.
JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting
The design characteristics of the proposed building elevations are not unsightly,
undesirable, or obnoxious compatible, they are compatible with development in
the surrounding area.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
BACKGROUND INFORMATION
JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was held to discuss submittal requirements
02/06/18 for applications related to a proposed Rezoning and Site Development
Plan Review for a proposed multi-family residential development.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
During a routine site visit staff observed an undeveloped site with an
03/01/18
existing billboard and natural desert vegetation.
JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting
JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Staff Report Page Nine
April 10, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Staff Report Page Ten
April 10, 2018 - Planning Commission Meeting
JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Staff Report Page Eleven
April 10, 2018 - Planning Commission Meeting
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
46 Units 1.75
(Two spaces/ 81
Medium bedroom) unit
Residential 22 Units 1.25
(One spaces/ 28
Bedroom) unit
Guest 1 space/
68 Units 12
Spaces 6 units
TOTAL SPACES REQUIRED 121 123 Y
Regular and Handicap Spaces Required 116 5 117 6 Y
Waivers
Requirement Request Staff Recommendation
To allow a three story
structure where two
Town Center Edge Zone
stories is the
requirements limit building
maximum allowed
height to two stories, 60
and to allow the Denial
percent build-to-line and
structures to meet
eight-foot to 50 percent
required build-to-line
building stepback
and stepback
requirements
Town Center Streetscape To allow deferment
development standards of the installation of
Denial
requires installation of Town required Streetscape
Center Frontage Road Improvements
To allow the
Town Center Landscaping
proposed trees within
development standards defer
the landscape buffers
to Title 19 for tree spacing
to be planted 30 feet Denial
requirements which requires
off center where 20
for the proposed trees to be
feet is the minimum
spaced 20-feet off center
required
JB
ZON-72785
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