# 14 ) ZN AMERICAN DIALYSIS CENTER OF NORTH LAS VEGAS M-2, GENERAL INDUSTRIAL DISTRICT TO M-1, BUSINESS PARK INDUSTRIAL DISTRICT PUBLIC HEARING

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1 # 14 ) ZN AMERICAN DIALYSIS CENTER OF NORTH LAS VEGAS M-2, GENERAL INDUSTRIAL DISTRICT TO M-1, BUSINESS PARK INDUSTRIAL DISTRICT PUBLIC HEARING STAFF REPORT To: Planning Commission Meeting date: September 14, 2016 Item: ZN Prepared by: Marc Jordan GENERAL INFORMATION: Applicant: Property Owner(s): Requested Action: Purpose: Location: Cyril Ovuwoire LLC Reclassification of property from the M-2, General Industrial District to the M-1, Business Park Industrial District To develop the site with a medical clinic (dialysis center) 4107 W. Cheyenne Avenue Parcel Number(s) and Lot Area: Comprehensive Plan: Existing land use and zoning: acres Mixed-Use Employment Office and Storage, M-2, General Industrial District Surrounding land use and zoning: North: Undeveloped, PUD, Planned Unit Development District West: Offices, M-2, General Industrial District East: Offices, M-2, General Industrial District South: Undeveloped and North Las Vegas Airport, M-2, General Industrial District

2 BACKGROUND INFORMATION: The applicant is requesting Planning Commission consideration to reclassify the subject site from the M-2, General Industrial District to the M-1, Business Park Industrial District. The Comprehensive Plan Land Use designation for the subject site is Mixed-Use Employment. Mixed-Use Employment land use designations are predominantly employment areas (light industrial, professional services, and office uses), and may also contain any of the secondary uses as a component of the development. Secondary uses may also include a variety of retail and service uses, and medium and higher density residential uses. The applicant has requested M-1, Business Park Industrial District to allow the development of a medical office (clinic), specifically a dialysis center. According to Title 17, a medical clinic would be a permitted use within the proposed M-1 District, but is not an allowed use in the current M-2 District. The applicant s letter of intent indicates the entire building will be converted to a dialysis center. In addition, the applicant is proposing a 4,000 square foot expansion to the existing building. The applicant held their required neighborhood meeting on July 18, 2016, at the Silver Mesa Recreation Center. According to the information provided by the applicant, it appears no one attended the meeting. DEPARTMENT COMMENTS: Public Works: Fire Prevention: Police Department: Clark County Department of Aviation: No comment. No comment. The North Las Vegas Police Department has no issues with this application and recommends approval. Please see the attached letter. ANALYSIS: According to the City of North Las Vegas 2006 Comprehensive Master Plan, the characteristics and location for Mixed-Use Employment areas should be located near collector or arterial streets or transit facilities. In addition, the intent of these areas is to

3 create an employment center environment that also offers convenient opportunities for access to goods and services, restaurants, places to live, parks, open space, and civic uses. The purpose of the M-1, Business Park Industrial District is to accommodate light industrial uses, offices, and warehousing in a comprehensively planned and attractive setting while minimizing the amount of non-industrial uses (e.g., retail, religious institutions, and banks). The proposed zoning designation of M-1, Business Park Industrial District is compatible with the existing land use. Cheyenne Avenue is considered as an arterial street with access to transit services. Approval Criteria: (Zoning Map Amendments) The City Council may approve zoning map amendments, and the Planning Commission may recommend approval, if the zoning map amendment meets all of the following criteria: (1) The rezoning will promote the public health, safety, and general welfare; (2) The rezoning is consistent with the comprehensive master plan and the purposes of this Code; (3) The rezoning is consistent with the stated purpose of the proposed zoning district(s); (4) Facilities and services (including roads and transportation, water, gas, electricity, police and fire protection, and sewage and waste disposal, as applicable) will be available to serve the subject property while maintaining adequate levels of service to existing development; (5) The rezoning is not likely to result in significant adverse impacts upon the natural environment, including air, water, noise, storm water management, wildlife, and vegetation, or such impacts will be substantially mitigated; (6) The rezoning is not likely to result in significant adverse impacts upon other property in the vicinity of the subject tract; and (7) Future uses on the subject tract will be compatible in scale with uses on other properties in the vicinity of the subject tract. The proposed reclassification (rezoning) is consistent with the Comprehensive Plan of Mixed-Use Employment. The proposed development of the site for a medical clinic is also consistent with the proposed zoning.

4 While the proposed request does create an island of M-1 zoning surrounded on both sides by M-2 zoning, the Comprehensive Plan has designated the surrounding areas as Mixed- Use Employment. Therefore, comprehensively, the City s anticipates this area changing to a less intense district, such as the proposed M-1 District. Furthermore, according to Business License records, many of the existing uses currently surrounding this site, are service and office in nature. Therefore, the City does not anticipate any adverse impacts on facilities or neighboring land uses surrounding the subject site. RECOMMENDATIONS: The Community Development and Compliance Department recommends that ZN be approved and forwarded to the City Council for final action. ATTACHMENTS: Clark County Department of Aviation Letter Letter of Intent Parcel Map Clark County Assessor s Map Neighborhood Meeting Information and Attachments Location and Zoning Map

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