10.13.15 FINAL PC Packet Items 43 to 82

7/23/2019 10.13.15 FINAL PC Packet Items 43 to 82

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Agenda Item No.:43.

AGENDA SUMMARY PAGE - PLANNING

PLANNING COMMISSION MEETING OF: OCTOBER 13, 2015

DEPARTMENT: PLANNING

DIRECTOR: TOM PERRIGO Consent Discussion

SUBJECT:GPA-61055 - GENERAL PLAN AMENDMENT - PUBLIC HEARING -

APPLICANT/OWNER: THE ERNEST A. BECKER IV AND KATHLEEN C. BECKERFAMILY TRUST - For possible action on a request for a General Plan Amendment FROM: R

(RURAL DENSITY RESIDENTIAL) AND RNP (RURAL NEIGHBORHOOD

PRESERVATION) TO: SC (SERVICE COMMERCIAL) on 10.00 acres at the southeast corner

of Elkhorn Road and Hualapai Way (APNs 125-19-101-002 and 010), Ward 6 (Ross) [PRJ-

60894]. Staff recommends DENIAL.

C.C.: 11/18/2015

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 2 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:Staff recommends DENIAL

BACKUP DOCUMENTATION:1. Location and Aerial Maps

2. Conditions and Staff Report - GPA-61055, ZON-61056 and SDR-61057 [PRJ-60894]3. Supporting Documentation - GPA-61055, ZON-61056 and SDR-61057 [PRJ-60894]4. Photo(s) - GPA-61055, ZON-61056 and SDR-61057 [PRJ-60894]

5. Justification Letter - GPA-61055, ZON-61056 and SDR-61057 [PRJ-60894]

6. Protest Postcard - GPA-61055 and ZON-61056 [PRJ-61057]7. Protest Letter - GPA-61055, ZON-61056 and SDR-61057 [PRJ-60894]


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GPA-61055, ZON-61056 and SDR-61057 [PRJ-60894]

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AGENDA MEMO - PLANNING

PLANNING COMMISSION MEETING DATE: OCTOBER 13, 2015DEPARTMENT: PLANNINGITEM DESCRIPTION: APPLICANT/OWNER: THE ERNEST A. BECKER IV AND

KATHLEEN C. BECKER FAMILY TRUST

** STAFF RECOMMENDATION(S) **

CASE

NUMBERRECOMMENDATION

REQUIRED FOR

APPROVAL

GPA-61055 Staff recommends DENIAL.

ZON-61056 Staff recommends DENIAL. GPA-61055

SDR-61057 Staff recommends DENIAL, if approved subject to

conditions:GPA-61055

ZON-61056

** CONDITIONS **

SDR-61057 CONDITIONS

Planning

1. Approval of and conformance to the Conditions of Approval for General Plan Amendment

(GPA-61055) and Rezoning (ZON-61056) shall be required, if approved.

2. This approval shall be void two years from the date of final approval, unless exercised

pursuant to the provisions of LVMC Title 19.16. An Extension of Time may be filed forconsideration by the City of Las Vegas.

3. All development shall be in conformance with the building elevations, date stamped09/15/15, and the site plan, landscape plan, date stamped 09/16/15, except as amended by

conditions herein.

4. A Waiver from Title 19.08.040 B 6 is hereby approved, to allow for commercial buildings

to be located away from the street frontage.

5. All necessary building permits shall be obtained and final inspections shall be completed in

compliance with Title 19 and all codes as required by the Department of Building andSafety.

6. These Conditions of Approval shall be affixed to the cover sheet of any plan set submittedfor building permit.

7. The applicant shall coordinate with the City Surveyor and other city staff to determine themost appropriate mapping action necessary to consolidate the existing lots. The mapping

action shall be completed and recorded prior to the issuance of any building permits.


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Conditions Page Two

October 13, 2015 - Planning Commission Meeting

8. A technical landscape plan, signed and sealed by a Registered Architect, Landscape

Architect, Residential Designer or Civil Engineer, must be submitted prior to or at the same

time application is made for a building permit. A permanent underground sprinkler systemis required, and shall be permanently maintained in a satisfactory manner; the landscape

plan shall include irrigation specifications. Installed landscaping shall not impede visibility

of any traffic control device.

9. A fully operational fire protection system, including fire apparatus roads, fire hydrants and

water supply, shall be installed and shall be functioning prior to construction of any

combustible structures.

10. A Comprehensive Construction Staging Plan shall be submitted to the Department of

Planning for review and approval prior to the issuance of any building permits. The

Construction Staging Plan shall include the following information: Design and location ofconstruction trailer(s); design and location of construction fencing; all proposed temporary

construction signage; location of materials staging area; and the location and design of

parking for all construction workers.

11. All City Code requirements and design standards of all City Departments must be satisfied,

except as modified herein.

Public Works

12. Where such does not exist, dedicate 50 feet for Hualapai Way, 50 feet for Elkhorn Road, 30

feet for Eula Street, and 30 feet for Wittig Avenue adjacent to this site prior to the issuanceof off-site permits. Additionally, dedicate appropriate radius corners and grant appropriate

easements at all four corners of this site per Standard Drawing #201.3.S1, additionalright-of-way per Standard Drawing #201.1 on Hualapai way and Elkhorn Road, and a bus

turnout/right turn lane per Standard Drawing #234.4 on Elkhorn Road prior to the issuance

of off-site permits.

13. Construct all half-street improvements on Hualapai Way, Elkhorn Road, Wittig Avenue,

and Eula Street per current City Standards including traffic signal underground

infrastructure at the southeast corner of Hualapai Way and Elkhorn Road adjacent to thissite concurrent with development of this site. All existing off-site improvements damaged

or removed by this development shall be restored at its original location and to its originalwidth concurrent with development of this site.

14. Unless otherwise allowed by the City Engineer, construct sidewalk on at least one side of

all access drives connecting this site to the adjacent public streets concurrent with

development of this site. The connecting sidewalk shall extend from the sidewalk on thepublic street to the first intersection of the on-site roadway network and shall be terminated

on-site with a handicap ramp.


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Conditions Page Three


15. Meet with the Fire Protection Engineering Section of the Department of Fire Services to

discuss fire requirements for the proposed use of this facility.

16. All private improvements and landscaping installed with this project shall be situated and

maintained so as to not create sight visibility obstructions for vehicular traffic at all

development access drives and abutting street intersections.

17. Submit an Encroachment Agreement to the City of Las Vegas for all landscaping and

private improvements in the Hualapai Way, Elkhorn Road, Eula Street, and Wittig Avenue

public rights-of-way adjacent to this site. The applicant must carry an insurance policy forthe term of the Encroachment Agreement and add the City of Las Vegas as an additionally

insured entity on this insurance policy. If requested by the City, the applicant shall remove

property encroaching in the public right- of way at the applicant's expense pursuant to the

terms of the City's Encroachment Agreement. The installation and maintenance of allprivate improvements in the public right of way shall be the responsibility of the adjacent

property owner(s) and shall be transferred with the sale of the property for the entire term

of the Encroachment Agreement. Coordinate all requirements for the EncroachmentAgreement with the Land Development Section of the Department of Building and Safety

(702 229 4836).

18. A Traffic Impact Analysis must be submitted to and approved by the Department of Public

Works prior to the issuance of any building or grading permits, submittal of any

construction drawings or the recordation of a Map subdividing this site, whichever may

occur first. Comply with the recommendations of the approved Traffic Impact Analysis

prior to occupancy of the site. The Traffic Impact Analysis shall also include a sectionaddressing Standard Drawings #234.1 #234.2 and #234.3 to determine additional right-of-

way requirements for bus turnouts adjacent to this site, if any; dedicate all areasrecommended by the approved Traffic Impact Analysis. All additional rights of way

required by Standard Drawing #201.1 for exclusive right turn lanes and dual left turn lanes

shall be dedicated prior to or concurrent with the commencement of on site developmentactivities unless specifically noted as not required in the approved Traffic Impact Analysis.

Phased compliance will be allowed if recommended by the approved Traffic Impact

Analysis. No recommendation of the approved Traffic Impact Analysis, nor compliance

therewith, shall be deemed to modify or eliminate any condition of approval imposed bythe Planning Commission or the City Council on the development of this site.

19. A Drainage Plan and Technical Drainage Study must be submitted to and approved by the

Department of Public Works prior to the issuance of any building or grading permits orsubmittal of any construction drawings, whichever may occur first. Provide and improve

all drainageways recommended in the approved drainage plan/study. The developer of this

site shall be responsible to construct such neighborhood or local drainage facilityimprovements as are recommended by the City of Las Vegas Neighborhood Drainage

Studies and approved Drainage Plan/Study concurrent with development of this site.


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Staff Report Page One


** STAFF REPORT **

PROJECT DESCRIPTION

The applicant is requesting to have an undeveloped 10-acre site located on the southeast corner

of Hualapai Way and Elkhorn Road designated as commercial property for the development of a60,900 square-foot shopping center. Currently the property has a residential land use and zoning

designation. The specific request is for a General Plan Amendment (GPA-61055) from: R

(Rural Density Residential) and RNP (Rural Neighborhood Preservation) to: SC (Service

Commercial) and a Rezoning (ZON-61056) from: R-E (Residence Estates) to: C-1 (Limited

Commercial); and a Site Development Plan Review (SDR-61057) with a Waiver. Staffrecommends denial of all three applications. Staffs recommendation is based on the need for a

residential transition from low to medium density residential on this site. If denied, the sitewould remain a residentially zoned property and no building permits would be issued for

commercial development.

ISSUES

A Waiver is required to allow commercial buildings to be located away from corner streetfrontage. Staff does not support this request.

BACKGROUND INFORMATION

Related Relevant City Actions by P&D, Fire, Bldg., etc

01/09/13

The City Council approved a Petition to Annex (ANX-46720) 10.02 acres at

the southeast corner of Elkhorn Road and Hualapai Way. It was effective on01/22/13.

Most Recent Change of Ownership

12/30/92 A deed was recorded for a change in ownership on both parcels.

Related Building Permits/Business Licenses

There are no records on file at this time.


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Staff Report Page Two


Pre-Application Meeting

08/24/15

Staff met with the applicant and reviewed plans for a proposed shopping

center on 10.02 acres at the southeast corner of Hualapai Way and ElkhornRoad. Staff determined that a General Plan Amendment, Rezoning and SiteDevelopment Plan Review applications would be required. The GPA requires

a neighborhood meeting. After discussing the project with the applicant, the

applicant stated that their intent was to submit a final application that wouldrequire no Deviations, Waivers or Exceptions from Title 19 development

standards.

Neighborhood Meeting

09/22/15

Start: 6:00 p.m. End: 7:00 p.m.

Applicant4 CLV Staff3 Public37Issues:

Two people were in favor of the project and 35 were opposed;

Vacancy rate in commercial center on the SWC of Hualapai Way andElkhorn Road is already high, another is not needed;

Always been on the Plans as an R-E zoned residential property;

Fears of additional traffic on nearby residential streets; and

Some residents were more in favor of keeping it residential, but wouldsupport slightly higher densities.

Field Check

09/03/15Staff visited the site and found an undeveloped parcel with desert vegetation

throughout. No issues were noted.

Details of Application Request

Site Area

Net Acres 10.02

SurroundingProperty

Existing Land UsePer Title 19.12

Planned or SpecialLand Use Designation

Existing Zoning District

Subject Property Undeveloped

R (Rural DensityResidential)

R-E (Residence Estates)RNP (Rural

Neighborhood

Preservation)


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Staff Report Page Three


Surrounding

Property

Existing Land Use

Per Title 19.12

Planned or Special

Land Use DesignationExisting Zoning District

North Undeveloped L (Low DensityResidential) R-1 (Single-FamilyResidential)

South

UndevelopedRL (Residential Low)

Clark County

R-E (Rural Estates

Residential District) ClarkCounty

Single Family,

Dwelling

East

Undeveloped RNP (Rural

NeighborhoodPreservation) Clark

County

R-E (Rural Estates

Residential District) Clark

CountySingle Family,

Dwelling

West Shopping Center

PCD (Planned

Community

Development)

PD (PlannedDevelopment)

Master Plan Areas Compliance

No Applicable Master Plan Area N/A

Special Purpose and Overlay Districts Compliance

No Applicable Special Purpose or Overlay Districts N/A

Other Plans or Special Requirements Compliance

Trails N/A

Las Vegas Redevelopment Plan Area N/A

Project of Significant Impact (Development Impact Notification Assessment) N/A

Project of Regional Significance N/A

DEVELOPMENT STANDARDS

Pursuant to Title 19.08.070, the following standards apply:

Standard Required/Allowed Provided Compliance

Min. Lot Width 100 Feet 600 Feet Y

Min. Setbacks

Front

Side

Corner

Rear

10 Feet

10 Feet10 Feet

20 Feet

28 Feet

N/A26 Feet

27 Feet

Y

N/AY

Y

Max. Lot Coverage 50 % 18 % Y

Max. Building Height N/A 35 Feet Y

Trash EnclosureScreened, Gated, w/ a Roof or

Trellis

Screened, Gated, w/

a Roof or TrellisY

Mech. Equipment Screened Screened Y


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Staff Report Page Four


Pursuant to Title 19.08, the following standards apply:

Landscaping and Open Space Standards

Standards Required Provided ComplianceRatio Trees

Buffer Trees:

North

South

East

West

1 Tree / 20 Linear Feet

1 Tree / 20 Linear Feet

1 Tree / 20 Linear Feet1 Tree / 20 Linear Feet

22 Trees

30 Trees

29 Trees29 Trees

22 Trees

30 Trees

29 Trees29 Trees

Y

Y

YY

TOTAL PERIMETER TREES 110 Trees 110 Trees Y

Parking Area Trees

1 Tree / 6 Uncovered

Spaces, plus 1 tree at the

end of each row of spaces

81 Trees 81 Trees Y

LANDSCAPE BUFFER WIDTHSMin. Zone Width

North

South

East

West

15 Feet

15 Feet15 Feet

15 Feet

15 Feet

15 Feet15 Feet

15 Feet

Y

YY

Y

Wall Height 6 Feet Adjacent to Residential 6 Feet Y

Street Name

Functional

Classification of

Street(s)

Governing Document

Actual

Street Width

(Feet)

Compliance

with Street

Section

Hualapai Way Primary ArterialPlanned Streets and

Highways Map100 Y

Elkhorn Road Primary ArterialPlanned Streets and

Highways Map100 Y

Wittig AvenueMinor Collector

StreetTitle 19.04 60 Y

Eula StreetMinor Collector

StreetTitle 19.04 60 Y

Pursuant to Title 19.04 Complete Streets Standards apply:Streetscape Standards Required Provided Compliance

Hualapai WayPrimary

ArterialFrom back of curb installa three-foot wide amenity

area and a five-foot wide

sidewalk.

From back of curb

install a three-foot wide

amenity area and afive-foot wide

sidewalk.

YElkhorn RoadPrimary

Arterial


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Staff Report Page Five


Streetscape Standards Required Provided Compliance

Wittig AvenueMinor

Collector Street From back of curb installa five-foot wide amenity

area and a five-foot widesidewalk.

From back of curb

install a five-foot wideamenity area and a

five-foot wide

sidewalk.

YEula StreetMinor Collector

Street

Pursuant to Title 19.08 and 19.12, the following parking standards apply:

Parking Requirement

Use

Gross Floor

Area or

Number of

Units

Required Provided Compliance

Parking

Ratio

Parking Parking

Regular

Handi-

capped Regular

Handi-

capped

Shopping

Center60,900 SF

1 Per 250

SF244

TOTAL SPACES REQUIRED 244 293 Y

Regular and Handicap Spaces Required 237 7 282 11 Y

Loading Spaces 4 6 Y

Waivers

Requirement Request Staff Recommendation

To place commercial buildingsadjacent to street frontage on

corner parcels.

To allow for commercial buildingsto be located away from the street

frontage on corner parcels.

Denial

ANALYSIS

The subject site is located in the Centennial Hills Sector of the General Plan and has a currentGeneral Plan designation of R (Rural Density Residential) and RNP (Rural Neighborhood

Preservation) and zoning of R-E (Residence Estates). This is a proposal to amend the General

Plan designation to SC (Service Commercial) and Rezone to C-1 (Limited Commercial). The

Service Commercial category allows low to medium intensity retail, office, or other commercialuses that serve primarily local area patrons and that do not include more intense general

commercial characteristics. Examples include neighborhood shopping centers, theaters, and

other places of public assembly and public and semi-public uses. This category also includesoffices either singly or grouped as office centers with professional and business services.

The proposed Service Commercial General Plan designation is not compatible with the existing

residential uses. Although the Las Vegas 2020 Master Plans Newly Developing Areas Policy


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Staff Report Page Six


3.1.5 states: That urban hubs at the intersections of primary roads, containing a mix of high

density residential, commercial and office uses, and containing pedestrian linkages, be

supported and Policy 3.1.2, which states: That new residential neighborhoods emphasizepedestrian linkages within the neighborhood, ready access to transit routes, linkages to schools,

integration of local service commercial activities within a neighborhood center that is within

walking distance of homes in the neighborhood be supported; the specific conditions of thissite make it non-compatible with surrounding residential development.

There has been little evidence of substantial residential growth in the area north of CC-215 and

west of Grand Canyon Drive with only 1,217 new housing unit permits being issued in the pasttwo years for this 4,269.76 acre area.

The proposed 60,900 square-foot retail shopping center is similar in design to other such

commercial projects found in the northwest area of the city. The center will feature a majoranchor tenant, such as a grocery store, with smaller retail and restaurant pads throughout the site.

A convenience store with fuel pumps is proposed for the northwest corner of the project. A

Waiver is requested to allow commercial buildings to be located away from the corner streetfrontages. The applicant has indicated that the proposed tenants have requested that parking

being visible in front of their proposed stores as part of their business model. Staff does not

support this request. Both the commercial use and the specific design is not compatible with theresidential development of the area.

The residential rural neighborhoods on the east and south of the properties will be buffered from

the project with a six-foot high wall on the south and a three-foot high landscape berm on the

east. A 15-foot wide landscape buffer, in addition to complete street landscape standards, willencircle the project. Staff finds that a more appropriate residential development would be more

suitable as a transition from the low density residential development on the east and south of thesite with the higher density residential developments to the north and west of the site.

The main ingress and egress drives to the project are located off the two primary arterial streets.

However, there is a drive aisle proposed off Eula Street. This drive aisle will allow traffic tobypass the primary arterial roads and use Eula Street, which is not designed to handle such traffic

volumes. This will create a negative impact on the adjacent residential areas, specifically those

that front onto to Eula Street. Staff advised the applicant to work to eliminate vehicle assess

from Eula Street. The applicant indicated a desire to maintain their original proposal, keepingthe Eula Street vehicle access.

This project required a Development Impact Notice and Assessment (DINA) form based on the

number of daily trips the project is expected to generate. On average 550 daily trips are expectedto be added to Elkhorn Road and 11,016 daily trips are expected to be added to Hualapai Way.

Both rights-of-way, once completely developed, will be capable of handling these expected trips.

Overall, staff believes that commercial development is not appropriate and cannot be designed to

be compatible with the surrounding residential neighborhoods. For these reasons, staff

recommends denial of all three applications.


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Staff Report Page Seven


FINDINGS (GPA-61055)

Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following conditions be metin order to justify a General Plan Amendment:

1. The density and intensity of the proposed General Plan Amendment is compatible

with the existing adjacent land use designations,

The proposed amendment is not compatible with the existing adjacent residential land

uses. The Las Vegas 2020 Master Plans Map 15 Potential Future Urban Hubs andTransit Routes does not designate the intersection of Hualapai Way and Elkhorn Road as

such an urban hub. Although the Newly Developing Areas chapter of the Las Vegas 2020

Master Plan supports development of such hubs via policy 3.1.5, which states: That

urban hubs at the intersections of primary roads, containing a mix of high densityresidential, commercial and office uses, and containing pedestrian linkages, be

supported, this specific intersection is not identified as such and therefore is not

compatible for the area.

2. The zoning designations allowed by the proposed amendment will be compatible with

the existing adjacent land uses or zoning districts,

The zoning designations allowed by the proposed amendment are not compatible with

the existing adjacent land use and zoning designations. This location is not identified

on Map 15 of the Las Vegas 2020 Master Plan as a site for future commercial

development.

3. There are adequate transportation, recreation, utility, and other facilities to

accommodate the uses and densities permitted by the proposed General Plan

Amendment; and

The site is primarily accessed by Hualapai Way and Elkhorn Road, two, 100-foot Primary

Arterials, as designated by the Master Plan of Streets and Highways.

4. The proposed amendment conforms to other applicable adopted plans and policies

that include approved neighborhood plans.

This proposed amendment is not in conformance with the Las Vegas 2020 Master Plan,as it does not identify the intersection of Hualapai Way and Elkhorn Road as a future

urban hub site.


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Staff Report Page Eight


FINDINGS (ZON-61056)

In order to approve a Rezoning application, pursuant to Title 19.16.090(L), the PlanningCommission or City Council must affirm the following:

1. The proposal conforms to the General Plan.

The proposed SC (Service Commercial) General Plan designation for this site is not

supported by staff; therefore, the proposed C-1 (Limited Commercial) zoning is not in

conformance with the General Plan.

2. The uses which would be allowed on the subject property by approving the rezoning

will be compatible with the surrounding land uses and zoning districts.

The uses allowed by the C-1 (Limited Commercial) zoning district are not compatible

with the surrounding land uses and zoning district.

3. Growth and development factors in the community indicate the need for or

appropriateness of the rezoning.

There is approved, undeveloped commercial property located nearby indicating that there

is not a current need for additional commercial zoning in the area.

4. Street or highway facilities providing access to the property are or will be adequate in

size to meet the requirements of the proposed zoning district.

The site is primarily accessed by Hualapai Way and Elkhorn Road, two 100-foot PrimaryArterials, as designated by the Master Plan of Streets and Highways. These rights-of-way

would be adequate to meet the traffic demands that could be generated with the proposed

zoning district; however, residential development would be more compatible with theadjacent developments.

FINDINGS (SDR-61057)

In order to approve a Site Development Plan Review application, per Title 19.16.100(E) thePlanning Commission and/or City Council must affirm the following:

1. The proposed development is compatible with adjacent development and

development in the area;

The proposed commercial development is not compatible with the adjacent residential

neighborhoods. Specifically, this location is not designated as a future urban hub in the


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Staff Report Page Nine


Las Vegas 2020 Master Plan and the project is not designed to Title 19 standards as

evidenced by the Waiver to allow commercial buildings to be located away from the

corner street frontages. Additionally, the driveway access to Eula Street is not

compatible with adjacent residential development.

2. The proposed development is consistent with the General Plan, this Title, the Design

Standards Manual, the Landscape, Wall and Buffer Standards, and other duly-

adopted city plans, policies and standards;

The proposed development is not compatible with the Community Design Element of

the General Plan and the Development Standards of the Unified Development Code,

both of which encourage buildings to be located adjacent to corner street frontages in

order to encourage walkability.

3. Site access and circulation do not negatively impact adjacent roadways or

neighborhood traffic;

The site is primarily accessed by Hualapai Way and Elkhorn Road, two, 100-foot PrimaryArterials, as designated by the Master Plan of Streets and Highways. Eula Street provides

secondary access to the site. Hualapai Way and Elkhorn Road are adequate to meet the

traffic demands that could be generated with this proposal. However, the drive aisle onto

Eula Street will have a negative impact on the properties that front Eula Street.

4. Building and landscape materials are appropriate for the area and for the City;

The buildings are typical stucco encased wood and concrete structures with tile roof and

stone accent architectural details. The color pallet features desert colors of pales, yellows

and Nepal and will blend well with residential and commercial development in the area.

5. Building elevations, design characteristics and other architectural and aesthetic

features are not unsightly, undesirable, or obnoxious in appearance; create an

orderly and aesthetically pleasing environment; and are harmonious and compatible

with development in the area;

The project will create an undesirable and unsightly appearance by locating all the parking

around the perimeter of the project and not locating the buildings along the property linesand/or street frontages.

6. Appropriate measures are taken to secure and protect the public health, safety and

general welfare.

As this site is not designated as a commercial urban hub in the Las Vegas 2020 MasterPlan; approval of the project would not be in the general welfare of the public.


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Staff Report Page Ten


NEIGHBORHOOD ASSOCIATIONS NOTIFIED 47

NOTICES MAILED 191 - GPA-61055 and ZON-61056

191 - SDR-61057

APPROVALS 0

PROTESTS 0


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GPA-61055


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Application Number: PRJ-60894

Application/Petition For: GPA, ZON, SDR

ProjectAddress (Location): SEC HUALAPAI AND ELKHORN

Project Name HAULAPAI PLAZA

Assessors Parcel #(s): 12519101002, 12519101010

Ward #: WARD 6 (STEVEN D. ROSS)

s the Application InformationCorrect:

Yes

f no, ...change what

General Plan Designation: Proposed: Select

Zoning District: Proposed: Select

Gross Acres:

Lots/Units:

Additional Information:

Applicant First Name: Ernest A. Becker IV and Kathleen C. Becker Family Trust

Applicant Last Name: Ernest A. Becker IV and Kathleen C. Becker Family Trust

Applicant Address: 8090 South Durango Drive, Suite 115

Applicant City: Las Vegas

Applicant State: Nevada

Applicant Zip: 89113

Applicant Phone: 702-395-9244 X415

Applicant Fax: 702-395-4155

Applicant Email: [email protected]

Rep First Name: Ernest A.

Rep Last Name: Becker IV

Rep Address: 8090 South Durango Drive, Suite 115

Rep City: Las Vegas

Rep State: Nevada

Rep Zip: 89113

Rep Phone: 702-395-9244 X415

Rep Fax: 702-395-4155

Rep Email: [email protected]

Page 1 o8/31/2015 2:14:07 PM

CLV Planning - Application Form

GPA-61055, ZON-61056 and SDR-61057


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certify that I am the applicant andhat the information submitted withhis application is true and accurateo the best of my knowledge and

belief. I understand that the City isnot responsible for inaccuracies innformation presented, and thatnaccuracies, false information or

ncomplete application may causehe application to be rejected. Iurther certify that I am the owner

or purchaser (or option holder) ofhe property involved in this

application, or the lessee or agentully authorized by the owner to

make this submission. Accept:

Yes

s the Owner Information Correct: Yes

f no, ...change what

Owner(s) ADDR1 ADDR2BECKER ERNEST A IV & K C FAMTR

8090 S DURANGO DR #115 LAS VEGAS, NV 89113-4427

CLVEPLAN Applicant Company Title Email

Aravind Yelamanchili CLV IT Contractor [email protected]

Ernest A Becker IV Ernest A. Becker IV and KathleenC. Becker Family Trust

Trustee [email protected]

Page 2 o8/31/2015 2:14:07 PM

CLV Planning - Application Form

GPA-61055, ZON-61056 and SDR-61057


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A

A

AA

A

A

A

A

A

AA

A

A

A

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GPA-61055


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G

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G P

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GPA-61055[PRJ-6

0894]-GENERALPLAN

AMENDMENT

RELATED

TO

ZON-61056ANDS

DR-61057-

APPLICANT/OWNE

R:THEERNESTA.BECK

ERIVANDKATHLEENC.BECKERFAMILYTRUST

SOUTHEASTCORN

EROFELKHORNROADANDHUALAPAIWAY

09/03/15


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GPA-61055[PRJ-6

0894]-GENERALPLAN

AMENDMENT

RELATED

TO

ZON-61056ANDS

DR-61057-

APPLICANT/OWNE

R:THEERNESTA.BECK


SOUTHEASTCORN


09/03/15


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GPA-61055[PRJ-6

0894]-GENERALPLAN

AMENDMENT

RELATED

TO

ZON-61056ANDS

DR-61057-

APPLICANT/OWNE

R:THEERNESTA.BECK


SOUTHEASTCORN


09/03/15


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A

A

A

A

A

A A A

A

A

GPA-61055, ZON-61056 and SDR-61057


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Agenda Item No.:44.





SUBJECT:ZON-61056 - REZONING RELATED TO GPA-61055 - PUBLIC HEARING - APPLICANT/

OWNER: THE ERNEST A. BECKER IV AND KATHLEEN C. BECKER FAMILY TRUST -For possible action on a request for a Rezoning FROM: R-E (RESIDENCE ESTATES) TO: C-1

(LIMITED COMMERCIAL) on 10.00 acres at the southeast corner of Elkhorn Road and

Hualapai Way (APNs 125-19-101-002 and 010), Ward 6 (Ross) [PRJ-60894]. Staff recommends

DENIAL.

C.C.: 11/18/2015




RECOMMENDATION:Staff recommends DENIAL

BACKUP DOCUMENTATION:1. Consolidated Backup2. Location and Aerial Maps - ZON-61056 and SDR-61057 [PRJ-60894]

3. Supporting Documentation


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Consistent with the Citys

sustainability efforts to reduce

paper use, backup

documentation pertaining to

related items will appear as

backup under the first item. This

item includes such consolidated

backup documentation. Pleaserefer to the first related

application in the subject line of

the Agenda Summary Page.


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ZON-61056


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A

A

AA

A

A

A

A

A

AA

A

A

A

AA

AA

AA

A

AAAA

A

A

A

AA

A

ZON-61056


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Agenda Item No.:45.





SUBJECT:SDR-61057 - SITE DEVELOPMENT PLAN REVIEW RELATED TO GPA-61055 AND ZON-

61056 - PUBLIC HEARING - APPLICANT/ OWNER: THE ERNEST A. BECKER IV ANDKATHLEEN C. BECKER FAMILY TRUST - For possible action on a request for a Site

Development Plan Review FOR A PROPOSED 60,900 SQUARE-FOOT COMMERCIAL

SHOPPING CENTER AND A WAIVER TO ALLOW COMMERCIAL BUILDINGS TO BE

LOCATED AWAY FROM CORNER PUBLIC RIGHTS-OF-WAY on 10.00 acres at the

southeast corner of Elkhorn Road and Hualapai Way (APNs 125-19-101-002 and 010), R-E(Residential Estates) [PROPOSED: C-1 (Limited Commercial] Zone, Ward 6 (Ross) [PRJ-

60894]. Staff recommends DENIAL.

C.C.: 11/18/2015




RECOMMENDATION:

Staff recommends DENIAL, if approved, subject to conditions:

BACKUP DOCUMENTATION:1. Consolidated Backup2. Supporting Documentation

3. Protest Postcard


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paper use, backup









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SDR-61057


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SDR 61057

The Ernest A. Backer IV & Kathleen C. Becker Family Trust

SEC Elkhorn Road & Hualapai Way

Proposed 72.9 thousand square foot retail center.

First Use

Average Daily Traffic (ADT)

SHOPPING CENTER [1000 SF] 46.4

42.94 1,992

AM Peak Hour 1.00 46

PM Peak Hour 3.73 173

Second Use


DRIVE-IN BANK [1000 SF] 5.1

148.15 756



Third Use

Average Daily Traffic (ADT)CONVENIENCE MARKET W/GAS

[FUELING POSITIONS]16

542.60 8,682



Fourth Use

Average Daily Traffic (ADT)FAST-FOOD WITH DRIVE-THRU [1000

SF] 4

496.12 1,984



Total Use


SHOPPING CENTER [1000 SF] 72.9

42.94 13,414



Existing traffic on all nearby streets:Elkhorn Road

Average Daily Traffic (ADT) 550

PM Peak Hour (heaviest 60 minutes) 44

Hualapai Way

Average Daily Traffic (ADT) 11,016

PM Peak Hour (heaviest 60 minutes) 881


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Traffic Capacity of adjacent streets:

Adjacent Street ADT Capacity

Elkhorn Road 16,300

Hualapai Way 25,400

This project will add approximately 13,414 trips per day on Elkhorn Rd., Hualapai Wy, Eula Ave. and Wittig Ave. Elkhornis currently at about 3 percent of capacity and Hualapai is at about 43 percent of capacity. After this project, Elkhorn isexpected to be at about 86 percent of capacity and Hualapai to be at about 96 percent of capacity. Counts are not

available for Eula or Wittig, but they are believed to be under capacity.

Based on Peak Hour use, this development will add into the area roughly 745 additional cars, or twenty-five every twominutes.

Note that this report assumes all traffic from this development uses all named streets.


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Agenda Item No.:46.





SUBJECT:GPA-61258 - GENERAL PLAN AMENDMENT - PUBLIC HEARING -

APPLICANT/OWNER: SCHOOL BOARD OF TRUSTEES - For possible action on a requestfor a General Plan Amendment FROM: SC (SERVICE COMMERCIAL) TO: PF (PUBLIC

FACILITIES) on 4.85 acres on the southeast corner of Lake Mead Boulevard and Pink Rose

Street (APN 139-21-314-001), Ward 5 (Barlow) [PRJ-61257]. Staff recommends APPROVAL.

C.C.: 11/18/2015




RECOMMENDATION:

Staff recommends APPROVAL

BACKUP DOCUMENTATION:1. Location and Aerial Maps

2. Conditions and Staff Report - GPA-61258, ZON-61259 and SDR-61267 [PRJ-61257]3. Supporting Documentation - GPA-61258, ZON-61259 and SDR-61267 [PRJ-61257]

4. Photo(s) - GPA-61258, ZON-61259 and SDR-61267 [PRJ-61257]5. Justification Letter - GPA-61258, ZON-61259 and SDR-61267 [PRJ-61257]


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PLANNING COMMISSION MEETING DATE: OCTOBER 13, 2015DEPARTMENT: PLANNINGITEM DESCRIPTION:


CASE


REQUIRED FOR

APPROVAL

GPA-61258 Staff recommends APPROVAL.

ZON-61259 Staff recommends APPROVAL. GPA-61258

SDR-61267 Staff recommends APPROVAL, subject to conditions: GPA-61258

ZON-61259

** CONDITIONS **

SDR-61267 CONDITIONS

Planning

1. Approval of and conformance to the Conditions of Approval for Rezoning (ZON-61258)

shall be required, if approved.

2. This approval shall be void two years from the date of final approval, unless exercised

pursuant to the provisions of LVMC Title 19.16. An Extension of Time may be filed for

consideration by the City of Las Vegas.

3. All development shall be in conformance with site plan(s) date stamped 09/23/15; and

landscape plan and building elevations date stamped 09/14/15, except as amended by

conditions herein.

4. A Waiver from Title 19.10.020 is hereby approved, to allow a 5-foot, 4-inch wide

landscape buffer along a portion of the north property line, adjacent to the parking lot,where a 15-foot wide buffer is required for residential adjacency.

5. All necessary building permits shall be obtained and final inspections shall be completed in

compliance with Title 19 and all codes as required by the Department of Building andSafety.

6. These Conditions of Approval shall be affixed to the cover sheet of any plan set submittedfor building permit.


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Conditions Page Two


7. The applicant shall coordinate with the City Surveyor and other city staff to determine the

most appropriate mapping action necessary to consolidate the existing lots. The mapping

action shall be completed and recorded prior to the issuance of any building permits.

8. A technical landscape plan, signed and sealed by a Registered Architect, Landscape

Architect, Residential Designer or Civil Engineer, must be submitted prior to or at the sametime application is made for a building permit. A permanent underground sprinkler system

is required, and shall be permanently maintained in a satisfactory manner; the landscape

plan shall include irrigation specifications. Installed landscaping shall not impede visibility

of any traffic control device.

9. A fully operational fire protection system, including fire apparatus roads, fire hydrants and

water supply, shall be installed and shall be functioning prior to construction of any

combustible structures.

10. Prior to the submittal of a building permit application, the applicant shall meet with

Department of Planning staff to develop a comprehensive address plan for the subject site.A copy of the approved address plan shall be submitted with any future building permit

applications related to the site.

11. All City Code requirements and design standards of all City Departments must be satisfied,

except as modified herein.

Public Works

12. Prior to the issuance of any permits, dedicate 30-feet of right-of-way along the south side

of Winter Snow Avenue from Tonopah Drive to Pink Rose Street including the remainingportion of the cul-de-sac where the two streets intersect. Additionally, grant a 5-foot

Pedestrian Access Easement adjacent to the existing right-of-way on Lake Mead

Boulevard. The recordation of a Parcel Map, such as PMP-60740, may be used to satisfythis condition.

13. In accordance with code requirements of Title 13.16 and 13.56, remove all substandard

improvements (sidewalk) and replace with new improvements meeting Current CityStandards concurrent with development of this site. All existing paving damaged or

removed by this development shall be restored at its original location and to its originalwidth concurrent with development of this site.

14. Construct a median in Lake Mead Boulevard to restrict lefts into the egress only driveway

on Lake Mead Boulevard concurrent with on-site development activities. Additionally,

construct the driveway on Lake Meade Boulevard to be egress only. The geometric designfor both the median and the driveway shall meet the approval of the City Traffic Engineer.


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Conditions Page Three


15. Relocate the existing school zone flasher on the north side of Lake Mead Boulevard to a

location acceptable to the City Traffic Engineer concurrent with on-site development

activities.

16. Landscape and maintain all unimproved right-of-way adjacent to this site. All landscaping

and private improvements installed with this project shall be situated and maintained so asto not create sight visibility obstructions for vehicular traffic at all development access

drives and abutting street intersections.

17. A Drainage Plan and Technical Drainage Study must be submitted to and approved by theDepartment of Public Works prior to the issuance of any building or grading permits or

submittal of any construction drawings, whichever may occur first. Provide and improve

all drainageways recommended in the approved drainage plan/study. The developer of this

site shall be responsible to construct such neighborhood or local drainage facilityimprovements as are recommended by the City of Las Vegas Neighborhood Drainage

Studies and approved Drainage Plan/Study concurrent with development of this site.


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Staff Report Page One


** STAFF REPORT **

PROJECT DESCRIPTION

This is a request to amend a portion of the Southeast Sector Plan of the General Plan from SC

(Service Commercial) to PF (Public Facilities) on 4.85 acres on the southeast corner of LakeMead Boulevard and Pink Rose Street. The two additional companion requests consists of a

request for a Rezoning (ZON-61259) from R-E (Residence Estates) to C-V (Civic); and for a

Site Development Plan Review (SDR-61267) for a proposed 55,000 square-foot building for a

Public School, Primary Use, with a Waiver of the Landscape Buffer standard. The project

proposed is an expansion of the existing West Preparatory Institute School for AcademicExcellence at Charles I. West Hall (West Prep Academy) onto a vacant lot to the north of the

existing campus that will include a new 55,000 square-foot building to house the elementaryschool and replace the existing 25 portables. The expansion also includes an additional 65

parking spaces for staff and visitors, and new play areas including a kindergarten playground, a

general play area, and a new sodded play field. The Waiver requested is for a portion of therequired Landscape Buffer along Lake Mead Boulevard, adjacent to the proposed parking lot.

Staff finds the proposed West Prep Academy Elementary School Addition to be compatible with

the existing school campus and surrounding area; and the Waiver requested to be minor in

nature; therefore, staff recommends approval of the Site Development Plan Review andrequested Waiver.

Amending the General Plan designation to PF (Public Facilities) and Rezoning the subject site toC-V (Civic) allows for the proposed elementary school expansion to be combined with the

existing campus to the south into one harmonious campus site through a remapping action. The

PF (Public Facilities) General Plan designation as well as the proposed C-V (Civic) zoning

district are intended for public uses such as schools, and is compatible and harmonious with thesurrounding area; therefore, staff recommends approval of both the General Plan Amendment

and Rezoning applications. If these applications are denied, the General Plan designation would

remain SC (Service Commercial), the zoning would remain R-E (Residence Estates) preventing

the applicant from completing a remapping application to combine the two adjacent parcels intoone harmonious school campus. A Special Use Permit would then be required for a Public

School, Primary on an R-E (Residence Estates) zoned lot.

ISSUES

Public Works has granted an administrative approval for a Waiver of the Complete StreetsStandard.


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Staff Report Page Two


Title 19.10.020 requires property adjacent to residential uses be subject to the landscape

buffer standards of 19.08.040. A Waiver is being requested for a portion of the landscapebuffer along the northern property line adjacent to the parking lot, for a proposed a five-foot

landscape buffer where 15-feet is required. Staff is recommending approval of the Waiver

request.

Per Title 19.030 the existing West Prep Academy to the south of the subject site has beendeemed parking impaired. With this proposed expansion, West Prep Academy will be

replacing the existing 25 portable buildings that currently house 50 classrooms, with the

proposed expansion to the north. The proposed expansion will include 35 classrooms, and an

additional 65 parking spaces where currently only 122 spaces are provided for. This willdecrease the required parking with the reduction in classrooms, and increase the parking

being provided for from 122 to 187.

The proposed General Plan Amendment request must be approved in order for the requestedRezoning to C-V (Civic) to be approved.

BACKGROUND INFORMATION

Related Relevant City Actions by P&D, Fire, Bldg., etc.

No relevant City actions.

Most Recent Change of Ownership

06/23/06 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses

No related building permits, and/or business licenses.

Pre-Application Meeting

09/11/15A pre-application meeting was held with staff where the submittal

requirements for a General Plan Amendment and Rezoning were discussed.

Neighborhood Meeting

10/28/15A neighborhood meeting is scheduled to be held at the West Prep Academy

cafeteria located at 2050 Saphire Stone Avenue at 6:00 p.m.


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Staff Report Page Three


Field Check

09/22/15

Staff conducted a field check and observed the subject vacant lot adjacent to

the existing West Prep Academy.

09/29/15

Staff conducted a field check of the existing West Prep Academy at 1:20 p.m.

and observed a full parking lot, with 36 vehicles parked along Saphire StoneAvenue, 10 vehicles parked along Pink Rose Street, and 4 vehicles parked

along Winter Snow Avenue. The parked vehicles appeared to be overflow

staff parking from the existing parking lot as no parents were observedwaiting for their children at the time.

Details of Application Request

Site Area

Net Acres 4.85

Surrounding

Property

Existing Land Use

Per Title 19.12

Planned or Special

Land Use DesignationExisting Zoning District

Subject Property VacantSC (ServiceCommercial)

R-E (Residence Estates)

North Vacant

Multifamily Residential

(City of North Las

Vegas)

R-3 [Multifamily (City ofNorth Las Vegas)]

South West PreparatoryAcademy PF (Public Facilities) C-V (Civic)

East Office LI/RC-PB (Planned Business

Park)

West VacantSC (Service

Commercial)

C-1 (Limited

Commercial)

Master Plan Areas Compliance

West Las Vegas Plan *Y

Special Purpose and Overlay Districts Compliance

A-O (Airport Overlay) District - 105 Feet YOther Plans or Special Requirements Compliance

Trails N/A

Las Vegas Redevelopment Plan Area N/A

Project of Significant Impact (Development Impact Notification Assessment) N/A

Project of Regional Significance N/A

* Objective 2.6: To improve the amount and quality of infill development on vacant andunderutilized lands within established areas of the city.


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Staff Report Page Four


DEVELOPMENT STANDARDS

Pursuant to19.10.020 , the following standards are proposed:Standard *Provided

Lot Size 211,266 SF

Lot Width 325 Feet

Setbacks

Front

Side

Corner

Rear

10 Feet15Feet

171Feet

375Feet

Distance Between Buildings 30Feet

Lot Coverage 26%Building Height 26 Feet

Trash Enclosure Existing

Mech. Equipment Existing

*A Site Development Plan Review establishes minimum development standards for property inthe C-V (Civic) zoning district. The standards shall be designed to ensure compatibility of thedevelopment with existing and planned development in the surrounding area.

Pursuant to19.08.110, the following standards apply:

Landscaping and Open Space Standards

Standards Required Provided Compliance

Ratio Trees

Buffer Trees:

North

South

East

West

1 Tree / 20 Linear FeetN/A

Existing

**

29 TreesN/A

Existing

**

29 TreesN/A

N/A

3

YN/A

N/A

N/A

TOTAL PERIMETER TREES **29 Trees 32 Trees **Y

Parking Area Trees

1 Tree / 6 Uncovered

Spaces, plus 1 tree at theend of each row of spaces

21 Trees 22 Trees Y

LANDSCAPE BUFFER WIDTHSMin. Zone Width Required Provided Compliance

North

South

East

West

15 Feet

ExistingExisting

N/A

*5 Feet and 16.5 Feet

N/AN/A

0 and 13

*N

N/AN/A

**Y

Wall Height Not Indicated Not Indicated N/A


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Staff Report Page Five


*The applicant is requesting a Waiver of the Landscape Buffer requirement for a portion of theLandscape Buffer along Lake Mead Boulevard, adjacent to the parking lot, to provide a 5-foot

landscape buffer where fifteen feet is required for residentially adjacent property.**The minimum development standards, including the Landscape Buffer requirements whenadjacent to commercially zoned property, are established through the Site Development Reviewprocess.

Street Name

Functional

Classification of

Street(s)

Governing Document

Actual

Street Width

(Feet)

Compliance

with Street

Section

Lake Mead

BoulevardPrimary Arterial

Master Plan of Streets

and Highways100 Y

*Pursuant to Title 19.18.030, the following parking standards apply for a parking impaired

site:

Parking

Use Gross

Floor

Area or

Number

of Units

Existing Parking Gross

Floor

Area or

Number

of Units

Proposed Parking

Public

or

PrivateSchool,

Primary

Class-

rooms

Parking

Ratio

ParkingClass-

roomsParking

Ratio

Parking

Regular Handi-

capped

Regular Handi-

capped

115 1: 0.94114 8

100 1: 1.87176 11

122 187

* Per Title 19.18.030 the existing West Prep Academy has been deemed parking impaired. Thecurrent site houses 65 classrooms in the main structure and an additional 50 classrooms beingprovided through 25 portables. The proposed parking configuration demonstrates a 15classroom reduction with the elimination of the portable classrooms, and 65 additionalparking spaces for a new combined site parking ratio of 1: 1.87.

Waivers

Requirement Request Staff Recommendation

To provide a 15-foot wide

landscape buffer along the

northern property line.*

To allow a five-foot

wide landscape bufferalong a portion of the

northern property line

adjacent to the parking

lot.

Approval

*Title 19.10.020 requires property adjacent to residential uses be subject to the landscape bufferstandards of 19.08.040(F).


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Staff Report Page Six


ANALYSIS

The applicant is proposing to amend the General Plan designation from SC (ServiceCommercial) to PF (Public Facilities), and to rezone the subject site from R-E (Residence

Estates) to C-V (Civic). The proposed General Plan Amendment and Rezoning are appropriate,

since the PF (Public Facilities) General Plan designation and the C-V (Civic) zoning district areintended for public uses such as schools. The West Prep Academy has been in existence on the

parcel just south of the subject site, approval of this application allows for the applicant to

complete remapping action (PMP-60740) and combine the two parcels into one for a harmonious

educational campus serving students K (Kindergarten) through the 12th

Grade. The proposedGeneral Plan designation of PF (Public Facilities) and the proposed zoning district of C-V

(Civic) are more appropriate for the existing use as they are intended for public uses such as

schools, than both the current General Plan designation of SC (Service Commercial) and the

current zoning district of R-E (Residence Estates). Staff recommends approval of bothapplications.

In addition to the General Plan Amendment and the Rezoning applications, the applicant has alsorequested a Site Development Plan Review for the proposed West Prep Academy Elementary

School Addition to be constructed on a 4.85 acre vacant lot adjacent to the north of the existing

West Prep Academy. The primary goal of the proposed addition is to eliminate the twenty-fiveportables that currently house 50 classrooms, and to provide the students with a permanent

educational facility. The elementary school addition site will also provide the students additional

play areas specifically designed for each age group: elementary, middle-school, and senior high-

school. In addition, a designated school bus loading and unloading area capable of

accommodating up to eight school buses at once will also be incorporated into the expansionarea. The proposed school addition also includes 65 additional parking spaces for staff members

and visitors, and a student drop-off/pick-up zone in front of the elementary school addition. Theaddition of a designated bus loading zone, student drop-off/pick-up zone, and 65 additional

parking spaces will improve site circulation for students, parents, staff, and area residents. Staff

finds the proposed elementary school addition to be compatible and harmonious with the existingschool site, as well as the surrounding residential and commercial developments and

recommends approval of this application.

While the applicant does their best to predict the number of students enrolling each school year,there will be times when enrollment exceeds classroom availability. The applicant has

acknowledged that in times of need, up to four portables may be brought in to be housed wherethe basketball courts are to provide enough classroom space when enrollment fluctuates beyond

their estimations.

The applicant has requested a Waiver of the Landscape Buffer requirements for residential

adjacency for a portion of the landscape buffer along Lake Mead Boulevard adjacent to theproposed parking lot. The reduced landscape buffer was a result of the need for a twenty-four

foot fire lane adjacent to the parking area. The applicant not only met the required landscape


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Staff Report Page Seven


buffer requirement for the remaining portion adjacent to Lake Mead Boulevard, but extended it

to 16.5 feet to compensate for the reduced landscaping adjacent to the proposed parking lot. Staff

finds the Waiver request to be minor in nature since the adjacent residentially zoned property tothe north is separated from the subject site by Lake Mead Boulevard, a 100-foot primary arterial,

and will not be directly impacted by a portion of this landscape buffer being reduced to 5 feet.

Staff recommends approval of the Waiver request.

Per Title 19.04.010, where a proposed development is adjacent to existing improvements, the

Director of Public Works shall determine the extent to which it is appropriate to implement the

standards outlined in this Chapter and approve, if necessary, designs for the transition fromexisting improvements to those that meet the standards of this Chapter; staff acknowledged the

existing improvements (sidewalk) already in place along Lake Mead Boulevard adjacent to the

subject site and both to the east and west of the subject site along Lake Mead Boulevard as well.

Rather than destroying improvements already in place, the Department of Public Works hasgranted an administrative approval for a Waiver of the Complete Streets requirement and has

conditioned the approval of this Site Development Plan Review to include a 5-foot Pedestrian

Access Easement adjacent to the existing right-of-way on Lake Mead Boulevard.

The existing West Prep Academy has been deemed parking impaired per Title 19.18.030. The

current site houses 65 classrooms in the main structure and an additional 50 classrooms beinghoused in 25 portables. The proposed elementary school addition demonstrates a fifteen

classroom reduction with the elimination of the portables. The students currently being housed

in the portables will relocate to the new 55,000 square-foot elementary addition once

completed. The replacement of the portables with a new, permanent structure reduces the

overall classroom count by 15; therefore, reducing the amount of parking required by code andlessening the level of impairment. The overall reduction of the 15 classrooms, and the addition of

65 parking stalls for staff and visitors increases the current parking ratio from 0.94 parking spaceper classroom to 1.87 parking space per classroom.

FINDINGS (GPA-61258)

Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following conditions be met

in order to justify a General Plan Amendment:

1. The density and intensity of the proposed General Plan Amendment is compatiblewith the existing adjacent land use designations,

The density and intensity of the proposed PF (Public Facilities) General Plan designation is

compatible with the existing adjacent PF (Public Facilities), LI/R (Light

Industry/Research), and SC (Service Commercial) land use designations; and theresidentially zoned property along the north side of Lake Mead Boulevard in North Las

Vegas, Nevada.


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Staff Report Page Eight


2. The zoning designations allowed by the proposed amendment will be compatible with

the existing adjacent land uses or zoning districts,

The proposed General Plan designation allows for the special purpose zoning district of C-

V (Civic). This district is compatible with the existing adjacent land uses and zoning

districts and will support the existing surrounding residential developments.

3. There are adequate transportation, recreation, utility, and other facilities to

accommodate the uses and densities permitted by the proposed General Plan

Amendment; and

Primary access to the school campus will continue to be provided by Saphire Stone

Avenue, a 47-foot Residential Street, as designated by the Master Plan of Streets and

Highways. Only ingress from Pink Rose Street and egress onto Lake Mead Boulevard arebeing provided for with the proposed elementary school expansion. The proposed addition

will eliminate the portable classrooms and provide staff and visitors with additional

parking stalls, alleviating the need for street parking along Saphire Stone Avenue. Thesubject site will be sufficiently served by existing roadway facilities.

4. The proposed amendment conforms to other applicable adopted plans and policies

that include approved neighborhood plans.

The subject site is located within The West Las Vegas Plan which is also included in theNeighborhood Revitalization area of the Master Plan 2020 (Ordinance #2000-62 adopted

09/06/2000). Part of the goals, objectives, and policies addressed in the NeighborhoodRevitalization area include improving the amount and quality of infill development on

vacant lands. This project takes an undeveloped vacant lot and transforms it into an activeeducational facility for the area residents and their children.

FINDINGS (ZON-61259)

In order to approve a Rezoning application, pursuant to Title 19.16.090(L), the Planning

Commission or City Council must affirm the following:

1. The proposal conforms to the General Plan.

The proposed C-V (Civic) zoning district conforms to the proposed PF (Public Facilities)General Plan designation.

2. The uses which would be allowed on the subject property by approving the rezoning

will be compatible with the surrounding land uses and zoning districts.


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Staff Report Page Nine


The proposed C-V (Civic) zoning district allows for public facilities such as schools,

which are compatible and harmonious with the surrounding residential and commercial

land uses and zoning districts.

3. Growth and development factors in the community indicate the need for or

appropriateness of the rezoning.

The proposed rezoning is appropriate as the existing southern portion of the West Prep

Academy has been in existence since 1998. Growth has dictated the need for the existing

educational facility to expand, and Rezoning the subject site will allow for the applicant toremap the entire site into one harmonious campus.

4. Street or highway facilities providing access to the property are or will be adequate in

size to meet the requirements of the proposed zoning district.

Public access to the existing site is provided for by Saphire Stone Avenue, a 47-foot

Residential Street, and will continue to be the primary public access point for the schoolcampus after the proposed addition is completed. Since the proposed addition replaces

existing portable classrooms, reducing the amount of classrooms and increasing the

amount of available parking stalls for staff and visitors, the site will continue to besufficiently served by the existing roadway facilities.

FINDINGS (SDR-61267)

In order to approve a Site Development Plan Review application, per Title 19.16.100(E) the

Planning Commission and/or City Council must affirm the following:

1. The proposed development is compatible with adjacent development and

development in the area;

The existing West Prep Academy was approved as part of a Rezoning action (Z-96-95) in

1995. The proposed addition will replace portable classrooms with a permanent

structure, and provide much needed additional parking for staff and visitors. Staff finds therequested Waiver of Standards for a portion of the landscape buffer to be minor in nature

and not to have a negative impact on the surrounding developments. The proposedexpansion of the West Prep Academy will continue to be compatible with adjacent

developments.

2. The proposed development is consistent with the General Plan, this Title, the Design

Standards Manual, the Landscape, Wall and Buffer Standards, and other duly-

adopted city plans, policies and standards;


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Staff Report Page Ten


The proposed development is consistent with the proposed General Plan Amendment of

PF (Public Facilities) and the companion Rezoning request for C-V (Civic). The Civic

zoning district allows for the site standards to be determined through the Site DevelopmentPlan Review process. Staff has found the proposed development to be compatible and

harmonious with both the existing West Prep Academy campus and the surrounding area,

with the Waiver of the Landscape Buffer requirement for a portion of the LandscapeBuffer along Lake Mead Boulevard to be minor in nature and not having a negative impact

on the proposed site or surrounding area.

3. Site access and circulation do not negatively impact adjacent roadways or

neighborhood traffic;

Site access will not change from its current configuration with the exception of the

addition of a paved fire access lane that will also serve as a school bus access lane for anew loading and unloading zone to be constructed along the southern edge of the subject

site in conjunction with the elementary addition. The existing site circulation and proposed

school bus loading and unloading zone will not negatively impact adjacent roadways orneighborhood traffic. In addition, the additional 65 parking stalls being added as part of

this campus addition will alleviate the street parking along Saphire Stone Avenue by staff

and visitors.

4. Building and landscape materials are appropriate for the area and for the City;

The proposed building materials are appropriate for the City and include cement, plaster,

split face veneer, stucco, composite materials, and metal trimming and roofing. Landscapematerials proposed include Holly Oak trees, Texas Ranger shrubs, and sod for a play field.

These materials are compatible with our desert environment and appropriate for aneducational facility.

5. Building elevations, design characteristics and other architectural and aesthetic

features are not unsightly, undesirable, or obnoxious in appearance; create an

orderly and aesthetically pleasing environment; and are harmonious and compatible

with development in the area;

The building elevations depict sufficient contrasts of texture and color, with varied

materials for enhanced visual interest, and demonstrate a building that is aestheticallycompatible with the existing school facility as well as the surrounding residential and

commercial developments. Careful attention was paid to the existing school site and howbest to integrate the new elementary school building and bus loading zone to create one

harmonious campus that will look as though it was constructed in one phase instead of

two.

6. Appropriate measures are taken to secure and protect the public health, safety and

general welfare.


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NE

Staff Report Page Eleven


The proposed development is subject to permit review and inspection, thereby protecting

the publics health, safety and general welfare.

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 14

NOTICES MAILED 395 - GPA-61258 and ZON-61259

395 - SDR-61267

APPROVALS 0

PROTESTS 0


59/690

GPA-61258


60/690

GPA-61258


61/690

A

AA

AA

AA

AA

AA

AA

AA

AA

A

AA

A

AA

A

A

A

A

A

A

AAA

A

AA

AA

A

AA

A

A

A

A

A

GPA-61258


62/690


63/690


64/690


65/690


66/690

AAA

GPA-61258ZO

N-61259andSDR-61267


67/690

AAA

G P A 6 1 2 5 8 Z

O N 6 1 2 5 9 a n d S

D R 6 1 2 6 7


68/690


69/690

GPA-61258[PRJ-6

1257]-GENERALPLAN

AMENDMENT

RELATED

TO

ZON-61259ANDS

DR-61267-

APPLICANT/OWNE

R:SCHOOLBOARDOFT

RUSTEES

SOUTHEASTCORN

EROFLAKEMEADBOUL

EVARDANDPINKROSE

STREET

09/22/15


70/690

GPA-61258[PRJ-6

1257]-GENERALPLAN

AMENDMENT

RELATED

TO

ZON-61259ANDS

DR-61267-

APPLICANT/OWNE

R:SCHOOLBOARDOFT

RUSTEES

SOUTHEASTCORN

EROFLAKEMEADBOUL

EVARDANDPINKROSE

STREET

09/22/15


71/690

GPA-61258[PRJ-6

1257]-GENERALPLAN

AMENDMENT

RELATED

TO

ZON-61259ANDS

DR-61267-

APPLICANT/OWNE

R:SCHOOLBOARDOFT

RUSTEES

SOUTHEASTCORN

EROFLAKEMEADBOUL

EVARDANDPINKROSE

STREET

09/29/15


72/690

GPA-61258[PRJ-6

1257]-GENERALPLAN

AMENDMENT

RELATED

TO

ZON-61259ANDS

DR-61267-

APPLICANT/OWNE

R:SCHOOLBOARDOFT

RUSTEES

SOUTHEASTCORN

EROFLAKEMEADBOUL

EVARDANDPINKROSE

STREET

09/29/15


73/690

GPA-61258[PRJ-6

1257]-GENERALPLAN

AMENDMENT

RELATED

TO

ZON-61259ANDS

DR-61267-

APPLICANT/OWNE

R:SCHOOLBOARDOFT

RUSTEES

SOUTHEASTCORN

EROFLAKEMEADBOUL

EVARDANDPINKROSE

STREET

09/29/15


74/690

GPA-61258[PRJ-6

1257]-GENERALPLAN

AMENDMENT

RELATED

TO

ZON-61259ANDS

DR-61267-

APPLICANT/OWNE

R:SCHOOLBOARDOFT

RUSTEES

SOUTHEASTCORN

EROFLAKEMEADBOUL

EVARDANDPINKROSE

STREET

09/29/15


75/690

GPA-61258[PRJ-6

1257]-GENERALPLAN

AMENDMENT

RELATED

TO

ZON-61259ANDS

DR-61267-

APPLICANT/OWNE

R:SCHOOLBOARDOFT

RUSTEES

SOUTHEASTCORN

EROFLAKEMEADBOUL

EVARDANDPINKROSE

STREET

09/29/15


76/690

GPA-61258[PRJ-6

1257]-GENERALPLAN

AMENDMENT

RELATED

TO

ZON-61259ANDS

DR-61267-

APPLICANT/OWNE

R:SCHOOLBOARDOFT

RUSTEES

SOUTHEASTCORN

EROFLAKEMEADBOUL

EVARDANDPINKROSE

STREET

09/29/15


77/690

GPA-61258[PRJ-6

1257]-GENERALPLAN

AMENDMENT

RELATED

TO

ZON-61259ANDS

DR-61267-

APPLICANT/OWNE

R:SCHOOLBOARDOFT

RUSTEES

SOUTHEASTCORN

EROFLAKEMEADBOUL

EVARDANDPINKROSE

STREET

09/29/15


78/690

GPA-61258[PRJ-6

1257]-GENERALPLAN

AMENDMENT

RELATED

TO

ZON-61259ANDS

DR-61267-

APPLICANT/OWNE

R:SCHOOLBOARDOFT

RUSTEES

SOUTHEASTCORN

EROFLAKEMEADBOUL

EVARDANDPINKROSE

STREET

09/29/15


79/690

GPA-61258, ZON-61259 and SDR-61267


80/690

GPA-61258, ZON-61259 and SDR-61267


81/690

Agenda Item No.:47.





SUBJECT:ZON-61259 - REZONING RELATED TO GPA-61258 - PUBLIC HEARING -

APPLICANT/OWNER: SCHOOL BOARD OF TRUSTEES - For possible action on a requestfor a Rezoning FROM: R-E (RESIDENCE ESTATES) TO: C-V (CIVIC) on 4.85 acres at the

southeast corner of Lake Mead Boulevard and Pink Rose Street (APN 139-21-314-001), Ward 5

(Barlow) [PRJ-61257]. Staff recommends APPROVAL.

C.C.: 11/18/2015




RECOMMENDATION:

Staff recommends APPROVAL

BACKUP DOCUMENTATION:1. Consolidated Backup

2. Location and Aerial Maps - ZON-61259 and SDR-61267 [PRJ-61257]3. Supporting Documentation


82/690



paper use, backup









83/690


84/690


85/690

ZON-61259


86/690

ZON-61259


87/690

A

AA

AA

AA

AA

AA

AA

AA

AA

A

AA

A

AA

A

A

A

A

A

A

AAA

A

AA

AA

A

AA

A

A

A A

A

ZON-61259


88/690

Agenda Item No.:48.





SUBJECT:SDR-61267 - SITE DEVELOPMENT PLAN REVIEW RELATED TO GPA-61258 AND ZON-

61259 - PUBLIC HEARING - APPLICANT/OWNER: SCHOOL BOARD OF TRUSTEES -For possible action on a request for a Site Development Plan Review FOR A PROPOSED

55,000 SQUARE-FOOT BUILDING FOR A PUBLIC SCHOOL, PRIMARY USE on 4.85

acres at the southeast corner of Lake Mead Boulevard and Pink Rose Street (APN 139-21-314-

001), R-E (Residence Estates) Zone [PROPOSED: C-V (Civic) Zone], Ward 5 (Barlow) [PRJ-

61257]. Staff recommends APPROVAL.

C.C.: 11/18/2015




RECOMMENDATION:Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:1. Consolidated Backup

2. Supporting Documentation


89/690



paper use, backup









90/690

SDR-61267


91/690

SDR-61267


92/690

Agenda Item No.:49.





SUBJECT:MOD-61039 - SUMMERLIN MAJOR MODIFICATION - PUBLIC HEARING - APPLICANT:

PULTE HOMES OF NEVADA, ET AL - OWNER: HOWARD HUGHES COMPANY, LLC,ET AL - For possible action on a request for a Summerlin Major Modification of an approved

Development Plan for Village 26 on 300.16 acres at the northwest corner of Lake Mead

Boulevard and Clark County 215 (APNs 137-13-101-007 and 008; 137-14-501-004; and 137-14-

601-002), P-C (Planned Community) Zone, Ward 4 (Anthony) [PRJ-60662]. Staff recommends

APPROVAL.

C.C.: 11/18/2015




RECOMMENDATION:Staff recommends APPROVAL

BACKUP DOCUMENTATION:1. Location and Aerial Maps - MOD-61039 and TMP-60968 [PRJ-60662]

2. Conditions and Staff Report - MOD-61039 and TMP-60968 [PRJ-60662]3. Supporting Documentation - MOD-61039 and TMP-60968 [PRJ-60662]4. Photo(s) - MOD-61039 and TMP-60968 [PRJ-60662]

5. Justification Letter

6. Approval Letter from the Summerlin Design Review Committee


93/690


94/690


95/690

MOD-61039 and TMP-60968 [PRJ-60662]

SS


PLANNING COMMISSION MEETING DATE: OCTOBER 13, 2015DEPARTMENT: PLANNINGITEM DESCRIPTION: APPLICANT: PULTE HOMES OF NEVADA, ET AL - OWNER:

HOWARD HUGHES COMPANY, LLC, ET AL


CASE


REQUIRED FOR

APPROVAL

MOD-61039 Staff recommends APPROVAL.

TMP-60698 Staff recommends APPROVAL, subject to conditions: MOD-61039

** CONDITIONS **

TMP-60698 CONDITIONS

Planning

1. Approval of the Tentative Map shall be for no more than four (4) years. If a Final Map is

not recorded on all or a portion of the area

Date post:	13-Feb-2018
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