Results
The ATTACHMENT A items will be heard on the
following dates:
Planning Commission 7:00 P.M.,
Board of
Due to the number of applications previously held
some items will be heard by the PC and
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.
REGULAR
BUSINESS
1.
Approve the Minutes for the meeting held on
2.
Approve the Agenda with any corrections, deletions or changes. APPROVED
1. Items on the agenda may be taken out of
order.
2. The Town Advisory Board may combine two or
more agenda items for consideration.
The following are companion items and will be
heard together respectively:
8. TM-0242-13 - LEWIS INVESTMENT CO. NV., LLC
14. WS-0846-13 – LEWIS INVESTMENT CO. NV, LLC
9. TM-0244-13 –
12. WS-0851-13 –
10. TM-0003-14 – FLP HOLDINGS, LLC, ET AL
11. VS-0007-14 – FLP HOLDINGS, LLC, ET AL
13. WS-0006-14 – FLP HOLDINGS, LLC, ET AL
17. NZC-0833-13 –
18. TM-0240-13 -
19. NZC-0844-13 – DRB HOLDINGS, LLC, ET AL
20. VS-0845-13 - DRB HOLDINGS, LLC, ET AL
3. The Town Advisory Board may remove an item
from the agenda or delay discussion relating to an item at any time.
The following items have been held:
By the applicant until
1. VS-0802-13 –
2. WS-0801-13 –
By the applicant until
15. WS-0791-13 – RICHMOND AMERICAN HOMES
NEVADA, INC:
16. WS-0792-13 – RICHMOND AMERICAN HOMES
NEVADA, INC:
ANNOUNCEMENTS: NONE
ADDITIONAL
BUSINESS NONE
ZONING
AGENDA:
1. VS-0802-13 –
VACATE
HELD at the
HELD
per written request
of applicant, prior to the meeting, until the
2. WS-0801-13 –
WAIVERS
OF DEVELOPMENT STANDARDS
for the following:
1) Increased wall height;
2) Waive full off-site improvements (partial
paving, curb, gutter, sidewalk, and streetlights); and
3) modified street improvements in accordance with
DESIGN
REVIEW for a
single family residential development on a 15.0 acre portion of an overall
108.0 acres in an R-E (Rural Estates Residential) (RNP-I) Zone. Generally located on the south side of
HELD
at the
HELD per written request of applicant, prior to the
meeting, until the
3. ZC-0454-13 –
APPROVE Zone Change reduced to R-1 limited to 4 units per
acre;
ADD Current Planning condition:
• Comply
with Mountains Edge architectural color palette;
• All poll
mounted lighting to be fully shielded.
Motion
PASSED
AMENDED
HOLDOVER
DESIGN
REVIEW a single
family residential development in a hillside transition area (previously not
notified). Generally located on the west side of
The TAB considered the following in R-1 zone
district recommendation, limited to 4 units/acre and conditions:
·
This
application will set the residential pattern west of
·
The
·
The
applicant did not meet the developer’s obligation to show, through sound land
use planning practices and exceptional site and building design, that approval
of a density or intensity up to the maximum is warranted.
·
In
The Enterprise Land Use Plan, the R-1 zone district is conforming for
Residential Suburban land use.
·
The
property is in the
·
The
applicant’s position is the project is not covered by the
·
Staff
comments included, the proposed development is intense compared to the adjacent
undeveloped hillside parcel.
·
In
other applications, the staff has considered R-2 as too abrupt a transition to
2 units/acre.
·
The
reduction of two lots and increase to 4000 sq. foot lots is not a significant
change from previous plans.
·
The
Residential Suburban designation during the last major land use update did not
consider the
·
This
property should be part of the
·
The
development is abutting Mountain’s Edge and should blend with their development
standards.
The developer was asking for 6.8 units/acre. The applicant’s plot plan and home design is
not sufficiently unique to warrant the higher densities allowed in the R-2 zone
district. The TAB opinion is R-1,
limited to 4 units/acre, is an appropriate conforming zone district for the
This property abuts Mountain’s Edge and should
blend with the neighborhood to the east.
The TAB added the condition for any project to meet Mountain’s Edge color
palate.
The TAB
has consistently recommended street lighting to be fully shielded. This helps produce an aesthetically pleasing
neighborhood while maintaining a safe lighting level.
During the last Major Land Use Update this
area was planned for Residential Suburban because the
4. TM-0245-13 – LEWIS INVESTMENT
COMPANY OF
APPROVED per staff
conditions and,
STRIKE Public Works - Development Review bullet # 3
CHANGE Bullet #5 to Read:
· Right-of-way dedication to include 40 feet for Pyle Avenue, 30 Feet
for Frias Avenue, 30 to 60 feet Haleh Avenue, and 30 to 60 feet for
Polaris Avenue:
TENTATIVE
This tentative map is the result of intense negotiations between
the developer and the area residents.
Both must be commended for producing the compromise on neighborhood
design.
The TAB added two conditions to ensure the Tentative Map and the
NZC-0340-13 NOFA are aligned. The
NZC-0340-13 and the Tentative Map have
5. UC-0009-14 –
APPROVED
per staff conditions
and,
ADD Current Planning condition:
• Require
decorative block wall perimeter
USE
PERMIT for a
communication tower.
DESIGN
REVIEW for a
communication tower and associated equipment within a
This cell tower has resident support that live
east of
The second discussion area was fence
design. The plans shown are for a chain
link fence. The applicant is concerned
with the graffiti possibility. The TAB
opinion is a decorative block wall should be used. The chain link may be acceptable today; it
will not fit into the neighborhood as the area is developed. This area is expected to be large lots and
open land. Also noted is other cell
towers in the area have decorative block walls.
6. VS-0861-13 – TELLER, ET AL:
APPROVED
per staff conditions
VACATE
7. ZC-1306-02 (ET-0135-13) –
APPROVED
per staff conditions
USE
PERMIT for
modified development standards.
Generally located
on the north side of
8. TM-0242-13 - LEWIS INVESTMENT CO. NV., LLC:
APPROVED
per staff conditions
and,
ADD Public Works- Development Review condition:
• Develop
TENTATIVE
This Tentative Map reflects major changes from the NZC-0365-13
reviewed by the TAB. Those changes
include:
· Raven Ave. dedicated
· Raven Ave. developed to rural road standards.
· 10,000 sq. ft. lots along the RNP broader fronting on
· Minimum lot size increased to 4,000 sq. ft.
· Number of units decreased from 180 to 139
· Density reduced from 7.6 to 5.9 units/acre
There were two objections to this application. First, an RNP resident believes the project
is too dense to be located next to the RNP and that far out on Blue Diamond. The border along the RNP is consistent with
current
9. TM-0244-13 –
APPROVED
per staff conditions
TENTATIVE
This development has very strong community support. The D.R. Horton neighborhood meeting was
attended by 30+ residents. There were no
negative comments on the design. The
following project elements allow the development to blend into the
neighborhood.
· Its open neighborhood design fronting onto local streets except
for one lot.
· The lots are true 20,000 sq. ft. lots.
· No local roads are vacated
· Long stretches of block wall are not required.
There were questions on drainage across the project and
downstream. The engineer will take the
drainage concerns back to D. R. Horton.
One item raised is the land locked property at ANP
176-16-701-011. This was not discussed because it was outside the scope of the
current TAB agenda. It is an item that
should be examined by the staff.
10. TM-0003-14
– FLP HOLDINGS, LLC, ET AL:
DENIED and,
CHANGE Public Works- Development review bullet # 2 to read:
• Right-of-way dedication to
include 50 feet for
TENTATIVE
The Tentative Map is dependent upon the
vacation of
·
The
Gagnier alignment eastern half has been vacated in a previous
·
·
·
·
Vacating
·
Residents
previously in favor of road vacations now oppose them.
·
The
CCSD reservation north of this site will require
The TAB recommends the Tentative Map be denied
because
The site design is opposed by the area residents. This application creates the third walled-in
subdivision along the north side of Pebble.
It does not blend with the neighborhood to the south or north of
Pebble. The residents are comparing the
project presented by DR Horton and this one presented by Pardee Homes. Their conclusion is the Pardee Homes project
could be built to an open standard consistent with the RNP neighborhood.
11. VS-0007-14 – FLP HOLDINGS, LLC, ET AL:
APPROVE
Vacation for
DENY
Vacation for
CHANGE Public Works- Development review bullet # 2 to
read:
• Right-of-way
dedication to include 50 feet for
Motion
PASSED
VACATE
The project is dependent upon the vacation of
·
The
Gagnier alignment eastern half has been vacated in a previous
·
·
·
·
Vacating
·
Residents
previously in favor of road vacations now oppose them.
·
The
CCSD reservation north of this site will require
·
The
vacation of the
·
If
·
The
vacation increases traffic for other RNP residents.
The TAB recommends
12. WS-0851-13 –
APPROVE Waivers
of Development Standards
APPROVE Design
Review
Per
staff conditions
Motion
PASSED
WAIVERS
OF DEVELOPMENT STANDARDS
for the following:
1) Allow a proposed single family residential lot
to have direct access to a collector street (
2) Full off-site improvements (partial paving,
curb, gutter, sidewalk, and streetlights).
DESIGN
REVIEW for a
single family residential development on a 30.0 acre portion of an overall
108.0 acres in an R-E (Rural Estates Residential) (RNP-I) Zone. Generally located on the east side of
This development has very strong community support. The D.R. Horton neighborhood meeting was
attended by 30+ residents and was strongly supported at the TAB. The following project elements blend the
development into the neighborhood.
· Its open neighborhood design fronting onto local streets except
for one lot.
· The lots are true 20,000 sq. ft. lots.
· No local roads are vacated.
· Long stretches of block wall are not required.
The TAB reviewed the staff objections to the Waiver of
Development Standards. The TAB is concerned
with vehicles backing into a collector or arterial as a safety hazard. The one lot fronting on
Currently,
There were questions on drainage across the project and
downstream of the project. The engineer
will take the drainage concerns back to D. R. Horton.
One item raised is the land locked property at ANP
176-16-701-011. This was not discussed because it was outside the scope of the
current TAB agenda. It is an item that
should be examined by the staff.
13. WS-0006-14 – FLP HOLDINGS, LLC, ET AL:
Waiver of Development Standards #1 WITHDRAWN by the applicant;
APPROVE Waiver of Development Standards #2;
APPROVE Waiver of Development Standards #3;
DENY Design Review – based on denial of vacation of
ADD Public Works – Development Review condition:
• Lisa Lane
developed to rural standards;
CHANGE Public Works- Development review bullet # 5 to
read:
• Right-of-way
dedication to include 50 feet for
Motion PASSED
WAIVERS
OF DEVELOPMENT STANDARDS
for the following:
1) Increased wall height;
2) Off-site improvements (streetlights, curb,
gutter, sidewalk, and partial paving); and
3)
Modified street
standards.
DESIGN
REVIEW for a
single family residential development on 5.0 acres in an R-E (Rural Estates
Residential) (RNP-I) Zone. Generally located on the northwest corner of
The applicant has withdrawn the Waiver of
Development Standards #1 for increased wall height. The TAB recommends the Waiver of Development
Standards number 2 and 3 be approved.
Both are consistent with the neighborhood and other projects in the
area. Pebble is currently developed as a
rural road. The reduced paving helps
mitigate traffic in the area.
The TAB recommends the Design Review be denied.
The project is dependent upon the vacation of
·
The
Gagnier alignment eastern half has been vacated in a previous
·
·
·
·
Vacating
·
Residents
previously in favor of road vacations now oppose them.
·
The
CCSD reservation north of this site will require
·
The
vacation of the
·
If
The TAB recommends
The project needs to be redesigned with
The current site design is strongly opposed by
the area residents. The opposition has
grown with each approved or proposed Pardee Homes project. This application is the third walled-in
subdivision along Pebble. It does not
blend with the neighborhood to the south or north of Pebble. Residents (30+)
have attended several neighborhood meetings.
They are now comparing the projects presented by DR Horton and Pardee
Homes. Their conclusion is the Pardee
Home plot design is a detriment to the RNP neighborhood and should not built.
14. WS-0846-13 – LEWIS INVESTMENT CO. NV, LLC:
APPROVE Waiver of Development Standards
APPROVE Waiver of Conditions
APPROVE Clarification of Conditions
APPROVE Design Review
ADD Public Works conditions:
• All pole
mounted street lights to be fully shielded
• Street
lights to be used only used only at intersections and decision points.
Per staff “if approved” conditions
Motion PASSED
WAIVER
OF DEVELOPMENT STANDARDS
for full off-site improvements (partial paving, curb, gutter, sidewalk, and
streetlights) along
WAIVER
OF CONDITIONS of a
zone change (NZC-0356-13) requiring full off-site improvements.
CLARIFICATION
OF CONDITIONS of a
zone change (NZC-0356-13) requiring minimum 10,000 square foot lots along the
northern boundary of the development.
DESIGN
REVIEW for a
single family residential development on 23.5 acres in an R-2 (Medium Density
Residential) Zone with a portion of the development in the MUD-4 Overlay
District. Generally located on the north side of
Design Review reflects major changes from the NZC-0365-13
reviewed by the TAB in July 2013. Those
changes include:
· Raven Ave. dedicated.
· Raven Ave. developed to rural road standards.
· 10,000 sq. ft. lots along the RNP border fronting on
· Minimum lot size increased to 4,000 sq. ft.
· Number of units decreased from 180 to 139.
· Density reduced from 7.6 to 5.9 units/acre.
There were two objects to this application. First, a RNP resident believes the project is
too dense to be located next to the RNP and that far out on Blue Diamond. The revised border along the RNP is
consistent with current
The staff recommended Waiver of Development Standards 1 and 2 to
be denied. The TAB has consistently
recommended local roads bordering the RNP be developed to rural standards to
maintain the rural nature of the RNP. The
TAB also recommended that street lights only be used at intersections and
decision points. This will provide a
safety factor while preserving a more rural nature for neighborhoods located in
western
The TAB has consistently recommended fully
shielded street lighting. This helps
produce an aesthetically pleasing neighborhood while maintaining a safe
lighting level. The full shielding helps prevent fugitive lighting.
15. WS-0791-13 – RICHMOND AMERICAN HOMES
NEVADA, INC:
WAIVERS
OF DEVELOPMENT STANDARDS for
the following:
1) Increased wall height;
2)
Allow an increased
artificial grade; and
3) Exceed the maximum site disturbance in
conjunction with a hillside development.
DESIGN
REVIEW for a
final grading plan for development within a Hillside & Foothills Transition
Boundary Area in conjunction with an approved 124 lot single family subdivision
with common lots on 21.5 acres in a RUD (Residential Urban Density) Zone. Generally located on the north side of
HELD
by the applicant prior to the January 15, 2014 TAB meeting; not previously
heard.
HELD by the applicant to the
16. WS-0792-13 – RICHMOND AMERICAN HOMES NEVADA, INC:
WAIVER
OF DEVELOPMENT STANDARDS for
modified standards for a hillside wall in conjunction with an approved 35 lot
single family subdivision with common lots on 5.4 acres in an RUD (Residential
Urban Density) Zone. Generally located on the northeast corner of
HELD
by the applicant prior to the January 15, 2014 TAB meeting; not previously
heard.
HELD by the applicant to the
17. NZC-0833-13 –
APPROVE Zone Change;
Waivers of Development Standards #1 is WITHDRAWN by the applicant;
APPROVE Waivers of Development Standards #2;
APPROVE Design Review;
ADD Public Works condition:
• All pole
mounted street lights to be fully shielded
Per staff "if approved" conditions per
plans presented.
Motion PASSED:
WAIVERS
OF DEVELOPMENT STANDARDS
for the following:
1) Reduced lot area; and
2) Allow modifications to standard drawings for
public street sections.
DESIGN
REVIEW for a
single family residential development.
Generally located
on the southeast corner of
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 numerous non-conforming zone changes on
neighborhood development and public services required?
• Does
the non-conforming zone change significantly alter surrounding land uses?
• Has
the applicant met the Title 30 compelling justification?
The applicant has withdrawn the waiver for
reduced lot sizes. The project now
consists of 49 lots vs 56 previously.
The current plan was recently submitted so the staff analysis was not
available. The applicant did have the
plot plan and elevations.
One point of potential conflict is the
The TAB is concerned about numerous small
projects’ cumulative impact in the area will have a significant impact on the
need for schools, require creation of primary job opportunities, conveniently
located retail/commercial, additional roads and public facilities.
The TAB has consistently recommended street
lighting be fully shielded. This helps
produce an aesthetically pleasing neighborhood while maintaining a safe
lighting level.
18. TM-0240-13 -
APPROVED
per Tentative Map
showing 49 lots.
TENTATIVE
The applicant has withdrawn the waiver for
reduced lot sizes. The project now
consists of 49 lots vs 56 previously.
The current plan was recently submitted so the staff analysis was not
available. The applicant did have the
plot plan and elevations.
One potential conflict is the
19. NZC-0844-13 – DRB HOLDINGS, LLC, ET AL:
DENIED
DESIGN
REVIEW for a
single family residential development.
Generally located
on the south side of
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 numerous non-conforming zone changes on neighborhood
development and public services required?
·
Does the
non-conforming zone change significantly alter surrounding land uses?
·
Has the applicant
met the Title 30 compelling justification?
·
The applicant presented a new plan (not reviewed by the
staff) with the lot size increased to 4000 sq. ft. minimum and a reduction in
the number of lots. This eliminated one major
Staff objection. The TAB found:
·
This area is
predominately industrial and commercial.
·
The proposed project
would not blend well into the surrounding neighborhood.
·
The only residential
in the area is multi-family.
·
Adding single family
residential to the area would discourage addition job creation in the area.
·
No open space is
planned.
·
No additional
schools are planned for the area.
·
Schools are
currently above capacity.
·
The
·
·
The remaining
commercial along Rainbow would be difficult to develop due to the lack of
property depth.
The TAB recommendation is this property is not suitable
for a residential project. If any change
is to be made it should be done through the land use major update.
20. VS-0845-13 - DRB HOLDINGS, LLC, ET AL:
DENIED
VACATE
The approval of this application should be
linked to the approval of NZC-0844-13. Vacation
should not be approved unless the related project is approved. The next project may require a different road
configuration. The TAB agrees with the
staff that Arby should not be vacated.
21. ZC-0841-13 –
APPROVED
per staff conditions
USE
PERMIT for a
congregate care facility
DESIGN
REVIEW for a
congregate care facility on a 3.2 acre portion of a 5.2 acre parcel in a C-2
(Commercial General) Zone in the MUD-4 Overlay District. Generally located on the north side of
The applicant has incorporated the conditions
from previous approvals into the current design.
22. DR-0621-12 (ET-0125-13) –
APPROVED
per staff conditions
and
DESIGN
REVIEW FIRST EXTENSION OF TIME for a public park and all associated uses including but not
limited to, soccer fields, basketball courts, restrooms, shade structures, and
playground equipment on a 10.0 acre portion of an 80.3 acre site in a P-F
(Public Facility) Zone. Generally located on the south side of
The applicant requested nine months to commence to avoid the
possibility of another Extension of Time.
The TAB recommends
PUBLIC
COMMENTS
1.Question from board on the park status in
2.Concerned about formatting of "draft"
notice on staff summaries. The draft
watermark makes the staff agenda sheet difficult to read.
3.Question for Comprehensive Planning from the
public about whether
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 Clark County
Records. This document may be freely distributed and reproduced as long as the
author’s content is not altered.
Additional comments maybe added.
Additional comments must be clearly attributed to the author of those
comments and published or reproduced with the document. The additional comments author’s affiliation
with any government board, organization or group must be clearly
identified. This attribution statement
must accompany any distribution of this document.
David
D. Chestnut, Sr.