RESORT HOTEL LAS VEGAS BLVD S/SANDS AVE
APP. NUMBER/OWNER/DESCRIPTION OF REQUEST
UC-1721-06 - LIDO CASINO RESORT HOTEL:
USE PERMITS for the following: 1) resort condominiums in conjunction with an existing resort hotel (The Venetian); 2) increased building height; 3) associated accessory and incidental commercial uses, buildings, and structures; and 4) deviations from development standards.
DEVIATIONS for the following: 1) reduce on-site parking requirements; 2) reduce the height setback ratio from an arterial street; 3) encroachment into airspace; and 4) all other deviations as shown on plans in file.
DESIGN REVIEWS for the following: 1) a 632 foot high, high-rise resort condominium tower including kitchens in rooms; 2) all associated accessory uses, retail areas, and amenity areas (The Venetian/Palazzo); and 3) revisions to an already approved retail component associated with the Venetian/Palazzo (Walgreens) on a portion of 62.9 acres in an H-1 (Limited Resort and Apartment) Zone in the MUD-1 Overlay District.
Generally located on the east side of Las Vegas Boulevard South and the south side of Sands Avenue within Paradise. CG/am/dr
162-16-202-005 ptn; 162-16-211-003, 004, 007, 008, & 010; 162-16-310-008, 009, 010, 011, & 013 ptn; 162-16-301-007 & 008 ptn
1. To allow 280 resort condominiums with kitchens in rooms.
2. Permit a building height of 632 feet where 100 feet is the standard in an H-1 zone without a use permit.
3. Allow for accessory uses including commercial/retail, restaurants, meeting rooms, and recreational areas.
4. Deviations from development standards.
1. Reduce the on-site parking requirement for the Palazzo Resort condominium tower from 178 parking spaces to 157 parking spaces (a 12% reduction).
2. Reduce the height setback ratio from Las Vegas Boulevard South to 100 feet where 200 feet is the standard (a 50% reduction).
3. Permit encroachment into airspace.
4. All other deviations as shown on plans in file in association with a resort hotel.
MASTER PLAN/LAND USE GUIDE:
WINCHESTER/PARADISE - COMMERCIAL TOURIST
The Palazzo was originally approved in 2005 for the construction of a 244 foot high building. Subsequent design changes were made that reduced the height of the lower levels of the structure to 145 feet which would contain foyers, gaming areas, restaurants, retail space, back-of-house areas, and all other accessory and incidental uses. A use permit in 2006 approved air space additions that would accommodate 849 resort condominiums and increase the building height to 632 feet.
This request is for interior modifications to the prior approvals of the Palazzo Retail component that will involve changes to the retail/commercial and recreational areas from back-of-house areas to public areas, and vice-versa. This will also reduce the resort condominium unit count from 849 units to 280 resort condominiums with kitchens in each of the units. This request makes no modifications to the already approved site plan, and all previously approved landscaping will be provided per plans. Adjacent to Las Vegas Boulevard South is a 30 foot wide pedestrian realm area with a 15 foot wide detached sidewalk. In addition to the sidewalk, the applicant will provide an 11 foot wide planter strip to separate pedestrian traffic from vehicular traffic on Las Vegas Boulevard South, decorative paving, and an additional 4 feet of landscaping behind the sidewalk to compliment adjacent landscape areas on other parcels.
According to the plans, these changes to the building will result in a tower height of 632 feet, which is consistent with the prior approval and design. The exterior elevations include a traditional type design on the lower levels with a more modern design in which the resort condominiums will be accommodated. Although the building has been terraced, the applicant is requesting a reduction to the height setback ratio from Las Vegas Boulevard South with the intrusion taking place at around 100 feet above grade.
With the modifications to the prior approvals which include changes to public and back-of-house areas, and the reduction from 849 to 280 resort condominiums, the required amount of parking is 16,960 parking spaces. UC-0072-04 approved a 30% parking reduction for the Palazzo, and UC-2002-04 approved a 12% parking reduction for the Palazzo Retail, with the applicant also requesting a 12% reduction for the resort condominiums associated with this application. Based on these reductions, the total parking required for this project will be 12,027 parking spaces where the applicant will provide 12,110 parking spaces. The additional parking for these changes have been accommodated by use of additional valet spaces, re-striping of parking stalls in existing garages to meet Title 30 requirements, and re-assignment of some mechanical areas within the garages to increase the number of parking spaces being provided. The FAA approved a building height of 632 feet for this project in November 2006.
Prior Land Use Requests
UC-1191-06 was approved by the Board of County Commissioners (BCC) on November 8, 2006 for modifications to the Palazzo retail components, 849 resort condominiums in the air space above the Palazzo Retail components, a building height of 632 feet, and a parking reduction of 12% for the project. ADR-0320-06 modified exterior elevations to the Palazzo thereby reducing the height of the structure to 145 feet. UC-1432-05 was approved by the Planning Commission in October 2005, which was a request to expand casino areas, additions and revisions to previously approved shopping center areas and associated accessory and incidental uses, with a deviation to reduce on-site parking requirements, and a design review for an expansion of the casino area, additions and revision to approved areas, and additional rooms (suites) in conjunction with the existing Venetian Resort Hotel, and approved Phase II portions of the resort (Palazzo). UC-0196-05 approved a shared parking garage in conjunction with Harrahs on the south property line in May 2005. UC-2002-04 was approved by the BCC in February 2005 to add a 163,373 square foot shopping center area, including a Walgreens pharmacy to the existing Venetian, which was a relocation of the existing shopping center space within the resort to an adjacent parcel, subject to a 30% reduction at the ground level (the same as the rest of the Venetian complex), and a maximum 12% reduction for the retail/commercial space above Walgreens. This approval increased the overall parking requirement for the Venetian/Palazzo site to 11,462 parking spaces. UC-0072-04 was approved in June 2004 for the expansion of the Venetian Resort Hotel and Casino, which required a total of 11,233 parking spaces. UC-1823-00 approved the final plans for an additional 1,000 hotel room tower for the current Venetian Resort Hotel located on the remaining south 48.5 acre portion of this site. A variance (VC-2108-97) was approved to permit 840 on-site parking spaces and 1,062 off-site parking spaces in conjunction with the Sands Convention Center in order to satisfy parking agreements for the convention center once the Venetian Hotel & Casino project was approved. All previous applications on the Walgreens parcel were expunged with the approval of UC-2002-04.
Surrounding Zoning and Land Use
Properties to the north across Sands Avenue, and to the west across Las Vegas Boulevard South consist of the Wynn Las Vegas Resort Hotel and the T.I. (formerly Treasure Island) Resort Hotel, both zoned H-1. The existing H-1 zoned Fashion Show Mall is located to the northwest across the Las Vegas Boulevard South/Sands Avenue intersection. Existing portions of this development (the Venetian Resort Hotel and Sands Exposition Center) are located immediately south and east of the proposed additions.
STANDARDS FOR APPROVAL:
The applicant shall demonstrate that the proposed request meets the goals and purposes of Title 30.
The proposed additions to the already approved components of the Venetian (Palazzo) will not affect the site plans as these were previously approved. Because of this, staff has focused on modifications to parking requirements associated with this request, appropriateness of the uses, and the changes to public and back-of-house areas associated with the use. The addition of resort condominium units to the Palazzo, which is associated with The Venetian Resort, is customary for resort hotels. Although there is a change in architectural style between the base of the tower, which is a more traditional style, and the modern tower, other eclectic architectural styles already exist along Las Vegas Boulevard South; therefore, this dichotomy of styles will not be out of place. The applicant is meeting the prior condition of approval that allowed for only a 12% parking reduction for additions in the airspace above the Walgreens pharmacy which is located on the main floor of The Palazzo. The reduction to the 1:3 setback will not adversely affect the site as the instruction occurs at a significant height above grade.
Department of Aviation
The development will penetrate the 100:1 notification airspace surface. Therefore, as required by 14 CFR Part 77, and Section 30.48.120 of the Clark County Unified Development Code, the Federal Aviation Administration (FAA) must be notified of the proposed construction or alteration. More importantly, the development will penetrate the Part 77 airspace surface (Airport Airspace Overlay District), as defined by Section 30.48.100 of the Clark County Unified Development Code. Therefore, as required by Section 30.16.210(12)(D) of the Clark County Unified Development Code, final action cannot occur until the FAA has issued an airspace determination and the Department of Aviation has reviewed the determination.
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:
Expunge UC-1191-06 and ADR-0320-06;
Design review as a public hearing for any significant changes to the plans;
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; and that this application must commence within 2 years of approval date or it will expire.
Compliance with conditions of UC-2002-04, UC-1432-05, and ADR-0320-06. /dr
Department of Aviation
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;
Applicant is required to file a valid FAA Form 7460-1, "Notice of Proposed Construction or Alteration" with the FAA, in accordance with 14 CFR Part 77, or submit to the Director of Aviation a "Property Owner's Shielding Determination Statement" and request written concurrence from the Department of Aviation;
If applicant does not obtain written concurrence to a Property Owner's Shielding Determination Statement, then 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 Part B of the Clark County Unified Development Code.
Applicant is advised that the FAA's determination is advisory in nature and does not guarantee that a Director's Permit or an AHABA Variance will be approved.
APPLICANT: Lido Casino Resort, LLC
CONTACT: Greg Borgel, 300 S. Fourth Street #1500, Las Vegas, NV 89101