# 21 ) FDP-03-17
ROSE GARDENS
FINAL DEVELOPMENT PLAN
STAFF REPORT
To: Planning Commission
Item: FDP-03-17
Meeting date:
Prepared by:
February 8, 2017
Marc Jordan
GENERAL INFORMATION:
Applicant:
Robert Feibleman, Nevada H.A.N.D., Inc.
Owner:
Southern Nevada Regional Housing Authority
Requested action:
Approval of a final development plan
Purpose:
To develop the site with 120 senior apartment
units
Location:
1731 Yale Street (Southwest
Tonopah Avenue and Yale Street)
Parcel Number(s):
139-22-802-002
Lot area:
2.75 ± acres
Comprehensive Plan:
Downtown Business District
Existing land use and zoning:
Undeveloped;
PUD/PID,
Planned
Development
District/Planned
Development District
Surrounding land use and zoning:
North: Residential and Park; R-A/R-2,
Redevelopment
Area/Medium
Density
Residential Sub-District
West: Senior Apartments and Undeveloped,
PUD, Planned Unit Development District
East: Senior Apartments and Undeveloped; RA/R-2, Redevelopment Area/Medium Density
Residential Sub-District
South: Senior Apartments, and Park, PUD,
Planned Unit Development District and R-A/R2, Redevelopment Area/Medium Density
Residential Sub-District
corner
of
Unit
Infill
BACKGROUND INFORMATION:
The applicant is requesting Planning Commission consideration for a final development
plan for a 120 senior apartment complex. The subject site was recently approved to be
reclassified to the PUD/PID, Planned Unit Development District/Planned Infill
Development District by the City Council per Ordinance 2781 (ZN-16-16) on December
21, 2016.
According to the final development plan, the applicant is proposing to develop the
subject site with one, four-story building at a height of approximately 47 feet. The
proposed building would be setback approximately 15 feet from the property line
adjacent to both Tonopah Avenue and Yale Street. The applicant has also shown that
the building would be setback from the west and south property lines by approximately
61 feet and 86 feet, respectively. In addition, the applicant is proposing a parking lot
setback of five (5) from the west and south property lines, and approximately 15 feet
from the north and east property lines.
The final development plan shows the proposed building to be located essentially within
the center of the site with parking on three sides of the building. Access to the site is
provided by one main entrance next to Yale Street, with emergency access next to
Tonopah Avenue. Ninety (90) parking spaces have been provided, which includes nine
(9) compact parking spaces and one (1) parking space for a shuttle bus. The final
development plan also shows that 40 covered parking spaces, close to the building will
be provided.
According to the notes on the final development plan, approximately 26,852 square feet
of open space has been provided, where 24,000 square feet is required. Open spaces
areas are shown both inside and outside of the building. The primary open space is
shown in a centralized area with a dog run, outside patio area, walking path, benches,
and a seating area with tables. Additional open space areas are shown along the south
side of the building and would consist of raised gardens and a BBQ area; and a
common area inside the building.
According to the building elevations, the building would primarily consist of a stucco
exterior, painted in three (3) different earth tone colors. A combination of a concrete tile
pitched roof, and parapet roof with a cornice element are also proposed. Additional trim
would also be placed around the windows. Each unit would incorporate an average 53
square foot patio or balcony.
DEPARTMENT COMMENTS:
Public Works Department:
Please see the attached memorandum.
Fire Department:
No comment.
Police Department:
The North Las Vegas Police Department has
no issues with this application and
recommends approval.
ANALYSIS:
The final development plan is consistent with the approved preliminary development
plan. Minor amendments have been made to the building footprint in the area of the
centralized open space area; the indoor common area; and an additional entry to the
front of the building. In addition, the outside trash collection area has been removed
and is now incorporated within the building.
Building elevations are also consistent with the building elevations submitted with the
rezoning application with the exception of minor changes. Minor changes show the
additional entrance on the east side of the building, and additional windows.
The applicant has also submitted a landscaping plan as part of the final development
plan. In reviewing the landscaping plan, staff would consider the landscape plan as
conceptual. There are a few areas, such as the landscaped buffer areas on the west
and south property lines, and the landscaped areas between the fence and building that
do not contain the required 50 percent ground coverage. However, this is a minor issue
and can be corrected and reviewed when the applicant files for a building permit.
RECOMMENDATION:
The Community Development and Compliance Department recommends that FDP-0317 be approved subject to the following conditions:
(Note: This item is required to be forwarded to the Redevelopment Agency for final
consideration.)
Planning and Zoning:
1.
That, unless expressly authorized through a variance, waiver or another
approved method, this development shall comply with all applicable codes and
ordinances.
2.
This Final Development Plan shall comply with all conditions of approval per
Ordinance 2781 (ZN-16-16).
3.
All landscaped areas shall be landscaped in compliance with the landscaping
requirements of Title 17.
ATTACHMENTS:
Public Works Memorandum
Ordinance 2781 (ZN-16-16)
Letter of Intent
Site Plan
Landscaping Plan
Building Elevations
Clark County Assessors Map
Location and Zoning Map