RESORT HOTEL/RESORT las vegas blvd s/harmon ave
APP. NUMBER/OWNER/DESCRIPTION OF REQUEST
UC-0013-06 BELLAGIO LLC ET AL:
USE PERMITS for the following: 1) a 16,797,000 square foot resort hotel consisting of a maximum of 62 story, resort hotel/casino with of 4,100 rooms; 2) 2,290 resort and hotel condominiums; 3) public areas including all casino areas, showrooms, live entertainment areas, shopping center areas, indoor and outdoor dining areas, offices, meeting and convention areas, back-of-house areas, and parking garages/structures; 4) kitchens within the rooms; 5) associated accessory and incidental commercial uses, buildings, structures, and other uses; 6) increase the height of the high-rise towers; and 7) deviations from development standards.
DEVIATIONS for the following: 1) reduce the height setback ratio adjacent to an arterial street (Las Vegas Boulevard South); 2) reduce on-site parking requirements; 3) reduce loading areas; 4) encroachment into airspace; and 5) all other deviations as shown on plans in file.
WAIVERS OF DEVELOPMENT STANDARDS for the following: 1) reduce the front setbacks along Las Vegas Boulevard South; 2) reduce the side setbacks along Harmon Avenue; and 3) reduce setbacks from rights-of-way for decorative fences/barricades, architectural features, porte cochere, and a private on-site people mover system (tram).
DESIGN REVIEWS for the following: 1) a resort hotel; 2) resort condominium towers; 3) 800 hotel rooms within two boutique hotel towers; 4) hotel condominiums; 5) shopping center areas; 6) high-rise resort hotel, resort condominium, hotel condominium, and hotel towers with associated mid-rise and low rise buildings; 7) private on-site people-mover system (tram) with stations; 8) pedestrian bridges; and 9) all other accessory and incidental buildings and structures on 76.0 acres in an H-1 (Limited Resort and Apartment) Zone within the MUD-1 Overlay District.
Generally located on the west side of Las Vegas Boulevard South, the north and south sides of Harmon Avenue and east of Frank Sinatra Drive within Paradise. RR/lo/ka
162-20-501-005; 162-20-603-010 thru 012; 162-20-701-004 thru 006, 017, 019, 021, & 022
1. Permit a maximum 62 story, 4,100 rooms resort hotel/casino.
2. Permit 1,240 resort condominiums units within 4 high-rise towers.
3. Permit all public areas including casino areas, showrooms, live entertainment areas, shopping center areas, indoor and outdoor dining areas, offices, meeting and convention areas, back-of-house areas, and parking garages/structures.
4. Permit kitchens within the rooms;
5. Permit all associated accessory and incidental commercial uses, buildings, structures, and other incidental land uses.
6. a. Increase the height of the high-rise resort hotel towers up to a maximum of 600 feet where 100 feet is the standard height.
b. Increase the height of the high-rise resort condominium towers up to 585 feet where 100 feet is the standard height.
c. Increase the height of the high-rise hotel towers (two boutique hotels) up to 548 feet where 100 feet is the standard height.
d. Increase the height of all other mid-rise buildings ranging from over 100 feet up to 200 feet where 100 feet is the standard height.
7. Permit all other deviations from development standards.
1. Reduce the height setback ratio for a high-rise tower adjacent to an arterial street (Las Vegas Boulevard South) to 52 feet where a 186 foot setback is required (a 72% reduction) (at the intersection of Las Vegas Boulevard South and Harmon Avenue).
2. Reduce on-site parking requirements to 11,817 parking spaces where 13,903 parking spaces are required (a 15 % reduction).
3. Reduce the number of loading areas to 39 to where 183 loading areas are required (a 76.7% reduction).
4. Permit an encroachment into the airspace.
5. Permit all other deviations as shown per plans in file.
WAIVERS OF DEVELOPMENT STANDARDS:
1. Reduce the front setback to decorative fences/pedestrian barricades and architectural features along Las Vegas Las Vegas Boulevard South to zero feet where 10 foot setbacks are required (a 100% reduction).
2. Reduce the side setback to decorative fences/pedestrian barricades and architectural features along Harmon Avenue to zero feet where 10 foot setbacks are required (a 100% reduction).
3. a. Reduce the setbacks from rights-of-way for decorative fences/barricades, and architectural features along Las Vegas Boulevard South to zero feet where 10 foot setbacks are required (a 100% reduction).
b. Reduce the required setbacks from a right-of-way for a porte cochere within the airspace of Harmon Avenue to zero feet where 10 foot setbacks are required (a 100% reduction).
c. Permit the two level Harmon Place porte cochere with pool deck within the airspace of the Harmon Avenue right-of-way where not permitted.
d. Reduce the required setbacks from a right-of-way for a private on-site people mover system (tram) crossing Harmon Avenue to zero feet where a 10 foot setback is required (100% reduction).
MASTER PLAN/LAND USE GUIDE:
WINCHESTER/PARADISE - COMMERCIAL TOURIST
Overall Project Description
The plans depict a proposed project consisting of a total of approximately 16,797,000 square feet and 7,190 hotel rooms and resort and hotel condominium units. This project is known as Project Citycenter. The elements of the overall project includes a 600 foot high resort hotel/casino consisting of a total of 4,100 hotel rooms, a 155,000 square foot casino, 800 hotel rooms (within two boutique hotel towers), 1,240 resort condominium units, 1,050 hotel condominiums units within a number of high-rise towers, a 596,000 square foot shopping center all with associated accessory and incidental uses. The project as proposed is divided into three blocks designated as Blocks A, B and C. The 3 blocks represent the proposed phasing of the development.
Primary access to the site is from Las Vegas Boulevard South via a central boulevard designated as Casino Circle located adjacent to eastern boundary of the project. Additional access points are shown along Harmon Avenue located on the north side of the site and include a two level porte cochere located within the airspace of the Harmon Avenue right-of-way and will be known as Harmon Place. Secondary access mainly for employees and vendors is show along Frank Sinatra Drive located on the west side of the site. Harmon Place is designed as a 2 level porte cochere with a pool deck that connects the portions the north and south sides of the project. Pedestrian realms varying in width from 20 feet to 50 feet are provided along Las Vegas Boulevard. Harmon Avenue and the central entry boulevard Casino Circle have a pedestrian realm of 15 feet to 25. A minimum of 15 feet is provided along Frank Sinatra Drive. A total of 21.7 acres of open space is provided including the pedestrian realm, passive and active open space areas and recreational areas including pools and other amenities required for the resort hotel and provided for the resort and hotel condominium developments.
Elevation plans depict that each of the blocks have unique architectural features that are anchored by a high-rise tower or towers and specific used designed by world renown architects. A total of 13,903 parking spaces are required for the project, however, a 15% reduction in parking is requested to allow 11,817 parking spaces. The applicant plans to provide 13,272 parking spaces which is actually a 4.5% reduction in parking. The parking provided is located within 6 structures distributed throughout the site. Pedestrian bridges designed as a curved X shape connects the project to the 3 other corners of Las Vegas Boulevard South and Harmon Avenue. Another pedestrian bridge is depicted on the east side of the project across Casino Circle connecting the northeastern and southeastern portions of the project. An internal private people mover (tram) system with stations connects Citycenter with the existing Monte Carlo and New York, New York Resorts to the south and the Bellagio Resort to the north across Harmon Avenue. Pedestrian connectivity is shown throughout the site. A final determination for final height of the project issued by the Federal Aviation Administration was submitted with the application.
This is the proposed first phase of the project located east of Frank Sinatra Drive and south of Harmon Avenue and is a portion of the south 65 acres of the site. Block A will consist of 10,345,000 square feet including the resort hotel with 155,000 square feet of casino area, a 3 story, 565,000 convention center, a 2,000 seat theater, back-of-house areas, offices, two parking garages, one of which is a 13 level parking structure and a one subterranean garage located underneath the casino level.
Elevation plans depict that the resort hotel consists of two, 600 foot high towers with a combined podium up to a height of 280 feet. The north tower consists of 43 levels and the south tower is 48 levels. Building materials consist of concrete columns and panels, glass curtain wall systems, stainless steel accents, and natural stone. The parking structure will be constructed with painted concrete panels. Floor plans depict standard size hotel rooms as well as 2, 3 bedrooms, and penthouse units with varying sizes.
This block is also a portion of the first phase of the project, located on the north side of Harmon Avenue and is connected to the Block A by the 2 level Harmon Place porte cochere and consists of 11 acres. This area consists of 1,460,000 square feet with a total of 2,860 hotel and resort condominium units within 2, high-rise towers and associated open space and recreational areas. The resort condominium tower is 585 foot high with 120 units, and the hotel condominium tower is 585 foot high with 1,050 units. A shopping center area consisting of 17,000 square feet and accessory with incidental uses designed to support this portion of the project is incorporated into the tower buildings. Parking for this block will be provided within a portion of a parking structure currently under construction known as the Bellagio Employee Garage.
Elevation plans depict that the high-rise hotel condominium is a curved to replicate the shape of the 2 level Harmon Place design. The resort condominium tower is designed as a spiral tower. Building materials consist of concrete columns and panels, glass curtain wall systems, stainless steel accents and natural stone. The parking structure will be constructed with painted concrete panels. Floor plans depict 2 and 3 bedrooms and penthouse units with varying sizes.
The subject block is a portion of the south 65 acres of the site, located on the eastern portion of the site along Las Vegas Boulevard South and east of Block A. The area consists of 4,992,000 square feet including two high-rise hotel towers, 596,000 square feet of shopping areas, and associated and incidental offices and support areas. This area is framed by two, 548 foot high hotel towers consisting of 400 rooms each. The Mandarin Oriental Hotel is at the south end and Lifestyle Hotel is on the north end at the intersection of Las Vegas Boulevard South and Harmon Avenue. A total of 1,620 resort condo units are proposed within the block, distributed within each hotel tower and mid-rise buildings above the shopping center known as Sobella. Parking for this block is provided by an 8 level parking structure located south of the Mandarin Oriental Hotel and a one level subterranean parking structure underneath the shopping center.
Elevation plans indicate that the hotel towers are intended to represent leaning towers constructed with concrete and steel columns and panels with glass curtain wall systems. The Life Style Hotel is a curved structure that frames the major intersection of the project (Las Vegas Boulevard South and Harmon Avenue). The 8 level parking structure will be constructed with painted concrete panels. Floor plans depict standard size hotel rooms as well as 2, 3 bedrooms and penthouse units with varying sizes. The central portion of this block is the low to mid-rise Sobella shopping area with resort condominiums located above and currently under architectural design; however, the setbacks are established by this application. Subsequent land use applications are required for the final design of this area.
The existing 1,900 parking spaces within the Monte Carlo garage will be replaced within a new parking structure constructed in conjunction with Citycenter. When the Monte Carlo parking structure is demolished the parking for the resort will be provided in the Bellagio Employee garage that is under construction. The remaining parking will be provided at surface parking areas. When the entire project is completed, parking for the Monte Carlo will accommodated within two parking structures within the project.
Prior Land Use Requests
This proposed project site is currently developed with a number of commercial tourist land uses including the Boardwalk Resort Hotel that closed recently, The Seven Nigh-club building, other commercial building, surface parking areas and the existing Monte Carlo parking garage. These listed, buildings, structures uses will be demolished to accommodate the project.
Surrounding Zoning and Land Use
The project is surrounded on the north, east, and south sides by developed and undeveloped H-1 zoned properties. To the north across Harmon Avenue are portions of the Bellagio Resort Hotel and the approved Cosmopolitan Resort Hotel (UC-1575-04). To the south are portions of the Monte Carlo Resort hotel, surface parking areas, and an office building that is currently under construction. East across Las Vegas Boulevard South are developments including the Aladdin/Planet Hollywood Resort, the Hawaiian Market shopping, the Harley Davidson restaurant and other commercial buildings. To the west is Interstate15, farther west of which are four approved U-V zoned mixed-use high-rise towers currently under construction (Panorama Towers I, II III & IV), and developed M-1 zoned industrial properties.
STANDARDS FOR APPROVAL:
The applicant shall demonstrate that the proposed request meets the goals and purposes of Title 30.
This project is appropriate and compatible with other resort hotel developments in the area and the The Las Vegas Strip. The project will enhance this portion of the resort corridor by providing one integrated development from New York, New York to the south and Bellagio to the north. Staff can support the proposed reduction to the height setback ratio along Las Vegas Boulevard South because the encroachment requested is at the higher levels of the high-rise tower and will not impact pedestrian and vehicular traffic. Additionally, the low and mid-rise buildings along the street frontage do comply with the required setbacks. However, since the curved Lifestyle Hotel tower is located at a major intersection of the site the pedestrian realm and building setbacks at the intersection of Harmon and Las Vegas Boulevard South should be increased to 50 feet or more to create a plaza area in front of the high-rise tower. The pedestrian realm along Harmon Avenue should also be increased to accommodate pedestrian at that side of the project.
Staff has no objection to the waivers to reduce setbacks for the pedestrian barricades since the design of the project provides pedestrian realms along the street frontages (Las Vegas Boulevard South and Harmon Avenue) that are wide enough to accommodate pedestrians. The barricades provide an additional safety element and enhance the street frontage. The typical reduction in parking approved for developments within the resort corridor ranges from 12% to 30%; therefore, the requested 15 % reduction is lower than the typical approvals for other resort hotel projects. Therefore, staff has no objection to the request. Considering future plans for a fixed guide-way system along Frank Sinatra Drive to serve the resort corridor adequate area should be reserved on the project site to accommodated future stations or stops.
Department of Aviation
Due to the height of the proposed building, the development will penetrate the 100:1 notification airspace surface and or the Part 77 airspace surface. Therefore, the 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. The property lies just outside the 1997 AE-60 (60-65 DNL) noise contour for the McCarran International Airport, and is subject to potentially significant aircraft noise. Future demand for air travel and airport operations is expected to increase significantly. Clark County intends to continue to upgrade the McCarran International Airport facilities to meet future air traffic demand.
Approval. This is a Project of Regional Significance and will be forwarded to the Board of County Commissioners on March 8, 2006 for final action.
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.
PRELIMINARY STAFF CONDITIONS:
1. Record a perpetual cross access, ingress/egress, and parking easements if portions of the project is under different ownership and or corporate entities;
2. Pedestrian realm per plans on file along Las Vegas Boulevard South;
3. A 50 foot minimum setback from the right-of-way at the intersection of Harmon Avenue and Las Vegas Boulevard South to create an open plaza area at the intersection;
4. Providing complementing architectural details, features, colors, and elements on all sides of the buildings adjacent to the street frontages and internal driveways throughout the site including parking structures;
5. Providing a minimum of 20 feet of pedestrian realm along Frank Sinatra Drive and Harmon Avenue;
6. Design review as a public hearing for portions of the project with no specific architectural design plans (e.g. Block C and any portions of Blocks A and Block B):
7. Design review as a public hearing for any significant changes to the approved plans on file;
8. A Development Agreement as agreed upon by the applicant to mitigate and address issues identified in the Public Facilities Needs Assessment (PFNA) and Technical Studies/Reports;
9. Reserve areas for stations on the project site along Frank Sinatra Drive for any future fixed-guideway transit systems;
10. Providing proof of parking areas for the Monte Carlo Resort during construction of the project;
11. All applicable standard conditions for this application type.
12. Applicant is advised that the project shall comply with requirements of Title 30.64.060 (Water Features); 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; 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; 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.
1. Traffic study and compliance;
2. Traffic study to also address present and proposed traffic operations along Las Vegas Boulevard South, Harmon Avenue, and Frank Sinatra within the study area;
3. Traffic analysis shall include, if applicable: a) access management on Harmon Avenue, b) traffic signal coordination, c) turn lane and through lane storage, d) queue lengths, e) roadway spacing, f) driveway spacing, g) traffic signal spacing, and h) existing and anticipated operational and safety issues and recommended mitigation measures;
4. Traffic study to also include simulation using Vissim simulation program to include all (existing and proposed) signals along Frank Sinatra Drive frontage, the Harmon Avenue frontage from Frank Sinatra Drive to Las Vegas Boulevard South, Las Vegas Boulevard South at Harmon Avenue, the signal immediately south of this intersection and any signals within one-half mile of the described perimeter;
5. Dedicate rights-of-ways and grant easements and/or construct improvements as required by the accepted traffic study;
6. Traffic study to also include the evaluation of: a) traffic control needs and the determination of contributory shares of future traffic control devises, costs, and measures, b) evaluation of access and circulation patterns proposed, c) evaluation of roadway capacities present and future with compliance, d) pedestrian safety needs, e) determination of lane configuration at proposed access points necessary to accommodate projected traffic volumes, f) turnover analysis for the porte-cocheres and recommendation of mitigation measures as applicable, g) impacts to regional air quality due to traffic generated by this development, and h) identification and implementation of Traffic Demand Management (TDM) and Transportation System Management (TSM) measures;
7. Traffic study to include traffic impact mitigation plant to be reviewed by the staffs of the Clark County Regional Transportation Commission, Freeway and Arterial System of Transportation (FAST), Clark County Traffic Management Division, and Clark County Civil Engineering Division;
8. Physical improvements identified in the traffic study needed to accommodate vehicular and pedestrian volumes generated by the project may require right-of-way dedication to the County;
9. Right-of-way dedication and grant easements to include the following but are not limited to: a) an eastbound exclusive right turn lane on Harmon Avenue, from the raised porte-cochere above that street, to Las Vegas Boulevard South, b) dual westbound left turn lanes and an exclusive eastbound right turn lane, for the proposed signalized main entrance on Harmon Avenue serving the project, c) exclusive northbound right turn lanes for each proposed signalized intersection on Frank Sinatra Drive, d) northbound dual left turn lanes and a southbound exclusive right turn lane, for the proposed signalized intersection on Las Vegas Boulevard South;
10. Right-of-way dedication and/or grant easements for dual southbound left turn lanes for any signalized intersection on Frank Sinatra Drive if the Master Transportation Study, a) estimates the peak hour volume of southbound left turners will exceed 300, or b) the estimated amount of left turn storage will be inadequate, or c) the projected LOS at the intersection will be E or lower with a single left turn lane, but will be D or higher with dual left turn lanes;
11. The proposed signalized intersection on Las Vegas Boulevard South shall be coordinated with the project located on the east side of Las Vegas Boulevard South;
12. Traffic study to also address the dedication and construction of bus turn-outs, including passenger loading/shelter areas, and bus pull outs along the projects Las Vegas Boulevard South, Harmon Avenue, and Frank Sinatra Drive frontages as required and in accordance with Regional Transportation Commission standards;
13. Sign a License and Maintenance Agreement for any non-standard improvements within the right-of-way improvements within the right-of-way;
14. Unobstructed pedestrian walkway width on Las Vegas Boulevard South and along Harmon Avenue from the proposed Harmon Place porte-cochere to Las Vegas Boulevard South to be a minimum of 10 effective feet or greater to satisfy a minimum Level of Service C requirements during peak periods, all walkway segments must have a minimum Level of Service C under peak pedestrian volumes, if sidewalk does not abut back of curb or in meandering in design, and lies outside of the dedicated right-of-way, grant necessary pedestrian access easement;
15. Grant necessary easements to Clark County for traffic facilities, appurtenances, and pedestrian use of sidewalks for any sidewalk outside of the right-of-way and execute agreements requiring the developer to maintain sidewalks and be responsible for any liability relating to the sidewalks and hold Clark County harmless;
16. Drainage study and compliance;
17. Construct full off-sites;
18. All existing driveways not being used to be reconstructed with full off-sites;
19. Corridor for the Regional Fixed Guideway along Frank Sinatra Drive as required by Regional Transportation Commission;
20. All applicable vacations to be recordable prior to building permit issuance and/or applicable map submittal.
Department of Aviation
1. No building permits shall be released for the project prior to the Department of Aviation notifying Zoning Plan Check that the applicant has received all necessary airspace approvals;
2. Applicant is required to file a valid Federal Aviation Administration (FAA) Form 7460-1, "Notice of Proposed Construction or Alteration" with the FAA in accordance with 14 CFR Part 77;
3. Alternatively, the applicant may submit to the Director of Aviation a "Property Owner's Shielding Determination Statement" and request written concurrence from the Department of Aviation;
4. Applicant must also receive either a permit from the Director of Aviation or a variance from the Airport Hazard Areas Board of Adjustment (AHABA) prior to construction as required by Section 30.48.120 of the Clark County Unified Development Code.
5. 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; at a standard condition of approval for a Director's permit or an AHABA variance is the granting of an avigation easement; issuing a stand-alone noise disclosure statement to the purchaser or renter of each residential unit in the proposed development and to forward the completed and recorded noise disclosure statements to the Department of Aviation's Noise Office is strongly encouraged; the Federal Aviation Administration (FAA) will no longer approve remedial noise mitigation measures for incompatible development impacted by aircraft operations which was constructed after October 1, 1998; and that funds will not be available in the future should the residents wish to have their homes purchased or have the units soundproofed.
APPLICANT: Project CityCenter
CONTACT: Greg Borgel, 300 South 4th Street #1500, Las Vegas, NV 89101