RESORT HOTEL/MIXED-USE HARMON AVE/KOVAL LN
APP. NUMBER/OWNER/DESCRIPTION OF REQUEST
UC-0207-06 EDGESTAR PArTNERS, LLC, ET AL:
USE PERMITS for the following: 1) a resort hotel consisting of 2, up to 550 foot high towers, 1,000 hotel rooms; 2) 3,000 resort condominiums; 3) public areas including all casino areas, showrooms, live entertainment areas, shopping areas, restaurants, offices, meeting and convention areas, back-of-house areas, and parking garages/structures; 4) kitchens within rooms; 5) associated accessory and incidental commercial uses, buildings, structures, and other uses; 6) increase the height of the high-rise towers; 7) deviations from development standards; 8) mixed-use development consisting of one high-rise tower and the required pedestrian realm, commercial, and open space elements; and 9) reduce parking for the mixed-use development.
DEVIATIONS for the following: 1) reduce on-site parking requirements for the resort hotel; 2) reduce loading areas; 3) encroachment into airspace; and 4) all other deviations as shown on plans in file.
DESIGN REVIEWS for the following: 1) a resort hotel consisting of 2 high-rise buildings; 2) a mixed-use high-rise tower with the required pedestrian realm, commercial, and open space elements; and 3) all mid-rise and low rise buildings including other accessory and incidental buildings and structures on 24.5 acres in an H-1 (Limited Resort and Apartment) Zone in the MUD-1 Overlay District.
Generally located on the northeast corner of Harmon Avenue and Koval Lane within Paradise. RR/lo/ka
162-21-601-001, 003, & 004
1. Permit a 50 story, 1,000 room resort hotel/casino.
2. Permit a 50 story, 3,000 unit resort condominium tower.
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 and resort condominium towers (2 towers) up to a maximum of 550 feet where 100 feet is the standard height and where 480 feet was previously approved on the site.
b. Increase the height of the high-rise mixed-use tower up to feet 525 where 100 feet is the standard height and where 480 feet was previous approved on the site.
7. Permit all other deviations from development standards for the resort hotel.
8. Permit a mixed-use development consisting of the required pedestrian realm, commercial, and open space elements.
9. Reduce the required on-site parking spaces for the mixed-use development to 1,207 spaces where 1,724 parking spaces are required (a 30% reduction).
1. Reduce the required on-site parking for the resort hotel to 2,683 parking spaces where 3,833 parking spaces are required (a 30% reduction).
2. Reduce the number of loading areas to 6 where 30 loading areas are required (an 80% reduction).
3. Permit an encroachment into the airspace.
4. Permit all other deviations as shown per plans on file.
MASTER PLAN/LAND USE GUIDE:
WINCHESTER/PARADISE - COMMERCIAL TOURIST
Two distinct projects consisting of a resort hotel/casino and a mixed-use development are proposed with this application. The resort hotel portion of the site is approximately 16.5 acres and located on the north and eastern portions of the site. The resort hotel is located 500 feet from an existing residential use (Marie Antoinette Condominiums) located on the southeast corner of Harmon Avenue and Koval Lane and the mixed-use development is located within this setback. A 15 to 50 foot wide landscaping/pedestrian area including plazas (paseo) separates the resort hotel from the mixed-use development. Gate openings are proposed from the resort hotel and mixed-used development to allow access to the paseo and to the resort style pool of the mixed-use development.
The proposed plans for the resort hotel depict 2, up to 550 foot high, high-rise towers with 1,000 hotel rooms and 3,000 resort condominium units with 308,513 square feet of public areas consisting of casino areas, restaurants, shopping areas, offices, showrooms, and all other required and accessory uses, buildings, and structures. A total of 184,087 square feet of convention and meeting space is proposed with 298,122 square feet of back-of-house areas. Main access to the resort hotel is from Koval Lane via a shared private drive located on the north side of the development. The private drive is shared with an approved mixed-use development located north of the project site (Horton Plaza). Landscaping with a pedestrian element is proposed along the private drive with similar design elements on both sides of the drive. A 10 to 15 foot wide pedestrian realm is depicted on the east side of the resort along a shared private drive formerly known as Kishner Drive. The resort has a small frontage along Koval Lane.
Elevation plans depict that the high-rise towers will be constructed with concrete and steel structures and glass curtain wall systems. The mid and low-rise portions of the development are designed to complement the architecture of the towers. Two parking structures with a total of 2,683 parking spaces are proposed for the resort. The main parking structure is 10 stories and located on the northeastern portion of the site. The second garage is located underneath the resort hotel buildings. The applicant has provided 30,000 square feet of open space areas for the resort condominium units, which he states represent an anticipated 10% permanent occupancy of the resort condominium units. Additionally, the applicant states that the resort condominium units will share the large resort style pool area of the mixed-use development.
The mixed-use development is located south of the resort hotel along the Harmon Avenue and Koval Lane frontage, and is a total of 8 acres of the site. The plans depict a mixed-use development consisting of 326 residential units at a density of 40.8 dwelling units per acre. A total of 273,688 square feet of commercial area and 42,200 square feet of accessory areas are provided with a total of 1.8 acres of open space. The commercial areas are liner units along the Harmon Avenue frontage of the development. A number of bungalows are shown around the pool and open space area of the site. A 20 foot wide pedestrian realm is shown along the Harmon Avenue and Koval Lane street frontages.
Access to the site is from Koval Lane located on the west side of the parcel. An exterior bridge with no interior access connects the two portions of the site. Elevation plans depict that the high-rise tower will be constructed with concrete and steel structures and glass curtain wall systems. The mid and low-rise portions of the development are designed to complement the architecture of the tower. A subterranean garage with 1,207 parking spaces is proposed for this portion of the site. A pedestrian bridge depicted on the plans to connect this site with an undeveloped parcel located on the west side of Koval Lane cannot be approved as a part of this application until airspace easement issues above Koval Lane are addressed with the Countys Public Works Department. Signage is also not a part of this application. Evidence was provided that an application was submitted to the Federal Aviation Administrative for the final determination of height for the high-rise towers.
Prior Land Use Requests
UC-0645-98 originally approved a 2,500 room resort hotel and allowed for the expansion of the Gaming Enterprise District for this site in July 1998. A subsequent application, UC-0813-02, approved a redesigned resort hotel in August 2002. An extension of time application, UC-0813-02 (ET-0204-03), was approved in October 2003 until August 21, 2008 for commencement of the project.
Surrounding Zoning and Land Use
To the north are developed and undeveloped H-1 zoned properties. Immediately north is a mixed-use development approved by action of UC-1913-05 in February 2006. South across Harmon Avenue is the R-5 zoned Marie Antoinette Condominiums and the H-1 zoned Fairfield Hotel/Time development. To the east is another approved mixed-use project (Las Ramblas) approved in 2005. To the northwest across Koval Lane is an undeveloped H-1 zoned parcel, farther west of which is the Planet Hollywood/Aladdin Resort Hotel. On the southwest corner at the intersection of Harmon Avenue and Koval Lane are portions of the MGM Grand Resort Hotel.
STANDARDS FOR APPROVAL:
The applicant shall demonstrate that the proposed request meets the goals and purposes of Title 30.
This application is for two distinct projects consisting of a resort hotel and a mixed-use development. The resort hotel is located 500 feet from any residential use as required by code. A paseo was created as a specific design element between the resort and mixed-use portions of the site to comply with the required setback. This application is consistent with prior resort hotel approvals on the property, and is intended to be compatible with surrounding land uses. The subject site and surrounding area are within the MUD-1 Overlay District, which was envisioned as appropriate for mixed-use developments because of the proximity to the resort corridor and the area is already transitioning to mixed-use developments. The mixed-use development portion of the site complies with code requirements and is consistent with the approved mixed-uses to the north and east.
Approval. This is a project of regional significance and will be forwarded to the Board of County Commissioners on April 19, 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:
Design review as a public hearing for significant changes to plans;
The landscaped area/paseo as depicted on the plans to separate the resort hotel from the mixed-use portion of the site;
Landscaping and pedestrian realm as depicted per plans on file;
A minimum of 60,000 square feet of open space for the resort condominium portion of the application, representing an anticipated 20% of permanent occupancy of the resort condos;
Record perpetual cross access, ingress/egress easements with projects to the east and north;
Compliance with the Mixed-Use Circulation and Transportation Needs Study;
All applicable standard conditions for this application type.
Applicant is advised that any change in circumstances or regulations may be justification for the denial of an extension of time; 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 permit, license, or approval; and that this application must commence within 2 years of approval date or it will expire.
Right-of-way dedication to include: a) an additional 5 feet of right-of-way on the north leg of Koval Lane at Harmon Avenue for future dual left turn lanes per Clark County Standards 201.1, b) for the developer to dedicate and construct additional 5 feet of right-of-way on the north leg of Kishner Drive at Harmon Avenue for future dual left turn lanes per Clark County Standards 201.1, c) dedicate and construct an additional 10 feet of right-of-way on Harmon Avenue, Koval Lane, and Rochelle Avenue, together with right-of-ways and easements and/or construct improvements as required by the accepted traffic study including an exclusive right turn lane per Clark County Standards 201.1 on the north leg of Kishner Drive at Harmon Avenue, d) dedicate and construct an exclusive right turn lane on the south leg of driveway 3 at Koval Lane per Clark County Standards with the recommended storage length of at least 150 feet in length, e) dedicate and construct a bus pullout per Clark County Standards 234.1 on Koval Lane, f) any physical improvements identified in the traffic study needed to accommodate vehicular and pedestrian volumes generate by the project may require additional right of way dedication to the Clark County;
Applicant to coordinate with the owners of the property adjacent to the north and south for the continuation of a possible roadway connecting Flamingo Road to Tropicana Avenue;
Traffic study and compliance;
Traffic study to address the ultimate build out of the other mixed use developments north of Tropicana Avenue, south of Flamingo Road, east of Interstate 15, and west of Swenson Street which may require the need for additional right-of-way for future widening of public right of way surrounding this site;
If applicable, traffic study to include an analysis of peak hours unique to Paradise Road, Swenson Street, and Harmon Avenue shall be required;
Traffic study shall also include: a) evaluation of 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) impact to regional air quality due to traffic generated by this development, g) impact mitigation plan 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 Engineering Division;
Public access walkway access segments to maintain a minimum Level of Service C, with a minimum effective sidewalk width of 10 feet adjacent to the project site;
Turnover analysis for the porte-cochere and recommendation of mitigation measures as applicable with developer providing curbside drop-off/pick-up areas only on private streets;
Traffic analysis shall include the following: a) address management, b) traffic signal coordination, c) turn lane and through lane storage, d) queue lengths, roadway spacing, e) driveway spacing, f) traffic signal spacing, and g) existing and anticipated operational and safety issues and recommended mitigation measures;
Developer to install all proposed driveways per Clark County standards;
Developer to install No Parking signs on Harmon Avenue, Koval Lane, Rochelle Lane, and Kishner Drive adjacent to project;
Developer to modify the existing median in Koval Lane to allow for a southbound left ingressing movement only at driveway #2 on Koval Lane, the recommended storage length to be at least 125 feet;
Upon meeting warrants, the developer, to construct a signal at driveway #1 at Kishner Drive;
Install underground (conduits and pullboxes) along with a XX-A pole on the southwest corner of Rochelle Drive at Kishner Drive for a future traffic signal;
Install signal undergrounds (conduits and pullboxes) along with XX-A poles at driveway #1 at Kishner Drive for a future traffic signal;
For the developer to contribute for the future pedestrian bridge at Harmon Avenue and Las Vegas Boulevard South;
The developer to contribute his share for the extension of the Paradise Road/Swenson Avenue at Las Vegas Boulevard;
Contribute developers share for dual left turn lanes at the following intersections: Swenson Street at Harmon Avenue-West Leg, Swenson Street at Flamingo Road-East Leg, Paradise Road at Harmon Avenue-West Leg and, Harmon Avenue at Koval Lane-West Leg;
Developer shall contribute their fair share for possible dual right turn lane at Harmon Avenue at Paradise Road-North Leg;
Drainage study and compliance;
Reconstruct any unused driveways with full off-sites;
Any applicable vacations to be recordable prior to building permit issuance and/or applicable map submittal.
APPLICANT: Edge-Star Partner LLC
CONTACT: Jeffery B. Williams, 3960 Howard Hughes Parkway, Suite 650, Las Vegas, NV 89109