SWAN TAB WATCH
Results
The
following items were heard at the Enterprise TAB on December 27, 2007. The TAB recommendations are below. The 7:00 P.M., THURSDAY, JANUARY 3, 2008 PC
decisions/recommendations, and 1:00 P.M., WEDNESDAY, JANUARY 2, 2008 BCC
decisions will be posted when available.
Within a week or two you will be able to read the PC and BCC Notice of
Final Action on the Clark County web site Agenda page.
Any person who objects to the PC decisions/recommendations may appeal to
the BCC within five business days of the date of the hearing. Appeal form at:
http://www.co.clark.nv.us/comprehensive_planning/Zoning/curplan_pdf/appeal.pdf
An appeal may be
made in person at the Current Planning desk or by fax. Call Current Planning or SWAN to find out how to
file an appeal.
AGENDA
Date: December 27,
The Schedule
for the Planning Commission and Board of County Commissioners has changed due
to the New Year’s holiday.
Planning Commission:
Board of
DISCUSSION &
RECOMMENDATION ITEM*
1. Recommendations to the Board of
This Discussion focus on the intent of MUD and Where MUD is
today the following is an outline of the topics covered.
INTENT
- Original intent affordable housing
- LIVE, WORK and PLAY in your neighborhood
- Encourage use of mass transit to reduce
demand on the vehicle infrastructure
CURRENT SITUATION
- Large MUD projects (over 20 acres)
- - Accomplishes the objectives in Title 30
- Small MUD projects (under
20 acres)
- - Increase residential density
without corresponding benefits
- - Increase cost to county and
state to provide infrastructure/services
- - Increase vehicle use
- BCC Decisions
- - Significant land use changes
since MUD was approved.
- - New medium to low density
neighborhoods have been established
- - RNP-1 added
- MUD overrides other land uses (including
the Enterprise Master Plan)
- - Used to increase density in the CMA
- - Commercial becomes high density
residential
-
MUD AS CURRENTLY IMPLEMENTED
- Land use planning
- - Hard to plan
for infrastructure, roads, schools etc.
- - Inconsistent land use policy
- - - Low to very high density
possible on the same land
- - - No periodic review
- - Essentially spot zoning
- - Not clearly shown on the land
use maps
- Infrastructure impact
- - Impact on schools not considered
- - - All schools in the
southwest are critically overloaded
- - Used to
build high density residential projects
- - - On property that the
land use plan calls for lower density
- - - Does not contribute
adequate funds to infrastructure
- - - Commercial land becomes
high density housing
- - - - High density
residential/commercial can be placed the middle of rural to medium density
neighborhoods.
- - A 20 acre MUD project has the
same effect as major project sub-division.
- - - MUD 1 - as approved,
unknown effect, greater than 1000 residential units
- - - MUD 2 - up to 50 units
per acre, 1000 residential units
- - - MUD 3 - up to 32 units
per acre, 640 residential units
- - - MUD 4 - up to 18 units
per acre, 320 residential units
- Title 30
- Low density residential areas have
insufficient protection
- - Buffer standards not well
defined
- - MUD transition to
residential is not considered in the Land Use Plans
- - MUD overlay next to RNP-1
- No percentage of commercial/retail
required by Title 30, as little as 1.2 % commercial
- - Open area for small
projects is too little
-
High density residential/commercial can be placed into the middle of rural to
medium density neighborhoods.
PLANNING &
ZONING ITEMS: Holdover
items
1a. WS-1133-07 – CLARK COUNTY DEPARTMENT OF AVIATION: TAB Approved
WAIVER OF DEVELOPMENT STANDARDS to allow non-standard street improvements.
DESIGN REVIEW for a shopping center on a portion of 17.7 acres in a C-2
(General Commercial) (AE-70 & AE-75) Zone. Generally located on the west side of
This discussion focused on the traffic
flow along
The applicant will work with Public Works
to restripe a third lane just north of I-215 to provide additional traffic flow
southbound. Also, the timing of the
traffic signals at Sunset and
PC agenda Item # 56
1b. UC-1151-07 – KB HOMES NEVADA, INC: This
item was withdrawn at the 12 Dec TAB
USE PERMIT for modified residential standards.
WAIVERS OF DEVELOPMENT STANDARDS for the following:
1) eliminate trash enclosures; and
2) increase the number of dwelling
units accessing a stub street.
DESIGN REVIEW for a gated residential condominium project on 20.3 acres
in an R-3 (Multiple Family Residential) P-C (Planned Community Overlay
District) Zone in the Mountain’s Edge Master Planned Community. Generally located on the north side of
PLANNING &
ZONING
1. DR-1384-07
–
DESIGN REVIEW for a public facility (public works campus) on a portion
of 74.5 acres in a P-F (Public Facility) Zone. Generally located on the
south side of
The plans depict the construction of a 2 story, 20,000 square foot building that will be used for
facilities for the Clark County Public Works Department. The building is
proposed to house the County's Surveyor Division and the testing laboratory for
the Construction Management Division.
This is a very well done project with
features that should be copied by other developers. The parking lot lighting will be downcast and
on motion sensors to reduce electric consumption/spillover lighting. There is an effective use of a berm to shield the residents to the south. Also, extensive use of natural lighting is
being used in the building. BCC agenda item # 27
2. ZC-1341-06
(WC-0373-07) –
WAIVER OF CONDITIONS of a zone change requiring right-of-way dedication of 30
feet for
3. UC-1338-07
– SILVER STATE BANK: TAB Denied.
Companion Item #8
USE PERMIT for a financial institution (bank).
WAIVERS OF DEVELOPMENT STANDARDS for the following:
1) alternative landscaping;
2) reduced throat depth; and (17 ft where 50 ft is required on Silverado and 15 ft
where 50 ft is required on Giles)
3) reduced driveway separation. (55 ft where 190 ft is required)
DESIGN REVIEW for a financial institution (bank) on 1.8 acres in an H-1
(Limited Resort and Apartment) Zone in the MUD-1 and MUD-4 Overlay Districts. Generally located on the southeast corner of
This is a very narrow parcel. This makes it difficult to provide for good
traffic flow. The problem is exacerbated
by the inclusion of future retail space.
The TAB felt that the bus turnout on Silverado Ranch should be extended
as a turn lane to make up for the short throat depth. Silverado Ranch is too busy for short throat
depths. The applicant did not want to
remove the current off site work that was done as part of the Silverado Ranch
SID (Special Improvement District for Roads).
Cross access is needed for the property to the south. All of the properties south of this location
are long and narrow. A traffic plan for
the entire block should be developed.
This would help eliminate an excess number of curb cuts and provide for
an integrated flow of traffic between the properties. The TAB felt this property was not well
designed for traffic flow. PC
consent agenda Item # 17
4. UC-1397-07
– TJL LIVING TRUST: Held
to 9 Jan 08 TAB
USE PERMITS for the following:
1) an accessory structure to be
architecturally incompatible; (Metal building)
2) increase maximum size allowed
for an accessory structure. (4,400 sq ft where 1,314 sq ft is
allowed)
WAIVERS OF DEVELOPMENT STANDARDS for the following:
1) permit a 6 foot high solid wall
within the required front yard setback; (Not allowed)
2) reduce minimum setback for an
access gate; (0 ft where 18
ft is required)
3) off-sites improvements (excluding paving);
4) alternative landscaping along a
collector street (6 ft wide
strip is required)
in
conjunction with a single family residence on 1.1 acres in an R-E (Rural
Estates Residential) Zone. Generally located on the south side of Serene Avenue,
350 east of
The TAB’s primary concern is the setback
of the entry gate on Serene. Serene is
an 80 ft collector right of way; and this area is master planned for several commercial
uses. In other areas where zero gate setback from the road was allowed - entry on to the street has
become a safety hazard. The TAB also
needed an accurate plot plan to gauge the total effect of the project. PC agenda Item # 48
5. UC-1418-07
– MILANO RESIDENCES, LLC: Held to 30 Jan 08 for neighborhood
meeting
USE PERMITS for the following:
1) reduced setbacks for a hotel; and (10 ft rear where 20 ft is minimum), (10
ft setback along east property line where minimum of 20 ft is required) (10 ft
set back where 126 ft is required)
2) kitchens in guestrooms. (not permitted)
WAIVERS OF DEVELOPMENT STANDARDS for the following:
1) permit clear windows of a hotel
facade to overlook single family residential yards; and
2) reduce setbacks for a hotel
from a single family residential use. (10 ft set back where 126 ft is required)
DESIGN REVIEW for a condominium hotel on a portion of 2.4 acres in a C-2
(General Commercial) Zone. Generally located on the north side of Cactus Avenue,
300 feet east of Bermuda Road within Enterprise.
The plans depict a conversion of an approved
and under construction (framing the fourth floor), residential condominium to a
condominium hotel with kitchens in the guestrooms. The residential development
was entitled under a previously approved planned unit development (PUD)
consisting of 100 residential condominium units and the elevations,
landscaping, and site design remain unchanged.
The elevations, which remain unchanged
from those approved with the PUD are 4 levels, approximately 48 feet in height
and will be stucco, with portions being stone veneer, and concrete tile roof.
The east elevation, which is adjacent to a single family residential
development, does not contain balconies but does have approximately 93 windows
that will overlook residential yards. The facade along the east property line is also 48 feet in height along the
entire length of the elevation, which is approximately 250 feet. While the
building is under construction, the applicant is requesting an entirely
different use, thereby triggering all applicable bulk and development standards
for a commercial use, which include greater setbacks from a residential use.
The developer has already been given two
bonuses by the county for the original project.
The minimum size for a PUD project is 5 acres. This project is 3.2 acres. The applicant was allowed to build a PUD
project on a smaller lot than allowed by Title 30. Second, the PUD allows the developer to increase
the density for the project. Now, the developer
is proposing to switch the type of development from residential to commercial. The developer will argue that the property is
zoned C-2. The Enterprise TAB voted against this project when it was first
proposed in July 2004.
This area is primarily a residential neighborhood
with a small amount of commercial. It is
not located in an area that normally would have need for a hotel and the normal
restaurants to support a hotel guest are not conveniently located in the
area. The current project could not be
built in its current form as a commercial project without significant waivers
and most likely would not have been built in its current form.
The project change of character would
have an adverse impact on the neighborhood.
In addition, the precedent set could have a deleterious effect on other neighborhoods. The county is not required to bail out a developer
who misjudged the market. PC agenda Item # 51
6. UC-1426-07
– TEFFERA, GEZAHEGNE: TAB Approved with a one year review
USE PERMIT for a place of worship.
WAIVERS OF DEVELOPMENT STANDARDS for the following:
1) permit a place of worship that
takes access from a local street;
2) screening of roof mounted
equipment;
3) allow alternative landscaping;
4) trash enclosure;
5) off-site improvements
(excluding paving);
6) allow non-commercial curb cuts;
and
7) allow a place of worship to not
have access from a collector or arterial street.
DESIGN REVIEW to convert an existing residence to a place of worship
with a rectory on 1.3 acres in an RE (Rural Estates Residential) Zone. Generally located on the south side of Robindale Road
and the east side of Ullom Drive within Enterprise.
The item did not draw any protest for the
neighbors, which is unusual for a place of worship. The TAB was concerned about deed restrictions
that were required by a use permit five years ago, not yet accomplished. This explains the one year review. The waivers of development are items that
have existed for many years and make sense for the property. The lack of trash enclosure was questioned by
the TAB. PC agenda Item # 52
7. VC-1392-07
– LAND DEVELOPMENT, INC: Held
by applicant to 9 Jan 08 TAB
VARIANCE to increase the length of architectural enclosures on
approximately 84.0 acres in an R-2 (Medium Density Residential) Zone in the
Pinnacle Peaks Concept Plan area. Generally located on the south side of Windmill Lane and the east
and west sides of Torrey Pines Drive within Enterprise. PC agenda Item # 53
8. VS-1339-07
– SILVER STATE BANK: TAB
Denied: Companion Item #3
VACATE AND
ABANDON easements of interest to Clark
County located
between Las Vegas Boulevard South and Giles Street, and between Silverado Ranch
Boulevard and Le Baron Avenue in an H-1
(Limited Resort and Apartment) Zone in the MUD-1 and MUD-4 Overlay Districts
within Enterprise (description on file).
PC consent agenda
Item # 18
9. VS-1402-07
– ROOHANI KHUSROW FAMILY TRUST, ET AL: TAB Approved
VACATE AND ABANDON easements of interest to Clark County located
between Warm Springs Road and Mardon Avenue, and between Rainbow Boulevard and
Montessouri Street in an R-E (Rural
Estates Residential) Zone and a C-1 (Local Business) Zone within Enterprise
(description on file).
PC
consent agenda Item # 31
10. WS-1367-07 – AMIN-AKBARI, AFSAR: TAB Approved
WAIVERS OF
DEVELOPMENT STANDARDS for reduced
setback in conjunction with a single family residence on 0.4 acres in an R-E
(Rural Estates Residential) (RNP-I) Zone.
Generally located on the northwest corner of Bidwell Court and Spry
Avenue within Enterprise.
PC consent agenda
Item # 37
11. WS-1396-07 – FORD DUNEVILLE, LLC: No Applicant return to TAB for hearing
WAIVER OF DEVELOPMENT STANDARDS to allow alternative separation distance between redundant
walls on 4.5 acres in an M-D (Designed Manufacturing) Zone in the MUD-3 Overlay
District. Generally located on the south side of Ford Avenue and the west
side of Duneville Street (alignment) within Enterprise. PC consent agenda Item # 57
NEXT MEETING
DATE:
January 9, 2008 (Wednesday) 6:30 p.m.
Location: Enterprise Library, 25 S. Shelbourne Ave
The items list below is being considered by the Planning Commission
and the Board of County Commissioners.
These items were heard by the TAB at an ealier date or are holdover
items from previous county meetings.
Additional Agenda
items for the Planning Commission
50. UC-1406-07 ALKIMYA INVESTMENTS, LLC &
ALKIMYA ADDITION, LLC:
USE
PERMITS for the following: 1) an
expansion/enlargement of the Gaming Enterprise District (GED); 2) a 1,500
room resort hotel; 3) public areas including casino areas, shopping/retail,
showrooms/lounges, entertainment, recreational uses, restaurants, outside
dining areas, and meeting room areas, all associated and related back-of-house
areas; 4) 5,000 resort condominium units with related convention,
retail, and recreational spaces; 5) increase building heights; 6)
permit all associated back-of-house areas, incidental, and accessory uses; and 7)
deviations to development standards.
DEVIATIONS for the
following: 1) reduce on-site parking for the resort hotel; 2)
permit encroachment into airspace; and 3) permit all other deviations as
depicted per plans on file.
WAIVERS
OF DEVELOPMENT STANDARDS for the
following: 1) reduce on-site parking for the resort condominiums with
the related convention, retail, and recreational spaces; and 2) reduce
the height setback ratio adjacent to an arterial street.
DESIGN
REVIEWS for the following: 1) a
resort hotel consisting of a podium level and a high-rise tower; 2)
resort condominiums with kitchens in the rooms consisting of 5 high-rise
towers; and 3) all other associated, accessory and incidental uses,
buildings and structures on 42.0 acres in an H-1 (Limited Resort and Apartment)
(AE-65, AE-70, & AE-RPZ) Zone in the MUD-1 & MUD-2 Overlay Districts. Generally located on the northeast corner of Tropicana Avenue and
Deckow Lane within Paradise. CG/dk/dr
58. ZC-0623-07 PEBBLE
PINES LLC:
HOLDOVER
ZONE CHANGE to reclassify 5.0
acres from R-E (Rural Estates Residential) Zone to U-V (Urban Village - Mixed
Use) Zone in the MUD-3 Overlay District.
USE
PERMIT to reduce the residential
proximity standard.
DESIGN
REVIEW for a mixed-use
development. Generally located on the south side of Pebble
Road (alignment), 300 feet west of El Camino Road within Enterprise
(description on file). BW/gt/dc
Additional BCC agenda
items being considered
24. ZC-0511-01 (WC-0367-07) SUNSET V, LLC, ET AL:
HOLDOVER WAIVER OF CONDITIONS of a zone change requiring 30 feet of dedication for Bronco Street from Sunset Road to Wagon Trail Avenue in conjunction with a proposed automobile sales complex on 54.0 acres in a C-2 (General Commercial) (AE-65) (AE-70) Zone in the MUD-3 and CMA Design Overlay Districts. Generally located on the south side of Sunset Road and the east side of Torrey Pines Drive (alignment) within Enterprise. RR/ww/dc
25. VS-1348-07 SUNSET III, LLC, ET AL:
HOLDOVER VACATE AND ABANDON easements of interest to Clark County located between Sunset Road and the 215 Beltway, and between Torrey Pines Drive (alignment) and Bronco Street (alignment), and portion of a right-of-way being Sunset Road located between Torrey Pines Drive (alignment) and Mann Street (alignment) in an C-2 (General Commercial) (AE-65) (AE-70) Zone in the MUD-3 and CMA Design Overlay Districts within Enterprise (description on file). RR/jmr/dc
30. VS-1120-07 SBH LOT OPTION, LLC:
HOLDOVER APPEAL VACATE AND ABANDON a portion of right-of-way being Agate Avenue located between Jerlyn Street and Pioneer Avenue (alignment) in an R-E (Rural Estates Residential) (RNP-I) Zone within Enterprise (description on file). BW/jr/dr
33. WS-1247-07 SCHNIPPEL FAMILY L.P.; ET AL:
APPEAL WAIVERS OF DEVELOPMENT STANDARDS for the following: 1) increase building height; and 2) reduce the garage setback to a drive aisle.
DESIGN REVIEW for 360 condominium units in conjunction with a multi-family project on 20.0 acres in an R-3 (Multiple Family Residential) P-C (Planned Community Overlay District) Zone in the Mountains Edge Master Planned Community. Generally located on the east side of Buffalo Drive, 660 feet south of Cactus Avenue within Enterprise. SB/rk/co
34. AG-1622-07:
That the Board of County Commissioners receives a report on a possible
annual amendment to the Enterprise Land Use Plan, a non-action informational
item.
1. APN 176-13-501-004 and 010
(BW)
From PF (Public Facility) to RS (Residential Suburban)
Located on Southwest corner of Windmill Lane and Edmond
Street
2. APN 177-19-407-003 (BW)
From PF (Public Facility) to CN (Commercial Neighborhood)
Located on the Northwest corner of Arville Street and
Silverado Ranch Boulevard
3. APN 176-24-501-001(BW)
From CN (Commercial Neighborhood) to RNP (Rural Neighborhood
Preservation)
Located on Southeast corner of Pebble Road and Lindell Road
4. APN 176-21-601-020 and 023 (BW)
From RNP (Rural Neighborhood Preservation) to CG (Commercial
General)
Located on Southwest corner of Agate Avenue and Buffalo
Drive
5. APN 176-35-501-003 and 004 (SB)
From RH (Residential High) to CN (Commercial Neighborhood)
Located on Southwest corner of Mann Street and Cactus Avenue
6. APN 176-35-501-032 (SB)
From RS (Residential Suburban) to CN (Commercial
Neighborhood)
Located near Southwest corner of Cactus Avenue and Jones
Boulevard
7. APN 176-25-601-017 (SB)
From RM (Residential Medium) to OP (Office Professional)
Located on Northwest corner of Pyle Avenue and Decatur
Boulevard
8. APN 176-35-501-020, 033,
034 and 035 (SB)
From RS (Residential
Suburban to RH (Residential High)
Located West of Jones
Boulevard and South of Cactus Avenue
9. Text change (Staff)
Add the following text to page 68: The Gateway is shown on
Map 6 and is an extension of the Strip located south of Sunset Road and north
of St. Rose Parkway.