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COMMISSIONERS
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This meeting has been properly noticed and posted at the following locations:
City Hall, 495 South Main Street, 1st Floor
Clark County Government Center, 500 South Grand Central Parkway
Grant Sawyer Building, 555 East Washington Avenue
City of Las Vegas Development Services Center, 333 North Rancho Drive
ACTIONS:
ALL ACTIONS EXCEPT GENERAL PLAN AMENDMENTS, REZONINGS AND RELATED CASES
THERETO ARE FINAL UNLESS AN APPEAL IS FILED BY THE APPLICANT OR AN
AGGRIEVED PERSON, OR A REVIEW IS REQUESTED BY A MEMBER OF THE CITY
COUNCIL WITHIN TEN DAYS AND PAYMENT OF THOSE COSTS SHALL BE MADE UPON
FILING OF THE APPLICATION.
ANY ITEM LISTED IN THIS AGENDA MAY BE TAKEN OUT OF ORDER IF SO REQUESTED
BY THE APPLICANT, STAFF, OR A MEMBER OF THE PLANNING COMMISSION AND
AGREED TO BY THE PLANNING COMMISSION. THE PLANNING COMMISSION MAY
IMPOSE TIME LIMITATIONS, AS NECESSARY, ON THOSE PERSONS WISHING TO BE
HEARD ON ANY AGENDAED ITEM.
Special Planning Commission October 18, 2016 - Page 1
Staff will present each item to the Commission in order as shown on the agenda, along with a recommendation and
suggested conditions of approval, if appropriate.
2.
The applicant is asked to be at the public microphone during the staff presentation. When the staff presentation is
complete, the applicant should state his name and address, and indicate whether or not he accepts staffs conditions of
approval.
3.
If areas of concern are known in advance, or if the applicant does not accept staffs condition, the applicant or his
representative is invited to make a brief presentation of his item with emphasis on any items of concern.
4.
Persons other than the applicant who support the request are invited to make brief statements after the applicant. If
more than one supporter is present, comments should not be repetitive. A representative is welcome to speak and
indicate that he speaks for others in the audience who share his view.
5.
Objectors to the item will be heard after the applicant and any other supporters. All who wish to speak will be heard,
but in the interest of time it is suggested that representatives be selected who can summarize the views of any groups
of interested parties.
6.
After all objectors input has been received; the applicant will be invited to respond to any new issues raised.
7.
Following the applicants response, the public hearing will be closed; Commissioners will discuss the item amongst
themselves, ask any questions they feel are appropriate, and proceed to a motion and decision on the matter.
8.
Letters, petitions, photographs and other submissions to the Commission will be retained for the record. Large maps,
models and other materials may be displayed to the Commission from the microphone area, but need not be handed in
for the record unless requested by the Commission.
As a courtesy, we would ask those not speaking to be seated and not interrupt the speaker or the Commission. We appreciate
your courtesy and hope you will help us make your visit with the Commission a good and fair experience.
BUSINESS ITEMS:
1.
CALL TO ORDER
2.
3.
ROLL CALL
4.
PUBLIC COMMENT DURING THIS PORTION OF THE AGENDA MUST BE LIMITED TO MATTERS ON THE
AGENDA FOR ACTION. IF YOU WISH TO BE HEARD, COME TO THE PODIUM AND GIVE YOUR NAME FOR
THE RECORD. THE AMOUNT OF DISCUSSION, AS WELL AS THE AMOUNT OF TIME ANY SINGLE
SPEAKER IS ALLOWED, MAY BE LIMITED
5.
FOR POSSIBLE ACTION - Any Items from the Planning Commission, staff and/or the applicant wish to be stricken or
held in abeyance to a future meeting may be brought forward and acted upon at this time.
CONSENT ITEMS:
CONSENT ITEMS ARE CONSIDERED ROUTINE BY THE PLANNING COMMISSION AND MAY BE ENACTED BY ONE
MOTION. HOWEVER, ANY ITEM MAY BE DISCUSSED IF A COMMISSION MEMBER OR APPLICANT SO DESIRES.
ABEYANCE - MOD-63600 - MAJOR MODIFICATION - PUBLIC HEARING - APPLICANT: 180 LAND CO,
LLC - OWNER: SEVENTY ACRES, LLC, ET AL - For possible action on a request for a Major Modification of the
1990 Peccole Ranch Master Plan TO AMEND THE NUMBER OF ALLOWABLE UNITS, TO CHANGE THE LAND
USE DESIGNATION OF PARCELS COMPRISING THE CURRENT BADLANDS GOLF COURSE, TO PROVIDE
STANDARDS FOR REDEVELOPMENT OF SUCH PARCELS AND TO REFLECT THE AS-BUILT CONDITION OF
THE REMAINING PROPERTIES on 1,569.60 acres generally located east of Hualapai Way, between Alta Drive and
Sahara Avenue (APNs Multiple), Ward 2 (Beers) [PRJ-63491]. Staff recommends APPROVAL.
7.
8.
ABEYANCE - ZON-63601 - REZONING RELATED TO MOD-63600 AND GPA-63599 - PUBLIC HEARING APPLICANT/OWNER: 180 LAND CO, LLC, ET AL - For possible action on a request for a Rezoning FROM: R-PD7
(RESIDENTIAL PLANNED DEVELOPMENT - 7 UNITS PER ACRE) TO: R-E (RESIDENCE ESTATES) AND R-4
(HIGH DENSITY RESIDENTIAL) ON 248.79 ACRES AND FROM: PD (PLANNED DEVELOPMENT) TO: R-4
(HIGH DENSITY RESIDENTIAL) on 2.13 acres at the southwest corner of Alta Drive and Rampart Boulevard (APNs
138-31-702-002; 138-31-801-002 and 003; 138-32-202-001; and 138-32-301-005 and 007), Ward 2 (Beers) [PRJ-63491].
Staff recommends APPROVAL.
9.
ABEYANCE - DIR-63602 - DIRECTOR'S BUSINESS RELATED TO MOD-63600 - PUBLIC HEARING APPLICANT/OWNER: 180 LAND CO, LLC, ET AL - For possible action on a request for a Development Agreement
between 180 Land Co. LLC, et al. and the City of Las Vegas on 250.92 acres at the southwest corner of Alta Drive and
Rampart Boulevard (APNs 138-31-702-002; 138-31-801-002 and 003; 138-32-202-001; and 138-32-301-005 and 007),
Ward 2 (Beers) [PRJ-63491]. Staff recommends APPROVAL.
10.
11.
ABEYANCE - ZON-62392 - REZONING RELATED TO GPA-62387 - PUBLIC HEARING APPLICANT/OWNER: SEVENTY ACRES, LLC - For possible action on a request for a Rezoning FROM: R-PD7
(RESIDENTIAL PLANNED DEVELOPMENT - 7 UNITS PER ACRE) TO: R-4 (HIGH DENSITY RESIDENTIAL) on
17.49 acres at the southwest corner of Alta Drive and Rampart Boulevard (APN 138-32-301-005), Ward 2 (Beers) [PRJ62226]. Staff recommends APPROVAL.
12.
ABEYANCE - SDR-62393 - SITE DEVELOPMENT PLAN REVIEW RELATED TO GPA-62387 AND ZON62392 - PUBLIC HEARING - APPLICANT/OWNER: SEVENTY ACRES, LLC - For possible action on a request
for a Site Development Plan Review FOR A PROPOSED 720-UNIT MULTI-FAMILY RESIDENTIAL
(CONDOMINIUM) DEVELOPMENT CONSISTING OF FOUR, FOUR-STORY BUILDINGS on 17.49 acres at the
southwest corner of Alta Drive and Rampart Boulevard (APN 138-32-301-005), R-PD7 (Residential Planned
Development - 7 Units per Acre) Zone [PROPOSED: R-4 (High Density Residential)], Ward 2 (Beers) [PRJ-62226].
Staff recommends APPROVAL.
Special Planning Commission October 18, 2016 - Page 3
CITIZENS PARTICIPATION:
13.
CITIZENS PARTICIPATION: PUBLIC COMMENT DURING THIS PORTION OF THE AGENDA MUST BE
LIMITED TO MATTERS WITHIN THE JURISDICTION OF THE PLANNING COMMISSION. NO SUBJECT MAY
BE ACTED UPON BY THE PLANNING COMMISSION UNLESS THAT SUBJECT IS ON THE AGENDA AND IS
SCHEDULED FOR ACTION. IF YOU WISH TO BE HEARD, COME TO THE PODIUM AND GIVE YOUR NAME
FOR THE RECORD. THE AMOUNT OF DISCUSSION ON ANY SINGLE SUBJECT, AS WELL AS THE AMOUNT
OF TIME ANY SINGLE SPEAKER IS ALLOWED, MAY BE LIMITED
324
113
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Staff Report- MOD-63600, GPA-63599 and ZON-63601 [PRJ-63491]
3. Supporting Documentation- MOD-63600, DIR-63602, GPA-63599 and ZON-63601 [PRJ63491]
4. Photo(s) - MOD-63600, DIR-63602, GPA-63599 and ZON-63601 [PRJ-63491]
5. Justification Letter
6. 2016 Major Modification of the 1990 Amendment to the Peccole Ranch Overall Conceptual
Master Plan - MOD-63600, GPA-63599, ZON-63601 and DIR-63602 [PRJ-63491]
7. Economical and Fiscal Benefits Study - 2016 Major Modification to Peccole Ranch Master
Plan - MOD-63600, GPA-63599, ZON-63601 and DIR-63602 [PRJ-63491]
8. Zoning Verification Letter - MOD-63600, GPA-63599, ZON-63601 and DIR-63602 [PRJ63491]
9. Protest Petitions, Telephone Protest, Support Log/Letters, Protest Email and Protest/Support
Postcards - MOD-63600, GPA-63599, ZON-63601 and DIR-63602 [PRJ-63491]
10. Protest/Support Postcards, Emails and Comment Forms - MOD-63600 and DIR-63602 [PRJ63491]
11. Analysis/Statement from Peccole & Peccole, Ltd., Attorneys at Law - MOD-63600, GPA63599, ZON-63601 and DIR-63602 [PRJ-63491]
12. Revisions Tracking Charts by George Garcia - MOD-63600, GPA-63599, ZON-63601 and
DIR-63602 [PRJ-63491]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
RECOMMENDATION
MOD-63600
GPA-63599
ZON-63601
REQUIRED FOR
APPROVAL
MOD-63600
MOD-63600
GPA-63599
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
44
NOTICES MAILED
APPROVALS
PROTESTS
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** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is proposing to redevelop the 250.92 acres (referred to in the applicants
documents as the Property) that make up the Badlands Golf Course at the southwest corner of
Alta Drive and Rampart Boulevard. This area is subject to the Peccole Ranch Master Plan
(hereafter, the Plan), which was adopted under this name in 1989 and amended in 1990. Since
that time, numerous developmental changes have occurred in the Plan area without a
corresponding update to the Plan. With an aim to add residential units to the Property, the
applicant is requesting a Major Modification to the Peccole Ranch Master Plan. If approved, the
Modification would change the land use designation in the Plan of the 251 acres from Golf
Course/Drainage to Single-Family Residential and Multi-Family Residential.
The number of allowable residential units is proposed to increase by up to 844 units. An
associated development agreement proposes standards for development of the golf course
property in two categories: R-E (Residence Estates) for single-family residential uses and R-4
(High Density Residential) for multi-family uses. The Major Modification, if approved, would
provide for additional drainage infrastructure that would remove some existing properties from
federal flood plain designation. The applicant has submitted traffic and drainage studies to
support the proposed changes. With the exception of ancillary commercial uses in Development
Areas 2 and 3, no new commercial is proposed in the Plan area.
ISSUES
A Major Modification of the 1990 Peccole Ranch Master Plan is requested. It affects only
the acreage that includes the Badlands Golf Course.
The Badlands Golf Course was enlarged from the 1990 Peccole Ranch Master Plan and built
in a different location than was shown on the 1990 plan.
A General Plan Amendment (GPA-63599) is requested to change the General Plan land use
designation of the Property from PR-OS (Parks/Recreation/Open Space) to H (High Density
Residential) on the east 67.22 acres of the Property and to DR (Desert Rural Density
Residential) on the remaining 183.70 acres of the Property.
A Rezoning (ZON-63601) is requested to change the zoning designation of the Property from
R-PD7 (Residential Planned Development 7 Units per Acre) to R-4 (High Density
Residential) on the east 67.22 acres of the Property and to R-E (Residence Estates) on the
remaining 183.70 acres of the Property.
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If the Major Modification and this General Plan Amendment (GPA-63599) and Rezoning
(ZON-63601) are approved, the concurrent General Plan Amendment (GPA-62387) and
Rezoning (ZON-62392) requests would be stricken, as they would no longer be necessary.
A related Development Agreement is to contain a unique set of development standards for
the development of property in the proposed R-4 and R-E zoning districts. The analysis and
report for the Development Agreement are under a separate Directors Business item (DIR63602).
The proposed amendment would allow for up to 2,400 multi-family residential units and 200
assisted living apartments to be built on the eastern 67.22 acres of the Property.
The proposed amendment would allow for up to 75 single family residential estates
(minimum 0.5 acre) to be constructed on the western 183.70 acres of the Property.
No new commercial is proposed, except for ancillary uses associated with the multi-family
residential complex proposed in Development Areas 2 and 3 (as shown in Exhibit J-2).
No new schools are proposed within the Plan area.
ANALYSIS
The applicant has determined that the best use of the Property is not as a golf course, for various
reasons that are explained in the modification narrative. In order to redevelop the Property as
anything other than a golf course or open space, the applicant has proposed a Major Modification of
the 1990 Peccole Ranch Master Plan. Since the original approval of the reclassification of property
(Z-0017-90) that created Phase Two of the Peccole Ranch Master Plan, numerous land use
entitlements have been processed within the overall Master Plan area. Entitlements have ranged
from Site Development Plan Reviews to establish Residential Planned Development (R-PD) zoning
district development standards, to the amending of the City of Las Vegas 2020 Master Plan and City
of Las Vegas Zoning Atlas. Past land use entitlement practices have varied in respect to proposed
developments within the Peccole Ranch Master Plan Phase Two area, specifically in regards to the
means by which previous developers have been able to propose development with or without an
associated modification of the Peccole Ranch Master Plan.
Since adoption of the 1990 Peccole Ranch Master Plan, the property has been developed with
deference to the Plan. As the original Plan was intended to be implemented over a long time
horizon, it was purposely conceptually conceived to allow specific planning at the time of
development. There has been much discussion regarding the conceptual plan and its role in guiding
development. In order to address all previous entitlements on this property, to clarify intended
future development relative to existing development, and because of the acreage proposed for
development, staff has required a modification to the conceptual plan adopted in 1989 and revised
in 1990.
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would severely limit the number of new units that could be constructed in this area,
allowing for large areas of open space and reduced impact to existing developed lots
outside of the Property.
Traffic, sewer and drainage studies were completed prior to the requested entitlements to
determine the impact of proposed redevelopment of the golf course on the existing
property and on adjacent properties. The studies determine the locations where
infrastructure improvements would be necessary and appropriate.
Development standards established through the related Development Agreement will
ensure that single and multi-family development does not exceed maximum densities
determined to be compatible with the existing adjacent development. Densities decrease
as the multi-family development approaches existing and proposed single-family
development.
FINDINGS (MOD-63600)
The proposed Modification is sensitive to existing single-family and multi-family development
on adjacent parcels. By itself, a change in designation from Golf Course/Drainage to MultiFamily Residential does not provide adequate buffering from the existing uses. However, the
associated Development Agreement provides standards for development that ensure protection of
existing single-family and multi-family development on the adjacent lots outside of the Property.
Approximately 20 percent of Development Areas 1, 2 and 3 and 60 percent of Development
Area 4 will consist of open space, providing amenities for future residents while preserving a key
characteristic of the existing land use. Staff therefore recommends approval of the proposed
Major Modification.
FINDINGS (GPA-63599)
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 compatible
with the existing adjacent land use designations,
The Peccole Ranch Master Plan must be modified to change the land use designation from
Golf Course/Drainage to Multi-Family Residential and Single-Family Residential prior to
approval of the proposed General Plan Amendment to H (High Density Residential) and
DR (Desert Rural Density Residential). If approved, the associated densities would be in
conformance with the Peccole Ranch Master Plan as amended. The proposed H (High
Density Residential) portion is located adjacent to a General Tourist Commercial
classification, which also allows densities greater than 25.5 dwelling units per acre. The
existing ML (Medium Low Density Residential) designation on the existing lots outside
the Property allows up to 8.49 dwelling units per acre; this area would be buffered from
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intense development by no-build and transition zones as proposed through the associated
Development Agreement. The existing lots are smaller in size and of comparable intensity
than those proposed in the DR portion of the Property.
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 Amendment to DR (Desert Rural Density Residential) and H
(High Density Residential) would allow for R-E (Residence Estates) and R-4 (High
Density Residential) zoning districts, which will be compatible with the existing R-PD7
and R-PD10 zoning districts given the restrictions established by the associated
Development Agreement.
3.
4.
The proposed amendment conforms to other applicable adopted plans and policies
that include approved neighborhood plans.
The proposed General Plan Amendment does not conform to the 1990 Peccole Ranch
Master Plan, which designates the site for Golf Course/Drainage land uses. With
approval of a proposed Major Modification to the Peccole Ranch Master Plan, the
proposed General Plan Amendment would conform to this plan.
FINDINGS (ZON-63601)
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.
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zoning district would conform to the General Plan. Likewise, with approval of a General
Plan Amendment to DR (Desert Rural Density Residential), the proposed Rezoning to R-E
(Residence Estates) would conform to 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 proposed R-E zoning district would allow for low-density single-family dwellings and
related uses; however, the applicant proposes even lower densities than Title 19 through
the associated Development Agreement to maintain compatibility with the adjacent singlefamily uses. The proposed R-4 zoning district would allow for a range of multi-family
dwelling units with potentially unlimited density; through the associated Development
Agreement, the applicant will limit densities to be compatible with the existing multifamily development to the north. In addition, the Development Agreement provides for
additional commercial uses in the R-4 zoning district that are not normally permitted by
Title 19 except through a Special Use Permit. Alcohol-related uses will require a Special
Use Permit. These uses would be ancillary to the proposed residential development and
would not be a primary use of property.
3.
Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
The current R-PD7 (Residential Planned Development 7 Units per Acre) zoning does not
allow for high density multi-family residential development. Rezoning to an R-PD district
of any density is no longer available under the Unified Development Code. Higher
residential densities are appropriately located adjacent to Major Arterial roadways and
commercial activities. The proposed R-E (Residence Estates) zoning district would ensure
that any development adjacent to existing single-family uses would have a minimal impact
to residents.
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.
Alta Drive, designated as a Major Collector and Rampart Boulevard, Charleston
Boulevard and Hualapai Way, designated as a Primary Arterials by the Master Plan of
Streets and Highways, are adequate in size to address the requirements of the proposed
R-E and R-4 zoning districts.
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BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc.
The Board of City Commissioners approved the Annexation (A-0018-80) of
2,243 acres bounded by Sahara Avenue on the south, Hualapai Way on the
12/17/80
west, Ducharme Avenue on the north and Durango Drive on the east. The
annexation became effective on 12/26/80.
The Board of City Commissioners approved a General Plan Amendment
(Agenda Item IX.B) to expand the Suburban Residential Land Use category
and add the Rural Density Residential category generally located north of
Sahara Avenue, west of Durango Drive.
04/15/81
The Board of City Commissioners approved a Generalized Land Use Plan
(Agenda Item IX.C) for residential, commercial and public facility uses on the
Peccole property and the south portion of Angel Park lying within city limits.
The maximum density of this plan was 24 dwelling units per acre.
The Board of City Commissioners approved a Rezoning (Z-0034-81) from NU (Non-Urban) to R-1 (Single Family Residence), R-2 (Two Family
Residence), R-3 (Limited Multiple Residence), R-MHP (Residential Mobile
Home Park), R-PD7 (Residential Planned Development), R-PD8 (Residential
05/20/81
Planned Development), P-R (Professional Offices and Parking), C-1 (Limited
Commercial), C-2 (General Commercial) and C-V (Civic) generally located
north of Sahara Avenue, south of Westcliff Drive and extending two miles
west of Durango Drive. The Planning Commission and staff recommended
approval.
The City Council approved the Master Development Plan for Venetian
Foothills on 1,923 acres generally located north of Sahara Avenue between
Durango Drive and Hualapai Way. The Planning Commission and staff
recommended approval. This plan included two 18-hole golf courses and a
106-acre regional shopping center. [Venetian Foothills Master Development
Plan]
05/07/86
The City Council approved a Rezoning (Z-0030-86) to reclassify property
from N-U (Non-Urban) (under Resolution of Intent) to R-PD4 (Residential
Planned Development), P-R (Professional Offices and Parking), C-1 (Limited
Commercial), and C-V (Civic) on 585.00 acres generally located north of
Sahara Avenue between Durango Drive and Hualapai Way. The Planning
Commission and staff recommended approval. [Venetian Foothills Phase
One]
The City Council considered and approved a revised master development plan
for the subject site and renamed it Peccole Ranch to include 1,716.30 acres.
02/15/89
Phase One of the Plan is generally located south of Charleston Boulevard,
west of Fort Apache Road. Phase Two of the Plan is generally located north
of Charleston Boulevard, west of Durango Drive, and south of Charleston
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Pre-Application Meeting
Multiple meetings were held with the applicant to discuss the proposed development and its
impacts, and the timelines and requirements for application submittal.
Neighborhood Meeting
A neighborhood meeting was held at the Suncoast Hotel and Casino, 9090
Alta Drive, Las Vegas. There were 11 members of the development team,
183 members of the public, one Department of Planning staff member and
one City Councilperson in attendance.
3/28/16
After attendees signed in, they were offered a welcome letter and a hard copy
of the video presentation. The developers representative prefaced the
presentation of the development proposal by explaining that the golf course
will eventually be removed due to high maintenance costs and that changing
the zoning is a way to preserve the low density of the neighborhood but also
to increase demand for housing and commercial services in the area. The
representative answered residents questions for 40 minutes, and then invited
those in attendance to visit any of four stations where large informational
boards were set up and additional questions could be asked of the
development team. Comment cards addressed to the Department of Planning
were placed on tables for attendees to pick up.
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Neighborhood Meeting
Concerns included the following:
Residents purchased homes with the understanding that the golf
course would remain.
Excavation: Grading cuts and fills would use existing earthwork
material, and therefore there would not be trucks moving dirt in and
out of the development.
The development agreement calls for 24-hour construction, which
raised concerns over noise. A provision would be added that no noise
would be generated during regular nighttime hours.
Adding over 3,000 units would strain water resources and raise fire
and flood insurance premiums.
04/04/16
10/06/16
10/07/16
Field Check
03/03/16
The overall site includes a mix of various uses, including single family
residential of varying density, multi-family residential, schools, parks and
other civic uses, neighborhood commercial and a 27-hole public golf course.
A majority of the single family residential areas situated around the golf
course are gated.
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Surrounding
Property
Subject Property
North
Single Family,
Detached
South
Single Family,
Detached
ML (Medium Low
Density Residential)
Single Family,
Attached
Multi-Family
Residential
Shopping Center
Office, Other Than
Listed
East
ML (Medium Low
Density Residential)
M (Medium Density
Residential)
SC (Service
Commercial)
Utility Installation
GC (General
Commercial)
PF (Public Facilities)
Single Family,
Attached
M (Medium Density
Residential)
Mixed Use
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Surrounding
Property
West
Golf Course
Multi-Family
Residential
Planned or Special
Existing Zoning District
Land Use Designation
SF2 (Single Family
Detached 6 Units per
Acre)
P (Parks/Open Space) P-C (Planned Community)
MF2 (Medium Density
Multi-family 21 Units
per Acre)
Compliance
Y
Compliance
Y
Y
Compliance
Y
N/A
Y
Y
Remaining Allowable
Units
0
1831
Area
(acres)
1
2
3
17.49
20.69
29.03
4
TOTAL
Multi-Family Residential
Multi-Family Residential
Multi-Family Residential
Single-Family
183.71
Residential
250.92
Proposed
General
Plan
H
H
H
DR
Proposed Max.
Zoning Dwelling
Units
R-4
720
R-4
1880
R-4
R-E
Max.
Density
(du/ac)
41.2
37.8
75
0.41
2675
10.7
*Established through the associated Development Agreement (DIR-63602) and provided here by reference.
**Proposed through a Major Modification of the Peccole Ranch Master Plan (MOD-63600)
Proposed through the associated General Plan Amendment (GPA-63599)
Proposed through the associated Rezoning (ZON-63601)
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DEVELOPMENT STANDARDS
Pursuant to the related Development Agreement (DIR-63602) for redevelopment of the
250.92-acre golf course (the Property), the following standards would apply if approved:
Proposed R-4 lots:
Standard
Min. Lot Size
Min. Lot Width
Dwelling Units per Acre
Min. Setbacks:
Front
Side
Corner
Rear
Standard
Adjacency Setbacks
(from PL shared with existing
development outside of the
Property):
Title 19 Standards
7,000 SF
N/A
Limited only by height
and underlying General
Plan designation
Proposed
7,000 SF
N/A
41.2 du/ac (Development Area 1)
37.8 du/ac (Development Areas 2
& 3)
10 Feet
5 Feet
5 Feet
20 Feet
10 Feet
5 Feet
5 Feet
10 Feet
Title 19 Standards
Proposed
60 feet from the PL of any
existing single-family dwelling
(7.49 du/ac or less)
50 feet from the PL of any
existing residential dwelling
(greater than 7.49 du/ac)
10 feet from the PL of any
commercial use
In all cases, Title 19.06.040
Residential Adjacency
Standards shall be met
75 feet from the PL of any
existing single family lot located
outside the Property; no buildings
permitted in this area
N/A
Unlimited
N/A
N/A
N/A
55 Feet
55 Feet
75 Feet
150 Feet
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Standard
Title 19 Standards
N/A
Standard
Proposed
Buildings within the area 75 feet
inward from the No Building
Structure Zone shall not exceed
the height of the tallest existing
adjacent residence located outside
the Property
Height of the principal dwelling
unit
Mech. Equipment
Title 19 Standards
Screened, Gated, w/ a
Roof or Trellis
Screened
Proposed
Screened, Gated, w/ a Roof or
Trellis
Screened
Title 19 Standards
Proposed
20,000 SF (no lot is to be
smaller than any existing lot
outside of the Property)
100 Feet
0.41 du/ac
1
50% - 1 acre lot
33% - 3 acre lot
25% - 5 acre lot
25% - >5 acre lot
Proportional other lot sizes
Trash Enclosure
20,000 SF
100 Feet
2.18 du/ac
1
N/A
50 Feet
30 Feet
10 Feet
15 Feet
35 Feet
Same as above
50 Feet
30 Feet
10 Feet
15 Feet
35 Feet
Must meet buildable area
restrictions
SS
Standard
Adjacency Setbacks
(from PL shared with existing
development outside of the
Property):
Title 19 Standards
N/A
Proposed
60 feet from the PL of any
existing single-family
dwelling (7.49 du/ac or less)
50 feet from the PL of any
existing residential dwelling
(greater than 7.49 du/ac)
10 feet from the PL of any
commercial use
15 Feet
10 Feet
10 Feet
N/A
N/A
3 Stories over Basement/50
Feet
2 Stories/35 Feet
2 Stories/35 Feet,
whichever is less
15-foot setback to side,
rear and corner side PL
from posts
Existing Zoning
Permitted Density
Units Allowed
R-PD7 (Residential Planned
Development 7 Units per
7.49 du/ac
1,879
Acre)
Proposed Zoning
Permitted Density (proposed)
Units Allowed
R-4 (High Density
Unlimited, except by height
Limited by height
Residential)*
R-E (Residence Estates)*
0.41 du/ac
75
Existing General Plan
Permitted Density
Units Allowed
PR-OS
(Parks/Recreation/Open
N/A
None
Space)
Proposed General Plan
Permitted Density
Units Allowed
H (High Density Residential)
Unlimited
Unlimited
DR (Desert Rural Density
2.49 du/ac
457
Residential)
*The R-4 and R-E Districts are as proposed by the Major Modification.
SS
Street Name
Functional
Classification of
Street(s)
Rampart Boulevard
Primary Arterial
Alta Drive
Major Collector
Charleston Boulevard
Primary Arterial
Hualapai Way
Primary Arterial
Governing Document
Master Plan of Streets
and Highways Map
Master Plan of Streets
and Highways Map
Master Plan of Streets
and Highways Map
Master Plan of Streets
and Highways Map
Actual
Street Width
(Feet)
Compliance
with Street
Section
100
84
130
98
SS
MOD-63600
MOD-63600
MOD-63600
MOD-63600
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MOD-63600 [PRJ-63491] - MAJOR MODIFICATION RELATED TO GPA-63599, ZON-63601 AND DIR63602 - APPLICANT: 180 LAND CO, LLC - OWNER: SEVENTY ACRES, LLC, ET AL
EAST OF HUALAPAI WAY, BETWEEN ALTA DRIVE AND SAHARA AVENUE & SOUTHWEST CORNER OF
ALTA DRIVE AND RAMPART BOULEVARD
03/03/16
MOD-63600 [PRJ-63491] - MAJOR MODIFICATION RELATED TO GPA-63599, ZON-63601 AND DIR63602 - APPLICANT: 180 LAND CO, LLC - OWNER: SEVENTY ACRES, LLC, ET AL
EAST OF HUALAPAI WAY, BETWEEN ALTA DRIVE AND SAHARA AVENUE & SOUTHWEST CORNER OF
ALTA DRIVE AND RAMPART BOULEVARD
03/03/16
MOD-63600 [PRJ-63491] - MAJOR MODIFICATION RELATED TO GPA-63599, ZON-63601 AND DIR63602 - APPLICANT: 180 LAND CO, LLC - OWNER: SEVENTY ACRES, LLC, ET AL
EAST OF HUALAPAI WAY, BETWEEN ALTA DRIVE AND SAHARA AVENUE & SOUTHWEST CORNER OF
ALTA DRIVE AND RAMPART BOULEVARD
03/03/16
MOD-63600 [PRJ-63491] - MAJOR MODIFICATION RELATED TO GPA-63599, ZON-63601 AND DIR63602 - APPLICANT: 180 LAND CO, LLC - OWNER: SEVENTY ACRES, LLC, ET AL
EAST OF HUALAPAI WAY, BETWEEN ALTA DRIVE AND SAHARA AVENUE & SOUTHWEST CORNER OF
ALTA DRIVE AND RAMPART BOULEVARD
03/03/16
MOD-63600 [PRJ-63491] - MAJOR MODIFICATION RELATED TO GPA-63599, ZON-63601 AND DIR63602 - APPLICANT: 180 LAND CO, LLC - OWNER: SEVENTY ACRES, LLC, ET AL
EAST OF HUALAPAI WAY, BETWEEN ALTA DRIVE AND SAHARA AVENUE & SOUTHWEST CORNER OF
ALTA DRIVE AND RAMPART BOULEVARD
03/03/16
MOD-63600 [PRJ-63491] - MAJOR MODIFICATION RELATED TO GPA-63599, ZON-63601 AND DIR63602 - APPLICANT: 180 LAND CO, LLC - OWNER: SEVENTY ACRES, LLC, ET AL
EAST OF HUALAPAI WAY, BETWEEN ALTA DRIVE AND SAHARA AVENUE & SOUTHWEST CORNER OF
ALTA DRIVE AND RAMPART BOULEVARD
03/03/16
MOD-63600 [PRJ-63491] - MAJOR MODIFICATION RELATED TO GPA-63599, ZON-63601 AND DIR63602 - APPLICANT: 180 LAND CO, LLC - OWNER: SEVENTY ACRES, LLC, ET AL
EAST OF HUALAPAI WAY, BETWEEN ALTA DRIVE AND SAHARA AVENUE & SOUTHWEST CORNER OF
ALTA DRIVE AND RAMPART BOULEVARD
03/03/16
MOD-63600 [PRJ-63491] - MAJOR MODIFICATION RELATED TO GPA-63599, ZON-63601 AND DIR63602 - APPLICANT: 180 LAND CO, LLC - OWNER: SEVENTY ACRES, LLC, ET AL
EAST OF HUALAPAI WAY, BETWEEN ALTA DRIVE AND SAHARA AVENUE & SOUTHWEST CORNER OF
ALTA DRIVE AND RAMPART BOULEVARD
03/03/16
MOD-63600 [PRJ-63491] - MAJOR MODIFICATION RELATED TO GPA-63599, ZON-63601 AND DIR63602 - APPLICANT: 180 LAND CO, LLC - OWNER: SEVENTY ACRES, LLC, ET AL
EAST OF HUALAPAI WAY, BETWEEN ALTA DRIVE AND SAHARA AVENUE & SOUTHWEST CORNER OF
ALTA DRIVE AND RAMPART BOULEVARD
03/03/16
MOD-63600 [PRJ-63491] - MAJOR MODIFICATION RELATED TO GPA-63599, ZON-63601 AND DIR63602 - APPLICANT: 180 LAND CO, LLC - OWNER: SEVENTY ACRES, LLC, ET AL
EAST OF HUALAPAI WAY, BETWEEN ALTA DRIVE AND SAHARA AVENUE & SOUTHWEST CORNER OF
ALTA DRIVE AND RAMPART BOULEVARD
03/03/16
MOD-63600 [PRJ-63491] - MAJOR MODIFICATION RELATED TO GPA-63599, ZON-63601 AND DIR63602 - APPLICANT: 180 LAND CO, LLC - OWNER: SEVENTY ACRES, LLC, ET AL
EAST OF HUALAPAI WAY, BETWEEN ALTA DRIVE AND SAHARA AVENUE & SOUTHWEST CORNER OF
ALTA DRIVE AND RAMPART BOULEVARD
03/03/16
MOD-63600 [PRJ-63491] - MAJOR MODIFICATION RELATED TO GPA-63599, ZON-63601 AND DIR63602 - APPLICANT: 180 LAND CO, LLC - OWNER: SEVENTY ACRES, LLC, ET AL
EAST OF HUALAPAI WAY, BETWEEN ALTA DRIVE AND SAHARA AVENUE & SOUTHWEST CORNER OF
ALTA DRIVE AND RAMPART BOULEVARD
03/03/16
MOD-63600 [PRJ-63491] - MAJOR MODIFICATION RELATED TO GPA-63599, ZON-63601 AND DIR63602 - APPLICANT: 180 LAND CO, LLC - OWNER: SEVENTY ACRES, LLC, ET AL
EAST OF HUALAPAI WAY, BETWEEN ALTA DRIVE AND SAHARA AVENUE & SOUTHWEST CORNER OF
ALTA DRIVE AND RAMPART BOULEVARD
03/03/16
MOD-63600 [PRJ-63491] - MAJOR MODIFICATION RELATED TO GPA-63599, ZON-63601 AND DIR63602 - APPLICANT: 180 LAND CO, LLC - OWNER: SEVENTY ACRES, LLC, ET AL
EAST OF HUALAPAI WAY, BETWEEN ALTA DRIVE AND SAHARA AVENUE & SOUTHWEST CORNER OF
ALTA DRIVE AND RAMPART BOULEVARD
03/03/16
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DIR-63602
Jul 12 16
09:49a
p,
7024515350
Tania Steffora
PRSBT
PA ID
Las Vegas, NV
Permil No. 1630
REEryD
JUr_
l00t
f 2 ?t16
Crry H
If you wish to file your protest or suppqfi on this requesr, chcck che
appropriate box below and return this card in an envelope wth postage to the
Department of Planning at the address listed above, fax this side of this card to
(.7O2) 461-7499 or male your commelts at ww*..lasvegasnevada.gov, If yor.r
rvould like to corltact your Council Representative, please call (1O2) 2D-6405.
case: MoD'6360
1ggg12f4o1
STEFFORA T{IA M REVOCABLE TRUST
STEFFORATANIA M TRS
301 WINDFAIR CT
LAS VEGAS NV 89',t45682
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PRSRT
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PA ID
Las Vegas, NV
Permil No, 1630
RECEIVED
E6d
JUN 2
City Hall
2 2l
If
pro(esr
rhe
appropriate box below and retum this card in an cnvelope with postage ro the
Dep:irtment of Planning at the ddress listed abovc, fax this side of this card to
(702) 464-7499 or nrake your comments at www.lasvegasnevada.gov. Ii you
would like to contact your Council Representarive, plcase call (702) 229-6405.
SUPPORT
this Request
OPPOSE
this Request
f f i
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268
109
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps
3. Supporting Documentation
3. Justification Letter - GPA-63599 and ZON-63601 [PRJ-63491]
4. Protest/Support/Concern Postcards - GPA-63599 and ZON-63601 [PRJ-63491]
GPA-63599
GPA-63599
GPA-63599
GPA-63599
GPA-63599
GPA-63599
A
A
A
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Ab
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268
109
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps - ZON-63601 and DIR-63602 [PRJ-63491]
3. Supporting Documentation
ZON-63601
ZON-63601
ZON-63601
ZON-63601
ZON-63601
ZON-63601
A
A
A
A7A
7 AA
A
Ab
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324
113
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Staff Report
3. Supporting Documentation
4. Development Agreement
DIR-63602 (PRJ-63491)
-
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
DIR-63602
RECOMMENDATION
Staff recommends APPROVAL.
REQUIRED FOR
APPROVAL
MOD-63600
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
NOTICES MAILED
6903
APPROVALS
113
PROTESTS
324
44
SS
DIR-63602 (PRJ-63491)
Staff Report Page One
October 18, 2016 - Special Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for consideration of and possible action on a Development Agreement between
the Master Developer (180 Land Company, LLC) of the 250.92-acre Badlands Golf Course
property (referred to in the Agreement as The Property, The Community or The Two
Fifty) and the City of Las Vegas. The Agreement addresses phasing, planning and restrictions
of development of the Property and the obligations of the Master Developer. The Agreement
also includes exhibits that contain design guidelines, development standards and permitted uses.
ISSUES
The proposed Development Agreement provides for the orderly redevelopment of the
Badlands Golf Course area (herein Property). At this time, a Site Development Plan
Review (SDR-62393) has only been submitted for the eastern 17.49 acres (Development
Area 1) of the Property. A Site Development Plan Review(s) is (are) necessary for the
remaining portion of the property within Development Areas 2 and 3, with review of singlefamily residential development in Development Area 4 reserved to the Master Developer.
ANALYSIS
Development Agreement
The Agreement begins with a preamble containing recitals followed by division into eight
sections.
Recitals
This section establishes that 180 Land Company, LLC is Master Developer of the Property,
defined as the land on which the Badlands Golf Course is currently operated, and that the Master
Developer intends to repurpose the Property in a manner that is complementary and compatible
with adjacent uses due to the alleged infeasibility of maintaining the golf course as it presently
exists. As a result of development of the Property, the City of Las Vegas will receive assurances
with regard to phasing, timing and orderly development and infrastructure improvements.
Section One: Definitions
This section assigns specific meanings to the terms used throughout the Agreement for
consistency and the understanding of both parties.
SS
DIR-63602 (PRJ-63491)
Staff Report Page Two
October 18, 2016 - Special Planning Commission Meeting
Of note in this section is the meaning of certain pre-development terms such as Grading Plan,
Master Rough which defines the terms the Master Development must accept prior to issuance of
any rough grading permit, and Master Studies, which refer to the Master Drainage Study,
Master Sanitary Sewer Study and Master Traffic Study. Each study is to be approved by the
Director of Public Works prior to the issuance of any permits except grub and clear permits
outside of FEMA (Federal Emergency Management Agency) designated flood areas, demolition
permits, and recordation of any map except PMP-64285, which would divide a large portion of
the single-family designated area of the golf course into smaller development areas. A
significant portion of this area is located in a FEMA designated flood zone.
Several definitions refer to specific documents noted as separate exhibits. These include the
following:
DIR-63602 (PRJ-63491)
Staff Report Page Three
October 18, 2016 - Special Planning Commission Meeting
The Property is to be divided into four development areas that are characterized by land use type,
zoning, density and unique standards for development. The areas are numbered southwesterly
from Alta Drive.
Proposed Development Areas*
Development
Area
Area
(acres)
1
2
3
4
TOTAL
17.49
20.69
29.03
183.71
250.92
Proposed
General
Plan
H
H
H
DR
Proposed
Zoning
R-4
R-4
R-4
R-E
Max.
Dwelling
Units
720
Max.
Density
(du/ac)
41.2
1880
37.8
75
2675
0.41
10.7
*Established through this Development Agreement (DIR-63602) and provided here by reference.
**Proposed through the associated Major Modification of the Peccole Ranch Master Plan (MOD-63600)
Proposed through the associated General Plan Amendment (GPA-63599)
Proposed through the associated Rezoning (ZON-63601)
SS
DIR-63602 (PRJ-63491)
Staff Report Page Four
October 18, 2016 - Special Planning Commission Meeting
Agreement stipulates that any or all of the golf course may be closed at any time by the Master
Developer. Once closed, the Master Developer would continue to maintain the Property by
mowing, watering and/or clear and grub. For purposes of clarification, per the submitted
Addendum to the Development Agreement, only the green space or turf space on the existing
golf course may be subject to clear and grub, not the existing desert portions of the golf course.
Development of the Property contains an open space component whereby 50 percent of the land
is to be landscaped and/or amenitized for residents. Most of this space is to be located within
Development Area 4, reserved through easements or deed restrictions and maintained by
individual property owners, a homeowners association, sub-HOA or possibly a combination of
these. Similar to phasing of construction of the main north-south interior drive, public open
space improvements within Development Areas 1-3 shall be completed prior to approval for
construction of the 1,500th residential unit. A stated goal of the Parks Element of the City of
Las Vegas 2020 Master Plan is to ensure new subdivisions are developed into walkable
communities, where reliance on auto trips for convenience shopping and access to education and
recreation is minimized and where densities support transit. Per the 2012 Southern Nevada
Regional Planning Coalition Regional Policy Plan, between 2.5 and 10 acres of open space per
1,000 residents is recommended. A minimum of 124.7 acres of open space is proposed on the
whole of the Property through the Agreement; 2.5 acres is to be made available for the benefit of
the public.
The Design Guidelines document is presented as Exhibit D and contains the specific standards
for development in each of Development Areas 1-4. The Design Guidelines can be modified
through City Council action on a Major Modification or Major Deviation application to the City,
but only at the request of the Master Developer. All modifications are considered major.
Section Four: Maintenance of the Community
Sidewalks, common landscaped areas, landscaping within street rights-of-way and private
drainage facilities are to be managed and maintained by a master homeowners association, subHOA or a combination of these as established by the Master Developer. This section defines the
responsibilities of these entities and provides for a plan for maintenance of private amenities.
The City would continue to maintain any public facilities dedicated within the Property.
Section Five: Project Infrastructure Improvements
Major traffic improvements include the provision of an additional right turn lane on northbound
Rampart Boulevard at Summerlin Parkway, an additional lane on the Propertys Rampart
Boulevard frontage and any traffic signals required by the Master Traffic Study. Drainage
improvements are the sole responsibility of the Master Developer and stipulations are made to
ensure timely provision of drainage facilities.
SS
DIR-63602 (PRJ-63491)
Staff Report Page Five
October 18, 2016 - Special Planning Commission Meeting
SS
DIR-63602 (PRJ-63491)
Staff Report Page Six
October 18, 2016 - Special Planning Commission Meeting
Exhibit D: The Two Fifty Design Guidelines, Development Standards and Uses
In order to ensure orderly and consistent development and fulfill the Master Developers vision
for redevelopment of the Property, The Master Developer has proposed a unique set of standards,
procedures and permitted uses as part of the Development Agreement. The document allows the
Master Developer to deviate from R-4 (High Density Residential) and R-E (Residence Estates)
standards established by LVMC Title 19 where it deems necessary to effect imaginative and
flexible design of buildings and open spaces. The tables below indicate where the proposed
standards meet, exceed or are less restrictive than Title 19.
SS
DIR-63602 (PRJ-63491)
Staff Report Page Seven
October 18, 2016 - Special Planning Commission Meeting
Floors
Flat Roof
Proposed per DA
7,000 sf
N/A
N/A
Unlimited, but determined
by underlying GP
designation
7,000 sf
N/A
N/A
Compliance
per UDC
meets
meets
meets
exceeds
10 feet
5 feet
5 feet
20 feet
10 feet
5 feet
5 feet
10 feet
meets
meets
meets
less restrictive
Unlimited
Unlimited
meets
6 feet
6 feet
meets
5 feet
5 feet
meets
3 feet
3 feet
Not to exceed 50% of the
floor area of the principal
dwelling unit
N/A
3 feet
3 feet
meets
meets
No limitations
less restrictive
4 (DA 1)
4-6 midrise (DA 2)
15 towers (DA 2)
4 (DA 3)
See Stories
55 feet to the top of the
roof coping (DA 1, 3)
55 feet to the top of the
roof coping (DA 2, 4-story
buildings)
75 feet to the top of the
roof coping (DA 2, 6-story
buildings)
150 feet to the top of the
roof coping (DA 2,
towers)
exceeds
N/A
55 feet to the top of the roof
coping
N/A
meets
meets
less restrictive
less restrictive
SS
DIR-63602 (PRJ-63491)
Staff Report Page Eight
October 18, 2016 - Special Planning Commission Meeting
Standard
Proposed per DA
Compliance
per UDC
Pitched Roof
Accessory Buildings
Transition Zone
Building Height
(Development Area 3
only)
meets
meets
less restrictive
less restrictive
less restrictive
N/A
N/A
N/A
per UDC
meets
Patio Covers:
Setback to Post
Overhang
Other Restrictions
Building Height/Setback
per Proximity Slope
Building Setback
5 feet rear
5 feet side
5 feet corner side
May encroach up to 3 feet
from side and rear PLs
May not extend into front
yard setback
3 feet of setback for each 1
foot of building height above
15 feet
Must at a minimum match
the established setback of
the protected property
exceeds
exceeds
meets except
rear setback
SS
DIR-63602 (PRJ-63491)
Staff Report Page Nine
October 18, 2016 - Special Planning Commission Meeting
Standard
Proposed per DA
Compliance
per UDC
N/A
N/A
Residential Adjacency:
No Building Structure
Zone (Development Area
3 only)
Landscape Buffers:
Min. Buffer Depth
Adjacent to public ROW
Interior Lot Lines
Turf Coverage
Parking:
1 BR or Studio Units
2 BR Units
3+ BR Units
Guest Parking
Fences and Walls:
Front Yard:
Max. Primary Wall
Height
Max. Solid Wall Base
Height
Max. On-Center
Distance Between
Pilasters
Max. Secondary Wall
Height
Min. Spacing Between
Walls
Perimeter/Retaining
Walls:
Max. Wall Height
Max. Perimeter Wall
Height
Max. Retaining Wall
Height
Stepped Perimeter Walls:
Max. Primary Wall
Height
Max. Secondary Wall
Height
Min. Spacing Between
Walls
6 feet
30% of landscapable area
meets
meets
meets
meets
5 feet
12 feet
less restrictive
2 feet
N/A
less restrictive
24 feet
N/A
less restrictive
2 feet
N/A
less restrictive
5 feet
N/A
less restrictive
12 feet
meets
12 feet
less restrictive
8 feet
less restrictive
6-8 feet
No restrictions
less restrictive
4 feet
No restrictions
less restrictive
5 feet
No restrictions
less restrictive
10 feet
less restrictive
Per UDC
less restrictive
SS
DIR-63602 (PRJ-63491)
Staff Report Page Ten
July 12, 2016 - Planning Commission Meeting
Standard
Proposed per DA
Compliance
per UDC
meets
meets
Residential Adjacency:
Signage:
Development Entry
Statement Signs
Other Residential Sign
Types
Compliance
per UDC
meets
per UDC
N/A
N/A
N/A
N/A
N/A
Proposed per DA
20,000 sf
100 feet
N/A
N/A
2.18 du/ac
20,000 sf
Not addressed
N/A
50% - 1 acre lot
33% - 3 acre lot
25% - 5 acre lot
25% - > 5 acre lot
Proportional other lot
sizes
Max. 0.41 du/ac
50 feet
50 feet
meets
30 feet
30 feet
meets
10 feet
15 feet
35 feet
10 feet
15 feet
35 feet
Must meet buildable area
restrictions
meets
meets
meets
Same as above
6 feet
15 feet
10 feet
10 feet
Not to exceed 50% of the
rear and side yard areas
N/A
exceeds
less restrictive
No separation required.
Attached or detached
permitted
N/A
less restrictive
N/A
N/A
No limitations
less restrictive
less restrictive
less restrictive
less restrictive
SS
DIR-63602 (PRJ-63491)
Staff Report Page Eleven
October 18, 2016 - Special Planning Commission Meeting
Proposed per DA
2 max.
N/A
35 feet to the top of the roof
coping
3 max
See Stories
50 feet to the top of the
roof coping
50 feet to the midpoint
between eaves and
ridgeline
Lesser of 3 stories or 50
feet
Compliance
per UDC
less restrictive
N/A
less restrictive
less restrictive
less restrictive
Patio Covers:
Setback to Supports
Overhang
Other Restrictions
Residential Adjacency:
Building Height/Setback
per Proximity Slope
Building Setback
15 feet rear
15 feet side
15 feet corner side
2 feet beyond supports
May not extend into front
yard setback
15 feet rear
15 feet side
15 feet corner side
Lots 1 acre must meet
buildable area restrictions
Not addressed
meets
less restrictive
per UDC
Not addressed
per UDC
N/A
N/A
N/A
N/A
exceeds
exceeds
less restrictive
Landscape Buffers:
Min. Buffer Depth
Adjacent to public ROW
Interior Lot Lines
Turf Coverage
Parking:
Single-Family Detached
units
Accessory Structure (Class
I)
0 feet
0% of front yard area
meets
Not addressed
per UDC
6 feet
less restrictive
meets
less restrictive
SS
DIR-63602 (PRJ-63491)
Staff Report Page Twelve
October 18, 2016 - Special Planning Commission Meeting
Proposed per DA
Compliance
per UDC
5 feet
12 feet
less restrictive
2 feet
8 feet
less restrictive
24 feet
N/A
less restrictive
2 feet
N/A
less restrictive
5 feet
N/A
less restrictive
12 feet
meets
12 feet
less restrictive
8 feet
less restrictive
6-8 feet
No restrictions
less restrictive
4 feet
No restrictions
less restrictive
5 feet
No restrictions
less restrictive
meets
meets
As the table above shows, where the proposed standards are less restrictive than Title 19
(primarily setbacks and wall heights), additional controls mitigate any negative impact they
might have to adjacent properties and uses. For example, although the height of the towers is
nearly three times as tall as the R-4 standard, they would be situated in such a way that no tower
SS
DIR-63602 (PRJ-63491)
Staff Report Page Thirteen
October 18, 2016 - Special Planning Commission Meeting
would be adjacent to any single-family residential lot and would be shielded by other mid-rise
buildings. Likewise, lots would be configured along the perimeter so that property line walls
will be adequately buffered by access roads and landscaping. Within Development Area 4,
buildable area restrictions would ensure lots are not overbuilt and sufficient open space is
provided. Within this context, the larger size of the estate lots justifies the increased building
height standard.
Permitted uses are named according to the terms used by the Unified Development Code, except
those called out in the Permitted Uses table in Exhibit B of the Design Guidelines, Development
Standards and Uses. Definitions of these uses are assumed to correspond to those used in LVMC
19.18.020. All permitted uses in the R-E and R-4 zoning districts not listed in Exhibit B are
permitted according to the UDC. Additional uses listed not in LVMC 19.12.010 include the
following:
Guard Gate Entry Structure (not considered a use of land in UDC)
Landscape Maintenance Facility
Temporary Rock Crushing Operation
Temporary Stockpiling
Water Feature (not considered a use of land in UDC)
Proposed per DA
R-E
R-4
Permitted
Not allowed
Permitted
Permitted
Not allowed
Permitted
Permitted
Not allowed
Alcohol Related Uses permitted in the proposed R-4 zoning district include Beer/Wine/Cooler
On-Sale Establishment and Restaurant with Service Bar as defined by UDC. All such uses will
require approval of a Special Use Permit. Within the UDC, these uses are allowed as part of the
Mixed Use use rather than as separate categories within the R-4 zoning district. The same
applies to the ancillary commercial uses that are planned to serve residents of the multi-family
development.
The document also includes cross sections of various private road types and their locations
within the Property. The primary north-south street is planned to be 84 feet wide with two lanes
in each direction and a median. The primary east-west street would have a maximum width of
69 feet with parallel parking stalls, attached sidewalks and landscaping on both sides. Private,
gated streets within Development Area 4 will be determined as Sections A-G are subdivided.
Access to the development would be from Hualapai Way, Rampart Boulevard and the
southwestern boundary of Development Area 3. The access and circulation provided are
SS
DIR-63602 (PRJ-63491)
Staff Report Page Fourteen
October 18, 2016 - Special Planning Commission Meeting
adequate to meet the needs of the proposed residential development and would not create traffic
conflicts within the Property. The proposed public street improvements as required by the
approved Traffic Study will be necessary to handle the projected increase in traffic in the
vicinity.
All site or lot development plans will first be reviewed by the Master Developer before review
by the City of Las Vegas. Staff finds that the standards, procedures and permitted uses are
compatible with the type of development proposed and would not have a negative effect on
adjacent properties outside the 250.92 acres.
Exhibit F: Development Phasing
NOTE: Exhibit E contained a conceptual site plan for Development Areas 1-3 and was
intentionally deleted by the Master Developer. A similar plan is shown in Exhibit L-1 of the
Major Modification (MOD-63600).
Phasing of construction is to be determined by market conditions and is not intended to be tied to
any specific duration of time; however, milestones linked to a set number of residential
construction permits have been established to ensure completion of certain components of each
Development Area:
The extension of Clubhouse Drive is to be completed prior to the approval for
construction of the 1,500th residential unit (or group of units that includes such permit).
A new traffic signal at the Rampart Boulevard entrance to Development Area 1 is to be
completed prior to issuance of the last Certificate of Occupancy in Development Area 1.
Open space/amenities within Development Areas 1-3 are to be constructed incrementally
as the multi-family residential units are constructed. Prior to the approval for
construction of the 1,500th residential unit, the 2.5 acres of private park areas to be open
for public consumption must be completed.
Drainage infrastructure, including box culverts and/or drainage channels, access points
and landscaping within Development Area 4, is to be completed prior to the approval for
construction of the 1,700th residential unit.
Development of areas currently designated as FEMA flood zones cannot commence until
the Master Developer receives a Conditional Letter of Map Revision from FEMA.
Exhibit G: Unified Development Code as of the Effective Date
The Master Developer intends to freeze the standards and processes contained within LVMC
Title 19 (Unified Development Code) in order to maintain consistency of development
throughout the life of the Agreement. The version of the UDC in effect at the time of
recordation of the Agreement would become the basis for all plan review and procedural activity
not explicitly contained within the Agreement itself.
SS
DIR-63602 (PRJ-63491)
Staff Report Page Fifteen
October 18, 2016 - Special Planning Commission Meeting
FINDINGS (DIR-63602)
The proposed Development Agreement conforms to the requirements of NRS 278 regarding the
content of development agreements. Its land use plan will be consistent with the City of Las
Vegas General Plan if the associated General Plan Amendment (GPA-63599) is approved.
Through additional development and design controls, the proposed development would be
sensitive to and compatible with the existing single-family uses on the adjacent parcels.
Furthermore, the development as proposed would be consistent with goals, objectives and
policies of the Las Vegas 2020 Master Plan that call for walkable communities, access to transit
options, access to recreational opportunities and dense urban hubs at the intersection of primary
roads. Staff therefore recommends approval of the proposed Development Agreement.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc.
The City Council approved an amendment to the Peccole Ranch Master
Development Plan to make changes related to Phase Two of the Plan and to
reduce the overall acreage to 1,569.60 acres. Approximately 212 acres of
land in Phase Two was planned for a golf course. The Planning Commission
and staff recommended approval. [Peccole Ranch Master Development Plan]
The City Council approved a Rezoning (Z-0017-90) from N-U (Non-Urban)
(under Resolution of Intent to multiple zoning districts) to R-3 (Limited
04/04/90
Multiple Residence), R-PD7 (Residential Planned Development 7 Units per
Acre) and C-1 (Limited Commercial) on 996.40 acres on the east side of
Hualapai Way, west of Durango Drive, between the south boundary of Angel
Park and Sahara Avenue. A condition of approval limited the maximum
number of dwelling units for Phase Two of the Peccole Ranch Master
Development Plan to 4,247 units. The Planning Commission and staff
recommended approval. [Peccole Ranch Phase Two]
A (Parent) Final Map (FM-0008-96) for a 16-lot subdivision (Peccole West)
on 570.47 acres at the northeast corner of Charleston Boulevard and Hualapai
12/05/96
Way was recorded [Book 77 Page 23 of Plats]. The golf course was located
on Lot 5 of this map.
A Final Map [FM-0008-96(1)] to amend portions of Lots 5 and 10 of the
Peccole West Subdivision Map on 368.81 acres at the northeast corner of
03/30/98
Charleston Boulevard and Hualapai Way was recorded [Book 83 Page 57 of
Plats].
A two-lot Parcel Map (PMP-58527) on 10.54 acres on the south side of Alta
06/08/15
Drive, approximately 1,590 feet west of Rampart Boulevard was recorded
[Book 120 Page 44 of Parcel Maps].
SS
DIR-63602 (PRJ-63491)
Staff Report Page Sixteen
October 18, 2016 - Special Planning Commission Meeting
SS
DIR-63602 (PRJ-63491)
Staff Report Page Seventeen
October 18, 2016 - Special Planning Commission Meeting
Pre-Application Meeting
Multiple meetings were held with the applicant to discuss the proposed development agreement
and the timelines and requirements for application submittal.
Neighborhood Meeting
A neighborhood meeting is not required to enter into a development agreement; however,
between December 2015 and April 2016, a series of meetings were held between vicinity
property owners and residents and the applicants to discuss the proposed development of the
Property.
A voluntary neighborhood meeting was held at City Council Chambers, 495
10/06/16
South Main Street, Las Vegas.
A voluntary neighborhood meeting was held at the Suncoast Hotel and
10/07/16
Casino, 9090 Alta Drive, Las Vegas.
SS
DIR-63602 (PRJ-63491)
Staff Report Page Eighteen
October 18, 2016 - Special Planning Commission Meeting
Surrounding
Property
Subject Property
North
Single Family,
Detached
ML (Medium Low
Density Residential)
Single Family,
Detached
ML (Medium Low
Density Residential)
South
Single Family,
Attached
Multi-Family
Residential
Shopping Center
Office, Other Than
Listed
East
M (Medium Density
Residential)
SC (Service
Commercial)
Utility Installation
GC (General
Commercial)
PF (Public Facilities)
Single Family,
Attached
M (Medium Density
Residential)
Mixed Use
SS
DIR-63602 (PRJ-63491)
Staff Report Page Nineteen
October 18, 2016 - Special Planning Commission Meeting
Surrounding
Property
West
Golf Course
Multi-Family
Residential
Planned or Special
Existing Zoning District
Land Use Designation
SF2 (Single Family
Detached 6 Units per
Acre)
P (Parks/Open Space) P-C (Planned Community)
MF2 (Medium Density
Multi-family 21 Units
per Acre)
Compliance
Proposed to
be modified
Compliance
Proposed to
be rezoned to
R-4 and R-E
Proposed to
be rezoned to
R-4
Compliance
Y
N/A
Y
Y
SS
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RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - GPA-62387, ZON-62392 and SDR-62393 [PRJ-62226]
2. Conditions and Staff Report - GPA-62387, ZON-62392 and SDR-62393 [PRJ-62226]
3. Supporting Documentation - GPA-62387, ZON-62392 and SDR-62393 [PRJ-62226]
4. Photo(s) - GPA-62387, ZON-62392 and SDR-62393 [PRJ-62226]
5. Justification Letter - GPA-62387, ZON-62392 and SDR-62393 [PRJ-62226]
6. Protest Email and Protest/Support Postcards and Letters of Support - GPA-62387,
ZON-62392 and SDR-62393 [PRJ-62226]
7. Letter of Disclosure for GPA-62387, ZON-62392 and SDR-62393 [PRJ-62226]
8. Opposition Email, Support Petition, Letter and Email for GPA-62387, ZON-62392, SDR62393 [PRJ-62226], MOD-63600, DIR-63602, GPA-63599 and ZON-63601 [PRJ-63491]
9. Written Comments by George Garcia and Julie Gilday Shaffer, District Court Complaint and
Summary of Unlawful Acts Regarding PRJ-63491 by Bob Peccole and City Attorney Opinion by
Todd Moody for GPA-62387, ZON-62392, SDR-62393 [PRJ-62226], MOD-63600, DIR-63602,
GPA-63599 and ZON-63601 [PRJ-63491]
** STAFF RECOMMENDATION(S) **
CASE
NUMBER
GPA-62387
ZON-62392
SDR-62393
RECOMMENDATION
Staff recommends APPROVAL.
Staff recommends APPROVAL.
Staff recommends APPROVAL, subject to conditions if
approved:
REQUIRED FOR
APPROVAL
GPA-62387
GPA-62387
ZON-62392
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED
26
NOTICES MAILED
243
APPROVALS
PROTESTS
SS
** CONDITIONS **
SDR-62393 CONDITIONS
Planning
1.
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 the site plan date stamped 07/05/16,
landscape plan date stamped 12/21/15, building elevations date stamped 11/30/15 and floor
plans date stamped 06/29/16 and 07/28/16, except as amended by conditions herein.
4.
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 and
Safety.
5.
These Conditions of Approval shall be affixed to the cover sheet of any plan set submitted
for building permit.
6.
Prior to the submittal of a building permit application, the landscape plan shall be revised
to conform to the site plan dated 06/30/16.
7.
SS
8.
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.
9.
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.
10.
All City Code requirements and design standards of all City Departments must be satisfied,
except as modified herein or as provided for in the proposed Two-Fifty Development
Agreement.
Public Works
11.
Correct all Americans with Disabilities Act (ADA) deficiencies on the sidewalk ramps
accessing this site on Alta Drive and Rampart Boulevard in accordance with code
requirements of Title 13.56.040 to the satisfaction of the City Engineer 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 original width concurrent with
development of this site.
12.
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 the
public street to the first intersection of the on-site roadway network and shall be terminated
on-site with a handicap ramp.
13.
Landscape and maintain all unimproved rights-of-way on Alta Drive and Rampart
Boulevard adjacent to this site. All landscaping and private improvements 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.
14.
Submit an Encroachment Agreement for landscaping and private improvements in the Alta
Drive and Rampart Boulevard public rights-of-way prior to this issuance of permits for
these improvements. The applicant must carry an insurance policy for the 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 all private
improvements in the public right-of-way shall be the responsibility of the applicant and any
successors in interest to the property and assigns pursuant to the terms of the Encroachment
Agreement. Coordinate all requirements for the Encroachment Agreement with the Land
Development Section of the Department of Building and Safety (702-229-4836).
SS
15.
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 section
addressing Standard Drawings #234.1 #234.2 and #234.3 to determine additional right-ofway requirements for bus turnouts adjacent to this site, if any; dedicate all areas
recommended 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 development
activities 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 by
the Planning Commission or the City Council on the development of this site.
16.
Prior to issuance of grading permits, replace the existing $75,000 flood maintenance bond
with a $250,000 flood maintenance bond for the existing public drainage channel that is
privately maintained for the Badlands golf course area, unless otherwise allowed in a
Development Agreement.
17.
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 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 facility
improvements as are recommended by the City of Las Vegas Neighborhood Drainage
Studies and approved Drainage Plan/Study concurrent with development of this site. We
note that this site is within a Federal Emergency Management Agency (FEMA) designated
flood zone and that no permits of any kind will be issued until after the Conditional Letter
of Map Revision (CLOMR) is approved by FEMA.
SS
** STAFF REPORT **
PROJECT DESCRIPTION
The site, which is located at the corner of two major thoroughfares, contains the northeastern
portion of an existing 27-hole golf course. The applicant is proposing to redevelop a 17.49-acre
portion of the golf course into a multi-family condominium community containing four, fourstory buildings. The current land use designation of PR-OS (Parks/Recreation/Open Space) does
not allow for multi-family residential uses; therefore, the applicant is also requesting a General
Plan Amendment. Accompanying the General Plan Amendment is a request to rezone the
property to increase the allowable residential density, as it is currently zoned for a maximum of
7.49 dwelling units per acre.
A maximum of 720 residential units are proposed, composed of a mix of studio, one-, two- and
three-bedroom units. The buildings are configured so that the residential units are wrapped
around multilevel parking structures that will not be visible from public rights-of-way. Access to
the site is provided from Rampart Boulevard, with emergency access to Alta Drive. The site
features a 5,000 square-foot common recreation building and outdoor pool area, along with
secondary open recreation areas located near Buildings 2 and 3. The property slopes down from
the north and east so that the proposed buildings would have little impact on views. The
architectural design of the buildings is comparable to and compatible with the Parisian style of
the adjacent Queensridge Towers condominium development.
The site is part of the 1,569-acre Peccole Ranch Master Plan. Pursuant to Title 19.10.040, a
request has been submitted for a Modification to the 1990 Peccole Ranch Master Plan to
authorize removal of the golf course, change the designated land uses on those parcels to singlefamily and multi-family residential and allow for additional residential units. The current
General Plan Amendment, Rezoning and Site Development Plan Review requests are dependent
on actions taken on the Major Modification and the related Development Agreement between the
applicant and the City for development of the golf course property.
ISSUES
The proposed development requires a Major Modification (MOD-63600) of the Peccole Ranch
Master Plan, specifically the Phase Two area as established by Z-0017-90.
A General Plan Amendment is proposed from PR-OS (Parks/Recreation/Open Space) to H
(High Density Residential) on the 17.49-acre site, which allows for residential densities of
greater than or equal to 25.5 dwelling units per acre.
SS
A Rezoning is proposed from R-PD7 (Residential Planned Development 7 Units per Acre)
to R-4 (High Density Residential) on the 17.49-acre site, which allows for multi-family
dwellings without density limitations. However, density will be de facto limited by the 55foot height limitation, The Two-Fifty Development Agreement if approved and other
development standards imposed by the R-4 zoning district.
The site is at a significantly lower grade than the existing adjacent One Queensridge Place
condominium development situated to the north. The lower elevation of the proposed
buildings will lessen the impact to that development and would meet the 3:1 proximity slope
from existing single family residences to the west.
The site plan and landscape plan do not match. A condition of approval will require a
revised landscape plan to be submitted that conforms to the latest site plan.
ANALYSIS
The site is located within Phase Two of the Peccole Ranch Master Plan area. Alta Drive and
Rampart Boulevard form the perimeter by which the property can be accessed by vehicle. Rampart
Boulevard is also designated as a Pedestrian Path in accordance with the Las Vegas 2020 Master
Plan. The trail path was implemented by construction of the existing sidewalk along the west side
of Rampart Boulevard.
Since the original approval of the reclassification of property (Z-0017-90) that created the Peccole
Ranch Master Plan Phase Two area, numerous land use entitlements have been processed within the
Master Plan area. These entitlements have ranged from Site Development Plan Reviews to
establish Residential Planned Development (R-PD) zoning district development standards to the
amending of the City of Las Vegas 2020 Master Plan and City of Las Vegas Zoning Atlas. Past
land use entitlement practices have varied in respect to proposed developments within the Peccole
Ranch Master Plan Phase Two area, specifically in regards to the means in which developers have
been able to propose development with or without an associated modification of the Peccole Ranch
Master Plan. The Department of Planning has determined that any proposed development not in
conformance with the approved (1990) Peccole Ranch Master Plan would be required to pursue a
Major Modification of the Plan prior to or concurrently with any new entitlements. Such an
application (MOD-63600) was filed with the City of Las Vegas on 02/25/16 along with a
Development Agreement (DIR-63602) for redevelopment of the golf course parcels. The
Development Agreement contains design guidelines that differ from Title 19 standards for R-E
(Residence Estates) and R-4 (High Density Residential) zoning districts. In order for this site
development plan review request to be approved, the 1990 Peccole Ranch Master Plan land use
designation over this site must be amended from Golf Course/Drainage to Multi-Family.
An additional set of applications were submitted concurrently with the Major Modification that
apply to the whole of the 250.92-acre golf course property. These include a General Plan
Amendment (GPA-62599) and Rezoning (GPA-63601) that include the same amendments to the
land use designations and zoning categories as requested through the current requests. That is,
SS
the General Plan Amendment and Rezoning proposed on the 17.49 acres would be subsumed in
the proposal on the 250.92 acres. Therefore, if final action is taken to approve GPA-62599 and
GPA-63601, GPA-62387 and ZON-62392 would no longer be needed.
The proposed development is substantially in conformance to Title 19 requirements for the R-4
(High Density Residential) zoning district and with general development standards for residential
uses. If the proposed General Plan Amendment and Rezoning are approved, all setback, height
and density requirements would be met by the proposal. Although residential adjacency
standards do not apply to development on this site, the lower grade of the site relative to adjacent
lands ensures that the height of the buildings will not block views or create constant shadows
throughout the daytime hours.
Ample landscaping is provided along the entire perimeter of the site, with 36-inch box Italian
Stone Pine and Swan Hill Olive trees specified. These species are considered bulletproof by
the Southern Nevada Regional Planning Coalition Regional Plant List and are appropriate for
this area. Several pine trees were omitted from the south buffer area near the termination of the
emergency vehicle access. According to staff analysis, three additional trees are needed to meet
the minimum planting requirement along the south perimeter. As a condition of approval, the
additional trees will be required to be added to the technical landscape plan reviewed for
building permit.
The building elevations indicate four-story buildings in the Parisian style that is similar to the
existing One Queensridge Place condominiums adjacent to the west of this site. The ground
levels contain a stone veneer, with successive floors utilizing plaster exteriors. Colors vary
within an earth tone palette. Portions of each building are inset to provide faade relief and
variation. Rooflines are varied between flat roofs and mansards with dormer windows.
Individual units feature balconies and floor to ceiling windows. The number of studio, one, two
and three-bedroom units varies on each building level. Units range in size from approximately
500 square feet for studio apartments to 1,500 square feet for three-bedroom apartments.
The Clark County School District projects that approximately 182 primary and secondary school
students would be introduced into the area by the proposed development on this site. Of the
three schools serving the area (Bonner Elementary School, Rogich Middle School and Palo
Verde High School), the District notes that each school was over capacity for the 2015-2016
school year, with Bonner Elementary the most critical at 151 percent of capacity.
FINDINGS (GPA-62387)
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 compatible
with the existing adjacent land use designations,
SS
The Peccole Ranch Master Plan must be modified to change the land use designation from
Golf Course/Drainage to Multi-Family prior to approval of the proposed General Plan
Amendment to H (High Density Residential). If approved, the density would be in
conformance with the Peccole Ranch Master Plan as amended. The applicant has
submitted a second General Plan Amendment request (GPA-63599) that would be
compatible with the proposed H (High Density Residential) land use designation if
approved. The property is located adjacent to a General Tourist Commercial
classification, which also allows comparable densities to the proposed designation.
2.
The zoning designations allowed by the proposed amendment will be compatible with
the existing adjacent land uses or zoning districts,
The existing designation to the southwest of the subject property is R-PD7 (Residential
Planned Development 7 Units per Acre). However, without prior approval of a
modification to the Peccole Ranch Master Plan on this area, residential uses would not be
allowed. The applicant has submitted a second Rezoning request (ZON-63601) that would
be compatible with the proposed R-4 (High Density Residential) zoning district. Property
to the northwest is zoned PD (Planned Development), which is a flexible category that
currently contains a development with comparable residential densities.
3.
4.
The proposed amendment conforms to other applicable adopted plans and policies
that include approved neighborhood plans.
The proposed General Plan Amendment does not conform to the 1990 Peccole Ranch
Master Plan, which designates the site for Golf Course/Drainage land uses. With
approval of a proposed Major Modification to the Peccole Ranch Master Plan, the
proposed General Plan Amendment would conform to this plan.
FINDINGS (ZON-62392)
In order to approve a Rezoning application, pursuant to Title 19.16.090(L), the Planning
Commission or City Council must affirm the following:
SS
1.
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 R-4 zoning district allows high density (25.5 dwelling units per acre or greater) multifamily units in areas that can suitably accommodate such densities. Multi-family
dwellings exist on the adjacent parcel to the northwest and are planned on the adjacent
portion of the golf course to the southwest.
3.
Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
The applicant has indicated that perpetuation of the golf course is not feasible in the future
and that elevated residential density is an appropriate reuse of the site, given the location at
a major intersection, current market conditions and proximity to nearby services.
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.
Alta Drive, designated as a Major Collector (80 feet) by the Master Plan of Streets and
Highways and Rampart Boulevard, designated as a Primary Arterial (100 feet) are
adequate in size to address the requirements of the proposed R-4 zoning district.
FINDINGS (SDR-62393)
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.
SS
2.
The proposed development is consistent with the General Plan, this Title, the Design
Standards Manual, the Landscape, Wall and Buffer Standards, and other dulyadopted city plans, policies and standards;
With approval of the companion applications for General Plan Amendment, Rezoning and
Major Modification of the 1990 Peccole Ranch Master Plan, the proposed 720-unit multifamily residential development will be consistent with the General Plan and the Peccole
Ranch Master Plan. The proposal substantially conforms to Title 19 requirements; no
waivers or exceptions are required.
3.
4.
Building and landscape materials are appropriate for the area and for the City;
Building materials are similar to those used for nearby existing multi-family residential
and commercial developments and are appropriate for this area. Landscape materials meet
drought-resistant criteria and provide adequate screening from adjacent uses.
5.
6.
Appropriate measures are taken to secure and protect the public health, safety and
general welfare.
Development of the site as proposed will require permit review and inspections to ensure
the health, safety and general welfare of the public.
SS
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc.
The Board of City Commissioners approved the Annexation (A-0018-80) of
2,243 acres bounded by Sahara Avenue on the south, Hualapai Way on the
12/17/80
west, Ducharme Avenue on the north and Durango Drive on the east. The
annexation became effective on 12/26/80.
The Board of City Commissioners approved a General Plan Amendment to
expand the Suburban Residential Land Use category and add the Rural
Density Residential category generally located north of Sahara Avenue, west
of Durango Drive.
04/15/81
The Board of City Commissioners approved a Generalized Land Use Plan for
residential, commercial and public facility uses on the Peccole property and
the south portion of Angel Park lying within city limits. The maximum
density of this plan was 24 dwelling units per acre.
The Board of City Commissioners approved a Rezoning (Z-0034-81) from NU (Non-Urban) to R-1 (Single Family Residence), R-2 (Two Family
Residence), R-3 (Limited Multiple Residence), R-MHP (Residential Mobile
Home Park), R-PD7 (Residential Planned Development), R-PD8 (Residential
05/20/81
Planned Development), P-R (Professional Offices and Parking), C-1 (Limited
Commercial), C-2 (General Commercial) and C-V (Civic) generally located
north of Sahara Avenue, south of Westcliff Drive and extending two miles
west of Durango Drive. The Planning Commission and staff recommended
approval.
The City Council approved the Master Development Plan for Venetian
Foothills on 1,923 acres generally located north of Sahara Avenue between
Durango Drive and Hualapai Way. The Planning Commission and staff
recommended approval. This plan included two 18-hole golf courses and a
106-acre regional shopping center. [Venetian Foothills Master Development
Plan]
05/07/86
The City Council approved a Rezoning (Z-0030-86) to reclassify property
from N-U (Non-Urban) (under Resolution of Intent) to R-PD4 (Residential
Planned Development), P-R (Professional Offices and Parking), C-1 (Limited
Commercial), and C-V (Civic) on 585.00 acres generally located north of
Sahara Avenue between Durango Drive and Hualapai Way. The Planning
Commission and staff recommended approval. [Venetian Foothills Phase
One]
SS
SS
Pre-Application Meeting
Multiple meetings were held with the applicant to discuss the proposed development and its
impacts, and the timelines and requirements for application submittal.
SS
10/06/16
10/07/16
Questions and concerns from the neighbors and answers by the Development
Team included the following:
Will rezoning this parcel cause the other golf course parcels to also be
rezoned? No, this is just for the 17 acres.
Will these be apartments or condominiums? These would be mapped
condominiums that will be rented out for at least six years.
Much higher density than the surrounding area
Traffic on already congested perimeter streets
Devaluing neighboring property
Taking property out of master plan and rezoning for higher density is
not legal
Possibility of developer not being able to finance the project and then
selling to another developer, who could develop to an even higher
density
Master plan designates this property as R-PD7. How could it now be
rezoned for unlimited density?
An informal vote to gauge support was taken by one neighbor. Nearly all in
attendance were opposed to the proposal.
A voluntary neighborhood meeting was held at City Council Chambers, 495
South Main Street, Las Vegas.
A voluntary neighborhood meeting was held at the Suncoast Hotel and
Casino, 9090 Alta Drive, Las Vegas.
Field Check
12/03/15
The site contains an existing golf course in operating condition. The land
slopes downward from Rampart Boulevard and Alta Drive and has ample
landscaping around the perimeter.
SS
Surrounding
Property
Subject Property
North
South
East
West
Compliance
N
Compliance
N/A
Compliance
Y
N/A
N/A
N/A
SS
DEVELOPMENT STANDARDS
Pursuant to Title 19.06 and the proposed Two-Fifty Development Agreement, the following
standards apply:
Standard
Required/Allowed
Provided
Compliance
Min. Lot Size
7,000 SF
761,864 SF
Y
Min. Lot Width
N/A
405 Feet
N/A
Min. Setbacks
Front
10 Feet
15 Feet
Y
Side (north)
5 Feet
53 Feet
Y
Side (south)
5 Feet
25 Feet
Y
Corner
5 Feet
10 Feet
Y
10 Feet
27 Feet
Y
Rear
Min. Distance Between Buildings
N/A
44 Feet
N/A
Max. Building Height
4 Stories/55 Feet
4 stories/48 Feet
Y
Max. Density
Limited by height
41.2 du/ac
N/A
Screened, Gated,
Screened, Gated, w/ a
Trash Enclosure
w/ a Roof or
Y
Roof or Trellis
Trellis
Mech. Equipment
Screened
Screened
Y
Existing Zoning
R-PD7 (Residential Planned
Development 7 Units per
Acre)
Proposed Zoning
R-4 (High Density
Residential)
General Plan
PR-OS
(Park/Recreation/Open
Space)
Proposed General Plan
H (High Density Residential)
Permitted Density
Units Allowed
7.49 du/ac
131
Permitted Density
Units Allowed
Unlimited
Permitted Density
Units Allowed
N/A
N/A
Permitted Density
Unlimited
Units Allowed
Unlimited
SS
Street Name
Functional
Classification of
Street(s)
Rampart Boulevard
Primary Arterial
Alta Drive
Major Collector
Governing Document
Master Plan of Streets
and Highways Map
Master Plan of Streets
and Highways Map
Actual
Street Width
(Feet)
Compliance
with Street
Section
100
84
SS
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Required
Provided
Compliance
Gross Floor
Parking
Parking
Area or
Use
Parking
Number of
HandiHandiRatio
Regular
Regular
Units
capped
capped
Multi-Family
1.25
Residential
447
spaces per
559
(Studio/1 BR)
unit
Multi-Family
1.75
Residential
241
spaces per
422
(2 BR)
unit
Multi-Family
2 spaces
Residential
32
64
per unit
(3BR)
1 space
Guest Spaces
720
120
per 6 units
1165
1406
Y
TOTAL SPACES REQUIRED
1141
24
1378
28
Y
Regular and Handicap Spaces Required
SS
GPA-62387
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http://ccsd.net/departments/real-property
Application Number PRJ 62226
Entity
LV
State
Mobile
Project Name
Zip Code
Fax
Orchestra Village
APN's
138-32-301-005, 006
Student Yield
Elementary School
720
Middle School
High School
x 0.196 =
x 0.101 =
x 0.137 =
x 0.140 =
97
x 0.058 =
40
x 0.064 =
45
97
40
45
(1) Single Family unit is defined as single family detached home, mobile home, and town homes.
(2) Multi-Family unit is defined as apartment, multiplexes, and condominiums.
(3) Resort Condominium units for tracking purposes only.
* To be completed by CCSD
Schools Serving the Area*
Name
Address
Grade
Capacity
Enrollment
Site Date
Bonner ES
K-5
584
856
12/01/15
Rogich MS
6-8
1664
1772
12/01/15
Palo Verde HS
9-12
2944
3076
12/01/15
* CCSD Comments Bonner Es, Rogich MS and Palo Verde HS are over capacity for the 2015-16 school year. Bonner ES
is at 151.03% Enrollment plus State Excluded Enrollment Percent of Program Capacity. Rogich MS is
at 106.58% Enrollment plus State Excluded Enrollment Percent of Program Capacity. Palo Verde is
at 104.59% Enrollment plus State Excluded Enrollment Percent of Program Capacity.
Approved
Disapproved
RECEV
Rel
P rapergt
iAN 11 2016
Manetgernent
0i of Las Vegas
http://ccsd.n et/departments/real:property
Dept. of Planning
12/28/2015
ste Filed
Applicqlion Number
Enlity
PRJ 2226
LV
LLC
ConlEcl l.lsme
Conecl lulcltin g Address
fcx
Mobile
Fhone
Project Nqme
Orchestro Villoqe
& Chcrlesion
Projecl Dercription
APN's
Zip Code
Slole
CilY
138-32-301-005, 00
iiddle School
llemenlory School
Siudent Yield
Mulli-Fomily Unils (2)
x0.10,|
x .137 =
97
x 0.058 =
40
x 0,04 =
45
x 0.19t =
x 0.140
72O
High School
Totul
{11
12)
40
97
Single Family unit is defined as single family detached home, mable home, and town homes.
{31 Resort
Grade
Copocily
Enrollmenl
Sle Dole
K-5
ro I
85
12/At /1s
Rogich MS
-8
664
1772
12/01/1s
Palo Verde HS
9-12
2944
307
wat ll5
Addres
Name
Bonner
ES
* CCS Commenls
I Approved I
Rogch MS ond Polo Verde HS ore over copocity for lhe 2015-l school yeor, Bonner S
plus Siole Excluded Enrollmenl Percent of Progrom Copocily. Rogich MS is
t l0.58% Enrollmeni plus Slole Fxcluded Enrollment Percent of Progrom Copociilu. Polo Verde is
1O459% Enroflmeni plus SoTe xcluded Enrollmeni Percent of Progrom Copocity
Fs,
Disapproved
39,-41
GPA-62387 [PRJ-62226] - GENERAL PLAN AMENDMENT RELATED TO ZON-62392 AND SDR-62393 APPLICANT/OWNER: SEVENTY ACRES, LLC
SOUTHWEST CORNER OF ALTA DRIVE AND RAMPART BOULEVARD
12/03/15
GPA-62387 [PRJ-62226] - GENERAL PLAN AMENDMENT RELATED TO ZON-62392 AND SDR-62393 APPLICANT/OWNER: SEVENTY ACRES, LLC
SOUTHWEST CORNER OF ALTA DRIVE AND RAMPART BOULEVARD
12/03/15
GPA-62387 [PRJ-62226] - GENERAL PLAN AMENDMENT RELATED TO ZON-62392 AND SDR-62393 APPLICANT/OWNER: SEVENTY ACRES, LLC
SOUTHWEST CORNER OF ALTA DRIVE AND RAMPART BOULEVARD
12/03/15
GPA-62387 [PRJ-62226] - GENERAL PLAN AMENDMENT RELATED TO ZON-62392 AND SDR-62393 APPLICANT/OWNER: SEVENTY ACRES, LLC
SOUTHWEST CORNER OF ALTA DRIVE AND RAMPART BOULEVARD
12/03/15
GPA-62387 [PRJ-62226] - GENERAL PLAN AMENDMENT RELATED TO ZON-62392 AND SDR-62393 APPLICANT/OWNER: SEVENTY ACRES, LLC
SOUTHWEST CORNER OF ALTA DRIVE AND RAMPART BOULEVARD
12/03/15
GPA-62387 [PRJ-62226] - GENERAL PLAN AMENDMENT RELATED TO ZON-62392 AND SDR-62393 APPLICANT/OWNER: SEVENTY ACRES, LLC
SOUTHWEST CORNER OF ALTA DRIVE AND RAMPART BOULEVARD
12/03/15
Nora Lares
Chrystal L. Jacobs
Tuesday, January L2,20L6 6:45 AM
From:
Sent:
To:
Nora Lares
FW:Internet Submission - badland golf
Subject:
RECEIVED
JAN
2016
12
na
(cox. net]
Email: vasmina@cox.net
lP Address: 68.227.23.98
:-;mited
af
A\bq'
ql ?
REeru
January 4,20L5
JAN 6 2016
gil,iLitii',ff
Gentlemen,
I strongly oppose
First of all, I believe it is totally wrong to change the use from a golf course to residential housing.
People surrounding the golf bought into their developments with the belief that they had golf course
views and lived in a golf course planned community. But an even bigger issue is the large increase in
density. Going from 7 units per acre to 41 plus units per acre is totally insane.
I also believe the lawsuit, as shown in the attached article from the Review Journal, has complete merit
and a number of issues are presented in the article. Until this lawsuit is settled in the proper legal
channels, the City of Las Vegas should NOT be involved in any hearing related to the subject property.
NV 89145
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I SUPPORT
I OPPOSE
this Request
this Request
13832213170
T L H TRUST
C L H TRUST
9IO1 ALTADR#1602
LAS VEGAS NV 89145
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Case: GPA-62387
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17,2015.7:43pm
Updated Den
Related lnks
Vegas golf course
purchases worry nelghbors
Badlands Golf Club soldi
housing development
possble
Las Vegs CityAttomey Brad Jerbic could not be readted for comment
Thureday.
Yohan Lowie, CEO of EHB, wants to put up 3,000 multifamly housng units
along Rampart Boulevard, near Badlands' eastem edge.
Named as defendants n the Queensridge homeowners'lawsuit are three limited liablty mpanes that are
"ultmately owned and controlled" by Lowe through EHB: Fore Stars Ltd., 180 Land Co. and SeventyAtres.
Lowie uld not be reached Thursday. Todd Davis, general counsel of EHB, said through a spokesman that they
Amrding to the
lawsut, the Willam Peccole family developed Queensridge, and the master plan "specfilly
defned the Badlnds 18+ole golf course as flood drainage in addition to satisfyng the required open space
necesstated by the city for master-planned development..
'The Wllam Pemle family knew that residential development would not be feasible in the flood zone, but as
golf urse uld be used to enhan the value of the surounding residental lots."
A nne-hole golf ue was added in the flood zone in 1996.
golfs at Badlands Golf Course. 9119 Alta Ddve, on Thursday'. Sepl. 10,2015 HB Cotnpanies
)e behnd hgh-end retail center Tvoli Vllage, confrmed it had bought the casl-strapped wes
Valley course from Par 4 Golf Management lnc. JEFF SCI-IEiD/LAS VEGA$ RVIEV\'Follow him @JLSCHEID
Around March, according to the lawsut, the then-principals of Fore Stars sold their ownership interest
Badlands to Lowe and hs affilates.
"Upon informaton and beef, the purpose of lhs acqustion was to acquire the golf urse property for the
purpose of converting it to residential development, including high density uses," the dodment states.
The lawsut clams Lowie and his companes'have sought to emouflage ther plans so as to circumvent the legal
rights of abutting homeoMers."
Part of their scheme involved having the Las Vegas Plannng Department propose an amendment to the city!
master plan, ccordng to lhe lawsuit. The proposal, whch sought to elminate the density p on master-planned
mmunties throughout the cty, was placed on the Sept. I Planning Commission agenda.
'The nvolvement of Lowie's companes and agents for them was intended to be kept secret and never dsclosed
as part of that proposed amendment,' the lawsuit alleges.
ln late August, according to the mplaint, Fore Stars filed an ppltion wth the cty seeking to alter the golf
course's designation from park reseation open spac to plnned mmunity development.
"The defendants'scheme unraveled at the September 8, 2015 Plannng Commssion hearing when membe of
the Queensridge Homeowners Assocaton beme aware of Fore Slars' activites and staff's mmplicity in it," the
lawsut alleges.
The proposed amendment was not approved, nd Fore Strs wthdrew ts August appliton.
"This conducl is just part of an overarching campaign lo ntelere with the
property owners n the master-pnl
rights of the homeoMers
- adioining
development commonly known as Queensridge," the documenl alleges.
'But, as the plantffs would leam, that was not the first or the last tme that the city would opete wth these
developers to circumvent public dsclosure requrements," the lawsuit alleges.
On June 18, according to the document, For Stars rerded a parl map wth only the rtftion of Thomas
Perigo, the citys plannng dic1or, and without the public notification nd process mandated by state law or lhe
cty's de.
After the parcl map's unlaMul recording, the lawsuit alleges, Fore Stars used the property dvision outlined n
the map to transfer property interests to 180 Land Co. and fm 1 80 Land Co. to Seventy Atres.
On Nov 30, amrding to the lawsuit, SeventyAses filed an applition wth the cly Planning Department for a
prcject named Ordlestra Village. lts frst phase consists of 17.5 acres on the comer of Alta Drive and Rampart
and wjll ndude up to 720 ndomnums that will be rented as aparlments for at least sx yea.
AttorneyTodd Blce, who represents the plantiffs, said the cty'seems lo be looking for pathways to get around
the homeowners,' and he hopes the litigation will unver its reasons for dong s.
'l
nc-lude Robert
Slvetone Ranch homeowners also have been involved in litigaton over plans for the golf course n their
mmunity, near Floyd Lamb Park at Tule Springs n the northwest valley.
Homeowners filed a lawsut after the course's new owner, Desert Lfestyles, shut down the golf club and turned
off the water in early September. On Wednesday, the company notified the plaintitfs thal it had sold the golf
uFe the previous day to Stoneridge Parkway LLC.
q.zoQz
PfiSfrrSD
U.S
tut
PAID
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RECE'VED
JAN 6
Rrrirhb. 1m
2016
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Cry Hall
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the
appropriate box bclow and retum this canl in an envelope with postage to the
Department of Planning at the address listed above, fax this si<je of this card to
Q0 46/'7499 or make your commcnts at www.lasvegasnevada.gov. If you
would like to contact your Council Representativc, please call (702) 229-05,
rgga2z131s6
case; GPA'62387
your comments.
Pfanning Commission Meeting
IPP.I-62226)
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Depanment of Planning
Delelopmcnt Services Center
333 Norrh Rancho Drive. 3'd Floor
Las Vegas, Novada E9106
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the
appropriatc box below and rcturn this card in an cnvelope with postage to the
Deparlment o[ Planning r the ddress listed above, t'ax this side of this card to
'cse: GPA2387
1gas?Pj31i2
SANOOZ JAMES P JR
9103 ALTA DR #205
LAS VEGAS NV 89145
OPPOSE
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Departmcnt of Planning at the address listcd abovc,.fax this side of this card to
(702) 464-7499 or nake your cormcnts at www.lisvegasnevada'gov. If you
would like to contact your Council Rcprcsentative, please call (702) 229-6405.
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Las Vegas, Nevada 89106
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rvould like to contct your Council Representative, please cail QA 229-6&5.
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Case: GPA2387
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2813 REDARROW DR
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0AZ) 4&'7499 or make your cornmnto t wvw.la6vegasnevada.gov. If you
would ke fo cofltrct your Council Representative, plea cali UAZ) 229-6405.
I OPPOSE
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Q02) 464-7499 or make your comments at ww\.lasvegasnevada.gov. If you
would like ro contact your Council Representative, please clt (702) ZZe-OffiEHIVHE
I SUPPORT
this Request
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13goz21 31
JAN 7 2016
comments.
spa on card for
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(702) 464-7499 or rnrke your corrrmntg at www.lavegarnevada.gov, lf you
wonld like to contact your Council Reprcsentativc, pls cIl (702) 229-6403.
Case: GF,{-62387
't 3832213061
HOHWITZ DAVI L & G HEV LIV TR
HORWITZ I]AVID L & GLOHIA TRS
8101 ALTA DR f7O2
LASVGASNV 89146
I lrsuPPort'r l,\./ltPPosE
I- I rhis Request I ,I* | thi6 Requst
Please use availabl blmrk space on card for your comments,
GpA.62387 & 2ON.62392 & SDR.62593 [PRJ-622261
Flanning Cornmssion Meeting of 1,ll2t2Dl6
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I $uppoRT
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13832131 68
PANKRATZ FAMILY
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Dcpartmcnt of Planning at thc addrcss listcd abovc, fax this sirle of this card to
(102) 464-7499 or make your comments at www.lasvcgasnevada.gov. If you
your Council Representative, please call (702) 229-6405.
would likc to
I OPPOSE
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I SUPPORT
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would like to contact your Council Representative, please call (702) 229 -6405.
13g3222A001
Case: GPA-62387
I OPPOSE
this Request
SUPPORT
Request
Please
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QO 46y''-7499 or make your comments at www.lasvegasnevada.gov. If you
would likc contact yourCouncil Representative, please call (702) 229-6405.
I SUPIORT
this Request
138322.f 3017
Case: GPA2387
OTOWERSMLLC
1215 S FORT APACHE RD #120
LAS VGAS NV 89117
I OPPOSE
this Request
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please call QA 225-6405.
13g3221gosg
case: GPA'62387
QTOWERSTI.LC
1215 S FOBT APACHE RD #120
LASVEGASNV 89117
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(7O2) 464-7499 or make your commenfs at www.lasvegasnevada.gov. If you
woutd lik to
yourCouncil Rcpresntative, please call (702) 229-6405.
I SUPPORT
this Rcqucst
Please use
Casr GPA-62387
138322131 94
O TOWERS F12 L L C
1215 S FORT APACHE RD #I20
LAS VEGAS NV 89117
1 OPPOSE
this Request
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Las Vegas. Nevada 89106
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If
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Department o[ Planning at thc address listed above, fax this side of this card to
(702) 4Uor make your comments at www.lasvegasnevada.gov. If you
yourCouncil Representative, plcase call (702) 229-6405
would like
I SUPPORT
this Request
i 2 2016
10g32213r4s
case: GPA2387
HARAR ALON
1215 S FORT APACHE RD #120
LAS VEGAS NV 8S117
I OPPOSE
this Request
Please u
vailable blank space on card for your comments.
GPA-623S? & ZON.623e2 & SDR-62393 [PRJ-622261
Planning Commission Meeting af lll2l20l6
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,r\7O2) 464-7499 or make your comments at www.lasvcgasnevada.gov. If you
would likc tcl
your Council Representative, plcase call (702) 229-6405
I SUPPORT
this Requcst
IOPPOSE
this Request
1g8322'tgo44
case: GP'62387
QTOWERSSLLC
1215 S FORT APACHE RD #120
LAS VEGAS NV 89117
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would like to contct your Council Repressntafive, plese call (702) 229-6405.
I SUPPORT
this Rcquest
I OPPOSE
this llequest
1ggoa2r319s
casa: GPA2387
SUNFLOWER MANAGEMENT L L C
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1215 S FQRT APACHE RO #120
LASVEGAS NV 89117
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GPA.62387 & ZON-2392 & SDR-62393 [PRJ-62226)
Planning Commission Meeting of 1/12124
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(702) 4fy'.-7499 or make your comments at www.lasvegasncvada.gov. If you
you r Cou ncil Representati ve, plcase call (7 02) 229 -6 40 5,
would like
I SUPPORT
this Rcqucst
1g8gz21g16s
cas: GPA2387
OPISE
this Rcquest
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GPA-62387 & ZON-62392 & SDR-623e3 [PRI-62226]
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If
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appropriate box bclow and rctum this card in an envelope with postage to thc
Department of Planning at thc address listed above, fax this side of this card to
(702) 4g-7499 or make your comments at www.lasvegasnevada.gov. If you
please calJ (702) 229-e405.
Cass: GPA'62387
138313152
JAKOBSOHN MEIR
1215 S FORT APACHE RD f12O
LASVEGASNV 89117
your comments.
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Mil. 1g
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Clty Hall
7.t$,
Dept. of Planning
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If you wish to fle your protest or support on this request, check the
approprirte box helow and return this card in an envelopc with postage to the
Departmcnt of Planning at lhe address listed above, fax this side of this card lo
(702) 464-7499 or make your comrnents at www,lasve.gasncvada.gov, If you
wou like to contct your Cou-cil Reprcscntative, please call (?02) 229-6405
SUPPORT
this Request
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would
conr.sct your Council Representative, plcase call (702) 229-6403.
I SUPPORT
this Request
Please
2016
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caso: GPA-62387
OTTl 206LLC
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(702) 464-'1499 or make your comments at www.lasvegasnevada.gov. I[ you
would like to contrct your Council Reprcsentative, please call (702) 229-6405.
I SUPPORT
I OPPOSE
this Request
this Request
1gg3221g214
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case: GPA'62387
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Nora Lares
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noreply@formstack,com
Monday, July 1-1,2016 1:58 PM
Planning Comments
Planning Application Comments Form
From:
Sent:
To:
Subject:
IJUL
2O16
ili,:LitT?,;
Planning
29-35
Application
Number:
Position
lOppose
Name:
gregory Bigler
Residentialor
Business
Address:
Phone:
(702) 496-6885
Email:
bigler1905@aol.com
Comments:
We oppose this ridiculous attempt to repurpose a low density master planned area into
mixed use of HIGH DENSITY apartments and commercial use. lt was never intended to by
the original developer to repurpose the golf course in such a gross manner. The maximum
usage for this land ever, was to beR- PD7. This is an outrageous slap in the face by our ci$
planners to allow such misuse and obvious favoritism to a developer, The interest of the
existing homeowners quality of life and value of property is being completely ignored by the
City of Las Vegas.
At many levels, including trafc congestion, safety, lack of open space, school overcrowding
and loss of home values, this is a concept that only favors the developer and possibly enrich
people that are in support. Our local government is NOT looking at the better good of the
peote of Queensridge. Very obvious that this is underhanded and a corrupt over reaching of
our public officials.
Terms I Privacy
Copyright
Suite 300
lndianaPolis, lN 46250
harerltraffi",
ffB
[ECF-I\I
CCJMPANIES
,tLiL
U16
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
and Fore
now
AS
hari'e
approval
Iands Golf
f Lai'Vegas for.
lopment
n,Submiitd
ORT the
sinature:
Name:
please'prlnt
Street:
9103 Alt
406
onel:" E Queensridge
Place D
North fl
Tudor
Que.ensridge South
Dcte:
?ganx
3V3sft
rlcElvD
TB
.JUt
COMPANIES
i 1 ztll
Dept. of Planning
Steve Swanton,
The attached cards are signed-by neighbors that we met with in our office and who are in
Nlnt
Streetl-
7/n9u),
]\
donu
Date:
Vegas, NV 89145
'fudor
Queensridge Place O
7,(.16
aat
b-35k 6
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COMPANIES
JUL
201b',
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
rnd
Name:
NInt
please
Street:
Resident of
O"e
Dale:
7, ( .16
Tudor
201'3t
\:7
3u6k 6
RCEIV
frB
.JUL
COr'IPNIES
iI
1116
of Las Vegas
Dept. of Planning
CTty
Steve Swanton,
The attached cards are signed by neighbors that we met with-in our office and who are in
Nlnt
Vegas, NV 89145
Slreet
Resident of
[check onc]:
Queensriclge
E:one Queensridge
Date:
6"
Place
L,16
North $de.,rridge
'I
Tudor
Park
South
Fainvay Pointe
7q,-, A
3T%N
6
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RCffIV
CCJVIPNIES
JUL
1 zIrJ
uept. of planning
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
Signature:
Name:
Or:t:
Las Vegas, NV 89145
Street:
Rcsident
One
Date:
EB
trB
REGHIVT}
COIVIPNIES
JUL
't
1016
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
I
PLANNING COMMISSION AND CITY COUNCIL,
I lrave reviewed the Seventy Acres LLC, t.8o Land Co LLC,
and Fore Stars Ltd., plans for thc dcvclopmcnt of the property
now used as the Badlands GolfCourse. I understand that
these plans have been submitted to the City of Las Vegas for
its tpproval. I SUPPORT the proposed developnrent.
Sgnature:
Nam:
NInt
plaso
Strcet:
t/1t* a-'
r-fu
k"rt -5.tu
?z P"wt .Lanb
U
Resdnt f [check
Date:
3 - I-?-
mtk 6
45k \:/
RCIVD
JUt I 1
201b'
of Las Veoas
Dept. of ptanning
CTty
Steve Swanton,
The attached cards are signed by neighborrthat we met with in our office and who are in
Name:
pleas pnl
Street:
Resdent of [check one]:
Date:
2E-31
kG
\:7
3xb5K
ITECHIV)
GB
COMP.T\,NIDS
.JUL i.
20lb'
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
':'
and'Fore Stars Ltcl., for the development of the property now used as the
Badlands Golf Course. I understand that these plans have been submitted
..to ihe City of Las Vegas for its approval. Assuming the Badlands Golf
Course is developed in the manner.as submitted by EHB Companies to
" the City of Las Vegas, I SUPPORT the.proposed development.
Signaiure:
'Name:
pleas prlnt
Street:
Rtrr
0erJ
vesai, NV 9914s
.Resident of [check
.
Date:
tr
,20
244t+
7y3sk
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REe n/D
COr'IPNIES
JUL tr 1
2016
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office-and who are in
Nlnl
sreai,
b3
orJa {l &1,
-,UV
p8tqS-
Resdent oJ [check
Date:
-?///u
oncl: E
fl
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m{cHt\/
COMPANIES
.JLJL
tr
Zillb'
The attached cards are sned by neighbors that we met with in our office and who are in
its approval. I
Sgnature:
RJD mu l
Name:
NInt
please
Street:
9ttot
ll-o
fr
UT
Resident
of
lcheck onel :
Date:
W:i @
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RECfV
COMPNIES
JUL
fI
2016
Dept. of Flanning
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
suppor.t of our project, GPA-62387,2ON-62392, SDR-62393, MOD-63600, GPA-63599, ZON-63601
Name:
pilnt
ploaso
Steet:
Resident
of
O
Date:
onel: E
Queensridge North
Tuclor
One Queensridge Place
lcheck
fl
,"Xsu:fff.;,:'
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W3st
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016
8iilfiitH',ff
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
Stret:
q r
"
nIJ
*801(
Date:
.\
?q'31 h
32
-35k fsB)
\:7
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RECfVF.
COMPANIES
JUt I
2016
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
pleasa
*\Oe
LasVegas.Nvegr+s
Resdcnr of [check
one]:
EJ
'
Date:
7q-vl
i>sx @
TB
COMPN I
RCH'VD
ES
JUL
2t]16
ept of ptanriing
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are-in
plea-se
Street:
Resident of [check
@n"
Date:
-4-
2q'31 k
?v35 ft
6
\t7
TB
RECE'V
Cotr'IPNIES
.JUr
iI
2016
3if:itT",ff
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
tr.
er
pnt
sr*r
[l
Resdenr of
Ot{a
4 SO(p
Date:
Xtt
?>45
REChTV
COMPNIES
JUt f
I 216
Sitf:irT:',tr
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
[V,n,L rrir
-lease prlnt
Streei.'
.'Resident of [check
rp One
f?.
x *Prr
e lo[
onel: O Queensridge,North fl
Queensridge South
Date:
aq4t k
-35tr
6
\:/
tra
REEEruD
COdPANIES
JUL :t 1
2016
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
support of our project, GPA-62387,2ON-62392, SDR-62393, MOD-63600, GPA-63599, ZON-63601
Street:
Rasdent of [check
ne
one]: 0
Queensriil$e
nsridge'Place
fl
North
Tudgr
O Queensridge South
Pointe
Datg:
2q'71
ft
'%ft
RECE'VD
JUt_ tr
216
3rfiitii',tr
Steve Swanton,
The attached cards:re signed by neighbors that we met with in our office and who are in
C).'{n\rrprs F la
'
pilfit
JJ
Street.'
Resdent of fcheck
NfOne
Date:
x,-Lk
6
?v35k \:,/
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F{EC{VD
COMPNES
JUL 1 1
ZOlb
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
Stree
Resident af lcheck
E} ne a
Da'te:
onel: D
lo
?q3(ft
3Y35@
COMPN I
RCETV
ES
JUL
,gTty
iI
216
of Las Vegas
t.rept. of Flanning
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
Nlnt
Streei:
Resident of [check one]:
Date:
7745n"qak
6
v_/
EB
RECHr\/
COMPANIES
.tul I
2016
Te attached cards are signed by neighbors that we met with in our office and who are in
support of our project, GPA-62387, ZON-62392, SDR-62393, MOD-63600, GPA-63599, ZON-63601
and DIR-63602. Please add them to your files.
Thank you
PLANNING COMMISSION AND CITY COUNCIL'
I have reviewe the Seventy Acres LLC, 8o Land Co LLC,
and Fre Stars Ltd., plans for the development ofihe property
'now used as the Badlands Golf Course. I unclrstand that
these plans have been submitted to the Ciii of Las Vegas for
ed
lopment.
its approval. I
P
Sgna
-tr I oln
.Name:
pleaso ptlnt
Streef:
Resdnt
Las.Vegas, NV 89'145
SDOne Queensridge
Date:
xl5tk
?*3st
trB
RCIVD
CC.}MPAN I E S
JUL
11 2016
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and wlro are in
.\'u^uott
Date:
c-glk
x @
tra
RECfVr}
CO/tPANIES
JUL
I 1 2016
of Las Veqas
Dept. of planning
CIity
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
Strebt:
1ttto
Residcnt of [checkoroT,
S^etn-u
flQ.reensridge North
IiOne QueensidgPlace D
Tudor
Q Queensridge South
Park fl
Fairrvay Pointe
Dat:
7q-?f ft
3a35K
6
\:7
E8
RECEVN
COrIPNIES
JUt I
2016
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
"iK\'
Signoture:
Name:
please
pilnt
/ll;ctn^u lv
!rtS
tas Vegas,
Sfreef;
Resident of [check onel:
fl
one
fl
NV 89145
Queensridge
Datei
?4-3 n
373sn
trB
CO.IIPAN I
REruD
ES
.luL I
t 20lti
ept. of Planning
Steve Swanton,
The attached cards are signed by neighbors that we met with iruour office and who are in
l8a^
Resdent
ol [check
one
one]: E
Queensridge North
flQr""nrriagu souttt
Place Q TudorPark I Fairrvay Pointe.
Dtrc:
?Q-vl
3>',33P.
EB
RECIV
Cf]MPAN I E g
JUL tr 1
216
of Las Vegas
ept. of Flanning
Tty
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
support of our project, GPA-62387, ZON-62392, SDR-62393, MOD-63600, GPA-63599, ZON-63601
as, NV 89145
Streel:
Resident of [check
fl'One
onel: E
Queensriilge.North
Place E Tudor
Park
ridge South
Fairway Pointe
Date:
7{4.31k
v>3sx
6
\:/
EB
IICHIVD
COlvlPNIES
.JUL 1
2016
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
I SUPPORT the
development.
Signature:
Name:
plase plnt
Stnrt
Resdent ol [check
Tudor Park
Fairway Pointe
-1
3Y3Y- @
ffB
COMPAN I
FTEruD
ES
,lUt.
tr
201b'
Steve Swanton,
The attached cards are signed by neighbors tbat we met with in our office and who are in
Nlnt
,1
7L
Las Vegas, NV 89145
Street.'
Resdent of [check
'
Date:
fl.one
onel: B
Queensridge North
Queensridge
Place D Tudor
./q 'zz//z
ts
Qr"unrridge South
>tl-31
ft
Srss-@)
RCHVD
.JUt- :{
20t6
3ir,::irT?,
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
J,gna
Name:.
leate
74'31
3>-3sfr @
fiB
TCIV,
COMPANIES
JUL 1 1 Zi]Ib
of Las Veoas
Dept. of ptanriing
CTty
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
support of our project, GPA-62387, ZON-62392, SDR-62393, MOD-63600, GPA-63599, ZON-63601
that '
' rhese plans hae been submitted'to the City of Las Vegas lor
its approval. I SUPPORT the proposed development.
signituru,
.u
Name:
taase
Slreeii
Nlnt
7al
6an,h
4a( // o
Tun E
n/
Date:
-/2'
71.31 F
378sP
EA
ffa
RECH1/D
COMPANIES
.JUr_
206
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
,,
I have reviewed the plans. with Seventy Acres LLC, I8o'Land'Co LLC,
and Fore Stars Ltd., for the development of the p.op.ty tto* used as thBadland3 Golf Course. t understand that these plans have been submitted
,io t" City of.Las Vegas for its approval..{ssuming the Badlands Golf
Cirrse is developd in the mannr as submitted by EHB Ccimpanies to
the'City of Las
SUPPORT the
deVe lopment.
Signature:
Name:
pleas print
Streer
'
Resdent
'-
of.fcheckonel:
E,one
Date:
ii
301-Vlft
3?-35ft
6
\17
REGHfV
COIIPNIES
"JUL
iI
2016
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
I vl
8a".
Residnt of [check one]:
E'One
()
Queensridge North
fJ Qucensridge South
Date:
'
7q-vl ft
32-35ft
6
\:il
[B
COMPN I
RCIV
ES
JUL T 1
216
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
o,
Nome:
please pilnt
uLi
Streef.'
Resdent
of
lcheck
QOneQ
onel: E
Las
Queensridge North
Tudor
, NV 89145
South
Park fl
Fairrvay Pointe
Date:
73tr 6uz
32-3sk
trB
C'JMPN
RC'VD
IDS
.lui_
2016
of Las Vegas
Dept. of Ptanning
CTty
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
support of our project, GPA-62387, ZON-62392, SDR-62393, MOD-63600, GPA-63599, ZON-63601
\
.,
r;
:atpe
l:l
.;i'
E >l{r op .l El erc
--'i +.'..
rltr.oN .a.3pi:su :?nrE ,ii3 tu.9,77a4c! /q,Jy.eptq?u
r
;'3'ee{ sq1
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oi
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t ie pasnmo r
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?q pl^el^ar'^B.r{
.
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ho f, NINNV'I
H.7IF,
3-8fr @
trB
REHTV
COMPNIES
.JUL
r 1 2016
.eTty
of l-as Vegas
uept" of planning
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in-
J,'^r
R." e aT
1- P""^,
La f, tt<t
pteQse
Street:
?/7
CAan
il ttLt
Resdent of [check
Date:
J-/-t6
Natr
-.35fr
tr3
Rcry
COMPANIES
JUr-
2016
8if:iti-,',.
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
'
Name:
ple,asa pnt
%te
Street;
Resident af [check
I
Date:
hhrerz Pn-aoe
one].'
One Quee
Quuensriclge
41 ft
frB
REC'VED
COITIPANlES
JULTlN
SLTf:irii?'
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
'a ,-t
..i'.J
Sjntiture:
-t
'"Nm:
plege pilnt
,Stieeti,
f; s dent, of, [che c k: on e] i
ii,
". ';Ddte:.
5l':one
:05
sride Place
#:,:he
trB
REMED
COIr'IPANIES
JUL tr 1
2O16
Bf:iJ'ff;
Steve Swanton,
The attached cards are signed by neighbors that we met with in our offi-ce and who are in
its
Vegas
I1II
for
e proposed development.
Signature:
,Name:
'please prinl
One
tr
Date:
?W/ A@
*
32-?5
ft
frB
RCiVD
COMPAN I E S
JUL
I 1 2016
of Las Veqas
Dept" of plann'ng
CTty
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
support of our project, GPA-62387,2ON-62392, SDR-62393, MOD-63600, GPA-63599, ZON-63601
I.I
SUP
Signatu
Nam:
p/ease
Snet:
Resident.of. [check
Q:one
Date:
)aal ft
3>-sr
6
\:l/
t8
CO}IPAN
REG-IV
ES
JUL
2010
Dept" of Ptanning
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
CtL
Name:
p/eas
tLo
72
-PJ
Vegas, NV 89145
Resdent of [check
D
Date:
.'4
-/L'l
>tl.blk
w35k
trB
RC,V
COMPAN I E S
JUL
I 2.tlt
SirfLiti',ff
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
Thank you
i:--'.. '".
.Name:
plea.se'p!lnt
Stree?
- 3'r s
'Reside:nt
oJ
O
Date:
l/n
I o, ^,., C+
-\
[check
rrl, b
Queensridge
3[
?tt+t *
3hVsR
ffB
RCru
COvIPNIES
JUL T tr
201[i
8iil,:iitH',,i
Steve Swanton,
The-attached cards are signed by neighbors that we met with in our office and who are in
one]: O Queensrdge
One Queensridge Place D Tudor
Resident of [check
El Queensridge South
$ Fair*ay Pointe
Park
Date:
..-
?r"ry^ @
[a
RCfVB
COMPNIES
JUL T
2016
Silf:iJ,ff;
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
"A,le\
Signature:
')t^
D.
'I
Name:
#no
tase.print
IO
North fl Queensridg'South
a Tudor Park Q Fairway Pointe
ridge
22 th
::
'-i
7q4ft 6
\v
3735r
trB
REOETV
COMPANIES
JUt
tr
tr
2016
8if :i"",",',ff
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
couNClL,
.:
ilevelopment.
Sgnti,
Namd:
eRrOwEntRALl-C .
ploa.s.opilnt.
i;
i
Drve' unt t
Alta
srri: ?J01
'esdent
ol [chek onel:
,:.
on"
fl
.,.
"
ridge
Place Q TudorJark;
fl
Fairway.Pcrinte
Date:
N1t*
32'35lr
TB
COPAN I
RECIVD
ES
JUL T 1
tTty o
ept.
2O16
:irTi?ff
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
Itt
Signa ture:'
Nane:
plitasa prnt
Streit:
Resident
# One
Dae:
QueenSqidge'Place
7h//b
Norrh Queensridge
t Tudor
F\g1r t
Park
South
a 'Fainvay Pointe
'-r&
)q+t n
?35n
6
\j/
EB
RCffD
COMPANiES
JUL T
2016
Sirf:irT?tr
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
support of our project, GPA-62387, ZON-62392, SDR-62393, MOD-63600, GPA-63599, ZON-63601
Signature:
rstrei:
"
-..9101
!!a Qri:r.e,
Unit60,4 I
Date:
n'vl ft 6
?775k"
frB
COMPN I
REruD
ES
.JUL
iI
2016
uept. of plannr=ng
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
rNc coMMrssrr.r
rn r o c ITy'
couNctL,
now
Badland.s
urse.
to the
been
PPO
pleasa print
development.
the p
Trust
,Name:
'
that
ofLas Vegas for
**i,or;
':' .
Date:
Drive
E,One Queensridge
fu//,
North HQu"unrridge
South
Fairway Pointe .
2qak 6
\:7
3sK
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CO}1PN I
RCEII/D
ES
.,uL
tr
2016
,0ity of
Las Veqas
uept. of planriing
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
72'
S.ignatu
Name:
'please pnt
9101 Alta
Unit
1604
Resident
ri,.
D'te:
l.
N'zt*
3>35p-f
fEBI
\:7
fiB
RGfV
COMPNIES
JUL
20rb
of Las Veqas
ept. of Flanriing
CTty
Steve Swanton,
The attached cards are signed by neighbors thatwe met with in our office and who are in
'
None:
plase.
Streeti
03 Alta D
Unit 705
Las Ves, NV
sgi45 '
'l
Nlnt
one]:.
Queensriilge
.\
7q^
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RC'VD
COMPANIES
JUi_
201ri
(}ity of Las
Vesas
uept. of planning
Steve Swanton,
- The attached
cards are signed by neighbors that we met with in our office and who are in
approval.
S!nature:
Nnre:
pra-s
Nlnt
.
\
g'103 Alte
Unit 605
I
I
Resdent
,"n,
cnec*
'7
onel: -tQueensridge
fa
//6
i.
Hetn \:l
373sk
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REC{I/D
COir'lP^NIES
JUt"
iI
2016
The attached cards are signed by neighbors that we met with in our office and who are in
support of our project, GPA-62387, ZON-62392, SDR-62393, MOD-63600, GPA-63599, ZON-63601
and DIR-63602. Please add them to your files.
Thank you
pLANNINc coMMrssroru eND
ciry coucrl,
'
..
'have
these
pproval.
Sign(tre:
ger
omas
.:l
Name:
n, Tl1wtr rA2
ttn
ptaase prni
.Streetr
'i
. ,' i
Resident
'
Date:
.9103 Alta
Drivp..Unit.O0?_-.
La Vegas, NV 89145
a +
ltu
4tft 6
3?-35k
\:_7
REETVD
JUr-
iI
2016
of Las Veqas
Dept. of Planni'ing
CIity
Steve Swanton,
The attached cards are signedby neighbors that we met with in our office and who are in
'sigiature:
Nam:
pla,se
ptlnt
sireei:,-..-
"Ii
'Reiiitent
sgs i '
Date:
:J,
on" Queensridge-Place D
t/t /t
fl
Queensridge South
Faiirvay Pointe
'fudor Parli.
fl
nAlft
3>zsn-
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RCEIVD
ColvlPNIES
JUt
i 1 2A
8ifliiti',f;
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
Nome:
please
Nlnt
Street: li
.:
Las'Vegas, NV 89145
Rsnt i rhrk
.
O,rc,
:One
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2q4\ @
wTsft
trB
REEEff
CO-r'IPN I E S
JUL
tr
2016
8iilf:iri?Tff
Steve Swanton,
The attached cards are signed by neighbors that we met witlr-in our office and who are in
ha
thri adlndb Go
been
AP rovn.
UPPO
Signature:
omas
.l unilerstand.that
the City of Las Vega.s for
osed devel opment:
{:
Name:
'p!ase. prnl
St'ret!
n4[A
6N
trB
REE{V
COMPANIES
JUr- T
! 2l.
8itLiLT?,;
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
suppor.t of our project, GPA-62387, ZON-62392, SDR-62393, MOD-63600, GPA-63599, ZON-63601
' Streei:,
'
.. Resideniol
.
Ddte:
lchek
iOne
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fl
Queensridg'South
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[B
RECEIVED
COMPANIES
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tr
2016
nTfLit'f;
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office and who are in
Name:
'pleas- prnt
Unit
9103 Alta
'Resident of [check onel:'
l,
North O Queensridgc
South
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Queensridge
Onc Queensridge
Dte:..
A.31 fr 6
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COMPN I
RCIV
ES
JUL 1X
2016
The attached cards are signed by neighbors that we met with in our office and who are in
tt
dvelopment,
its a
Signature:
Name:
''ldase pnt
Street:
'
Place Q
Tudor
D Queensridg South
Park O Fairway Pointe
Da'te:
ml,k @
2-35&*
[B
REHffD
COIr'IP^NIES
JUL
U0l6
The attached cards are signed by neighbors that we met with in our office and who are in
t.
4'
'':
Jtgna
ssp
Name:
please- print
Srreei!
'
I
91Q1 AJta Drive. Unit
106
- "
Resident of
.
Dcite:
AIA hntV
\
?q41,
fr,
3)-35k
fiB
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COMPANIES
JUt
i 1 2016
Steve Swanton,
The attached cards are signed by neighbors that we met with in our office-and who are in
propoied,deVelopment.
PPO
nagef
"Nont
please
p!nt.
Street:
neiilent
ol
Dote:
qfJ:-
rE3clUS*
RECEIVD
JUL T
2016
July 11,2016
Dear Planning Commissioners:
As the developer of TivoliVillage, I want to express my support of EHB Companies'
redevelopment of Badlands Golf Course. After reviewing the project, I believe that this
much needed density will help create the critical mass necessary to reinvigorate
neighborhood retail and overall desirability. Retailers respond to the demographics
required to justify opening a new location and today there is simply not enough densityto
do so. I also Ueiev'e thaithe quality of homeowner that EHB Companies will attract with
their upscale developments wiil ne the right customer for the surrounding retail corridor. I
urge you to support and approve this development.
Since,r*r
/L
t'dmziv
cEo
441 R
1n*
Nora Lares
Subject:
Attachments:
RECEffED
uul I 12l
ffi,::itiffi
From: Jennifer Knighton (EHB Companies) [mailto:iknighton@ehbcompanies.com]
Sent: Thursday, July 07,20t6 3:39 PM
To: Steve Swanton
Subject: FW: Queensridge/ EHB Companies
Please include the below message with our applications. Thank you
Jennifer Knighton
)q-3t e
3?-3Sh
luly L2,2OL6
Agenda ltems 29 - 35
Tonight I am here on behalf of the Concerned Citizens of Queensridge. I am not hear on the legal,
technical or practical matters I am here to voice concern over the request to continue these items, yet
again, for only one month.
REQUEST: To TABLE Until Staff determines they are ready to be re-noticed and heard on ltems 29
or Alternatively ABEY for 3 Month sT-e/a; a
35
First let me acknowledge and thank you for you prior efforts to protect the community on a General
Plan Amendment that was ultimately tabled and the applications withdrawn. More recently in May, V"4lL("koij*
requested a 2 month abeyance when the applicant insisted they only need one.
We firmly believe these items should not be on any agenda as the applicant had not completed its
application. We are now on the 5th Abeyance Request for "Orchestra Village" Proposed Project (ltems
#29 =31,) and the 3'd Abeyance for the "Peccole Ranch Phase ll Master Plan Changes"(32 - 35).
Furthermore, until all plans and documents as well as supporting studies and materials are submitted,
reviewed and deemed complete the discussions between the City and applicant are essentially a presubmittal process. Additionally, all relevant studies by the City should be completed and adequate time
for staff to review. Once completed the applicant and City should present the completed package in
detailto the residents and interested parties.
What we have seen is the opposite: everything related to the applications is a "moving target."
lllustrative of what has occurred is:
o Extensive Revisions to the Application and Supporting Materials
Multiple Neighborhood Meetings with Different Explanations and Exhibts
o Major Studies that did not exist initially and are still a work in progress, i.e.,: Traffic
Studies; Drainage Studies
Major Studies pending, i.e.,: School lmpacts;
Access to the site
Ths does not even cover studies that should be considered when considering the scale and density that
has never been seen in any place in suburban Clark County. Let alone in an in-fill condition within
master planned community; in a L00 year flood plain; in a scenic open space area.
We believe that other studies should be included such as but not limited to:
. City Fiscal lmpact Cost Analysis;
o
r
BlastinB Assessment;
Needless to say, there are a lot of lives that will be seriously impacted. The precedent this sets also is of
critical concern to other Master Planned Community residents in the City.
The residents of Queensridge ask that the City demand of the applicant what the Code, Statutes, good
governance and planning practice require. The residents need to feel confident the City will seek to
minimize confusion and ensure the community is fully informed with timely information and ample
opportunity to review and discuss all matters in open forums with the applicant, its representatives and
team of designers.
To reiterate in closing, we would request the items be tabled until staff determines items are ready to
be heard or abeyed at least 90 days to allow the process to be done not only to comply with minimal
requirements but to maintain the trust of the community that their City and its officials and staff are
open and transparent and concerned about their quality of life, property values and well-being.
riurnittetl at Planning Commission
n^t"y'pl
'
nu*
2?-3{^
iozffi GA4-ct+
.Sh"#c
(give
Julie Gilday-Eliffi
office address)
t2S
fr,q"
Av
0r)u, cJ',Je / /
fuV d4t7-
Tonight, they're asking you to give them a reprieve from the time
consuming, stressful attempts to understand what could be
happening, right underneath their doorstep.
They have never asked for anything from Las Vegas.
What they're asking tonight is for equal treatment under the law
Subrnitted at Planning Commission
ouru
zf-f rc u"*
(
Z4SH4Frex
i,,tt,s ettnn/
their behalf, I ask you to table these items - give us and all of
our neighbors the time to take a breath - give us our lives back for
On
a few
volunteers serving the city as they are - and they thank you for
your consideration.
Electronically Filed
0710712016 12:15:03 PM
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Table Of Contents
Tab
Merger & Resubdivision lnto New Parcels Must Comply Wth NRS 278.4925
Merger & Re-subdivision Parcet Map unlawfully Recorded
Deed of Trust Recorded
city of
Las
3l2l20ts
6lt8l2ot5
A.
tl'l3lz0ts
tl'lL6l20Ls
LLC
Complaint Filed ln District Court Against The Applicants and The City tZItSl2OLs
10
B.
11
& Planning
L2
13
Venetian Foothills Master Plan Submtted To The City And Adopted 1986
L4
peccole Ranch Master Plan (Phase 2) Submitted To The City And Adopted 1990
15
Las Vegas City Charter Section 2.210 Powers of City Council : Zoning
NRS 278.210
A.
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03f0112016 03;02:19 PM
APNs:
138.31.? l3'002
I 38.31-6 I 0-002
Reipt #: 2332598
8.31-212-00?
Requtot:
Al{l
Rccordlng Rcqucstcd HY
and r/h6n RCOOTdCd Rsturn'.f'o:
DEBBIE TONVIIAY
LAN,KGOUHTY RECORDER
NLV LI.C
9l0l
lf-l.V-ootb
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of Rents and
TIIIS DEED oF I3U$T ANfi FIXT'LRE FILING (With Assignn:ent
fmm tnc to tim, thc "Pg*d qf
.tccuriry Agrccmcnt) tor ii-moy Ue amended and modified
20t5, by.an_! rmong FOE STARS LTb., a Ncvada limited
g,ir fi"i. ui o.i*"*6,
Las Vegs, Ncvada
ffiintorp"ny, *tos-c *,in^ rtsss's 9755 Vf Charteston Btvd"
mriling addrcss is
whosc
rorporatiorlr
g9l I? (^fug", ficoi ficlJ ofhcvad+ lnc,, a Nevada
NI-V- t-!C, a
and
S9ll3
V.gui,
C'lnlEEe'),
Nsvada
8379 W. Sunser Roa, Suili 220,Lw
Alta Drive
is
9l0l
address
mailing
whosc
d-g44Cbtt),
Nevad tinited liabitity
"orp*V
f 107, LasVugas, NcYada E9145.
the indebtedncss hcrcin
FOR COOD AND VALUABLE CON$IERATION, including
hereh-y.
a91y!edge9,
is
rcccipr
olwhich
thc
recired and the trusr erJn r*J,
OF-
fryry-'j:t*I
(the "Ifernfuef");
E*fr', unached hereto arrd io,:urporarcd hsrcin by this reference
ToGETHERWITHallrents,issus,profits,damagcs,royalticgncomcandoer
(collectively the
benefits nv, or t *r."n"i-.,iucd fron thc rrmscr anrt ttri Improventcnts
'l'rust with rcspcct to all
,,Egnlg',), subjoct ro Uto i*.*r
provisions of Articlc II of thisLlccd of
existing or nterd nto'
tsss and sublaEcs oi ifti n*Jes or Improvemets now or herefter
*i
25t?3{?0.3
t'".!".n"ielven
Paae i
Toz-l?EI4?lt
Trustor now
orhcr
or herafrer
ai';ht;;t t
and restrictiQns
fuprO"*t"nt*r"
",WElg");
.tQt.'rHER Wll'H
r ths rnustci
agments affccting the PrCtniScS, thc mprovementr
now xisting or hcreafrcr arising
p"tr,
*h"t"t
u.,
prernises
and the Improvcment,
which rhe
(co
cctivcty, the
"
"9lbglgfs@");
TOGE,THERWITHdlrighlilleandintcrcstnowownedorhereaflcracquircdby
Hrcmiscs or th Imprqvcmnts
Trqstor hr and to any greater estateln thc
onneo.ion
pl*"Jpt"pcrty
nU
i'"*nti acquitd
pi.*t
"l'ers@! ItpEty");
ToGETIIERWITHllright,titleandinterestofTrustr,6gtrJncdorhereafier
or propuserl'
witttn tt u tiei;f'*ty of any strct' open
tn nnd to a" ;
acquird,
z
2587J4?.3
1547
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fozT?I4ELL
Estlthcnr'sNorthwesterlyTg.4lfcetalonSturgcGoncgv.southwesthrviogecsntral
rrr to tbe pointof cglnnlng.
rngtc of Ssse,zo,
*ti.i;;i60"0
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tylnswithin th,
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orr"ao27'nlth rsdus of
u,
2006
'i-
in Book 200607r
;:';;;;io'
00697' of
ollicisl
oflcs clarlt
Exceptingttcrefrontbrtportlnofl.t5ofmendcdPcccoloWertshownbymep
rniif
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couttv, Nvdr,
sofsr'"i.
i^r"",
"-ity,4*"oa'*
rsectian 31' lownrbip
ijil1ilc soutlw"ti*-titi'tdw 70
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s,outb'Rnnce0illi""ti;viJ'cili'c"ittv'Ncvds'rndlccribods
follOlvs:
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n.i*..i" omc., ctsrk couh$r, Ncvada' sam
pnc-
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Page29 of32
19.1 6.040
Parcel
Typical
Review Process
PARCEL MAP
A. Purpose
The orovisions of this Section set forth the administrative nd procedural requirements for the dMsion of
land by a arcel map.The parcel map process does not
requir Plnning Commission or City Council action.
C.
Application
Application
Application
Submittal
Determination
of
Completeness
D.
19.1 6.040
Parcel Map
(PMP)
B. Applicability
Whenever a division of real properly into four or fewer
lots is proposed for purposes of sale, transfer or developmet the submial, pproval and. recordation of a
prcet map is required. Prcel maps shall be processed
in accordnce with the procedures and standards set
forth in the remaining sections of this Section-
Map
Approval
Determination
Approrral
Compliance
Recording
Documentation
Submitted
Review
cmplete, the Director shall cause review ofthe application ior a parcel map and obtain comn'gnts from other
affected departmets. This review shall be conducted
within the time period specified by NRS Chapter 278.
E.
Approval
Submittalof
Building
Permits
ParcelMap
Recordation
etermination
The Director, in conjunction with the Director of fublicWorks, shall deteimine whether or not a parcel map
complies with ths Sectiorr. Upon determining, pursuant t ths Section, that all conditions and requirements
have been met and that all appropriate certification
signatures are complete, the Director and the Director
of"Public Work shll give final approval for the parcel
map, sign the appropriate certificationt and releasethe
parcel map for recordation.
F.
Approval
Compliance
March 16,2011
'#
Page 423
Chapter 19.16
278.4725
COOPERATTYE AGREEMENTS
PI.ANNING
ZONING
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(e)
city
116.
277
PLANNINGAND ZONING
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i:.ild,:ia;,*$;tqi''#ii5djtt**fti'r;l'ffi
Amendment of plts, Suru.eys
and. Maps
ry
09S
,-t
^""'+,*
or shown rhere on
-# ;fl|'rf r| :##.3t ""t ri'i :he coqntv re cord er, anv
escrintion
6rvg:
tts
278.473
278.479. Certificat-e
h-q
of
amen^dment
to correct or
an
':-:i""!'1*'i'i'riil**"'Tr":*{*ii
rC
.{
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2. A cerrificare of u-"'"*ity li requesred
H;:''-,tH
by:
(a) The counrv .,i*"yg"-t; ;;J
Joou"rro' or amendm
-""tTJh
th,e o'd' ; ;incorp
crs rand
j"+#:
orare ;;
if,
t
"
affe
#,t{,tii*'gif ;"'.'"*trll****i;lnr*s"yiliis,T;
jxx13#f ,i'Jf
i
3'ii'",'",":i#!i:i$j:x,:iilff
3. If a crtificate if
surv9y., the surveyor
;,
(a) Requests the
certificate
of amendment: or
(b) Is rsponsihre for an_erroi.o;::i;i#ii"
is ro be correcred.
shall prepaie and ,""*-fr';;;ifi;"
or amendment wir
$"#ii"'#,tr-ffili"f"ursuanrdiltdi1#i."fff;**:ri:
'"i'J"ili!'f
lf :tft ffi'.3T''*"vo"ppoi"i#ih:"iy-'i'rJ'ff
;+l:tiiin:i:*r":";ffi
.lriiJ#
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;"$iiff id*i"{,"'e*":i.l1i,iiu-;:r*'ti'ffi
gfif,H:iilT"'j3j:r.i-"nged
,iy:*ff f:#
J,,n"uo",,*enrbeing
i}
(eiconiin-dhe?oilowingstatemer,:-.*?'1i,'trJ#i,13:"tfiil#il
city surveyor or a p"ore"sirru1*inri*"vo"
'ls?EE.I4?t-t
Brrch:MIV,Uscr :RMAR
Paset?41
Cornrncnt:
Stqtion
hdk2l5ll,tt
00t$t
RPTT:S,0I
ilfitt!t!
AFN; 13F3I-702-2
ftt@l
rrrlJlA
&31-7t2Jr04
t3&3r-801{02
REiIt*l07t61
13&32.301414
coRtfilE tln
Regoerba
tE69
ncodedSFIB Pg${
OEBEETOiIWAY
BECONDINC RQUTSTED BY NN
rryIMN RDCORI}ED RETUEITT TO;
AIEu C, SBIr,
rq.
SkIr 'tillims PI
41 0 Sot Raapart lorlevrnil, Suite 150
LosVegns,Nwqdst9145
HOTCs OF AXES
OULD B
SENTOs
180IdCoLUC
1215 SouFortApacheRoad, Suh. tZO
LasVtErs,NeYdf, 89trz
Anention: Vickie Dellart
Pff;
$-{t (*xrupt)
secfion
\AYttv ss
OUES.AIMITEED
THs INDtsNTnE
lirb$tr_conqny
wrr{assBl&
q4p_ryil,ry
lirig-lrh+I
Las
rsO
r"aliD co tl,
e Novada
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Dcurenu DED QCD 2015,t t 16.23E
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11
47
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Pase 3247
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Stetionld:C8R7
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tER[oE
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compy sxl
linir+liabitity
itr Manager
Tifle
STATEO'TAVADA
GOTIITTYOFCLARK
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,,n***sffi**o*""
?Reln-
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OF
APN:
13E-32-30r
mt g,otz)
l3egr-801{t g,ot4l
PABCS.flr
PN:
FREf,
138-31-712-004(Lrc)
III
EAIEMEIIT rOR INGAESS At{D EGRESS AS SETFOHTHINTHAT
^N
CRTATHEASE\4ENTACBEEI4TBECORDEI] fEBftU/lRY I, t996 IN
INflTUMENT NO. g5f1 OTFTCLL RECORS
BOOK 9t209
^$
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8:58:58
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To781"47Lt
ht* 2015{llt.0m0e39
Fees: t19.0 lilt Fee: $25.00
aFTT $0,0 Ec #tOl
APNI
Illlff20,l5 00:01i{lA
Rocaiptl* 20tl6l
138-32-301-004
Reque'bc
DEEBI CONWAY
TI.ARI(
CO
UIITY RFCORDER
RFIT: $4-(cxe,mpt) t
llVt7# *fas
liabi
oulTtr,_*pt{Dr,,Ert
("@t'}
a Nevds liritd-
}|!ttd
*a
*i*t,
FEB-e9-e16 11:48
To:7??L4?L1
Frorn:
Paeei7t4?
Novenberr 2015.
Tifle:
STATE OF IEVAI}A
COUNryOF CII\RK
)
) :SS
Manager
bcforc m on Novenbr
,*aY+ * u t'tanai* of EIIE Companies t,LC, a l!acknowledged
2ots
by
PIIBLIC
tr.-li+i
qw
taf o{t- 7. {r.lt'
Ar?ol htrrrl NO,
+ott
xirs fl
t4,
forT?eL4?lL
)fiIBTTA
LEGAI,DDSCIFTION
PTIRCELI
LOT 2 AS SHOIVN BY MAP TITBREOF ON FILE IN FILE 120 OF PARCL
I'IPi, PECE 49, IN T11 OFTTCE OF NIE COUNTY RECRDER OF
-C-ini{
BOOK
ERTFTCETE OF MENDMENT RECORDED JIJLY 2, 2O I 5 IN
OFFICIAL
RECOR'DS^
0t264
OF
20t50?02 As n$;TRUMEN'TNO.
PARCLI
AN EASEMENTFORINGRE,SS AI'ID EGRESS A SETFORTTIIN TTIAT
bbni BasEMNT ACREEIVIEI IT REcoRDED F'EBRUARY 9' 1996 IN
ooK 960209 r{s INSTRUMn*{TNO. 0056ZOT'TICIAL RECIRDS
uase itJ/.+ (
Electronically Filed
1211512015 03:45:19 PM
2
3
4
5
&.^l'/4"^'"*
COMP
Todd L. Bice, Esq., Bar No. 4534
tlb fdf isane ll ibice. com
Dustun H. Holmes, Esq., Bar No. 12776
dhh l@pisan elli b i ce. com
PISANELLI BICE pTTc
400 South 7th Street, Suire 300
Las Vegas, Nevada 89101
Telephone: 7 02.214.2100
Facsimile: 702.214.2101
Attorneysfor Plantffi
7
DISTRICT COURT
10
11
8
(Jf!
F.tr-
72
xr g
Xll<o
13
14
is
ZuXr
<k>
15
Or) "z
a
76
5?4
oH
if
CaseNo.: A-15-729053-C
Dept.
No.:
COMPLAINT
(Exempt from Arbitration
Relief Requested)
- Equitable
Plaintiffs,
v
77
18
79
20
27
Defendants.
22
23
24
25
26
27
28
INTRODUCTION
1.
the
Defendants' violations in the recording of a parcel map for property abutting that which Plaintiffs
o\ryn. Under Nevada law, particular NRS 278.4925, prior to the recordation of a final parcel
map, all tentative map procedures must be followed, including notice and a public hearing. Those
requirements are also commanded by Las Vegas Municipal Code $ 19.16.070. The Defendants,
including the City of Las Vegas, have openly sought to circumvent the requirements of state law
as
an opportun to be heard. This conduct is just part of an overarching campaign to interfere with
the legal rights of the homeowners - adjoining property olvners in the master
Defendants
well
as the
City Code in order to deprive interested persons, like the Plaintiffs, from notice
and.
8
Qr
2.
Plaintiff Jack B. Binion is, and at all relevant times was, an individual residing
1.1
within Queensridge and one of the owners of the property identified as APN 138-31-314-006,
T2
which abuts the properfy over which the unlawful parcel map has been recorded.
3.
Fe
-i xs
13
r
= 4
74
Trust are, and at all relevant times were, residents of Queensridge and ownors of the property
15
identified as APN 138-31-314-014, which abuts the property over which the unlawful parcel map
1.6
17
4.
d _?s
Zu Hr
<k>
Ei-
Plaintiffs Duncan R. and Irene Lee, individuals and Trustees of the Lee Family
Plaintiffs Robert N. and Nancy A, Peccole, individuals, and Trustees of the Robert
18
N. and Nancy A. Peccole Trust are, and at all relevant times were, residents of Queensridge and
19
owners of the property identified as APN 138-31-215'013, which abuts the properfy over which
20
21,
PARTIES
9
10
planned
5.
Plaintiff Frank A. Schreck is, and at all relevant tirnes was, an individual residing
22
within Queensridge and one of the owners of the property identiflred as APN 138-31-311-014,
23
which abuts the property over which the unlawful parcel map has been recorded.
24
6.
a Nevada
25
all relevant times, the owner of the property identified as APN 138-31-712-002, which abuts the
26
property over which the unlawful parcel map has been recorded. Tumer Investments is owned, in
27
28
2
@eclaratory Relief)
49.PlaintiffsrepeatandreallegetheallegationssetforthinParagraphslthrough4S
above as though
fully
own.
8
9
50,
51.
these issuos
between tho parties in connection with
L3
and therefore
plaintiffs have been forced to hire an attorney to prosecute this action
law'
and court costs as permitted underNevada
seeks rocovery of his attomeys' fees
judgment as follows:
WHEREFORE, Plaintiffs pray for
and declaring its
1. An order invalidating the parcel map recorded by Fore stars'
ES
1.4
of Nevada law;
recordation to be unlawful and in violation
rl
o
Z:c r
<ts>
15
9e'\
1.6
10
11
() o
-iHa
urLlfR
OE4=
5?4
i?
O c'
\f
72
52.
2.
18
19
17
3.
and
An award of reasonable costs and attorneys, fees;
20
4.
21
5.AnyadditionalreliefthisCourtdeemstobejustandproperontheevidence
22
23
24
25
presented at trial.
ToddL. B
26
Dustun H.
400 South
Las V egas, Nevada 89101
27
28
Attorneys
10
for Plaintilfs
o.12776
t&tv
e^
Pase:724?
TatTF-?14?l1.
MINUT$ OF TH
SENATE Cornmittee on Govrnment Affairs
Seventieth Session
lUlarch 29' f 999
by Ghairman Ann
The senate Gornmittee on Govemrnent Affairs was called to order of the Leqislative
2149
,Connell, t 2:05 p.*, on Monday, March 29, 1ggg, in Room
Roster.
B"til'rson ca!; v"d". Cxlfii is rhe_Asenda. Fhibit B 1s theAttgnlance
counsel
Legislarive
,u"il*ufe and * fi!" the Reearch l-ilary of the
All exhibits
Bureau.
"r"
coHttYilfiE@:
Senator Ann O'Connell, Ghairman
EET,LEGELAIOR,S PESEN:
M EM
4FFS PREENT:
http//www.leg.statc.nv.us/sessio/70thl999Minutes/sM-G-990329'Hearing-hhnl
lll19/2t1s
Paee: B;47
-lot??L ?It
FEB-?-?L6 11: 7 From:
Michael
A. l{arper, special
ilurop*tnt, Wshoe
of coflmuniv
Cou nty
W,DeanDiederich,PlanningM?nager.PlanningDivision,epartrnentof
oe Gountv
i'#i
RobertF.Joiner,Lobbyist,NevadachapterofAmericanPlanningAssociation
Dfuision of State
and. State Land Rggistrar'
Adminstrator
\Mlcox,
B'
rces
Pamela
onqervation a nd Natural Resou
Lands, state Depad#;i
De partme nt of
rre nt P an rti ns DM s ion'
I
Eir-iill,si"lie,:iil%iiil3i-i'
Clark Gounty
James J. Spinello, Lobbyist'
JohnT'Doughty,PlanningandEconomicDevelopmontManager,Community
u*upm"ntl uglas countY
Citizen
\Mlliarn T' Guddy, Concerned
ThomasJ.Grady,Lobbyist'NevadaLeagueofCitiesandMunicipalities
DavidHorton,Lobbyitt,Corn.mitteetoRestoretheConstitution,andNevada
ff
($'Bl*+3Q''
the hearing on SenJe Bill
Chairman O'Connell opened
Planning Coalition.
Southern Nevada Regional
SENATE jlLL 430r Creates
(BDR s-1588)
383 of the
$enatodal Distrid No. 1, noted $'B'
CountY
Clarlc
Sr',
Senator Jon C. Porter,
Planning Authority.
the Southern Nevada $trategic
formed
Session
Sixty-ninth
Etablishes Southern
sanitation'
:?:"#.l,,u,gi+'y"i"ffi
planning
cntended the straiegic
into the future."
htB//www.
Ieg-
us all
:"iilJ'i:i*tin"'$t-r"'1"'ls'ffit':J''iT!
"it""t"'" *Ja*ich lwiltl "' lead
"utor"y'wil
state'nv'usi S essoni70th
I 999Mturutee/SM-GA-990329'Hearng'hul
11/19/2015
Paset9t47
Tol.7F.?1'4?Lt
$ENAT.EHI!-ttz:Revisesertinprovsonsgovernngplanningandzoning.
(BtR 226)
DeborahMurray,Plartnirrg.Manger,CurrentPlanningDivision,Departmentof
be peaking.ol-!*L?H of Lesa M'
planning,
coun't"t'riJ*ouia
GIrk
comprehensive
r"r.g Assoato_n, T.ho wourd not
r"i'.,'i"
*
*,,,
c,1i'
Lobbyist,
of s'B'
Godr,
ieed from^preptt*i"*timony in supPort
tutuni
r.
meetind.
th
attend
be abte to
"il jii'JlJfi :l
if
ffiffi-i13ll,g1x1$i'6:"',,;",;ffi
electronic notification
for
provi'
H
the-Uhl
boundary lins.,' Sf,"iJO"
rqk
ltpt
soverified'
oi *lon nofitication could be
upon
Planning
drafred in consultation with the American
Home
Ms. Murray indicated s.B. 541 was
Nevada
of Land surveyorq and the so'thern
the
Association, tte r-v=Gori"uon
expressed
she
ri**'ent" n ttre state.
would
Buirders Association, as we, as_qary
and
t permissive
gg-54d nitft" shessed th UjiA
aforementioned parties support
would allow local
J. i'll"Vt-"i JE
re"triots-fy-ffi'
not impose
notification pro'sses-
""Iil-"tr
e-mail' M-s'
contemplater sending no!i{9atio-11via
request'
upon
chairman o,connell asked if s,"F. ;542
sent
be
,J'ilcri notifications"would
those
receive
Murray responded-fffind
would
people
all the
arrd
before,
Charman o,*onnell questioned.whether
"pptopa
e-mair
niirioton* r,"u nbt ne*'i *"nt via
ve*fied'
be
notifications. Ms. Mufray_responaeu
could
*nt inrv i til icept
ehe indicated such ndtficaton* wou*i"' wourd. tlave to requegt tht they receive
chairman o,corrnt";;k-d t consttuents
riotification would be sent
r*pleo in-avely
uurr"y
wt.
e-mii.
va
norification
"nJst"t*
of iuch a request'
m"ilin tt *
"btn""
paragraph
o'Gonnell' sg-nator o'Donnell indicAted
from-chailo"n
a'comment
to
ln response
iil
;'fifg$Xi;i1:,lT:ffi"--+J,::'
i'ifd;;tl
;."[ii
thev would
tth" -ml' of course'
Ms.MurraytestifiedNRschapteZTswasarnendeddurngthesixty-ninthLegislative
#;iltanowiaiip"t-ui3d'hf,y-ifigtltsltl*:lifl
suggested NR
p"oon or agency. She
iiHlii'".
Ms'
JamesJ.Spinello,Lobbyist,Clark-Gounty,clarifie.dthepropose_dchange.wouldoccurin
npnre tqa q"riion fiom senator Raggio'
read:
subsecrion r, **iio, g.B:-s4.i
to
"E the languase in that ction
Murray.xpr"neorb;;ffiou-td ri"io
the goveming body or planning
.., must include 'a certificate by the clerk,,of
oth". ;'torized prson or agency if
commis$ion, or the plrn,ffi'
iil;t*;
nllllzDrs
http//www.leg.state.nv,us/sessiory'70fhl999Minutes/sM-GA-990329-Hearing'htnl
ToIT??-L4'1L
lYrIl u t !1, v,
Paser L,t47
person
authorizedtotkefinalactionbythe.governng'-body,3ttngthatthegoverning
Oirectoi or other authorieed
iif,"'pnning
ptanning_coff.lion,
body,
or gency;
lnresponseaquestionfromChairrnano'Connell,Ms.Murrayexpressed:
Rightnow,thecounty.tcl.tcourrty]reQuire.sreversionaryrfapsiftherearetwo
wn! to corn in and
ppns is, wir^ i""pie
rors.
conriguous
more
or
ryrd;"t
else with their lots' we rqurre
lots'o'r{oryqin'g
tf'eir
merge
o'
' subdivide
t"p' tihith reverts it back'dotisacreage'
let thel
them to?o-ni"*-"u " '"'iion"w
like b
til; p.-s". *11i*" would
the
boundary
and then do a new paroel *
p"if';;i nnJr *.p that wi' rearnange
iust qo ahead [andr do
"
step'
ii.i*iittout ilt mdd le-man
support
Department of community Dqvglgp-ment countv
washolcounty
the
washoe
Mr. Diederichtestified
c"r"illtt-=rd.'ir'j317' rl "ooed
the chanse, propoio by clark
d;hoe-countv requests
efforts. H*
;oty'r;ireamlinin
Gtark
ree' with
rcuon 5'or s'B' 842'He
-i.i*t,"me$
wour!.bi;ffir;'ir:ru!*ir,
ranguasihigh
important for
rtention orthe
,,That'cr in in a po"r'l;'',-;; ii';ri
commented,
noe'Gountv d os utillze"'
ir*u r* *hith
devetopment-ag re;;i-p
NRS 27j^378 (xhibit
proposing a-dditional changes to
handout
a
distributed
Mr. Diederich
,tpn';;
*"'
i'tg'18il"!i'i:ior
nolgeo a couple
r's
Fh!Jf ll#-,iill,lf ,"'ff 'fl :Y,f,,:ii',J-":"'$'llfii.il:'f
extensivery.
abirity
exptained the
that
o*u*f'=ti';tii,''_J
o.*"rich
used
tte m"p-rl-ii.
prooern;ilir, tn nnar recordaton of
can be approved
technicar
pni *toui in nr map
referenceii'ti
s*r
is
co*r,*ritn
orannins
L,V ttte Planning director'
*tt#i#*iliti
public.input is provideo {lne tentative'm"P
most
corrtinued
ct
and
Mr. Diederich
must be made
exoressed local
the map is tentativety approved: Jlffi'Jtion*
hp.fnre-i"o*otion'.He
i't.*
,51-u_f
He
approv.al
of
the conditionc
iil rffi;ir-n'ingde prbcedures'
ii;r$'i;
prannins
rhe
,*ii-n
Diederich
Mr'
entities rypica*y
Ls;.,i- r -riv"is to do.s.or citv counil'
added some urir;.*Iti'! i.,""-
tr't- o"tvommisson
contended, "The language i: Tq{j"*;'.!;tt"*
that p*rton ih-ot oe appropriate'"
whoever they designte as
sections of NRS that the
does not directly contain some
s.B.='i?
out
pointed
Mr. Diederich
washoecountv-epartment"lg:Yib;'t*|Hiiil-;ltffi
1;":*1*mo1fn*J;:ii;s:""#ij,lli1f;
lg]t'::;
{,,"f;;;,"rinins"tt",'nptffi e
n o,oili"r'*g"l
ii'5i"J:fl'fifi
:[l*fu *li:iyT:i,y,t*:1,*"*Hl'?":',fi;*f"m-'"-'nomcain{'ti'
the. issue w*h various
Senatoro,Donnellaskeg.howC_larkCountyrespondedtoMr.Diederich'sproposed
r'irpi i,i*d *rparticr-rrar.
,n*"r
Diederich
Mr.
Ivrr' Diederich
amendment.
n
county, # il*it nr.'coi,
l"rk
*
t
representatiu**
discussed
htrp//www.leg.state.nv.us/$ession/70tb1999/Tr4inutes/sM'G-990329-Hearing'htnl1lll712015
'loz7@?14?l1"
lsv
v8
PaEet
tt/4'l
mendments in
questiond whether to incrude_the aforeentioned you heard' at
Gounty
washoe
assertd
Washoe Counry' He stated' "As
S.B. 542 or in an Assembly bill sponso.t"J't
iht' pnai isl verbatim, risht
i';ii,;,i'.i
i.it"
rfi
read
bens
va6
eecrion
rest rF first
d"d reieiveo here todav"'
off of this copv
that;;\';
?iI;i,f,'',:5,Tt'lii,5f#i'jD""':.':l,ff1"Jiiffi
lf Fif"ii
resubmissiont
a question-t"gtd!lg-slbdivisions
reconngured parcel or
to, *,"'corJg ot qgmnietery
g
asserred the biil *r"J'iio:*
*"ntned ttrai proces$ would
right a;r*i"*on.
*.p;
*up,
subdivision
n uucs opportunitv ror input
sta'ge.,il,rr. ;sty reiteiie
"i'ani
rentariv_rnap.
the
erminate
-*"t"d th public would not
tentiiv's;Tp'J,;'i
in"
rng
o.i"
process
the
into
stad e was byp assed'
ire ie ntative-m
rece ive that o ppo rtu-n-*i f
"p
raised
"
Mr.Doughtystated.,V{ewoutdcncurwiththeqoingbacktowhatthestatutessaytoday'
whichyP are doing todav n
rori'lrrrinistrative
provides
which
as well"'
grat
Dougtas county,
"il;"*;iini-tllaps'
re recornmend'ed,
""tJi1ru',sori*i
i handled
Ms.MunaynotedClarkCounty,stentative-mapp|ocPjlgisdonelh*"9l1tublic-hearing
h'darifieo the finar-map process
commissil.
pranning
the
Drocss before
drninistratively'
no"'; ot
countv
commissioneo. H"ietr"
rer-ersion maps to
*"H
S'Ei4
itt''d;
n"
JtuuJt"t"O
"ttotu
Mr' Doughtv
oulined in s.8,,54.
'$-:
tarrsuage in
rhe
be done as a partiii;:rr ffi;h"i'ir:;"=irith;ffit"e-mapping-proc.e'
but
i,
ihat sr,*-** ini""i;f
maintained he ooe
lil - unclear on that Point'
ptoces'
of s'B' t42 is not to skip the tentative-map
Ms. Mufiay clarified the intent
iliffi';li
Unfortunately,thewaythelawiscunentlywritten,.''yquhatogothroughtwo
you've lyou
uniu" p-=i". Even though
separate steps. Ttre rever;;;lt;
the
havel gone rhrougl,.he
entire rea, you sri[ have
a redesisrt of
ti *"f gltO i" nking a.bort
able to handle
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ut the old easem entr
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rrte
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hairman 'Connelt olosed the hearing
#;il;ument, xhru] sne peieo discussion on
W1L'
sEl,lATEB|LLS=r1:lllgwsadiustnentofboundariesofcountycommissioner
population within those districts'
election aistricts in certain corur tq equalize
(BDR 20-567)
requested by washoe county'
chairman o,connell pontd out s*L-glL was
"ono#r6gidtg
biil.
SENAToRRAGGIOMOVDToINDEFINITELYPosTPoNES.B.sll.
THEMoTIoNCARRIED.($ENAToRPoRTERwA$ABSENTFoRTHE
vor-)
*****
S'8"323'
Chairman O'Gonnell opened discussion on
manufaetured homes'
SENATE.FILLj2S: Makes vrous changes regarding
f"'JfJ'i'
ii:'il-rf"'i i3'iil'ff::'ill,'",fl''';3,i,'riffiTii-',if
pointed
out subsection 2'
rurttreir
*"nurr'J*s. ue
of the
;ttt"n' o= nol randat the adoption
standard., He pointed out ...8=P23,;;'
of
pracement
;*dd, the biil would ailow re
requirements risted-;i trr rJn-us,
if none were adopted' Senator Rggo
manufacture6 nomes'wnou{ ,uct, iequirements,
be mandaiory' if the cmmittee
susgested subsec-o , iection 3, iJ'tnti6
lll17l20t5
ht//www.leg.state.nv.us/sessior/?0th1999/h4inutes/sM-GA-990329-Heanng'html
to
Electronically Filed
0311512016 05:10:37 PM
OPPS
Todd L.
&*l.H',*r^'-
BarNo.4534
BarNo. 12776
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Attorneysr Plaintffi
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DISTRICT COURT
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CaseNo.: A-15-729053-B
Dept.
No.: XIII
PLAINTIFF'S' OPPOSITION TO
DEFENDANTSI MOTION TO DISMISS
Date:
March3l,2016
Plaintiffs
<>
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'EGAS'
Defendants.
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I.
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INTRODUCTION
Defendantsl have openly sought to circumvent the requirements of state law as well as the
Code to deprive interested persons, like the Plaintiffs2, from notice and an opportun to be
Defendants collectiyely refers to_Fore Stars, LTD, ("Fore Stars"), 180 Land Co., LLC
("180 Land Co."), Seventy Acies, LLC ("Seventy Acies") aici the City of s Vegal (tity,i. - z
Plaintiffs collective.ly refers to Jack B. Binion, Duncan R. and Irene Lee, individuals
and trustees of the Lee Family Trust, Robrt N. and Nancy A. Peccole, individuals and trustees of
1
heard. Defendants now file respective motions to dismiss3 seeking to again deprive the Plaintiffs
from discovery which will confirm and highlight the impropriety of their actions.
The old adage, haste makes waste, applies here. Defendants are clearly in a hurry to deny
Plaintiff homeowners their right to public hearing and to question whether the disturbance of
golf
should be subject to destruction by a developer who has tried to hide its true plans. Defendants
knew that NRS 278.4925 controls the merger and resubdivision of land parcels at issue. Under
Nevada law, Defendants have the burden to abide by the express procedures required, including
and to proceed to a
10
knew of and are required to satis$r the requirements of LVMC 19,16.040 (Q). Hoping to keep the
1,1
t2
necessary consent
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Accepting as true all factual allegations in the Complaint and draw all inferences in favor
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of the surrounding homeowners, Plaintiffs have properly stated a claim upon which relief can be
OrcA
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II.
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STATEMENT OF FACTS
A.
19
20
In
1986, the
William Peccole Family submitted to the City their initial Master Planned
21,
Development, under the name Venetian Foothills. (Ex. 1, Comp., t[12). The Master Plan
22
encompassed the land located from West Sahara Ave., north to West Charleston Blvd., and then
23
further north to what was to become Alta Drive and Hualpai Way oast to Durango Dr. (Id.).
24
contemplated two eighteen hole golf courses, designed to be in a major flood zone and were
25
26
27
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the Robert N. and Nancy Peccole Trust, Frank A. Schreck, Turner Investments, LTD, and Rover
P. and Caro G. Wagner, individuals and trustees of the Wagner Family Trust.
3
This Opposition collectively addresses both the City's Motion to Dismiss and Defendants
Fore Stars, 180 Land, and Seventy Acres' Motion Dismiss.
2
to
(rd.).
Three years later in 1990, the William Peccole Family submitted to the City the Peccole
Ranch Master PIan. (Id. at T15). The Master Plan included within its boundaries what were to
become the Badlands golf course and the surounding Queesridge master planned community.
(Id. at ]ru 15-16). The Master Plan designated Badlands golf course as flood drainage and open
space due
residential development would not be feasible in the flood zone, but a golf course could be used
to enhance tho value of the surrounding residential lots. (1d. at lll7). The Master Plan
10
to the City's requirements. (Id. at !fl6). The Wiltiam Peccole Family knew
approved by the
that
was
11
o
o
golf course in
T2
the Master Plan to Senior Tour Players Developmento Inc. who designed and built the golf course.
13
(Id. at 1[18). An additional nine hole golf course was added in the natural flood zone n 1996, (Id.
1,4
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Planned Commun, and eventually conveyed it to Fore Stars in April of 2005. Qd. atl[22).
{a 1
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f20). The William Peccole Family developed the golf course as the main feature of the Master
B.
17
18
In March of 2015, the then-existing princals of Fore Stars sold their ownership interest
19
to Yohan Lowie ("Lowie") and his affliated entities, and they became its managers. (Id.atlp3).
20
As Plaintiffs would soon find out, the purpose of this acquisition was to eliminate the Badlands
2L
golf course and place in its stead a re-subdivision consisting of homes and high density
22
apartmerLt/condominium*
23
24
fuither the developer's desire of eliminating Badlands golf course so as'to maximize its return at
25
26
In
firtherance
Department
27
propose an amendment to the City's master plan and place it on a Planning Commission agenda
28
for September 8,2015. (Id. at fl2a). This proposed amendment sought to eliminate the density cap
J
c.
Both LVMC 19.16.040 (Q) (Parcel Map) and LVMC 19.16.070 (F) (Merger
8
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LVI\4C 19.16.070(F)
parcel map presented for recording shll nclude the following
$
rtems:
1. A report from a title company which lists the names of each
L7
18
19
20
2't.
22
23
24
Lvrvfc
19.16.040(Q).
But,
25
2015. Prior to its recording, a Deed of Trust and Fixture Filing was recorded on March Z, 2015.
26
(Ex. 4, Deed of Trust and Fixture Filing "Trust Deed"). The legal description was contained in
27
28
Parcel Map.
(Id.), Fore
Fore Stars conceded the fact that a Trust Deed existed and that there was a security
1,
interest held by
19.16.040 (Q), the Planning Director signed the approval line allowing the Parcel Map to be
recorded. Qd. at{l[33-34). The City Code requires the consent of the security interest holder either
on the Parcel Map or on a separato consent form to be referred to on the Parcel Map and recorded
with the Parcel Map. See LVMC 19.16.040(Q). None of these requirements were satisfied.
ThereafteE Fore Stars, by Quit Claim Deed and using the new legal description created by
the unlawfully recorded Parcel Map for merger and resubdivision, transferred the property to 180
Land Co LLC on November 16,2015. (Id. atf5; see also 8x.5, Quit Claim Deed). Tho new
10
description that is purportedly created by the unlawful Parcel Map is "LOT 2,LOT 3 AND LOT 4
11
AS SHOWN BY MAP THEREOF ONFILE IN FILE 120 OF PARCEL MAPS, PAGE 49...'
T2
(Id.)(The Parcel Map File and Page Number is the Parcel Map unlawfully recorded for merger
13
and resubdivision).
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After the Quit Claim Deed to 180 Land Co LLC, a Quit Claim Deed recorded November
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THEREOF ON FILE IN FILE 120 OF PARCEL MAPS, PAGE 49,,,', to SEVENTY ACRES
17
LLC. (Id. at tf35; see also Exhibit 6, Quit Claim Deed) Again, the legal description created by the
18
unlawrlly recorded Parcel Map for merger and resubdivision was relied upon to convey the Lot
19
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<l
Following the recording of the above Quit Claim Deed the developer entities in concert
20
21
22
23
PARCEL MAPS." (Id. at fl36; see also Ex. 7,Parcel Map). This Parcel Map used the description
24
created
25
26
by the initial unlawful Parcel Map for merger and resubdivision and was recorded
At the time that the Lot 2ParceIMap was presented to the City for approval there was an
Lot2 thathad
27
28
of Trust). The Trustor is listed as SEVENTY ACRES LLC and the Beneficiary is listed
12
as
WESTERN ALLIANCE BANK. (1d.). Here again, Defendants, and especially, the City closed
IV.
Defendants have not satisfied their burden of demonstrating the lack of available claim by
the impacted. homeowners, who were entitled to notice and. a public hearing on the attempted re-
division of the golf course land which each of Plaintiffs abuts. As such, Plaintiffs are entitled to
proceed and demonstrate that the illegal attempts to circumvent their rghts, including through the
use
circumvent the law comes with consequences. Their motion fails and should be denied.
10
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CONCLUSION
By:
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A t to r n ey s fo
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21,
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r P Ia in tiffs
CERTIFICATE OF SERYICE
I HEREBY CERTIFY
that
am an employee of
Pnerru
this 15th day of March, 2016,I caused to be served via the Court's E-Filing system true and
7
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OF
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B.
ll
On Februa ry 25,2016, EHB Companies LLC (Lowie and partners) by Frank Pankratz,
Manager filed an Application/petton for "MAJOR MODIFICATION" of the Peccole Ranch
Master plan. The Applications/Petitions also include: "GENERAI PLAN AMENDMENT" for
Peccole Ranch Master Plan 250.92 Acres, by 180 Land Co LLC; a "GENERAL PLAN
Acres,
AMENDMENT,, of the peccole Ranch Master Plan 250.92 Acres plus an additional70.52
to DR, R-E,
Applications
AGREEMENTS" By 1g0 Land co, seventy Acres LLC, and Fore stars, Ltd. All of these
are signed by Lowie's partner Frank Pankratz on behalf of the involved entities.
CAN LOWE AND HIS ENTITIES AMEND THE PECCOLE RANC}I MASTER PLAN, AND
THE REQUIREMENTS'
DOES THE TERMINOTOGY "MODIFY,, AS OPPOSED TO'AMEND" CHANGE
ESTABTISHED BY CHAPTER 278OF THE NEVADA REVISED STATUTES?
A.
The law is well established, that the State of Nevada has complete control of land use
and development of real property located in the State of Nevada. The State, through
enactment of statutory law has enabled Cities and Counties to control land use and
development within their boundaries so long as they follow the requirements set forth in the
enabling acts. Chapter Z7B of the Nevada Revised Statutes entitled PLANNING AND ZONING
contain the legislative enactments that enable the City of Las Vegas to enact Ordinances that
allow the City to control planning and zoning within its boundaries so long as those Ordinances
comply with the law as set forth in Chapter 278.
Consistent with the position of the State that any power to be given to a City regarding
is
found in the
ol
and,
'lond.
2. The Cty Council must crry out the provisions of subsection 7 in th mnner whch s
prescribed by chapter 278 of NRSii".
The City of Las Vegas in adopting its Unified Development Code has clearly
recognized that the City's authority regarding land use control is derived from the State.
Section 19.00.020 of the Unified Development Code of the City of Las Vegas states:
"ThisTitle s adopted pursuqnt to the provisons of the Nevad Revsed Sttutes (NRS)'
includng NRS ChaPter 278. ..."
The State Legislature has thoroughly addressed the issue of how an amendment can be
made to an existing Master Plan.
'NRS 278.210 Adoption of master plan and amendments by commission: Notice; hearing;
neighborhood meeting; resolution; frequency of certain amendment; attested copies;
certification by electronic means.
L. Before adopting the master plan or any part of it in accordance with NRS 278.t70, or
any substontial amendment thereof, the commission shall hold at least one public
hearing thereon, notice of the time and place of which must be given t least by one
2
6.
7.
For purposes of the term "Commission" as is used in NRS 278.2tO the definition is found in
chapter."
The City, in addressing the Amendment of the Peccole Ranch Master Plan, must comply
NRS 278.2L0
j.2j. Nev. 446, LL7 p.3d t7t(2005) addressed the supermajority language of NRS 278.21O and
stated:
"NRS 27.ZIO(2), (pargrph 2.later became 3.) on the other hnd, expressly requires
that, tthe erlier stoge, when a plannng commisson approves pln amendments, it
,must be by resoluton of the commisson carried by the afiirmotve votes of not less
Here again, the golf course was designated zero Net Density and zero Net Units. The 18
hole golf course became Lot 5.
Lot 21 was initially zoned as RPD-7 and was part of the Master Planned Development.
is
Stan parry represented Senior Tours when they decided to build the additional 9, and there a
letter from the City to Stan saying that his clients could proceed with construction because the
golf
RpD-7 supported the Golf Course use. Once the golf course was completed, the entire
course had no density designation and does not support the argument of Staff and the
t2
lRev. 2/ l0
/2tl
*'"-;HfoT:iHi"ii'"i#ssly
Sec. 1.020 Delinitions. Except as otherwise provide! in this_ Charter, unless the gontext otherwise requires, the
ennitins *hich are provided in seclions 1.030 to 1.00, inclusive, of this Charter governthe construction ofthis Charter.
(Ch.517, Stats. 1983 p. 1391)
(Ch.517, Stats.
1983 p. 1391)
Sec. 1.040 oCity Council' defined. "City Councit" unless otherwise qualied, means the govening body of the
City.
(Ch.517, Stats. 1983 p. 1391)
(ch. 517,stars.
Sec.
1983 p. 1392)
(ch.517, Strs.
1983 p. 1392
Sec. 1.070 .Newspaper" defined. "Newspapet'' means a newspaper which is qualified pursuant to cha.pter 238
NRS, is printed and publishd in the City at least onc each calenda week and is of general circulafion in the City.
(Ch.517, Stats. i9g3 p. l39Zt
of
Sec. 1.080 *Publicatonr' 'publish' defined. "Publication'' and'u{sh"_each means publication in at least one
newspaper fo the number of times-which is required by the specific section ofthis Charter.
(Ch.517, Stats. 1983 p. 1392)
Sec. 1.090 66State'o defined. "State" means the State ofNevada.
(Ch.517, Stats. 1983 p. 1392)
ht ://www.
leg.
state.nv.us/CChtels/CtylasVegasCC. html
3/1s12016
(a) Unless all of the members of the City Council are presen! no business may be transacted except that which has
been stated in the call of the meeting.
(b) No ordinance may be passed except an emergency ordinance or one whose enactuent as if an emergency existed
is -pennitted by chapter 350 of I.IRS or section 7 -020 or 8.210 of this Charter.
(c) No votoof the City Council may be reconsidered unless there is present at least as large a number of the members
of the City Council as were present when e maer was previous voted upon.
(Ch.517, Stats. 1983 p. 1395)
Sec. 2.060 Meetings: Quorum.
Except as otherwise provided in NRS 241.0355, a majority of all members of the City Cormcil cons- titutes a
quorirm to dobusiness, but a lsser number may meet and recess from time to time or compel tre attendance of the absent
1.
2- xcept ai otherwise provided in NRS 241.0355. and unless otherwisc prolded by_any other provision o{ laJv,
including seciions 1.160, 2.10-0 and 3.050 and subsection 3 of section 2.110 of this Cbarter, the concurence of a majority
of a quorum of the City Council is necessary to pass anyproposition.
(eh.517, Srats. 1983 p. 1395: A--ch.255, Stats. 2001 p. 1131)
Sec. 2.070 Oaths and affirmations. The Mayor, each Council Member and the C Clerk may administer oaths
and affirmations which relate to any business which pertains to the City before the City Council or is to be considered by
the City Council.
(Ch- 517, Stats. 1983 p. 1395)
Sec- 2.080 City Council: Judging qualifications and discipline of members; power of subpoena; enforcement of
subpoenas.
l. TheCityCouncilmay:
(a) Judge the alifications and election of its own members.
(b) Adpt rules for the govenrment of its members and proceedings.
(c) Provide for the punishment of any member for disorder conduct which is committed in its presence. ^
(a) Oraer tle attenance of witnessei and the production of all documents which relate to any business before the City
Council.
2.
if
(a) The City Ctiuncil or any membe? thereof may apply to the clerk of the district cout for a zubpoena which
commands the attendance of that person before the City Council.
(b) The clerk of the district court may issue rhe subpoena" and any peace officer may-serve iL
(c) tf Ae person uron whom the subpoena is served fails to obey it, the court may issue an order to show cause why_
thaf person wuld notbe hetd in contempt of court and, upon a hearing of the matter, may adjudge that person guilty of
contmpt and punish him or her accordingly(Ch.517, Stats. 1983 p. 1395)
Sec.
2.090
The City Council may make and adopt all ordinances, resolutions and orders, not repugnant to e Constitution of
the tnited Stats or the Consttution of th State of Nevada or the provisions of NRS or of th Chuter, which ae
necessary for the municipal government, the management of the affairs-of the City and the execution of all of the powers
which are vested in the City.
The City Council may enforce those ordinances by providing penalties which do not exceed those which are
established by the Legislature for misdemeanors.
The CiE Council may not adopt any ordinance which provides for an increase or a decrease in the salary of any of
I
2.
3.
its members to take effect during the term for which that member is elected or appointd but the City Council 4ay-by
ordinance increase or decrease the salary for the office of Mayor or City Council Member at any time before the day
preceding the last day for filing a declaraiion of candidacy for that office for the next succeeding term to take effect on the
fimt day ofthe next succeeding term.
(c.517, srars. 1983 p. 1396: A-Ch. 127,s421J239J,2
Sec-
1. No ordinance may be adopted except by bill anri by the majority vote of the entire City Council. The style of all
ordinances must be as follows: "The C Council ofthe City of Las Vegas does ordain:"2. No ordinance may contain more than one general zubject matter and matters which pefain to or are necessaril- y
connected with the ge,nerl subject matrer, and the zubject must be briefly indicated in e title. If the s-ubjects of the
ordinance are not exfressed in te title, the ordinance is void as to those matters which are not expressed in the title.
Any ordinance which amends an existing ordinance or an existing section or sections of a codication of
ordinans fuust set out in full the ordinance or seCtions of the ordinance or the section or sections of the codification of
ordinances which are to be amended and indicate any matter to be omitted by e,nclosing it in brackets and any new matter
by underscoring it or by italics.
3.
Sec.
3/ls12016
maintenance of those alcoholics and addicts and their treatment and rehabilittion in facilities which are fumished by
individual persons or private or public institutions, corporations or associations.
codes.
Subject to the limittions which are contained in NRS 278.580. 278.583 and, 444.340
1. TheCityCouncilmar:
(a) Divide he City into bticts andregulateandresficte erection, constmction, reconsEucdon, alteraton" repairor
use fbuildings, stiucttres or land within ose dsicts.
@) Estabs md adopt ordinances andregulations which relate to the subdivision of,land.
fA" City Co,uncif must carrj/ out the irovisions of subsection 1 in the manner which is prescribed by chapter 278
).'
places.
-
1.
t.
2.220 Powers of City Council: Rights-of-wa parks, public buildings and grounds and other public
The City Council may:
Lay ou! maintain, alter, improve or vacatp all public rights-ot-Yuy 4 the City.
ngutate the use- of pUU,i parls, buildings, grounds and rights-of-way and prevent the unlawfuI use of those
public places.
^ 3.' Require landowners to keep the adjacent streets, sidewalks, public parks, builrlings and grounds free from
encroachments or obstructions.
Regulate and prevent in all public places:
(a) The distribution and exhibition ofhandbills or signs.
(U) oV practice which tends to annoy persons passing in those public places
(c) Public demonstrations and processions.
Preventriots or any act whichtends to promote riots in any public place.
(Ch.517, Stats. 1983 p. 14001
4.
5.
2.230 Powers of City Councik Trafc control. The City Council pay by-or{inance regulltgi
Except as otherwise piovided in NRS 707.375. all vchiculr, pedestian4nd oftgr-taffic within.th-e-City and
protide g"neiaily for the public safety on m; pffiE sfee, publicly own?:d parking lots, parking areas to which the public
is invited and public rights-of-way.
2. fhe length of me for wliich vehicles may be parkedp.upo_n.the public streets and publicly owned parking lots.
1253\
(Ch. 517, Stats. 1983 p. 1401: A-{h. 237,9tats.2003
Sec.
l.
l.
2.240
The
*y
2.
those bonds.
1.
t3.
5.
6.
condemn rights-of-way for any public purpose acx)ss a right-oway which is owned or
which owns or operates any means of tansportion.
any public right-of-way may be obstructed by trains s 5imilar 6sans of conveyance
of
Prescribe the
standing on that
Reire any company which owns or operates any mens of transportation to provide protection against injuries to
persons orpropefy.
3t1s1201.6
19.00.010
SHORTTITLE
l.
19.00.020
AUTHORITY
ThisTde
is
l.
requires.
19.00.030
Councilthatthisde
General
A.
C. To overcome
;"q;i-.*tr;i-pul-rr.ilitio r-;*i.*
nece'ssary to
'uppo
pr"u
u"rp-eni;
F.
G.
resources;
the allocation
D.
IlL
To
Sustainability
N.
RELATIONSHIP TO GENERAL
_
PLAN
19.OO.O4O
!gfoptionofthisTideis.consistentandcompatiblewith
3;'fny#"":',.Tb"f:iJ,r, ffi::i?"??ffi:"#"i11?,i#
dgcrlons made pursuant to this Ttle be
and {_lgul"tory,
consistentwith
theGeneralPlan-
development
the character and fability of present and fuhre land
use and development in the Ci.
guaranteed;
ffi
Page 1 3
Chapter 19.00
278.200
COOPERATI\E AGREEMENTS
PI"ANNING
ZONING
4. In general, the commission shall have such po\Mer as may -be necessary to
it to futfill its functions and carry out the-provisions of NRS 278.01-0 to
enable
278.630, inclusive.
History.
Cross references.
278.2OO.
The master plan shall be a map, together with such charts, drawings, diagrams,
schedules, reprts, ordinances, or other printed or published material, or any one or
a combinatio of airy of the forgoing as inay be considered essentiai to the purposes
of NRS 278.010 to 278.630, inclusive.
History.
1941,
t973, p. 1827.
278.210.
means.
1. Before adopting the master plan or any part of it in accotdance with NRS
278.770, or any substantial amendrnent thereof, the commission shall hold at least
one public hearing thereon, notice of the time and place of which must be given at
Ieast by one publication in a newspaper of general circulation in the city or county,
or in the case of a regional planning commission, by one publication in a newspaper
in each county within the regional district, at least 10 days before the day of the
hearing.
2. Before a public hearing may be held pursuant to subsection 1 in a county
whose population is l-00,000 or more on an amendment to a master plan, including,
without limitation, a gaming enterprise district, if applicable, the person who
requested the proposed amendment must hold a neighborhood meeting to provide
an explanation of the proposed amendment. Notice of such a meeting must be given
by the person requesting the proposed amendment to:
(a) Each otrner, as listed on the county assessor's records, of real property
located within a radius of 750 feet of the area to which the proposed amendment
pertains;
ft) The o\Mner, as listed on the county assessor's records, of each of the 30
separately owned parcels nearest to the area to which the proposed amendment
pertains, to the extent this notice does not duplicate the notice given pursuant to
paragraph (a);
(c) Each tenant of a mobile home park if that park is located within a radius of
750 feet of the area to which the proposed amendment pertains; and
(d) If a military installation is lcated within 3,000 feet of the area to which the
__proposed amendment pertains, the commander of the military installation.
The notice must be sent mail at least 10 days before the neighborhood meeting
and include the date, tim, place and purpose of the neighborhood meeting.
3., Except as otherwise prvided in NRS 278.225, the adoption of the master plan,
or of any mendment, ex'tension or addition therof, mnsf be by resolution of tn
commission carried by the afrrmative votes of not les than two-thirds of the total
membership of the cmmission. The resolution musrefer expressly to the maps,
descriptive matter and other matter intended by the commission to constitute the
plan oi any amendment, addition or extension threof and the action taken must be
recorded on the map and plan and descriptive matter by the identifiring signatures
of the secretary and chairman of the commission.
_ 4. Except as otherwise provided in NRS 278.225, no plan or map, hereafter, mav
have indicted thereon tht it is a part of the mastr ptn until it hs been adpte
as part of the master plan by the tommission as herein provided for the adopiion
170
L7L
ary to
t0 to
PLANNINGAND ZONING
tni;il;
tmls-
*ams,
-ne or
roses
:*Fi:*ri"*;r*#**itri:'*"r:lr
!iji,*1i'::*,ir*+rf
countv within the regional dist-rict- The county p;""iioomi-"sion
"lir"J?
*- -county commissioners may authorize such cerii.tio" v
r^ticei
,- cer-
I".troni-man.
-onr
IIistory.
NRS
:naper
Fditoy's note.
. -This section was omended by two 2005 acts
which
do not appear to conflici and have been
1941.,
278.220
' l.east
ven at
Inty,
-f the
compiled together.
changes.
Effect of amendment.
.uunty
liog,
n who
B, effective
,vide
NOTES rO pCrSrons
rerty
,qiven
u.ment
that t0'c,;;"i"tjj"
"u;.ri"i:"; +i*ry.t
i'-'
:he 30
.nent
^nt to
PINIONS
'rs of
'i
ATTORIEY GENER"A,L
the
.:ting
..plan,
f the
total
"
invalid-
zza.zzo. Adoption,
PS,
te the
t be
'tures
OF,
j.;
of
plan.by-governing body: Notice; hearing;
procedure lnaster
for changes in pln. r
ElceP! as otherwise-provided in subsection 4 of NRS 278.L50 and
NRS 2Tg.225:
.r1:Jfo1-":tpl of ? certified copy of the masrer pt"rt _d;i;t;;i
.
"orrrrty
278,225
COOPERATIVE AGREEMENTS
PI"ANNING
- ZONING
172
5, p. 1683;2005,
ch.67,
Effect of amendment.
2005,
NOTES TO DECISIONS
NDEP was entitled to presume that the Coutyts approval exised'
The Nevada Division of Environmenlal Protection is not required to independently'invest'gate
and determine whether proper local governmental
approval actually existed as a prerequisite to issuing a wastewater discharge permit. Helms v. State,
Div of Envtl. Protection, 109 Nev. 310, 849 P.2d
279,1993 Nev. LEXIS 28 (1993).
statutory framework for the Board of Commissionit designs and implements the
master plan for Douglas County, and because the
legislature omitted any reference to a voting requirement in this section, this omission reflects the
legislature's intent to require only a simple majority vote by the Board to approve a master plan
arendment and not a super-majority vote. Falcke
& Herbig Properties v. County of Douglas, 2000
Nev. LEXIS 79, Ll6 Nev. 583, 3 P.3d 661 (2000)'
ers to follow as
reverse the recommendations ofthe regional planning commission on zoning matters is authorized
by NRS 2:78.020 a.278.260 and is not invalid.
278.225. Governing body may establish by ordinance procggu-re for adopting mior m.n-.ttts to master pl-an; public hearing and
2. Before adopting
menttt means:
PLANNINGAND ZONING
278.236
.Jts
hold
must
city
67,
1,
Effective date.
p. 18-
^^ause
purpose
p,254;1947, p. 834; CL 7929 (1949 Supp.),
NOTES TO DECISIONS
Growth Initiative Comm. v. Jump2006 Nev. LEXIS
I (2006).
OPINIONS
wflf
cct to
On,
OF.
'_.1: ..
ATTORIEY GENER"AL
lariguage of this section and NRS.278.250 is ' NRS 278.150 and NRS 278.L60 does not require
unambiguous and tequires a local gov- immediate amendmen of all local zoning rdientity to adopt zoning regulations tha nances which are not in strict conformity with the
map as amended. Moreover, all ordinances that
exist a the time of a land-use map amendment
remai iri efect until moclifled or amended by the
local governing body. AGO 84-6 (4-11-1984).
or absolute. AGO 84-6 (4-L1-1984).
t3
19.
10.040 h
IRS 27.27f
;;{
PD
lllustrations &
19.10.040
Graphics
A. lntentofDstrict
Fnne 1
RMmDnmoe,nDsrncrMp
thecommunitY;
2.
3.
4.
llercreEPDDsmEl@
SEEomzoG ItpAwhFsrtm
PD(PmDm)Dss.
cffi
ffi
Providing
5.
8.
9.
Encouraging area-sensitive
design;and
10. Contributing
site planning
and
n#
Page 247
Chapter 19.10
H.
l.
lssue Resolution
- Analogous Standards
1.
residential
b.
those
District
Page 250
Chapter 19.10
ffi
March 16,2011
14
'',;:l:i:.'. i:.:..".;
.:*':-''.. ":'1i;1":
[Jh;t{'
Plonnng & evelopment
Scanning Caven
Ccse No
z tl tl 3 tl - b
APN
Locotion
Applicont
Recl assi f
descri bed
Townshi p P
qffi,il{ilfinll[frr
t1l6
't
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,,
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'
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Aprfl 22,
{i
1986
cr
l{otice i
t'
ity
Chanbers
Pl annfng
I{ESTERII DEVC(R,
II{C.
Any and
the
proposed MASTER
DEPARTI|EIIT
AIID
or
may, prTor to
DEVELOPDIETT
HPF: lm
REVERSE
'
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!r
---
PHs
cr
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ie
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'i-.
rric
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xrx
NecdcCl:
9.rge
Book
r-rbi
!.|IKE CTARK
Nccdc<i:
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t-,.
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Drcc o 8c Complctcd
R,ernlk
trfo
ctrrtion
Ncedeci:
l. Lbcl
xr
No. ol Sctr
z. Priat Foc::t:
t-rbct Tioc
Vrkrtion
f]
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(.Fl
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Needcdl:
Book
,.
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rl
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-._.r..r-ll-.i-a*..-
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-.A.,
No
:l
tl
:tf.
K'N
TUTIE
AT tITry
80t NotEN
W. WATNE BUNXEN
clTT AOSNY
G8onGE
'
lrl
OCtwtE
MANAGEI
B tt
^slllEY
tlay ?3,
1986
i.
t{l I t I am peccol e, et al
1348 Cashman Drive
Las Vegas, Nevaa 89102
RE:
Venetlan Foothll ls
Dear lr. Peccole
clty council at a regular meeting held May 7, 19g6, AppRovED the l.,taster
;:
Hili liill, :' il,,l3!.u3ii:ff1 5l?il' lH .'--'r-'
fi i. t;ir.fi:,
lr:l j;.iLvti:*,i
r.l
"-rt svrrsve
ful;'
The
coditlons:
1.
El
-2.
3.
4.
Strada.
5.
6.
The school
The Master
Canyon Drive, Oakey Boulevard,
t\
100
E. sTEwr{T AVENUE
89tol
(zozr 3s&6olt
I
I
{
Page -2-
{
{
fr
{l
I,l
Ot*(4
r),
City
Clerk
CAH:Jp
cc:
l
t,
.
.
.
tlept oI
99*unity-plannf ng and Development
Dept of Fire Serylces
Dept of Publlc I'lorks
Dept ._of _Bullding and Safety
Land Development and Flood Lontrol
.t
q,
IIOTCE OF PUBLIC HEARII{G
April
22'.1986
ls hereby given t.hat on April 22, 1986 at 7:30 P.1. in the Council
of City Hall, 400 East Stewart Avenue, Las Vegas, Nevada, the City
Plannng Conmission will hear the following:
Notice
Chambers
INC.
HILLIAM PECCOLE/
all
either in
s(
HAROLD
HPF: lm
P.
is
FOSTER, DIRECTOR
considered
.,'
1,
fff*il'i
SWENGEL.ROBBINS
Const ucto ts. C onsl u ct on ll
o ago
APRz
lecou
(602.t 95
a{ f::r,
r,:$frn l\ $1
4 1986
I
o
..1
I
5"-' .o.
/-
Sv=^ fun",
Qa's 4n,
e49-020(c)0.s6
Attent i on:
Re
e:
fe
Ca
ci t
VTNETIAN
t00Tl{ILLS
PROJt:CT
of a letter
Respectful lY Yottrs,
SWENGEL.ROBBINS INC.
CONSTRUCTION MANACTMENT DIVISION
Yib^-,
ssistant Divsion
Manager
JLB/nbs
L29c56
Encl osure
cc:
Wayne SPiekerman
Jon
Wald
l.lilliatn
Peccoe
.:r.v
llOO
ps
ot
. i rr<;or\r
rt Srr Artaue..lr
itcf^o
3.L!.o
tfta tr i 0..t
April4,
1986
Subject: VenetiFoothllsHydrology
Dear
Jio:
7"^i^/-/
Michr,cl J. Btgl/ad'tP.E.
lce
tLAtllllf,O
. . . eCAACl{
--
- Cllvlerrt
Dte
INTER.OFFICE MEMORANDUM
AfrFjl R. lq86
TO:
Cornmunity Planning and Oevelopment
SUBIECT:
Publ
ic
l,lorks
-ffib
COPIES TO:
'Ji,i[ii^s
t,llLLIAM PECCOLE, ET AL
Land Oevelopment
Right-0f -tlay ...
Survey
Traf'fic Engineering
z-30-86
Your memorandum dated Apri l, '1986 requested comments from this Department prior to
April ll, 1986, concerning the request of l.lilliam Peccole, et al for the reclassification of.property generally bounded by Sahara Avenue, Durango Drive and Hualpa l,lay
form N-U (Non-Urban) to R-p0 (Resldentia'l P'lanned Developmeni), P-R (Professiona
Offices and Parking), C-l (Limited Commercial) and C-V (Civic)
This Department requests that the following be made conditions of granting this request
PHASE
I:
l.
2.
Combine
Same
Alta Drive
conditions as Phase I.
c..6r;)
R.L.S.
C. D.
PETERSON,
CDP/9rc
into
one intersection.
TRANST{ITIAt
The Las Vegas. Ffre Departrirent has reviewed the revfsed master plan of the
venetian Foothills, whch shows a two (z) acre parcel for a rii.e:itailon
on urango Just north of Charleston.
"
''.r-ilt-rl'.
APRIL
CC:
1986
Howard
Null,
Planning Department
9 tsg6
iiiir;.#
APR
t.
r
,{AYOI SlLt Bn
A*
CITY
couNcltlN
ON
turl:
tEvY
of LAS VEGAS
ISOLEN
K}B^t
W. $'AYNE IUNIGR
orr
AlfrNtY
. ocll. lt
(rr {t{ GEr
' ASIILEY HAtt
GORCI
RE:
Z-30:86
Dear Mr. Peccole:
, ro n-01
Intent to R-HHp,-R-;''R: , n"-poll
'
pari!s):-c-1..(Limi.ted
Commercial), c-v leif.ig)'
p-n-p.ieisiont oiitces'an
prooosed use: pt-H*t, iingte Firily, Hlti-Farnllr, Qff!ces, tommercial'
bi-;;r-n uuiic usei, suJect to the foltowins conditionsr
1.
2,
3.
.
Resoulion
Expunge
of Intent.
alt
100 feet of
feet of rlght-of-way fof, Cnar'leston Boulevard,
Peccole
for
half-street
r.rght-oi-"V f" fort A[ache Roa, 40 foot
Srrada,'g-iei of-righl-of-way fr Grancl Canyon Drive and 75 feet of
necessany radius-corright-f-ay for Sahaa Avenue-together wth thestreets
at time of
forementioned
the
ners ar t'iiri.citns or
l'lorks.
of
Public
Departnent
by
the
Jvetop*ni ai requrecl
Dedicate 100
n.,
n ttevelofnent Division
and flevel opment''
ng
anni
Pl
;q;i;.;-Ui'tir-t
of the Departrnent of
, Communl ty
' 5. ptot ptans an building elevations on each phase shall be suhmitted to
for approval prior to development'
the Pianning
ctv.76'
IOO G.
Commlsslo
SEWART AVENUE
(702) 386{11t
.t,Ii
liam Peccole'
\s siffcatlon of
23,
age -26.
7
l.
P 'ope
rty -
z-30-86
1986
landscaplng
atlon.
association.
Approval
of
Ue mintalned
in perpetuity
by the
homeowners
a Vaniance
cornmercal uses
n the
R-PD Zone.
10.
Conformance
Plan
Si
ncerely,
W*,*,,,ffi
CAROL N{ HAWLEY
City
CAll:
cc:
by
ihe-.riopi n shatl
9.
all
homeowners associ
8.
Clerk
jP
Dept.
Dept.
Dept.
Dept.
ARRY A. MILLER
JAMES B. BAYNE
GREG S, GOORJIAN
'lay
27,
1986
Harold P. Foster
2-30'86
Mr. Foster:
ask
that
you hold
Thank you,
Willian
Peccole
a
ffiWfrb
f0:
c0t'rf{Uill
duN0 99{}
IY rt.I\NilIN{ l)t:vl:t-(ll'Hf:1{l
PlANNrilo@
t I tf
FROH:
Srrt.1[c I
frtl
-Z-.8-
sw0Fiffr
vf:tt
Ef
tt-
l.
l-*
fto r)l),l{jcLlolf
t:ir.c rryrft-,trtti to be inst.llcd
eri:tint ltyrfrani.
.or
adopt.ing ordinance.
4. Firc
f Iow rcquirerneots
sutmittcd.
re
5.
end
firq
th water bcfore
of
Uniforrn
Fire
Code.
7.
Oed
8.
0.
t.ri
9.
cons
---t#-
to
of 45'
6"
fnstllation.
ty
0Tlrrl
Provide t.his'r1crarLrrcrlt with irtfortrt iort ort lte v,l i,ttrlr. !rttrr'
[hc irrnrc(t i,l(rl rr-' rif litrildin l,ro.iccl (rr,rt(:r,]lrly:l';).
')
'
r.:rr; :j
l)n,lI rlr,.::.trr,l', tl
'.l 1,.,1' ,r,; r l',". l'..
,lrlui,",l tr
,tttl
,*,r i
l! r l,.l i,r,r
1,r,tr't't'tr',1
hvrlt'.trt
ir,,
rM-
a
l,t Ot
llt tRl^tt
co{rNo$tr
ro tuRl[
Al, tvY
3(}3
Nottil
W. WAYNE BUNXE
CITY ATTOINY
G8oncc
F.
oclrvlE
CIT MANAGEI
AsI{TEY HAIL
l4ay
29, 1986
l.lr.
Review
Your request
of
Sahaia
Intent to C-1),
was considered by
in
ABEYANCE
1986.
ncerey,
(,
HAROLD
HPF:
P.
FOSTTR. DTRECTOR,':i.-
erh
i
I
\
j'
t,
ctv.7@9
400
t.
STEWART
AVENUE
89I01
(702) 38G6{r1I
o
DEPARTIIEI{T OF COITOIIITY PLA}ITI
APPLICATION SUBIITTAL
IIIG AXD
OEVELOP]IETIT
REQUI REI'IENTs
p ans
Pot plans, archltectura e'levatlons, foor pans' and landscape
manner
rofe s sl ona
snill 'Ue prepared on 24 x 36 inch
,sheets in a contain
all of the
iipaying'resonable clarlty ln detai and shall
p
Ttrs
COI4PLEED
fo
I owi ng I
0
R
rf
0
E
ll
C,
Property Boundarles:
(l)
G/
I.
=/
name.
G.
v,ho
A qeneral vicinlty map of the area to be developed showlng its retatfnshlp to existing itreets and/or mat'n thoroughfares_-(to be included
n- the'plot plan iheet or on an individual sheet 8l x 14 inches.
tl
of
D. Statement of the present use and the proposed use of the property'
E. A precise tegal descrlptlon of the property invoved in this appll-
-'
Bui
lding Footprlnts:
dlmensloned
J. Parking: Alt parklng. roads and drlve areas to be clearly
and t fndlcte nuilber of parkng spaces, covered and uncovered
K.
L.
Exlstlng Structures:
f.
slgnage.
--0\,ER--
AP2.
,r,'l
Arch
ou
tectural information
exteri or
on y xi sting structures are i nvol ved, and no
photographs' c early
set
of
one
modifications are proposed,
'property. may be substituted for the
depicting the entie
eevation drawings '
t,
(l)
Anticipated number of
II
fully
dimensioned'
EmPloYees.
Deprtment
l
E
ownership
B. Required fees,
bY the . DeParlment
C. Any other i nformaton as may be required
of ConrmunitY Plannlng and Deveiopment to allorv appropriate review
S
E
of this
D.
request.
Drarving Submittas:
*
*
Folded
to approximately
Rolled (1 copY).
x 14" (6
8%"
copies),
(l
copy)
***
THE
A BOVE
F
D
***
-.,
o &rA>7
fdiilT -nlFr
7 r,r,s
)il//3
*'tat-
ftr+l r-ty'/'lta/v5 F
C0i4PLETE
IIOT CONPLETI
ADDI T
T'
I0IIAL
COl4l'IENTS
S'llJ"iJ'
rT,
ro"3,lf
lete
'i
tens
IIEEDED
i'^
TEI4
ABEYANCE.
APPLICANT
I,I
LL
CORRECT DEFICITNCIES
DOCUIITEIITS BY
tApp'lT can
t's
r0
,
51gnture
(Date
(Da te)
AID/OR
o
23OO PASEO
ln,rdl
ts vtcs,
-J
lil.o. ^ izo
Hay 1[, 1986
Byt R;ll.
in. sy tt.c.l.l'Ct)
.
ErPLltAfIOllr
.
g-enefallY-located Norbh of,
Thls J.eal descrLbe? a arcel of land.
Sahara Avenue pproxfrnatty 230,00 f,set-t{est of 'trort A1a.cbe Road.
,
I86f DEECRIPIIION'
PROIEC FIEJD ()DICE
at ths
gf 99fd eeetloni
"i
jiiir;ii
Smsi;;,iru;
thence
N,B9o4?|?ilE:,'
jiirjl
H:"i*T'
3l hl
:,3il*ii"',,T;"
"*"3 Page 89'
of Recorde of Eunreye,
;"ii'io"H"l{"i
iaal r rtre 36
CONSUI.TING ENCINEERS
PTANNERS
SURVEYORS
tt-?3 - I
*..r,a.,.
glLll ?CCoLl od
ulLLlAlt ?3ccol8. lrusE o? lllt
Ll
19t lrusl rlcd Julv 8. 19llrr
d -t
{.h.L
abr J ru i rh f-{f aC r.ir 3,CorPorrtron
g^ltr
DStc1. fti'lluni cipll
-
a tl iJ t..rt ilr. s
r alrrl..
f-/
rf
l.l lr
ll'
!.
t.
D.
.
6O
E;r3
.
lrnc
' 'lor'r ihel
3cctio 12 honco llortl llgolfrr2l" Et'
CO$lEtlClllC hr'Souhertt co.llc? of rid
rhcc. dcprrrinS i South linc. llorth
rhcrcol
li
llr.2f f"r lon8 rtc i".itr
OP IEC;IC thcncc South t9'r2'21"
Pollll
g.rr
660.OO fcat q thc-ltttE
Ooott.t9.
660.00 ferfl thcncc llrth 89026'21"
rfc 660.0o ruur t*ri..-*,rr},-ooolr!g.._tJe3
660'lr() f..rt to th' ltlltt: Plrtill (lF
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rr,.i"o'-I".i,,9o3rJr"
r.otl
66o.oo
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PECCOLS Allo LEAHN PECCOLE. co-TnusTEES
l. 9?6.
June
dted
1RUSS.
19?6
ro
urxn.pEct:oLe
rcioui
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l5' l9t9'
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trut
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HARY cEtlE
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CITY
couNCltlttN
RON IURI
AT IEVY
BO8 NOLEN
U/. WAYNT 8UNN
of LAS VEGAS
ctr
(rclwlE
GCocE t ^rfoNl
CIIY MAIAGEI
AsHtY
ll^lt
April 30,
1986
ET AL
RE:
7-30-86
Dear
}lr.
Peccole:
l.
Resolution
of Intent.
2.Expungeal]existingResotutonsoflntentonthisproperty.
feet of
gh.t-of-wfy t_or- charr eston'-Bour evard''-'r'0''
3. Dedi cate 100 feet of eputr,"o
-ri
qo'ro' nal?-ltreet for Peccole strada'
rishr-of-wav'rl-ro"i
75 feet of rght-of-way
80 feer of right-of-way ror G'ri'CV-Drlve and radius
at the
necessary
thi
fOr Sahara Avenue together with streets ai tlme of- corners
as
development
lntersections of the aforementioned
ilid uy itre Departmertt of Public l'lorks'
Boulgvlrc' Fort Apache
'ffid on, tharleston
4. Installation of street ir,,d
-fnrprovements
as requlred
salrara
i:.ve -an
-A1enre
Road, Peccole-'st'by._rhe.Dtvlsion-i-ii i,illol of".thC*0epartnent'of-tomint'tv-Plntiit
and DeveloPment.
be subnitted to
Itr-plnning-*iiin
-conti nued-
v-te9
Qg:11386{ltl
//
f^..
April 30,
1986
Page Two
6.
CC6IR's
of the develpr
in
n stral be maitained
association.
B.
g.
Approval
uses
in the R-PD
Zone,
10.
Conformance
for
to the conditions of
approval
Plan
Venetian Foothills.
2:00 P.ll.
This item will be considered by the City Council on llay 7'- 1986 atLas
Yegl:'
Hall,-400 East Stewart Avenue,
in ttre Council namUrs of City
this
present
at
be
your
representatve
Hvau-. The Couni- iequi.es yu or
meeti ng.
Si
ncerel y,
(
HAROLD
llPF: erh
cc
P.
FOSTER, DIREC
Toy/
ot
,;;-"
f,GEHDf,
14INUTES
April 22'
l/." Vr4a
"(,
PLANNING COMMISSION
0;;q
COUNCII CHA,IBERS
PIIONE
IfEM
li.
FINAL
z-30-86
!IILLIAM PECCOLE. ET
Pogo
3830
AL
recassifiction of property
Bughee
APPR0VEtt,
subject
between Durango
C-l
was covered
of Sahana Avenue
0ffices, Commencial ,
Golf Course and Public
llses.
Staff
to:
l.
2.
3.
Resolution
in the
appl i ca t i on
Previous teo.
t i ons,
B0B MAYFIELD.
Vice President'
and
icatjon.
cond i
ti
They
ons.
No one appeared
in
opposition.
4. Installation of street
imProvements
prlor to
the
of Intent'
6.
to
1.6
condi tions.
llnanimous'
(Kennedy excuserl)
Request fon
l9s6
develoPment.
provide
xpense
be mainta'inerl
l'
f,GEHD6
OLq
FINAL MINUTES
l/.4Vu
Apri 1 22,
'1986
PLANNING COMMISSION
SIEWARI
COUNCII. CI{AATBERS
'
PHON 38&301
llel
13.
Z-30-86
l.ll LL
AM PECCOLE.
ET AL
within the
in
homeovrners
in
10.
perpetutY bY the
ssoc { ati on .
the
R-PD Zone.
to the conditions of
of the l4aster Development
Conformance
aooroval
AVENU
EAST
colrlssloN ACIION
Poge
17
:
t!.
'..ilrr..
t(
1:t
.1
rlilai
. :i.
.tr!x(,1
I
\ | t:Nll
At ttvt
rj '\r :l | ',
.:'.,
!
Nir
ol
(- [-i Y
i-l:,S VEG.S
l.
(h.n\ll
q^.,t
l
4\t1t | .r I l^t .
( lll
;i:i.
i
I
.J.
.,.::.,,1
jl
1...... .
,i'".'
'B*s'
,--- - : "-'
lili I I i am Peccol e
1348 Cashman 0rive
RE:
89102
Z-30-86
This meeting wil I be held at 7:30 P.l'f. in the Courcil Chambers of City Hall,
400 East Stewart Avenue, Las Vegas, Nevada.
The Planning Conmission requires
at this rneeting.
y,
DEPARTI4ENT
0F
C0MI'IUNITY PLANNII'G
AN DEVELOPHTNT
/
HAROLD
P.
FOSTER, i)iRTCTOR
llPF: I n
Enclosure
cc
,ata
^vnNt't
l( vtt:ac rrrr''r'
t
tl^\(,lj
ll I ErlANl
t.r tr it I
.a
l{(}\ ttr*ll
At t [vY
Irf
\T- \T^\\l
)8
s]r )t f
!{
Ht'l\\
{'tll
(;(a(:f r. ^ll.tl\l
(x;ttvt
(:il rrf^cft
,slil.tY HAtt
ili
RE:
89102
Z-30-86
Dear Appicant:
at this meeting.
Chambers
of City
Ha1,
AI'ID DEYELOPI'IENT
/
HAROLD
P.
FOSTER, DIRECTOR
HPF: lm
Encl osure
cc:
LAS
(,
rtll
,.t.\
ctv.ltxtt
too C. STtwAR
AVTNU
(702 3860rt
April 22,
1986
z-30-86
AL
FOR RCLASSIFICATION
AVENUE
FRotl:
T0:
of Intent to
N-U
R-PD4
P-R
C-l
c-V
PR0P0SD
q!! -q,t
all interested
eilher in
AND DEVELOP}IENT
}IAROLD
P.
FOSTER, DIRECTOR
HPF: I m
iL
rt
rl
t--
:t
rl
-l
\
\
.T
\
I
I
?
CITY OF LS VEGAS
INT
R.O F F I C E
Otc
M E MO R A N D U M
Anr 8-
fo
Community Plann
ing and
Oevelopment
PubT
ic
lC86
"u,lb
t.lorks
COPIES TO:
SuEfECT:
'Si'ii'S
l,JILLIAM PECCOLE, ET AL
z-30-86
Ri
Deve'lopment
t-0f-l,lay
vey
affic
tngineering
memorandum
made
conditions
of granting this
request:
I:
l.
2.
c'.
Combine
Same
rffi,")R.L.S,
CDP/grc
conditions as Phase I.
c. D. PETERS0N,
3rv 7007
Alta Drive
into
one intersection.
1986
APRIL
Nofice
22,
1986
Cumuru
Planning Conrnisilon
Z.30-86
will
APPLICATION OF
}IIILIAM
PECCOLE ET
ffi#*
AND HuALPAI# W.
T0:
(N0N-URBAN)
FOR RECLASSIFICATION
T1T CF
ffi
DuRANco DRIVE
sAHARA AVEnuE
FR0l,l: N-U
AL
(under Resolution
tFrttltr,
of Intent to "'
-,,;;*,fffu
P-R (Professional 0ffices
"/'- E;1r*
& Parking)
*tW"=|oT,',0'rrrrlronnYenttWz--.-.ton
as
IT
all interested persons rnay aPPear before the Cty Panning Comnlssion
eiiher in person or by iepresentatlye and obiect to or express_approval of
the proposd reclassiilcatlon or may, prfor to thls.hearing' file vith the
Depaitmnt of Cormunfty Planning and .Development' written objections
thereto or apprQval thereof.
Any and
HAROTD
P.
FOSTER, DTRECTOR
HPF: I m
CHECKED:
GEITZER
Inltial
&
date
t4-l
RECEPTIOI'IST
HEITKEMPER
!{ILLIAIIS
REYNOIOS
FOSTER
RIIED TO LIIIDSEY
BY
Ltta6
nay be mnor
SEE LOCATIOI{
'4AP
.r
flOl,l:
SU(lJTC
nt
l'
--tZ
pHtvill I l0r{
t)
F.oot
{Llp"
lv t s l0ll
--?*: 3 --l-h....
:)
fT t,l.^niltnG f)[vtLOl)Ht:ili
c0tl|uil
TO:
,4-pgt
-lU.--T>
No otr'icctions
2. f:ire lrydrnt', to le inst I lcd wi tlrin 500/600 fcet of the bui lding
.or.cxiitinq hydrant.
code
re
submi
tted.
5.
6.
l.
Dead end
B.
9.
fire
anes not
to
Firc
Code.
exceed 150'
of 45'
6"
instaliation.
lO. tf
by
Arnr
0I
ilt
l.
?_. f)rovidt ilrfornation orr: l{r:it[[ ol' tlti ltlirrts tyre 6f corrstructiorr;
type of r'oof coverinrli rnd qrotrrrrt l'oor's(ur'rl fo(ltJ(c 5{) tltt wtl
nr y dc tQln itte yotlr t-'r.ilc t f i 'c f I (,t' rt'r',1',
.
;.1 t,'t'
.:trrl
,:
/l&/.L
ry'/,"
,
INTER.OFFICE MEMORANDUM
ll
to:
PUBLIC
I{ORKS ,/
FIRE SERVICESl/
BUILDT{G
&
Dta
HAROLD
P.
FOSTER,
COIiII'IUN
TY
PLANI{
SAFETY
TRAFFIC ENEII{EERING
COPIES TO:
iuBf ECT:
C-Y
for reclassification
AREA GETIERATTY BOI'IIDED BY SAHARA AYEIIUE, DUR'I{GO DRIYE AI{D I{I'ALPAI }IAT.
PR0P0SED
IIOTE:
USE:
CMC
THIS ITEII I{ILL BE COT{SIDERED UIIDER TI{O ACTIONS. THE FIRST }IILL BE
FOR THE }IASTER PITI OF THE E{TIRE AREA. THE SECOTID IfILt BE TO
AS iIRKED BT THE YETLO}I LTNE ON THE
RE-ZONE THE AREA I{ITHIII PHASE
!IAP.
colDtEt{Ts.
wil
HPF: lm
Attachment
XX
prior to
1986
1986
NT
Da,r'" oF
rt|
,-^b
.rl.
LAs vGAs
Dtc
tNTER.OFFICE MEMORANDUM
1986
TO:
HAROLO P. FOSTER,
COMMUNITY PLANNI
PUBLTC I.IORKS
FIRE SERVICTS
BUILDTNG & SAFETY
PMTNT
,l
i
ES
SUBfECT:
TO:
C-Y
Proposed
CITY PLANNING
COMMTSSTON
Yes
No
HPF: Im
Attachment
:LV 7o,c.7
Commercial, Civic
xx
l{ay
Dear Commissioners:
li"'r?:'"'':rj51?#''3.=,"r#iji.:iiff
vrrrqr J qrre wYeropers' o I
'
"i:li!:?."il"0i,!1
ini;;;"";:-'
Sincerely,
J.d,Lx.e,d",u
Planner
JLG/cl
Enclosures
f,-Tgy
2120 South
PRNCIPALS
. .WAYNESM|TH .
JAESDALTON
JOSPHFERNANDES
ASSOCIAIES
. ooN cox .
WILLIAM FANcIs
JACKIE L. GUTHFI
r'
o
VENETIAN FOOTHLLS
MASTER PLAN
PHAS OT{E
of
mixed
- esidenti al
R
The variety of residential uses provided within the
development will, presumably,
be suitable ro meet the. varyin;;.b ,"-1,;g
r-r,
or ine--rutrr',rrtroporitan
Las vegas population. The nnJiia reserved ror
iesaential
uses totals 2g0 acres
with land use categories ranging irom custom single
ramlv rromes oulti-family
developmen ts
c rass i f
ied
O
Emplovment/Off ice
Employment/Office areas will provide locations for light industrial firms, and office
complexes.. The establishment of an attractive business community will promote
a-comPatible relationship between residential and indusrial land areas. lntLgration
of these land uses will provide for employment opportunities within a short travel
distance and will subsequently reduce dependency on auto travel.
be
Commercial
A.fogal point of Venetian Foothills Phase One is the 18-hole golf courseandclubhouse
which is centrally located and can be easily viewed throughouithe developmenr.
This golf course/open space system provides open space buffers between differing
land uses and will create a pleasant and attractive environment. On-site retenton
is maintained by the golf course/open space system. Utilizing the existing washes
throughout., the golf course directs the flow of water that historically flws from
the foothills to Angel Park.
School Sites
Two school sites have been reserved and will be developed to meet the requirements
of the school systems. Each school is located adjacent to park areas to acomodate
joint
use
Along with the above mentoned land uses is a tennis resort and casitas which wi[
provide- housing for.resort guests. An area reserved for community services such
as a police station, library and other city uses is provided in phase one.
A fire station site is reserved as requested by the City for development in 1987.
Qualitv of Deve lopment
o
LAND USE SUMMARY
PHASE ONE
VENETIAN FOOTHILLS
Parce
1
Acres
Land Use
21.8
27.3
32.7
24:e
Zoning
RPD 2.5
RPD 2.5
RPD 8.0
RPD 5.0
RPD 5.0
RPD 5.5
RPD 7.O
RPD 7.0
RPD 8.0
RPD
Patio Home
Single Family
Single Family
36.4
Sing
le Fami ly
24.8
I
9
Single Family
Single Family
10
Multi-Family
11
Commercial
3s.4
13.0
7.7
12
Commercial
12.5
c-1
c-1
13
Office
10.1
RPD
14
Resort
17.3
RPD
15
Club
11.0
RPD
16
Casitas/Tennis
RPD
17
Community Services
Open Space/Golf Course
9.4
s.3
4
5
Right
Phase One Tota
45.4
19.
House
of
I
22.O
DU/AC
2.5
2.5
Units
55
68
8.0
5.0
5.0
5.5
7.O
174
.7.O
8.0
134
22.O
286
262
12s
227
283
c-v
198.9
32.2
Way
s85.2
6.4
3.7
1796
o
LAND USE SUMMARY
FUTURE PHASES
VENETIAN FOOTHILLS
Land Use
Acres
61.5
377.5
Townhouse
Mu
lti-Fami ly
Regiona
Shopping Center
63.6
72.3
106.1
Commercial
Off ice
53.6
95.2
Employment
Special Use
131.0
16. s
Resort
23.3
Uti lities
Schoo I s/Parks
26.9
27.9
Right
of
Way
200,4
82.2
1338.0
Density Ranges
1 to 2.5 DUIAC
4.5 to 8.0 DU/AC
8.0 to 10.0 DU/AC
18.0
to
22.O DVIAC
VENTIAN FOOTHILLS
!-and Use
Acres
110.6
571.3
4.5
Patio Home
24.9
Townhouse
63.6
4.5
8.0
18.0
Mu
lti-Family
85.3
106.
73.8
Off ice
105.3
Employment
131.0
Special Use
16. s
Resort
40.6
Club
House
Casitas/Tennis
Community Services
399.3
11.0
9.4
5.3
Schoo I s/Parks
27.9
Uti lities
26.9
Right
of
Way
114.4
Densitv Ranges
to
to
to
2.5 DUIAC
8.0 DUIAC
8.0 DUIAC
10.0 U/AC
to
to 22.O
DU/AC
L.
VENETIAN FOOTHILLS
Grade
Phase One
F uture Phases
Master Plan
K thru
341
858
1199
7 thru
10 thru
160
N1
561
12
144
363
507
44
111
1s5
689
1733
2422
Specia
Tota ls
I Education
t5
Phase
nn fuonhgApplot
stt-Tr
February 6, 1990
(602) 23+3474
PREPARED BY:
Q2)
Peccole Trust
2300 \ilest Sahara Avenuc
Box 17, Suite 870
Las Vegas, Ncvada 891(12
PREPARED FOR:.
ilIASTER PI.AI{
PEC1CTE RANCXI
a'l
r......
....
..
....17
.... .... .. 16
.., o .... .. 16
.............. ..
.......
... ....
.. i .. . .. ...
Quality of Derlopment . . . . r . . . . . .
DevelopmentPlan -PhaseTwo .
r..
.,
..............
.....
Page
.
MasterPlan Comparison: Proposedpeccole RanchVs. ......... ,.
plan
TABTE OF COI{TENTS
Erhibit G
StudentPopulationProjections
... ......,
r o.
19
L4
13
,..,,20
Sections
Exhibit F
Cros
Exhibit E
r....,
Exhibit D
..,..........,........r
AreaPlan
Plan . . . . 4
xhibit C
page
Extribit B
Eribit
E)(HIBITT
ll
f -
t at
at !a
4.
ta
ll,l'
I
(
sr$ilrLY
lt tl rla
ta tl tfrt
u!o
It
tt
I
tl
ciolt
gHratL
ac
It
l.t
laoll
!L-t.ta
t0 0
EXHIBIT G
uot
00
n
lo0 10041 orlt
st t.J.]-J
il Anll 01
Peccole Ranch
Partnership
PHASEl.HOMEBUILDIERS
}Acl
tao
rEf
lltw
U,,T
t0
ArlD oFEl{
atll
tt r
tr
It ta
lt ta
al ra
.t
t
att
a
.
it'lEttrfit i cct i o w
il?itr{tt t igtl o[.t
ac
tru
rll.
r tt
at
.tt
tt 0r
l?r
Ar.3a rlld
uc ro clrllo !v
rt
AcitAoc
lotll-
rotEt
tttcf i o w
o1r |rrc!
n^lx 4
cH'
r*1 ciEAOt
xdtt
l-lDt
i-tDt
i-lDt
grlra{
l,.nt?
vttot cttEi
cqicrt
C-t
mntnHq[
ruLlr-tAlttY
tt .t
ttl t
]tll!
TAUIY
rl
oiott
rcllt tci
I'TD U.l
c-t
c-r
i-t
toilm
i-rot
.L
u0t
lott
Itrt
url
center areas n Phc Two of Peccole Rach. Thc largcst commerclal parccl (100.1
acres),lhc cornmcroal center, s locatcd adacent to Angel Park Golf ioune oi thc
north, Durango Dnve on the east, Alta Road on thc sout and Rampart Boulernard on
thc.-west to proude pnme cxposure and access Thrs commcrqal cbnter rs physrcally
wcll stted rn rela$onshrp to surroundrng hryh volumc maJor atcnals and ta futur
Summerlm Parlcway mtorchange only one-hlf mrlc to th north. The srte offers an
excellent opporturuty for rnternal crrcrlatron wrth artenals on two sdes. Thrs may be
lgh ntens1ty rsgs such as comncroat office, and cmployment opportuues arc
mcorPorated n tc commeroal/ofEcg nergbborhood commeroal, and commercrl
pmmcrcial
The hrstoncal strong cotrsumer demand for apartmcils bas not yct rcached a saturatton
Lonq howcver, eryqg tqventory wll most hlely adequatcly mct current rcqurcmcnts.
Therefore, Phase TTo t
F.gts a-laBeq srnglc fanrly c-nvroment whrlc sult iramtainag
a sTall uventory of mulu-famrly land ac wbrc wlt bc gcared torvard those futur;
reuden who prefer a more urban oncnted hfestyle.
Thcre is potenal for gated cntrcs to several of the srngle famly parccls Gated cntncs
rnto Pbase Two resdenual parcels wll not only prvrdc rerens wrth a scnsc of
sccunty, boJ o_ll pronote the constructron of quality housug products, and form an
enclave wrthm Pcccolc Ranch, A 50 ae srngic.farly parciccnral io Phc Two
9ffcrs cxtcunyc golf course &onuge to futuiresrdcnis in an cxclusive enuronmcnt
boundcd on all srdcs
$c golf corrso. Dcpendrng upotr markct demand, addruonal
g8!9d nerghborhoods can bc pronded rn pronmrty t t[e clubhousc and edcent to thc
golf course.
parcels
wll
accoumodatc
r ir
,il
10
ati*u'o-'oG;lt'-'i;-;;;hroughoutwrthth,i3;liffir:iffi
ri.#i:L*.,$:tr:#dr*#rriffiffi
lJffiff
Rcsort*tii;d;lito'r**
L.topogratbv,--,.p*,;ritstne*.""t#:tirHffi
tffi
it
ton
:ei!ffi ittffi Jr'3r'rYJ,lHitr'lirg:,.3;,rsort*r'-b.odp',s.-a
citcrencr--"u';l;rtaurartlo*,"i":,fftt;;flili'ffi
ts planned as a destrnauon
Tbc resort-casrno
"f
jfi'm,.tr"raiTmm.mi:3i:
T bod"ry
:''tr
iJti,iHH:*.tri#fr
parcel prgvides qn aestbeuc qatrty to tcosuouiott-casrno
"oit
bc
sewiccs requued Uy td
*ppon
and oEce areas compnsc a totar of g3 5
frdylg9
--'
I['
I C--
RISORTSTE PI,AN
tR()rElT D^T
Rll(ix(N
&
K*\
I \l'^\lrU t hq tr i'\.
fl \(1^ f,1 $
^( ttt
TI
o{t I HrM
vf t itw,IA( n.flf\
l\t\1,
^tt^\ 9t\tr&.,
{fsf
El\$r f\T
' r
r.^\il ril
Hn
ltrdl lV
rrutl
rlu\.
L f^( t
\t\\)^F t l() tFl.*.u tt
'l
1..tqrv.
"1.
( 1,,1c{x l.\1I\
f'r<tlc l{nch
lbrtncnhip
LS VECAS. I.JEVD.A
i-
i)
FXHIB|T
D :l
Phase
fW
Raonfng Applhaion
February 6, 1990
PREPARED BY:
(403) 482-7800
(72) 87t-?J
Peccole Tnst
2300 lVcst Sahara Avenuc
Box 17, Suite 870
Las Vcgas, Ncvada 891(}2
PREPARED FOR:.
ilIASTER PT^AI{
PEClllCIE RANCTI
&t
r. I
Ea
t7
PhasgTwo -PeccolgRanch.....
TABIE OF CONTENTS
Plan . . . . 4
Exhibit G
... r. . . . t . . r . . . . .,.20
Exhibit F
13
Extribit E
xhibit
Area Plan
Pase
C
Exttibit D
Exhibit B
ribit
E)ffiIBMS
L.
Peccole Rancb
acres
The Pcccolc Ranch ovcall Conceptual Mter Plan whrch uras approyd on February
15, 1989 consrsted of 1J16 3 acres. The present ovcrall Plan rtlusnarcs a rcducnon
thc Ln63 acrgag due to thc ehmnaton of a prwrously zoncd mutu-famrly parcel
and- several ncigbborhood commcrsrat/office parccls totalllng &1.9 acres. Thacnsting
10.9 acrc wter storago parccl ouncd and rnanagcd by tbe-Is Vegas Valley ll/atcr
Distnct was'also remve. Thc proposed overall-Mascr Plan now onsiss oi r$Og.e
detl
Plu
W pryp r 1,5@.6 aoe Peccole Rch Masw Plu s bemg wbmaed tl Crty o Lqs
U-qat for
fu apprwl^of anAmudnat to thc wqzll Concetual Masq Plan alontn
tlte rconhg ol the 9961 asrcs u Phase Tbo to R-PD7, R-3, a C.l dswanons TIu
followng narru,e desqbes the ktet of the poposd overdl Masta Plqt compts tlu
PECISOLE RAT.ICH
8[!
VICINIW MAP
COMMUNITY
*:
PLANND
SUMMA
MASTEF
['- i
:l
85
LAKES
CANYON GATE
AILEY.
llcOAH
SPANI${ TRAI
extsttng Dovetopmont
254-glt4
EXHIBIT C
ffil#;.,*,ffi
P.prr.d Ey:
A. WaYno Emlth & Arrooltc!
1515 Et Mlsrourl, Sult 100
Phoonlx, Arlon8 85014 (602)
Peccole Ranch
Partnership
AREA PLAN
FrTJ
l--1
I- l
The orooosed Peccole Ranch Mastcr Plan rs an ameudmcnt to thc Peccolc Ranch
f"f.rtt tao *tu.h was approfcd by the Crty of Ls Vcgas on Fcbruary 15, 1989
tB*frrUn-g, page 5). The ilarn drtrcicncc benrccn the Ptans s the rcdcslgnatton of
im f a"rej orc{ at the northeast corner of thc ProPcfty to I comm!cral lad use
morc properly ref,ectrng rts loc4tron near the Summcrlrn Parhn'ay and the dcstrnatton
The devement plan for Pcccolc Ranch_rs desrgncd to bencfit the crrcnt and long
ratrge nceds of te Las Vegas Metropolrtan A-." Jo thP Pop$atroT qpa$tol.ls
s'sd. Ovcratt proJcct cbacter and rdcntrtywll reflect the hr$ standa.ds of quality
envsroned by tbeeicloper and a con$stency wrth thc pattern of regonal aommttr$y
development
AIso of importancc to Peccole Ranch rs-thc ahgnmcnt 9f tbc Summerhn Parkuray rnder
construstrdn north of the Procct. Thc summeibn Parhvay $ an cast/rvc$ e'xprcsstqay
whrch wll bc appronmatcly ihrec to thce and onc-balf mrles loE o1rgnqug-at tht
ve of thc Oran Gra$on Exprcssray (\Vestclrtr Dnve and Runbow Boulcvard)
wrth a tcrmrnrs at the corcr of te two rnuat Srmerhn Vrllagcs Adaccnt to the
northern boundary of thc Peccole Rach property is the 40 acrc Angel P:nk Whcn
cmplete, ths rcgronal park wilt nclude trr worlcls golf counes drgncd Aruotd
Palmcr.
officc, nrghborhood commeroal, a nursrg home, and a mxcd-usc nllage center around
a s6ng -rcsrdenual base rn a cohesrve maner. A destinanon resort-ca$no,
commcral/occ and comncrqal ccnter bave becu proosed T tbe most northern
poron of the projcct area Spcqal attcntron has bcen given to thc compatihhty of
Thc proposcd Pcccrlc Ranch overall Master Plan (E:rbn.A PaFe 4) mcorporates
FAMILY
FAMILY
Existing
Multi-Family
J0t
SINOLE FAMILY
SINGI,E FAMII.Y
a!aa
SINGI,
R-PD7
E FAMILY
3!.6? ac
SII.IGI.
?5lac
Vacant
Commercial
SNGLE FAMILY
FAMIIV
6t5 rc
SINGI.
SINGL FAMILY
?!.6 rc
?'
,ANL
Corp. Offcos
Sumqsrli arkway
SII'IGLE FAMILY
Js.56
2 75
3.19
88
34 0
596
1209
1088
2299
UNITS
Assoratss
EXHIBIT
3t2ot8s 0
600
t000
2OOO
F1
NOBTH
ffi L-n-J r
1515
Peccole Ranch
Partnership
MASTER PLAN
r716.J
GBANC TOIAI.
13..
1143.i
Schoo
F.O.W
109
201 1
90.5
566
Watc. Storage
Golf Course/Drarnao
137
llrce
rlotel/Resol
48 .9
133 g
ACRES
FUURE PHASES
5 7
NBohborhood
:onmgrcal/ Olf e
USE
Srnqle Famrlv
Mullr-Famlly
LANO
SITE DATA
PHASE 1 TOTAT
B O.W
17.3 4
rce
Eloelary Schoo,
45.39
{ 0.00
7.O
24.0
328.4 9
8.25
NEl
DENSIT
DrJ/c
NEl
ACRES
4147
53 97
Of
Commercra,/
Coorcrl/ Olnc.
Mllr-Fnly
Nurslno Homo
Sngle Family
Multr-Farly
Mrxed Use Vllage Cenler
LAND USE
Overall, the addruon of the commercral ccnter, the refinement of tbe golf course and
drarnagcways,
to F: shfturg of parccls and parccl boundancs to bettcr-use opn spacc
areas' crgates tbe ditrcreucc between the approved Peccolc Ranch Mastcr Plan an the
p-ropgsed
feccolc Rancb Master Plan Ttie proposed Phase Two has bccome more
clear defrned m rcsponse to current markef tre-nds and remuns consstent wrth the
goals and the mtegnty of the approved Pcccole Ranch Mastcr plan
One.
Phase One
maPr.Gnt|tlto lhe Proect wcrc cbo'Bed._The Charlcston Boulcvad entry trotry qlrgns
wtth.Applc Roqd rn P-hpc One, and fhe Rampart Boulevard cntry was do'ed to ihe
northem boundary- of the P1occt to avord te uced for an arroyo crossmg and to
p^roug a bctrcr rclauonshrp between the desunabon resort-casrno nd the goif course.
An addruonal collector intenccturg_wrth Rampart Boulerard prondes a seq;nd pornt of
rngrcs/egres and also forms a buffer bcnven a srngle fanily ncrghborhood, in thJ
h'ghcr rntenslty use-s aloqg Ctaleston Boulevad. ta noaq an east/wt artcral,
{o-ttS the boundary bctwecnthe-proposed Phase T\yo commeroal ccnter n tc BarleyMcGah Pacel- All_artenalroadway names have rcmqrned oonststcntwith the exccpun
gf lort Apache Road wbrch bcomes Rampart Boulcvard uorth of Chadston
Boulevard
Th. ptopgsed Pec.cole Ranch Master Plan reabgns tle maor intenal collector roadways
through thc residenual and golf course area rn Phasc wo. The locations for bo'th
rcsort-casrno. The golf coursc and drarnagcu/ays bave been refincd and roadways wero
realtgned to proudc pnmary vrsrbrhty and acacss to all parcels. In adduos, the nternat
collcctor system wrll ultrmately promote a reductron of trafEc along the pnnople
artenals.
t al
a aa
xlal
l't rl|l
lr tl ..hl
tr#ilY
u!0
lG
,'
'
IOIAL
ofl
nc!
lnlG iow
ilAt]{^ro! cairGL
.r
ra
ac
EXHIBIT G
ol,r 0
$0 o0
am
t lJl-J
!r
qI
Peccole Ranch
Partnership
n ct
!.r
ta0
to
ArD opEf{
a?tl
ar
t tt
tt
PHASEl.HOMEBUILDERS
llrl
tt ,4
It ta
.l
trr
atr
. t
ttt .t
i ow
otLY
tt o
rlt
la
t al
'Aiclt
ob a
,XFrt
clr-
lfQ.hlt
0r
ta
tl
!t
ttt
oiott
tr Eitv
f,sf
irt f,t
at r
ildfl
i.lDt
i-t0?
i-ro7
ctrlli
vf,t^rot
r{rt!trtt Hq[
c-r
oofiltict{.roFEt
rll.rtAnv
t't
G-l
att;ArtY
i-rDt
c-l
to ult
toHr
aL
llot
ol
ttt
UNlI
center areas n Phc Two of Peccole Ranch. Tbc largcst commercial parcel (100.1
acrcs),_thc cornmcrqal centcr, n located adacent to Agel Park Golf Cburse on tbc
ngrth, Durango Dnve on the east, Alta Road on the sout and Rampart Boulevard on
the._west to proude pnmc cxposure and access Ths commereral cbnter rs ph,srcally
well stted u relattonshrp to surroundrng hrgh volume maJor artenals urd thi futur
Summerlrn Parlcway mtcrchange only oc-hf mlc to th north. The srte offers an
excellent opPorilruty for mternal crrculauon wth attenals on two srdes. Ths may bc
tgh ntensltf u9s such as commeroal officc, and cmployment opportus arc
mcorPorated n thc commeral/oce, ncrgbborhood commeral, and commersral
Commcrcial
Two mulu-famrly parcels are planned along Charleston Boulcvar{ and onc 20 acrc
Pqcl ls planned adaccnt to Hualpa \ilay north of the commereral ccntcr on Sahara
Mulu'famrly pfrcels arc lgcatcd adjccnt t pnnopal atenals to Ermizc exponue and
to Proudc buffcnng to the rnternal srngleanrty nergbborboods from ate-nal tafEc.
Appronnatc 60 asrcs, or 6 0 percent f Phase-Two s da'otcd to multi-fanily rsc.
The hstoncal strong consumer demand for apartmctrts has not yct rcachcd a saturauon
Lont howevcr, eryungqventorywlt mosthltclyadcquatclymct currcntrequucmcnts.
Theref-ore, Phe Tyo t.-n
a-Iageq srnglc fanrly ciwoiment whrlc sutt frantainrng
a sqall mventory of mulu-famrly land ac whrc wtl be gcared torvard thosc futrr
rcsrdents who prefer a urore urban oncnted hfestylc.
Mnltpte-Fant Rcsidcnti4
o!
There is potenual for gatedcntnes to scveral of the srnglc fanily parccls Gated cntncs
rnto Phasc Two resrdenual parcels wll uot only prwrde rcircnts wrth a scnse of
sccunty, boJ
promotc the constncton of $aliry bousrng products, and form an
cnclavc wrthrn Peccolc Rach. A 50 acrc srnglc-fatrly parciccnral io Phasc Two
offcrs cxtcnilvc golf coursc frontage to futurCresrdcnis in n oxchsivo Gnuronmcnt
boundcd on all srdcs
Fc golf coruse. Dcpendrng upon maket dcmand, addruonl
ga!:d nerghborhoods can be provrded rn pronmrty t tni chbhouse and adcent to the
golf course.
;fil
Spa ad Drainagc
i't
10
;tr
o;,ts nonr,rn-boun<rary pasiup and atrve
ffi:Ji;'i;r$;iitftl*
recreanonal areas wrll bc prouded, an rcsrenG
rU
tJ.*'.-'o;ld;-throughoutwrth,o8,ff
;l&:ffio:."#
:#,ffi fr*jHffirffi
Phase Two rs
Opn
ffi
sc
*-.'n#ii;iffiJlffi
ffi1g:Hhl',:1iiH:r"'rt,"r,"ffi
ilfi r
charastcr for thc rcsort-cas'oo. Ttrc Fcccore i"nh
R.sort,ibffidr'.rorr*
tiF*:rumln+ij*Lmi**li'llg'.tffi*'*
:li'H:i#.y:''ruut;:roj*r_lli:nm.mn3[fi
:
pargel provdes qn aesthcnc q,Sry to o"?rJaro"uii.ortomo
i;T* 'vss?
rop.v;i:*'
t[.
t--r
f;
RI)RTSITE PI,AN
I'R()rtaT DAT,1
1l
s{r
{:(r,
^{'Rtr
8Fr&
tr,
FtH\
nq,rr!\r.
^\ltUl
It \(1t\ tflrl
AtM
t,rr:
:sr\
sl\(,lA(ljnh
xv\, rt\
(1ll vl \rtr'..
tll\f{ f\TI
'1
r,^\0 ht
(jgr\.llir
!r-^ ^\a
l4S.
,ur
f,^(
riur
11
rf\\D^q I lo rr!{i \r t\
.1
( ll,lqr
t.\'II.\
f]
f'r<tlc ltnch
l'rtncFhip
irltli^-.,
SXHIB{T
D lr
spacc.
open
H:fHfj
.t
ds
; i;o
t2
!$
9: lft"
p"ffti;f Bo*f.it
,rE
rrtigot rrrr
"lil*"i
space
nctwork werc determnng factors rn th decrsron,oi to
qropo.sed irao---e.c9r{rng 19 th9 parks, Rccreatron
Drruion a nced for a dedrctcd pubhc racttity*t-oo-pe.b Ranch is not
ndrcated nor
attcpated n the futrre
Th! clo.se proxmrty to Angel Park along wth the cxtcnsrve golf course,aqd
;c
;
Glt
-
d{a
4h,
{Ds
ll
_tl
il
ll'
r
lr
r t
rulllronr
l'
f,
-t
r'1
tt ltr
fffr.t t
i-0ro
Ex}lE
Ranch
&ASSN(IATES
l+rl.vtluJ
A VAYNE${In{
tnership
ROADNTAY PLAN
tt t ctflt itqnEnmt
lla toull
SEglU{
.Elllrll
OF
'lB
ROtill
rfl Y lDlE?
NIERffi O(lf.Rtm
lffiEHl
ryr
Imrfrl(
?l
t'
E.t{ t Ew
(*'lITEm
rr?
l-01-10
fir
A*tlaqrl/d
&ASgOClElt
rp
A VAYNESIfrr}l
le
O(I,Lclm mADW
lltt
iGqttfxnrliow
^lioml
mtrliwl
n^rciliotEwtr
!n
.2,
fl
'
_'
'
I
An nformatron conter.
bc
t6
Desrgn, Archrtecture, and hndscape standards wilt bc estabhshed for tbe dcvelopmcnt.
A Desrgn Revrew Commttec wll rcvrew and approvc all plans for parcel development
rn Peccole Ranch. Covenants, Condrtrons and Restncttons wrll be estabhshed to
guarantce the contmued qualryof dcvelopment, and a Mastor Homcorvnc'sAssocraUon
wtlt
establshed for tbe maintcnncc of common landscaprng and opcn space.
Scparatc subsrdrary assoqatlons wlll bc crcated wrthm rndrvrdual dvclopment parcels
to mamtan the oonrmon s 1ithrn thcse areas,
QUATITT OF DE\IEIJOPMEI{T
u Phase One.
partiat
improrremcnts for other pubhc streets adacent to thc dcvelopment, or as
agreed upon with the Cty of Las Veg. Sec roadway Efub E and F on
tbe follounng pages
'
Thc Peccolc Ranch Partnershrp s thc land dcveer for Peccole Ranch and wrll assumo
thc responshlrty of the follonng:
Plan dlsigncd
at tbe tmc of au
''
t7
sennces.
Provrdcfor"actvrtycc-ntcqasalogcalcncctrEauonofdcvementneach
community-area o"f Fc_Crry t9 cncouragc economtg soc{al-and phical
utaLty, and expand thc lcvei of scrnces. -
9f
wtth a nhcrent flcnbltrty
to mcet
Ctty of tp
Ytg* General Plan s deugncd as a se! of gurdeLncs to help drcst
fthc *:
frhue growth
tfc.CtV, so rs thc proposd Pccol9 Randh Mastcr
Note
NET
r8
duftc
45 du/ac
?.4.0
7.0 du/ac
DENSIIT
9964
13,1
Elementary School
TOTAL
60.4
ztt6
56.0
t943
Rrgbtof-lVay
Resort-Casno
Commercral/Office
60.0
401.0
Single-Family
Mulu-Famrly
AC,RHS
LAI.D USE
PTIASE TITIO
PECCOLE RAI'TCTI
4247
1,4+0
18U7
NET
I'NITS
30.44
Schools
l9
1569 6
LL437
Rrgbt-of-V/ay
TOTAL
253.9r
825
Nursrng Home
560
Ln5
Resort-Casuo
Ncrgbborhood Gonmcrcia{Office
7556
105.36
Mulu-Famrly
729.49
NET
ACBES
Snglc Fauly
9uaJJsE
DATA
TI.TD USE
PECCOLE RAI.ICH
DENSITY RANGES
TOTAL
rn
y3
thnt
12
3'47
thru 9
10
7.
9V2
PHASE ONE
K tbru
GRADE
20
1,350
29t
84
765
PTIASE TIVO
PECOLE RA{CTI
2,942
6?4
641
1,67
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To the Attention: Mavor Goodman and Citv Council. City Attornev. City Manaqer, City Planninq Commission
We, the undersigned, are Queensridge Homeowners and are opposed to GPA-63599 to amend the General Plan to
change the designation of 250.92 acres Involving the Badlands Golf Course from parkslrecreation/open space to rural
density residential and high density residential and related applications for rezoning and master plan modification
(ZON-63601, M0D-63600 and DIR-63602). Our reasoning is as follows:
1.
in the Established
Community
The Developer wants to:
a.
Change the golf course zoning from parldrecreationlopen space to Unlimited Residential Density (R4). This is
unprecedented in a master planned community and is only appropriately used in urban areas.
b.
Build 3,020 units, condos, apartments, high-rise towers for an additional population of 7,000. This is in
extremely close proximity and ovenruhelming to the existing Queensridge master planned community
population of 2,300.
Golf Course. This eliminates open space that was originally set
aside in the 1990 City Approved Queensridge Master Plan for flood control, drainage and open space.
Whether Queensridge owners live on the golf course or not, we all paid a premium to live in this master
planned community. This proposed development including the elimination of the golf course/open space and
extremely high density development will decrease ALL property values, This is already being experienced by
owners who need to sell their homes. They have already had to reduce (pre golf course sale) prices by up to
25% 1o get offers. Listed properties on the golf course/open space are not moving at all because of the
proposed elimination of the open space. There is no evidence that our properties will increase in value based
on the proposed development, There is initial evidence to the contrary based on current sales.
b, Open Space/golf course was designated in the original Queensridge Master Plan. There is no similar open
c.
space in the Developer's proposal, the entire Badlands Golf Course is developed. We are very concerned at
the lack of details provided in the proposed amendments and development agreement.
Quality of life for Queensridge residents will be disrupted 2417 tor years throughout construction due to the
noise of equipment moving dirt, blasting, rock crushing, construction at all hours along with the dust in
everyone's houses, air quality issues, and the horrendous sight of stockpiles of dirt and wasteland at the
disappearance of all the beautiful desert flora, wildlife, and hawks as their natural open space, water source
and habitat are eliminated.
d.
Quality of life for Queensridge residents and the surrounding communities. The proposed development will
significantly increase traffic issues, school overcrowding, safety issues related to construction equipment, and
elimination of the natural open space drainage system. The May 10, 2016 City Planning Department staff
report notes:
.
e.
Rampart will be at97o/o capacity from the traffic related to the first proposed 750 units.
Primary and secondary schools that serve the area are all over capacity for 2015'2016, some
We urge denial of GPA-63599 Generat Plan Amendment and Applications ZON'63601, MOD'63600, DIR'63602
-\i
Date
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Petition Opposing GPA-63599, 20N"63t01, F.]lOD-6360 and DR'63602
Printed Name
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QUEENSRIDGE
!.
Yui- '
LASVECAS, NEVADA
April 12,2Ot6
Todd L. Moody
Hutchison & Steffen
L0080 W. Alta Drive #200
Las Vegas, Nevada 89145
Dear Todd
You indicate that you are personal friends with Billy Bayne, CEO for Peccole, the original
developer of Queensridge. I spoke with Mr. Bayne who indicated that Peccole no longer has any
development interests in Queensridge and therefor is not a party in interest in any land use application
relating to Queensridge appearing before the Planning Commission for your consideration. You are also
a financial partner in the law firm Hutchinson and Steffen, whose law firm is located in offices directly to
the north of Queensridge and Badlands golf course. Further, you have indicated that Peccole is a joint
owner of your law office, but you personally have no ownership in the law office since you are a
financial partner, not an equity partner. You indicate that Peccole may "gain by development" if the
current applications are approved, however, no evidence is provided that would support that
conclusion.
NRS 2814. 20(1XbXc) in relevant part, prohibits a public officer from voting on a matter "in
which the public officer. . . has a pecuniary interest" or "which would reasonably be affected bythe
public officer's . . . commitment in a private capacity to the interest of others."
NRS 281A,420(4)(2) goes on to state that "[i]t must be presumed that the independence of
judgement of a reasonable person in the public officer's situation would not be materially affected by
the public officer's pecuniary interest or the public officer's commitment in a private capacity to the
interests of others where the resulting benefit or detriment accruing to the public officer, or if the public
officer has a commitment in a private capacity to the interests of others, accruing to the other persons,
is not greater than that accruing to any other member of the general business, profession, occupation or
group that is affected by the matter'"
n^tC|TY
oF
LAS VECAS,
LAS VEGAS,
NEVDA 8e101
(702) 22e-65e0
?fuf tb wn
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. FAX(7Wijf,^n
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Todd L. Moody
Hutchison & Steffen
April L2,20L6
Page 2
Finally, I examine your friendship with Mr. Bayne. As with the building housing your law office,
believe it is unclear what effect the proposed application would have on land values, including future
development by Peccole. More importantly, you have no commitment in your private capacity to Mr.
Bayne and therefore there is no conflict under NRS 2814(1)(c).
I advise full disclosure of this matter on the record each time these applications appear. You
may also disclose this opinion at your discretion. Abstention is not required.
Sincerely,
Bradford
R.
Jerbic
City Attorney
BRJ/cg
25
88
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps - ZON-62392 and SDR-62393 [PRJ-62226]
3. Supporting Documentation
ZON-62392
ZON-62392
7
A
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b b
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ZON-62392
b 777b
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b777b
b b
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b777
5
5
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7777
7777 77 7b
777 7
7 7777
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25
88
RECOMMENDATION:
Staff recommends APPROVAL subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
SDR-62393
SDR-62393
SDR 62393
Seventy Acres, LLC
6.65
APARTMENT [DWELL]
PM Peak Hour
720
0.51
0.62
4,788
367
446
13,388
1,071
Rampart Boulevard
Average Daily Traffic (ADT)
PM Peak Hour (heaviest 60 minutes)
45,325
3,626
This project will add approximately 4,788 trips per day on Alta Dr. and Rampart Blvd. Alta is currently at about 39 percent
of capacity and Rampart is at about 88 percent of capacity. After this project, Alta is expected to be at about 53 percent of
capacity and Rampart to be at about 97 percent of capacity.
Based on Peak Hour use, this development will add into the area roughly 446 additional cars, or about fifteen every two
minutes.
Note that this report assumes all traffic from this development uses all named streets.