Results
The Zoning Agenda items will be heard by the PC or
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.
ANNOUNCMENTS
The Clark County Water
Reclamation District Paradise Whitney Interceptor (PWI) project:
The work will take place
intermittently along the following location through at least the beginning of
March 2016: Robindale
– from
ZONING AGENDA:
1.TM-0193-15 – CENTURY COMMUNITIES OF
APPROVED per staff conditions
TENTATIVE
2. UC-0726-15 – KNOWLES,
MARJORIE:
Motion
to:
REQUEST the Planning Commission send
this application back to the TAB on December 30 for the TAB recommendation. The applicant has agreed to submit plans to bring
the property into compliance.
Motion
PASSED
USE PERMITS for the following:
1) An existing accessory
structure (cabana/deck) not architecturally compatible with the principal
structure; and
2) Modified design standards
for existing accessory structures.
WAIVER OF DEVELOPMENT STANDARDS
to reduce the separation between existing buildings and structures in
conjunction with an existing single family residence on 0.9 acres in an R-E
(Rural Estates Residential) (RNP-I) Zone.
Generally located on the
north side of
The
TAB opinion is this property is not consistent with the surrounding
neighborhood. After looking at and
discussing the accessory structures in question, the TAB asked the residents to
provide solutions to bring the accessory structures in to compliance and return
with those solutions on
3. UC-0735-15 – TOUSA
RECOVERY ACQUISITION, LLC, ET AL:
Motion
to:
NO RECOMMENDATION due
to insufficient information. TAB
requests this application be returned on December 30.
Motion
PASSED
USE PERMIT for a planned unit
development.
DESIGN REVIEW to complete
construction of a townhome development on portions of
15.6 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 west side of
The
TAB did not make a recommendation but requested that the Planning Commission return
this item to the TAB on
There
is a significant difference of opinion on Ryland's
proposed townhome design. The staff stated, “Ryland's
architecture will be similar to the existing product with some minor exterior
adjustments to meet market conditions.” The residents present at the meeting believe
there is a significant design difference.
No pictures of the buildout section were
available for the TAB to make a comparison.
The TAB asked the applicant and the residents to return to the TAB on
4. VS-0740-15 - CENTURY
COMMUNITIES OF
APPROVED per staff conditions
VACATE
5. WS-0753-15 –
DENIED
WAIVER OF DEVELOPMENT
STANDARDS for reduced rear setbacks in conjunction with a single family
residential development on a portion of 15.0 acres in an R-E (Rural Estates
Residential) (RNP-I) Zone. Generally located 170 feet
south of
The
TAB supports the following staff position.
“Staff
finds the request for an additional setback reduction on the 6 lots for a
master bedroom retreat option on the rear of the lots, which were previously
granted front setback reductions, to be excessive. The individual rear setback
reduction is not excessive but rather the cumulative effect of the combined
setback reductions. This is a self-imposed hardship which staff cannot support”
6. ZC-0739-15
– CENTURY COMMUNITIES
APPROVED per staff conditions
USE PERMIT to modify
residential development standards.
WAIVERS for the following:
1) Allow modified street
improvements to Clark County Standard Drawings; and
2) Allow early final grading.
DESIGN REVIEW for a proposed
2.1-acre single family residential development in the Rhodes Ranch Master
Planned Community. Generally
located on the east side of
7. DR-0781-15 – TSLV, LLC:
Motion
to:
APPROVE per staff conditions and,
ADD a Current Planning
condition:
• Design Review as a Public Hearing for
Lighting and Signage;
Motion
PASSED
DESIGN REVIEW for a proposed
retail store on a pad site within an existing shopping center (Town Square) on
94.4 acres in an H-1 (Limited Resort and Apartment) (AE-65 & AE-70) Zone in
the MUD-2 Overlay District. Generally located on the north
side of
This
project furthers the town square development and is an excellent addition. Lighting and signage were not included in the
application. The TAB recommends a
condition be added for a public Design Review for lighting and signage.
8. WS-0718-15 –
APPROVED per staff conditions
WAIVER OF DEVELOPMENT STANDARDS for
the removal of a portion of an intense landscape buffer (an existing
6-foot-high wall) adjacent to a drive-thru restaurant.
DESIGN REVIEW for a comprehensive sign
package in conjunction with an approved shopping center on 3.7 acres in a C-2
(General Commercial) Zone in the
9. WS-0720-15 – SILVER
CREEK I, LLC:
APPROVED per staff “if Approved” conditions
WAIVER OF DEVELOPMENT STANDARDS
to appeal the administrative denial of an off-site improvement bond extension
of time on 1.2 acres in a C-1 (Local Business) Zone. Generally located on the southwest corner of
The
applicant stated, they are going to install the
off-sites within the next six weeks. The
Public Works condition limits the extension to six months with no further
extensions. The approval will give the
applicant an opportunity to install the off-sites; if not installed the bond
will be terminated after six months.
10. WS-0744-15 – HGA HOLDINGS, LLC:
APPROVED per staff recommendations and “if approved” conditions
WAIVERS OF DEVELOPMENT STANDARDS for the following:
1)
2) Landscape standards,
3) Parking lot design standards;
4) Required trash enclosure; and
5) Off-site improvements (including curb, gutter, sidewalk, streetlights, and partial paving).
DESIGN REVIEW for a proposed temporary
parking lot on a portion of 5.0 acres in a C-2 (General Commercial) Zone in the
Generally located on the south side of
The applicant's
position is that this is a temporary use that will be replaced within two
years. The applicant does not want to spend
money for off-sites that may be removed in future construction.
The staff
position is that this application should match the conditions placed on the
adjacent property to the west with a like use.
The parking lot
is commercial use. Commercial uses are
normally required to install the full off-sites when the use commences. The aerial photos show the lot is currently
in use. The TAB is leery of temporary
uses. Some temporary uses have been
extended for many year and the original replacement
project never developed with the result being that the off-sites are not
installed.
The TAB
recommends the Staff Recommendation and “if approved” conditions be approved.
Staff
Recommendation
“Approval of waivers of
development standards #1b, #2a, #3, and #4, and the design review; and
denial of waivers of development standards #1a, #2b,
and #5.”
11. UC-0772-15 – TURNER, JOHN
W. & CHANH T.:
Motion
to:
APPROVE
per staff conditions and,
ADD
Current Planning conditions:
• Garage to be 15 feet from the north property
line;
• Provide approved dust control surface on the
approach to the garage;
Motion
PASSED
USE PERMITS for the
following:
1) Allow an accessory
structure (garage) not architecturally compatible with the principal structure;
2) Modified design standards;
and
3) Increase the area of an
accessory structure (garage)
in conjunction with an existing single family
residence on 2.1 acres in an R-E (Rural Estates Residential) (RNP-I) Zone. Generally located on the east side of
The
applicant stated that some of the existing structure will be removed when the
garage is build. The removal of current
structure will help clean up the property.
The TAB recommended the garage be placed 15 feet off the northern property
line to install a landscape buffer to better screen the northern neighbor.
The
driveway leading to the garage should have an approved dust control surface.
12. UC-0774-15 –
APPROVED per staff conditions
USE PERMIT to allow a proposed
accessory commercial use (sundries shop) within the clubhouse of an approved
apartment complex under construction on 16.1 acres in an R-3 (Multiple Family
Residential) Zone. Generally
located on the west side of
13. UC-0775-15 – ALLEN, JAMES
& SUSAN:
HELD by the applicant to the
USE PERMIT to allow a proposed
communication tower.
DESIGN REVIEW for a proposed
communication tower and associated equipment in conjunction with an existing
single family residence on a portion of 4.0 acres in an R-E (Rural Estates
Residential) (RNP-I) Zone. Generally located on the
south side of
14. UC-0788-15 – HSJC
INVESTMENTS,
Motion
to;
APPROVE per staff conditions and,
ADD a Current Planning
condition:
• One-year review;
Motion PASSED
USE PERMIT for a proposed kennel in
conjunction with an existing shopping center on a portion of 3.0 acres in a C-2
(General Commercial) Zone. Generally located on the
southeast corner of
The one-year review was added to insure that this use is
not detrimental to the shopping center.
TAB member experience indicates that odor and noise may affect other
merchants in the shopping center.
15. VS-0790-15 – PANTHER
INVESTMENTS, LLC:
APPROVED per staff conditions
VACATE
The
applicant requested a hold to
16. WS-0764-15 – COTHRAN,
RICHARD J.:
APPROVED per staff conditions
WAIVER OF DEVELOPMENT STANDARDS to
reduce the front setback for an existing accessory structure (gazebo) in
conjunction with an existing single family residence on a portion of 1.1 acres
in an R-E (Rural Estates Residential) (RNP-I) Zone. Generally located on the north side of
17. DR-0780-15 – LV ST. ROSE, LLC:
APPROVED per staff conditions
DESIGN REVIEW
for a proposed multiple family residential development on 3.3 acres in an R-4
(Multiple Family Residential - High Density) Zone in the MUD-3 Overlay
District. Generally located on the north side of
18. DR-0787-15 – HARRISON KEMP
& JONES 401
APPROVED per staff conditions
DESIGN REVIEW for a comprehensive
lighting plan in conjunction with an approved retail center on 2.5 acres a C-1
(Local Business) Zone. Generally located on the
north side of
19. WS-0529-13 (ET-0161-15) –
LONG TERM HOLDINGS, INC:
WITHDRAWN by
the applicant prior to the meeting.
WAIVERS OF DEVELOPMENT STANDARDS FIRST EXTENSION
OF TIME to commence the following:
1) Increased wall height;
2) Increased building height;
3) Reduced setbacks;
5) Remit non-standard
off-site improvements.
DESIGN REVIEW for a single family
residential development on 60.2 acres in an R-2 (Medium Density Residential)
Zone. Generally located on the southeast corner of
20. TM-0198-15 – FUYISONG,
LLC:
DENIED
TENTATIVE
The
application was denied due to the TAB recommendations on ZC-0777-15 – FUYISONG,
LLC.
21. TM-0199-15 – FORT SERENE
LLC, ET AL:
APPROVED per staff conditions
TENTATIVE
22. VS-0778-15 – FUYISONG,
LLC:
APPROVED per staff conditions
VACATE
23. VS-0783-15 – FORT
SERENE, LLC:
APPROVED per staff conditions
VACATE
24. NZC-0578-13 (WC-0164-15) -
ROOHANI KHUSROW FAMILY TRUST, ET AL:
APPROVED per staff conditions
WAIVER OF CONDITIONS
of a non-conforming zone change requiring right-of-way dedication to include 30
feet for
25. ZC-0738-15 –
HELD by the applicant to the
DESIGN REVIEW for a proposed
elementary school on 14.0 acres. Generally located on the
east side of
26. ZC-0760-15 – WARM SPRINGS
AT I-15, LLC:
Motion
to:
APPROVE per staff conditions and,
ADD Current Planning
condition:
• Design Review as a Public Hearing for
Lighting and Signage.
Motion
PASSED
USE PERMITS for the following:
1) Recreational facility
(shooting and archery range);
2) Museum;
3) Retail sales;
4) Personal services (barber
shop);
5) Sporting goods;
6) Sporting goods – firearms;
7) On-premises consumption of
alcohol (service bar);
8) Restaurant;
9) Office; and
10) Minor training facility in
an H-2 (General Highway Frontage) (AE-65) Zone.
WAIVER OF DEVELOPMENT STANDARDS
to reduce parking.
DESIGN REVIEWS for the following:
1) Proposed retail/commercial center;
and
2) Parking lots on 10.0 acres
in an H-2 (
This is an excellent project for the area. Lighting and signage were not covered in the
application. The TAB added a condition
for a public Design Review for signage and lighting.
The TAB asked if the frontage road shown on the master
transportation map was considered in the project design. The applicant
replied that Public Works had not contacted him about it.
27. ZC-0777-15 – FUYISONG,
LLC:
Motion
to:
APPROVE Zone Change reduced to R-1;
DENY Design Review for
insufficient buffering because the buffering on
ADD Public Works – Development
Review conditions:
• Lisa Lane and
• Execute a restricted covenant agreement (deed
restriction);
• All pole mounted lighting to be fully
shielded including street lighting;
STRIKE Public Works – Development
Review bullet #2.
Motion
PASSED
DESIGN REVIEW for a single family
residential development. Generally located on the
north side of
This
application, as presented, is strongly opposed by the area residents and TAB.
The
Staff Design Review stated the following.
“It has been commonly accepted that when projects are adjacent to the
RNP areas, transitions to the 10,000 square foot are provided. However,
the 9.5 acres parcel to the east is deed restricted and owned by Clark County
Aviation. If and when this property is ever sold, staff believes the likelihood
of this becoming half acre RNP lots is minimal.”
The
TAB position is the Staff supposition on future deed restricted land use is not
an appropriate reason to void established land uses and buffering.
The
TAB has very serious concerns about this application:
·
The staff Design Review analysis implies several
detrimental concepts to the RNPs survival.
o
Staff endorses the removal of land from the
RNP-1s.
o
Additional non-conforming zone changes will be
created.
o
Staff position, on airport deed restricted
land within the RNP-1s, is a significant policy change making the established RNPs harder to maintain.
o
Protection and buffering for the established RNPs would be significantly reduced.
·
If approved as the applicant requested, it
will destroy the established
·
Inconsistent standards and resulting unequal
treatment for different developers.
o
The staff policy change places approved
developments at a disadvantage.
o
Staff ignored approvals and conditions
previously placed on the developers in the neighborhood.
·
If approved, will generate additional
applications with similar request in this RNP and others.
·
The design does not continue the established
pattern for residential development along The RNP border on this area.
·
The project does not meet the exceptional
design criteria to justify the density.
If
this application is approved with analysis above, it will represent a very
significant change to established buffering policy and rural life style
protection. The staff statement will be
used by other developers to shrink established RNPs
area and degrade buffering policy.
The
staff Design Review analysis is contrary to the established development pattern
along
·
·
Richman American, R-1 with 10.000 ft. buffer
to the RNP, rural road standards along
·
·
Established ˝ acre and larger homes.
The
Staff Design Review analysis has raised concerns that other developers are
being held to a higher standard than the current applicant. The express view is all developers should be
treated equally. If the current
application is approved without the established buffering and zoning district,
future applications will seek lower standards reducing the RNP viability.
The
TAB recommends the established development pattern be applied to this
application. The zone change should be
reduced to R-1 with 10,000 sq. ft. lots along
The
approved project, south of
Note:
The applicant’s property is land use planned for Residential Suburban. The
Single Family Residential (R-1) zone district is a conforming zone district in
the
The
TAB used the following guidance from The Enterprise Land Use Plan. It should be noted that the statements below
have been approved by County legal.
“The
coded areas are general categories of planned land uses. Each category has a
range of densities or intensities of uses. The designations do not guarantee
that a specific parcel will be approved for a particular zoning classification,
density, or intensity of land use in the future.”
“THE
STATED MAXIMUM DENSITIES
28. ZC-0782-15 – FORT SERENE, LLC, ET AL:
Motion to:
APPROVE per staff conditions and,
ADD a Public Works – Development Review condition:
• All pole mounted
lighting to be fully shielded including street lighting.
Motion PASSED
DESIGN REVIEWS for the following:
1) A proposed single family residential
development; and
2) Increased finished grade
on 18.1 acres with a portion in the MUD-3 Overlay
District. Generally located on the east side of
The TAB recommended and the applicant agreed to install
fully shield pole mounted lights including the street lights. This area is close to the Red Rock design
area. Lighting should be reduced the as
the developments approach the Red Rock design area.
GENERAL BUSINESS:
TAB receive update and discuss the Community Plan Work Group. (For possible action)
CONTINUED to December 30 meeting.
TAB appoint one more new member to the Enterprise TAB Sub-Committee on Traffic Mitigation in the RNP. (For possible action)
Motion to:
APPOINT
Sandra Stahl to be on the
Enterprise TAB Sub-Committee on Traffic Mitigation in the RNP
Motion
PASSED
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.