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SPECIAL PLANNING COMMISSION AGENDA

COUNCIL CHAMBERS 495 SOUTH MAIN STREET PHONE 229-6011


CITY OF LAS VEGAS INTERNET ADDRESS: www.lasvegasnevada.gov
LAS VEGAS CITY COUNCIL

COMMISSIONERS

Mayor Carolyn G. Goodman, (At-Large)


Mayor Pro-Tem Steven D. Ross, (Ward 6)
Councilwoman Lois Tarkanian, (Ward 1)
Councilman Ricki Y. Barlow (Ward 5)
Councilman Stavros S. Anthony, (Ward 4)
Councilman Bob Coffin, (Ward 3)
Councilman Bob Beers, (Ward 2)
City Manager Elizabeth N. Fretwell

Todd L. Moody, Chair


Trinity Haven Schlottman, Vice Chair
Vicki Quinn
Gus W. Flangas
Glen Trowbridge
Cedric Crear
Sam Cherry

Facilities are provided throughout City Hall for convenience of persons with disabilities. For meetings held in the
Council Chambers, sound equipment is available for persons with hearing impairments. Reasonable efforts will be

made to assist and accommodate persons with disabilities or impairments. If you need an accommodation to
attend and participate in this meeting, please call the DEPARTMENT DESIGNEE at 702-229-6301 and
advise of your need at least 48 hours in advance of the meeting. Dial 7-1-1 for Relay Nevada.

October 18, 2016


6:00 PM
ITEMS MAY BE TAKEN OUT OF THE ORDER PRESENTED AT THE DISCRETION OF THE CHAIRPERSON. TWO OR
MORE AGENDA ITEMS FOR CONSIDERATION MAY BE COMBINED; AND ANY ITEM ON THE AGENDA MAY BE
REMOVED OR RELATED DISCUSSION MAY BE DELAYED AT ANY TIME. BACKUP MATERIAL FOR THIS AGENDA
MAY BE OBTAINED FROM CHRYSTAL JACOBS, DEPARTMENT OF PLANNING, 333 NORTH RANCHO DRIVE, 3RD
FLOOR, (702)-229-6301 OR ON THE CITYS WEBPAGE AT www.lasvegasnevada.gov.
NOTICE:

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

PLANNING COMMISSION MEETING RULES OF CONDUCT:


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.

ANNOUNCEMENT: COMPLIANCE WITH OPEN MEETING LAW

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.

Special Planning Commission October 18, 2016 - Page 2

ONE MOTION - ONE VOTE


THE FOLLOWING ARE ITEMS THAT MAY BE CONSIDERED IN ONE MOTION/ONE VOTE. THEY ARE CONSIDERED
ROUTINE NON-PUBLIC AND PUBLIC HEARING ITEMS. ALL PUBLIC HEARINGS AND NON-PUBLIC HEARINGS
WILL BE OPENED AT ONE TIME. ANY PERSON REPRESENTING AN APPLICATION OR A MEMBER OF THE PUBLIC
OR A MEMBER OF THE PLANNING COMMISSION NOT IN AGREEMENT WITH THE CONDITIONS AND ALL
STANDARD CONDITIONS FOR THE APPLICATION RECOMMENDED BY STAFF, SHOULD REQUEST TO HAVE
THAT ITEM REMOVED FROM THIS PART OF THE AGENDA.

PUBLIC HEARING ITEMS


6.

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.

ABEYANCE - GPA-63599 - GENERAL PLAN AMENDMENT RELATED TO MOD-63600 - PUBLIC HEARING


- APPLICANT/OWNER: 180 LAND CO, LLC, ET AL - For possible action on a request for a General Plan
Amendment FROM: PR-OS (PARKS/RECREATION/OPEN SPACE) TO: DR (DESERT RURAL DENSITY
RESIDENTIAL) AND H (HIGH DENSITY RESIDENTIAL) 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.

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.

ABEYANCE - GPA-62387 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER:


SEVENTY ACRES, LLC - For possible action on a request for a General Plan Amendment FROM: PR-OS
(PARKS/RECREATION/OPEN SPACE) TO: H (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) [PRJ-62226]. Staff recommends
APPROVAL.

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

Special Planning Commission October 18, 2016 - Page 4

Agenda Item No.: 1.

AGENDA SUMMARY PAGE - PLANNING


SPECIAL PLANNING COMMISSION MEETING OF: OCTOBER 18, 2016
DEPARTMENT: PLANNING
DIRECTOR:
TOM PERRIGO
SUBJECT:
CALL TO ORDER

Agenda Item No.: 2.

AGENDA SUMMARY PAGE - PLANNING


SPECIAL PLANNING COMMISSION MEETING OF: OCTOBER 18, 2016
DEPARTMENT: PLANNING
DIRECTOR:
TOM PERRIGO
SUBJECT:
ANNOUNCEMENT: COMPLIANCE WITH OPEN MEETING LAW

Agenda Item No.: 3.

AGENDA SUMMARY PAGE - PLANNING


SPECIAL PLANNING COMMISSION MEETING OF: OCTOBER 18, 2016
DEPARTMENT: PLANNING
DIRECTOR:
TOM PERRIGO
SUBJECT:
ROLL CALL

Agenda Item No.: 4.

AGENDA SUMMARY PAGE - PLANNING


SPECIAL PLANNING COMMISSION MEETING OF: OCTOBER 18, 2016
DEPARTMENT: PLANNING
DIRECTOR:
TOM PERRIGO
SUBJECT:
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

Agenda Item No.: 5.

AGENDA SUMMARY PAGE - PLANNING


SPECIAL PLANNING COMMISSION MEETING OF: OCTOBER 18, 2016
DEPARTMENT: PLANNING
DIRECTOR:
TOM PERRIGO
Consent
Discussion
SUBJECT:
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.

Agenda Item No.: 6.

AGENDA SUMMARY PAGE - PLANNING


SPECIAL PLANNING COMMISSION MEETING OF: OCTOBER 18, 2016
DEPARTMENT: PLANNING
DIRECTOR:
TOM PERRIGO
Consent
Discussion
SUBJECT:
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 ASBUILT 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.
C.C.:
PROTESTS RECEIVED BEFORE:

APPROVALS RECEIVED BEFORE:

Planning Commission Mtg.

324

Planning Commission Mtg.

113

City Council Meeting

City Council Meeting

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]

MOD-63600, GPA-63599 and ZON-63601 [PRJ-63491]

AGENDA MEMO - PLANNING


SPECIAL PLANNING COMMISSION MEETING DATE: OCTOBER 18, 2016
DEPARTMENT:
PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: 180 LAND CO, LLC, ET AL

** STAFF RECOMMENDATION(S) **

CASE
NUMBER

RECOMMENDATION

MOD-63600
GPA-63599

Staff recommends APPROVAL.


Staff recommends APPROVAL.

ZON-63601

Staff recommends APPROVAL.

REQUIRED FOR
APPROVAL
MOD-63600
MOD-63600
GPA-63599

** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED

44

NOTICES MAILED

6903 - MOD-63600 and DIR-63602


1495 - GPA-63599 and ZON-63601

APPROVALS

113 - MOD-63600 and DIR-63602


109 - GPA-63599 and ZON-63601

PROTESTS

324 - MOD-63600 and DIR-63602


268 - GPA-63599 and ZON-63601

SS

MOD-63600, GPA-63599 and ZON-63601 [PRJ-63491]


Staff Report Page One
October 18, 2016 - Special Planning Commission Meeting

** 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.

SS

MOD-63600, GPA-63599 and ZON-63601 [PRJ-63491]


Staff Report Page Two
October 18, 2016 - Special Planning Commission Meeting

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.

SS

MOD-63600, GPA-63599 and ZON-63601 [PRJ-63491]


Staff Report Page Three
October 18, 2016 - Special Planning Commission Meeting

What the Proposed Major Modification Does


As proposed by the applicant, approval of the Major Modification to the 1990 Peccole Ranch
Master Plan would accomplish the following:
Amend the land use designation of the 250.92 acres that make up the current boundary of
the Badlands Golf Course from Golf Course/Drainage to Multi-Family Residential on the
eastern 67.22 acres and from Golf Course/Drainage to Single-Family Residential on the
western 183.71 acres.
Allow for the City of Las Vegas General Plan land use designation of parcels that make
up the Property to be changed through an associated General Plan Amendment (GPA63599) action.
Allow for the zoning of parcels that make up the Property to be changed through an
associated Rezoning (ZON-63601) action.
Allow for redevelopment of the Property for multi-family and single-family residential
development. The Modification provides a general framework for a Master Development
Plan in conjunction with a Development Agreement between the Propertys owners and
the City of Las Vegas.
Allow for installation of drainage infrastructure that will remove the FEMA floodplain
designation from some of the existing adjacent properties outside of the Property.
The proposed Major Modification does not dictate the redevelopment and maintenance of the
Property or provide standards and review criteria for new development; those functions are under
the auspices of a related Development Agreement (DIR-63602). The merits of the Major
Modification proposal are therefore tied to its appropriateness relative to the existing land uses.
The 1990 Plan did not state its own goals and objectives to be implemented; rather, the authors
of that plan sought to conform to a number of City of Las Vegas General Plan goals through the
orderly placement of various uses, provision of a diverse open space system, comprehensive
planning of large parcels and expansion of the level of services through provision of various
activity centers throughout the Plan area. The proposed 2016 Peccole Ranch Master Plan builds
on these goals in a number of ways:
The proposed Multi-Family designated area will largely be located in lower elevations of
the Property, where single-family dwellings are less desirable and where existing
viewsheds can be retained. This area provides density near a Major Arterial (Rampart
Boulevard), which provides access to nearby retail services and office space. Open space
and recreational amenities will be provided for this segment of the development, which
are established through the related Development Agreement.
The proposed Single-Family Residential area, which is entirely located adjacent to
existing low and medium density single-family residential dwellings, would cover
approximately 73 percent of the Property. The proposed DR (Desert Rural Density
Residential) General Plan designation and R-E (Residence Estates) zoning designation

SS

MOD-63600, GPA-63599 and ZON-63601 [PRJ-63491]


Staff Report Page Four
October 18, 2016 - Special Planning Commission Meeting

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
SS

MOD-63600, GPA-63599 and ZON-63601 [PRJ-63491]


Staff Report Page Five
October 18, 2016 - Special Planning Commission Meeting

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.

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


accommodate the uses and densities permitted by the proposed General Plan
Amendment; and
The subject site is in an area where transportation, recreation and leisure opportunities and
utilities are already established. A traffic study has been submitted indicating that Alta
Drive, Rampart Boulevard, Charleston Boulevard and Hualapai Way will have sufficient
capacity to meet the needs of potential uses in the DR and H designations, provided the
requirements of the studies are implemented.

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.

The proposal conforms to the General Plan.


With approval of the companion General Plan Amendment to H (High Density
Residential), the proposed reclassification of property to an R-4 (High Density Residential)

SS

MOD-63600, GPA-63599 and ZON-63601 [PRJ-63491]


Staff Report Page Six
October 18, 2016 - Special Planning Commission Meeting

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.

SS

MOD-63600, GPA-63599 and ZON-63601 [PRJ-63491]


Staff Report Page Seven
October 18, 2016 - Special Planning Commission Meeting

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

SS

MOD-63600, GPA-63599 and ZON-63601 [PRJ-63491]


Staff Report Page Eight
October 18, 2016 - Special Planning Commission Meeting

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


Boulevard, east of Hualapai Way. The Planning Commission and staff
recommended approval. A condition of approval limited the maximum
number of dwelling units in Phase One to 3,150. The Phase One portion of
the plan on 448.80 acres was subsequently rezoned (Z-0139-88) from N-U
02/15/89
(Non-Urban) under Resolution of Intent to R-PD4, P-R, C-1 and C-V to RPD7 (Residential Planned Development 7 Units per Acre), R-3 (Limited
Multiple Residence) and C-1 (Limited Commercial). [Peccole Ranch Master
Development Plan]
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-0190-96) for a four-lot subdivision (Peccole West Lot 10)
03/30/98
on 184.01 acres at the southeast corner of Alta Drive and Hualapai Way was
recorded [Book 83 Page 61 of Plats].
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].
The City Council approved a Rezoning (ZON-4205) from R-PD7 (Residential
Planned Development 7 Units per Acre) and U (Undeveloped) [M (Medium
Density Residential) General Plan Designation] to PD (Planned Development)
07/07/04
on 20.10 acres on the south side of Alta Drive, approximately 450 feet west of
Rampart Boulevard. The request included the Queensridge Towers Master
Development Plan and Design Standards. The Planning Commission and
staff recommended approval.

SS

MOD-63600, GPA-63599 and ZON-63601 [PRJ-63491]


Staff Report Page Nine
October 18, 2016 - Special Planning Commission Meeting

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


The City Council approved a Variance (VAR-4207) to allow a side yard
setback of 239 feet where residential adjacency standards require 570 feet on
20.10 acres on the south side of Alta Drive, approximately 450 feet west of
Rampart Boulevard.
The City Council approved a Site Development Plan Review (SDR-4206) for
a 385-unit condominium complex, consisting of two 16-story and two 18story towers with ancillary uses, clubhouse, and a 17,400 square foot, singlestory office building on 20.10 acres on the south side of Alta Drive,
approximately 450 feet west of Rampart Boulevard.
The Planning Commission accepted the applicants request to Withdraw
Without Prejudice its application for a General Plan Amendment (GPA-9069)
01/12/06
from PR-OS (Parks/Recreation/Open Space) to MLA (Medium Low Attached
Density Residential) on 6.10 acres at the southwest corner of Alta Drive and
Rampart Boulevard.
The Planning Commission accepted the applicants request to Withdraw
Without Prejudice its application for a Rezoning (ZON-9006) from R-PD7
01/12/06
(Residential Planned Development 7 Units per Acre) to R-PD7 (Residential
Planned Development 7 Units per Acre) on 5.40 acres at the southwest
corner of Alta Drive and Rampart Boulevard.
The Planning Commission accepted the applicants request to Withdraw
Without Prejudice its application for a Site Development Plan Review (SDR01/12/06
8632) for a proposed 24-unit townhome development on 6.10 acres at the
southwest corner of Alta Drive and Rampart Boulevard.
The City Council approved a Major Modification (MOD-53701) of the
Queensridge Towers Development Standards dated May 20, 2004 to amend
08/06/14
development standards regarding land use, building setbacks and stepbacks,
building height and parking on 20.10 acres on the south side of Alta Drive,
approximately 410 feet west of Rampart Boulevard.
The City Council approved a Variance (VAR-53502) to allow a 582-foot
building setback where residential adjacency standards require an 810-foot
08/06/14
setback for a proposed 22-story residential tower on a 7.87-acre portion of a
10.53-acre parcel at 9119 Alta Drive.
The City Council approved a Major Amendment (SDR-53503) of an
approved Site Development Plan Review (SDR-4206) for a proposed 2208/06/14
story, 310-foot tall, 166-unit multi-family building and a single-story, 33-foot
tall, 17,400 square-foot office building on a 7.87-acre portion of a 10.53-acre
parcel at 9119 Alta Drive.
A four-lot Parcel Map (PMP-59572) on 250.92 acres at the southwest corner
06/18/15
of Alta Drive and Rampart Boulevard was recorded [Book 120 Page 49 of
Parcel Maps].

SS

MOD-63600, GPA-63599 and ZON-63601 [PRJ-63491]


Staff Report Page Ten
October 18, 2016 - Special Planning Commission Meeting

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


A two-lot Parcel Map (PMP-62257) on 70.52 acres at the southwest corner of
11/30/15
Alta Drive and Rampart Boulevard was recorded [Book 120 Page 91 of Parcel
Maps].
The Planning Commission voted [6-0] to hold General Plan Amendment
(GPA-62387) from PR-OS (Parks/Recreation/Open Space) to H (High
Density Residential), a Rezoning (ZON-62392) from R-PD7 (Residential
01/12/16
Planned Development 7 Units per Acre) to R-4 (High Density Residential)
and a Site Development Plan Review (SDR-62393) for a proposed 720-unit
multi-family residential development in abeyance to the March 8, 2016
Planning Commission meeting at the request of the applicant.
The Planning Commission voted [7-0] to hold GPA-62387, ZON-62392 and
03/08/16
SDR-62393 in abeyance to the April 12, 2016 Planning Commission meeting
at the request of the applicant.
A two-lot Parcel Map (PMP-63468) on 53.03 acres at the southwest corner of
03/15/16
Alta Drive and Rampart Boulevard was recorded [Book 121 Page 12 of Parcel
Maps].
The Planning Commission voted [7-0] to hold GPA-62387, ZON-62392 and
SDR-62393 in abeyance to the May 10, 2016 Planning Commission meeting
at the request of the applicant.
04/12/16
The Planning Commission voted [7-0] to hold MOD-63600, GPA-63599,
ZON-63601 and DIR-63602 in abeyance to the May 10, 2016 Planning
Commission meeting at the request of the applicant.
The Planning Commission voted [7-0] to hold GPA-62387, ZON-62392 and
SDR-62393 in abeyance to the July 12, 2016 Planning Commission meeting
at the request of City staff.
05/10/16
The Planning Commission voted [7-0] to hold MOD-63600, GPA-63599,
ZON-63601 and DIR-63602 in abeyance to the July 12, 2016 Planning
Commission meeting at the request of City staff.
The Planning Commission voted [5-2] to hold GPA-62387, ZON-62392 and
SDR-62393 in abeyance to the October 11, 2016 Planning Commission
meeting.
07/12/16
The Planning Commission voted [5-2] to hold MOD-63600, GPA-63599,
ZON-63601 and DIR-63602 in abeyance to the October 11, 2016 Planning
Commission meeting.
The Planning Commission voted [7-0] to rescind the action taken on 07/12/16
to hold GPA-62387, ZON-62392 and SDR-62393 in abeyance to the October
08/09/16
11, 2016 Planning Commission meeting. Action was then taken to reschedule
the hearing of these items at a special Planning Commission meeting on
10/18/16.

SS

MOD-63600, GPA-63599 and ZON-63601 [PRJ-63491]


Staff Report Page Eleven
October 18, 2016 - Special Planning Commission Meeting

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


The Planning Commission voted [7-0] to rescind the action taken on 07/12/16
to hold MOD-63600, GPA-63599, ZON-63601 and DIR-63602 in abeyance
to the October 11, 2016 Planning Commission meeting. Action was then
taken to reschedule the hearing of these items at a special Planning
Commission meeting on 10/18/16.

Most Recent Change of Ownership


04/14/05
A deed was recorded for a change in ownership on APN 138-32-202-001.
A deed was recorded for a change in ownership on APN 138-31-702-002;
11/16/15
138-31-801-002 and 003; 138-32-301-005 and 007.

Related Building Permits/Business Licenses


There are no building permits or business licenses relevant to these requests.

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.

SS

MOD-63600, GPA-63599 and ZON-63601 [PRJ-63491]


Staff Report Page Twelve
October 18, 2016 - Special Planning Commission Meeting

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

Those in attendance were overwhelmingly opposed to the project, including


amending the citys General Plan and rezoning of the golf course.
A second neighborhood meeting was held with nearby residents at the
Badlands Golf Club House, 9119 Alta Drive, Las Vegas.
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

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.

Details of Application Request


Site Area
Net Acres (MOD)
250.92
Net Acres
250.92
(GPA/ZON/DIR)

SS

MOD-63600, GPA-63599 and ZON-63601 [PRJ-63491]


Staff Report Page Thirteen
October 18, 2016 - Special Planning Commission Meeting

Surrounding
Property
Subject Property

North

Existing Land Use Per


Planned or Special
Title 19.12
Land Use Designation
Commercial
PR-OS
Recreation/Amusement
(Parks/Recreation/Open
(Outdoor) Golf
Space)
Course
Multi-Family
Residential
GTC (General Tourist
(Condominiums) /
Commercial)
Club House
Hotel/Casino
SC (Service
Office, Medical or
Commercial)
Dental

Single Family,
Detached

South

Office, Other Than


Listed

MLA (Medium Low


Attached Density
Residential)
SC (Service
Commercial)

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

Existing Zoning District


R-PD7 (Residential
Planned Development 7
Units per Acre)
PD (Planned
Development)
C-1 (Limited
Commercial)
R-PD7 (Residential
Planned Development 7
Units per Acre)
R-PD10 (Residential
Planned Development
10 Units per Acre)
C-1 (Limited
Commercial)
R-PD7 (Residential
Planned Development 7
Units per Acre)
R-PD10 (Residential
Planned Development
10 Units per Acre)
R-3 (Medium Density
Residential)
PD (Planned
Development)
C-1 (Limited
Commercial)
C-2 (General
Commercial)
C-V (Civic)
R-PD10 (Residential
Planned Development
10 Units per Acre)

SS

MOD-63600, GPA-63599 and ZON-63601 [PRJ-63491]


Staff Report Page Fourteen
October 18, 2016 - Special Planning Commission Meeting

Surrounding
Property

Existing Land Use Per


Title 19.12
Single Family,
Detached

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)

Master Plan Areas


Peccole Ranch
Special Purpose and Overlay Districts
R-PD (Residential Planned Development) District
PD (Planned Development) District
Other Plans or Special Requirements
Trails (Pedestrian Path Rampart)
Las Vegas Redevelopment Plan Area
Project of Significant Impact (Development Impact Notification Assessment)
Project of Regional Significance
Residential Units under 1990 Peccole Ranch Master Plan
Phase Allowable Units
Existing SF Units
Existing MF
Units
1
3544
1898
1646
2
4247
1825
591

Compliance
Y
Compliance
Y
Y
Compliance
Y
N/A
Y
Y

Remaining Allowable
Units
0
1831

Proposed Development Areas*


Development
Area

Area
(acres)

1
2
3

17.49
20.69
29.03

4
TOTAL

Proposed Land Use**

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)
SS

MOD-63600, GPA-63599 and ZON-63601 [PRJ-63491]


Staff Report Page Fifteen
October 18, 2016 - Special Planning Commission Meeting

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):

No Building Structure Zone


(Development Area 3 only)
Min. Distance Between
Buildings
Max. Lot Coverage
Max. Building Height
Up to 4 stories
5-6 stories
Towers (7+ stories)

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

For buildings over 15


feet in height, setback
under 3:1 slope from
protected PL

N/A

Unlimited

N/A

N/A

N/A

55 Feet

55 Feet
75 Feet
150 Feet

SS

MOD-63600, GPA-63599 and ZON-63601 [PRJ-63491]


Staff Report Page Sixteen
October 18, 2016 - Special Planning Commission Meeting

Standard

Title 19 Standards

Transition Zone Building


Height
(Development Area 3 only)

N/A

Max. Accessory Structure


Height

2 Stories/55 Feet or the


height of the principal
dwelling unit, whichever
is less

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

Proposed R-E lots:


Standard

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

Min. Lot Size


(Lots < 1 acre in size)

20,000 SF

Min. Lot Width


Max. Dwelling Units per Acre
Dwelling Units per Lot

100 Feet
2.18 du/ac
1

Max Buildable Area


(Lots 1 acre in size)
Min. Setbacks:
Front (public)
Front (private/easement)
Side
Corner
Rear
Min. Setbacks
(Lots 1 acre in size)

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

MOD-63600, GPA-63599 and ZON-63601 [PRJ-63491]


Staff Report Page Seventeen
October 18, 2016 - Special Planning Commission Meeting

Standard

Adjacency Setbacks
(from PL shared with existing
development outside of the
Property):

Accessory Structure Setbacks:


Corner Side
Side
Rear
Max. Lot Coverage
Max. Building Height
Max. Accessory Structure Height
Patio Covers

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

None, with no structure


separation requirements

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

Lesser of 3 Stories/50 Feet


None

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

MOD-63600, GPA-63599 and ZON-63601 [PRJ-63491]


Staff Report Page Eighteen
October 18, 2016 - Special Planning Commission Meeting

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

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A
bb7Ab
b
A7A

7A

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A
bb7Ab
b
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7b7bA7

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

77

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

77

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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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777A7777
777

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77
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7 7 7 7 7 7 7 7 7 7 7 7 7
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7 7 7 7 7 7 A7 7 7 7 7 7 7 77 7
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7 7 7 7 7 7 77 7 7 7 7 7 A7
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7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
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7 7 7 7 7 7 7 7 7 7 7 7
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7

7777777777
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MOD-63600

7
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7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
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MOD-63600

7
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77b7b77A7b7777
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7 7 7 7 7 7 7 7 7 7 7 7 7
7 7 b77 b7 7 7 7 7 7 b7 7 7 7 7
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7 7 7 7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7 7 7 7
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7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 77 7 7 7 7 7 7 7 7 7 7
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7 7 7 77 7 7 7 7 7 7 7 7 7 7
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7 7 7 7 7 7 7 7 7 7 7 7
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7 7 7 7 7 7 7 7 7 7 7 7
7777777777
7 7 7 7 7 7 7 7 7 ;7 7 7
7 7 7 7 7 7 7 7 7 7 7 7
;7 7 7 7 7 7 7 7 7 7
77A77A7777777

MOD-63600

7
77777

77b7b77A7b7777
777A7777
777

b7
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7 7 7 7 7 7 7 7 A7 7 7
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7 7 7 7 7 7 7 7 7 7 7 7 7 7 b7
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7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7
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7777b777777777
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7
77b7b77A7b77;77
777
7
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7b7b
7777

77
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77777777
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MOD-63600

7
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777777A777777b7

A7!77
7A7b77A7b
7!77
77!7A777
7777

b7A

b7
777
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7b
7!7777
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!7 7
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7 77777

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

A77b
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7777777

7777777

7777

777777!7

77777

777777777

777b7

7777b7777b77

7777

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77777

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77777b7

777b7 7

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777777

7 77777

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
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7777b777

7 7 7 A7 7 7 b7 7 7

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77 7 A7 7 7 7 7 7 7 7 7

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

77 777777!
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7 77777

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

777
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7 7 7 7 A7 7 7 7 7 7 7 b7 7 7 7
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77777777777b7
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7 7 A7 7 7 7 7 7 7 7 7 b7
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7 7 7 7 7 7 7 7 7 7 7 7 7 G7 7 7
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7 7 7 7 7 7 7 7 7 7 7 7 7 7
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7A77777

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7 77777

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7 77 *7 7 7b7 7 7 7 A7
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7 7 7 7 7 7 7 A7 7 7 7 7 7 7
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7 7 7 7 7 7 7 7 7 7 b7 7 7 7
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7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 A7 7 b7 7
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7 77777

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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A7 7 7 7 7 7 7 7 7 7 7 7
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777
777777777777777
7 7 7 7 7 7 bG7 b7 7 7 7 7 7 b7 7 7
7 7 7 7 7 7 7 7 7 7
7
7 7
7

7 7 7 7 7 7 7 7 7 7
7
7
7

7 77777

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7 7 7 7 7 7 7 7 7 7 7 7 7 7
!777A77
77777777777777
7777777777777
7 7 7 7 7 7 G7 7 7 7 7 G7 7
77777777777!777A
7777777777777

7 7 7 7 7 7 7 7 7 7 7 A7 7
7
777777A777777777
77777777777777b7
77777777777777
777777777777777
77777777777777
7777777777777777777
777777777777777777
7777G77A7777777777A
777777777777777
777777A77777777
777777777
7 7 7 7 7 7 7 G7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7 A
77777
7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
777777777777777
7777777777777777777777
7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
7777777777777777777777
77777777777777 7777777
7 7 7 7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
7777777777777777
77A777777777
7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 77 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7 7
7

7 7 7 7 7 7 7 7 G7 7 7 7

7
7
7 7
7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
7
7
7
7

7 77777

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7777777777777
7
7 7 7 7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 !7 7 7 A7 7
7 7 7 !7 7 A7 7 7 7 7 7 7
A7 7 7 7 7 7 7 7 7 7 7 7 7 A7
77G77
7 7 A7 7 7 7 7 7 7 7 7 7 !7 7 7
7 7 7 7 7 7 A7 7 7 7 7 7 7
7777777 777
77777777777777777
7 7 7 A7 7 7 7 7 G7 7 7 7 7 7 7
7!77777A77
7 A7 7 7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7
777 77777 7777 7777 777!
777777
77A777777777777
7 7 7 7 A7 7 7 7 7 7 7 7 7 7
!77 7 7 7 A7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 A7 7 7 7 7 7 7 7 7
77 7 7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 b7 7 7 7 7
7 7 7 7 G7 7 7 7 G7 7 7
777777777777
7 7 7 77777 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7 7
777777A 777A7G7
7777A7777A77777777
7 7 7 777777777
777777777 777777
7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
77777
7 7 7 7 7 7 !7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7
77777
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7 7 7 7 7 A7 7 7 7 7

7 7
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7 7 7 7 7 7 7 7 7 7 7 7
7 7 A

7 7 7 7 7 7 7 7 7 7

7
7
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77777

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7777777!7
A7 7 7 7 7 7 7 7 7 A7 7 7 7
7 7 !7 7 7 7 7 7 7 7 7 7 7 !
77A777777777
7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 G7 7 7 7 7 7 7 7 G
7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7
!77!77777777A77777777
7 7 7 7 A7 7 7 7 7 7 7 A7 7 7 7 7
7 7 7 7 7 7 A7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7 7 7
77
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A7 7 7 A7 7 7 7 7 b7 7 7 7 b
77777*77777
77777777777
7777777777777777
77777777
7777777777777777777777777
7 7 7 7 7 7 7 7 7 !7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7 7 7 G
777777777777
77b777777777777
77G7

77777777

7 7 7 7 7 7 7 7 7 7 7 7
7 A7 7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7 7
77777b7

777b
7 7 7 b7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
77777 777 77 77777777
7 7 7 7 7 7 7 7 7 7 7 7 7

7
7
7

77 7 7 7 7 7 7 7 7 7 7
7
7
7
7

7

777777777777b
b

77777

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7 7 7 7 7 7 7 G7 7 7 7 7 7
7777777
7 7 7 7 7 7 7 7 7 7 7 7
77777777777
7 7 7 7 A7 7 7 7 7 7 7 7 7 7
777777777 77 777
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7 7 7 7 7 7 b7 7 7 7 7 7 7 A7
7

7 7 7 7 7 7 7 7 b7 7 7 7 7
b7777

7 7 7 7 7 7 7 7 b7 7 7 7 7
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7 7 7 7 7 7 b7 7 7 7 7 7
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7 7 7 7 7 7 7 7 7 7 7 7
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777777777777b77
777G

7 7 7 7 7 7 7 7 7 7 7 7 7 A

7777777 !7A7b7777
7b777!7A77

7 7 7 7 7 7 7 7 777 7
777A77!7A777

A77777777b777A7

7A777777777777777
7 7 G7 7 7 7 7 7 b7 7 7 7 7 7
b7b777777b777777A7
777777G7777777
777777777777
7
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A7 7 7 A7 7 7 7 7 7 7

7777777 77777A7
7
7
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7 7 7 7 7 7 7 7 7
7
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7 7 7 7 7 7 7 7 7 7 7 7 7
7
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77777

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7 7 7 7 7 7 7 7 b7 7 7 7 G7 7
b7 7 7 7 7 7 7 7 7 7 7 7
7777
7 7 7 7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
777777777777
7 7 A7 7 7 7 777b7
7777b77 7 7 7 7 7 7 7 7 7 7 7 7
7777777777777A77
7777!7777777777
777777777

7777b77A77b7
7777777777
7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
777777777777777
7 7 7 7 7 A7 G7 7 b7 7 7 7 7 7 7 7
7777777777

777
777777777777b77
7777777777777777
777777 777 77777
777777777777A77A77
777bG7b77!7b77777 7
777777777777777
7 b7 7 7 7 7 G7 bG7 b7 7 7 7 7 7 7 7
777777777777777
7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
777777777777A777
7!A777777777777
7777777777777777b777
A777777777777!A7777
7 7 7 7 7 7 7 7
7 7

77777

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

777
7
7 7 7 7 7 A7 7 A7 7 7 7 7
77777777777G77777
77777777777777777
777777777

777
77777777777777
7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
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777
77777777777777777
77 7 7A77 7 7 7 7 !777

7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7
7777777777777
7777b77777777
7 7 7 7 7 7 7 !7 7 7 7 7 7 7 G
7 7 7 7 7777777777
7 7 7 777777777777 7
7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
7777777A7777G777
777777A7777777777
77777777777
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7777777777777
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7777777777777
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7777
7 7 77 7 7 7 77 7 7
7 7 7 7 7 7 7 7 7 A7 7
7
7
7
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777b77777777777A

A
777777b77777 77
777

77777

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

A7 7 7 7 7 7 7 7 7 7 7 7 7
7777

77777
A7 7 7 7 7 A7 7 7 7 7 7 7
7 7 b7 b7 7 7 7 7 7 7 7 7
7 777 77A77 7 7 7
7 7 7 777777777 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7
77 7 7 7 7 7 7 7 7 7 7 7 A7
b777777777777777
7 7 7 7 7 7 7 7 7 7 7 7 7 !7
A77

77777b
7 7 7 b7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 b7 7 7 7 7 7 7 7 7 7
7 7 77 7

7 777 7 7 7 7 77

7 7 7 7 7 7 7 7 7 7 7
777 7 b7 7 7777 77
7 777

777777777777
7 7 7 b7 7 7 7 7 7 7 7
77777777777

7
77777777777777
7 b7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7 7 7
777777777

777b

77777

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7 7 7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 77 7 7 7 7 7 7 7
7 7 7 7 A7 7 7 7 7 7 7 7 7
77777777777b777
A7777777

A7 7 b7 7 7 7 7 7 7 7 7
77777777b7

7 7 7 7 7 7 7 7 7 7 7 7
77777

7A777777777
7 777 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 777
7

777777777777
777777777b777

7 bG7 b7 7 7 7 7 7 7 7 7
7777

A7 7 7 7 7 7 7 7 7 !A7 7
7777777777

7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7 7
b77777777 7777
7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7 !
7 7 7 7 7 7 7 7 7 7
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7 7 7 7 7 7 7 7 7 7 7 7
777777777777
7

7 7 7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 7 7 7 77 7 7 7 7
77777777b7777

77777

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A
77
77
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7777

bb77
bA

7
7A7
bA7
bb7Ab7A7A
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77
7777
777
7
77

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7 7
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7
A77
7A
77
77
77A
777

7 7
77b
77b
777
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77 777777
77777777

77
b77b7b77777777
7777777b77b77
77777777777
777777b
7777777777
777777777777
7777777777
77777777777
7777777777
777777b777b
777777777777
77777b7777777
7777777777
7777777777b
7777777A77A7
A7777777777
77777777777

7777777777b77777
b77777777777
777777777777b
7777777
A777A7A

7777
777
7

777

77777

b7

77
7
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7

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7 7
A77
7
777A7A
7

777777777

7A
7 77777777A777b
77A77777A7777 777
7A

777777
777777777b777b7777
777777777777777777
77777777b77777b77
777777777777777
777777777777
7777777777777777
777777777777777
77777
777b7777777777b7b77
777777777777
7777777777777
777b777777777b7777b
77 7777777777777777
777777b7
7777777777777777
b77777777777b7777
A77777777
7 7777 77b7777
777777777777777b77
777777777777777
77b777777b77777b7777b
77
77777777777777777
7777777

b77b

A7
7

7777
777
7

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7 7
A77
7

A7
7A777b
7 b77b7b77777777b7
777777777777777
7777777
7 7b777777777777
777777777777
7 777b77777777777777
b77777777777777
77777777777777
7A77777777777
7777777
7 777777777 77
7777777777777777
777777777777
7777777777777
777777777777
77 77777 777
77777777777
777777777777
7
7 7777777b7777777
7 b7 77777777777777
777777777777
77777777777
7 7 7777777777b7777
777777777777777
7 777777777777777
7777777777777
777777777777777
77777777
7 77777777777
7777777777777
777777A77777
777777777
7777777777777777
7777777777777
777777

77777777777777777

7AbA7777777 777
777777777777b77

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7 7
A77
7
77777777777777777
7

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7 7
A77
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AAb7
7A7
7A777AA
777777777777
77777777777
7777777777777
7777777777777777
7
A7777777777 77
77777777A7777777A77
77A7A7777 77777
777777777777 777
7777777777A77
7

b77
777777777777777777
77777777777777

77b
7777777777777777
77A777777777777
77777777777777
77

7b77
777777777777777
77777777 777777777
7777777

77A
A777777777777777
77777777777777
7777777

77A77770777777

77777b77

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7 7
A77
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b77A
7777777777777
777777777777
7777777777777777
77777777777777
777777777777777
77777

77
777777777777777
777777777777777

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
bAbb7Ab7A7A7bb77
bA

7
A7
7b

7 b7A77
7

bb77A77

bA77A77

7bb77AA77
A7 77
7
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A7A7A77
b7 bb77AA7bb7A7A7b77
A77b7b777
A77b7A7b7b777
A77A7b777
77
7bA77AA77
7
A7 A7777
7 A77bA77
b7 A7A7A77A7A77
A7A7A77A777bb7AA7bA77
A7A7A77A777bb77
A777
7 A77A7A7

7
7

77b7b77bA7A77
777A7bA7A77

777A7bA7A77
7

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
bAbb7Ab7A7A7bb77
bA

7
7
7A
A77b7bb777
A77A7bb7Ab77b7bb77
A77A7bA7Ab777b77A7A77
A77A7bA7Ab777bA7b7b7b77
A77b7b77A7bb7b77
A77bb77A7b77
A77A7bb7Ab777
A77Ab7A77A7b7bb7Ab777
A77b7777bb7Ab777
A77b77777bb7Ab77
A77b77777bb7Ab777
A77b77777bb7Ab77
A77A7bA7A777A7AA77
A77A7A77A7A77bA7b77
A77A7A77A777bb7bA77
A77A7A77A777bb77
A777
A77A77b77A7A7A777A777
A77A77bA7b7b7b7A777
A77
A77bA7b7b777A7A77
A77A77A77A77AA7b77

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
bA77bb7Ab7A7A7bb77
bA

7
7b7A
b77b777777777777
77777777777
77777777777777
777777777777777
777777b7777
7777

777777777777777
777777777

77777A7777
77777A7777
77777A7777
777777A77777

7777777777

777b7
7
7
77
77
77
77
77
7

77b7
7
7
A7
A7
7
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77b7
7
7
A7
7
7
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7777777777777777777
77

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
bA77bb7Ab7A7A7bb77
bA

7
bb7
7A

77b77777777777b777
7777777777777

A77777777

A77777777777
777777

A777777777

77777777777777
7777A777777

7777777b

77
7
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777
7
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77
7
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77
7
7
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7
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777777A7

77777777777777
7777777777777
77777777777
777777777777777
777777

bA7
7A

777777777777
7777b77777777b7777

b777b 7b777bb7777777

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
bA77bb7Ab7A7A7bb77
bA

7
77777777777777777
777

b777

7 77777777b7777
777777777

7 77777777b7777
7777777777

7 A77777777b7777
77777777777777
77777

77727777b777

777
777
77777b777
7777777
7777
7
A7777
777
7777A7A7
77A7A77
7b7

b7b77

7 77777777bb7777
777777777

7 77777777bb7777
7777777777

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
bA77bb7Ab7A7A7bb77
bA

7
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77777777777777
77777

77727777b97b77

777
777
77777b777
7777777
7777
7
A7777
777
7777A7A7
77A7A77
7b7

7777777777777777
777

77777b777777777
77A77777777
7777b07b77 777777
7777777777b7777
b07b777777777777
7777777707777
77 777777777777
7777777777777
7777777777

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
bA77bb7Ab7A7A7bb77
bA

277777

7b7

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7

277777

7A7
bA77bb7Ab7A7A7bb77
bA7
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7A7
bA77bb7Ab7A7A7bb77
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7bb7
7AA
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77777777777
777777 7b 7b777
777777777777777
77777777777777
7777777777777
777777777777A77A
7A7777777

b777777A7777777
77777b 7b77b77777777
777777

7777777777777777 7
7777777777 7b777
77777777777 7777
7777777777 7777
777777777777777
77777

7777777777777777
7777777777777
777777777777777
7777777777777
777777

70

7777777A77b7b77 777b77
b
b7
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
bA77bb7Ab7A7A7bb77
bA

7
7A7
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77b7777777777
77777

b777777777b 7b777
777777777777
77777777777
77777777777777
77

777777777777
7777777777

77777777777
7777777777
77777

777777777777
777777777777
7777777777
777777777777
777b 7b7777777777
77777777
7777777

77777777777
777777777777
777 7777777777777
7777777777777
777777777777
7777

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
bA77bb7Ab7A7A7bb77
bA

7
77777777777777b
7777A777A77777777
7777777777777
77777777A77A7777
7777777777777
777

777777777777777
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7777777

b777777

b77777777777

b7777777777

77777777777777
7777

A7A7A

7A7777777 777

777777777777
77777777777777
777777777

77777777
77777777777777
77777777777777
777777777777

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
bA77bb7Ab7A7A7bb77
bA

7
7777777777777
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77b777777 777
7b 7b7777777777
777777777777777
777777777777
777777777777777
77777777

b7bb7
7AA7bb7A7A7b

A7
7b7b7

A777777777
777777777b 7b777
7777A777777

b777777777777
777b 7b77777777777

777777777777
77777

A7
7b7A7b7b7

A77777777777
77777777777b 7b77
7777

77777777777
77777b 7b

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
bA77bb7Ab7A7A7bb77
bA

7
77777777777
77777777

A7
7A7b7

777777777777

A77777777777
7777777777b 7b7
77777

777777777777
7777b 7b7

777777777777
7777777

777b777777777777
7777777777777
7

7777777777777b77777
7A77777777777777A
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
bA77bb7Ab7A7A7bb77
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7
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
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7
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7
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7
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7
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7
7
7
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7b

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
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A
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
bA77bb7Ab7A7A7bb77
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77
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77
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
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77
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77
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
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7b 7b77777777777777
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
bA77bb7Ab7A7A7bb77
bA

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7

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
bA77bb7Ab7A7A7bb77
bA

7
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77777777777777
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777A777b777bb7777
77777777777
7777777777777
7b77777777777bb77777

77777777777777777b
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77bb7777777777777
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
bA77bb7Ab7A7A7bb77
bA

77777777b7

27
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77777
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777A77bb7777
777A77bb7
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777A77b7
77A7777 7

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777777777

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777777777A777777

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
bA77bb7Ab7A7A7bb77
bA

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777A777b777bb7777
77777777777b
77bb777777777777
77777777777b7777bb

77777777777777777b
77777777777bb7
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
bA77bb7Ab7A7A7bb77
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77777777b777
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777A777bb7
777A777bb7
777A777b7
777A777b7
7A7A77777

7
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7777777777777b777
77777777777b77
b7777777777777

7777b77777777

7
777A77b77b77
777A77b77777
7b777777

77777A7A7
777777
7777777777777bb777
77777777777b77
bb7777777777777

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
bA77bb7Ab7A7A7bb77
bA

7777b97b7777777

7
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777A77bb77777
7bb777777

77777A7A7
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7A77A7A7
77777777777777
7777777777777777
7777777777777
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777777777

7777777777777b 7b
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7777777777777777
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777777777777
7b 7b7A7777777777
777777777777777
777777777777777
77777b77777777
7777777777777
7b777777777777
77777777777777
7777777777777
777777777

7 7A77777777777
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
bA77bb7Ab7A7A7bb77
bA

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A777777777777777
777b 7b7A
777777777777 77
7b 7b7777777777
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77
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7777777b77777b77
7777777777
7A77777b7777

A77b07b7777777bb7
7777777777bb7777
bb7777777777
7777A77777bb777

A77777777777
7777777777777
7b77bb777777777A77

777777777777777
77b777bb77777777777
7b77777777777777
77777b77

A777777bb777777777
7777777777777
bb777A777777

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7A7
bA77bb7Ab7A7A7bb77
bA

77b97b77777

77
A7777

b:7b7b7
b:7b77

b:7b77b7
b:7b777

b7777
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7A77
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77b777
b:7b77
777
7777
7b77
777
777
b97b77777777

b777777777

7777

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7

7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7

7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7

7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7b;7b7A77777A777A
777777

7b7777777777777777777b;7b7A77
77777A77777777777

77
77
77
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77
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MOD-63600, GPA-63599, ZON-63601 and

DIR-63602

Jul 12 16

09:49a

p,

7024515350

Tania Steffora

City of Las Vegas


Depanment of Plaoning
D evelopment Services Center
333 North Rancho Drive, 3d Floor
Las Vegas. Nevada 89 I 06

PRSBT

RFST CljSS MAIL


U.S. Postage

PA ID
Las Vegas, NV
Permil No. 1630

Refurn Service Requested


Official Notice of Public

REEryD
JUr_
l00t

f 2 ?t16

Crry H

Oity of Las Veoes


Dept. of ptanriing

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

r suPFoRr MtoPposE
I __lfhisRecuest J lrhisRequea

Please use avalabl blank space on card for your comments.

MOD.63600 & DrR-63602 [PRJ-63491]


Planning Commission Meeting of 4/12/2016

l. fti:i;f.j i

':1.

,llrtiltlltlr

1rl,,,f rrlf

r,,rIl t,llil

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rllltt,l,,,tlltrht,

:j.bmitted atter fnal agefda

nfoIM?L 35?

City of Las Vegas


Department of Planning

PRSRT
FIRSTCLISS lvlAlL
U,S. Poslags

Devclopment Scrvices Center


333 Nonh Rancho Drive.3d Floor
Las Vcgas, Ncvada 89 I 06

PA ID
Las Vegas, NV
Permil No, 1630

Return Service Requested


Ofcial Notice of Public Hearng

RECEIVED

E6d

JUN 2
City Hall

2 2l

City of Las Vecras


Dept. of planriing
afr9

If

you wish to llc your

pro(esr

or suppon on this rcquest, check

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

Please use available blank space on card for your comments


MOD-63600 & DrR-63602 IPRJ -6349 t)
Planning Commission Meeting of 4ilU20l6

f f i

t?;f'Jtt

t lg

1983161s041

Gase: Moo'6s6oo

CANONICO FAMILY TRUST


CANONICO EDWARD & ELISE TRS
9153 TUDOR PARK PL
LAS VEGAS NV 89I45

,,lt1l,llll"'lllltlt,,tllllll,,11,,lll,rlt,lllllllll..l

3zs?

Agenda Item No.: 7.

AGENDA SUMMARY PAGE - PLANNING


SPECIAL PLANNING COMMISSION MEETING OF: OCTOBER 18, 2016
DEPARTMENT: PLANNING
DIRECTOR:
TOM PERRIGO
Consent
Discussion
SUBJECT:
ABEYANCE - GPA-63599 - GENERAL PLAN AMENDMENT RELATED TO MOD-63600 PUBLIC HEARING - APPLICANT/OWNER: 180 LAND CO, LLC, ET AL - For possible
action on a request for a General Plan Amendment FROM: PR-OS
(PARKS/RECREATION/OPEN SPACE) TO: DR (DESERT RURAL DENSITY
RESIDENTIAL) AND H (HIGH DENSITY RESIDENTIAL) 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.
C.C.:
PROTESTS RECEIVED BEFORE:

APPROVALS RECEIVED BEFORE:

Planning Commission Mtg.

268

Planning Commission Mtg.

109

City Council Meeting

City Council Meeting

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]

Consistent with the Citys


sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.

GPA-63599

GPA-63599

GPA-63599

GPA-63599

GPA-63599

GPA-63599

A
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GPA-63599 and ZON-63601

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GPA-63599 and ZON-63601

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GPA-63599 and ZON-63601

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777777777777777
77A7777777<7777
7777777777777777
7777777777777
777A7777777777777
7777777777777
777b7A7777777
7777777777
7777777777777777
77777777777

77 7 A777 7 7 77
7
77


7777777777

7 77777

GPA-63599 and ZON-63601

77b7b77A7b7777
777A7777
777

777777777777777<
77777777777777
777777777777<7
7 7 7 7 7 7 7 7 7 7
7777777777777
777777777
777
77777777777777
777777777777<7
77777777777777777
77777777777777
77777
b
77777777777777
77777777777
7777777777777
7<7777777
777777777777
77 7 7 77 7 7 7 777 7
777777777777
777777b77777
7777777777
<777777b7777A77777<
77<777b7777777777
777777777777A7
777

77b7b77A7b7777

777
7
7

7b7b
7777

77
777
77777
77

7 77777

GPA-63599 and ZON-63601

77b7b77A7b7777
777A7777
777

7
7
7
77
7
7777A777

7 77777

GPA-63599 and ZON-63601

Agenda Item No.: 8.

AGENDA SUMMARY PAGE - PLANNING


SPECIAL PLANNING COMMISSION MEETING OF: OCTOBER 18, 2016
DEPARTMENT: PLANNING
DIRECTOR:
TOM PERRIGO
Consent
Discussion
SUBJECT:
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.
C.C.:
PROTESTS RECEIVED BEFORE:

APPROVALS RECEIVED BEFORE:

Planning Commission Mtg.

268

Planning Commission Mtg.

109

City Council Meeting

City Council Meeting

RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps - ZON-63601 and DIR-63602 [PRJ-63491]
3. Supporting Documentation

Consistent with the Citys


sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.

ZON-63601

ZON-63601

ZON-63601

ZON-63601

ZON-63601

ZON-63601

A
A
A

A7A
7 AA

A
Ab

7b A7

77A7

A777A
77 7
77=

77
7
7777=

b77=
b

77
7
77 7

777

77A
77
7
77 7
775
77 7
75

777

b77b
b
b

77

77

777

b77b
b
b

b777b
b
b

b777b
b
b

b777b
b
b

777

b777b
b
b

777

b
b777

5
5

b77

b
7b
b

7
77A
7
7
7
7

7 7 7 7
77 7 7 77 7b
77 7 7
7 7 7 7 7

7 7
77 7

b7 7

7 7 7 7

Agenda Item No.: 9.

AGENDA SUMMARY PAGE - PLANNING


SPECIAL PLANNING COMMISSION MEETING OF: OCTOBER 18, 2016
DEPARTMENT: PLANNING
DIRECTOR:
TOM PERRIGO
Consent
Discussion
SUBJECT:
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 13831-702-002; 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.
C.C.:
PROTESTS RECEIVED BEFORE:

APPROVALS RECEIVED BEFORE:

Planning Commission Mtg.

324

Planning Commission Mtg.

113

City Council Meeting

City Council Meeting

RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Staff Report
3. Supporting Documentation
4. Development Agreement

Consistent with the Citys


sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.

DIR-63602 (PRJ-63491)
-

AGENDA MEMO - PLANNING


SPECIAL PLANNING COMMISSION MEETING DATE: OCTOBER 18, 2016
DEPARTMENT:
PLANNING
ITEM DESCRIPTION: DIR-63602 - DIRECTOR'S BUSINESS RELATED TO MOD63600 - PUBLIC HEARING - APPLICANT/OWNER: 180 LAND CO, LLC, ET AL

** 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:

Design Guidelines Exhibit D


Development Area(s) Exhibit B
Master Land Use Plan Exhibit B
Property, Community, or Two Fifty Exhibit A
Unified Development Code or UDC Exhibit G

Section Two: Applicable Rules and Conflicting Laws


This section stipulates that the Agreement shall supersede any conflicting provision of Title 19 of
the Las Vegas Municipal Code, provided that the City rules in force at the time of approval
generally apply to development of the Property. If there are subsequent changes to federal or
state law that conflict with the Agreement, the parties will endeavor to modify the Agreement to
conform to the law through a City Council hearing. Exhibit G of the Agreement is offered for
reference to memorialize the Unified Development Code at the time of recordation of the
Agreement. This action is typical of previous development agreements between the City and
developers in order to maintain the integrity of the agreements.
Section Three: Planning and Development of the Community
Section Three demonstrates compliance with the requirements of NRS 278.0201 regarding the
content of development agreements. The permitted uses of land, density or intensity of land use,
maximum height and size of proposed buildings, maximum number of units, phasing or timing
of construction, construction operations, conditions, terms, requirements and restrictions for
infrastructure and modification of the Agreement are addressed.
Specifically, the Master Developer is proposing to construct up to a maximum of 2,475 dwelling
units on the Property with up to an additional 200 assisted living apartments, for a total unit
count of 2,675 and a maximum overall density of 10.7 dwelling units per acre. If any or all of
the assisted living units are not ultimately constructed, they cannot be built as any other
residential dwelling unit type.
SS

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 Land Use**


Multi-Family Residential
Multi-Family Residential
Multi-Family Residential
Single-Family Residential

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)

Development Areas 1-3 are proposed to contain multi-family dwellings to be mapped as


condominiums after an unspecified period of time. Development Area 1 is to contain a complex
of four buildings of four stories each, for which a Site Development Plan Review (SDR-62393)
has been submitted to the City of Las Vegas. Development Area 2 is to contain two multi-family
residential towers of up to 15 stories and 150 feet in height, sited so as to minimize impact on
view corridors. Development Area 3 is nearest to existing single-family dwellings, and therefore
includes a 75-foot No Building Structure zone on the perimeter containing only an access road
and landscaping and an additional 75-foot Transition Zone within which buildings cannot
exceed the height of the tallest existing adjacent residence. All buildings are intended to
conform to the residential adjacency requirements of the Unified Development Code.
Development Areas 2 and 3 may contain the proposed assisted living apartments and up to 7,500
square feet of ancillary commercial uses for the benefit of residents. Development Area 4 takes
up approximately 73 percent of the Property, but would be restricted to low density residential
and associated uses and only contain up to 75 single-family residential dwellings (on estate
lots) and a large landscaped area to be maintained by a Homeowners Association or similar
entity. A Major Modification of the Peccole Ranch Master Plan, General Plan Amendment and
Rezoning must be approved in order to allow the types of development proposed.
Phasing of development is indicated by Exhibit F. The actual sequence of construction,
including infrastructure installation, is market-driven and not intended to follow any numeric or
alphabetical sequence as shown on the exhibit. Portions of the construction are tied to
milestones based on approval for construction of a certain number of units (typically measured
by permits); however, no development in FEMA designated flood areas may commence unless
the Master Developer first receives a Conditional Letter of Map Revision from FEMA. The

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

Section Six: Default


As is required by NRS 278, the Agreement specifies the events that constitute breach of the
agreement and the periods during which any breach of the Agreement may be cured. The City
may elect to amend or terminate the Agreement pursuant to state law if a finding of default is
made by the City Council. The Master Developer has the right to scrutinize the finding of
default and take legal action if necessary.
Section Seven: General Provisions
This section includes NRS-mandated provisions such as the duration of the Agreement (30 years
with an optional five-year extension), the assignment or transfer of the rights in this Agreement
to another party, indemnity of the City in cases of damages incurred by the Master Developer
and recordation of the Agreement. There is no third party to this Agreement in the cases of land
sales to other entities.
Section Eight: Review of Development
The Agreement is subject to review every two years to assess the progress of the parties in
fulfilling their obligations. The Master Developer will provide a report to the City of term
compliance within each two-year period. Such review is typically brought forward to the City
Council in a public hearing, although not specifically stated in the Agreement.
Addendum
An addendum to the Development Agreement was submitted after the July 12, 2016 Planning
Commission hearing that endeavors to clarify certain topics in the original unapproved
Agreement through five additional agreements between the parties, which generally include the
following:
Only the single family residential area in Section A as shown on Exhibit B of the
Agreement will have minimum half-acre lots; all other sections on Exhibit B will have
lots that exceed one-half acre.
The minimum number of trees in Development Area 4 upon completion will be 7,500.
No blasting will occur on the Property during the term of the Agreement.
Access ways as stated in Exhibit F are defined as rough roads within Development
Area 4 without paving.
In Exhibit F, the clear and grub option only applies to the green/turf space on the existing
golf course, not to the existing desert portions of the golf course.
All other terms of the Agreement remain unchanged.

SS

DIR-63602 (PRJ-63491)
Staff Report Page Six
October 18, 2016 - Special Planning Commission Meeting

Development Agreement Exhibits

Exhibit A: Property Legal Description


As required by NRS 278.0201, a signed and stamped legal description of the Property referenced
by the Agreement is included. The area includes 250.92 acres and encompasses the entire
Badlands Golf Course.

Exhibit B: Master Land Use Plan with Development Areas


This exhibit divides the Property into four distinct Development Areas as described in Section 3.
The proposed City of Las Vegas General Plan designation and zoning classification of each area
are stated, as well as the number of acres in each area and section. Development Area 4 is
further subdivided into seven sections (A-G) that are not intended to be subdivided or built out in
any particular order. If the associated Major Modification, General Plan Amendment and
Rezoning are approved, the uses, zoning designations and Master Land Use Plan would be in
conformance with the City of Las Vegas General Plan.

Exhibit C: 2016 Major Modification


This exhibit memorializes the proposed modification of the 1990 Peccole Ranch Master Plan to
redesignate the areas corresponding to Development Areas 1-3 in Exhibit B as Multi-Family
Residential and Development Area 4 as Single-Family Residential, as well as the removal of a
portion of APN 138-32-723-001 from the Plan area. This exhibit would include all documents
related to the Major Modification (MOD-63600).

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

R-4 Lot Standards (Multifamily)


Standard
Min. Lot Size
Min. Lot Width
Max. Lot Coverage
Dwelling Units per Acre
Min. Setbacks:
Front
Side
Corner Side
Rear
Min. Distance Between
Buildings
Accessory Structures:
Separation from Main
Building
Min. Corner Side Yard
Setback
Min. Side Yard Setback
Min. Rear Yard Setback
Size and Coverage
Stories

Floors
Flat Roof

Required per UDC

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

Max. 41.2 du/ac (DA 1)


Max. 37.8 du/ac (DA 2, 3)

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

Required per UDC

Proposed per DA

55 feet to the midpoint


between eaves and ridgeline

55 feet to the midpoint


between eaves and
ridgeline (DA 1, 3)
55 feet to the midpoint
between eaves and
ridgeline (DA 2, 4-story
buildings)
75 feet to the midpoint
between eaves and
ridgeline (DA 2, 6-story
buildings)
150 feet to the midpoint
between eaves and
ridgeline (DA 2, towers)

Compliance
per UDC

Max. Building Height:

Pitched Roof

Accessory Buildings

Transition Zone
Building Height
(Development Area 3
only)

meets

meets

less restrictive

less restrictive

2 stories, 35 feet or the


height of the principal
dwelling unit, whichever is
less

No taller than the height of


the principal dwelling unit

less restrictive

N/A

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

N/A

N/A

per UDC

3 feet of setback for each 1


foot of building height
above 15 feet
60 feet from existing SFD
(R-PD7 or less density)
50 feet from existing SFD
(greater than 7.49 du/ac)
10 feet from existing
commercial property

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

Required per UDC

Proposed per DA

Compliance
per UDC

N/A

75 feet from the PL of any


existing single family lot
located outside the
Property; no buildings
permitted in this area

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

10 feet within and/or


adjacent to ROW
Not addressed
No limitations

1.25 spaces per unit


1.75 spaces per unit
2.00 spaces per unit
1 space per 6 units

1.25 spaces per unit


1.75 spaces per unit
2.00 spaces per unit
1 space per 6 units

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

10 feet for slopes 2%


12 feet for slopes > 2%
6-8 feet for slopes 2%
6-8 feet for slopes > 2%
4 feet for slopes 2%
6 feet for slopes > 2%

less restrictive
Per UDC
less restrictive

SS

DIR-63602 (PRJ-63491)
Staff Report Page Ten
July 12, 2016 - Planning Commission Meeting

Standard

Required per UDC

Proposed per DA

Compliance
per UDC

2 signs at each entry


No max. size
5-foot setback from PL
Direct white light or internal
illumination only

2 signs at each entry


No max. size
5-foot setback from PL
Direct white light or
internal illumination only

meets

See UDC Title 19.06

Per UDC Title 19.06

meets

Residential Adjacency:
Signage:
Development Entry
Statement Signs
Other Residential Sign
Types

R-E Lot Standards (Single Family)


Standard

Compliance
per UDC
meets
per UDC
N/A
N/A
N/A
N/A
N/A

Required per UDC

Proposed per DA

Min. Lot Size


Min. Lot Width
Max. Lot Coverage
Max. Buildable Area

20,000 sf
100 feet
N/A

(Lots 1 acre in size)

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

Dwelling Units per Acre


Min. Setbacks:
Front (public street)
Front (private street or
access easement)
Side
Corner Side
Rear
Lots 1 acre in size
Accessory Structures:
Separation from Main
Building
Min. Corner Side Yard
Setback
Min. Side Yard Setback
Min. Rear Yard Setback
Size and Coverage

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

R-E Lot Standards (Single Family)


Standard
Max. Building Height:
Stories (above grade)
Floors
Flat Roof
Pitched Roof
Accessory Structures

Required per UDC

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

35 feet to the midpoint


between eaves and ridgeline
2 stories or 35 feet,
whichever is less

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

60 feet from existing SFD


(R-PD7 or less density)
50 feet from existing SFD
(greater than 7.49 du/ac)
10 feet from existing
commercial property

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

6 feet within and/or


adjacent to ROW
0 feet
No limitations

2 unimpeded spaces per unit

2 spaces per unit

meets

1 additional space beyond


base requirements

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

R-E Lot Standards (Single Family)


Standard
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
Signage:
Development Entry
Statement Signs
Other Residential Sign
Types

Required per UDC

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

2 signs at each entry


No max. size
5-foot setback from PL
Direct white light or internal
illumination only

2 signs at each entry


No max. size
5-foot setback from PL
Direct white light or
internal illumination only

meets

See UDC Title 19.06

Per UDC Title 19.06

meets

10 feet for slopes 2%


12 feet for slopes > 2%
6-8 feet for slopes 2%
6-8 feet for slopes > 2%
4 feet for slopes 2%
6 feet for slopes > 2%

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)

Permitted uses: Deviations from LVMC Title 19.12


Use
UDC
R-E
R-4
Accessory Structure (Class I) SUP required Not allowed
Accessory Structure
Conditional
Conditional
(Class II)
Mixed Use
Not allowed
SUP required
Two Family Dwelling
Not allowed
Not allowed

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

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


A four-lot Parcel Map (PMP-59572) on 250.92 acres at the southwest corner
06/18/15
of Alta Drive and Rampart Boulevard was recorded [Book 120 Page 49 of
Parcel Maps].
A two-lot Parcel Map (PMP-62257) on 70.52 acres at the southwest corner of
11/30/15
Alta Drive and Rampart Boulevard was recorded [Book 120 Page 91 of Parcel
Maps].
The Planning Commission voted [6-0] to hold General Plan Amendment
(GPA-62387) from PR-OS (Parks/Recreation/Open Space) to H (High
Density Residential), a Rezoning (ZON-62392) from R-PD7 (Residential
Planned Development 7 Units per Acre) to R-4 (High Density Residential)
01/12/16
and a Site Development Plan Review (SDR-62393) for a proposed 720-unit
multi-family residential development at the southwest corner of Alta Drive
and Rampart Boulevard in abeyance to the March 8, 2016 Planning
Commission meeting at the request of the applicant.
The Planning Commission voted [7-0] to hold GPA-62387, ZON-62392 and
03/08/16
SDR-62393 in abeyance to the April 12, 2016 Planning Commission meeting
at the request of the applicant.
A two-lot Parcel Map (PMP-63468) on 53.03 acres at the southwest corner of
03/15/16
Alta Drive and Rampart Boulevard was recorded [Book 121 Page 12 of Parcel
Maps].
The Planning Commission voted [7-0] to hold GPA-62387, ZON-62392 and
SDR-62393 in abeyance to the May 10, 2016 Planning Commission meeting
at the request of the applicant.
04/12/16
The Planning Commission voted [7-0] to hold MOD-63600, GPA-63599,
ZON-63601 and DIR-63602 in abeyance to the May 10, 2016 Planning
Commission meeting at the request of the applicant.
A four-lot Parcel Map (PMP-64285) on 166.99 acres generally located at the
04/18/16
southeast corner of Alta Drive and Hualapai Way was submitted for staff
review. This map has not been recorded.
The Planning Commission voted [7-0] to hold GPA-62387, ZON-62392 and
SDR-62393 in abeyance to the July 12, 2016 Planning Commission meeting
at the request of City staff.
05/10/16
The Planning Commission voted [7-0] to hold MOD-63600, GPA-63599,
ZON-63601 and DIR-63602 in abeyance to the July 12, 2016 Planning
Commission meeting at the request of City staff.
The Planning Commission voted [5-2] to hold GPA-62387, ZON-62392 and
SDR-62393 in abeyance to the October 11, 2016 Planning Commission
meeting.
07/12/16
The Planning Commission voted [5-2] to hold MOD-63600, GPA-63599,
ZON-63601 and DIR-63602 in abeyance to the October 11, 2016 Planning
Commission meeting.

SS

DIR-63602 (PRJ-63491)
Staff Report Page Seventeen
October 18, 2016 - Special Planning Commission Meeting

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


The Planning Commission voted [7-0] to rescind the action taken on 07/12/16
to hold GPA-62387, ZON-62392 and SDR-62393 in abeyance to the October
11, 2016 Planning Commission meeting. Action was then taken to reschedule
the hearing of these items at a special Planning Commission meeting on
10/18/16.
08/09/16
The Planning Commission voted [7-0] to rescind the action taken on 07/12/16
to hold MOD-63600, GPA-63599, ZON-63601 and DIR-63602 in abeyance
to the October 11, 2016 Planning Commission meeting. Action was then
taken to reschedule the hearing of these items at a special Planning
Commission meeting on 10/18/16.

Most Recent Change of Ownership


04/14/05
A deed was recorded for a change in ownership on APN 138-32-202-001.
A deed was recorded for a change in ownership on APN 138-31-702-002;
11/16/15
138-31-801-002 and 003; 138-32-301-005 and 007.

Related Building Permits/Business Licenses


There are no building permits or business licenses relevant to this request.

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.

Details of Application Request


Site Area
Net Acres
250.92

SS

DIR-63602 (PRJ-63491)
Staff Report Page Eighteen
October 18, 2016 - Special Planning Commission Meeting

Surrounding
Property
Subject Property

North

Existing Land Use Per


Planned or Special
Title 19.12
Land Use Designation
Commercial
PR-OS
Recreation/Amusement
(Parks/Recreation/Open
(Outdoor) Golf
Space)
Course
Multi-Family
Residential
GTC (General Tourist
(Condominiums) /
Commercial)
Club House
Hotel/Casino
SC (Service
Office, Medical or
Commercial)
Dental

Single Family,
Detached

ML (Medium Low
Density Residential)

Office, Other Than


Listed

MLA (Medium Low


Attached Density
Residential)
SC (Service
Commercial)

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

Existing Zoning District


R-PD7 (Residential
Planned Development 7
Units per Acre)
PD (Planned
Development)
C-1 (Limited
Commercial)
R-PD7 (Residential
Planned Development 7
Units per Acre)
R-PD10 (Residential
Planned Development
10 Units per Acre)
C-1 (Limited
Commercial)
R-PD7 (Residential
Planned Development 7
Units per Acre)
R-PD10 (Residential
Planned Development
10 Units per Acre)
R-3 (Medium Density
Residential)
PD (Planned
Development)
C-1 (Limited
Commercial)
C-2 (General
Commercial)
C-V (Civic)
R-PD10 (Residential
Planned Development
10 Units per Acre)

SS

DIR-63602 (PRJ-63491)
Staff Report Page Nineteen
October 18, 2016 - Special Planning Commission Meeting

Surrounding
Property

Existing Land Use Per


Title 19.12
Single Family,
Detached

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)

Master Plan Areas


Peccole Ranch
Special Purpose and Overlay Districts
R-PD (Residential Planned Development) District

PD (Planned Development) District

Other Plans or Special Requirements


Trails (Pedestrian Path Rampart)
Las Vegas Redevelopment Plan Area
Project of Significant Impact (Development Impact Notification Assessment)
Project of Regional Significance

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

DIR-63602

DIR-63602

DIR-63602

DIR-63602

DIR-63602

DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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7 7 7 7 7 A7 7 7 7 7 7 b7 7
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7 7 7 7 7 7 7 7 7 7 7 7 7
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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777777777777
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

77777777b777777
7777777777b7777777

77777777777b77777
777A7777777A77777
7A77777777b777b77b77777
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7 7 7 7 7 7 7 7 7 7

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7 7 7 7 7 7 7 7 bb(b7 7 b7 7
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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7 7 7 7 7 7 7 7 7 7 7 7
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7 7 7 7 7 7 7 7 7 7 7 7
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7 7 7 7 7 7 7 7 7 7 7 7 7 7
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

b7
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7 7 7 A7 7 7 b7 7 7 7 7 7

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

b7
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7A7 7 7 7 7 7 7 7 7 7 7 7 7
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7(777777b777b77

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7777777777777
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7 7 7 7 7 7 7 7 7 7 7 7

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7 7 7 77 7 7 7 7 77 7

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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7 7 7 7 7 7 7 7 7 7 7 7
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7 7 7 b7 b7 7 7 7 7 7 7 7 7 7 7
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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7 7 7 7 7 7 7 b7 7 7 7 7
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7 7 7 7 7 7 7 7 7 7 7
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77 7 7 7 7 7 7 7 7 7 7 b7 7 7
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7 7 7 7 7 7 A7 7 7 77 7 7 b
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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7 7 7 7 7 7 7 7 7 7 7 7 b7 7 7 7
7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
7 7 7 A7 7 7 7 7 7 7 7 7 7
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777777777777b77b7
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7 7 7 7 7 7 7 A7 7 7 7 7 7 7 7 7 7
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b7 7 7 7 7 7 7 7 7 7 A7 7
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

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7 77 7 7 7 7 7 7 7 7 7 7
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7 7 7 7 7 7 7 7 7 7 7 7 7 7 A7
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7 7 7 7 7 A7 7 7 7 7 7

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b7
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7 7 7 7 7 b7 7 7 7 7 7 7 7
7 7 7 7 7 7 7 b7 7 7 7 7 7 7
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

7777A777777777777
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b7

b7bb7b77A7A7
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b7A7

b7b7
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MOD-63600, GPA-63599, ZON-63601 and DIR-63602

A77
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777777b77

MOD-63600, GPA-63599, ZON-63601 and DIR-63602

Agenda Item No.: 10.

AGENDA SUMMARY PAGE - PLANNING


SPECIAL PLANNING COMMISSION MEETING OF: OCTOBER 18, 2016
DEPARTMENT: PLANNING
DIRECTOR:
TOM PERRIGO
Consent
Discussion
SUBJECT:
ABEYANCE - GPA-62387 - GENERAL PLAN AMENDMENT - PUBLIC HEARING APPLICANT/OWNER: SEVENTY ACRES, LLC - For possible action on a request for a
General Plan Amendment FROM: PR-OS (PARKS/RECREATION/OPEN SPACE) TO: H
(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) [PRJ-62226]. Staff recommends
APPROVAL.
C.C.:
PROTESTS RECEIVED BEFORE:

APPROVALS RECEIVED BEFORE:

Planning Commission Mtg.

25

Planning Commission Mtg.

88

City Council Meeting

City Council Meeting

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]

GPA-62387, ZON-62392 and SDR-62393 [PRJ-62226]

AGENDA MEMO - PLANNING


SPECIAL PLANNING COMMISSION MEETING DATE: OCTOBER 18, 2016
DEPARTMENT:
PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: SEVENTY ACRES, LLC

** 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

88 - GPA-62387, ZON-62392 and SDR-62393

PROTESTS

25 - GPA-62387, ZON-62392 and SDR-62393

SS

GPA-62387, ZON-62392 and SDR-62393 [PRJ-62226]


Conditions Page One
October 18, 2016 - Special Planning Commission Meeting

** CONDITIONS **

SDR-62393 CONDITIONS
Planning
1.

Approval of a Major Modification (MOD-63600) of the Peccole Ranch Master Plan,


Development Agreement (DIR-63602), General Plan Amendment (GPA-62387) and
Rezoning (ZON-62392) shall be required, if approved.

2.

This approval shall be void two years from the date of final approval, unless exercised
pursuant to the provisions of LVMC Title 19.16. An Extension of Time may be filed for
consideration by the City of Las Vegas.

3.

All development shall be in conformance with 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.

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


Architect, Residential Designer or Civil Engineer, must be submitted prior to or at the same
time application is made for a building permit. A permanent underground sprinkler system
is required, and shall be permanently maintained in a satisfactory manner; the landscape
plan shall include irrigation specifications. Installed landscaping shall not impede visibility
of any traffic control device. The technical landscape plan shall include the following changes
from the conceptual landscape plan:
A. Provide at least three additional 36-inch box shade trees (Pinus pinea) within the
provided landscape buffer area along the southwest perimeter buffer, for a total of 29
trees.
B. Provide at least four, five-gallon shrubs per required tree in perimeter landscape buffers.

SS

GPA-62387, ZON-62392 and SDR-62393 [PRJ-62226]


Conditions Page Two
October 18, 2016 - Special Planning Commission Meeting

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

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Conditions Page Three
October 18, 2016 - Special Planning Commission Meeting

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

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Staff Report Page One
October 18, 2016 - Special Planning Commission Meeting

** 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

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Staff Report Page Two
October 18, 2016 - Special Planning Commission Meeting

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

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Staff Report Page Three
October 18, 2016 - Special Planning Commission Meeting

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

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Staff Report Page Four
October 18, 2016 - Special Planning Commission Meeting

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.

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


accommodate the uses and densities permitted by the proposed General Plan
Amendment; and
The subject site is in an area where transportation, recreation and leisure opportunities and
utilities are already established. Alta Drive and Rampart Boulevard are designated on the
Master Plan of Streets and Highways map as Major Collector and Primary Arterial
roadways, respectively. Both roadways are adequate to address the anticipated traffic
counts that this amendment would allow on the site.

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

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Staff Report Page Five
October 18, 2016 - Special Planning Commission Meeting

1.

The proposal conforms to the General Plan.


If the proposed companion General Plan Amendment to H (High Density Residential) is
approved, the proposed reclassification of property to an R-4 (High Density Residential)
zoning district 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 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.

The proposed development is compatible with adjacent development and


development in the area;
The proposed multi-family development, if approved, would be located next to an
established multi-family condominium development with comparable density. This
project is designed to provide increased density while minimizing impacts to neighboring
properties. Although the buildings are planned to be four stories in height, they would be
lower in grade than the adjacent multi-family condominium development.

SS

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Staff Report Page Six
October 18, 2016 - Special Planning Commission Meeting

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.

Site access and circulation do not negatively impact adjacent roadways or


neighborhood traffic;
Primary access to and from the site would be from Rampart Boulevard. This project will
add approximately 4,788 trips per day on Alta Drive and Rampart Boulevard. Alta Drive
is currently at about 39 percent of capacity and Rampart Boulevard is at about 88 percent
of capacity. After this project, Alta Drive is expected to be at about 53 percent of capacity
and Rampart Boulevard 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 15 every two
minutes. Further analysis is needed pending the results of the required traffic impact
analysis to determine what additional traffic controls, if any, need to be implemented.

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.

Building elevations, design characteristics and other architectural and aesthetic


features are not unsightly, undesirable, or obnoxious in appearance; create an
orderly and aesthetically pleasing environment; and are harmonious and compatible
with development in the area;
Building elevations are compatible with the Parisian architectural style employed on the
One Queensridge Place buildings to the west of this site. The buildings will be situated at
a lower grade than the surrounding area, thereby preserving the existing views from the
adjacent residential areas.

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

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Staff Report Page Seven
October 18, 2016 - Special Planning Commission Meeting

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

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Staff Report Page Eight
October 18, 2016 - Special Planning Commission Meeting

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


The City Council considered and approved a revised master development plan
for the subject site and renamed it Peccole Ranch to encumber 1,716.30 acres.
Phase I of the Plan is generally located south of Charleston Boulevard, west
of Fort Apache Road. Phase II of the Plan is generally located north of
Charleston Boulevard, west of Durango Drive, and south of Charleston
02/15/89
Boulevard, east of Hualapai Way. The Planning Commission and staff
recommended approval. A condition of approval limited the maximum
number of dwelling units in Phase One to 3,150. The Phase One portion of
the plan on 448.80 acres was subsequently rezoned (Z-0139-88). [Peccole
Ranch Master Development Plan]
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-0190-96) for a four-lot subdivision (Peccole West Lot 10)
03/30/98
on 184.01 acres at the southeast corner of Alta Drive and Hualapai Way was
recorded [Book 83 Page 61 of Plats].
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].
The City Council approved a Rezoning (ZON-4205) from R-PD7 (Residential
Planned Development 7 Units per Acre) and U (Undeveloped) [M (Medium
Density Residential) General Plan Designation] to PD (Planned Development)
07/07/04
on 20.10 acres on the south side of Alta Drive, approximately 450 feet west of
Rampart Boulevard. The request included the Queensridge Towers Master
Development Plan and Design Standards. The Planning Commission and
staff recommended approval.
SS

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Staff Report Page Nine
October 18, 2016 - Special Planning Commission Meeting

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


The City Council approved a Variance (VAR-4207) to allow a side yard
setback of 239 feet where residential adjacency standards require 570 feet on
20.10 acres on the south side of Alta Drive, approximately 450 feet west of
Rampart Boulevard.
07/07/04
The City Council approved a Site Development Plan Review (SDR-4206) for
a 385-unit condominium complex, consisting of two 16-story and two 18story towers with ancillary uses, clubhouse, and a 17,400 square foot, singlestory office building on 20.10 acres on the south side of Alta Drive,
approximately 450 feet west of Rampart Boulevard.
The Planning Commission accepted the applicants request to Withdraw
Without Prejudice its application for a General Plan Amendment (GPA-9069)
01/12/06
from PR-OS (Parks/Recreation/Open Space) to MLA (Medium Low Attached
Density Residential) on 6.10 acres at the southwest corner of Alta Drive and
Rampart Boulevard.
The Planning Commission accepted the applicants request to Withdraw
Without Prejudice its application for a Rezoning (ZON-9006) from R-PD7
(Residential Planned Development 7 Units per Acre) to R-PD7 (Residential
Planned Development 7 Units per Acre) on 5.40 acres at the southwest
corner of Alta Drive and Rampart Boulevard.
01/12/06
The Planning Commission accepted the applicants request to Withdraw
Without Prejudice its application for a Site Development Plan Review (SDR8632) for a proposed 24-unit townhome development on 6.10 acres at the
southwest corner of Alta Drive and Rampart Boulevard.
The City Council approved a Major Modification (MOD-53701) of the
Queensridge Towers Development Standards dated May 20, 2004 to amend
development standards regarding land use, building setbacks and stepbacks,
building height and parking on 20.10 acres on the south side of Alta Drive,
approximately 410 feet west of Rampart Boulevard.
The City Council approved a Variance (VAR-53502) to allow a 582-foot
building setback where residential adjacency standards require an 810-foot
08/06/14
setback for a proposed 22-story residential tower on a 7.87-acre portion of a
10.53-acre parcel at 9119 Alta Drive.
The City Council approved a Major Amendment (SDR-53503) of an
approved Site Development Plan Review (SDR-4206) for a proposed 22story, 310-foot tall, 166-unit multi-family building and a single-story, 33-foot
tall, 17,400 square-foot office building on a 7.87-acre portion of a 10.53-acre
parcel at 9119 Alta Drive.
A four-lot Parcel Map (PMP-59572) on 250.92 acres at the southwest corner
06/18/15
of Rampart Boulevard and Alta Drive was recorded [Book 120 Page 49 of
Parcel Maps].

SS

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Staff Report Page Ten
October 18, 2016 - Special Planning Commission Meeting

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


A two-lot Parcel Map (PMP-62257) on 70.52 acres at the southwest corner of
11/30/15
Rampart Boulevard and Alta Drive was recorded [Book 120 Page 91 of Parcel
Maps].
The Planning Commission voted [6-0] to hold GPA-62387, ZON-62392 and
01/12/16
SDR-62393 in abeyance to the March 8, 2016 Planning Commission meeting
at the request of the applicant.
The Planning Commission voted [7-0] to hold GPA-62387, ZON-62392 and
03/08/16
SDR-62393 in abeyance to the April 12, 2016 Planning Commission meeting
at the request of the applicant.
The Planning Commission voted [7-0] to hold GPA-62387, ZON-62392 and
04/12/16
SDR-62393 in abeyance to the May 10, 2016 Planning Commission meeting
at the request of the applicant.
The Planning Commission voted [4-0] to hold GPA-62387, ZON-62392 and
05/10/16
SDR-62393 in abeyance to the October 18, 2016 Planning Commission
meeting at the request of City staff.
The Planning Commission voted [5-2] to hold GPA-62387, ZON-62392 and
07/12/16
SDR-62393 in abeyance to the October 11, 2016 Planning Commission
meeting.
The Planning Commission voted [7-0] to rescind the action taken on 07/12/16
to hold GPA-62387, ZON-62392 and SDR-62393 in abeyance to the October
08/09/16
11, 2016 Planning Commission meeting. Action was then taken to reschedule
the hearing of these items at a special Planning Commission meeting on
10/18/16.

Most Recent Change of Ownership


11/16/15
A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


There are no building permits or business licenses relevant to these requests.

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

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Staff Report Page Eleven
October 18, 2016 - Special Planning Commission Meeting
Neighborhood Meeting
A neighborhood meeting was held at the Badlands Club House, 9119 Alta
Drive, Las Vegas at 6:00 p.m. There were approximately 170 members of the
public, six members of the development team, one Department of Planning
staff member and one City Councilperson in attendance.
A set of display boards were set up for area neighbors to learn about the
project. The boards contained the current views of the neighborhood and the
proposed plans for redevelopment of the golf course. The developer gave a
brief introduction and described the project, inviting neighbors to visit each
display station. Members of the development team stood next to the displays
to answer any questions.

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

GPA-62387, ZON-62392 and SDR-62393 [PRJ-62226]


Staff Report Page Twelve
October 18, 2016 - Special Planning Commission Meeting

Details of Application Request


Site Area
Net Acres
17.49

Surrounding
Property
Subject Property

North

South
East

West

Existing Land Use Per


Planned or Special
Title 19.12
Land Use Designation
Commercial
PR-OS
Recreation/Amusement
(Parks/Recreation/Open
(Outdoor) Golf
Space)
Course
Multi-Family
Residential
GTC (General Tourist
(Condominiums) /
Commercial)
Club House
SC (Service
Hotel/Casino
Commercial)
Office, Other Than
SC (Service
Listed
Commercial)
SC (Service
Shopping Center
Commercial)
Commercial
PR-OS
Recreation/Amusement
(Parks/Recreation/Open
(Outdoor) Golf
Space)
Course

Existing Zoning District


R-PD7 (Residential
Planned Development 7
Units per Acre)
PD (Planned
Development)
C-1 (Limited
Commercial)
C-1 (Limited
Commercial)
PD (Planned
Development)
R-PD7 (Residential
Planned Development 7
Units per Acre)

Master Plan Areas


Peccole Ranch
Special Purpose and Overlay Districts
No Applicable Special Purpose or Overlay Districts
Other Plans or Special Requirements
Trails (Rampart Pedestrian Path)
Las Vegas Redevelopment Plan Area
Project of Significant Impact (Development Impact Notification Assessment)
Project of Regional Significance

Compliance
N
Compliance
N/A
Compliance
Y
N/A
N/A
N/A

SS

GPA-62387, ZON-62392 and SDR-62393 [PRJ-62226]


Staff Report Page Thirteen
October 18, 2016 - Special Planning Commission Meeting

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, except by height

Unlimited

Permitted Density

Units Allowed

N/A

N/A

Permitted Density
Unlimited

Units Allowed
Unlimited

SS

GPA-62387, ZON-62392 and SDR-62393 [PRJ-62226]


Staff Report Page Fourteen
October 18, 2016 - Special Planning Commission Meeting

Pursuant to Title 19.06 and 19.08, the following standards apply:


(NOTE: NORTH refers to the buffer abutting Alta Drive; EAST refers to the buffer abutting
Rampart Drive)
Landscaping and Open Space Standards
Required
Provided
Compliance
Standards
Ratio
Trees
Buffer Trees:
North
1 Tree / 20 Linear Feet
16 Trees
19 Trees
Y
South
1 Tree / 20 Linear Feet
29 Trees
26 Trees
N
East
1 Tree / 20 Linear Feet
65 Trees
71 Trees
Y
West
1 Tree / 20 Linear Feet
61 Trees
76 Trees
Y
TOTAL PERIMETER TREES
171 Trees
192 Trees
Y
1 Tree / 6 Uncovered
Parking Area Trees
Spaces, plus 1 tree at the
10 Trees
41 Trees
Y
end of each row of spaces
LANDSCAPE BUFFER WIDTHS
Min. Zone Width
North (front)
10 Feet
15 Feet
Y
South (side)
6 Feet
6 Feet
Y
Southeast
10 Feet
15 Feet
Y
6 Feet
6 Feet
Y
West
Existing wall
Wall Height
6 to 8 Feet Adjacent to Residential
along west
Y
PL

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

GPA-62387, ZON-62392 and SDR-62393 [PRJ-62226]


Staff Report Page Fifteen
October 18, 2016 - Special Planning Commission Meeting

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

GPA-62387

7
A

A7

A
A7

7A

A7

77A
777

777

A77777A
77

b
b
b777b
7777

4bb 4
4bb774
b37b
b3
b
b777b
b
b
b

777

GPA-62387

77

7777

7

77

77

b b
b777b

77

b777b

77777

7777

b777b

3
773
7

47774
4
4


777

777

b777b
b
b
b7777b
b

7777
7777 77 7b
777 7
7 7777

77

b7

777

777 7

GPA-62387, ZON-62392 and SDR-62393 - REVISED

GPA-62387, ZON-62392 and SDR-62393 - REVISED

GPA-62387, ZON-62392 and SDR-62393 - REVISED




7 7 

77b7A

A7A7AA7

77A7b

77 77

77 77

777 77

777 77

77 77

77 77

77

GPA-62387, ZON-62392 and SDR-62393 - REVISED

Ab
b7

777 77

777 77

777 7
777 7

77b7A

777 77

7777 77

777 77

A7A7AA7

77A7b

7777

7777

7777

7777

7777

7777

GPA-62387, ZON-62392 and SDR-62393 - REVISED

Ab
b7

777 77

777 77

777 77

77




7 7 

77b7A

777 77

777 77

777 77

7777

7777

7777

GPA-62387, ZON-62392 and SDR-62393 - REVISED

A7A7AA7

77A7b

7777

777 77

Ab
b7

7777

7777

777 77

777 77

77




77




7 7 

77b7A

A7A7AA7

77A7b

77 77

777 77

777 77

77 77

77 77

GPA-62387, ZON-62392 and SDR-62393 - REVISED

Ab
b7

777 7

77 77

777 7

777 77

777 77

77

77
Ab

77777

7777

77

77

b
7

bb

77
77

A 7

77

77

77

GPA-62387, ZON-62392 and SDR-62393 - REVISED

777

77A7

7

7777


7A777777

7
7

77

7777

7777

Ab
7

77

A 7

b
7

77

77

77

7777

77

77

GPA-62387, ZON-62392 and SDR-62393 - REVISED

777A
A

77A7

7

7777


7A777777

7
7

77
Ab

77777

77777

7777

7
7

77

A
7

bb

GPA-62387, ZON-62392 and SDR-62393 - REVISED

777

77A7

7

7777


7A777777

7
7


77

77

7
7
7

Ab
77

7
7

7777

bb

b
7

77

GPA-62387, ZON-62392 and SDR-62393 - REVISED

777

77A7

7

7777


7A777777

7
7


7
7
77

7
77

Ab
77

7777

b
7

77

bb

77

GPA-62387, ZON-62392 and SDR-62393 - REVISED

777

77A7

7

7777


7A777777

7
7

77
7777

Ab

7
7

7
77

7777

7
7
7

77

A 7

bb

7
7

7
7

77

GPA-62387, ZON-62392 and SDR-62393 - REVISED

777

77A7

7

7777


7A777777

7
7

77

77777

7777

Ab
7

7A

77

77

7777

77

77

bb

bb

A7

77

GPA-62387, ZON-62392 and SDR-62393 - REVISED

777

77A7

7

7777


7A777777

7
7

7777

A7
7 7
7

77

77

77

77

77
7

A7
7

77

7A

77

7777

7777

77

bb

7 7

77777

7777

A
Ab

77

GPA-62387, ZON-62392 and SDR-62393 - REVISED

777

77A7

7

7777


7A777777

7
7

7777

A7
7

77

77

77

7777

A7

77

7A 7

7777

77

bb

77777

77777

77

7777

b
A

GPA-62387, ZON-62392 and SDR-62393 - REVISED

777

77A7

7

7777


7A777777

7
7

77

7A

77

7777

Ab

77

7777

b
7

A7

A7
77

77

7777

7777

77

7777

77

7
77

Ab

77

77777

77

GPA-62387, ZON-62392 and SDR-62393 - REVISED

77A
A77A
A

77A7

7

7777


7A777777

7
7

7A7

GPA-62387, ZON-62392 and SDR-62393

GPA-62387, ZON-62392 and SDR-62393

GPA-62387, ZON-62392 and SDR-62393

GPA-62387, ZON-62392 and SDR-62393

7
77

7A

7A

7A

A7A7AA7

7
7

77A

b7

b7 7A777

77

77

7
7

77A7b

77A

7A

7A

GPA-62387, ZON-62392 and SDR-62393

77A

77

7
7

77A7

Ab
b7

77

77

77

7
7

77A7

77

Ab
b7

7A

77A

7A

77A7

7A

77A7

7
7

7
7

b7 7A777

7A

b7

77A

7A

A7A7AA7

77A7b

bA7

bA77

bA77

77A

7
7

7
7

GPA-62387, ZON-62392 and SDR-62393

bA7

bA7

77

77A

77A7

77A

Ab
b7

7
7

7
7

7A

7A

77A

77A

b7 7A777

7A

A7A7AA7

77A7b

bA7

bA77

bA7

GPA-62387, ZON-62392 and SDR-62393

7
7

7
7

7A

7A

77

bA7

bA7


Ab
b7

7777

777

7b7777

77

777

7b777

GPA-62387, ZON-62392 and SDR-62393

A7A7AA7

77A7b

bA77A

7b777

7777

School Development Tracking Form

Real Property Management


4190 McLeod Drive, 2nd Floor
Las Vegas, NV 89121
Date Filed 12/28/2015

http://ccsd.net/departments/real-property
Application Number PRJ 62226

Entity

LV

Company Name Seventy Acres, LLC


Contact Name
Contact Mailing Address
City
Phone

State

Mobile

Project Name

Zip Code

Fax

Email

Orchestra Village

Project Description Rampart & Charleston

APN's

138-32-301-005, 006

Student Yield

Elementary School

Single-Family Units (1)


Multi-Family Units (2)

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

Resort Condo Units (3)


Total

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

765 Crestdale Lane

K-5

584

856

12/01/15

Rogich MS

235 N. Pavilion Center Dr

6-8

1664

1772

12/01/15

Palo Verde HS

333 S. Pavilion Center Dr

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

GPA-62387, ZON-62392 and SDR-62393

RECEV
Rel

P rapergt

iAN 11 2016

Manetgernent

419A tulct,eod rve, 7nd [iloar


Ls Yeg,as, Ntr/ 8912!

0i of Las Vegas

http://ccsd.n et/departments/real:property

Dept. of Planning

12/28/2015

ste Filed

School Development Trscking Form

Applicqlion Number

Compony Nome Sevenly Acres,

Enlity

PRJ 2226

LV

LLC

ConlEcl l.lsme
Conecl lulcltin g Address

fcx

Mobile

Fhone

Project Nqme

Email

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 =

Single-Fomily Units (1)

x 0.140

72O

High School

Resorl Condo Units (3i

Totul
{11
12)

40

97

Single Family unit is defined as single family detached home, mable home, and town homes.

Mult-Family unit is defned as apartmenL multiplexes, and condominiums.


Condominium units for tracking purposes only.

{31 Resort

nTa be completed by CCSD

Schools Serving lhE Ares*

Grade

Copocily

Enrollmenl

Sle Dole

765 Crestdale Lane

K-5

ro I

85

12/At /1s

Rogich MS

235 N. Pavilion Center Dr

-8

664

1772

12/01/1s

Palo Verde HS

333 S. Pavilion Center Dr

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,

ot l5l .03% Enrollment

Disapproved

GPA-62387, Z.ON-62392 and SDR'62393

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

ABEYANCE - 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
01/28/16

ABEYANCE - 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
01/28/16

ABEYANCE - 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
01/28/16

ABEYANCE - 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
01/28/16

ABEYANCE - 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
01/28/16

ABEYANCE - 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
01/28/16

ABEYANCE - 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
01/28/16

ABEYANCE - 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
01/28/16

ABEYANCE - 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
01/28/16

ABEYANCE - 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
01/28/16

GPA-62387, ZON-62392 and SDR-62393

GPA-62387, ZON-62392 and SDR-62393

GPA-62387, ZON-62392 and SDR-62393

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

net Ima ilto :vasm

2016

Clty of Las Vegas


DePt. of Planning

-----Original Message----From : vasm i na @cox.

12

na

(cox. net]

Sent: Tuesday, January L2, 2OL6 12:09 AM

To: Planning lnternet Emal


Subject: lnternet Submission - badland golf
Citizen Name: Marwan Takieddine, M.D

Email: vasmina@cox.net
lP Address: 68.227.23.98

Comments: Dear Mr. Perrigo:


I have been living in Queensridge on the Golf Course since 1997.
Are there any regulations or guidelines for zoning? Who protects the interests of individual citizens who were lured
initially to buy in a community for living in serene surroundings? We were led to believe that we are living in an area
zoned for a golf course. Or may be individual citizen's interests and rights do not matter any more. I was under the
impression that Planning and Zoning regulations are implemented and enforced to protect the beautiful communities of
the Las Vegas valley to ensure that Las Vegas stays a better place to live and work. lmagine if all the current golf courses
are converted to high rises and condensed living apartments. Please, do not take part in converting Las Vegas to slums!

Date: t/12/2O76 !2:09:15 AM

:-;mited

af

ter f inal agendi

oate r/1[p t r*'q

A\bq'

ql ?

REeru
January 4,20L5

JAN 6 2016

gil,iLitii',ff

Gentlemen,
I strongly oppose

the proposed development as shown on the attached notice

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.

Thank you for your consideration of our comments

Terry and Cheryl Holden


9101Alta Dr. #1602
Las Vegas,

NV 89145

City of Las Vegas


Department of Planning

PF6HI-SID
U.S tud

Development Services Center


333 North Rancho Drive, 3'd Floor
Las Vegas, Nevada 89106

PAI D
Las\egas, fW
Ferit t\b. 1630

Return Service Requested


Official Notice of Public Hearing

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JAN 6 2OT6
n'i,:L.i:,tr

If

you wish to file your protest or support on this

appropriate box below and return this card in an


Department of Planning at the address listed
(7O2) 464-7499 or make your comments at
would like to contact your Council

check the
with postage to the

this side of this card to


If you
please call (7OZ) 229 -6405.

I SUPPORT

I OPPOSE

this Request

this Request

13832213170
T L H TRUST
C L H TRUST
9IO1 ALTADR#1602
LAS VEGAS NV 89145

on card for your comments.


GPA-62387 & ZON-62392 & SDR-62393 [PRl-62226]
Planning Commission Meeting of 111212016
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Case: GPA-62387

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17,2015.7:43pm

Updated Den

r that includes rich and famous files su


condo plans

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.

EHB Cos., whch developed highnd retail centerTvoli Village, confmed in


September that it had purchased the Badlands Golf Course in the west Las
Vegas Valley. The course is managed by Par 4 Golf Management lnc., the
company that closed the controveial sls of Silverstone Golf Club around that
time.

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

do not mment on pendng ltgation.

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."

By Carri Geer Thevenot


Las Vegas RevewJournal
A group of Queensridge homeomers with some well-knom names has fl'
lar lsuit over plans to buld lhousands of condominiums and apartments wt
the neghboring Badfands Golf Club now sts.
The group, which ncludes busnessman Jack Binion and gaming lawyer Fl
Schreck, fled the complaint Tuesdy in Distric{ Court in Clark County agai
Las Vegas and veral companies associated wth the golf course.
According to the lawsut, the defendants 'have openly sought to circumvel
requirements of state law s \4ill as the cty code" to deprive interested p
of notice and an opportunly to be heard.

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.

'This is the first lawsuit to bring an end to that process," he said.


Bnion, one of the plaintffs, is the son of the late
and Nancy Peccole.

'l

don't know whether it will be the last one.'

sino magnate Benny Bnion. Plaintffs also

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.

Contact reportr Cari Geer Thevenot at cgeer@revew.oumal.m


@CariGeer

NLV polce seek help to 1O...

or 702-384710. Fnd her on Twitter:

Las Vegas Muslms hve.

q.zoQz

City of Las Vegas


Department of Planning

PfiSfrrSD
U.S

Developmcnt Scrviccs Center


333 North Rancho l)rive, 3'd Floor

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Las Vegas, Nevada 89 I 06

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2016

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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

THOMAS STEVEN & KAFEN TRUST


THOMAS STEVEN C & KAREN P TFS
9820 WINTER PALACE DR
LAS VEGAS NV 89145,8638

your comments.
Pfanning Commission Meeting

IPP.I-62226)
of lll2l20l6

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Deparlment o[ Planning r the ddress listed above, t'ax this side of this card to

(702) 464-7499 or make your comments at www.lasvegasnevada.gov. If you


would like to contact 'our Council
I SUPPORT
this Request

ve. please call (702) 229-6405.

'cse: GPA2387

1gas?Pj31i2
SANOOZ JAMES P JR
9103 ALTA DR #205
LAS VEGAS NV 89145

OPPOSE

this Rcqucst

Please use available blank space on card for your comments.


GpA-62387 & ZON-62392 & SR-62393 [PRJ-62226]

Planing Commission Meeting of ltl2120l6

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Las Vegas. Nevada 8910

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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.

1ggg2g13o84

cese: GPA'62387

I(OVACS PETER & MAFIILEE S LlV TH


KOVACS PETEB & MARILEE S TRS
9l0,l ALTA DR #1105
LAS VEGAS NV 89145

ts.

Planning Commission Meeting of ll1212016

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Citr of L Vegas
Departrnent of Planning
Development Servicss Center
313 Nonh Rancho Drive,3'd Floor
Las Vegas, Nevada 89106

JAN 6 2016
City of Las Vegas
Dept. of Planning

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Offical Noticeof Public llearing

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(702} 464-7499 or make your comments at www.lasvegasnevada.gov. If you
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13832213098

Case: GPA2387

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2813 REDARROW DR
LASVEGASNV 89135

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Oflcial Notice of Public Hearing

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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.

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9.10I ALTA DR #1004

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I SUPPORT
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./#F4i,?-'*:,, your

13goz21 31

SHAW STEVEN L & JAN M FAMILY TR


SHAW STEVEN L & JAN M CO-TBS
9101 w ALTA DB #1406
LASVEGAS NV 89145.8542

JAN 7 2016

comments.
spa on card for
eity of l-as Veqas
GpA-62387 & ZON-62392 & SDR-62393 [PRJ-62226]
Dept. of Ptannlng
Planning Commission Meeting of 111212016
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LAS VEGAS NV 89145

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(7OZ) 4S+7499 or make your comments at www.lasvegasnevada-gov' If you
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331 No;th Rancho llrlve, 3'd Floor


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Official Notice of Fublic Hearing

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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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7S29486931_

PAGE 1,/81,

EHB

City of Las Vegns


Dcpartment of Plnnning
lJevelo:mcnt Scrvcefi Cetcf
33.I N(rth Rancho Drivc. 3'd Florr
Lar Vegrs, Nevda 89106

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Dept.

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(702) 4.64-7499 or malce your comrfients t www,,nsvegasnevada.gov. If ycu
woulc| lkc to cortct your Corrncil Roprcsentrtive, leasc call (702) 229-64A5.

I $uppoRT

as
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te: GPA-6387

13832131 68

PANKRATZ FAMILY

I FPOSE
this Reque*t

ths Request

? 2016

PANKRATZ PhX
glg ALTA DF I801
LA$ VEGAS

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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
this Request

I SUPPORT
this Requcst

Please u SE

GPA-62387

vailable blank space on card for your comments.

13g32213219

cse GPA'62387

LOW]E YOHAN & MERAV NV RES TR


LOWIE YOHAN & MERAV TRS
1215 S FORT APACHE RD #120
LASVEGASNV 89117

& ZON-62392 & SDR.62393 [PRJ-622261


lll2l20l6

Planning Cornmission Meeting of

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nara

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City of Las Vegas

FHSSI

Dcpartment of Planning
I)evelopmcnt Serviccs Center
333 North Rancho Drive, 3d Floor
Las Vegas, Nevada 89 I 06

usft@
PAID
t\gE6, lW

turritb

Return Service Requested


OfTicial Notice of Public Hearing

16

IRCIVI}
,ilrN

i ?, tCI1t

C'ity of Las Vegas


to

rrtrt

Ciry

Dept. of Planning

lall

Jlt

lf

you wish to fle your profest or support on this rcquest, chcck

the

appropriate box below and return this card in an envelope with posfage lo the
Department of Planning at the address listed above, fax ths side olthis card to
(?O 464'-7499 or make your comments at www.lasvegasnevada.gov. If you
would like to contact your Council Representative, please call (702) 229 -6405.

13g3222A001

Case: GPA-62387

R A. SOUTHEAST LAND COMPANY L L C


1215 S FORT APACHE RD #I2O

LAS VEGAS NV 89117

I OPPOSE
this Request

SUPPORT
Request

Please
available blank space on card for your comments.
GPA-62387 & ZON-62392 & SDR-62393 [PRJ-62226J

Planning Commission Meeting af

lll2l20l6

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City of Las Vcgas

Ff,SFf STD

Dcpartment of Planning
Development Services Center
333 North Rancho Drive, 3d Floor
l, as Vcgas, Ncvada 89106

us@
PAID
L\q, W

MNr} 1m

Return Service Requested


Official Notice of Public Hearing

RG!VN
AN i- 2 201fi
to,'t,

If

City Hall

you wish to filc your protest or support on this request, chcck

of Las Vegas
Dept. of Planning

CTty

the

appropriate box below and rcturn this card in an envelcpe with postage to the
Depatment ol Planning at the addrcss listed above, fax this side of this card to
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

Please se available blank space on card for your comments

GVh-62387 & ZON-62392 & SDR-62393 [PRJ-622261


Planning Commission Meeting of ll1212A16

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llh'l'rlrllr llllltr'r'llllrl"rf llurh'lln lhhll'hf ll

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City of Las Vegas


Depanment of Planning

FRSHTSID

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Devclopment Services Center


333 North Rancho Drivc, 3il Floor
Las Vegas, Nevada 89106

PAIO
lslbgas,tW

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Return Seryice Requested

Oficial Notice of Public Hearing

REHIV
AN f" 2
R

643

Hall

7.01h

eTty of Las Vegas

Dept" of Flanning

l'l

OttHdl

Ll6M9

fttbI

If

you wish to file your protest or support on this rcquest, check

the

appropriate box below and return this cffd in an envclopc with postage to the
Department of Planning at the addres listcd above, lax this side ofthis card to
QAZ) 464-7499 or make your comments l www.lasvegasncvada'gov. If you
please call QA 225-6405.

13g3221gosg

case: GPA'62387

QTOWERSTI.LC
1215 S FOBT APACHE RD #120

LASVEGASNV 89117

your comments,

cpA.62387 & ZON-62392 & SDR-62393 [PRJ-62226]


Planning Commission Meeting of ll1212016

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l)epartment ol Planning
Development Scrviccs Ccnler
333 North Rancho Drivc, 3'd Floor

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PAIO
L\g,

Las Vcgas, Nevada 89 06

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16e0

Return Service Requested


Official Notice of Publc Haring

IRIV

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m5

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JAI{ i.

7-i116

Cry Hall

''itv of Las Vegas

Det. or Planning

tt l.h

lf

you wish to filc your protest or support on this rcquest, check

the

appropriate box below and rcturn this card in an envelopc with postage to thc
Department ol' Planning at the addrcss listed abovc, I'ax this side ol this card to
(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

lable blank space on card for your comments.

& ZON-62392 & SDR-623e3 [PRJ-62226)


Planning Commission Meeting of lll2l2tl6

GP.4.-6238?

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City of Las Vogas


FFSRTSTD

epanment of Planning
Developmcnt Scrviccs Center
133 Nonh Rancho Drivc. 3d Floor
Las Vegas. Nevada 89106

uSMry
PAID
L\g'

N/

Fsnithb.1m

Return Service Requested


Official Notice of Public flea rrng

RCIV

\ 6 t,

tf

jAN

City Hall

0ity of Las Vegas


Dept. of Planning

If

you wish to lile your protest or suppot on this rcqust, check thc
appropriatc box below and rcturn this card in an envelope with postagc to the
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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FRSfiTSID

l)epartmcnt of Planning
Dcvclopment Scrvices Center
333 Norrh Rancho Drivc, 3d Floor

uSl
PAI D
L\, ltM

Las Vegas. Nevada89l06

kftl'b lffi

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Official Notice of Public Hearing

RECHIVE

\
uttt

.JAN N g
City

llall

2OJ6

t'ity of Las Vegas


Dept. of Flanning

lf

you wish to fle your pro(est or suppon on this rcquest, check

the

nppropriate box below and return this card in an envclope with postage to the
Dcpamcnt of Planning at the address listetl above, fax this side ofthis card to
,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

available blank space on card for your comments.


cPA-62387 & ZON-62392 e SDR-62393 [PRJ-62226]
Planning Commission Meeting of lll2l20l6
Please

T:3 Lfllcrqfr gg11?

f,,lll1,,,,,11,1lllt'llhlhllflt,ll,',lll,tllll,llll'lll

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City of Las Vegas

FRSFTSID

l)cprtment of Planning
Dcvelopment Serviccs Center
333 Nonh Rancho Drive, 3d Floor

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PA!D

L\frgas, iV

Las Vegas. Nevada 89 I 06

itt\tl16fl)

Return Service Requested


Oficial Notice of Public Hearing

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iAN

rout

r!

'r 2

2016

Qtty of Las Vegas


Dept. of Planning

City Hall

^lt

dtyHn
Lffi i,l
tl ffi ft

If

you wish to file your protest or suppot on this requcsl, chcck

the

appropriate box below and rctum this crd in an envclope with postage to the
Department ofPlanning at the address listed above, fax this sidc ofthis card to
(702) 4&,7499 or make your commcnts at www.lasvcgasnevada.gov. If you
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
"/oS DAVIES
1215 S FQRT APACHE RO #120
LASVEGAS NV 89117

Please
available blank space on crd for your comments
GPA.62387 & ZON-2392 & SDR-62393 [PRJ-62226)
Planning Commission Meeting of 1/12124

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City of Las Vegas


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Departmcnt ofPlanning
Development Serviccs Center
333 North Rancho Drive,3d Floor
Las Vcgas. Ncvada 89'l 06

USRda

PAID
L\frg'tW
Fa,flitt. ldn

Return Service Requested


Official Notice of Public Hearing

ROHIVE

iAN i- 2
CityHall

201b

tity of Las Vegas

Dept. of Planning

t{

CtyHdl
L{6lp
tt&br

If

you wish to fle your protest or suppon on this request, check

the

appropriatu box bclow and return this card in an envclope with postage to thc
Dcpartment of Planning at the addrcss listed above, fax this side of this card to
(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

RISSIN LIOR & LIAT


1215 S FORT APACHE RD #120
TASVEGASNV 89117

OPISE

this Rcquest

Please
available blank space on card for your comments.
GPA-62387 & ZON-62392 & SDR-623e3 [PRI-62226]

Planning Commission Meeting of ll12/2016

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City of Las Vegas

PreffSfD

Depanment of Planning
Development Services Centcr
333 Noth Rancho Drive,3d Floor
Las Vegas, Nevada 89 I 06

US
PAID
L\bgaq lW

krrilb. 1m

Return Service Requested


Official Notice of Public Hearing

RCEIVED

iAN

D6tt

i 2 2016

.t

Tty of l-as Vegas

Ciry Hall

Dept. of Flanning

If

you wish to fle your protest or supporf on ths reques!, check thc
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.

Gp-62387 & ZON-623e2 & SDR-62393 [PRJ-62226)


Planning Commissin Meeting of

?l'

lll2l2l6

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sgll?

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City of Las Vegas

PfiSfTIgID

Dcpartmcnt of Planning
l)evelopment Scrvices Ccnter
333 North Rancho Drive. 3d Floor
Las Vegas, Nevada 89106

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PAI

Lltgas, I{V

Mil. 1g

Return Service Requested


Oflicial Notice of Public Hearng
IRCHIVHD

rur

iAN i 2

Clty Hall

7.t$,

Tty of -as Vegas

Dept. of Planning

tffiL

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

rgg322i01

19

cse: GP4"62387

DEHART PAUL B & VICKIE NV RES TR


DEHART PAUL B & VICKIE TRS
1215 S FORT APACHE RD #120
LASVEGASNV 89117

I OPrcSE
this Request

Please se available blank space on card for your comments.


GpA-62387 & ZON-62392 & SDR-62393 [PRJ-62226]

Planning Commission Meeting of ll1212016

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l)epatmcnt of Planning

Pf,SRTSTD

USb

Developmcnl Services Center


333 North Rancho Drive, 3d Floor
Las Vegas. Nevada 89 106

PAID
l-as\gas, lW

frrilt.

16

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Official Notice of Public Hearing

RC,iVE
iAN x g

\
rsrr

Cry Hll

lty of l-as Vegas


ept of Flanning
att

lf

3fl.r

you wish to file your protest or support on this request, check

the

appropriate box below and retum this card in an envelope with postage to the
Dcpartment of Planning at the address listed above, fax this side ol this card to
l10Z) 4il-7499 or make your comments t www.lasvegasnevada.gov. If you
would
conr.sct your Council Representative, plcase call (702) 229-6403.
I SUPPORT
this Request

Please

2016

rgg3e2lgi95

caso: GPA-62387

OTTl 206LLC

1215 S FORT APACHE RD #120


LAS VEGAS NV 89I.I7

I OPPOSE

this Request

available blank space on card for your comments,

GpA-62387 & ZON-62392 & SDR-62393 [PRJ-622261


Planning Commisson Meeting

of lll2l20l6

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Cty of Las Vcgas
Department of Planning
Dcvcloprncnl Scrviccs Ccntcr
333 nvonh Rancho Drive. 3d Floor
Las Vegas. Nevacla 89 106

,iAN " ?

Dept. of Planning

tt

psrsfD

U.Sb

CIity of Las Vegas

Return Service Requested


Official Notice of Public Hearing

to ut

|fifl
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the

appropriate box below and return this card in an envelope with postage to the
Depanment of Planning at the address listcd above, fax this side of this card to
(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

Please use available blank space on card for your comments.

1gg3221g214
.t

'

case: GPA'62387

KOLLINS STEPHEN A LIVING TFUST


KOLLINS STEPHEN A THS
9103 ALTA 0R #1701
LAS VEGAS NV 89145-8562

cpA.62387 & ZON-62392 & SDR-62393 [PRJ-622261


Planning Commission Meeting of l/1212016

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Nora Lares

!f
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?,;

Formstack Submisson for form Planning Application Comments Form


Submitted at A71/161:58 PM

Planning

29-35

Application
Number:
Position

lOppose

Name:

gregory Bigler

Residentialor
Business
Address:

9101 Alta Drive


Unit 901
las vegas, NV 89145

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

2016 Formstack, LLC. All rights reserved.


This is a customer service email.
Formstack, LLC
8604 Allisonville Rd.

Suite 300
lndianaPolis, lN 46250

iilmittod after f lral ageruia

harerltraffi",

ffB

[ECF-I\I

CCJMPANIES

,tLiL

U16

CIty of l-as Vegas


Dept. of Planning

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


and DIR-63602. Please add them to your files.
Thank you
PLANNING COMMISSTON AND CTTY COUNCIL,.
Land Co LLC,
the property
nd that

I have reviewed the Seventy:Acres LLC,


plans for the deve

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

Las Vegas, NV'89145

North fl
Tudor

Que.ensridge South

Park .['Farway Pciinte

Dcte:

?ganx
3V3sft

rlcElvD

TB

.JUt

COMPANIES

i 1 ztll

Tty of t-as Vegas

Dept. of Planning

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


and DIR-63602. Please add them to your files.
Thank you
PLANNI NC COMMISSION AND CITY.COUNCIL.
I have reviewecl rhe Seventy r{cres LLC, 8o Land Co LLC'
and Fre Stars Ltd., plns for the development otthe proPerty
nds Colf Course. I understnnd rhat
now used as the
to the City of Las Vegas for
rhese plans have
the proposed development.
its approval.
Signature:
Name:
plea.s

Nlnt

Streetl-

7/n9u),

]\

n riarrt'offieck onel: Q Queensridge

donu
Date:

Vegas, NV 89145

North fl Queensridge South


Park fl Fairway Pointe

'fudor
Queensridge Place O

7,(.16

aat
b-35k 6
\:y

fiB

RCIIVt}

COMPANIES

JUL

201b',

,tlty of Las Veoas


Dept. of ptanning

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


and DIR-63602. Please add them to your files.
Thank you
PLANNINC COMMISSION .AND CITY COUNCIL,
I have reviewed the Seventy Acres LLC, l8o Land Co LI-C,
Fore'Stais Ltd., plans for the development of the prciperty
GoIFC<urse. I unclerstand that
now used as the
itted ro rhe City of Las Vegas for
these plans have
thti proposed development.
its approval. I

rnd

Name:
NInt

please

Las Vegas' NV 89145

Street:
Resident of

O"e
Dale:

North f,l Queensridge South


Park $ Fnirway Pointe
Place E

(eck oncl: E Queensri<Ige


Queensridge

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

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 reviewed the Seventy Acres LLC, I8o Land Co LLC,
and Fore Stars Ltcl,, plans for the devclopnrent ofihe propcrty
''now used as the Badlands Gotf Course. I uhclerstand tlrat
to the City of La Vegas for
these plans have been
the proposed development.
its approval. I SU
Signature:
Name:
please

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
\:7

trB

RCffIV

CCJVIPNIES

JUL

1 zIrJ

QIty of t_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

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 COUNCI.L.
I hnve reviewed the Seventy Aires LLC, rSo Land:Co LLC,
ancl Fore.stars'Ltd., plans for the dedelopment of the,property
now usetl as the Badlancls Golf Course. I.uderstand that
these plans have been submitted io the City of Las Vegas for
I SUPPORT the proposed development.
its

Signature:
Name:

Or:t:
Las Vegas, NV 89145

Street:
Rcsident

One

onel: E Queensridge North D Queensridge Soth


Place I Tudor Parlc I Fairway Pointe

Date:

EB

trB

REGHIVT}

COIVIPNIES

JUL

't

1016

GIty of Las Vegas


ept. of Planning

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


and DIR-63602. Please add them to your files.
Thank you

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

Las Vegas, NV 89145

one]: El Queensridge North E Queensridge South


O One Queensritlge Place E'Tudor Park t Fairway Pointe:

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

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 COtitNCIL,
I bave reviewed rhe Seventy cres LLC, t8o Land Co LLC,
ancl Fore Stars Ltd., plans for the developrte-nt of the Property
now used as the Badlands GolfCburse. I understand thac
these plans have been submitted to the City of Las Vegas for
d
its approva! I SUPPORT thE

Name:
pleas pnl

Las Vegas, NV 89145

Street:
Resdent of [check one]:

Queensridge North @uu"n.ridge South


Frairrvay Pbinre
sridge Place '[ Tudor Pa[k

Date:

2E-31

kG
\:7

3xb5K

ITECHIV)

GB

COMP.T\,NIDS

.JUL i.

20lb'

9fty of Las Vegas


uept of planning

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


and DIR-63602. Please add them to your files.
Thank you

':'

pLANNtNc cotrtrlrsStot Ato cirv couclr-,


I have reviewecl the plans, *trn ,"u"r,,, Acres LLC, t8o Land Co LLC,

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

one]: E Queensride North fl Queensridge South


One Quecnsridge PJace f,l f,udor Park f,l Fairway Pointe

.Resident of [check

.
Date:

tr

,20

244t+

7y3sk

ffB

REe n/D

COr'IPNIES

JUL tr 1

2016

lty of Las Veoas


Dept. of ptannng

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


and DIR-63602. Please add them to your files.
Thank you
PLANNING COMMISSION ,ND CITY COUNCIL,
I have reviewed the Scveniy Acres LIC, 8o Land Co'LLC, '
and Fore Stnrs Ltd.,.plans tbr the development of the property
now used as the Badlands Golf Course. I understand that .,
.these plans have,bi:en submitted to the City of.Las Vegas.lor.-.
its approval, I SUPPORT the proposed development.
Sgnature:
Name:
pldse

Nlnl

sreai,

b3

orJa {l &1,

-,UV

p8tqS-

Las vesas, NV set4s

Queensridge North O Quensridge South


Fairway Pointe
EOne Queensrige Place E 'ludor Park

Resdent oJ [check

Date:

-?///u

oncl: E

fl

nStk

3k3sk

fsB}
,l

[B

m{cHt\/

COMPANIES

.JLJL

tr

Zillb'

elty of l_as Vegas


uept. of Flanning
Steve Swanton,

The attached cards are sned 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 COMMISSION AND CITY COUNCIL,
I have reviewed the Seventy Acres LLC, 8o Land Co LLC,
and Fore Stars Ltd., plans for the development of the property
now used ns the Badlands GolfCourse. I underitand that
these plans have leen submitted to the City of Las Vegas for
the pr<;posed development.

its approval. I
Sgnature:

RJD mu l

Name:
NInt

please

Street:

9ttot

ll-o

fr
UT

Las Vegas, NV 89145

$t"unrrl.tg. North I Queensridge South


fl'One Queensridge Place I Tudor Park fl Fairway Pointe

Resident

of

lcheck onel :

Date:

W:i @

fiB

RECfV

COMPNIES

JUL

fI

2016

,lty of Las Vesas

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

and DIR-63602. Please add them to your files.


Thank you
PLANNING COMMISSION AND CITY COUNCIL,
I hnve reviewed the Seventy Acres LLC, 8o Land Co LLC,
and Forc Stars Ltcl., plaris f'or the development of the property
now used as the Badlnnds GolCourse. I unclerstand that
have been submitted to the City of Las Vegas for.
these
ISU
its
the proposed development.
Sgn

Name:
pilnt

ploaso

Las Vegas, NV 89145

Steet:
Resident

of

O
Date:

onel: E

Queensridge North
Tuclor
One Queensridge Place
lcheck

fl

,"Xsu:fff.;,:'

3l,olt

?T-bt

W3st

fB)
\:_7

ffB

RCfVE

colfP^NlEs

.tui_ r

016

8iilfiitH',ff
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


and DIR-63602. Please add them to your files.
Thank you
PLANNINC COMMISSION AND CITY COUNCIL,
I have reviewed the Seventy Acres LLC, r8o Land Co LLC,
and Fore'Stars Ltd., plans for th developmen of the property
now used as the Badlands GolfCourse. I understand that
, these plans have been submitted to the Ciry of Las Vegas for
its approval. t SUPPORT the proposed development.
Signature:
Na
please pilnt

Stret:

q r

"

nIJ

*801(

Las Vegas, NV 89145

nsideniof check oncl:


Queensridge North O Queensridge'South
GPOne Queensridge Place O Tudor Park |_l Fairway Pointe

Date:

.\

?q'31 h
32

-35k fsB)
\:7

ffB

RECfVF.

COMPANIES

JUt I

2016

e'ity of l_as Veqas


Dept. of planning

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


and DIR-63602. Please add them to your files.
Thank you
PLANNING COMMISSION AND ClrY COUI\ClL,
I hnve reviewed the Seventy Acres LLC. 8o'Land Co LLC'
and Fore Stats Ltd., plans for the ilevelopnrent.of the property
now used as rhe Badlands GolfCourse. I understand that
have been submitted to the City of Las Vegas for
these
I SUPPORT the proposed development.
its
Sgnature:
Name:
pilnt

pleasa

s,,*,, 9to3 ClLh

*\Oe

LasVegas.Nvegr+s

Queensriilge North El.Queensridge South


SDOne Quensridge Place D Tudor Pnrk D Fairway Pointe

Resdcnr of [check

one]:

EJ

'

Date:

7q-vl

i>sx @

TB

COMPN I

RCH'VD

ES

JUL

2t]16

L;lty of l-as Veqas

ept of ptanriing

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


and DIR-63602. Please add them to your files.
Thank you
PLANNI,NG' COMMISSION AND CITY.COUNC.lL,
I have reviewed the Seventy Acres LLC, 8o Land Co LLC,
and Fore Stars Ltd., plans for the development.f the property
now used as the Badlands Gol[Course, I uhderstanil that
these plans have been submitted to the City of Las Vegas for
its
LSUPPORT the proposed development.
Sinature:
Name:
pilnt

plea-se

Street:

Las Vegas, NV 89145

onel: El Queensiiitge North E Queensridgie South


Queensridge Ptace ft Tudor Park I Fairway'Pointe

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

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 reviewed the Seventy Acres LLC, 8o Lantl Co LLC,
and Fore Stars Ltd., plans for the developmeht of the proPerty
'now used as the Badlands GolfCourse. I understand that
these plans have been subniitted to the Ciry ofLas Vegas For
proposed developmenc.
its approval. I SU
Signature:
Nane:
plosa

tr.

er

pnt

sr*r

[l

Resdenr of

Ot{a

4 SO(p

Las Vesas, NV 8e145

lcheck oncl: O Queensridge Nort fl Queensridge South


ne ueensridge Place E Tudor Park Q Fairway Pointe

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

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 COMMISSION AND CTTY-.COUNCIL,
t have reviewed the Seventy Acres LLC, l8o Land Co LLC,
and Fre Stars Ltd., plans for the development of the property
now used as the Badlands GolfCourse. I understand that
these plans have been submitted to the Cicy of Las Vegas for .
the
its app roval. I SUP
Siljnatu
Name:

[V,n,L rrir

-lease prlnt

Streei.'

.'Resident of [check

rp One

f?.

x *Prr

e lo[

Las Vegas, NV 89145

onel: O Queensridge,North fl

Queensridge South

.Place ['Tu<lor Park Q Fairway Pointe

Date:

aq4t k

-35tr

6
\:/

tra

REEEruD

COdPANIES

JUL :t 1

2016

t'ity of Las Veoas


ept" r:f Flanni-ing

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

and DIR-63602. Please add them to your files.


Thank you
PLANNING COMMISSION ANQ'CiTv COUNCIL,
I hve reviewe.l the beventy Acre LLC,.r8'o Lanct Co LLC,
and Fore Stars'Ltd., plans foi the develbpment of the Property
now used as he Badlands Golf Coirse. I unclerstand that
these p lans have been submitted to the City of Las Vegas for
I SUPPORT the proposed development..
its ap
Signciture:
Nruer
plaasa

Street:
Rasdent of [check

ne

one]: 0

Las Vegas, NV 89145

Queensriil$e

nsridge'Place

fl

North
Tudgr

O Queensridge South

Park f,l nairwy

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

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
PL.A,NNING COMMISSION AND CITY COUNCIL,
I have reviewed the Seventy Acrs LLC, 8o Land Co LLC,
and Fore Stais Ltd., plans for the.develbpment of the property
. now used as the Badlands Golf Course..l understand that
.. these plans hav been submitted to the City of Las Vegas for
its approval. I SUPPORT the proposed development.
Sgnature:
Name:
ploaso

C).'{n\rrprs F la

'

pilfit

JJ

Street.'
Resdent of fcheck

NfOne

Las Vegas, NV 89145

one]: D Queensridge North Q Queensridge South


Place Q Tudor Park fl Fainvay Pointe

Date:

x,-Lk

6
?v35k \:,/

fiB

F{EC{VD

COMPNES

JUL 1 1

ZOlb

CIty of l-as Vegas


ept. of Planning

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


and DIR-63602. Please add them to your files.
Thank you
PLANNING COMMISSION.AN D CITY COUNCIL,
I have reviewed the Seventy Acres LLC, rSo.Land Co LLC'
and Fore Stars Ltd., plans for the development of thc ProPcrty
now used as the Badlands Golf Course. I understand that
these plans have been submitted to the City of Las Vegas for
its approval. I SUPPORT th.proposed ilevelpnrent.
Signature:
Name:
pleas prnl

Stree
Resident af lcheck

E} ne a
Da'te:

Las Vogas. NV 89145

Queensridge Nonh fl Queensridge South


sridge Place E Tudor Park f,l.Fairway Poinre

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

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 COMMISSION AND.CITY COUNCII.,
I have reviewed the Seventy Acres LLC. 8o'Land Co LLC,
and Fore Stais Ltd., pians for thc developntent of the roperty'
now used as the.Badlands Golf Course. I understand that
these plans have been submitted to the City of Las Vegas for
ihe proposed developmen t.
its a
I SUP
Signature:
Nam:
please

Nlnt

Streei:
Resident of [check one]:

Las Vegas, NV.89145

Queensridge orth Q Queensridge South


ridge Place Q Tudor Park fl Faiirvay Pointe

Date:

7745n"qak

6
v_/

EB

RECHr\/

COMPANIES

.tul I

2016

eity of [-as Vegaa


Dept. of Planning
Steve Swanton,

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

North Q Queensridge South


Place Q Tudor Park fl Fairwy Pointe

of [chcik oneJ: E:Queenstidge

SDOne Queensridge
Date:

xl5tk
?*3st

trB

RCIVD

CC.}MPAN I E S

JUL

11 2016

CIty of Las Vegas


ept. of Flanning

Steve Swanton,

The attached cards are signed by neighbors that we met with in our office and wlro are in

support of our project, GPA-62387,2ON-62392, SDR-62393, MOD-63600, GPA-63599, ZON-63601


and DIR-63602. Please add them to your files.
Thank you
PLANNING COMM ISSION A.ND CITY'COUNCIL,.
I have reviewed the Seventy Acres LLC, I8o Land Co LLC'

and Fore Stars Ltd., plans for the development of he ProPerty


' nrrw used as the Badlands GolfCourse. I understand that
these plans have been submitted to the City of Las Vegas for
I SUPPORT the propo.sed development.
its ap
Signature:
Name: f.or-t
please Nnt
Street:

.\'u^uott

tog I{". & lnol.

Resident of [check onel,

Las Vegas, NV 891.45

[l Queensridge North E Qteensridge South


sridge Place I Tudor Park I Fairrvay Pointe

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

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

PL.ANNING COMMISSION AND CITY COUNCIL,

I have reviewed the Seventy Acres LLC, 8o Land Co LLC,


and Fore Stars Ltcl., plans for the development of the property
now used as the Badlands Gclf Course. I unclerstand that
plans have been submitted to the Citi of Las Vegas for'
these
...i
I SUPPORT the proposed development.
its
Signalure:
Name:
"ptaas prlnt

Strebt:

1ttto

Residcnt of [checkoroT,

S^etn-u
flQ.reensridge North

IiOne QueensidgPlace D

Tudor

Las Vegas, NV'89145

Q Queensridge South

Park fl

Fairrvay Pointe

Dat:

7q-?f ft

3a35K

6
\:7

E8

RECEVN

COrIPNIES

JUt I

2016

tTty of Las Vegas


uept. of planning

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


and DIR-63602. Please add them to your files.
Thank you
PLANNINC COMMISSION ND CITY COUNCIL,
I hnve reviewed the Sevenry Acres LLC. 8o Land Co LLC,
and Fre Stars Ltd., plans for the cleloplnent of the proPerty
now used as the Badlands GolfCourse. I understand that
these plans have been submitted to the City of Las Vegas for
the.oroposed develop ment.
its

"iK\'

Signoture:
Name:
please

pilnt

/ll;ctn^u lv

!rtS
tas Vegas,

Sfreef;
Resident of [check onel:

fl

one

fl

NV 89145

North tffquuunsridge South


Place Q,Tudor Park Q Fhirway Pointe

Queensridge

Datei

?4-3 n
373sn

trB

CO.IIPAN I

REruD

ES

.luL I

t 20lti

G'ity of l-as Vegas

ept. of Planning

Steve Swanton,

The attached cards are signed by neighbors that we met with iruour 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 reviewed the Sventy Acres LLC, r8o Land Co LLC,
and Fore Stars Ltd., plans for chc dcvclopnrcnt of th.c. propcrty
now used as t
nds Golf Course. I understnd that
these plans
submitted to the City of Las Vegas for
is
SUP$JRT the proposed development.
Siljnature:
Name:

l8a^
Resdent

ol [check

one

one]: E

Las Vegas, NV 89145

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

and DIR-63602. Please add them to your files.


Thank you
PLANNING COMMISSION AND CIT.Y COUNCIL.
I hav reviewed the Seventy Acres LLC, 8o lrand Co LLC,
and Forc Srars.Ltd., plarrs for the development of thc property
now ised as the Badlands Golf Course. I understand that
these plans have been submitted to the City of Las Vegas for
t SUPPORT the proposed developmenr.
Si|nture:
Name:
.pleasa prnt

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

'ity of Las Veoas


Dept. of planning

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


and DIR-63602. Please add them to your files.
Thank you
PLANNING COMMISSION AND CITY COUNCIL,
I have reviewed the Seventy.Acres LLC, r8o Lnd Co LLC.
and Fore Stars Ltd., plans for the development.of the properry
now used as the Badlands GolfCourse. t understand that
these plans have been submirred ro the City of Las Ve6as for
its

I SUPPORT the

development.

Signature:
Name:
plase plnt

Stnrt
Resdent ol [check

Las Vegas, NV89145

one| O Queensridge Norrh Queensridge South

Q)One Queensridge Place


Date:

Tudor Park

Fairway Pointe

-1

3Y3Y- @

ffB

COMPAN I

FTEruD

ES

,lUt.

tr

201b'

Cfty of Las Vegas


ept. of Planning

Steve Swanton,

The attached cards are signed by neighbors tbat 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,
l have reviewed the Seventy Acre, LLC, r8o Lancl Co LLC,
and Fre Stars Ltd.. plns for the development of the property
. now used as the Badlands GolfCourse. I understand that
these plans have been submitted to the City of Las Vegas for
the
posed development.
its approva
Siljnature:
Nam:
please

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

lark fl Fairrvay Pointe

>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

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 COM.MISSI ON AND..CITY COU NC IL,

I hav reviewed the Seventy Acres LLC; 8-o:Land Co LLC'


and Fre Stais Ltd., plans for the developnreht of the Property
' now used as th Badlands Golf Course. I unilerstnd that
these plans have been submitted to the City of Las Vegas for
proposed devlopment.
its approval. I SU

J,gna
Name:.

leate

Las Vegas, NV 89145


Resiilent of [check one]: E Quensriilge North I Queensriilge Soth
l. . Q.one Queensridge Place 'El'.Tudor.park fl Fairway Pointe
Da'te:.

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

and DIR-63602. Please add them to your files.


Thank you
PLANNING COMMISSION.AND CITY COUNCIL'
I have reviewed the Seventy Acrs LLC, r8o L'and Co LLC.
and Fore Stars Ltd., plans for thc devclbpment.of the ProPerty
now used as the Badlands Golf Course..[ undbrstand

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/

Las Vegas, NV 89145

iesidenr of [check oneJ: D Queensridge orth -f(Quu"nttidge South


Fairway Poinre
OlOne Queensridge Place 'O'Tudor Park

Date:

-/2'

71.31 F

378sP

EA

ffa

RECH1/D

COMPANIES

.JUr_

206

lty of Las Vesas


tJept. of ptannTng

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


and DIR-63602. Please add them to your files.
Thank you
_i.

,,

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

Las Vegas' NV 89145

Streer

'

Resdent

'-

of.fcheckonel:

E,one

fiquuun..ide North E Queensridge South


Place
Q Tudor Park I Fairway Pointe.-

Date:
ii

301-Vlft

3?-35ft

6
\17

REGHfV

COIIPNIES

"JUL

iI

2016

i.:lty of Las Veqas

Dept. clf planning

Steve Swanton,

The attached cards are signed by neighbors that we met with in our office and who are in

supporl 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
PLANNI'NG COMMISSION AN.D CITY COUNCIL,
I hve reviewed the Seventy Acres LLC, 8o Land'Co LLC'
and Fore ars Ld., plans foi thc dcvlopment of the proPerly
' ' now.rr.i'"* the Badlands Golf Course..I underitand that
been submitted to the City of Las Vegas for
rhese pl
posed development.
RT the
Sgnt.u re:

I vl

8a".
Residnt of [check one]:

E'One

()

Queensridge North

Las Vegasr NV 89145

fJ Qucensridge South

Place fl'Tudor Park Q Fairway Pointe

Date:

'

7q-vl ft

32-35ft

6
\:il

[B

COMPN I

RCIV

ES

JUL T 1

216

elty of Las Veoas


ept. of ptanriing

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


and DIR-63602. Please add them to your files.
Thank you
PLANNING COMMISSION AND CITY COUNCIL,
I have reviewed the Sevenry Acres LLC, 8o lnd Co LLC,
and Fore Stars Ltd,, plans for thc development of the property
now used as the Badlands GolfCourse. I understand that
these plans have beer sub
to the City of Las Vcgas for
its approval. I SUP PO
the proposed development.
Signature:

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

and DIR-63602. Please add them to your files.


Thank you

\
.,

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
,t
oi

.up etriei.

:a?DtV
I

bued abaqt

t ie pasnmo r
'':ttl slulS:a{9, l pgu
?q pl^el^ar'^B.r{
.
")

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-

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 COMMISSION AND CITY COUNCIL,
I have reviewed the Seventy Acres LLC, I8o Land Co LLC,
and Fore Stars Ltd., plans for the developmen of the property
now used as the Badlands GolfCourse. I understand that
these plans have bee submitted to the City of Las Veias for
its approval. I SVPPOU: rhe proposed development.
Signature:
Name:
Nnt

J,'^r
R." e aT

1- P""^,

La f, tt<t

pteQse

Street:

?/7

CAan

il ttLt

Las Vegas, NV 89145

anel: E Queensridge North r]f Queensridge South


fl'One Queensridge Place f| Tudor Park fl Fairway Pointe

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

support of our project, GPA-62387,2ON-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 reviewed the Seventrv Acres I,LC, r8o Land Co LLC'
and Fdre Stars Ltd., plans for the development of the Property
now used as the Badlands Golf Course..i understand that
these plans have been strbmitted to the City of Las Vegas for
devel
PORT the
its
Signature:

'

Name:
ple,asa pnt

%te

Street;

Resident af [check

I
Date:

hhrerz Pn-aoe

one].'

One Quee

Las Vegas, NV 89145

North .SQueensridge South


Place 0 Tudor Park I Fairway Pointe

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

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

'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

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 COMMISSfON AND CITY COUNCIL.
I have reviewed the Seventy Acres LLC, 8o Land Co LLC,
and Fre Stars Ltd., plans tbr rhe clevelopment of th property
now.used as the Badlands Golf C,urse. I understancl ,lto,
these planls have

its

Vegas

I1II

for

e proposed development.

Signature:
,Name:
'please prinl

Las Vegas, NV 89145

Resident of lcheck oncl:

One

tr

North * D Queensridge South


Tudor Park I Fainay Pointe

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

and DIR-63602. Please add them to your files.


Thank you
PLANNING COMMISSIO.N. AND CIT.Y COU,NCIL,
I have reviewed the,sevenfy Acres LLC, l8o Land Co.LLC'
and Forc,stars Ltd., plans foi the developm"nt ohthu.p.operty
now used as the Badlands GolfCourse. f understand that
these plans have been submitted to the City of Las Vegas for

I.I

SUP

the proposed development.

Signatu

Nam:
p/ease

Las Vegas, NV 89145

Snet:
Resident.of. [check

Q:one

one]: El Queensridge North $Q.,""nr.iaB" South


Place O Tudor Paik 0.Fairway Pointe

Date:

)aal ft

3>-sr

6
\:l/

t8

CO}IPAN

REG-IV

ES

JUL

2010

CTty of Las Vegas

Dept" of Ptanning

Steve Swanton,

The attached cards are signed by neighbors that we met with in our office and who are in

suppoft 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 CtTY COUNCIL'
I have reviewed the Seventr Acres LLC, r8o Land Co LLC'
and Fore Stars Ltd., plans for thc clevclopmcnt of the proPe.rty
e Badlands Golf Course. I understand that
now used
City of Las Ve6as for
been submitte<l
these pl
development.
I SUPPORT
its
Signatura:

CtL

Name:
p/eas

tLo

72

-PJ
Vegas, NV 89145

one]: fJ Queensridge North dQueensridge South


One Queensridge Place I Tudor Park Q Farway Pointe

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

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.
--F

Thank you
i:--'.. '".

PLANNING COMMISSION AND CITY COUNCIL,


I have reviewed the Sbventy cres LLC, r8o Lrntl Co LLC,
and Fore'Stars Ltd.,'plans for thc development df rhe property-,
'now used as the Badlands Gol[Course, I understand that
.. these plns have been submittecl to the City. of Las Vegas tbi
its apprbval. I SUPPORT the proposed developmenr.

.Name:

plea.se'p!lnt

Stree?

- 3'r s

'Reside:nt

oJ

O
Date:

l/n
I o, ^,., C+
-\

[check

rrl, b

Noi'th f,l Qucensridle Sourh .


Place E Tudor Park fl Fairway Pointe

Queensridge

' One Queensridge


z-4 (t,

3[

Las Vegas, NV 89145

?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

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 COU,NCIL,
I have reviewecl the Seventy Acres LLC, ISo Land Co LLC'
and Fore Stnrs Ltd., plans for the development of the Property
now used as the Badlands Golf Course. I uriderstand hat
e City of Las Vegas for
ns have been subnritted
development.
I

Las Vegas, NV 89145

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

support of our project, GPA-62387,2ON-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 reviewed the Sventy Acres LLC, i8o Land Co LLC'
-.'
and Fore'Stais L,td., plans for the devcloprncnt of the prrerty
nciw.userJ as the Badlands Colf Course' i understand that
these olans have been submitred ro the City of Las Vegas for
'^.,.r..r.
I suPPoRT the proposed development.
its
.

"A,le\

Signature:

')t^

D.
'I

Name:

#no

tase.print

IO

Las Vegas, NV 89145'

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

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
t-

pLANNTNc coMMIssloN.a ctrY'

couNClL,

I have reviewed the Sventy Acrs LLC,'g.o-Land Co LLC'


and Fore Stars:Ltd.,.pl1ns for-the'deve]Qrr4ent of the propertyrse..l understand that
badlairds Golf
now
su

.:

City'of Las Vegas foi

ilevelopment.

Sgnti,

Namd:
eRrOwEntRALl-C .
ploa.s.opilnt.
i;
i
Drve' unt t
Alta
srri: ?J01
'esdent

ol [chek onel:

,:.

on"

fl

.,.

"

, Las Vegas, NV.89145

Queensiilge;\orth '. El.Queensiidge South -

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

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 COIJNCTL,
I have reviewed the Seventy Acres LLC, 8o Land Co.LLC,
ani Fre Stars Ltd., ptans for the developmenc of the piop.iry

'now useil ns the Badlanils Golf Course. I unclersiand that


' tese pians
have been submitted to the City of Las Vegas toi
its approval. I SUPPORT the proposed development.

Itt

Signa ture:'
Nane:
plitasa prnt

Streit:

.: 9103 Atta Drive, Unit 706 |

Resident

of [check dnel! E Queensridge

# One

Dae:

QueenSqidge'Place

7h//b

Las Vegas, NV Bg14S

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

and DIR-63602. Please add them to your files.


Thank you
pLANNING' COMM.ISSIO,N AND ClrY CO.U\9IL'
I have reviewed the Seventy,Acres LLC"rSo La.nd Co.LLC'
ancl.Forc'Stars Ltd'. plans'for the dcvclirr4enr of"the ProPerty
'now used as the Badlahds Golf Co.urse. I undeistand that
these plans h'ave ben submitted to'the City of Las Vegas fbr
its approval. I SUPPORT the

Signature:

rstrei:

"

-..9101

!!a Qri:r.e,

Unit60,4 I

La.s Vegas; NV-89145

- Resiienif [cheLk onel: 0 Queensriilge North O Queensriclge South


lone Queensridge Place EjTudor Park fl Fairway Pointe

Date:

n'vl ft 6

?775k"

frB

COMPN I

REruD

ES

.JUL

iI

2016

CIty of Las Vesas

uept. of plannr=ng

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


and DIR-63602. Please add them to your files.
Thank you
pLANN

rNc coMMrssrr.r

rn r o c ITy'

couNctL,

I have reviewed the Sevent,.Acres LLC, 8o Lancl.Co LLC,


nt.of the iroperty
and Ftre.Stars Ltd., plans for.rhe.

now

Badland.s

urse.

to the

been
PPO

pleasa print

9705 Winter Palace


"

development.

the p

Trust

,Name:

'

that
ofLas Vegas for

**i,or;

':' .
Date:

Drive

rcilo onel:. Q Queensridge

E,One Queensridge

fu//,

l-as Vegas; NV.89145

North HQu"unrridge

Place fllTudor Park, [l

South
Fairway Pointe .

2qak 6
\:7

3sK

frB

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

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 AN D CITY'COU.NCIL,
I have reviewed the Scventy,tcrcs LLC, I8o Land Co LLC,'
and Fore Stars'Ltd., plats for the dcvctopmcint of the property
is'e..t.uidrstand that
now usd s the.Badlands.Golf
City of Las Vegas tbr
been submitt
iti"r"
development.
I SUPPORT

72'
S.ignatu

Name:
'please pnt

9101 Alta

Unit

1604

Las Vegas, NV 89145

of [cheZk-rej: fl Q.,".nt.ilge North fl Queensridge South


'E'Tudor Paik ft Fairway Pointe
H: One Queensridge Place

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

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 hnve rdviewed rhe Seventv Acres LI-C, 8o'Larid C LLC,
io." J,o., ,.4., pl^r* for'th d".'ipn,"rrt of the property
"nlnow used'a the Badlancls
understa-nd that
ined th'e City'of Las Vegas for
been
these
roposed development.
I

'

None:
plase.

Streeti

03 Alta D

Unit 705

Las Ves, NV

sgi45 '

North fl Queens.ridge Sbuth


.. ' S'on" queensridge:llace E- rudo. po.t fl Firrvay Pointe
/(t
Date:
Resident of [check

'l

Nlnt

one]:.

Queensriilge

.\

7q^

-3sfrq7

trB

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

support of our project, GPA-62387,2ON-62392, SDR-62393, MOD-63600, GPA-63599, ZON-63601


and DIR-63602. Please add them to your files.
Thank you
PLANN ING COMMISSION AND'.CITY.'COUNCIL,
I have reviewed the Seven,y'.',{.r., LLC, 8o'Land'Co LLC,
and Fore.Stars'Ltd., pla ns for the dcvelbpmenr of the,propeny
urse.'i' undersiand.that
the [adlands
no\
leen
s
the City of Las Vegas for
these
development.

approval.
S!nature:
Nnre:
pra-s

Nlnt

.
\

g'103 Alte

Unit 605

I
I

La6 Vegas. NV 89145

North O Queensridge South


Place
I Fairway pointe
fi-Tudor.pirk
5ion" Queensiidge

Resdent

,"n,

cnec*

'7

onel: -tQueensridge

fa

//6

i.

Hetn \:l

373sk

ffB

REC{I/D

COir'lP^NIES

JUt"

iI

2016

9ity of Las Veqas


uept. of planning
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
and DIR-63602. Please add them to your files.
Thank you
pLANNINc coMMrssroru eND

ciry coucrl,

'

I have reviewed the Seventy.Acres LLC, r8o Land Co LLC,


and Fore Stars Ltd., plans-for tlie developmenr of the'property
now
Badlands Gol
uiidersranil thar
..r

..

'have

these

pproval.

ty:of.Las Vegas for


ed development.

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

r.r*ttr O Queensridge South


0 Tudor Park 'rl Finvay Poinre

i,f rcnf oieJ:. Q Quensiilu

$'one q uee nsridge lace

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

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
PLAN NING' COMMISSION.AND CITY COUNCIL.
l'have reviewed the Seventy Ac res LLC, t8o'I.;and-Co LLC,
ofthe properry
and Fore Stars Ltd., plans fbr the d
that
now used as the Badlands Gl
olLas.Vgab fr
sub
these
developnient.
PPORT

'sigiature:
Nam:
pla,se

ptlnt

sireei:,-..-

"Ii
'Reiiitent

,glo nta pllve,.Unit

sgs i '

ol [check onie]: - Q QueensridgeNorih

Date:

:J,

on" Queensridge-Place D

t/t /t

Las vegas, NV:891a5

fl

Queensridge South
Faiirvay Pointe

'fudor Parli.

fl

nAlft

3>zsn-

ffB

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

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
t.

PLANNING COM IViISSIOI N'O CITY.COUNCI L,


I'have reviefoed the Sventy Acres LLC, So Land Co LLC,
and Fore Stars Ltd.]plans for the dcvelopmcnt of the property
. I understand that
Badlands
plans
the City of Las Vegas for
been
U
roposed development.
iti api
Sign

Nome:
please

Nlnt

Street: li

.:

9103 Alta Drve, Unit 407

Las'Vegas, NV 89145

onul, Q Queensriilge North Queensridge South


r['Tudor
Park I Fairway.Pointe
Queensridge Place

Rsnt i rhrk

.
O,rc,

:One

-l l+ I It+

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

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 revierived the Sventv'Acres LLC. t8o Land Co ilfC,
.ndlForu Stars Ld.,.ptans fo. th" deu"lopmcnt,of the Property
now used
rhese
I

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!

03 Alta Drive. Unit 307

Las Vegas;.NV 89145

Queensridge Nonh E Queensridge South


ridge Place '[ Tudor Park ' .E Fairway Pointe'
'Datei

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

and DIR-63602. Please add them to your files.


Thank you
PLANNING COMMISSION AND CITY COUNCIL,
I'have reviewed th Sevenry 4..u, LLC, 8o Land Co LLC,
and Forc Stais Ltd:,'plans for the dcvelopmcnt of the propeity
'now
I understand.that
Badlands Golf
City of Las Vegas-for
beel
theie
develpment.
PORT
approva t.
Sjna ture:
Name:
pleaso print

' Streei:,

Las Vegas, NV 89145

'

.. Resideniol

.
Ddte:

lchek

iOne

onel:'-O Qeenstiilge North

Queensridge

Place

Tudor

fl

Queensridg'South
.fl Fairway Pointe'

Park

7/+ ltPtt'
I

n-31

?>s5k
^

6
\:/

[B

RECEIVED

COMPANIES

JU_ tr

tr

2016

nTfLit'f;
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


and DIR-63602. Please add them to your files.
Thank you
PLANNING' COMMISSION AND CITY COUNCIL'
I have reviewed the Sev'enly Acres LLC, 8o.Land Co LLC'
aricl Fore Stais Ltd., pl,is for the dcvclpment of tHe p.ocrty
understnd that
the Badlands
City of Las Vegas for
been
development.

Name:
'pleas- prnt

Unit

9103 Alta
'Resident of [check onel:'

l,

North O Queensridgc

South

Place E'Tudor-Park .E'Fairwiiy

Poinie

Queensridge

Onc Queensridge

Las Vegas. NV 89145

Dte:..

A.31 fr 6
\:7

3735k

trB

COMPN I

RCIV

ES

JUL 1X

2016

0ity of Las Vegas


ept" of Flanning
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


and DIR-63602. Please add them to your files.
Thank you

tt

PLANNING COMMISSII ruN CITY.COUNCIt,


I:have reviewe the Sevenryr.a. LLC; sa Landtco LLl
ofthe property
and Fore Stars Ltd., plans for the devdlo
,Badlands.Glf
i.u'rdcrstand thar
plans
een
City of Las.Vegas for

dvelopment,

its a
Signature:
Name:

''ldase pnt
Street:

'

9101 Alta Drive, Unit 107

Las Vegas, NV 89145

f,l Queensriilge North

Place Q

Tudor

D Queensridg South
Park O Fairway Pointe

Da'te:

ml,k @
2-35&*

[B

REHffD

COIr'IP^NIES

JUL

U0l6

0ity of l-as Vegas


ept. of Planning
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


and DIR-63602. Please add them to your files.
Thank you

t.

4'

'':

PLANNNG COMMISSION -AND CITY COUNCIL,

I have reviewed the Seventy Acres LLC, i8o Land'Co LLC,


ad Fore Sars.Ltd., plans for the devetopmeht of the Properry
urse. I uriderstand that
now use as the Badlands
been
tne'it4 of Las Vegas for
I SUPPO
dbvelopnrent;

Jtgna

ssp
Name:
please- print

Srreei!

'

I
91Q1 AJta Drive. Unit

106

- "

Las Vegas; NV.89145

fcheck,inl: Qireensiidge Nrth fl Queen.sridge South


,EOne Queensridge Place D'Tuor Park I Fainvay Pointe

Resident of

.
Dcite:

AIA hntV
\

?q41,

fr,

3)-35k

fiB

RCIV

COMPANIES

JUt

i 1 2016

,ity of Las Vegas


Dept. of Planning

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


and DIR-63602. Please add them to your files.
Thank you
pLANNT NC COMM rSSrO'AN D'CIT.r COUNCtL,
I have revieweil the Seventy Acres LLC, r8o Land Co LLC,
and Forc Stars.Ltd., plnns for th deilelopmcnt of.the prop crty
urse. I undrstand that
the Badlands
the City f Las Vegas for
plans
been sut
its

propoied,deVelopment.

PPO

nagef

"Nont
please

p!nt.

9101 Alta Drive, Unit 102

Street:

neiilent

ol

Las Vegas, NV.89145

lchek oel: O Queensrid$ North fl Queensridge South


One Queensridge Place .Tudor Park fl Fairway Pointe

Dote:

qfJ:-

rE3clUS*

RECEIVD
JUL T

2016

City of Las Veqas


Dept. of ptanriing

City of Las Vegas Planning Commission


333 N. Rancho Dr.
LasVegas, NV89106

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

GPA-6 2387, ZON-623 92 and SDR'62393


MOD-636OO, GPA-63599, ZON-636O{ and DIR'63642
IDB Group usA lnvestment lnc. g525 Hiilwood Dr. Las Vegas, NV 89134 T+702.940.8880 F+702.940.8881

441 R

1n*

Nora Lares
Subject:

FW: Queensridge/ EHB Companies

Attachments:

IDBG Planning Commission Letter.pdf

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

---Orig inal Message---

From: Alan Arnold <luckvalval@aol.com>


To: bbeers <bbeers@lasveqasnevada.qov>
Sent:Thu, Ju\7,2016 3:14 pm
Subject: Queensridge
My name is Alan Arnold. I am a physician living in Queensridge. This letter is in complete support of the developer
Yohan Lowie. I have known Mr Lowie for over 10 years. He built my house here as well as many others in
Queensridge. He lives here as well. He takes great pride in the community and I know has its best interests at heart. He
is a very honest man, and excellent at what he does. I have seen his proposals, and not only would they increase our
property values, but protect us. Crime against us is rampant. I was burglarized one week ago. This would not have
happened if Mr. Lowie had been able to secure us rather than put his time and money into fighting against his
opponents. I completely support his proposals and urge that you do too. Thank you for your consideration.

GPA-623E7, ZON-62392 and SDR-62393


MOD-636OO, GPA-63599, Z.ON-636O1 and DIR-63602
1

)q-3t e
3?-3Sh

BADLANDS GOLF COU RSE AT OUEENSRIDGE


MULTIPLE PLANNING ENTITLEMENTS

City of Las Vegas Planning Commission

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;

Market Feasibility for the apartments and pricing

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+

Mr. Ghairman and Gommissioners

.Sh"#c
(give

Julie Gilday-Eliffi

office address)

t2S

fr,q"

Av

0r)u, cJ',Je / /

fuV d4t7-

l'm here on behalf of Mrs. Betty Engelstad, Kris Engelstad


McGarry and Tim McGarry.
They reside'at one Queensridge PIace. Kris
and Tim moved in just this year and were not told of

this proposal when they purchased their home.


They've also not been invited to any meeting to see a
presentation on this proposal.
These items have apparently been on the agenda for many

months. There's been no formal notification from the city since


they moved in that a project of such direct, detrimental impact to
them would be heard.
The Engelstads work hard not only to do right by the Gity of Las
Vegas, but to make it better every day.

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/

treatment that every citizen is entitled to.

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

months - and require this developer to have as complete an

application as anyone else.


They're asking for fairness - they appreciate that all of you are

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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l*r:cr-rd:, li.si1., B:i

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Summarv Of T he Unlawful Acts

That Have Occurred Re


PRJ-6349L

rdin

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

Parcel Map Unlawfully Record ed


Deed of Trust Recorded

6lt8l2ot5

A.

tl'l3lz0ts

tl'lL6l20Ls

vegas unified Development code 19.16.040 Parcel Maps

Quit Claim Deed Fore Stars Ltd to 180 Land Co LLC


Quit Claim Deed 180 Land Co LLC to Seventy Acres

LLC

Complaint Filed ln District Court Against The Applicants and The City tZItSl2OLs

Minutes of The Senate Committee on Government Affairs March 29' t999

Plaintiffls Opposition to Defendants' Motion to Dismiss filed 3lL5l20t6


AmendingThe Peccole Ranch Master Plan Must Comply Wth NRS 278.210

10
B.

11

Amending the Peccole Ranch Master Plan

& Planning

L2

Amending Master Plan; NRS 278.225 "minor amendments" To


Master Plan and LVMC 19.10.040|n Valid "Maior Modification" to Master Plan

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.

Merser & Res ubdivisi on lnto N e w Parcels


Must Co mp lv Wit h NRS 278.4925

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FEE-89-16 11: lEl From:

tnst #:

t0l 50302-0t03807

Fc: $0.00
NG Fee: $0.00
03f0112016 03;02:19 PM

APNs:

138.31.? l3'002
I 38.31-6 I 0-002

Reipt #: 2332598

8.31-212-00?

TIGOR TITLE LAg VEGAS


Pgs: 34
REcorded BY:

Requtot:

Al{l

Rccordlng Rcqucstcd HY
and r/h6n RCOOTdCd Rsturn'.f'o:

DEBBIE TONVIIAY
LAN,KGOUHTY RECORDER

NLV LI.C

9l0l

Alra Drive, lJnit 107

Las Vegas,lr[l/ 89145

r\ttenton: Thomas SPicgcl

lf-l.V-ootb

I Ise

r(

DEED OT' TRUST AND TD(TIJRX FILING


(With AssignfiTcl of Rcts aud Sccurity greement)

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

irrcvocally ErBnLs, F*#;r;;;ryr


S,{L.E AND RIGHT -t-'gini-

a1l ei*gns to Trustcc. 'fRUS1i Tvfll POWER

n pSSSSO, for -the beneft and sr:ritv uf


sondions hcrcinaftut set fofth iil thit tcrtain rcsl

R;;""i;t;"rder and **t * t terms. an1


;r"p.,-y rut* n t. ,t f Clark, Statc

of. Nvada, more particulrrly desgibcd in

(the "Ifernfuef");
E*fr', unached hereto arrd io,:urporarcd hsrcin by this reference

improvcmcnts no!,v or hereilfter


TOGETHER IyITI{ auy and all buildings and orher
attachmcnts' applianccs'
fittures,
mitation,
without
crcctccl on thc ltr"*it*, injuding,
sch buildings and qthet
cquipmmr, mact incry, id ;r-h", i.s"*t .q,Flq. .atra.ched lo
onsud lo bc a part of
4d
iopiou.,nots (te "lmprovefnilS", alt of rvh'iclistrall bt dccmcd
thc rsal prapsny;

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

TrUStOr, and fUrthCr subjcot


tofrusoro cotlect and apply such Rcrtts;

or Dortons thcrcof, granted by

t'".!".n"ielven

Paae i

Toz-l?EI4?lt

FEB-e9-e16 11:11 From:

to thc right' Powl and authority

claims' both in lawand in cquity, which


TOGETHER 1WITH all interCsts, ostatcs or orhr
or the Improvemen;
has ol may hercafrcr acquirc in ths Premises

Trustor now

orhcr

righr now owned

or herafrer

ToGEITIER lvlTH all easenrents; rights.of.way and


of
rhe Prcmiics or the lrnfrOvtmcnts or as a mens
acquired by Trustor urJ in csnnection with
and
dghrs pursuant.to anv trackgc agrecrncnt
scc's rhrero <".luu"s, .;;i;-ililii";;;tl
and all renemsnt$t hcrcditmrnts and
driveiutries,
comm.n
all righu tp th noncxcliu* i* of
of stock cvidcncing
and all wato, anJ war rights and shares
appunenanccs thgcof
thc same;

ai';ht;;t t

and restrictiQns

any svqnnts, conditions'


TOTETHER WITH all rights Of Truslor under
planned community of which the
lnaier
thc
or
prcmiscs,
Intprovctr'nts,
thc
affccting thc
arising' including'

u part, rvhether nqu/ XStng Or hersaftr


develop'-er.rigtts, rJevclopntcngt fsltls'
rvithort limirarion, all voting rights, declar*nt';;i;ht",
and rsffictionn (col:ctivcl thc
and sinilar rights arisng ufldr ny suEh covcnanisicontons,

Prernist$ and ths

fuprO"*t"nt*r"

",WElg");
.tQt.'rHER Wll'H

of Trusbr under any


tlt rights (but non of thc obligations) plruncd
contmunity of

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@");

and inte11 of Trustgr in and to all


TOGTHER'ITH ali lcr:huld cstt, rght, title
ot
tha lprovuments 9r any portion thcrcof loY
teases or subreases
inaluding'
"i
thprcunder'
Trustor
"ou"r'n'gi-iir*,
intcrst of
hcrcflcr cristing o, ,nt*rufinro, and all right, tiilc and
thcrcof,.alt cnslr or sccurity deposits'
te"i,
fi*ti*
e."tttors
;id;
ril
rvittrour limikrrion,
(collectively, thc "Ls!$9!,")i
nature
paymenls ot srnlar
advance renrals, and dcposirs or

TOGE,THERWITHdlrighlilleandintcrcstnowownedorhereaflcracquircdby

Hrcmiscs or th Imprqvcmnts
Trqstor hr and to any greater estateln thc

ntrssl of Truutor in (i) the property and inteests


TOGETHER MTH ail right, title, and
(ii) all
oo incorporated hcrein by rcfcrcncc'
ft.i"ro
atta"tr.
in property dcscribcrJ
located
On or
";';hilii:It
ownd by Trustort!.lt l^ow,ot hercafrcr
other personal property nl-tr-U.""ftcr
of
intcrests
ishts
and
6s
all
(iii)
urcd in connscdon witnltle trutir.u or the liprov"C"no,
n
ustd
or
on
lcatcd
hcreafter
r
tft*t is n1v
Truilor novr or horcfrcr hcld in personal p'opttry
rights ertd
and
pro'erty
perconal
all
fitl

with rhc Premscs of c lrnprovtt"


pcrsonal proprty of similar tye..
in
intgcsts
"i[i"

onneo.ion

prooceds thereof (such

pl*"Jpt"pcrty

nU

bv Truslor' ard (v) U


ae referrc to herein collectvcly as c

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

Pasel43t47

fozT?I4ELL

FEB-e9-e16 11:P6 Front;

Estlthcnr'sNorthwesterlyTg.4lfcetalonSturgcGoncgv.southwesthrviogecsntral
rrr to tbe pointof cglnnlng.
rngtc of Ssse,zo,

*ti.i;;i60"0

Alsc lhst ctrttu Prccl

oflrd

dercribcd s foltorrys:

83 of Plets' Prg 57'


Flat of Peccolc Wcst' rccorded inllook
th
of
porllon
'triuded
s
BcinS
il*"*hip l0 Sout}'engc 60 Earl'

tylnswithin th,

\{'*;fi;i;C'itrt'loo ri'

cl.il* conntJ', Nvid;,


wLD.M., city 0t t.$s v"g"*,

*i.*

pttal"tlaily dcscribcd rs follw:


Wet;

thn Suth

nor*ly corn-e-niSif Amcndeil Phl 38,10 feet rlong a curue


fc l-b;;c. southerly
12l!'4l"wort (ruo" ,ri-i* "t5.0{ EilJd** ; diuc-of 25'00 fept; thcncc
Est a ilistnce or
ronsv Eourhwesr ;ilfi[i
""g1" "r
17'58
$,Jr'irrii.i'rrzr;zor"Jtr i#" iouio"le's7
of Peccolo

Beginning st the most

sourh r9of,3,rr"

80.00 feer; tr,uoou


feet slons curtv

tt""* Nortbe*rtcrlv
ui iiii!'Fr"rr * dtJil;J;Liit"t
orr"ao27'nlth rsdus of

-Jii"t" st'-tlt-""*r tt'v;"g-Ji;ir-togtt


25.00 fcei; tr""""ulr,isJ'fl" F*-ft::di"ifii-t*ntof

5.t0 teetto * Foint oFs ron-

f ti;il.-rl;#iffi T*lif .t,Si'[:t;*;l:i'ir,#:haviuga


Prge 9 rccorild
Rcrord of survey o!^{l! Flte.lsl,
parcd
rtrin
rbat
2
of
as
Alo shown
ir* i. olill antl s rmcntled bv tho*t
scprcmbcr ls,200ii;;olr-io'ioils 1'fJ"ilil;;' tt zoo-ro60e as In*runent No'
ncstss oii
Recsrds'
certin cert

000t76 and Jury

u,

2006

'i-
in Book 200607r

;:';;;;io'

00697' of

ollicisl

oflcs clarlt
Exceptingttcrefrontbrtportlnofl.t5ofmendcdPcccoloWertshownbymep
rniif
rhereof on nlc ln

couttv, Nvdr,

sofsr'"i.

i^r"",

"-ity,4*"oa'*
rsectian 31' lownrbip
ijil1ilc soutlw"ti*-titi'tdw 70

20

s,outb'Rnnce0illi""ti;viJ'cili'c"ittv'Ncvds'rndlccribods
follOlvs:

Beginninggttbr'NortheactcorocrofParccllBhowrrbynrplbcreofonlle.rnFllcl59
n.i*..i" omc., ctsrk couh$r, Ncvada' sam
pnc-

Ir;i*'c"i"

of surveyr,

il''lirlrsiauri'q*r":ui.l;l*#'r*;j1*ii,g*i-5iri*1,:llil'*t$'.itji,r"-ill;;ri."*,;,r
ff
fi ;i,..,
Hininll'ilr?rfrrrrr'"*-iilf1-i,l*":;i{1ffi
righl
thcncc glog satd wtstcrly
B'tulcvnrrl

to the Point of brginnlng'

0t9I0'of oflictal
Exccptingrhcrcfrmthrtportiongsctrnv.cyciltotheCitynf[.esV*garinthalccrtainGrrnt
Decd rrtordgd

o-*r"i,.i i, iooso

Rtcords'
Asgesgsr's Plreel

fr

lurnbcr: tI31'61002

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poriloncflotT\rnty-tn(zl)-ofFql$,crtl.ot.lo,ghol,nbyrnpthcrcofufilein
;t}, Reoorler of Clark Countn Nevad*,
Book 83 of Plets Pagc dl, in theofliee 'r.
lregors Prccl No' ISS-SffZ'0Of'
snd furthcr being identifid s

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PNs: l3t-32-301404

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$'1 I I 6'240
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9:00:02AM

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ESIETTA
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PAtrICEL

LOT AS $HOWN EY l"fAP TTEBOP ON I'II'E IN FtJi 120 OF P^RCEL


rtlepi, pae+g, N rHE OFFICE OF THCOUNTY RECORER oF
CI.ARK COTINTY. T'TEVD 'TD TIIEREATTER AMBI'JDFJI FY
(ERTIFIC,ATE Or ju\tFlMEr RECOIDED JU L\ 2,2015 IN BOOK
zoisozoz s wsrnupg.rrNo- 01261 oF oFFIIAL REco.s.
PARTILTI

AI{ ESEMEIT FOR INGRBSS AI'ID EIRFSS AS SEf FORTTI IN TTTAT


KfIN EAStsMEI{T AOREEMENT RECORDED FEBRU/A'RY 9, 1996 IN
goor e6OZ09 .S INSTRUMH{T N. 005z 0FFICIAL nrsonD$

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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

Form and CoPies

The owner of property to be divided by means of the


parcel map prceis shllfile wth the Director an appliiation on form to be provided by the Department and
made available to the ublicThe complete parcel map
application submissio shall be accompanied by a suffici'ent number of copiet as determined bythe Director,
of a twentv-four bv thrty-two inch original of a parcel
map drawing and-shall tontain the items set forth in
Appendix A to thisTtle.

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

Upon determining that 1 parcel map application is

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

Approval of a parcel map shall be contingent upon


diermination-that the rirap and the proposed development comply with applicable zoning regulations,-the
pi'ovisions of tlisTitle and all requirements set forth in

City of Las Vegas


Unifi ed Development Code

March 16,2011

'#

Page 423
Chapter 19.16

278.4725

COOPERATTYE AGREEMENTS

PI.ANNING

ZONING

216

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(

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,

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(d)
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city

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277

PLANNINGAND ZONING

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*,tft S#ffil{*':f :,T"i:::Hf i'.,i,:;i*,,,:",f
at no charge:
rn

:ff .,:}tJ*31}

-.

ji3ri*,T*:'.HH'iLi#Hd,iJ#:iH*

map and supporting documents *rrJt


recorder and the co-unty ua.""ro* *""'I

,o

rr,*;

Ifistory.
fSZg, p. 1506; 1989. c;,..22B 6

._.d

6n

Ra.

ranr

!^!6,^n.710; 7997,ch.5

i:.ild,:ia;,*$;tqi''#ii5djtt**fti'r;l'ffi
Amendment of plts, Suru.eys
and. Maps

ry

is nled with the nal map and


decrares his
l

09S

,-t

^""'+,*

or shown rhere on
-# ;fl|'rf r| :##.3t ""t ri'i :he coqntv re cord er, anv
escrintion

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tts

278.473

(1) Th" final map; or

278.479. Certificat-e

h-q

of

amen^dment

to correct or

an

':-:i""!'1*'i'i'riil**"'Tr":*{*ii

1. To correct an error or omission in


or to.ame_nd any recr

rC

.{

ryrgHii"tr$.ffii'*i1t,ffi
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

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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:

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(a) Be in rhe form of a ttte;,i;se,

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BECONDINC RQUTSTED BY NN
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AIEu C, SBIr,

CLru( GOTIITY RECORDER

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

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Vega; Ncsed+ t9ll14l rtsb tlr urd irst of Grantor ur m fo ft cal ppily
stuaf in thc County of clar Sftrc of Nevad!, orndad md dffcribd ar sct forrb
'," r$Rpd herero sd lnorrared bcrein uy lis refc.rcoce, bgcfher w oll dglq
interEt of Gnqtor and t aU tcns+ hccdibrsis sJ
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COIJNTY' NEVAD4 A'tD THEREAFTER AIUENDED BY CERIIFICATE oF
MENDME}T RECORDED JIJLY 2015 IN BOOK 20150?02 AS INSTRIJMENT NOPARCL

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t7, PAGE 54, Crrr OF LAt \80$, GLARK COUNTY, NEVDA,

PN:
FREf,

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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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RECORDING REQI'ESTED BY AND


IVHEN RECORAD RETTJRN TO:

ltcoRTftE l-t YEcAg


Rccordad BFRIIS Pgr:4

Alan C. Sklar, Esq.


Sklar WiiliansPLLC
410 Sorth Ranpart Boulcvad, fuito 350

DEEBI CONWAY
TI.ARI(

CO

UIITY RFCORDER

Las Vegas, Nevada 89145

NOTICES OFTAru,S SHOULD BE


SENT TO
Seventy Aoes LLC
1215 SourhFort Apaoho Road, Suits 120
Ias Vegas, Nevada 89117

[,ttention: Vokie DIIrt

RFIT: $4-(cxe,mpt) t

llVt7# *fas
liabi

oulTtr,_*pt{Dr,,Ert

THI$ IDENTURE WTINESS:ETH: Tht f80'LAt'ID CO LLC,


compmy

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a Nevds liritd-

for valuable coruidcration, the reocipt * zumoi"""V of which


hu,4y Flmgwtgdgd, dee hcrcby quitalnim and convey ro sEVEtr{Tt Acttng LLC,
a
Nevadalimited-liabtlity conpany rtose mailing adrtss is lfis sn{
FoAh R;*1, soite
?0' Ias Vcgas, Nevada_89117, all rieht, titte aod iotercrr of Grauror in 't;Jop"rry
t1tlc lounty of CIad Stafe ofNwada, bouded and deecrlbed as,ser forth i"'ESg
afracbd
hbreto and incoryoraed hBrEfu
:A'
tis refe,trearce, together u,th
oU" *
-hcrcditaments
intmest of Crantor in aud to all tearuents,
to such rcal
prorrty' incftrding, wthout limtatior alt right, tifle and intrest aporo**o
of &ntor n and to all stects
qd o9o Public wnys a{acant !o suoh rcaI pmperty, nd Ell water sd developuent rigts

}|!ttd

*a

related to suchreal propenty.

JSIGNaTURE PAGE FOLLOWSI

*i*t,

FEB-e9-e16 11:48

To:7??L4?L1

Frorn:

Paeei7t4?

IN T?INES \ilHEREOR this insrrunent hs be,on (cuted rhis l0 day of

Novenberr 2015.

180 LI\ND CO r.r.C, a Novada


Ituifed-liability sompmy

By: EIIB Corupanies LLC, a


Nev+da limitedJiability
compmy anil its Managr

Tifle:

STATE OF IEVAI}A

COUNryOF CII\RK

)
) :SS

I-his jpspaent was


UrCU'o

Manager

bcforc m on Novenbr
,*aY+ * u t'tanai* of EIIE Companies t,LC, a l!acknowledged

liability company and the Managr of

2ots

by

Nevad, IimitdI80 Land CoLLC, aNevada limitsd-lisbity ompay.

PIIBLIC

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FEB-P9-E16 11:48 From:

)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{

CouNr, NVAD AND TIIEREAFTERAMENDED BY

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

CLERK OF THE COURT

Attorneysfor Plantffi
7

DISTRICT COURT

CLARK COUNTY, NEVADA

10
11

8
(Jf!
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72

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13

14

is
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a

76

5?4
oH
if

JACK B. BINION, an individual; DUNCAN


R. and IRENE LEE, individuals and Trustees
of the LEE FAMILY TRUST; ROBERT N.
and NANCY A. PECCOLE, individuals, and
Trustees of the ROBERTN. andNANCy
PECCOLE TRUST; FRANK A. SCHRECK,
an individual; TURNER INVESTMENTS,
LTD, aNevada Limited Liabil Company;
and ROGER P. and CAROLYN G.
WAGNER, individuals and Trustees of the
WAGNER FAMILY TRUST,

CaseNo.: A-15-729053-C
Dept.

No.:

COMPLAINT
(Exempt from Arbitration
Relief Requested)

- Equitable

Plaintiffs,

v
77
18
79

20

FORE STARS, LTD., aNevada Limited


Liability Company; 180 LAND CO., LLC, a
Nevada Limited Liability Company;
SEVENTY ACRES, LLC, aNevaila Limited
Liability Company; and THE CITY OF LAS
VEGAS,

27

Defendants.

22
23
24
25
26

27
28

For their Complaint, Plaintiffs allege as follows:

INTRODUCTION

1.

By this action, Plaintif seek declaratory and injunctive relief concerning

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

development commonly known as Queensridge. Because the

Defendants

declaratory and injunctive relief setting aside those unlawful actions.

well

as the

City Code in order to deprive interested persons, like the Plaintiffs, from notice

and.

in violating both state law and the City's own

8
Qr

code, Ptaintiffs are entitled to

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

has been recorded.

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

the unlawful parcel map has been recorded.

21,

has cooperated with the other

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.

PlaintiffTurner Investments, Ltd. is

a Nevada

Limited Liability Company and, at

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

part, by Clyde Tumer, a Queensridge resident.

28
2

SECOI{D CAUSE OF ACTION

@eclaratory Relief)

49.PlaintiffsrepeatandreallegetheallegationssetforthinParagraphslthrough4S

above as though

fully

set forth herein'

rights to notico and an opporfunity


A justiciable controvorsy arises as to Plaintiffs'
their
parcel map, particular as to the property abutting
to be heard prior to the recordation of any

own.

8
9

50,

51.

is necessary to avoid any frrther dispute


A judicial declaration of the parties'rights

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.

upon the unlawful parcel map


An order declaring any real property transfers based

to be void and of no effect;

18

the city, against taking any action


An order enjoining the Defendants, including
or
parcel map, of recognizing any proper'ty transfers
based upon the unlawfuily recorded

19

and unlawfully rocorded parcel map;


applications based upon the improperly

17

3.

and
An award of reasonable costs and attorneys, fees;

20

4.

21

5.AnyadditionalreliefthisCourtdeemstobejustandproperontheevidence

22
23
24
25

presented at trial.

DATED this 15th day of December,Z}l'


PISANELLI BICE
By:

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.

FEE-a9-e16 11;6 From:


---

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

SenatorWilliam J. Raggio, Vice Ghairman


Senator William R. O'Donnell

Senator Jon C. Porter


Senator Joseph M. Neal, Jr.
Senator Dina Titus
Senatr Terry Care
GU

EET,LEGELAIOR,S PESEN:

Senator Mart< E. Amodei, Gapital Senatorial Distric't


STA.FF

M EM

4FFS PREENT:

Kim Marsh Guinasso, Committee Counsel


Juliann Jenson, Committee Polioy Analyst
Julie Burdette, Committee Secretary
OTHERS PR,SENT:

phil Rosenquist, Assstant Planning Manager for Regional_Planning, Advanced


planning Dison, epartment of Comprehensive Plannirrg, Glark County
Elizabeth N- Fretwell, Lobbyist, City of Hendersort
Irene . porter, Lobbyist, Southern Nevada Home Bulders Assocation

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:

Gity of o*tr Las Vegas


Marta Goldng Brown' Lobbyist'

Michael

A. l{arper, special

ilurop*tnt, Wshoe

proiects Manager, Departrnent

of coflmuniv

Cou nty

W,DeanDiederich,PlanningM?nager.PlanningDivision,epartrnentof
oe Gountv

i'#i

itv ou"iopti'ttnt, wash

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

mop"fi,ic Medical Association

($'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'

---rL^-- rrranr re "very comp lgx'n and thg


issues facing southern N11da
the
porter
asserted
senator

:?:"#.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

FEB-e9-e16 11:7 From:

$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

to rtr"fine sudivieion and

per subsec'tion 2'


Ms'Murraysuggestedsome.amendrnentstos.B.S4?,.alsgt.rl'''in.herprepared
the"r-ang'uge th"t woilrd be-dereted
i]rrtu"tined
testimony Grr.,ut
that ranguase ailows a ronger tirne
a
secrion 5, of the n!ri""-ro';*t"i.".'ripuined
wir*n an apptication s in conjunction with
*it;*d.uEe
process
oeriod to
eveloPment agreement'

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'

twhol are initiarins rheieque-t,^n"t11v


to have it sent agarn'
ronuty requet

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

FEB-e9-e16 11:B From:


'

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;

"' tExfbn ri'

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

of commurrty D-evelopment has


DgPa{l1Tt
county
washoe
the
Mr- Diederich stated
in J*'l *Lh cu*'c*ntr/'
lltT:f;

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"

FEB-e9-e16 11:8 From


l. r.tv

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'

indicated state law


.ir'
ainan ,connell. Mr. Doughty

no"'; ot

countv

into the map prcess


'ffiff"ff ;": J:"i',.',in*"1',liili'i"i"
input
" .ooin igrung_pubric

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

Mr. Diederioh added:

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
b?19
tlig ?m."lt.d:-. by

-*ffi l';ii:llf::ql::tJ'H#-""'iigiffi
iiilri,f,'::r*-ffi
ut the old easem entr
rmediary steps nvo uei'wlmpiv'wipeL
i

rrte

wfth the final recordaton'

not take away public input'


wants to be sure $'B' S4Zwould
he
emphasized
Titus
senator
away ary of thatn
Ms. Murray r*rponu/\W-'reinottaking
"the Nevada Association
Gitizen, testified he was representing
eoncerned
cuddy,
T.
\Mlliam
f"ning-Assciation' 'the Norhem
cooperation.*tt'-tn-o#t'*n
Surveyors,n
of Land
n*u" survey Gouncil"' Mr' cuddy
councir,
d;i;isouir'trn
survey
Nevada rnteragency

http//www.le g'statc.nv' us/Session/70th1999Mnutes/SM-GA'990329-Heins'htt

rlll7l20l5

FEB-e9-e15 11:5

To7?fj"4E11"

Fnom:

Pase:184?

introduced' and with any Proposed


indicated those groups supFort $8. 542, S
amendrflents.
54-?'
Ms. Porter ofrered further support for S'B-'

(See work
on F.B-4 andtegan a work session'
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

on Govemrnent Affairs discussed s'8, 311 on


senator Raggio noted the senate committee
tne us f estimates' a set turth in the
two previou, or."rins: " rr"ed

"ono#r6gidtg

biil.

SENAToRRAGGIOMOVDToINDEFINITELYPosTPoNES.B.sll.

SENAOR NEAL SECOND THE MOTION.

THEMoTIoNCARRIED.($ENAToRPoRTERwA$ABSENTFoRTHE
vor-)
*****

S'8"323'
Chairman O'Gonnell opened discussion on
manufaetured homes'
SENATE.FILLj2S: Makes vrous changes regarding

would allow manufac'tured housing to b located


Chairmarr O'Connell explained .q.,,3?3
provided in
oire.td th"ffilitr;* au"nton to the infonnation
almost anywhere,
"J", (Exhit H'
tn* *t s"ession document
323'
could consider a populatio.! cap for $'B'
Chairman o,connellsuggested the.cornmittee
'"*s-d valuation f smaller counte'
She indicated the bi mght be able to nlli

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

struction and p,ndr't Jg

Hfi :,,,1,;f; ##,ilri;"JH',tr;,'il*'ffi'fn.',:i",r:*'ifrllll"iif.I


building
theywould noi " irrcompatible, generally, with a.goOd
reouirernents; and, therefore,

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

CLERK OF THE COURT

BarNo. 12776
3

4
5

400 South 7th Street, Suite 300


Las Vegas, Nevada 89101
Telephone: 702.214.2100
Facsimile: 702.214.2101

Attorneysr Plaintffi
7

DISTRICT COURT

CLARK COUNTY, NEVADA

JACK B. BIMON, an individual; DUNCAN


R. and IRENE LEE, individuals and Trustees
of the LEE FAMILY TRUST; ROBERT N.
and NANCY A. PECCOLE, individuals, and
Trustees of the ROBERTN. andNANCY
PECCOLE TRUST; FRANK A. SCHRECK,
an individual; TURNER INVESTMENTS,
LTD.,,a Nevada Limited Liability Company;
and ROGER P. and CAROLYN G.
V/AGNER, individuals and Trustees of the
WAGNER FAMILY TRUST,

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CaseNo.: A-15-729053-B
Dept.

No.: XIII

PLAINTIFF'S' OPPOSITION TO
DEFENDANTSI MOTION TO DISMISS
Date:

March3l,2016

Time: 9:00 a.m.

Plaintiffs

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FORE STARS, LTD., aNevada Limited


Liability Company; 180 LAND CO., LLC, a
Nevada Limited Liability Company;
SEVENTY ACRES, LLC, aNevada Limited
Liability Company; and THE CITY OF LAS

'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

filing a tentative map

course Master Planned Community that has existed

and to proceed to a

in full completion for over a decade

full and complete public hearing. Similarly, Defendants

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knew of and are required to satis$r the requirements of LVMC 19,16.040 (Q). Hoping to keep the

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developers plan from scrutiny, the Defendants chose not

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necessary consent

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secrecy, their actions of recording illegitimate documents was a fruitless waste.

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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

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granted and discovery had.

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II.

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of Deed of Trust security holders either. As a result of their attempts at

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to comply with the law concerning the

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STATEMENT OF FACTS

A.

Develonment of the Badlands GoIf Course as a Main Staple of the


Oueensrdge Master Planned Communitv.

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In

1986, the

William Peccole Family submitted to the City their initial Master Planned

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Development, under the name Venetian Foothills. (Ex. 1, Comp., t[12). The Master Plan

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encompassed the land located from West Sahara Ave., north to West Charleston Blvd., and then

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further north to what was to become Alta Drive and Hualpai Way oast to Durango Dr. (Id.).

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contemplated two eighteen hole golf courses, designed to be in a major flood zone and were

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designated as flood drainage and open spaco. (Id. at !i13). The

mandated these designations

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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.).

for a master plan development.

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

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to the City's requirements. (Id. at !fl6). The Wiltiam Peccole Family knew

approved by the

that

was

and development began.

In 1993, the Willam Peccle Family

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address the natural flood problem and open spaco necessary

leased the area designated as Badlands

golf course in

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the Master Plan to Senior Tour Players Developmento Inc. who designed and built the golf course.

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(Id. at 1[18). An additional nine hole golf course was added in the natural flood zone n 1996, (Id.

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Planned Commun, and eventually conveyed it to Fore Stars in April of 2005. Qd. atl[22).

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f20). The William Peccole Family developed the golf course as the main feature of the Master

B.

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Defendants' Overarching Camnaisn to Subvert the Legal Rights of the


Adioinns Pronertv Owners in the Oueensridse Master Plan Develonment

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In March of 2015, the then-existing princals of Fore Stars sold their ownership interest

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to Yohan Lowie ("Lowie") and his affliated entities, and they became its managers. (Id.atlp3).

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As Plaintiffs would soon find out, the purpose of this acquisition was to eliminate the Badlands

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golf course and place in its stead a re-subdivision consisting of homes and high density

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apartmerLt/condominium*

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overarching campaign to evade the legal rights

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fuither the developer's desire of eliminating Badlands golf course so as'to maximize its return at

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the expense of sunounding property o\ryners.

(Id.). Ever since, the Defendants have pelpetuated an unlawful


of Plaintiffs, who are abutting homeowners, to

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In

firtherance

of this campa, the developer had the City's Planning

Department

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propose an amendment to the City's master plan and place it on a Planning Commission agenda

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for September 8,2015. (Id. at fl2a). This proposed amendment sought to eliminate the density cap
J

Defendants proposo the opposite

and input as the Legislature mandated.

using deception and secrecy

hoping to avoid public notice

c.

Both LVMC 19.16.040 (Q) (Parcel Map) and LVMC 19.16.070 (F) (Merger

Defendants violated LVMC 19.16.0701 and LVMC 19.16.040(o).


and

Resubdivision Map) contain almost the identical language:

The application for amp of reversion shll nclude:

1. A report from a title company which lists the names of each


owner of record of the land and each holder of record of a security
interest in the landl it the security interest was created by
mortgage or a d9e.d of trust. The report must be updated as
necessary.sg that it iq current within seven days of the dat the map
is released for recording; and

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9

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2.The written consent of each holder of record of a security interest


listed_ pgsuary to the section above to the preparaiion and
recordation of the map of reversion or abandonment.- A holder of
record of a security interest may consent by signing the map of
reversion or abandonment or a separate docuinenl thai is frled with
the map of reversion or abandonment and declares his consent to

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the reversion or abandonment, provided the map contains a nottion


that a sepatate document has been recorded to this effect.

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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

owner of record of the land to be divided and each holder of record


of a securityinterest in the land to be divided, if the security interest
was created by a mortgage or a deed of trust. The repord must be
rlpdad as necessary sg that it is current within seved days of the
date the map is released for recording;
2. The written consent of each holder of record of a security
interest described in Paragraph (1), consenting to the preparatioir
and recordation of the parcel map. A holder of-record niay consent
by signing the parcel map or a s-eparate document that is fited with
the parcel map and that declares his consent to the division of land;

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2't.

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19.16.040(Q).

But,

as noted, Fore Stars recorded its Parcel

Map for merger and resubdivision on June 18,

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2015. Prior to its recording, a Deed of Trust and Fixture Filing was recorded on March Z, 2015.

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(Ex. 4, Deed of Trust and Fixture Filing "Trust Deed"). The legal description was contained in

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Exhibit A, and included the same Lots 4 and 5 together with

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Parcel Map.

(Id.), Fore

Stars is the guarantor and


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portion of Lot 21, identified on the

NLV LLC is the beneficiary.(1d..).

Fore Stars conceded the fact that a Trust Deed existed and that there was a security

1,

NLV LLC in the land. (Ex. I

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.

at fl34). Despite the lack

of compliance with LMvIC

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

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description that is purportedly created by the unlawful Parcel Map is "LOT 2,LOT 3 AND LOT 4

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AS SHOWN BY MAP THEREOF ONFILE IN FILE 120 OF PARCEL MAPS, PAGE 49...'

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(Id.)(The Parcel Map File and Page Number is the Parcel Map unlawfully recorded for merger

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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

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LLC. (Id. at tf35; see also Exhibit 6, Quit Claim Deed) Again, the legal description created by the

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unlawrlly recorded Parcel Map for merger and resubdivision was relied upon to convey the Lot

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by mere reference to the map as is allowed for "final maps."

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16, 2015 from 180 LAND Co LLC purported to convey

"Lor 2 AS sHowN BY MAP

Following the recording of the above Quit Claim Deed the developer entities in concert

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21

with the City got one of the assistants to the

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Parcel Map allowing the subdivision

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PARCEL MAPS." (Id. at fl36; see also Ex. 7,Parcel Map). This Parcel Map used the description

24

created

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November 30, 2015. (Id.).

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Planning Director to approve for recordation a

of Lot 2 "AS SHOWN IN FILE 120, PAGE 49 OF

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

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outstanding Deed of Trust against

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of Trust). The Trustor is listed as SEVENTY ACRES LLC and the Beneficiary is listed

been recorded November 16,2075. (Ex. 8, Deed

12

as

WESTERN ALLIANCE BANK. (1d.). Here again, Defendants, and especially, the City closed

their eyes to LVMC 19.16.040 (Q.

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.

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CONCLUSION

of discovery as to the secretive

means Defendants employed. Defendants' attempts to

DATED this 15th day of March,2016.


PISANELLI BICE

By:

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/s/ Todd L. Bice


Todd L. Bce, Esq., Bar No, 4534
Dustun H. Holmes, Esq., Bar No. 12776
400 South 7th Street, Suite 300
Las Vegas, Nevada 89101

A t to r n ey s fo

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r P Ia in tiffs

CERTIFICATE OF SERYICE

I HEREBY CERTIFY

that

am an employee of

Pnerru

BICE PLLC, and that on

this 15th day of March, 2016,I caused to be served via the Court's E-Filing system true and

correct copies of the above and foregoing

MOTION TO DISMISS to the following:

PLAINTIFFS' OPPOSITION TO DEFENDANTS'

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lvl itdqck ld gtl alv. qorr

Bradford R. Jerbic, Esq.


Jeffry M. Dorocak, Esq.
495 South Main Street, Sixth Floor
Las Vegas, NV 89101
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s? 4n

Mark E. Ferrario, Esq.


GREENBERG TRAURIG
3773 HowardHughes Pkwy, Suite 400 North
Las Vegas, NV 89169

clorocakf. I asve gasnevad

a.

gor

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/s/ Shannon Thomas

An employee of PtseNeru Btcn PLLC

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B.

Amendi ns The Peccole Ra nch Master Plan


Must Com pl v With NRS 278.2L4

ll

AMENDING THE PECCOLE RANCH MASTER PIAN


l.

THE EFFECT OF tOWIgS RECENT APPLICATION TO MODIFY


THE PECCOTE RANCH MASTER PLAN

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

ptAN AMENDMENT" of Peccole Ranch Master Plan 250.92


by Seventy Acres LLC; a "GENERAL
Acres, by Fore Stars, Ltd. for 2.13 Acres. ln addition, each of the above entities seek
"REZONING,,

to DR, R-E,

H and R-4 along

with and Application/Petition for "DEVELOPMENT

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

to Planning and Zoning must come from the State,

is

found in the

Las Vegas City Charter:

"section 2.090 Powers of City Council: Ordinances; resolution and orders.


i.. The City Council may make and adopt all ordinances, resolutions and order, not
repugnant to the Constitution of the lJnted Sftes or the Consttuton of the State
Nevodo or the qrovisions of NRS or of ths Chdrter,..."

ol

and,

"iec.2.27O Powers of City Council: Zoning and planning.


1. The City Council may:
(a) Divide the City into districts and regulate and restrict the erection, constructon,
reconstruction, alteration, repair or use of buildings, structures or ldnd within those
districts.
(b) Establsh and adopt ordinonces and regultions whch relote to the subdvision of

'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

publication in a newspaper of generat circulation in the city or county, or in the case of a


regional planning commission, by ...
Z.lOeals with neighborhood meeting and the distance in which notice must be given)...
plon, or of
3. Except as otherwise provided in NRS278.225,lhe adopton of the master
the
anv omendment. extenson or addition thereof- must be bv resoluton of
imiiili corried bv the ffrmative votes of not less that two'thrds of the totl
membershp of the commisson ...
4.
5.

6.
7.

For purposes of the term "Commission" as is used in NRS 278.2tO the definition is found in

or "planning commission" defined'


,,Commission" or "planning commission" means the planning commission of the city'
the county or the region, as established by ordinance or by the provisions of this

NRS 278.013 "Commission"

chapter."
The City, in addressing the Amendment of the Peccole Ranch Master Plan, must comply

with the requirements of

NRS 278.2L0

that includes "the affirmatve votes of not less thon

two-thirds of the totl membershp of the commsson."


The Nevada Supreme Court in the case of Southern Nev. Homebuilders v. Clark Countv

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

than two-thrds of the total membershp olthe commisson."'


The question remains, does the "Major Modification" lnguage found in Unified Development
Code 19.10.040 eliminate the requirements of NRS 278.210'

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

Applicants' that the Golf Course is zoned RPD-7.


Based upon all of the foregoing, the Applications/Petitions submitted by the Applicants

must be denied as a matter of law.

t2

lRev. 2/ l0

/2tl

5 3 :43:48 PM--201 4R2

LAS VEGAS CITY CI{ARTER

Las Vegas City Charter


Cnrren 517, Srerures or Neveoa 1983
AN ACT incorporating the City of Las Vegas in Clark County, Nevada, under a new charter; defining the boundaries thereof; and providing
other matteis proprly relafing thereto.
[Approved May 26,1983J

ARTICLE I - Introductory and Organizational Provisions


Section 1.010 Purpose; other laws; notice.
l. n or"i to provie r tle ordergovernmenl-of qq City o-f L_as le-gas anj th.e pubtigfqalth,.s.afqp, prosperily,
r""*ity, .orfort, cbnvenience and generaiwelfare of its citizens, the Legislture hereby establishes this Charter for the

*'"-;HfoT:iHi"ii'"i#ssly

granred by rhis. charter-is in addition to-a.ll oJ e purposes,. poweq,.rights.


priuiee"s, imt-ities and duties'whic ae grante to cities by the general law of the-Sta- Each of the provisio_ns of
ifns-tfnin upp general to cities (not inching, unless otheriryise expressly mentioned in t;s Charter, ehapter 265,266
NRS) nd ae nol in conflict with the pro-visions-of this Chater gpPlies to.the City gtl-p Y"gS
or
-- 267 of
which is provided for in this Charter for any purpos-e isreasonably c.alculatedto inform each interested
T -n"i
proceeding uner this Chater which may directiy^an adversely affec his or her legally protected rights, if
p"rro ofy"ti"e
any.
-

(ch.517, stats. 1983 p. 1391)

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)

Sec.'1.030 .City" defined. *City" meanstheCityoflasVegasinClarkCounty,Nevada-

(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)

Sec. 1.050 .Council Member' defined. "Council Membet''mearxi


Mayor.

(ch. 517,stars.
Sec.

1983 p. 1392)

1.060 *County'defined. "County"

(ch.517, Strs.

a member of the City Council, other than the

means Clark County, Nevada.

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)

Sec. 1.100 Construction of Charter.


This Charter, except where the context by clear imFlication otherwise requires, must be construed as follows:

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.

members, or both, under such penalties as may be prescribed by ordinance.

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.

In order to assure the attendance of witnesses and the production of documents,


the City Council fails to obey that order:
appearbefore
-^

if

any person who is ordered to

(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

Powers of City Council: Ordinances; resolutons and orders.

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-

2.L00 Ordinances: Adoption by bill; anendments; subject matter; title-

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.

(Ch.517, Stats. 1983 p. 1396)

Sec.

2.110 Ordinances: Procedure for enactmen$ emergency ordinances.

http //www. leg. stte.nv.us/CiWcharters/CtylasVe gasCC.htul


:

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.

(Ch.517, Stats. 1983 p. 1400)


Sec.

codes.

2.200 Powers of City Council: Buildings; construction

and maintenance regulations; building and safety


to 444.430. inclusive, the

Subject to the limittions which are contained in NRS 278.580. 278.583 and, 444.340

City Council may:


'1. Regulatr all matters which relate to the construction, maintenance and safety of buildings, structures and properly
withinthe City.
Z- Adopt any building electrical, plumbing mechanical or safety code which is necessary to carry out the provisions
of this section and establish such fees as may be necessary'
(ch.517, Srars. 1983 p. 1400)
Sec-

1. TheCityCouncilmar:

2-210 Powers of City Councik Zoning and planning.


,

(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

).'

sfNRS(ch.517, Stars. 1983 p. 1400)


Sec"

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.

Powers of City Council: Parking meters; olf-street pubtic parking facilities.


Council may acquire, install, maitaiq operate and regulate parking meters at the curbs of the streets or
public parking- The parking feqq w$ch ar.e to be charged for
upon publicly owned properfy
-facitities which is made available foi
which are regulated by parking meters must-be fixed by the City Councjl,
te us of thri parking
Exceft as is"otherwise provided in-this Chrtr, thtcity Council may acquire- property within mg _City bylawfrrl meand, including eminet domain, for the purpose of establishing public p_arking facilities for vehicles off the
steets. ffre iity Council may, in any bonds whicf a issued to acquire propet for this PJr_pose., Pfed- the revenues
from parking o the streets oiihe general credit of the C, or both, t secure the payment of the principal and interest on
Sec.

l.

2.240

The

*y

2.

those bonds.

(Ch. 517, Stats. 1983 o. 1401)


Sec. 2.250 Powers of City Council: Rail transportation. The City Council may-:
License, regulate, estab'lish or prohibit any mans of transportation which has fixed rails in, upon, over or under
any public right-of-way.
'
Grani a franchise to any person, firm or corporation to operate any means of transportation in, upon, over or under
the public rights-of-way and adjacent propefy.
Decae a nuislance an require he iemoval of the fixed rails of any means of transportation in, upon" over or

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.

http ://www. leg.state.nv.us/CityCharters/CtylasVegascc.htnl

3t1s1201.6

19.00.010

SHORTTITLE

The provisions of thisTitle shall be known and may be cited


as the Unied Development Code of the Cr'ty of Las Vegas
and may be referedtoasthistle'l

lmplementation of General Plan

l.

To coordinate and ensure the execution of the Crtyb

General Plan through effective implementation of


dwelopment review requirements, adequate facility
and services revierr and other goals, policies or
programs contained in the General Plan.

19.00.020

AUTHORITY

prehensive, Consistent and Equitable


Regulations
Com

adoptedpursuanttothe provisionsofthe Nevada


(NRS)" indirding NRS Chapter 278-The
Statntes
Revsed
Ciw Council mav amend the text of thisrtle or the Official
Zoning Map Atas which is a part of this Tide whenever
publiC necessity, safety, general welfare or convenience

ThisTde

is

l.

the reviewand apprornlof all proposed development


divisions, and mapping of land within the C in a
manner consistent with State law.

requires.

19.00.030

PURPOSE AND INTENT


It is the purpose and intent ofthe City
promotes the following purposes:

Councilthatthisde

Efficiently and Effectively Managed Procedures

General

A.

Tc preserve and enhance the present qualities and


advantages that exist in the Ci;

B. To encourage the most appropriate


interes

C. To overcome

present problems and handicaps and


effectively manage fiture problems that may result
from the use and development of land and property;

To prevent the impacts of both overcrowding of land

and undue concentrations of population as well as the


negative effects of leapfrogging sprawl and underutilization of land and property;

To manage the orderly and efficient provision of

;"q;i-.*tr;i-pul-rr.ilitio r-;*i.*
nece'ssary to

'uppo

pr"u

u"rp-eni;

F.

To protect human, environmental, social natural


economic

G.

To maintain, through orderly growth and

resources;

To promote fair procedures that are efficient and


effective in terms of time and opense and that
appropriate process is followed in the review and
approval of applications made under this Ttle;
To be effective and responsive in terms of

the allocation

of author and delegation of powers and duties


among ministerial, appointed and elected officials; and

use of land water

and natunl resources consistent with the public

D.

To establish a system offair, comprehensivq, consiste-nt


and equitable rgulationl sfandards and procedures for

IlL

foler a positive customer service attitude and to


respectthe rights of all applicants and affected citizens.

To

Sustainability

N.

To promote the implementation of the"Sustaining Las


Vegas" Policy, Sustainable Energy Strategy and Climate
Protection resolution of the City.

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.

For purposes of this Section,'tonsistency with the General


Plan" means not only consistency with the Plant land use
and density designtiong bm lso consistency with all

H. To ensure that required on-site and off*ite dedications


and public improvements are properly installed or

that promote compatibil of uses and densities, and

policies and programs of the General Plao induding those

orderly development consistent with arailable resources

guaranteed;

City of Las Vegas

Unified Development Code


March 16, 201I

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.

1941, p. 252;1947, p. 834; CL 1929 (L949 Supp.),


5063.07; 1973, p. 1826.

278.2OO.

As to powers and duties of city planning comnission, see NRS 268.190.

Form of.master plan.

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,

p. 253 CL 1929.(1941 SupB:), g 5063.08;

t973, p. 1827.

278.210.

Adoption of master plan and amendments by colnmission: Notice;


haring; neighborhood meeting; resolutiln; freqlency of certain amendments; attested copes; certification by electronic

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

thereof, whenever changed conditions or further studies by the commission


require
such amendments, extesion or aditin
5' 4I"p! as- otherwise p{ovided in this subsection, the commission shall not
amend the land use plan oft\9 master pt"n
foi i" p;;;eph (il;do
1 of NRS 279.160. oi any portion_of .". 1"
""i u-se-d;,;re than four times in
a caT dar ye ar. lhe
ii' v t",
rroilio" r
(a) A change in te^rand
use des^ignar;d fo; ; p;r-i."'#" ii tt change does
not affect more than 25 percent ofihe area; or
"
(b) A minor amendm^eirt adopted po"sn"t to NRS 27g.225.
6. An attested copy of_any prt, almendd;r;;;";i";?or addftion
ro rhe

tni;il;

tmls-

*ams,
-ne or

ffi :lffi :ffi ff 't'r,:f ,'m,trui*nr;"r"",1ryJ9it:i;i#,r

roses

county or region. The,governing body of the city, countjr-"


*roit o"
such certification by elctronic rean.
""Si"
7' An attested copy of any part,- amend.ment, extension of or addition to the

:*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

p. 253; CL L929 (tg4g Supp.). $ 5068.09:


g 4, p. 1682; zdof, cli. sor. . fe.s.
pp.2805, 2816;2005, ch.6Z, g B, p. t85i ZO5: ch.
404, $ 18.5, p. 1591; 2007, ch. ffO, S Z,'p. g0.

:naper

Fditoy's note.
. -This section was omended by two 2005 acts
which
do not appear to conflici and have been

1941.,

278.220

2001, ch. 356,

' l.east
ven at
Inty,

-f the

compiled together.

May 9, 2005, added,,Except as otherwise provided


in NRS 278.225" to the beginning of subsctions 2
and 3; and in subsection 4 addeil ihe paragraph (a)
designation and addeil paragraph (bj.
The 2005 mendmentby c}.404,9 18.5, effective
^
October
L,2005, added subsection 2 and redesig_
nated subsecties ssodin gly.

Th9 2-007 amendment, effective October L,ZOOI,

inserted subdivision 2(d) and made relate

changes.

Effect of amendment.

.uunty
liog,
n who

The 2005 amendment by ch. 6?,

B, effective

,vide

NOTES rO pCrSrons

rerty

not " Cited.


in:
-r1"t"
fo.1
zoning-scheme
g Herbig properties v. county of DouneldiTg
i
99nroq1s
proper if t'he applicant had actual oiconstructive
.glas, 2000 Nev. r,grs ig, 116 Nev. 5gg, B p.gd 66.1
knowledge of the pencti.g

,qiven

The de_nial of permits authorizing a use

u.ment

zoning change and rhbre


Homebuilders Ass,n v.
was in fact a new zonin ordinance pnding
_ lev -_, !L7 p.gd 1Zl, 2005
Nev.
was likely to become
_Clqk- bounty,
LExrs.61 (Aug. 11, 2005).
period of time. Williams v. Grifrn, 91 Nev
Z 4e,, iaZ
-P.zd 732,1e25 Nev. LExrS 262 aigt5j.-

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

Fview of recommendations of plnr,rig


connission.

the

.:ting

A ordinance which provides that the Eoverrns

Dody of a-county must

ieview and afrrm,odifr oi

everse the.recommendations of the regional


pia.

..plan,

nrng commission on zoning matters iiauthoiized


oy NRS 278.020 aid 278.160 and is not

f the
total
"

invalid-

Under.such sdinanss, the governing body has


authoriy to act on a propoial even-wheie the

planning commission has faile to recommend it,


b-ut the action ofthe governiag body is subject t
the provisions ofthie section
to neessity
"tating
from th planaing
co-i;sser-l-C
g rgnort
79-14 (7-t7-197.

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
.

by the planning_commission, the governiris dy may riont .".t


,' 31onte$
r,nereot^as
may practicably.be applied to the development ofihe city,
"r"
" region
o"

for a reasonable period of lime next ensuing.'

"orrrrty

278,225

COOPERATIVE AGREEMENTS

PI"ANNING

- ZONING

172

2. The parts must thereupon be endorsed and certified as master ql-qn s


adpted f" ifr" territory coiered, and are herebydeclared to be established to
and promote the public health, safety and general welfare'
.".*"
--lj.
B""*"pli"g r"y pt"" or par.t ttree-of, te g:ovening bo^dy.shall hold.at
l"urt " p"ti'"ltereon, irotice of the time and place of which must be
p"lirtr-luri ". in a nysp-aper^of general circulation in the city or
ounties at least 10 days before the day ofhearing.
:-; h.rg i" itio" to the mqte plgn r any part ter.eof, -as a.dopt-ed
""
may be m-de fy fre governing body in adof-ting lhe
Vfr pt"rig .o-tnision,
to.the.planning
;il;-iJpip"r chtrg or_addition has-been referred
commission for r'prt thereo and an attested copy of the report has been.filed
so to.reqort within
*itfr ift go""r"i"g^body. Failure of the pl_anning cmmissiongoverning
body,.after
the
by
desigrrted
b
rray
as
to'"gereriod
;;; 3r
"r.ttsha]}be deemed to be approval of the proposed change or addrtron.
such ieference
I{istory.

- li, p. 254; t947,p. 834; CL 7g2g (Lg4s Supp,),


s
$

5063.i0;2001, ch. 356,


4, p. 186.

5, p. 1683;2005,

ch.67,

Effect of amendment.

The 2005 amendment, effective May 9,

2005,

updated section references in the introductory language.

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).

Super-najority vote not required to approve


an amendment to a master Plan.
Because

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

this chapter provides a comprehensive


OPINIONS OF AT"TORI.IEY GENERAL

Review by county of reconmendations of


planning commission.
An ordinance which provides that the governing
body of a county must review ancl affirm, modify or

reverse the recommendations ofthe regional planning commission on zoning matters is authorized
by NRS 2:78.020 a.278.260 and is not invalid.

Under such an ordinance, the governing body has


the authority to act on a proposal even where the
planning commission has failed to recommend it,
but action ofthe governing body is subject to the
provisions ofthis section relating to he necessity
ior a report from the planning commission. AGO
79-L4 (7-t7-1979).

278.225. Governing body may establish by ordinance procggu-re for adopting mior m.n-.ttts to master pl-an; public hearing and

notice required before adoption of ordinance.


1. A governing body may establish by ordinance a procedure by which the
governirig bod.y may dopt-minor amendments to the master plan, or any part

v/ithout action by the planning commission.


an rdinance or a minor amgldment pursuant to subsection 1,
governing
bdy hatt hota a public hearing andgive notice of the hearing in the
the
manner reqrrired by subsection 3 of NRS 278'220g. As usd in this section, unless the context otherwise requires, "minor amendhereof,

2. Before adopting

menttt means:

(a) Aehange in a boundary that is baqed,on a geographical feature, including,


without limittion, topography, slopes, hydrographic features, ryellan{ deiineation and floodplains, ri'f.en evience is produced that the mapped location of the
geographical feature is in error;

PLANNINGAND ZONING

278.236

.Jts
hold
must
city
67,

1,

Effective date.

p. 18-

This section is ffctive May 9, 2005.

Governing body to put adopted r.naster plan into effect.

^^ause

purpose
p,254;1947, p. 834; CL 7929 (1949 Supp.),

$ 5063.10; 1973, p. 1243; Lgg1, ch. 601, g T, p


2228;200L, ch.356, g 6, p. 1683.

NOTES TO DECISIONS
Growth Initiative Comm. v. Jump2006 Nev. LEXIS

I (2006).

OPINIONS
wflf

cct to
On,

OF.

'_.1: ..

ATTORIEY GENER"AL

iegulations to substantially confom


rith master plai.

Ainendnent of a land.use map phich is


part of a master plan as tht term is defined in

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).

Adoption of meas_ures te maintain and develop affordable housing


to carrr out housing'plan required in master plan; annuaf
reports.

t3

19.

10.040 h

IRS 27.27f

;;{

PD

lllustrations &

19.10.040

Graphics

PD PLANNED DEVELOPMENT DISTRICT

A. lntentofDstrict

Fnne 1

RMmDnmoe,nDsrncrMp

The intent of the Planned Development (PD) Dstrict


s to permit and encourage comprehensively planned
developments whose purpose is redevelopment ecq
nomic development cultr.ral enrichment or to provide
a singlepurpose or multi+se planned development
The ro'ning of property to the PD Dstrict may e
deemed app-ropriate if the development propoed for
the District can accomplish one or more of the following goals:

1. Providing for an orderly and creative arrangement

of land uses that are harmonious and beneficial to

thecommunitY;

2.

Providing for a variety of housing tYpes,


employment opportunities or commercial or
indistiial servicet or any combination thereof to
achieve variety and integntion of economic and
redevelopment opportunites;

3.

Providing for flexibility in the distribution of land


uset in ihe dens of development, and in other
matterstypically regulated in zonng districts;

4.

for cultural, cvi educational


medical religious or recreationalfacilities, or any
combination thereof in a planned or a unique

llercreEPDDsmEl@
SEEomzoG ItpAwhFsrtm
PD(PmDm)Dss.

cffi

ffi

Providing

setting and design;

5.

Providing for the redevelopment of areas where


depreciation of anytype has occurred.

6. Providing forthe revitalization of designated areas;


7. Promoting or allowing development to occur in
accordane with a uniform set of standards which
reflectthe specific circumstances ofthe site;

8.

Avoiding premattre or inappropriate development


that would result in ncompatible uses or would
create traffic and public service demands that
o<ceed the capacity of o<isting or planned facilities;

9.

Encouraging area-sensitive
design;and

10. Contributing

site planning

and

to the health, safety and general

welfare of the community and providing

dwelopment \ /hi is compatible with the Cityb


goals and objectives.

n#

City of Las Vegas

Unified Development Code


March 16,2011

Page 247
Chapter 19.10

H.

Site Development Plan Review


All development within a PD District is subject to.the
site develpment plan review procedures set forth in
LVMC 19.16.100.

l.

lssue Resolution

- Analogous Standards

With regard to any issue of land use regulation that may


arise in-connectin with a Planned Devlopment District and that is not addressed or provided for specifically in this Section or in the approved Master Devefopmeit Plan and Development Standards for that District,
the Director may app by analogy the general dgfini
tions, principles, sta'nars and rocedures set forth
in ths Title iaking into consideration the intent of the
approved Master-Development Plan and Development
Standards.

1.

Signage. As this Subsection applies to standards


for signage:

a. Single and Two-Family

residential

deelopments within a PD District shall be


analogus to those standards indicated in
LVMC 19.06.140 for the R-l Distric and

b.

Multi-family residential developments within

a PD Dstiict shall be analogous to

those

standards indicated in LVMC 19.06.140 for the


R-3

District

Page 250
Chapter 19.10

ffi

City of Las Vegas


Unifi ed Development Code

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

.,'.!

,,
,j..,'

'

':
.'

ilMICE OF PUBLIC HEARIil

Aprfl 22,

{i

1986

cr

l{otice i

t'

ity

Chanbers
Pl annfng

I{ESTERII DEVC(R,

II{C.

FOR PROPERTY GENERAII;

LOCATED IIORT}I OF SAHARA AVEI{UE BETI{EEN

DRIVE AID HUALPAI I.IAY.

all lnterested pe rsons nay appear before the CftY


eft her ln person or bY representatl ve and obJect to.or

Any and

the

proposed MASTER

DEV ELOPMENT PLANi

with the Depa rtment of Cormunity


thereto or approval hereof.

DEPARTI|EIIT

AIID

or

may, prTor to

Piannl ng and Developmen!


0F

Cot',l'luil ITT PLANHTI.IG

DEVELOPDIETT

HPF: lm

Th'e lnfonnatlon contalned a


may be mfnor varlatlons i
ls on flle ln the Department
SEE LOCATIOII HAP OI

REVERSE

'

i\.:.

!r

---

PHs

cr
lftlW i;.
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Er; E
taErD'
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tr

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ie
DESI GN. &. TVELOPIIENT

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il I .to

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No. ot sct,

For=rr:

l.

Sclcctin

bf

{.

Sclcctioq

be

rrtirt

Ert

b.. to e coaotctcd

ryo

print (.t

-i -,

.r

'i-.

rric

Vrturtion ( Fl'\
xrx

Trx Dir;i< t lLi Trr Dit--i,c:

NecdcCl:

9.rge

Book

r-rbi

Ytrne, \ddrcrr. Lcgtl Ocrcriotion (Gt

!.|IKE CTARK

Nccdc<i:

- Lbel xx

.o

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chrr. l.
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T.LT ROL: ET.C:C{ RSOUEST

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Drcc o 8c Complctcd

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trfo

ctrrtion

Ncedeci:

l. Lbcl

xr

No. ol Sctr

z. Priat Foc::t:

lto prin (A,

t-rbct Tioc
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Prrirl Prgc ( chr. t, iadivi<iurt pl .lrel'1Y9.
(.9.ce--.
Frtirl .orge
F ertiel Pegc
prrri1.?iie
"Perciel Prge

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Ynb

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fl

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t,NII4EH

K'N

CITY of LAS VEGAS

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:

MASTER )EVELOPMENT pLAr{

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.

Realign AIta Drive as one continuous street and to intersect wth


capitan l{ay with a standard four-way rniersectron.

El

-2.

The rlesign and constructon of the treatmglt plant


the requinernents of the Department of publi; il;. shall be subJect to

3.

The design and cbnstruction of all drainage ancl flood


control channels
shall be subject to the requinements or [ D;t.;;t-iJ
puulic works.
Te 40 foot hlf-street for Venetian StrarJa, as shown on the Master

4.

Plan of Streets. ancl.Highryay:, shal ue dalui-i"ipnovea untess


-xpres
t he proposecl ext ens f on-of- ih east-weit
srlay ( Husi t' pirronii-i
constructed prior to development of the pr'operty jJni to venetian s

Strada.

5.
6.

The school

sites shall not abut maJor streets.


Plan of sreets and Highways be arnendecl

The Master
Canyon Drive, Oakey Boulevard,

on Alta Drive, Grand


Fort Aache Road nd El apftan Hy.

t\

100

E. sTEwr{T AVENUE

l.AS vEGAs, NEVADA

89tol

(zozr 3s&6olt

I
I
{

Mr. l,ll I I i am peccol e,


Master Development pl ,*tu.n..r.n Foorhil ls
Hay 23, 1986

Page -2-

{
{

fr
{l

Provislon of a bike path along the north sde of Charleston Boulevard.


Sl ncerely,
7

I,l

Ot*(4

r),

CAROL AI{N HA}TLEY

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

MASTER DEVELOPI,IENT PLAN FOR THE VENETIAN FOOTHILLS


PLATINED COMHUNITY SUBMITTED BY
I.IESTERN DEVCOR,

INC.

HILLIAM PECCOLE/

FOR PROPERTY GENERALLY

LOCATED NORTH OF SAHARA AVENUE BET}IEEN DURANGO

DRIVE AND HUALPAI I.IAY.

all

interested persons may appear before the City Planning Commission


person or by representative and object to or express lpproval of
the. proposed IIASTER DEVEI0PMENT PLAN; or nJ, prior to this heaiing, file
with the Department of Community Planning and Development, wrtten objctions
thereto or approval thereof.
Any and

either in

s(

DEPART'IENT 0F COf'lllUNITY PLANNING


AND DEVELOPMENT

HAROLD

HPF: lm

The information contained above

P.

is

FOSTER, DIRECTOR

considered

to be accurate however, there

qay be_--minor variations involved. A complete detailed tegal description


s on file in the Department of Community Planning and Developmet.
SEE LOCAIION I,IAP ON REVERSE SIDE.

.,'

1,

fff*il'i

SWENGEL.ROBBINS
Const ucto ts. C onsl u ct on ll

o ago

APRz

74't8 Easl Helm Drve


Scolfsdaro, Arizona 85260- 2:182
(602) 998-3950
t

lecou

(602.t 95

a{ f::r,

r,:$frn l\ $1

4 1986

I
o

..1
I

5"-' .o.
/-

Sv=^ fun",
Qa's 4n,

Apri 17, 1986


[:rle NO.

e49-020(c)0.s6

City of Las Vegas

400 East Stewart


Las Vegas. Nevada 89101

Attent i on:
Re

e:

fe

Ca

ci t
VTNETIAN

t00Tl{ILLS

PROJt:CT

i:iyTroi ogt-o erns

l,le have enclosed a copy

of a letter

front Janles M. Montgotner.y Cotsttlt.rt1

tngineers, Inc. regarding the Venetian Foothils hydrology nformation.

The data and recomrnended drainage concepts contained in the VeneLian


toothils Hydro'logy Report by James M. Montgomery Consulting Engineers, Inc.
have been incorpoiated into the Venetian Foothills Master Plan prepared by
A. Wayne Srni th and Associ at'es.

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

Ry, coNs u LT N( frNc r N rrE R.s, r NG.


te., Ncy(t. Aga I (tol 735-ttgt

. i rr<;or\r

rt Srr Artaue..lr

itcf^o
3.L!.o
tfta tr i 0..t

April4,

1986

Mr. Jaoee L. 8oads, P.E.


Assistat Dviion Maoager
Constructlon Manrge oent
Swcngel-Robbins

7{18 Eat Hclo Drive


Scottsdale, AZ 85260-382

Subject: VenetiFoothllsHydrology
Dear

Jio:

Tbc Vcaeti Foothills hydrology perforoed by Moatgomery l i cofornlncc


witb'thc Clk County Regional Flood Control Dtrict Mtc Pla r tle rate
plaa curreutly rtaads.
Very tnrly !rou.rs,

7"^i^/-/

Michr,cl J. Btgl/ad'tP.E.

lce

tLAtllllf,O

. . . eCAACl{

--

- Cllvlerrt

CITY OF LAS VEGAS

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. Dedicate all required right-of-way.


2. Install full off-site improvements conforming to City of Las Vegas Standards.'
and Specifications on all streets
OVER.ALL RECLASSIFICATION :

l.
2.

Combine
Same

Alta Drive

conditions as Phase I.

c..6r;)
R.L.S.
C. D.
PETERSON,

CDP/9rc

and Venitian Strada

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'.

site is acceptable, we do need to move forward with the paperwork as


.This
'Tg-!re pranning tb ue i tne aeiisn phai
ior-t'frre sr atlon by January,
1987, ready to begin constructio by rluly, lgSZ:

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

t'lay 23, 1986

l.tr. blitliam Peccole, et al


1348 Cashman Drive
Las Vegas, Nevda 89102

RE:

RECLASSIFICATION fJF PR0PERTY

Z-30:86
Dear Mr. Peccole:

negular meetry hgld Iu{ 7,1986, APPRoVED t'he


city councll at a
north of Sahara Avenue between
n"irssification of prprty genera'tiy-.l.ocated
(under-Resolution of
(Non-urban)
il;;. r,;i; n-nuiei ttiy;_rrom: N-u
(Residni'lal Pl anned Devel opnle;.r.t)
The

, 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

existlng Resolutions of Intent on this property'

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

street fmprovements-on Charleston Boulevard, Fort


4. Installation of
peccote Stra, Grand.Canyon Drlve, and Sahara Avenue as
Apache

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

I.AS VECAS, NEVADA 89101

(702) 386{11t

.t,Ii

liam Peccole'

\s siffcatlon of
23,

age -26.
7

l.

P 'ope

rty -

z-30-86

1986

CC&R,s shall be recorded which


the homeowners assoclation of

landscaplng

atlon.

shall be insta'led within the common-areafloodway channels


*i-aie ot a part of the golf course and shall be at the.expense of
Landscaplng

association.
Approval

of

Ue mintalned

in perpetuity

by the

homeowners

a Vaniance

for the resort related

cornmercal uses

n the

R-PD Zone.

10.

Conformance

Plan
Si

to the condltions of approval of the llaster Development

for Venetlan Foothllls.

ncerely,

W*,*,,,ffi
CAROL N{ HAWLEY

City
CAll:

cc:

by

in the common areas.


Any landscaplng lnstalted ln the publlc.streets shall be at the expense
otft deveioPr and sha'll be maintalned in perpetuity by the

ihe-.riopi n shatl

9.

provide for the continued maintenance

all

homeowners associ

8.

Clerk

jP

Dept.
Dept.
Dept.
Dept.

of Community Planning and Development


of Fire Servlces
of Public llorks
of Building and SafetY

Laird Development and Flood Contro

Wrllteu PEccoLE & AssoclATES


%"**"l^" / 89I02
I34B CASHMAN DR'VE. LAS VEGS, NEVADA

PHONE: (7O2) A7O-9931

ARRY A. MILLER
JAMES B. BAYNE
GREG S, GOORJIAN

'lay

27,

1986

Harold P. Foster

Department of Community Planning and Developernerit


City of Las Ve6as

RE: Plot Plan Review


Dear
Irle

2-30'86

Mr. Foster:

ask

that

you hold

Thank you,

Willian

Peccole

iten 2-30-86 until further notice'

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

l(ft f)iv f Slr)il

vf:tt

Ef

tt-

l.

l-*

witfrin*,600 fcct of thc btilding


_
3- Firc hydrarict [o be instl le'd in accordnce r*ith current f ire code

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.

lns5 not to'exceed 150'.

7.

Oed

8.

f.lininun turnn9 rdius

0.

t.ri

f.l5{, rrret requirenrents

9.

be <leterrnin:rJ wlten cottstruction plans

llydrnts re to s instal lcd and ch.rrgcd


truc t ion bcA ins

cons

---t#-

to

of 45'

6"

gate(sl shall be approved by the Fire Deparnent prior to


Said gates shall be a ninimum of l5 feet n nidthGates. shall be over n al I r+eather road surface. I\ny cha in or
ock'used to secure such gates shl no he no larqe:'than 3/8
of n inch in diameer.
Crash

fnstllation.

if private streets re to be nnud, nnres are to be checked


Aarnr 0ffice to el inrinate dup iiation

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';).
')

orr: llelqlrt Ol ltt lrl irrtSl t.yt,,,t n, ;!,rrr.iLr'ilr.t irrni


Lyl)e ol 'r)rlf Covt.'r'inr ; ttl1 qrr)ttttcl t'lo()r'S('(tirtr ftl()t..ltlr.'',r) rl'.:l Nrr
Tn.y (t(tIr:rnirrr: yt)trr r.,x,]t f i'r: l ltrr..' 1',''.
l,rvitt ,.. irrfi-,tiOrr

3. Ilrc r'rtrlrr ir',:rl f ir'r: f lrltr slt,r I I lrr'


.1

'

r.:rr; :j

l)n,lI rlr,.::.trr,l', tl
'.l 1,.,1' ,r,; r l',". l'..

,lrlui,",l tr

,tttl

,*,r i

l.rlrlr, , [. tltr, rur)Sr. r'('u:i)tr'

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

CITY of LAS VEGAS

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

trli I I iam Peccol e, ET AL


1348 Cashman Drve
Las Vegas, Nevada 89102

l.lr.

RE: Z-30-86 P.lot Plan

Review

Dear 1,1r. Peccol e:

for a Ptot Plan Review on property located on the north side


Avenue, west of Fort Apache Road, N-U Zone (under Reso'lutfon of

Your request

of

Sahaia

Intent to C-1),

was considered by

the Planning Cornnisson on l4ay 27'

The Panning Commissjon voted to hold ths item


requests it to be placed back on the agenda.
Sj

in

ABEYANCE

1986.

until the applicant

ncerey,

DEPARTI'IENT OF COI.INUNITY PLANNING


A1'D DEVELOPI.IINT

(,
HAROLD
HPF:

P.

FOSTTR. DTRECTOR,':i.-

erh

i
I

\
j'

t,

ctv.7@9

400

t.

STEWART

AVENUE

LAS VEGAS, NEVAIIA

89I01

(702) 38G6{r1I

o
DEPARTIIEI{T OF COITOIIITY PLA}ITI

APPLICATION SUBIITTAL

IIIG AXD

OEVELOP]IETIT

REQUI REI'IENTs

with the ltems lfsted below shall be required to provlde adequate


shal deternlne lf.additlonal
ttal informatlon for revlew. Staff and
comPlexitY of the proposal.
information ls needed baied on the nature ion
s hlohlv
I of thls ln
An aoooin tmpnt for subml
Conp liance
submi

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

A. Date of preparatlon and all dates of revision'


B. l{orth arrow and scale (the scale chosen should utize the full
slze of the sheet).

0
R

rf

0
E

ll

C,

catlon and the number and street

Property Boundarles:

(l)

G/

Define property boundarfes wlth heavy broken line.

(2) Indicate dlstance to nearest cross street(s).


(3) Identlfy and lbel adJoining and uses.
H. Total acreage (or sguare footage, lf less than two (?) acres)'

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.

owner, deveoper nd person

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-

Name, address and phone numbel"


prepared the map.

-'

Bui

lding Footprlnts:

(1) Stnw locatlon and outllne to scale of each proposed butding


or structure above gound.
(21
Clearly dlmenslon, , indlcating setback I ines to adJacent
' ..structures,
property llnes' parklng areas' etc.

dlmensloned
J. Parking: Alt parklng. roads and drlve areas to be clearly
and t fndlcte nuilber of parkng spaces, covered and uncovered

parkng, and pol.nts

of lngress and egress.

K.

Easements The wldth and approximate ocation of all eXlsting or


Droposed eaSements or rlghts-of-t{ay, whether for publc or prlvate
roas, dralnager sewers' or flood control purposes.

L.

Exlstlng Structures:

(1) Indicate all locatlons of structures not to be renoved and


show all dlmenslons to proposed lot ines.
(2).Show ocation and slze of any existing or proposed fences'
walls, etc'

f.

slze and locatlon of

all exlsting and proposed on-premises

slgnage.

--0\,ER--

AP2.

,r,'l

Arch

ou

tectural information

elevations for each sde of a'll propo s ed


(additonal eevatons incuding
wlthout
landscaping
bui'ldings
inicatns may be submftte-d but re not required) . llhere

(1) For new structures,

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,

(2) Typca floor plans for each f'loor.


Landscape Layout:

(l)

Anticipated number of

II

tndicate areas to be 'landscaped,

fully

dimensioned'

EmPloYees.

An application form and/or other required documents are to be submitted


to:

City of Las Vegas

Deprtment

of ornmunty Panning and Developnent


400 East Stewart Avenue
Las Vegas, Nevada 89101 Phone: (702) 386-6301

l
E

shall include the followinE:


A. A copy of deed subnitted for verification of
and

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:

(l) Plot Plan:

*
*

Folded

to approximately

Rolled (1 copY).

x 14" (6

8%"

copies),

(2) Elevations: Folded to approximatey 8t" x 14" (l copy)'


Roled

(l

copy)

(3) Floor Plans: Folded to approximately 8r" x. 14" (2 copies) '


nequireO ior all apartments, tondominiums, tonhouses, conrne^cjal
uses, and al' oiher proiects as requred b:v the Department
ofl Connunity Planning and Development'

***
THE

A BOVE

F
D

***

-.,
o &rA>7
fdiilT -nlFr
7 r,r,s
)il//3
*'tat-
ftr+l r-ty'/'lta/v5 F

AND HAS BEEN FOUllD:


PL0T PLAI'I HAS BEEI{ REVIE}IED
-

C0i4PLETE
IIOT CONPLETI

ADDI T

T'

FOR DEPARTI,IENT USE ONLY

I0IIAL

COl4l'IENTS

S'llJ"iJ'

rT,

BY STAFF (Note i ncomp

ro"3,lf

lete

'i

tens

IIEEDED

i'^

TEI4

ABEYANCE.

APPLICANT

I,I

LL

CORRECT DEFICITNCIES

AND SUBNiT ADOITIO}IAL DATA

DOCUIITEIITS BY

tApp'lT can

t's

r0
,

51gnture

(Date

(Da te)

AID/OR

o
23OO PASEO

ln,rdl

ts vtcs,

DEI PRADO, BUIIDING A. SUITC IOO' .,':


l.lEvADA b9102 PHONE: (702) 7&7550,' '
,.J

-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

of, the SoutheaEt Quarter


fhat oortlon of the South llalf (I./21
of the southeast Quarter
(sElr/4 i--r-lnE-souttt"aet Quarter' (g'81i4)
'8.;
ctty of 1as Vegas, clark
R.'Go
i. 21 8.,
(sErr/4
"-srf;;-6;
foLlows:
as
County , Nevada, .deeorlbed
cO.IMENCING

at ths

Squtheaet Cornar (SE.Cor.,

gf 99fd eeetloni

"i

jiiir;ii

;li i i ih: ;, i r,:ii:li:li:.''irsiili ll;;tl:iltu:l;


-,!li".rn3';f,3'il;;'io,n*'io3,o,liil.

Smsi;;,iru;

thence

ContalnLng 0.632 acreer'norE qf, leeg.


BAsTg OF BENIIICB

N,B9o4?|?ilE:,'

jiirjl

belng the Soutlr llne of, the Eoutheaat Quarter

H:"i*T'
3l hl
:,3il*ii"',,T;"
"*"3 Page 89'
of Recorde of Eunreye,

;"ii'io"H"l{"i

iaal r rtre 36

Refer to ReferencE ilo. 33?5.1

CONSUI.TING ENCINEERS

PTANNERS

SURVEYORS

tt-?3 - I

*..r,a.,.

u?^*, mReAN, sAt.E DEED


1I tr3.tg3 l'ltll3F
uAND^ PtcCOLt

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

ral J -:d!'l r lrrr

(SH /4} rf Scctirrn ll, lovnrhip 2O South'


fcing a ?orrion of thc Southycr {urrt,:r llcvad
fol lou :
Cour3y
C
lort

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
.G.
rr,.i"o'-I".i,,9o3rJr"
r.otl
66o.oo
E'r.
G

lllll I llc.

OF lll; l.^tlREll^
PECCOLS Allo LEAHN PECCOLE. co-TnusTEES
l. 9?6.
June
dted
1RUSS.
19?6
ro
urxn.pEct:oLe
rcioui
?ECCOLE A{tco. Lts^
l5' l9t9'
Fchru-rt

alteA
tE-Olt99t,
trut
gLLl.|
undrr
JO||5O!1,. IRUST8E
cn ILES
HARY cEtlE
AND
DollALD
rlc
vife.
ot[R1
d
onAI crcsott nd ltrttit'tiicsoi. iurbnd
19t6, \llERCAl{ cEl1RAl.
ltc DOlt^LD. lnuslEEs oF-fld--iiij'iS1 tc fir.ccabrr !0. sohsDY
nd
GllDSl'l
RD
l^lzs
nlc
lRIsl.
nEltnEllEBl
niontx

..LAUREtIA

PECGOI.E

AICO, LSA

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t|t

HAYOT BLT 6IARE

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,

t4r. l{illiam Peccole'

1986

ET AL

1348 Cashman Drive


Las Vegas, Nevada 89102

RE:

7-30-86

Dear

}lr.

Peccole:

generally ocated north of sahara


Your request for reclassification of property
r-u (under Resolution of
Avenue between ourango Drve an.-ilutBi ur,:, _from
c-l and c-v w.S considered

rnrenr to R-HHp,'"t::"n:,'-i) ;;- :i91,-'r-n,


;t-;il Pl-anning ommisson on April 22' 1986'
The Planning Commission unanimousy voted

l.

Resolution

to recommend APPRoVAL' subject to:

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.

elevations on each phase shatl


5. Plot plans and bui.din9
?ot approval prior to developnent'

be subnitted to

Itr-plnning-*iiin

-conti nued-

v-te9

t00 . STEW RT AVENUE

T I,{s VEGAS, NEV DA $l0l '

Qg:11386{ltl

//

l.lr. l.litliam Peccole'


RE: Z-30-86

f^..

April 30,

1986

Page Two

the continued maintenance by


shall be recorded which provide
fo.
'landscaping
the common areas.
in
i-nr,e**rs assocation of all
shall be at the exPense
7. Any landscaping installed in the.publc. streets
perpetuity by the homeowners

6.

CC6IR's

of the develpr

in

n stral be maitained

association.

B.

Landscaplng shall be lnstalled within the comnon area floodway channels


which are no'i-p.rt oi itre 90!f c.ourse- and shall be at the expense of
ifre- eveoper n,i shall be 'aintained in perpetuity by the homeowners
associ ation.

g.

Approval

of a Varance for the resort related cornercial

uses

in the R-PD

Zone,

10.

Conformance

for

to the conditions of

approval

of the l'laster Development

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,

DEPARTI{ENT OF CONI.IUNITY PLANNING


AND DEVELOPI.IENT

(
HAROLD

llPF: erh

cc

llestern Devcor, Inc.


4141 llorth Scottsdale Road
Scottsdale, Arizona 85251

P.

FOSTER, DIREC

Toy/

ot

,;;-"

ANNOTATED AGENDA AND

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

COM lsSlON AC1ON

Bughee

APPR0VEtt,

subject

between Durango

C-l

was covered

generaly locatecl nort'h

of Sahana Avenue

lr'ive and Hualpai l,lay


from N-tt (tnrlen Resolution of lntent to
R-Ml{P, R-2, R-3, R-PD7) to R-PD4' P-R'
and C-V.
Proposerl tlse: Patio Homes, Single
Fami

1Y, Multi-Fami lY.

0ffices, Commencial ,
Golf Course and Public
llses.

Staff

Recommendation: APPROVAL' sub.iect

to:

l.
2.
3.

Resolution

in the

appl i ca t i on

Previous teo.

fhis applicaton is the First


Phase of the Master DeveloPment
Pl an. Staff $loul d recommnd ..
approval . subject to the condl-

t i ons,

B0B MAYFIELD.

Vice President'

!'estern Devcor, appeared

and

icatjon.

cond i

ti

They

ons.

No one appeared

in

opposition.

cate 100 feet of rlght-of-way fon

Charlesion Boulevard, 100 feet of righ


of-way for Fort Apache Road. 40 feet
of night-of-way for Peccole Strarla'
80 feet of right-of-waY for Grand
Canyon Drlve and 75 foot half street

4. Installation of street

imProvements

on Charleston Boulevard, Fort Apache


Road. Peccole Stada, Grand Canyon

Drve anrl Sahara Avenue as required


by the Dvision of Land Development
of the Departflent of CommunitY
Plann'ing anr! DeveloPment.

5. Plot plans and elevatlons on each


shall be submitted to the
lanning Commission for aPProval
ohase

prlor to

MR. F0STER staterl th

the

are in agreement w'ith staff's

of Intent'

right-of-way for Sahara Avenue


together with the necessary radius
corners at the intensections of the
aforernentioned streets at time of
development as required bY the
Department of Pubic llorks.

6.

to

representerl the app

txpunge alI existing Resolutions of


Intent on this ProPertY.
lerl'l

1.6

EAST SEWART AVENUE

condi tions.
llnanimous'
(Kennedy excuserl)

Request fon

l9s6

develoPment.

shal be recorded wtt'lch


for the continued maintenance
by'the homeowners assoclation of all
landscapng in the common areas.
Any landscapng lnstaled in the
oublic streets shall be at the
CC&R's

provide

xpense

of the rleveloper and shall


in penpetuity by the

be mainta'inerl

homeonners associ ation.

To be heard by the CitY Council


on 5/7186.
(8:57-9:01 )

l'

ANNOTATED AGENDA AND

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

Landscaping sha'l be insta'led


common anea floodwaY
channels which are not a Part
of the golf course and shall

within the

be at the expense of the


developer and shal be maintalned

in

homeovrners

Approval of a Variance for the


nesort reatect commercia'l uses

in

10.

perpetutY bY the

ssoc { ati on .

the

R-PD Zone.

to the conditions of
of the l4aster Development

Conformance

aooroval

Pin for venetian Foothllls.


PR0TESTS: 0

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'

,--- - : "-'

April 14, 1986


l.lr.

lili I I i am Peccol e
1348 Cashman 0rive

Las Vegas, Nevada

RE:

89102

Z-30-86

Oear Appl icant:

Please be advised your request as referred to above rill be considered by


the City Planning Commission at its regular meeting on April 22, 1986.

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.

that you or your representative be'preseirt


Si nce re

y,

DEPARTI4ENT

0F

C0MI'IUNITY PLANNII'G

AN DEVELOPHTNT

/
HAROLD

P.

FOSTER, i)iRTCTOR

llPF: I n

Enclosure
cc

,ata

l,lestern Oevcor, lnc.

fil F' qrFw^Rt

^vnNt't

l( vtt:ac rrrr''r'

t
tl^\(,lj

ll I ErlANl
t.r tr it I

CtTY of LAS VEGAS

.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

April 14, 1986

l4r. l,t I I i am Peccol e


1348 Cashman Orive

Las Vegas, Nevada

RE:

89102

Z-30-86

Dear Appicant:

Please be advised your request as referred to above tril be considered by


the City Planning Cornmission at its regular meeting on April 22,1986-

This meeting will be held at 7:30 P.M. in the Council


400 East Ster*art Avenue, Las Vegas, Nevada.
The Planning Commission requires

at this meeting.

Chambers

of City

Ha1,

that you or your representaive be present


Sincerely,
DEPARTMENT OF COMMUIITY PLANNIN6

AI'ID DEYELOPI'IENT

/
HAROLD

P.

FOSTER, DIRECTOR

HPF: lm

Encl osure

cc:

lestern Devcor, Lnc.

LAS
(,

rtll
,.t.\

ctv.ltxtt

too C. STtwAR

AVTNU

tAS VIGAS, NVAOA tgr0t

(702 3860rt

NOTICE OF PUBLIC HEARING

April 22,

1986

is hereby given that on April 22, 1986 at 7:30 P.l'1. in t he Council


Chambers of City lla.|, 400 Eas Stewart Avenue, Las Vegas' Neva da, the City
Planning Conmission will hear the followng:
Notice

APPLICATION OF I.iLLIAI'I PECCOLE ET

z-30-86

AL

FOR RCLASSIFICATION

OF PROPERTY GENERALLY LOCATED NORTH OF SAHARA

AVENUE

BETI,IEEN DURI\NGO DRIVE AND HUALPAI I.IAY.

FRotl:

T0:

of Intent to

N-U

(NoN-URBAN) (under Resolution


R-t'lHP, R-2, R-3, R-pD7)

R-PD4

(Resdential Planned Devel opment )


(Professional Offices E Pa rki ng )
(Limited Commercal )
(Civic)

P-R

C-l
c-V
PR0P0SD

USE: PATI0 HOllES,

SINGLE FAMILY' t'lULTI FAI{ILY'

OFFTCES, COI,IIIIERCiAL, GOLF COURST AND PUBLIC


U5E5

Leqally described as portions of Sections


EaCt; ilDB&l.l

q!! -q,t

all interested

persons may appear before the City Planning Commission


person or by representative and obiect to or express approval of
the proposed reclassification or may, pror to this hearing, fle with the
Department of Community Planning and Development, written objections thereto
or approval thereof.
Any and

eilher in

DEPARTMENT OF COI4I{UNITY PLANI,IING

AND DEVELOP}IENT

}IAROLD

P.

FOSTER, DIRECTOR

HPF: I m

The informatlon contaned above is considered to be accurate; however, there


may be minor variations nvolved. A complete detaied legal descrption
s on file in the Department of Community Planning and Development.
SEE LOCATIOI I4AP ON REI/ERSE SIDE,

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

dated April l, I986 requested comments from this Departrnent prior^to


'9g6,
concernng th request o! !,liltiam Peccole, et al for the reclassifinprl il,
generaily bounded by Sahara Avenue, Durango Drjve.and Hualpia-l'lay
proprty
ctjon oi
P-R (Professional
f;*--U (onlUrUni to n-pb (Residential Planned Development),
(Civic)
gffices arld Parkingi, C-l (Limited tommercial) and C-V
your

memorandum

This Department requests that the fo'llowing be


PHASE

made

conditions

of granting this

request:

I:

l. t)edicat-e all required rlght-of-way.


Z. Install full off-ste fmprovements conforming to City of Las Vegas Standards
and Specifications on all streets.
OVER.ALL RECLASSIFICATION :

l.
2.
c'.

Combine
Same

rffi,")R.L.S,

CDP/grc

and Venitian Strada

conditions as Phase I.

c. D. PETERS0N,

3rv 7007

Alta Drive

into

one intersection.

I.AIL N0TICE: APRIL 10

1986

NOTICE OF PUBLIC HEARII{G

APRIL

Nofice

22,

1986

s hereby glven that on _ 4122189 at 730 P.ll. ln the council


of citv all, lo Eait sT-affi-ue;[as Vegas, Nevada, the Citv

Cumuru

Planning Conrnisilon

Z.30-86

will

hear the application of:

APPLICATION OF

}IIILIAM

PECCOLE ET

OF PROPERTY GENERALLY LOCATED

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

DEPARTI'IENT OF COHMUI{ITY PLANNNG


AND DEVELOPUET{T

HAROTD

P.

FOSTER, DTRECTOR

HPF: I m
CHECKED:
GEITZER

Inltial

&

date

t4-l

RECEPTIOI'IST

HEITKEMPER

!{ILLIAIIS
REYNOIOS
FOSTER

THIS FTLE .IUST.BE

RIIED TO LIIIDSEY

BY

Ltta6

ls considered to be accuratei ho*ever' there


vtrlatlons lnvolved. A coniplete detalled legal descriptlon
Jq.on file ln the Departlnt of Conmunity P'lanning and Oeveopment.
The infoimatibi contained above

nay be mnor

OII REVERSE SIDE.

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.

3. Fire hydrants to be instl lcd in .lccurd,lnce with current f ire

code

adopting ord innce.

Fire flow require,nents to le rleterrninc<l

re

submi

when construction pl.rns

tted.

5.

Hydrants re o be instal le<J an<l cltarrr:d wi lr w.tcr treforc


cons truc c i on beg i ns .

6.

t'lust meet requiremenCs of Uni forrn

l.

Dead end

B.
9.

llininrunr turning rdius

fire

anes not

to

Firc

Code.

exceed 150'

of 45'

6"

shall be approved by the Fire 0epart'ment prior o


Said gates shall be a minimum of l5 feet in width
Gtes shall be over an all weather road surface. Any chain or
locks used to secure such gates shall no he no larqer than 3/8
of n inch in diameter.
Crash gte(s)

instaliation.

lO. tf

private sreets are to be nam'ed, nnres are to be checked


0ffice to e iminate dup ication

by

Arnr

0I

ilt

l.

Provide [tris dcrar[ru:lt wiLlr irtl'ellrrrt.i<lrr or tlle,tv.'iltrlt'w.ttr'itt


p irnrrrotti,tij rlre of llrlil<l irto 1tr'rt.i r:r:l (rv.trlr rrr<tl",t;'', 1.

?_. 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. !lrr t'r',rtir'r:,1 i'ir'r'


4

I ltlrv ',ll.t I lr,' .t'.'.ril,ilr,'

ilr,t | ,j,..::.:t,1', rl rltl:'". t l,


,tr,.t 1.'". :', .

;.1 t,'t'

.:trrl

,:

,l i.llr trrrt',1. 'r'iirrllr' !tv,lr',tll

/l&/.L
ry'/,"

CITY OF'LAs VEGAS

,
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:

Z-30-86 UILIIAT.I PECCOLE ET AL


FR0t{: ll-U T0: R-PD, P-R' C-l'

This is concernng a request


property:

C-Y

for reclassification

on the following described

AREA GETIERATTY BOI'IIDED BY SAHARA AYEIIUE, DUR'I{GO DRIYE AI{D I{I'ALPAI }IAT.
PR0P0SED
IIOTE:

USE:

RESIDET{TIAL, 0FFICES' C0I''IERCIAL'

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.

PLEASE ADDRESS BOTH ISSUES SEPARATELY I{HETI I{AKII{G YOUR

colDtEt{Ts.

CITY PLANNING COl.ll.lISSI0N

MEETING: Aoril 22.

Your remarks regarding this application


be greatly appreciated.

wil

Pot Plan Attached: Yes


No

HPF: lm

Attachment

XX

prior to

1986

April 11, 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:

2-386 IIILLIAI PECCOLE ET At


FR0ll: tl-U T0: R-PD' P-R' G:l'

TO:

C-Y

Thfs is concerning a request for reclassification on the following described


property:
area generally bounded by Sahara Avenue, Durango Drive and Hualpai
.

Proposed

Use: Residential, Offices,

CITY PLANNING

I.IEETING: APriI 22' 1986


this application prior to Aprl 14, 1986

COMMTSSTON

Your remarks regarding


wil I be great'ly appreciated.

Plot Plan Attached:

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

acre Venetian Foothill's D;";;;;.svlev'|

'

"i:li!:?."il"0i,!1

Conceptual Master Plan.approval is requested


the entir_e-property. Zoning
approval is requesred foi'phase onu, *r,i"r, for
incrudes 5g5.2 acres south of
Charleston Boulevard.
The.Master Plan approval requested inctudes circuration,
rand use, and overail

;iit *";riri*riiy::in:"S;,#r ";f:*ii:,,l; o

center parcel. The zoning for a resorr, tnnis


.rI"i -rlJ s;ii
are also desired under a, R-Ro aesijnaion. "'rr"club,
"orrru
R-pD
category is requested,
at the direcrion of the pranning rt"ti, r-i'.liows the deveroper
frexibirity
'
and
the City design control.
Copies of the plans are attached as well as the
synopsis of the land uses.
Y_our

review and approval is respectfully requested, prease


do not hesitate

to contact me if you have any questions or eed tonal

ini;;;"";:-'

Sincerely,

J.d,Lx.e,d",u

March 26, 1986

Jackie L. Guthrie, AtCp

Planner

City of Las Vegas


Planning and Zning Commission

Attn: Haold Foster, planning Director

4uu tast stewart


Las Vegas, Nevada 89101

JLG/cl
Enclosures

f,-Tgy

Snilh & ssiaes lles . landscape,{rhitls


lual Hoad leupe. rizora gSZ 96:5

2120 South
PRNCIPALS

. .WAYNESM|TH .

JAESDALTON

JOSPHFERNANDES

ASSOCIAIES

. ooN cox .

WILLIAM FANcIs

JACKIE L. GUTHFI

r'

o
VENETIAN FOOTHLLS

PRELIMINARY DEVELOPMENT PLAN

MASTER PLAN

venetian Foothilts is a Master Planned community


comprising 1923.2 acres. The
Develqpment plan is conceptual ii nature and
ma
be,
revised through rhe course
of developrnenr ro accommodate markJt-.;g;'L they
occur. Ea-ch phase, as
it occurs, will be planned n et1, to me_er
neecls
and life styles of the
th;_;ryng
population at the time of developent.
Each Ph; wilr be processed rhrough the
City for review and approval,
venetian Foothills.is planned as a cohesive environment
that incorporates a varied,
mixed-use community around. sttng r"rJ.ntir".'-r-"nd
use patrerns are designed
-neighboringwith special attenton given to i-p"tibirity of
uses, traffic f row,
convenience and aesthetis. since the evetopni"n.'*ii-e
oason-r-utur. popularion,
industrial and commerciat needs; te regionil anJ
of services and city of.Las vee ian rise g;"1; ;illtt grornth patterns, av.ailability
b* anatyzed. As the population
erpansion of the area is realiied, tt, n'?I qirir"v
continue' The devefopment plan fr V.enetian F;"ill;;'is residential communiries will
designed ro meet rhe current
and long-range needs'of the mtrpolitun ir"-*iL"xiulty
to rssure rhat future
market changes will be met.

Allowing for a variety of mixed land uses


.with open sp.3ce, the development ptan
a living/working
suitable fr a overse population. lnctuded
in this varietv of ind ur"r" "**."nt
i* lg-h-ii :;"t whictr aie the focat point
of the development, along with
"i"a-108
acre
shopping area
that win enhance the chalactei anal.nriv ste"ieserve_fo,
"...gionat iit", totuning
approximately 11 aq.es are reserved, withi-venlii*roJtnlp;;
4
of the two proposed school sites.
";;;;;i part< being located ar each
has created

PHAS OT{E

Phase one, located south of charleston Boulevard


comprises 5g5.2 acres
land uses as shown in the following treakdownl

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

to uryin g a""ritirih;i;r; sty res.

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.

Design and exterior appearance of the businesses located


compatible with the residential areas sumounding them.

in these areas will

be

Commercial

Basic support facilities required by the residentiat community are designed to be


all locations in the development.

easily accessible from

Golf Course/Ooen Soace

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

of school./park sites. School population projections are attached.

Other Land Uses

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

Design, Architecture, and Landscape standards will be established for the


&velopment. A Design Review Committee will review and approve all plans for

parcel development in Venetian Foothills.


Codes, Covenants and Restrictions
quality of development.

will be established to guarantee the contnued

o
LAND USE SUMMARY
PHASE ONE

VENETIAN FOOTHILLS
Parce
1

Acres

Land Use

21.8

Custom Single Family


Custom Single Family
Single Family

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

Density with Open Space & Golf Course

6.4
3.7

1796

o
LAND USE SUMMARY
FUTURE PHASES

VENETIAN FOOTHILLS

Land Use

Acres

Custom Single Family


Single Family

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

Open Space/Golf Course

Right

of

Way

Future Phases Total

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

LAND USE SUMMARY


MASTER PLAN

VENTIAN FOOTHILLS

!-and Use

Acres

Custorn Single Family


Single Family

110.6

571.3

4.5

Patio Home

24.9

Townhouse

63.6

4.5
8.0
18.0

Mu

lti-Family

Regional Shopping Center


Commercia

85.3
106.

73.8

Off ice

105.3

Employment

131.0

Special Use

16. s

Resort

40.6

Open SpacelGoft Course

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.

STUDENT POPULATION PROJECTIONS

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

1515 East Mssoun Avenue


Surte 1)
Phoeru4 Arzon 85014

\Vaane Smrth,,& Assocates

PREPARED BY:

Tnple Fivc Devement Group Ccnral, Ltd"


Sute 900, Captal Plecc
nW - 110 Succt
Edmonton, Albcta
Cauada T5I( 2L9
(403) 482:t8W

Q2)

Peccole Trust
2300 \ilest Sahara Avenuc
Box 17, Suite 870
Las Vegas, Ncvada 891(12

Tho Peccolc Ranc.h Partncrship:

PREPARED FOR:.

A Mastq PlAmendntatt and

ilIASTER PI.AI{

PEC1CTE RANCXI

a'l

r......

General Plan Conformance

....

..

....17

.... .... .. 16

.., o .... .. 16

.............. ..
.......

... ....

.. i .. . .. ...

Quality of Derlopment . . . . r . . . . . .

DevelopmentPlan -PhaseTwo .

r..

.,

..............

PhasgTwo -Pgccolg Ranch

.Approved Peccole Ranch

Introduction - Peccole Ranch Overall Master

.....

Page

.
MasterPlan Comparison: Proposedpeccole RanchVs. ......... ,.

plan

TABTE OF COI{TENTS

Phase One - Home Builders

Erhibit G

StudentPopulationProjections

... ......,

r o.

19

L4

13

,..,,20

Ind Use Data - Overall Master Plan . . . . . . . . . . . . . .

Ind Use Data - Phase Two

Roadway Plan and Cross Sections

Sections

Exhibit F

Cros

Roadway Plan and

Exhibit E

Destination Resort Casino Site Plan . . . . . . . . . . . . . . . 11

r....,

Exhibit D

..,..........,........r

AreaPlan

Plan . . . . 4

xhibit C

Proposed Peccole Ranch Partnership Master

Approved Peccole Ranch Patnenhip Master Plan Zlgg, s

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

$rrr lati Gtta

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-

b!!t!a t tbct tbr F l


l a arfraa !a!r

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

parcel was altercd from the

riu.oud aouunuty Comnerqal


\-

,il

g frorr ." ci.q *?-"iu piori tt-tauon

Phase Two rs the 199

I acrc golf courso and open spac

10

ati*u'o-'oG;lt'-'i;-;;;hroughoutwrthth,i3;liffir:iffi

ofi rts ;",t-b"ndar' pas*s and atrve


ffi:J'i;r#;i'Fli*
recreahonal areas wrll be prouded, and resrdents.*ru- t,

ri.#i:L*.,$:tr:#dr*#rriffiffi

A focal Pomt of Peccolc Ranch

lJffiff

Rcsort*tii;d;lito'r**

L.topogratbv,--,.p*,;ritstne*.""t#:tirHffi

9pen Spa ad Dainagc

tffi

it

spcoalty rcstaurant and bar area. Grcst anenes rv o.r


nsc-oi"o.nt golf
couc' tcnns facrlrtrcs, fitness center,
sarrrJarnc
rms a nurscry and
Ir.loty
srammug pool.
D
olplgc
uustrates
ih"'
.otcrparcd
srte layout and
Pglrl
character for the rcsorr-casno.
Th Feccote ih
thc.beauty of the descn sunoundrog rrntrnrng se

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

cpllegtor and R-Part Boulevard.

A 56'0 acre desnaon resort'casno srtc ts located at thc Eterscctron of an ,oterral

"oit

bc
sewiccs requued Uy td
*ppon
and oEce areas compnsc a totar of g3 5

frdylg9

Aduonal nergbborhood commcrcral/office arcas ae locatcd


pronde cy acccss and butrer les rncnsc land uscs"-'r. at ntcrsection nodes to

--'

cvtdenccd aom a rerrew of the Area Plan (Erhbrt


c, page)which deprcts thc crrrcnt
tack of cormerenl cgnters, ano thJpoteiu uiu-rr"":uon of
the vCcant rcsrdentral
lands from Joncs Boulcrard *crt to riuatpi;t

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\

Peccole Ranch Resort

f'r<tlc l{nch
lbrtncnhip

LS VECAS. I.JEVD.A

i-

i)

FXHIB|T

D :l

Phase

fW

Raonfng Applhaion

February 6, 1990

1515 East Mssoun Avcnue


Sute 100
Phoenu, Arzona 85014
(602) 234.3474

V/ayne Sruth,, & Associates

PREPARED BY:

(403) 482-7800

Tnple Fivc Devcment Group Gental, Ltd"


Sute 900, Captal Placc
- 110 Strcct
Edmonto, Alborta
Canda T5l( 2L9

(72) 87t-?J

Peccole Tnst
2300 lVcst Sahara Avenuc
Box 17, Suite 870
Las Vcgas, Ncvada 891(}2

The Peccolc Ranc.h Partncrship:

PREPARED FOR:.

A Mastq PIot Amentq.t and

ilIASTER PT^AI{

PEClllCIE RANCTI

&t

....., r... r r.............

r. I

Ea

General Plan &nformance

DevemgntPlan -PhaseTwo . . . ...

t7

..... . r .... .. .... .... . . 16


Qual of Derment .........,. ........,.... i... t...... 16

PhasgTwo -PeccolgRanch.....

Mter Plan Comparison: Proposed Peccole Ranch Vs.


.Approved Peccole Ranch

Introduction - Peccole Ranch Overall Master Plan

TABIE OF CONTENTS

Plan . . . . 4

Phase One - Home Builders

Exhibit G

Student Population Projectiolls

... r. . . . t . . r . . . . .,.20

I-and Use Data - Overall Master Plan . . . . . . . . . . . . . . 19

Ind Use Data - Phe Two

Roadway Plan and Cross Sections

Exhibit F

13

Roadway Plan and Cross Sections

Extribit E

Destination Resort Casino Site Plan . . . . . . . . . . . . . . . 11

xhibit
Area Plan

Approved Peccole Ranch Partnership Master Plan 2lgg, s

Proposed Peccole Ranch Partnership Master

Pase

C
Exttibit D

Exhibit B

ribit

E)ffiIBMS

L.

wtth thc pmaous pprwd wenll Peccole Rrtdt Mastq Pl t dtortssr5


those land uses proposed m the Phase Two dcvebpment of Pwnle Ranrh

Peccole Rancb

s located wrthrn the northwest and southwcst gronrth arcas of thc Is


Vcg Metropolttan Arca (Enhht page 2), and bas an-exccllent tmcdstancc
rclatrclshrp to sunoudrng support servces, emplomcnt ccnters, and nansportation
gctwork rncludrng Mcarran Interonal Arrport. Thrs parucular arca of tc Vallcy
has becn cxpcncncrng a raprd grovth ratc as demonstrted by those dcvcmcnts
occlrnng q tbe Pcccolc Rancb vicrnrty such as Canyon Gatg Summcrhn, and Thc
Ikes. Plannrng cffor for tbesc planncd" coEmuuues promotc viablo grouftb,
lompaubdtty lnth adaccnt uscs, and a cornmrtment to qualrty. It s thrs trcud that
becamc the basrs of a Plan that would mautan flenbrlrty to accommodste frhre
marlct changcs The proposcd Pla s conccptual rn nature to allow detuled plannrng
at thc ttme of developmcnt In thrs way the hfestyles of the anuopated populCuon can
bc met The physrcal charactcr of Peccole Ranch s cnhancebi re hrgber elevauon
than thc rest of thc Oty Vrcws of thc surroundmg morutas proude a rrsually
pleasant backdrop and thc cvenng hghts of downtown L:s Vcgas are in the drstant vreur.

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

INIRODUSTION . PECEOIE RAI{CH OI/ERAIL MASIER PIAI{

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

nrea Netghborhood Commorctat

Snopplng O'sntsr Locations

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

OVERATL MASTER, PIAI{ @MPARISON:


PROPOSED PECCOT RAI.ICH IISTER PII{ VS.
APPRO\IED PECCOTE RAI'ICH lvfASfER PLAI'I

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.

nergbbonng uscs for smootb transorun& crculaon Patterns, convercnce and


aesihetrcs.'An cxtensrve 253 acrc golf coune and lncar oPen sPac systcn uandng
througout the communrty prondela posruve focal pont whle creang a mcchansm
to bandle drainage flows.

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

SITE DATA- PHASE

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

East Mrssouil Sule 100


Phognr Ar?ona B50,1 r602l 234-3474

a. Wyno Smlth &

Surl 900, Caprlut pt6ce


9707-1t0 Strest
Edmonto. Albfta T5K2L9 403,482-7800

Peccole Ranch
Partnership

MASTER PLAN

r716.J

GBANC TOIAI.

13..
1143.i

FUTUR Ph,\SES OIAT

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

Orarnagel Open Sfrace

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

s anrrcntly ugdef dc-vclopnnt and antlqpated for compleuon during the


early 199s. Four sruglc famrl-y subdrusron plas hae been recored thc Otfand
several others are rnproqs. Ifrastnstrue for-Phase One s antiopated for compicuon
b.y Spnng 1990. Pbasg One u pogres$ng as planncd and s ancipated to contrnue
development to mcet the dcnnd fr bousrag altcnatrves wrth suppr@g commercal
arcas Exhbrt G on page 7 tdcnufies thosc homc burtdcrs orrritty acve rn Phase

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

il81 tCiEAOl tl ilxll

.r

ra

ac

EXHIBIT G

ol,r 0

$0 o0

am

t lJl-J

Aa llora lloll lla-ta?a

$tt rti Fc.t-

!r

qI

Peccole Ranch
Partnership

n ct

!.r

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ar

t tt

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PHASEl.HOMEBUILDERS

llrl

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It ta

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otLY

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f.r lo abm Fcf Alaoll fcrt


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ob a

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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

planned as a destaoo g,iu

Thc rcrcrt casrno

r.iott * q*rn-,illr-itrfr tr"-"Jsnon to'o

Spa ad Drainagc

i't

thc 199I acrc golf coursc and opcn space

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

lJffi:ff ril.ffi i:L*',$:ffi

A focal Pomt of Peccolc Rancb

Opn

ffi

sc

*-.'n#ii;iffiJlffi

thc.beauty of the desen s,rno*Aogs, marntanrng


toposapi *-,opr;ts tue

ffi1g:Hhl',:1iiH:r"'rt,"r,"ffi
ilfi r
charastcr for thc rcsort-cas'oo. Ttrc Fcccore i"nh
R.sort,ibffidr'.rorr*

spcoalty rcstaurant and bar arcas. Gucst ancnres."y


oroe ,iitdJ"*nt gotf

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

56'0 acre desnabon resort'casno $t rs located at


thc rutersccon of an rntemal
collestor and Rampart Boulevard.h; b"d.ry
pa,rccl was altcrcd from thc

i;T* 'vss?

Ad'dtronal nergbborhood comncrcraVofficg


arcas ae located at utersectlon nodes to
pronde casy aaccss and bufrcr lcs rnicnsc ran
uscl-iore parcels wll accommodate
basc slppon faotrlrc1g! servis -equucd
by theisrJnu co'm,'ty commercral
\'a
and oEce areas compnsc a totar of s a.,s rn

rop.v;i:*'

evtdenced from a rcuelv of tbc Aea Plan (Ex!rht-c,


page)which deprcts thc c'rrent
lack of cornmercral ctrters! *d tdp"t-eruql urbaza-uon
of the vCcant resrdentral
tands from Joncs Boure'ard *.rt t

t[.
t--r

f;

RI)RTSITE PI,AN
I'R()rtaT DAT,1

1l

s{r

{:(r,

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8Fr&
tr,

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^\ltUl
It \(1t\ tflrl
AtM
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Peccole Ranch Resort


L{q vEcAs. {glADA

f]

f'r<tlc ltnch

l'rtncFhip

irltli^-.,
SXHIB{T

D lr

spacc.

open

H:fHfj

.t

ds

; i;o

t2

!$

Plase TTvo of the. propoed pcccole Ranca Mter plan


appronmatc 33.1
addrtronal acres allolrcd
g9u. cou *a t""ie*ays. Th9 druonI-;e."t;
lorand dntnng
accomnodatcs a clubhouse
rage centray locatcd withrn thc rolf ooruse
a.nd sungu$'nq rcsrdcntnl commuurt|. rusc iJatur
*r ;tr"';..dtffo *ooo
staylng at the adacent destrnatron rcsrt-casino

9: lft"

p"ffti;f Bo*f.it
,rE
rrtigot rrrr

South of Charlcstou Boulcrad, drqnage flows througb thc r+ashcs


rrhally cnter thc srte
Ftwo locaons atoqg the western bouiaary
second
(cfs)' an movc rn a-cast/uortheaq anecu'o;
"t ";t;rsotl'Ji;"ti-iort c ,oro
drunage was whrch f,onr north.toily
dr-,b.
rcservor at a rate of appronmately 1,600
Non of Charlesion-ffofu"r an offsttg-flov of 2"000
to!.olno ptqcgt Turs storm *"ti*lu b" .gfltajtr tu.
golf counc untrl rt rcachcs Ranpan goolarrar4 *ril- tliu go,r
tlrousi a channcl
adacent p thc comrerqal centr to th A"g.il-ark *in"corrsc
Mr. Ted Robrnson, renwvnerrgotf co'rsc acrtect the golf courc has
lo^l$
4*,by
LeGn qcslg[cd rn conluncon mtb cxtstEg draibage.fcatrres
tb site.-Thc cstgn of
the golf counc has bien ustnmental rn piesernnfi tuJ oatut9n
e.baracter of thc lad and
erslhng drarnagc on and through thc propcny.

"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

tbroughout tht open

;c
;

wallways (sec Exhrbrts E and F on nagcs 13 and 14). The


nrnoundrng conmuty as
wcll as proect resrdents.may.usc th open spaq
to avel to nergbborng arcas
inclu4'"8 e+stJ Pak In adrtron, re'cteatu rsicm
fipi*rrots th
tblcs,
rasradas and oleasrng tyater featurci wrll b tocat'rnI..*o
s
g;tdt-g
erE:
located
'EDvs rer'Ye 61sr

Glt
-

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il

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Ex}lE

Ranch

AIID CRO88 SECrN8

&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

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l-01-10

fir

A*tlaqrl/d

&ASgOClElt

rp

A VAYNESIfrr}l

le

NOADWAY PLAN AT{D GRO88 8ECIOT{g

O(I,Lclm mADW

lltt
iGqttfxnrliow
^lioml

mtrliwl
n^rciliotEwtr

!n

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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.

All landscapng along ateral roads (Cbarleston Boulerrar{ Sahara Avenuc,


and Fort Apachc Road) and wrthn rtcrnal boulevards.

Entry trcatmcnts, mcludng landscapm& water featres, specral pavement, and


pfoJect srgs.

Open Space devement and landseaprng

Rougb grade of all parcels

Dehvcry of water, swer, telephonc, and powcr to all parccls.

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

Full street tmprovenetrts for rntcmal collcctor $trcots ad

Street and uuhues are anrrcntly undcr constnstion

'

Thc Peccolc Ranch Partnershrp s thc land dcveer for Peccole Ranch and wrll assumo
thc responshlrty of the follonng:

DEI/EX,oPMENT PI.A}T - PTIASE TWO

chiangrng market demands

Plan dlsigncd

at tbe tmc of au

''

t7

Proudc for thc connurng devclopment of a drverse s'rstcm of opcn spaco.

sennces.

of largc parcels under srngle ownershp rn the


grounh are
the
C-rty to- ennu a desrable Lvin! cnrnronmnt and
9f
matomum eftciency and savrnp n thc provisron of newuHic facrlrties and

Provrdcfor"actvrtycc-ntcqasalogcalcncctrEauonofdcvementneach
community-area o"f Fc_Crry t9 cncouragc economtg soc{al-and phical
utaLty, and expand thc lcvei of scrnces. -

hornde for an efEcient, ordcr and complemcntary vanety of land rses.

'r Enctruage thc mster planung

proposcd Plan-u in conformance wrth the fouowing-iras


99]_.19p*la
.Spcofically, thc
Vegas General Pl p[annrng Gurdelnes:

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

GENERAL PTAI{ @NFORMANCE

Note

NET

r8

duftc

45 du/ac

?.4.0

7.0 du/ac

DENSIIT

Overall densty based upon all areas except RO.IV

9964

13,1

Elementary School

TOTAL

60.4

ztt6

56.0

t943

Rrgbtof-lVay

Golf Corrse Drarnage

Resort-Casno

Commercral/Office

60.0

401.0

Single-Family

Mulu-Famrly

AC,RHS

LAI.D USE

PTIASE TITIO

I.AI.D USE DATA

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

Golf Coruse/Open Space/Drunage

560

Ln5

Resort-Casuo

Ncrgbborhood Gonmcrcia{Office

(Commcrcial Officc, Multr-Fanrly)

7556

105.36

Mulu-Famrly

Mxcd Use Vrllage Couter

729.49

NET
ACBES

Snglc Fauly

9uaJJsE

DATA

OVERAL;L II4ASTER PLAI.I

TI.TD USE

PECCOLE RAI.ICH

20.0 - 35.0 du/ac

8.0 - 24.0 du/ac

4.0 - 8.0 du/ac

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

STT,'DENT POPIJI.TION PROJECNONS

PECOLE RA{CTI

2,942

6?4

641

1,67

MASTER PT-AT

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.AS TTEGAS

--

ILb
D

rEb&il$
abab-

Paftnershi

Peccole Ranch

1.

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ANGEL PARKg3.OO2

(702)

3769 HOW^RD HUGHES PARICWAYfO


tt vEGAs, Ngr'AoA 89r0e

CELLULAR ONE

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lllll HERRICK
[T[T[
IIIII ARCHTECTURE

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To the Attention: Mavor Goodman and Citv Council. City Attornev. City Manaqer, City Planninq Commission

and Director of Planninq

Subiect: Opposed to GPA-63599. ZON-63601. M0D-63600, DIR-63602

Related to Badlands Golf Course

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.

Unprecedented High Density lmpacts

in the Established

Queensridge Master Planned Residential

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.

c. Build 60 houses on the rest of the Badlands

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.

2. Protecting the Queensridge Master Planned Community


a.

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

operating at as much as 151% of capacity.


Therefore, both the local roads and schools will be incapable of absorbing the population and traffic from the
3,020 units and 7,000 population from this proposed development.
No Protection for Queensridge Residents. The proposed development agreement submitted by the developer
years later.
is one-sided and lacking protections for Queensridge residents/owners and can be easily amended

We urge denial of GPA-63599 Generat Plan Amendment and Applications ZON'63601, MOD'63600, DIR'63602
-\i

rrnitted at Planning Commission

Date

flpl^"^21'&6
'y'!p16

Te/L6/ <-

Petition opposing GPA-63599, zoN-o3o0i, Mo0.63600 and 0tR.63602


Signature

Printed Name

rF ,--

/l-(

^nl cr4r\/ I cp
(

---

Address

)_.

-lJNe Ler4'

2,

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NM(fuh

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Lln. .ll[*vo ':z / l. & r;t-tYa'- r.-'
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.

PETITION OPPOSING GP4.63599, ZON-63601,MO0.63600 and DIR'63602

A,/4/

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Address

Prnted Name

Signature

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lnt lnd Ctu*,ri* '>1r.

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Petition opposing GPA-63599, zoN-63601, MoD-03600 and 0rR.63602


Signature

Printed Name

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Spectacutar View of Eadlands Golf Course from Tudor Park

QUEENSRIDGE

Orrrcn oF THE Ctrv Arronxnv


BRADFORD R. JERBIC
CITY ATTORNEY

!.

Yui- '

LASVECAS, NEVADA

April 12,2Ot6

Todd L. Moody
Hutchison & Steffen
L0080 W. Alta Drive #200
Las Vegas, Nevada 89145

ATTORN EY-CLI ENT PRIVI LEGED

Dear Todd

of March 29,2016, wherein you seek legal review of a potential


conflict involving applications on the agenda of the Planning Commission to rezone property and modify
the development agreement for Queensridge and Badlands golf course, The following advice is limited
to the facts contained herein.
I have reviewed your email

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'"

subrnitfed at pranning commission

n^tC|TY

oF

LAS VECAS,

4es S. MAIN STREEI

LAS VEGAS,

NEVDA 8e101

(702) 22e-65e0

?fuf tb wn

//-3<

. FAX(7Wijf,^n

OOy

Todd L. Moody
Hutchison & Steffen
April L2,20L6
Page 2

not have a pecuniary interest in any matter


Applying the law to the facts, it is clear that you
(1)(b).
un er
relating to Queensridge or Badlands golf club. Therefore, no con
I next address whether you have a commitment in your private capacity to the interests of
others, specifically members of your law firm who may have a financial interest in the building housing
your law offices or Mr. Bayne. lt seems clear that you have a professional commitment to your law firm
and all who serve it. I believe that it s unclear whether the proposed development agreement will have
a positive, negative or neutral effect on surrounding land uses. However, any effect on the value of the
re or less than for a
land and buildi
housi
the
other business or
up rn
e area Therefore, no conflict exists under NRS.28 1A(1Xc) and NRS 2814(4X2)

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

Agenda Item No.: 11.

AGENDA SUMMARY PAGE - PLANNING


SPECIAL PLANNING COMMISSION MEETING OF: OCTOBER 18, 2016
DEPARTMENT: PLANNING
DIRECTOR:
TOM PERRIGO
Consent
Discussion
SUBJECT:
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) [PRJ-62226]. Staff
recommends APPROVAL.
C.C.:
PROTESTS RECEIVED BEFORE:

APPROVALS RECEIVED BEFORE:

Planning Commission Mtg.

25

Planning Commission Mtg.

88

City Council Meeting

City Council Meeting

RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps - ZON-62392 and SDR-62393 [PRJ-62226]
3. Supporting Documentation

Consistent with the Citys


sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.

ZON-62392

ZON-62392

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Agenda Item No.: 12.

AGENDA SUMMARY PAGE - PLANNING


SPECIAL PLANNING COMMISSION MEETING OF: OCTOBER 18, 2016
DEPARTMENT: PLANNING
DIRECTOR:
TOM PERRIGO
Consent
Discussion
SUBJECT:
ABEYANCE - SDR-62393 - SITE DEVELOPMENT PLAN REVIEW RELATED TO GPA62387 AND ZON-62392 - 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 has NO RECOMMENDATION.
C.C.:
PROTESTS RECEIVED BEFORE:

APPROVALS RECEIVED BEFORE:

Planning Commission Mtg.

25

Planning Commission Mtg.

88

City Council Meeting

City Council Meeting

RECOMMENDATION:
Staff recommends APPROVAL subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation

Consistent with the Citys


sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.

SDR-62393

SDR-62393

SDR 62393
Seventy Acres, LLC

SWC Alta Drive and Rampart Boulevard


Proposed 720 unit multi-family residential development.
Proposed Use
Average Daily Traffic (ADT)
AM Peak Hour

6.65
APARTMENT [DWELL]

PM Peak Hour

720

0.51
0.62

4,788
367
446

Existing traffic on all nearby streets:


Alta Drive
Average Daily Traffic (ADT)
PM Peak Hour (heaviest 60 minutes)

13,388
1,071

Rampart Boulevard
Average Daily Traffic (ADT)
PM Peak Hour (heaviest 60 minutes)

45,325
3,626

Traffic Capacity of adjacent streets:


Alta Drive
Rampart Boulevard

Adjacent Street ADT Capacity


34,500
51,800

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.

Agenda Item No.: 13.

AGENDA SUMMARY PAGE - PLANNING


SPECIAL PLANNING COMMISSION MEETING OF: OCTOBER 18, 2016
DEPARTMENT: PLANNING
DIRECTOR:
TOM PERRIGO
SUBJECT:
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