1.      NZC-0575-13 - STARR & HAVEN, LLC:

APPROVED per staff conditions and the following:

ADD Current Planning condition:

·   Density is limited to 6 units/acre

ADD Public Works condition:

·   Street light to fully shielded.

 

ZONE CHANGE to reclassify 11.4 acres from R-U (Rural Open Land) Zone and R-E (Rural Estates Residential) Zone to R-2 (Medium Density Residential) Zone for a single family residential development in the MUD-4 Overlay District.

 

DESIGN REVIEW for a single family residential development. Generally located on the southeast corner of Haven Street and Starr Avenue within Enterprise (description on file). SS/al/ml (For possible action)

No builder associated with this development.  The plans present by the applicant are American West Plans obtained during previous business dealings.  At the TAB hearing the American West representative clearly state that they are not associated with this application. It appears that this project is highly speculative and will likely change in the future.

 

The TAB position on the non-conforming zone changes was based upon answering the following:

·   What significant changes have occurred in the neighborhood to compel this application?

·   What is the cumulative effect of the numerous non-conforming zone changes on neighborhood and public services?

·   Does the non-conforming zone change significantly alter the land use plan?

·   Has the applicant met the Title 30 compelling justification?

 

A recent BCC decision has changed the nature of the land use east of Las Vegas Blvd. and south of Starr to residential.  Some land in this area is still planned for commercial which most likely will change to residential in the land use update.

 

The cumulative impact of numerous small projects will have a significant impact on the need for schools; require creation of primary job opportunities; conveniently located retail/commercial, roads and public facilities. 

 

The TAB added two conditions.  First, the density to be restrict to no more than 7 units/acre.  TAB reasoning is the schools are overcrowded and each new residential project will add to that overcrowding.  Any increase in density for this project should require a public hearing due to the effect on public services.

 

The TAB has consistently recommended street lighting be fully shielded.  His helps produce an aesthetically pleasing neighborhood while maintaining a safe lighting level.

 

The TAB had questions about the easement for the power line along the Doobie right of way.  The applicant indicated the power line could be placed underground but did not answer the question on the easement required.  The plan presented may not be possible due to the power line easement.

 

2.      VS-0604-13 - STARR & HAVEN, LLC, ET AL:

         APPROVED per staff conditions:

 

VACATE AND ABANDON a portion of right-of-way being Doobie Avenue located between Haven Street and Rancho Destino Road within Enterprise (description on file).  SS/al/ml (For possible action)

 

The TAB had questions about the easement for the power line along the Doobie right of way.  The applicant indicated the power line could be placed underground but did not answer the question on the easement required.  The plan presented may not be possible due to the power line easement.

 

3.      NZC-0576-13 -STARR & HAVEN, LLC:

APPROVED per staff conditions and the following:

ADD Current Planning condition:

·   Density is limited to 7 units/acre

ADD Public Works condition:

·   Street light to fully shielded.

 

ZONE CHANGE to reclassify 1.0 acre from R-E (Rural Estates Residential) Zone to R-2 (Medium Density Residential) Zone for a single family residential development in the MUD-4 Overlay District.

 

DESIGN REVIEW for a single family residential development. Generally located on the northeast corner of Haven Street and Neal Avenue within Enterprise (description on file). SS/al/ml (For possible action)

 

No builder associated with this development.  The plans present by the applicant are American West Plans obtained during previous business dealings.  At the TAB hearing the American West representative clearly state that they are not associated with this application. It appears that this project is highly speculative and will likely change in the future.

 

The TAB position on the non-conforming zone changes was based upon answering the following:

·   What significant changes have occurred in the neighborhood to compel this application?

·   What is the cumulative effect of the numerous non-conforming zone changes on neighborhood and public services?

·   Does the non-conforming zone change significantly alter the land use plan?

·   Has the applicant met the Title 30 compelling justification?

 

A recent BCC decision has changed the nature of the land use east of Las Vegas Blvd. and south of Starr to residential.  Some the area is still planned for commercial which most likely will change in the land use update.

 

The cumulative impact of numerous small projects will have a significant impact on the need for schools; require creation of primary job opportunities; conveniently located retail/commercial, roads and public facilities. 

 

The TAB added two conditions.  First, the density to be restrict to no more than 7 units/acre.  TAB reasoning is the schools are overcrowded and each new residential project will add to that overcrowding.  Any increase in density for this project should require a public hearing due to the effect on public services.

 

The TAB is consistently recommended the installed street lighting be fully shielded. 

 

 

4.      NZC-0579-13 -ROOHANI KHUSROW  FAMILY  TRUST:

DENY Zone Change and Design Review per staff "if approved" conditions and,

ADD Current Planning "if approved" condition:

·         Maximum height is limited to 29 feet.

 

ZONE CHANGE to reclassify 2.6 acres from R-D (Suburban Estates Residential) Zone to R-2 (Medium Density Residential) Zone for a single family residential development.

 

DESIGN REVIEW for a single family residential development. Generally located on the northwest corner of Neal Avenue and Placid Street within Enterprise (description on file). SS/al/ml (For possible action)

 

No builder associated with this development.  The plans present by the applicant are American West Plans obtained during previous business dealings.  At the TAB hearing the American West representative clearly state that they are not associated with this application. It appears that this project is highly speculative and will likely change in the future.

 

The TAB position on the non-conforming zone changes was based upon answering the following:

·   What significant changes have occurred in the neighborhood to compel this application?

·   What is the cumulative effect of the numerous non-conforming zone changes on neighborhood and public services?

·   Does the non-conforming zone change significantly alter the land use plan?

·   Has the applicant met the Title 30 compelling justification?

 

 

The cumulative impact of numerous small projects will have a significant impact on the need for schools; require creation of primary job opportunities; conveniently located retail/commercial, roads and public facilities. 

The applicant’s position is the densities to the east and south justify the increase in density.  The tab and staff position is the currently planned density is appropriate for the ten acre neighborhood.  The adjacent properties are all greater than 17,000 sq. ft.  Any density above R-D is not appropriate for this property.

 

The TAB limited the building height to 29 ft. to preclude the applicant three story model in this area.  A three story model would be out of place in this neighborhood.  The highest two story model is 29 feet.

 

 

5.      NZC-0582-13 -10 STARR BERMUDA, LLC, ET AL:

DENY Zone Change and Design Review per staff "if approved" conditions and,

ADD Current Planning "if approved" condition:

   Limit density to 5.7 units per acre;

ADD Public works "if approved" condition:

   Street Lights to be fully shielded.

 

ZONE CHANGE to reclassify 9.8 acres from C-1 (Local Business) Zone to R-2 (Medium Density Residential) Zone for a single family residential development.

 

DESIGN REVIEW for a single family residential development. Generally located on the southwest corner of Starr Avenue and Bermuda Road within Enterprise (description on file). SS/al/ml (For possible action)

 

No builder associated with this development.  The plans present by the applicant are American West Plans obtained during previous business dealings.  At the TAB hearing the American West representative clearly state that they are not associated with this application. It appears that this project is highly speculative and will likely change in the future.

 

The TAB position on the non-conforming zone changes was based upon answering the following:

·   What significant changes have occurred in the neighborhood to compel this application?

·   What is the cumulative effect of the numerous non-conforming zone changes on neighborhood and public services?

·   Does the non-conforming zone change significantly alter the land use plan?

·   Has the applicant met the Title 30 compelling justification?

 

The cumulative impact of numerous small projects will have a significant impact on the need for schools; require creation of primary job opportunities; conveniently located retail/commercial, roads and public facilities. 

 

The applicant’s position is this area does not have sufficient residential density to support a retail/commercial development and the area south of St Rose parkway is where the retail will be located.

The city of Henderson has programed that area for industrial use around the Executive airport.  There is significant established residential density to the east in the city of Henderson.

 

This area is in a transition from hotel-resort and commercial to residential.  This transition has been furthered by recent BCC decisions.  It is too early in the transition process to eliminate the all commercial along Starr.  The residential density in the area will increase as the transition occurs.  Traffic at Starr and Bermuda will increase when the I-15/Starr interchange is completed.  The elimination of commercial at this location may significantly increase the traffic flow in other area as residents seek retail establishments.

 

10/15/13 PC

 

6.      NZC-0131-13 - CACTUS & BERMUDA, LLC, ET AL:

APPROVED per staff conditions with applicant added conditions:

·   The maximum number of lots shall be 60.

·   Lots numbered 3, 4, 5, 6, 26, 27, 28 and 29 will be constructed as single story homes.

·   No vehicular access from Placid Street to Rush Avenue.

·   Fairfield Avenue shall be vacated.

·   Construct a 9 foot high perimeter decorative block wall along the north property line on Rush Avenue.

·   Construct a 9 foot high perimeter decorative block wall adjacent to APN: 177-28-803-006 (Rogers property).

·   Construction traffic outside the development along Rush Avenue and Placid Street is prohibited.   

·   An emergency access gate to be constructed on Rush Avenue between Lot 1 and Lot 60.  Final design and location to be approved by the County.

·   Internal lighting shall be coach lighting on the homes.  No interior street lights.

·   Any significant changes to the site plan will require a new design review as a public hearing before the Board of County Commissioners.

 

 

AMENDED HOLDOVER ZONE CHANGE  to reclassify  21.9  acres from  R-E  (Rural  Estates Residential) Zone and R-E (Rural Estates Residential) (RNP-I) Zone to R-D (Suburban  Estates Residential District) Zone (previously notified as R-1 (Single Family Residential) Zone).

 

USE PERMIT for a residential planned unit development (no longer part of the request).

 

WAIVERS OF DEVELOPMENT STANDARDS for the following: 

 

1) Reduced street intersection off-set;

2) Increase the length of a street without a County approved turnaround;

3) Waive full off-site improvements;

4) Modified street improvements in accordance with Clark County's Uniform Standard Drawings (no longer part of the request); and

5) Reduced front setback (previously not notified).

 

DESIGN REVIEW for a residential development (previously notified as a residential planned unit development). Generally located on the north side of Cactus Avenue and the west side of Bermuda Road within Enterprise (description on file).  SS/rk/ml  (For possible action)

 

There was no opposition to this application, a significant difference from the first time it was heard.  This application has been negotiated for the last six months between the residents and the applicant with several variations.  The proposed density is that recommended by the TAB when the application was first heard.  The plan has a number of conditions agreed to by the applicant and the residents.  Those conditions were incorporated as part of the TAB recommendation. 

 

 

7.      VS-0132-13 - CACTUS & BERMUDA. LLC. ET AL:

APPROVED per staff conditions

 

HOLDOVER VACATE AND ABANDON easements of interest to Clark County located between Cactus Avenue and Frias Avenue and between Bermuda Road and La Cienega Street; and a portion of right-of-way being Placid Street located between Cactus Avenue and Rush Avenue; and a portion of right-of-way being Fairfield Avenue located between Cactus Avenue and Rush Avenue; and a portion of Cactus Avenue located between Bermuda Road and La Cienega Street in an R-E (Rural Estates Residential) Zone and R-E (Rural Estates Residential) (RNP-I) Zone within Enterprise (description on file).  SS/rk/ed  (For possible action)

 

The TAB does not agree with the Public Works analysis.  The TAB position is the access to the RNP-1 should be limited, while the local roads within RNP-1 be used to distribute the traffic.  This application accomplished those objectives.

 

11/07/13 PC

 

8.      NZC-0547-13 - UNION PACIFIC RAILROAD COMPANY:

APPROVED per staff conditions

 

ZONE CHANGE to reclassify 1.1 acres from R-E (Rural Estates Residential) Zone and H-2 (General Highway Frontage) Zone to M-1 (Light Manufacturing) Zone for a parking lot in conjuuction with an approved office building in the MUD-2 Overlay District. Generally located on the south side of Agate Avenue (alignment), 300 feet west of Jones Boulevard within Enterprise (description on file). SB/pb/ml  (For possible action)

 

9.      NZC-0544-13 -ROOHANI KHUSROW FAMILY TRUST:

APPROVED per staff conditions and,

ADD a Public Works condition:

   Street lights to be fully shielded;

 

ZONE CHANGE to reclassify 2.0 acres of a 5.0 acre site from C-2 (General Commercial) Zone to RUD (Residential Urban Density) Zone.

 

DESIGN REVIEW for a compact lot single family residential development on 5.0 acres. Generally located on the southeast corner of Cactus Avenue and Mann Street within Enterprise (description on file).  SB/rk/ml  (For possible action)

 

No builder associated with this development.  The plans present by the applicant are American West Plans obtained during previous business dealings.  At the TAB hearing the American West representative clearly state that they are not associated with this application. It appears that this project is highly speculative and will likely change in the future.

 

This property was The TAB is concerned that there is not sufficient parking along Mann Street.  The PUB development to the west is currently using the east side of Mann Street for parking.  The applicant’s positions is there are four parking place provided for each residence.

 

 

10.    NZC-0568-13 -ROOHANI KHUSROW FAMILY TRUST, ET AL:

DENIED per staff “if approved” conditions and,

STRIKE Public Works bullet #3;

ADD if approved condition:

   Waive full off-sites except for 32 feet of paving on Lindell, Agate, and Westwind.

 

ZONE CHANGE to reclassify 9.1 acres from R-E (Rural Estates Residential) Zone and H-2 (General Highway Frontage) Zone to R-2 (Medium Density Residential) Zone for a single family residential development in the MUD-3 Overlay District.

 

WAIVER OF DEVELOPMENT STANDARDS to reduce street intersection off-set.

 

DESIGN REVIEW for a single family residential development. Generally located on the northeast corner of Westwind Road and Agate Avenue within Enterprise (description on file). SB/rk/ml (For possible action)

 

There is significant resident opposition to this application.  It is opposed by residential property owners on all sides of this project.  No abutting resident spoke in favor of this project.

 

No builder associated with this development.  The plans present by the applicant are American West Plans obtained during previous business dealings.  At the TAB hearing the American West representative clearly state that they are not associated with this application. It appears that this project is highly speculative and will likely change in the future.

 

The TAB position on the non-conforming zone changes was based upon answering the following:

·   What significant changes have occurred in the neighborhood to compel this application?

·   What is the cumulative effect of the numerous non-conforming zone changes on neighborhood and public services?

·   Does the non-conforming zone change significantly alter the land use plan?

·   Has the applicant met the Title 30 compelling justification?

 

The cumulative impact of numerous small projects will have a significant impact on the need for schools; require creation of primary job opportunities; conveniently located retail/commercial, roads and public facilities. 

 

The applicant has not met the compelling justification standards.  In addition, the project does not take into account the current direction from the BCC.  The eastern acreage is land use planned for RNP.  The western acreage is planned for Commercial Neighborhood and Residential Suburban.

 

The site is bordered by established RNP-1 on two sides and a large lot neighborhood to the west.  Also on the west is a PUB project. The eastern, north side has new construction on a 1 ¼ acre property.  That resident has removed the old structure and is in the process of construct a large home.  There is no buffering between the RNP and this project.

 

This project removes RNP land use and does not promote a cohesive neighborhood.

 

11.    NZC-0541-13 -FLP HOLDINGS, LLC:

DENIED per staff “if approved” conditions and,

ADD if approved Current Planning condition:

   Comply with Mountains Edge architectural, lighting, and, landscape standards.

 

ZONE CHANGE to reclassify 5.0 acres from R-E (Rural Estates Residential) Zone to R-2 (Medium Density Residential) Zone for a single family residential development.

 

WAIVER OF DEVELOPMENT STANDARDS for non-standard street improvements.

 

DESIGN REVIEW for a single family residential development. Generally located on the south side of Cactus Avenue, 1,330 feet east of Durango Drive within Enterprise (description on file). SB/rk/ml (For possible action)

 

The TAB position on the non-conforming zone changes was based upon answering the following:

·   What significant changes have occurred in the neighborhood to compel this application?

·   What is the cumulative effect of the numerous non-conforming zone changes on neighborhood and public services?

·   Does the non-conforming zone change significantly alter the land use plan?

·   Has the applicant met the Title 30 compelling justification?

 

The cumulative impact of numerous small projects will have a significant impact on the need for schools; require creation of primary job opportunities; conveniently located retail/commercial, roads and public facilities. 

 

The TAB agrees with the following staff analysis:

 

The applicant generally states that approval of the Mountain's Edge major project constitutes a change that would make this request consistent with surrounding development. However, the aforementioned project is master planned and went through a process to address land use planning on a more comprehensive scale. A request to reclassify 5 acres outside of the disposal boundary surrounded and within an area designated as Open Space/Public Lands Management area is not consistent with the development pattern. There are no unique or special circumstances that have occurred in the immediate area since the adoption of the Enterprise Land Use Plan to make this request appropriate. The site is located in a predominantly undeveloped area, which consists of a few privately owned parcels and approximately 270 acres of BLM land.

 

This area must be thoroughly planned before development is allowed.  If this project goes forward it should comply with the Mountains Edge standards.

 

12.    NZC-0540-13 - BRINTON. ROBERT B.:

DENIED per staff “if approved” conditions and,

ADD if approved conditions:

   Comply with Mountains Edge architectural, lighting, and, landscape standards.

 

ZONE CHANGE to reclassify 5.0 acres from R-E (Rural Estates Residential) Zone to R-2 (Medium Density Residential) Zone for a single family residential development.

 

DESIGN REVIEW for a single family residential development. Generally located on the west side of Buffalo Drive, 640 feet south of Cactus Avenue within Enterprise (description on file). SB/rk/ml (For possible action)

 

The TAB position on the non-conforming zone changes was based upon answering the following:

·   What significant changes have occurred in the neighborhood to compel this application?

·   What is the cumulative effect of the numerous non-conforming zone changes on neighborhood and public services?

·   Does the non-conforming zone change significantly alter the land use plan?

·   Has the applicant met the Title 30 compelling justification?

 

The cumulative impact of numerous small projects will have a significant impact on the need for schools; require creation of primary job opportunities; conveniently located retail/commercial, roads and public facilities. 

 

The TAB agrees with the following staff analysis:

 

The applicant generally states that approval of the Mountain's Edge major project constitutes a change that would make this request consistent with surrounding development. However, the aforementioned project is master planned and went through a process to address land use planning on a more comprehensive scale. A request to reclassify 5 acres outside of the disposal boundary surrounded and within an area designated as Open Space/Public Lands Management area is not consistent with the development pattern. There are no unique or special circumstances that have occurred in the immediate area since the adoption of the Enterprise Land Use Plan to make this request appropriate. The site is located in a predominantly undeveloped area, which consists of a few privately owned parcels and approximately 270 acres of BLM land.

 

This area must be thoroughly planned before development is allowed.  If this project goes forward it should comply with the Mountains Edge standards.

 

13.    NZC-0556-13 -R&SC RENTALS, INC:

DENIED per staff “if approved” conditions and,

ADD Current Planning if approved conditions:

   Comply with Mountains Edge architectural, lighting, and, landscape standards.

 

ZONE CHANGE to reclassify 5.0 acres from R-E (Rural Estates Residential) Zone to R-2 (Medium Density Residential) Zone for a single family residential development.

 

DESIGN REVIEW for a single family residential development. Generally located on the south side of Cactus Avenue, 1,000 feet east of Durango Drive within Enterprise (description on file). SB/rk/ml (For possible action)

 

The TAB position on the non-conforming zone changes was based upon answering the following:

·   What significant changes have occurred in the neighborhood to compel this application?

·   What is the cumulative effect of the numerous non-conforming zone changes on neighborhood and public services?

·   Does the non-conforming zone change significantly alter the land use plan?

·   Has the applicant met the Title 30 compelling justification?

 

The cumulative impact of numerous small projects will have a significant impact on the need for schools; require creation of primary job opportunities; conveniently located retail/commercial, roads and public facilities. 

 

The TAB agrees with the following staff analysis:

 

The applicant generally states that approval of the Mountain's Edge major project constitutes a change that would make this request consistent with surrounding development. However, the aforementioned project is master planned and went through a process to address land use planning on a more comprehensive scale. A request to reclassify 5 acres outside of the disposal boundary surrounded and within an area designated as Open Space/Public Lands Management area is not consistent with the development pattern. There are no unique or special circumstances that have occurred in the immediate area since the adoption of the Enterprise Land Use Plan to make this request appropriate. The site is located in a predominantly undeveloped area, which consists of a few privately owned parcels and approximately 270 acres of BLM land.

 

This area must be thoroughly planned before development is allowed.  If this project goes forward it should comply with the Mountains Edge standards.

 

14.    NZC-0542-13 -NATURE BOY TRUST, ET AL:

APPROVED per staff conditions and,

ADD Current Planning conditions:

   Density limited to 5.2 units/acre

   Project must comply with Mountains Edge architectural, lighting, and landscape standards.

   Design Review as a Public Hearing for significant changes to plans;

 

ZONE CHANGE to reclassify 5.0 acres from R-E (Rural Estates Residential) Zone to R-2 (Medium Density Residential) Zone for a single family residential development.

 

DESIGN REVIEW for a single family residential development. Generally located on the southeast corner of Buffalo Drive and Cactus Avenue within Enterprise (description on file). SB/rk/ml (For possible action)

 

The TAB position on the non-conforming zone changes was based upon answering the following:

·   What significant changes have occurred in the neighborhood to compel this application?

·   What is the cumulative effect of the numerous non-conforming zone changes on neighborhood and public services?

·   Does the non-conforming zone change significantly alter the land use plan?

·   Has the applicant met the Title 30 compelling justification?

 

A recent BCC decisions has changed the nature of the land use at Cactus and Buffalo.  This corner is transitioning from commercial to residential.  This application finishes that transition.  The property is an in-fill project.  Because it is an in-fill project it is not required to follow the Mountains Edge standards.  The TAB added a condition to insure the project will blend into the surround community.

 

The cumulative impact of numerous small project approvals will have a significant impact on schools in this area.  Currently the schools are significantly over capacity.  The TAB recommendation is the density be limited to applicant planed density.  Any increase density should require a public hearing. 

 

15.    NZC-0560-13 -DAVID OBER FAMILY TRUST, ET AL:

Motion for:

APPROVE

·   Zone Change for parcel east of Park Street

·   Design Review

DENY

·   Zone Change for parcel west of Park street

Per staff recommendations and conditions

APPROVED

 

ZONE CHANGE to reclassify 5.2 acres from R-E (Rural Estates Residential) Zone and H-2 (General Highway Frontage) Zone to R-2 (Medium Density Residential) Zone in the MUD-3 Overlay District.

 

DESIGN REVIEW for a single family residential development. Generally located on the north side of Serene Avenue and the east and west sides of Park Street within Enterprise (description on file). SB/pb/ml  (For possible action)

 

No builder associated with this development.  The plans present by the applicant are American West Plans obtained during previous business dealings.  At the TAB hearing the American West representative clearly state that they are not associated with this application. It appears that this project is highly speculative and will likely change in the future.

 

The TAB position on the non-conforming zone changes was based upon answering the following:

·   What significant changes have occurred in the neighborhood to compel this application?

·   What is the cumulative effect of the numerous non-conforming zone changes on neighborhood and public services?

·   Does the non-conforming zone change significantly alter the land use plan?

·   Has the applicant met the Title 30 compelling justification?

 

The parcel east of Park Street is affected by BCC recent actions and should be granted The R-2 zone district.  This will create a cohesive neighborhood.  The TAB agrees with the Staff analysis on the parcel west of Park Street.

 

The applicant indicates that the development trends in this portion of Enterprise have changed to residential; however, the single family residential development approved to the north and east conformed to the Enterprise Land Use Plan. All of the land to the west of Park Street north of Serene Avenue is designated as Commercial General and Business and Design/Research Park in the land use plan and undeveloped with the exception of single family dwellings on 2.5 acre lots. Staff finds that there have been no significant changes in law, policies, trends, or facts to make this amendment appropriate.