#7) ZN-09-16
FOREFRONT TOWNHOMES
PUD, PLANNED UNIT DEVELOPMENT
TO PUD, PLANNED UNIT DEVELOPMENT DISTRICT
PUBLIC HEARING
STAFF REPORT
To:
Planning Commission
Item: ZN-09-16
Meeting date: August 10, 2016
Prepared by: Robert Eastman
GENERAL INFORMATION:
Applicant:
Forefront Development
Property Owner(s):
Patrick Higgins
Requested Action:
Amending an existing PUD, Planned Unit
Development District
Purpose:
To develop the site with 80 multifamily homes
Location:
Approximately 310 feet north of Azure Avenue
and 260 feet west of North 5th Street
Parcel Number(s)
124-27-504-002, 004, & 006
Lot Area:
7.50  acres
Comprehensive Plan:
Mixed-Use Commercial
Existing land use and zoning:
Undeveloped; PUD, Planned Unit Development
District
Surrounding land use and zoning:
North: Multi-Family; R-4, High Density
Residential District
West: Undeveloped and Church; R-3, MultiFamily Residential and R-E, Ranch Estates
Districts
East: Multi-Family; R-3, Multi-Family Residential
District
South: Single-Family Residential; PUD, Planned
Unit Development District
BACKGROUND INFORMATION:
The applicant is requesting Planning Commission consideration to modify an existing PUD,
Planned Unit Development to allow an 80-unit multi-family development. The previous
PUD was approved for a 90-unit multi-family development. The Comprehensive Plan Land
Use designation for the subject site is Mixed-Use Commercial. The applicant intends to
develop the site with 20 lots, each proposed lot will contain a four-plex.
The principal difference between the proposed development and the currently approved
development is that proposed plan will create 20 individual lots, each containing one multifamily building. This requires a private street and changes to the mapping. The previously
approved development contained 19 apartment buildings on one large parcel. Because
access to individual lots was not needed, the developer created drive aisles instead of an
internal street.
The proposed density of the development is 10.7 dwelling units per acre. With this
reclassification to develop the site as a PUD, Planning Unit Development District the
applicant is proposing to use a traditional private residential street with twenty residential
lots and one common lot. The common lot contains the swimming pool and a portion of
the required open space. Access to the site is from a proposed drive off of Regena
Avenue. Every two lots shares a common driveway, which allows access to eight units
located between the two lots. Each unit has a two car garage. Generally guest parking is
located to the rear of the individual lot with additional guest parking located in the cul-desac and in the common lot by the pool.
With this development the applicant is proposing a total of 35,670 square feet of open
space. The open space is contained in a small central park / swimming pool area that is
12,557 square feet and ten open space areas, ranging in size from 744 square feet to
7,922 square feet, located between the buildings and along the perimeter. The applicant is
requesting to use to allow the open space arrangement that is proposed. The proposed
open space plan is one that typically would be used with a traditional apartment complex.
With individual lots, each lot should contain 1,600 square feet of open space. The
applicant has instead aggregated the open space somewhat with the pool area and the
smaller open space areas that cross property lines and overlap the residential parcels.
The applicant is proposing 20 feet of landscaping, including the sidewalk, along Regena
Avenue and Azure Avenue with a twenty five foot landscaping and sidewalk area adjacent
to North 5th Street. The applicant is proposing to comply with the development standards
of the R-2, District which include the following setbacks for the twenty individual lots:
Front:
Rear:
Side:
Corner Side:
20 feet
15 feet
5 feet
10 feet
Also on the agenda is the associated tentative map (T-1384).
DEPARTMENT COMMENTS:
Public Works:
Please see the attached memorandum.
Fire Department:
Please see the attached memorandum.
Police Department:
The North Las Vegas Police Department has
no concerns with this request and
recommends approval.
ANALYSIS:
In general the PUD is in compliance with the Title 17 standards and the comprehensive
plan, therefore approval is warranted. The applicant is required to meet the open space
requirements of the PUD, Planned Unit Development zoning district. The requirement for
this proposal is 400 square feet per dwelling unit (32,000 square feet). The applicant has
provided 35,670 square feet and is in compliance with the open space requirements. The
preliminary development plan does not have any amenities within the open space, except
for the pool. At a minimum the pool should also contain a restroom/changing facility and a
shaded canopy. Detailed amenity plans will be addressed with the Final Development
Plan.
As the site contains individual lots, each lot must comply with the setbacks of the proposed
PUD. Each lot does meet the setback requirements. However not all of lots provide the
ten feet of buffering landscaping around the perimeter, lots 17 and 18 are deficient.
One concern is the trash containers. The site plan does not have a centralized dumpster.
Therefore, it appears the applicant intends to use individual containers from Republic
Services. That will add 160 trash and recycling containers to the street on trash day. The
final development plan should depict a screened location for the storage of the trash and
recycling containers for each unit. This is relatively minor, but should be addressed with
the Final Development Plan.
The streets are labeled as private and the development will be gated. The proposed
private streets will be 37 feet wide, back of curb to back of curb, with a five (5) foot
sidewalk along both sides of the street, and appear to be in compliance. The proposed
development incorporates an existing public right-of-way, extending north from Azure
Avenue that must be vacated prior to development of the site.
The applicant has submitted building elevations for the development. The plans depict a
painted stucco exterior with concrete roof tiles. There are some minimal pop-outs around a
few of the windows and a beltline between the first and second stories. Patios are shown
on the floor plan, but are not depicted on the elevations, nor are the drawings scaled so
conformance with the private open standards cannot be verified. In general, the submitted
plans are in compliance with the multi-family design standards. However, a complete
package of plans depicting the elevations and floor plans will be required with the final
development plan.
The Clark County School District as submitted a memorandum, and is neutral about the
proposed PUD. But, stated that Legacy High School is over capacity. The proposed
development will add five high school students, which will increase the capacity problem of
the high school.
RECOMMENDATION:
The Community Development and Compliance Department recommends that ZN-09-16 be
approved and forwarded to the City Council subject to the following conditions:
Planning and Zoning:
1.
Unless expressly, authorized through a variance, waiver or another method,
development shall comply with all applicable codes and ordinances.
2.
That the number of units shall not exceed 80 multi-family homes.
3.
That the perimeter walls /fences be owned and maintained by the homeowner’s
association.
4.
The central park shall contain at a minimum the following elements: swimming
pool; restrooms; shade trees; shade structure with picnic table (1); benches (2);
and trash receptacles (2).
5.
That a 10 foot landscaped buffer area be provided on all sides of the property.
The landscaping shall include 24-inch box trees planted 20 feet on center and
shrubs that provide a 50% ground cover within 2 years of planting.
Public Works:
6.
All known geologic hazards shall be shown on the preliminary development plan,
tentative map and the civil improvement plans. Geological hazards such as fault
lines or fissures affecting residential structures may substantially alter the
tentative map layout and require the submission of a revised tentative map
which must be approved by the City prior to final approval of the civil
improvement plans. The footprint of proposed structures shall be plotted on all
lots impacted by faults and/or fissures and a minimum width of five (5) feet shall
be provided from the edge of any proposed structure to the nearest fault and/or
fissure.
7.
Approval of a drainage study is required prior to submittal of the civil
improvement plans.
8.
All local facilities and street centerline grades must be constructed in
conformance with the City of North Las Vegas’ North Neighborhood Flood
Control Master Plan, or as otherwise approved by the Director of Public Works
or her designee.
9.
Approval of a traffic study is required prior to submittal of the civil improvement
plans. Please contact Traffic Engineering at 633-2676 to request a scope.
10.
Emergency access driveways shall be constructed per Clark County Area
Uniform Standard Drawing No. 226.S1.
11.
Interior local residential streets shall be designed per Clark County Area Uniform
Standard Drawing No. 206.S1 Option A.
12.
The proposed driveway at the subdivision entrance shall be constructed in
accordance with Clark County Area Uniform Standard Drawing numbers 225
and 222.1, including throat depths.
13.
The public street geometrics, width of over-pave and thickness of the pavement
sections will be determined by the Department of Public Works.
14.
Sixty (60) foot minor residential collector streets shall be designed and
constructed per the City of North Las Vegas 60' Standard Street Section with
Offset Sidewalk.
15.
Dedication and construction of the following streets and/or half streets is
required per the Master Plan of Streets and Highways and/or City of North Las
Vegas Municipal Code section 16.24.100:
a.
Regena Ave
b.
Azure Ave
c.
North 5th St
16.
North 5th Street shall be designed in accordance with the City of North Las
Vegas Uniform Standard Drawings for North 5th Street Improvements.
17.
All development along North 5th Street shall provide a twenty foot landscape and
pedestrian access easement/common element adjacent to the right-of-way.
Conformance will require modifications to the site plan which may result in fewer
lots.
18.
The civil improvement plans for the project shall include schedule 40 PVC fiber
optic conduit along North 5th Street.
19.
The property owner is required to grant roadway easements where public and
private streets intersect.
20.
All common elements shall be labeled and are to be maintained by the Home
Owners Association.
21.
A revocable encroachment permit for landscaping within the public right of way
is required.
22.
The street names shall be in accordance with the North Las Vegas Street
Naming and Address Assignment Standards and must be approved by the City
of Las Vegas Central Fire Alarm Office.
23.
Proposed residential driveway slopes shall not exceed twelve percent (12%).
24.
All off-site improvements must be completed prior to final inspection of the first
building.
25.
Appropriate subdivision mapping is required to complete this project. All
mapping shall be in compliance with NRS Chapter 278 and the City of North Las
Vegas Municipal Code and associated Master Plans in effect at the time of
subdivision and/or parcel map approval.
Conformance may require
modifications to the site.
26.
All Nevada Energy easements, appurtenances, lines and poles must be shown
and shall be located entirely within the perimeter landscape area of this
development. Distribution lines, existing or proposed, shall be placed
underground if impacted by the proposed development of the parcel or if the
pole impedes upon the proper ADA clearances for sidewalk. Under no
circumstances will new down guy wires be permitted.
27.
The applicant must apply for a vacation of public right-of-way (APN 124-27-599010). Should the subject vacation be denied, this application shall be null and
void.
ATTACHMENTS:
Public Works Memorandum
Fire Department Memorandum
School Development Tracking Form
Letter of Intent
Ordinance 2191
Assessor’s Parcel Map
Preliminary Development Plan
Proposed Tentative Map
Floor Plans & Elevations
Location & Zoning Map