PUBLIC HEARING
APP. NUMBER / OWNER / DESCRIPTION OF REQUEST
ZC045397 BOJRAB. CHRISTOPHER ET AL: ZONE CHANGE to reclassify 89.44 acres from H 2 (General Highway Frontage) Zone and RU (Rural Open Land) Zone to RVP (Recreational Vehicle Park) Zone and C2 (General Commercial) Zone for a 672 unit RV park with clubhouse facilities and other accessory uses. USE PERMIT for a convenience store with gasoline pumps and a carwash (auto laundry). Generally located on the north side of State Highway 160 (Pahrump Highway) at the intersection of State Route 159 (Blue Diamond Road) within the NW1/4 Section 15, Township 29 South. Range 59 East (description on file). EKph
Related Information
APN: 175-15-101 & 175-15-201-002 ptn
MASTER PLAN/LAND USE GUIDE: NORTHWEST COUNTY (RED ROCK BIUE DIAMOND ROAD) UP TO RESIDENTIAL COUNTRYSIDE(UP TO 1 DU/2 AC) COMMUNITY DISTRICT 5
BACKGROUND: The plans show a 672 unit RV park with accessory uses on 78.98 acres with a density of 8.5 spaces per acre; a clubhouse and pool area where food and beverages will be sold on 4.88 acres proposed for C2 zoning; and a convenience store with gasoline pumps and an auto laundry on 5.58 acres proposed for C2 zoning located on the northwest comer of SR160 and Blue Diamond Road. The remaining 10.69 acres of the parcel located on the northwest c m r of SR160 and Blue Diamond Road are reserved for future development. This property is part of an H2 corridor that follows SR160 to the east and extends northwest along the Blue Diamond Road. The area is characterized by a checkerboard pattern of public and private ownership and the majority of development in this area is for residential uses. Private lands in this area are designated Community District 5 (CDS) while public lands in this area are designated CD6. These community districts should not be considered for future commercial and industrial uses, their rural lifestyle and development characteristics should be retained. The majority of this project falls in the 100 year Hood plain. Sewer and water services are not available. A Nevada Power Company 69KV power line cuts across the middle of this property. Approximately 2,000 feet to the east on the north side of SR160, UC173296 was approved to permit a natural gas metering station. A commercial nursery was in operation in 1988 on a parcel approximately 200 feet to the east on the south side of SR160. The operators of the nursery were granted a variance (VC085188) to allow a mobile home as their residence. Approximately 150 feet to the south across SR160, a use permit (UC009489) was approved fore convenience store with gasoline pumps. This project was granted a second extension of time in June 1992; however, it appears to have expired. A use permit (UC016697) for an 80 foot high cellular tower is being considered on appeal by the Board of County Commissioners at the April 16, 1997 meeting for a parcel approximately 1,000 feet to the northwest on the north side of Blue Diamond Road. With the exception of the two commercial uses described this area is proposed for Residential Countryside by the land use guide.
PRELIMINARY STAFF RECOMMENDATION: This request does not conform to the land use guide; therefore, staff recommends denial of this request. Community Districts 5 and 6 should not be considered for future commercial and industrial uses, their rural lifestyle and development characteristics should be retained. The land use guide foresees this area developing in an urban pattern once urban services are available. Complete urban services are not available. Once these services are available, the land use plans and policies for this area encourage the intersection of SR 159/160 developing as a commercial node for commercial general uses only, not commercial tourist uses such as the RV Park described by this project. The land use guide considers RV Parks to be commercial establishments that primarily cater to tourists and therefore, fall in the Commercial Tourist Land Use category. County policy and past experience have traditionally held that these land uses should be concentrated around similar establishments such as casinos, resorts, and theme parks. This project is located in a remote area far from any areas existing or proposed for commercial tourist land use categories or the urban services required to operate them. If approved, subject to reduction to C1 zoning for those areas proposed for C2; compliance with all development standards set forth in section 29.36. 040 (RVP Recreational Vehicle Park District, property development standards) of the zoning ordinance; providing an urban services plan or other appropriate infrastructure plan; design review as a public hearing for each portion of the project prior to construction; drainage and traffic studies and compliance; full offsites with offsites on highways 159 and 160 as required by NDOT. The applicant is advised that some of the uses, depending on future final design, indicated on the site plan may require additional use permits or variances.
STANDARD CONDITIONS: This action will expire in two years for a zone change, and one year for a use permit, variance or design review unless you commence the use or the construction of this project as described in the application and shown on the plans and all conditions of approval have been satisfied. The property owner must execute a Resolution of Intent and an Avigation Easement and Noise Abatement agreement. If the property is located within one mile of the boundary of public sewerage treatment facility, an odor easement must be executed. It is incumbent upon the applicant to take into account all faults and design the lot layout of this map so habitable structures will not be located near any faults as required by Section 22.04.555, 22.04.660, 22.04.670, 22.04.700, 22.04.710, and 22.04.720 of the Clark County Building Code.
If required by the Commission, a drainage study and/or traffic study must be submitted and approved and all improvements must comply with the approved studies. Further, if required by the Commission, street and flood channel dedication and/or improvements will be required. If the property is located in a flood zone, a drainage study must be submitted and approved by the Department of Public Works and the Regional Flood Control District prior to any permits. All necessary utility easements will be retained or reserved.
OWNER: Christopher Bojrab et al .
APPLICANT: Stephen Macie & Daniel Kramer CONTACT: Engineers & Surveyors, Inc., 7548 W Sahara Ave, Las Vegas NV 89117 The Planning Commission, at their June 5, 1997 meeting, totally ignored every word.