STAFF REPORT. To: Planning Commission Meeting date: December 14, 2016 Item: UN Prepared by: Robert Eastman. To allow a vehicle impound yard

Size: px

Start display at page:

Download "STAFF REPORT. To: Planning Commission Meeting date: December 14, 2016 Item: UN Prepared by: Robert Eastman. To allow a vehicle impound yard"

Gilbert Knight
5 years ago
Views:

1 # 6 ) UN ABC TOWING, TITAN TOWING, AND TOW GUY TOWING SPECIAL USE PERMIT PUBLIC HEARING STAFF REPORT To: Planning Commission Meeting date: December 14, 2016 Item: UN Prepared by: Robert Eastman GENERAL INFORMATION: Applicant: Property Owner(s): Requested Action: Purpose: Location: Nir Kaufman Ammon Properties, LLC Approval of a special use permit To allow a vehicle impound yard 2221 Losee Road (northwest corner of Losee Road and Miller Avenue) Parcel Number(s) ; ; & Lot Area: Comprehensive Plan: Existing land use and zoning: 4.65 ± acres Heavy Industrial Contractors storage yard; M-3, Heavy Industrial District Surrounding land use and zoning: North: Industrial manufacturing and shipping; M- 3, Heavy Industrial District East: Mixed Industrial Uses; M-3, Heavy Industrial District West: Outdoor recycling / salvage yard; M-3, Heavy Industrial District South: Vehicle impound yard; M-3, Heavy Industrial District

2 BACKGROUND INFORMATION: The applicant is requesting Planning Commission approval to allow a vehicle impound yard and vehicle repair facility. With the use permit, the applicant is proposing to construct five additional buildings and remodel the existing buildings on site. The applicant proposed to split the storage area into three separate storage yards. According to the applicant s letter of intent, the applicant will move his existing towing businesses from Las Vegas to this location. In addition the tow yard the applicant intends to develop a vehicle repair facility, but the facility will not be used for paint or bodywork. The site is an existing industrial development originally constructed in There is a large grade difference between the site and Losee Road. The site uses a tiered retaining wall. Landscaping is only provided between the two walls and is located approximately four feet above the sidewalk. The applicant has submitted a landscaping plan with the site plan. Perimeter landscaping varies from 2 feet to 14 feet in width. The majority of the landscaping along Losee Road is contained behind the first retaining wall, while more traditional landscaping is provided on Miller Avenue. The applicant is proposing trees and shrubs within the planter areas, with additional landscaping material at the corner and along Miller Avenue. The site plan indicates that a total seven buildings will be developed, with a total of 14,000 square feet. Four buildings will be used as offices totaling 10,300 square feet. Repair facilities will be split into one 1,600 square foot building and one 600 square foot building. With a parts building occupying the remaining 1,500 square foot building. Access to the site is from an existing driveway on Losee Road and two additional driveways, one on Losee Road and one on Miller Avenue. All three entries are gated, with the only public access from the existing parking area off of Losee Road. A total of 17 parking spaces are shown. However, additional space is available for any required parking. The original existing building was constructed in 1976 of slump stone. The building is part of the perimeter wall and is not in compliance with industrial design standards. The second building is beige stand seam metal and is not compliant with the industrial design standards. The elevations submitted, indicate the proposed buildings will be modular buildings with stucco exteriors and cornice elements and decorative elements around the windows. The proposed buildings are in compliance with the industrial design standards. DEPARTMENT COMMENTS: Public Works: Fire Prevention: Building Safety: Please see attached memorandum. Please see attached memorandum. Please see attached memorandum. 2

3 Police Department: The North Las Vegas Police Department has no issues with this application and recommends approval. ANALYSIS: The proposed use is appropriate at this location. Neighboring uses are other heavy industrial uses, including vehicle impound yards and salvage operations. The zoning district for the site is M-3, Heavy Industrial, which was originally designed for the heaviest industrial uses within the City. The proposed use is compatible with the existing zoning classification. The site plan is generally acceptable and in conformance with ordinance requirements. The site plan indicates that the applicant will place new type II (gravel) throughout the parking lot. The majority of the site is currently paved with concrete and asphalt. Vehicle impound yards are required to store vehicles on a paved surface. Type II is not an acceptable paving surface. All vehicle storage areas and drive areas should be paved with concrete, asphalt or acceptable alternative as allowed by code. The landscaped areas are smaller than allowed, however, they maximize the area provided. The applicant is providing trees and shrubs, but not at enough density. Additional landscaping should be provided to provide 50% coverage within two years of planting. Public works has submitted a memorandum that requires the extension of the sidewalk along Miller Avenue. This sidewalk is necessary to serve the pedestrians within the area, however it will decrease the amount of landscaping provided along Miller Avenue. Requirements for Approval of a Special Use Permit In accordance with the Zoning Ordinance, the Planning Commission may, by motion, grant a special use permit if the Planning Commission finds, from the evidence presented, that all of the following facts exist: 1. The proposed use is consistent with the Comprehensive Master Plan and all applicable provisions of this Code and applicable State and Federal regulations; 2. The proposed use is consistent with the purpose and intent of the zoning district in which it is located and any applicable use-specific standards and criteria in Chapter of this Code; 3. The proposed use is compatible with adjacent uses in terms of scale, site design, and operating characteristics (such as, but not limited to, hours of operation, traffic generation, lighting, noise, odor, dust, and other external impacts); 3

4 4. Any significant adverse impacts anticipated to result from the use will be mitigated or offset to the maximum extent practicable; and 5. Facilities and services (including sewage and waste disposal, water, gas, electricity, police and fire protection, and roads and transportation, as applicable) will be available to serve the subject property while maintaining adequate levels of service for existing development. The proposed request is consistent with the purpose of the M-3, Heavy Industrial District and should create any negative impacts on the surrounding properties. RECOMMENDATION: The Community Development and Compliance Department recommends that UN be approved subject to the following conditions: Planning and Zoning: 1. That, unless expressly authorized through a variance, waiver or another approved method, this development shall comply with all applicable codes and ordinances. 2. The landscaping along Losee Road and Miller Avenue shall be enhanced with shrubs and trees to provide 50 percent coverage within two years of planting. 3. All parking / vehicle storage areas and drive aisles shall be paved with asphaltic concrete, concrete, or other suitable surface as approved by the Community Development and Compliance Department. Public Works: 4. All known geologic hazards shall be shown on the site plan and the civil improvement plans. Subsequent identification of additional hazards may substantially alter the original site plan. 5. Approval of a drainage study is required prior to submittal of the civil improvement plans. 6. Approval of a traffic study is required prior to submittal of the civil improvement plans. Please contact Traffic Engineering at to request a scope. 7. Appropriate mapping is required to combine the parcels. All mapping shall be in compliance with NRS Chapter 278 and the City of North Las Vegas Municipal Code, and associated Master Plans in effect at the time of subdivision and/or parcel map approval. 4

5 8. All off-site improvements must be completed prior to final inspection of the first building. 9. The size and number of driveways and their locations are subject to review and approval by the City Traffic Engineer and must meet the standards set forth in North Las Vegas Municipal Code section and Clark County Area Uniform Standard Drawing number 222.1, including throat depths. Conformance may require modifications to the site plan. 10. Commercial driveways are to be constructed in accordance with Clark County Area Uniform Standard Drawing numbers 222A and 225, with minimum widths of 32 feet as measured from lip of gutter to lip of gutter. 11. Installation of sidewalk along Miller Ave. is required from Losee Rd. to the western property line. 12. The property owner is required to grant a roadway easement for commercial driveway(s). 13. The applicant is responsible for acquiring any easements needed to construct the project. ATTACHMENTS: Public Works Memorandum Fire Prevention Memorandum Building Safety Memorandum Letter of Intent Site Plan Building Elevations Location and Zoning Map 5

# 17 ) UN DESERT GREEN FARMS SPECIAL USE PERMIT EXTENSION OF TIME PUBLIC HEARING

# 17 ) UN DESERT GREEN FARMS SPECIAL USE PERMIT EXTENSION OF TIME PUBLIC HEARING # 17 ) UN-101-14 DESERT GREEN FARMS SPECIAL USE PERMIT EXTENSION OF TIME PUBLIC HEARING STAFF REPORT To: Planning Commission Meeting date: December 9, 2015 Item: UN-101-14 Prepared by: Robert Eastman GENERAL