# 12 ) SPR-02-16 PATRIOT APARTMENTS NLV SITE PLAN ...

# 12 ) SPR-02-16 PATRIOT APARTMENTS NLV

SITE PLAN REVIEW PUBLIC HEARING

STAFF REPORT

To: Planning Commission Meeting date: December 14, 2016 Item: SPR-02-16 Prepared By: Marc Jordan GENERAL INFORMATION: Applicant: Fix Development

Owner: Colonial Realty LP

Requested Action: Approval of a site plan for a 699-unit multi-family

apartment complex Parcel(s): 123-30-601-013, 123-30-601-014, and 123-30-

601-015

Lot area: 28.61+ acres Comprehensive Plan: Multi-Family Location: Northwest corner of Tropical Parkway and Lamb

Boulevard . Existing land use and zoning: Undeveloped; R-3, Multi-Family Residential

District Surrounding land use and zoning: North: Undeveloped (Proposed Casino and

Hotel); C-2, General Commercial District West: Single Family Residential; R-1, Single Family Low Density District East: Single Family Residential; PUD, Planned Unit Development District South: Single Family Residential and Undeveloped; PUD, Planned Unit Development District, and C-1 Neighborhood Commercial District

BACKGROUND INFORMATION: The applicant is requesting approval of a major site plan with the intent to develop a 699-unit multi-family apartment complex at a density of 24.43 dwelling unit per acre. According to the site plan, 19, three story buildings (not including the clubhouse) are proposed. Four different building sizes are proposed within this development. Starting with the smallest building and working up to the largest building, each building would contain either 24 units, 36 units, 48 units, or 75 dwelling units. In addition, according to the site plan and floor plan, the following is proposed:

One Bedroom: 312 units Approximately 800 square feet in size Two Bedroom 339 units Approximately 1,000 square feet in size Three Bedroom 48 units Approximately 1,200 square feet in size

According to the letter of intent, the proposed development is primarily designed for veterans and active duty service members and their families. Furthermore, the applicant intents to set aside a portion of the units to house family members who have family members recovering at the VA hospital. The applicant has also indicated that apartment units will also be available for rental by the general public. The applicant has also indicated in their letter of intent the desire to provide benefits to the veterans who reside within the development. Those benefits include physical therapy, counseling, mobile medical/dental services, transportation, and support services. (Note: These services may require the applicant to request a special use permit for Accessory Convenience Uses.) The applicant has indicated that four (4) building types would be provided to meet the “village cluster” theme. Building Type “A” would consist of a stucco exterior and a tile roof. The building is further divided by the use of a brick façade for portions of the building and colonnades over the stairs to the dwelling units. Building Type “B” also incorporates the use of tile roof, and a stucco exterior with varying paint colors. In addition, the building would incorporate a brick façade for various portions of the building. Building Type “C” is a different design featuring a tile roof, with a stucco exterior and varying colors. This building also contains angled roof elements for various portions of the roof and over the stairs to the dwelling units. Building Type “D” consists of a more contemporary design with a flat roof. This building would also consist of a stucco exterior and various paint colors to break up the façade of the building. Each building would be approximately 30 feet in height with a mean height of 35 feet for the buildings with a pitched roof. The site plan shows an arrangement of buildings surrounding the perimeter (street frontages) and open space areas within the center of the development. The main entrance is located next to Lamb Boulevard with additional entrances on Tropical Parkway and Azure Avenue. The clubhouse is located at the main entrance on Lamb Boulevard. Twenty feet of perimeter landscaping between the fence and Tropical Parkway and Lamb Boulevard has been shown on the site plan. In addition, 15 feet of perimeter landscaping is shown next to Azure Avenue. A detached sidewalk is also shown next to all three street frontages.

The required open space for a development consisting of 699 apartment units is 279,600 square feet (400 square feet per dwelling unit). At least 75 percent (209,700 square feet) of the required open space shall be usable for recreation. Perimeter landscaping, parking areas, and ornamental landscaped areas less than 20 feet in width cannot be counted toward the required open space. According to the site plan, the applicant is proposing to exceed the required open space and is providing approximately 286,116 square feet. The primary open space area is located at the main entrance, where the clubhouse, uncovered patio, swimming pool, spa, and basketball court is located. Another large open space is also proposed within the center of the development where another swimming pool, spa, covered and uncovered patio, canopies, restrooms, and large open/play area is proposed. Additional open space areas are located throughout the site and surrounding the buildings. These areas also contain children play areas, a pavilion structure, open play areas, and walking paths with benches. According to the site plan, 1,442 parking spaces area proposed within this development. The required parking based upon the number of one-bedroom, two-bedroom, or three or more bedroom units, and guest parking is 1,441 parking spaces. Furthermore, one covered parking space per dwelling unit is required. The site plan demonstrates compliance with the parking requirements. In addition, the required covered parking spaces are located next to the west and north property lines and near each building to meet the needs of the tenants. The land use designation and zoning for the subject site was changed in 2011. On September 21, 2011, the City Council approved an amendment (AMP-03-11) to the Comprehensive Plan, amending the land use designation from Mixed Use Commercial to Multi-Family, which allows up to 25 dwelling units per acre. In addition, on the same date, the City Council reclassified (ZN-01-11, Ordinance 2596) the subject site from the PUD, Planned Unit Development District to its current zoning of R-3, Multi-Family Residential District. (Note: The previous PUD, Planned Unit Development District consisted of approximately 337 multi-family dwelling units, and 158,682 square feet of commercial and office space.) Furthermore, on October 12, 2011, the Planning Commission approved a site plan review (SPR-09-11) for a 438 multi-family complex on the subject site. In addition, on November 13, 2013, the Planning Commission approved an extension of time for the proposed development. Lastly, and more recently, on November 10, 2015, the Planning Commission approved a second request for an extension of time. The latest extension of time is due to expire on October 12, 2017. In 2015, the applicant originally filed a request (SPR-04-15) for a site plan review for the proposed development. The request was scheduled for Planning Commission consideration on August 12, 2015. However, prior to the scheduled hearing, the applicant withdrew their request from consideration. The proposed site plan review appears to be the same as originally requested last year.

(Note: While the site plan and landscaping plan has been drawn to the scale shown on each plan, the plans were copied incorrectly where the scale does not match up to the drawings. However, it does appear that all setbacks, landscaped buffers, etc., meet the minimum Title 17 requirements.) DEPARTMENT COMMENTS: Public Works: Please see the attached memorandum. Fire Prevention: Please see the attached memorandum. Building Division: No comment. Police Department: The North Las Vegas Police Department has no issues

with this application and recommends approval ANALYSIS: The applicant has met with staff of several occasions and attended a formal Task Force (TF-15-15) meeting with staff on June 25, 2015. As a result, the applicant has made amendments to the originally proposed site plan to meet the design standards for multi-family complexes. The proposed site plan is in general compliance with the standards for multi-family developments with a couple of minor exceptions. For developments containing 300 or more units, separate “village cluster” architectural themes are required for each 200 units or portion thereof. Therefore, four (4) “village clusters” are required for the proposed development. The subject site is essentially divided into three (3) areas. The area located north of the main entrance on Lamb Boulevard contains the clubhouse and eight (8) buildings consisting of 228 dwelling units. The area south of the main entrance on Lamb Boulevard and east of the entrance on Tropical Parkway consist of five (5) buildings with two different architectural styles. This portion of the development contains 207 dwelling units, and because of the two architectural styles it can be considered as two (2) “village clusters.” The remaining area, west of the entrance on Tropical Parkway contains six (6) buildings, consisting of 264 dwelling units. While two of the “village clusters” contain more than 200 dwelling units, staff has no objections with the number of dwelling units proposed within each “village cluster.” The Multi-Family Design Standards require well landscaped small area parking lots containing spaces for 80 vehicles or less. The applicant has achieved this by providing additional landscaped diamonds within the parking rows where two parking spaces face each other. Typically, landscaped diamonds are required for every four (4) parking spaces. However, the applicant has proposed to provide landscaped diamonds for every three (3) parking spaces in a row. These added diamonds in addition to the landscaping at the end of the parking rows help break up the parking lot into smaller parking areas through the use of landscaping. Staff has no objections to this method.

The site plan demonstrates a children’s play structure within the center of the apartment buildings located near Tropical Parkway and Lamb Boulevard. This children’s play should contain a shade remada/canopy with EPDM resilient fall protection. The applicant has provided a landscaping plan for the proposed development. While the landscaping plan appears to comply with the Zoning Ordinance, a more detail review of the landscaping plan will be performed at the time building permits are required. Approval Criteria: In considering applications for site plan approval under this Code, the City staff in the case of a minor site plan, and the Planning Commission in the case of a major site plan, shall consider the following. Site plans shall only be approved if: (1) The site plan is consistent with the comprehensive master plan; (2) The site plan is consistent with any previously approved subdivision plat, planned

development, or any other precedent plan or land use approval as applicable; (3) The site plan complies with all applicable development and design standards set

forth in the Code, including but not limited to the provisions in Chapter 17.16, Zoning Districts, Chapter 17.20, Use Regulations, and Chapter 17.24, Development Standards;

(4) Any significant adverse impacts reasonably anticipated to result from the use will be

mitigated or offset to the maximum extent practicable; (5) The development proposed in the plan and its general location is or will be

compatible with the character of surrounding land uses; and (6) The development can be adequately served by City services including but not

limited to roads, water, and wastewater. RECOMMENDATION: The Community Development and Compliance Department recommends that SPR-02-16 be approved subject to the following conditions: Planning and Zoning: 1. That, unless otherwise approved through a variance, waiver or other approved

method, this development shall comply with all applicable codes and ordinances.

2. The children’s play structure shall also have EPDM resilient fall protection at the base of the structure and surrounding the structure. Furthermore, a shade remada/canopy shall be provided over the play structure.

Public Works Department:

3. All known geologic hazards shall be shown on the civil improvement plans. Geological hazards such as fault lines or fissures affecting residential structures may substantially alter the proposed building layout and require the submission of a revised site plan 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.

4. Approval of a drainage study is required prior to submittal of the civil improvement

plans. 5. 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 his designee.

6. The public street geometrics, width of over-pave and thickness of the pavement

sections will be determined by the Department of Public Works. 7. 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; a queuing analysis may be required.

8. 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. Tropical Parkway b. Azure Avenue c. Lamb Blvd (sidewalk)

9. Right-of-way dedication and construction of a CAT bus turn-out is required on

Tropical Parkway near Lamb Boulevard per the Uniform Standard Drawings for Public Works’ Construction Off-Site Improvements Drawing Number 234.1.

10. The developer is required to construct a raised median within Tropical Parkway. At

the west end of the project, the existing left turn pocket within Tropical Parkway shall be removed and replaced with a concrete median. The median shall be constructed per Clark County Area Uniform Standard Drawing numbers 218 PCC and 219 “A” type island curb.

11. Building numbering shall be in accordance with the North Las Vegas Street Naming

and Address Assignment Standards.

12. The property owner is required to grant a public pedestrian access easement for sidewalk located within a common element when that sidewalk is providing public access adjacent to the right-of-way.

13. A revocable encroachment permit for landscaping within the public right of way is

required. 14. Appropriate 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.

15. All off-site improvements must be completed prior to final inspection of the first

building. 16. Commercial driveways are to be constructed in accordance with Clark County Area

Uniform Standard Drawing number 222.1, including throat depths. Driveway widths are subject to review by the City Traffic Engineer and must comply with the Fire Department’s minimum requirements.

17. The property owner is required to grant a roadway easement for commercial

driveway(s). ATTACHMENTS: Public Works Memorandum Fire Prevention Memorandum Letter of Intent Site Plan Open Space Calculation Plan Preliminary Landscape Plan Floor Plans Building Elevations Clark County Assessor’s Map Location and Zoning Map