# 7 ) UN MY PLACE HOTEL SPECIAL USE PERMIT PUBLIC HEARING

Transcription

1 # 7 ) UN MY PLACE HOTEL SPECIAL USE PERMIT PUBLIC HEARING STAFF REPORT To: Planning Commission Meeting date: September 14, 2016 Item: UN Prepared by: Marc Jordan GENERAL INFORMATION: Applicant: Owner: Requested action: Purpose: Location: The Rivett Group TML Mendenhall LP Approval of a special use permit To allow a Hotel Generally located at the northeast corner of Craig Road and Bruce Street Parcel Number(s): Lot area: Comprehensive Plan: 1.5 ± acres Community Commercial Existing land use and zoning: Undeveloped; PUD, Planned Unit Development District Surrounding land use and zoning: North: Single Family Homes; PUD, Planned Unit Development District East: Undeveloped; PUD, Planned Unit Development District South: Undeveloped; PUD, Planned Unit Development District West: Undeveloped; PUD, Planned Unit Development District BACKGROUND INFORMATION: The applicant is requesting Planning Commission consideration of a special use permit

2 to allow a Hotel. The proposed hotel will consist of 63 fully furnished rooms with kitchenettes. The applicant has indicated the proposed hotel is an extended stay hotel and they will also offer nightly stays. The proposed hotel will be four-stories, with a height of approximately 51 feet. The subject site is part of an overall larger PUD, Planned Unit Development that consists of single-family, multi-family, and commercial. The boundaries of the PUD extend from Craig Road to Lone Mountain Road, and from Donna Street to Lawrence Street. The PUD was originally approved by the City Council on May 16, 1990, via Resolution of Intent 1518, and the Resolution of Intent was extended approximately three times. The subject site and surrounding area was later permanently rezoned to the PUD, Planned Unit Development District by the City Council on August 6, 1997, by Ordinance While Ordinance 1226 does not contain any conditions of approval, the Resolution of Intent (1518) stated that the precise use and development of the two commercial sites adjacent to Craig Road shall be determined as part of the final development plan process. Reviewing preliminary development plans submitted with the original request for zoning, it appears the original intent was to use either the C-2, General Commercial or C-3, General Service Commercial District uses and standards as general guidelines for the commercial sites next to Craig Road. As the C-3 District is now considered an obsolete district, the C-2 District uses and standards, in general appear to be the most appropriate district to use as a guide in the development of the commercial sites. This would also be consistent with the current land use designation of Community Commercial. In addition to the proposed Special Use Permit, the applicant has also applied for a Final Development Plan (FDP-03-16) for the subject site. That request is also on this agenda for Planning Commission consideration. According to the site plan, the proposed hotel is setback 15 feet from the back of sidewalk (property line) next to Bruce Street. The hotel is also setback approximately 97 feet from the northerly property line adjacent to the existing residential homes. A new access road is proposed next to Bruce Street that will then provide access to the hotel site. Approximately 69 parking spaces are provided in front of the hotel where approximately 48 parking spaces are required. As part of the parking lot, the applicant is proposing approximately seven (7) large parking spaces for trucks and nine (9) compact parking spaces. Landscaping is proposed next to Bruce Street, the new access road, within the parking lot, and surrounding the building. A grilling pavilion has been shown as an option within the landscaped area north of the hotel. A more detailed landscaping plan has been submitted as part of the Final Development Plan. The building elevations show the exterior building materials to consist of predominately stucco painted in three (3) different colors. In addition, a stone veneer is proposed at

3 the base of the building, with varying heights on all sides. According to the notes on the building elevations, the applicant is proposing asphalt shingles as the roofing material. The applicant held a neighborhood meeting on July 14, 2016, at the Las Vegas Paving equipment yard. According to the sign-in sheet five people were in attendance at the meeting. However, it appears no residents were in attendance. DEPARTMENT COMMENTS: Public Works Department: Fire Department: Police Department: Please see the attached memorandum. Please see the attached memorandum. The North Las Vegas Police Department has no issues with this application and recommends approval. ANALYSIS: The subject site has been designated as commercial since the original creation of the PUD, Planning Unit Development District in While specific uses were never mentioned in the conditions of approval, the proposed hotel seems appropriate as it is located near Craig Road, a major arterial, and within an area designated as commercial with future commercial planned. In reviewing the proposed site plan and building elevations, there are minor amendments that will be needed. However, as the applicant filed a Final Development Plan, those items will be addressed with the Final Development Plan. The subject site is located within the AE 70 Air Terminal Environs. Under the strict interpretation of the Air Terminal Environs Overlay District, a hotel would not be an allowed use within this designation. However, a casino would be allowed provided the building was designed to incorporate a noise level reduction of 25 decibels. As casinos are required to contain a hotel component, it can be argued, that a stand-alone hotel should also be allowed, provided it incorporated the same level of noise reduction. As a result, staff has no objections to the proposed hotel provided a noise level reduction of 25 decibels is provided. 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;

4 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); 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. Staff has no objections to the proposed use. The proposed use is consistent with the zoning designation, and Comprehensive Plan. The use would also be compatible with the adjacent uses and surrounding businesses, and should not have a negative impact on the surrounding community. RECOMMENDATION: The Community Development and Compliance Department recommends that UN be approved subject to the following conditions: (Note: This item is required to be forwarded to the City Council for final consideration.) 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. That applicant shall comply with all conditions of approval for FDP A noise level reduction, outdoor to indoor of 25 decibels shall be incorporated into the design and construction of the hotel.

5 ATTACHMENTS: Public Works Memorandum Fire Prevention Memorandum Letter of Intent Site Plan Building Elevations Floor Plans Clark County Assessors Map Neighborhood Meeting Affidavit and attachments Location and Zoning Map

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