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REVISIONS/RESORT HOTEL LAS VEGAS BLVD S/TROPICANA AVE
(TITLE 30)
PUBLIC HEARING
APP. NUMBER/OWNER/DESCRIPTION OF REQUEST
UC-0944-05 TROPICANA ENTERPRISES:
USE PERMITS for the following: 1) increase the approved number of rooms; 2) increase the casino and related areas; 3) increase heights of the hotel towers; 4) all other associated accessory buildings, structures, and support facilities and uses including back-of-house areas, offices, retail areas, convention and meeting rooms, and showrooms; and 5) deviate from development standards.
DEVIATIONS for the following: 1) reduce on-site parking; 2) reduce the height setback ratio; 3) permit an encroachment into airspace; and 4) permit all other deviations as depicted per plans on file all in conjunction with an existing resort hotel.
DESIGN REVIEW for additions and revisions, and provide more detailed architectural elements to previous approvals for an existing resort hotel (Tropicana) on a portion of 33.7 acres in an H-1 (Limited Resort and Apartment) Zone within the MUD-1 Overlay District.
Generally located on the southeast corner of Tropicana Avenue and Las Vegas Boulevard South within Paradise. RR/lo/jl
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RELATED INFORMATION:
APN:
162-28-101-001
USE PERMITS:
1. Increase the number of rooms to 2,750 rooms where 2,550 rooms were previously approved (an increase of 200 rooms) (a 7.8% increase).
2. Increase the square footage of the casino and related public areas and back-of-house and relates areas to 880,000 square feet where 720,000 square feet was previously approved (a 22.2% addition).
3. Increase the height of the hotel towers to 470 feet where 430 feet was previously approved (a 9.3% addition).
4. Permit all other associated accessory buildings, structures and support facilities and uses including back of house areas, offices, retail areas, convention and meeting rooms, and showrooms.
5. Deviate from development standards.
DEVIATIONS:
1. Reduce on-site parking to 3,881 parking spaces where 5,227 parking spaces are required (a 25.8% reduction) for this portion of the resort where a 25% reduction was previously approved for the entire site.
2 a. Reduce the required 1:3 height setback ratio adjacent to street frontages for portions of the building on the Las Vegas Boulevard South frontage to 61 feet where a 138.3 foot setback is required and where 32 feet was previously approved, and where 112 feet was required.
b. Reduce the 1:3 building setback ratio adjacent to street frontages for portions of the building on the Las Vegas Boulevard South frontage to 125 feet where a 138.3 foot setback is required, and where 24 feet was previously approved where 112 feet was required.
c. Reduce the required 1:3 height setback ratio adjacent to street frontages for portions of the building along the Tropicana Avenue frontage to 16 feet where a 58.3 foot setback is required and where 54 feet was previously approved, and where 58 feet was required.
d. Reduce the required 1:3 height setback ratio adjacent to street frontages for portions of the building along the Tropicana Avenue frontage to 47 feet where a 58.3 foot setback is required and where 54 feet was previously approved, and where 58 feet was required.
3. Permit an encroachment into the airspace.
4. Permit all other deviations as depicted per plans on file.
MASTER PLAN/LAND USE GUIDE:
WINCHESTER/PARADISE - UP TO COMMERCIAL TOURIST
BACKGROUND:
Project Description
The proposed plans are revisions and additions to previous additions to the Tropicana Resort/Hotel. The applicant wishes to retain the previous approvals since this request deals primarily with the northern portion of the parcel and site. Both the northern and southern portions of the site were approved for additions to the resort, this request however, does not include or address the southern portion of the site. These proposed revisions will add 200 more rooms to the 2,550 rooms approved for this portion of the property which is intended to be Phase I of the revisions to the existing resort. Additionally, the square footage of the public and back-of-house areas was increased to 880,000 square feet. Access to the subject portion of the resort is from Las Vegas Boulevard South on the west property line, with secondary access from Tropicana Avenue on the north property line to a new porte cochere on the east side of the buildings. Elevation plans depict a modern architectural style consisting of pre-cast concrete panels with metal-mesh fabric for the columns with glass curtain wall systems and glass panels on the lower floors, and painted pre-cast concrete panels on the parking structures. A total of 3,891 parking spaces are provided where the waiver requested allows 3,881 parking spaces and 5,227 parking spaces are required per code for this phase of the project.
The landscaping plans provided depicts the previously approved landscaping along the street frontage which included off-set sidewalks along the street frontage and reflect elements of the pedestrian realm for mixed-uses and projects located in the Mixed-Use Overlay District. The landscaping could further be enhanced by incorporating additional elements and amenities within the proposed landscaping area. The previously approved plans for the entire site depicted a replacement of the north portion of the existing Tropicana Resort. The south portion of the site will retain the existing 820 hotel rooms and 116,000 square feet of the existing building area for a new total of 3,370 hotel rooms and 836,000 square feet of building area. Parking provided for the entire site was 3,891 parking spaces for the northern portion of the site, along with 1,220 parking spaces on the existing south portion for a total of 5,111 parking spaces when the additions and revisions are completed.
Prior Land Use Requests
UC-0537-04 approved previous additions and revisions for the existing resort in September 2003. UC-0710-99 was approved in June 1999 for a special events building, reduced parking, increased sign area, and temporary outdoor promotional activities on this property. Since the 1950s, a multitude of other land use applications have been approved on this site.
Surrounding Zoning and Land Use
To the north across Tropicana Avenue is the MGM Grand Resort zoned H-1. To the south is an off-site parking lot for the Excalibur Resort. Properties to the east include an H-1 zoned hotel and a C-2 zoned motel. To the west across Las Vegas Boulevard South are the Excalibur and Luxor Resorts zoned H-1.
STANDARDS FOR APPROVAL:
The applicant shall demonstrate that the proposed request meets the goals and purposes of Title 30.
PRELIMINARY STAFF CONDITIONS:
Analysis
Current Planning
This application is for additions and revisions for a portion of previous request to upgrade the existing Tropicana Resort. The request allows the upgrade of the resort in phases since the application is for revisions and additions to the northern portion of the site. Other resorts along the resort corridor have been re-built or remodeled over the past years resulting in an enhancement of adjacent resort properties and the entire resort corridor and the Las Vegas Strip. Staff finds this request to be compatible with the uses in the area and the resort corridor.
Department of Aviation
Applicant acknowledges that the Planning Commission or Board of County Commissioners may delay action on this land-use application until a valid FAA airspace determination has been received and the Department of Aviation has had an opportunity to review the determination.
Staff Recommendation
Approval.
If this request is approved, the Board and/or Commission finds that the application is consistent with the standards and purpose enumerated in the Comprehensive Plan, Title 30, and/or the Nevada Revised Statutes.
Current Planning
Subject to enhancing the landscape plans with additional elements of the pedestrian realm of the mixed-use code per Title 30.48 (Part J); and all applicable standard conditions for this application type. Applicant is advised that approval of this application does not constitute or imply approval of a liquor or gaming license or any other County issued permits, licenses or approvals; approval of this use permit only approves any relaxed standards that depart from the development and improvement standards required by Title 30 provided such relaxed standards completely comply with the approved plans on file; any change in circumstances or regulations may be justification for the denial of an extension of time; and that this application must commence within 2 years of approval date or it will expire.
Civil Engineering
Updating traffic study and compliance.
Department of Aviation
Applicant shall file FAA Form 7460-1 Notice of Proposed Construction or Alteration, prior to final action by the Board of County Commissioners or Planning Commission. As required by Section 30.48.120 of the Clark County Unified Development Code, receive either a permit from the Director of Aviation or a variance from the Airport Hazard Areas Board of Adjustment (AHABA) prior to construction; no building permits will be released for the project prior to the Department of Aviation notifying Zoning Plan Check that the applicant has received all necessary airspace approvals. Applicant is advised that the FAA's determination is advisory in nature and does not guarantee the Director's permit or an AHABA variance will be approved; and that a standard condition of approval for a Director's permit or an AHABA variance is the granting of an avigation easement.
TAB/CAC:
APPROVALS:
PROTESTS:
APPLICANT: Tropicana Enterprises
CONTACT: Greg Borgel, 300 South 4th Street #1500, Las Vegas, NV 89101
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