Results
The ATTACHMENT A items will be heard on the
following dates:
Planning Commission 7:00 P.M.,
Board of
HOLDOVER/RETURNED
APPLICATIONS will be heard on the date in the applications header.
The PC decisions/recommendations may be appealed
to the
An appeal may be made in person at the Current
Planning desk or by fax (702-455-3271). Call Current Planning (455-4314) to find out how to file an appeal.
Help in filling an appeal may be obtained from the Southwest Action
Network (SWAN). You can contact SWAN at:
702-837-0244 · 702-837-0255 (fax)
email: swan@lvswan.org
Note:
If you ctrl+click on the blue underlined text
it will take you to the detailed documents to explain the agenda item.
AGENDA
Date:
Location:
REGULAR
BUSINESS
1.
Approve the Minutes for the meeting held on
2.
Approve the Agenda with any corrections, deletions or changes. APPROVED
ANNOUNCEMENTS:
Southwest Ridge Recreational Areas Open House
Wednesday, July 25
The Southwest Ridge area is on the
western edge of the
Public Works responded to the TAB question
about the improvements to Rainbow, south of Blue Diamond. The work is scheduled to begin in the 4th
quarter 2012.
ADDITIONAL
BUSINESS NONE
ZONING
AGENDA:
PUBLIC
COMMENTS NONE
ADJOURNMENT:
Note: Over the last two years the Public Works
analysis to the TABs has deteriorated to the point where it harms the public
hearings on land use applications. The
following are examples:
·
TAB
meeting
o
The
Public Works analysis and conditions for 5 items were not available until
o
Some
applicants received the Public Works comments at the meeting
o
Staff
agenda sheets were not updated
·
TAB
meeting
o
Public
Works analysis and conditions were delivered 15 minutes after the meeting started.
o
Staff
agenda sheet updated after the TAB meeting
·
Bond
Extension of Time applications do not explain what is covered by the bond
·
Better
analysis is required to understand the conditions presented
·
Numerous
late or missing analyses or conditions in the last two years.
The lack of timely Public Works analysis and
conditions does not allow the applicant, TAB and interested parties sufficient
time for analysis, site visits or to organize their
presentations/questions. In addition,
the trend is for staff agenda sheets not to be updated until after the TAB has
met. This adds to the confusion. The current Public Works timing and delivery
of analyses and conditions is not acceptable.
The public works analyses and conditions must be distributed with the
staff agenda sheet to the TAB members.
Anything else degrades the public hearing process.
HOLDOVER APPLICATIONS
H1. VS-0278-12 –
APPROVED
per staff conditions
Add Public Works Condition:
·
All
conditions of WC-0123-11 must be complied with.
VACATE
This item was somewhat confusing at
first. WC-0123-11 was approved by the
ATTACHMENT
A
1. NZC-0316-12
– SMASHING SELINA'S
APPROVED
Add Public Works conditions:
·
Pebble
to use the current 32 ft. paving with a 75 ft. right turn lane into the
project.
·
Raven
to be constructed to non-urban road standards.
·
Conduit
and pull boxes be constructed on Pebble
WAIVERS
OF DEVELOPMENT STANDARDS
for the following:
1) Landscaping and screening requirements;
2) Full off-site improvements; and
3) Permit non-standard street improvements
in conjunction with a proposed single family
residential development. Generally located on the southeast corner of
This is an excellent project. It provides a buffer to the RNP-1 and a transition
to the higher density residential to the west.
This project replaces commercial uses that were planned for the
property. The project consists of:
• 11.3 gross acres
• 30 residential/6 common areas
• Density: 3.1 units per acre with lots from
9,065 sq. ft. to 14,301 square feet
• Single story residential homes from 3,196 to
3,660 sq. ft.
The TAB considered the following:
·
Objection
was made to the reduced landscape along
·
The
construction of Raven would increase traffic into the RNP
·
Pebble
should remain at the current paving width and configuration to help control
traffic into the RNP
·
The TAB added the conditions to keep Pebble at
the current 32 ft. pavement and provide an entry into the project out of the
traffic lane. The offsites for Pebble
should stop at the end of the turn radius from
2. VS-0317-12 - SMASHING SELINA'S
APPROVED
VACATE
3. NZC-0318-12 – WARMINGTON
DENIED with added ‘If approved’ conditions:
ADD Current Planning conditions:
·
If
more than two feet of fill is required, a new design review as a public hearing
is required.
·
Buildings
along northern property line to be two stories, not to exceed 28 ft.
·
Apartments
to be built to condo standards
·
Design
Review as a public hearing for significant changes to plans
·
Design
Review as a public hearing for lighting and signage.
·
Provide
dog run area
·
8
ft. decorative wall along the northern boundary
ADD Public Works conditions:
·
Provide
protected left turn on
·
Waive
offsites on Pioneer except paving, conduit and pull boxes
·
Paving
on Pioneer to be constructed using Uniform Standard Drawings Clark County Area
209.1
·
Traffic
mitigation measure to be used on Pioneer
WAIVER
OF DEVELOPMENT STANDARDS
for reduced setbacks for garage openings to a drive aisle.
DESIGN
REVIEW for a
multiple family residential development (apartments) within a
The application is opposed by:
·
A
significant number of neighbors: 27 negative cards, approximately 25 people
opposed at the TAB meeting
·
The
Staff recommended denial. The analysis
was excellent and was well supported.
·
The
TAB is strongly opposed
The TAB considered the following:
·
Land
use considerations
o
R-4
is too dense, once the zone district is granted, it will affect the area for a
long time
o
Land
to the north is Residential Low and in the RNP-1 overlay
o
Project
residential density same as previous MUD project
o
Residential
units increased from 221 to 342
o
The
TAB preference is for live/work in MUD, not more high density apartments
o
Applicant
stated the project will be built to condo standards
o
Transition
elements within the project are not adequate to protect land uses to the north
o
The
northernmost buildings start at two story and end in three story
o
Property
slopes over 20 ft. from west to east, no answer to the question of fill
required
·
Safety
considerations
o
Three
foot driveways to drive aisle is a safety hazard
o
The
waiver also contributes to increased building mass
·
Traffic
considerations
o
Increased
area traffic without mitigation measures
o
Currently
RNP is used for cut-through traffic
o
Area
residents related there is little current traffic enforcement within the RNP
o
Crash
gate only on
o
No
cohesive plans for traffic mitigation within the RNP-1
o
o
Need
for protected left turn on
·
Effects
on neighbors
o
Potential
new residents’ complaints about horses and flies
o
Force
existing residents to wall in their properties
o
Placement
of three entry gates will drive internal traffic to northern drive aisle for
exit on
o
Pioneer
Way is currently developed as a non-urban road standard.
o
There
is sufficient throat depth for an entry gate off of Blue Diamond
·
The
2 acre, C-1 will not substantially affect the neighborhood.
The TAB strongly agreed with the neighbors and
the staff that this project should not be built in its current form. The TAB added ‘if approved’ conditions to
help protect the area residents if this project goes forward. The TAB ‘if approved’ conditions should be
adopted for any residential project in this location.
4. WS-0311-12 – HKM
TAB recommended the following:
DENY Waivers of Development Standards
APPROVE the Design Review
ADD Current Planning Condition:
·
No
illuminated signage on the west elevation
WAIVERS
OF DEVELOPMENT STANDARDS for
the following:
1) Increase the height of a freestanding sign; and
2) Permit an animated (video/display) sign where
not permitted.
DESIGN
REVIEW for a
comprehensive sign plan in conjunction with a restaurant on a portion of 2.6
acres in a C-2 (General Commercial) Zone.
Generally located
on the north side of
The applicant was not able to provide any
justification for the increased sign height other than “we want to.” A visit to the site reveals this would be the
second commercial sign in the area. The
first is a bill board on the south side of
The TAB opinion is a 50 foot sign is not
required for this location and would set a bad precedent for future signs in
the area. The animated video is not
permitted by the code. The applicant
explained the video would have a series of still pictures displayed. The staff member present explained this is
still animated video. Any type of
animated video is a bad precedent to set in this area.
5. WS-0296-12 – KULAR, GURDEV SINGH:
APPROVE
BOND EXTENSION
ADD Public Works condition:
·
The
bond extended until
RECOMMEND the Board
of County Commissioners seek a solution to the following circumstances:
·
The bond
holder is no longer the property owner.
·
The
property remains undeveloped
·
The new
property owner is not willing to assume the bond or take action to release the
bond.
·
It is not
appropriate to call the bond at this time
WAIVER
OF DEVELOPMENT STANDARDS
to appeal the administrative denial of an off-site improvement bond extension
of time in conjunction with an approved shopping center/office complex on 4.0
acres in a C-1 (Local Business) Zone and a C-2 (General Commercial) Zone. Generally
located northeast corner of Gomer Road and Fort Apache Road within
This situation is occurring more often in the
valley. A project plan is approved and
the offsites are bonded to allow the project to proceed. The project goes bust and the bank forecloses. The property is sold to a new developer. However, the bonded offsite obligation does
not transfer with the property. The
original developer is still responsible.
Currently, the original property owner must maintain the bond or
construct the offsites. This places an
undue financial burden on the former property owner.
The new property owner may assume the bond or
revert the development to release the bond holder. If the new developer does not cooperate, the
only method to release the bond is in the courts. The County has no method to transfer the bond
to the new owner. The TAB recommendation
is for the
6. WS-0301-12 – DISTINCTIVE HOMES - VALLEY
VIEW, ET AL:
APPROVED
for six months
WAIVER
OF DEVELOPMENT STANDARDS
to appeal the administrative denial of an off-site improvement bond extension
of time in conjunction with an approved single family subdivision on 20.4 acres
in an R-E (Rural Estates Residential) (RNP-I) Zone. Generally located on the northwest corner of
The Public Works analysis contained the
following:
“On
The applicant’s representative did have
information on the status of the storm drain.
There were public comments about sidewalks being washed out in the
area. The TAB recommended a six month
extension until the status of the storm drain is clarified.
7. WS-0302-12 – DISTINCTIVE HOMES WARM
SPRINGS, ET AL:
APPROVED
ADD Public Works condition:
·
The
bond extended until
WAIVER
OF DEVELOPMENT STANDARDS
to appeal the administrative denial of an off-site improvement bond extension
of time in conjunction with an approved single family subdivision on 10.0 acres
in an R-E (Rural Estates Residential) (RNP-I) Zone. Generally located on the northwest corner of
8. WS-0303-12 – DISTINCTIVE HOMES CANYONS
APPROVED
ADD Public Works condition:
·
The
bond extended until
WAIVER
OF DEVELOPMENT STANDARDS
to appeal the administrative denial of an off-site improvement bond extension
of time in conjunction with an approved single family subdivision on 10.0 acres
in an R-E (Rural Estates Residential) (RNP-I) (AE-60) Zone. Generally located north of
The
statements, opinions and observations expressed in this document are solely
those of the author. The opinions stated
in this document are not the official position of any government board,
organization or group. The project
descriptions, ordinances board/commission results are reproduced from publicly
available
David D. Chestnut, Sr.