PUBLIC HEARING
APP. NUMBER / OWNER / DESCRIPTIONOF REQUEST
ZC045397 BOJRAB. CHRISTOPHER ETAL: ZONE CHANGE to reclassify 89.44 acres from H 2 (General HighwayFrontage) Zone and RU (Rural Open Land) Zone to RVP (RecreationalVehicle Park) Zone and C2 (General Commercial) Zone for a 672unit 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 Highway160 (Pahrump Highway) at the intersection of State Route 159 (BlueDiamond Road) within the NW1/4 Section 15, Township 29 South.Range 59 East (description on file). EKph
Related Information
APN: 175-15-101 & 175-15-201-002ptn
MASTER PLAN/LAND USE GUIDE: NORTHWESTCOUNTY (RED ROCK BIUE DIAMOND ROAD) UP TO RESIDENTIAL COUNTRYSIDE(UPTO 1 DU/2 AC) COMMUNITY DISTRICT 5
BACKGROUND: The plans show a 672unit RV park with accessory uses on 78.98 acres with a densityof 8.5 spaces per acre; a clubhouse and pool area where food andbeverages will be sold on 4.88 acres proposed for C2 zoning; anda convenience store with gasoline pumps and an auto laundry on5.58 acres proposed for C2 zoning located on the northwest comerof SR160 and Blue Diamond Road. The remaining 10.69 acres of theparcel located on the northwest c m r of SR160 and Blue DiamondRoad are reserved for future development. This property is partof an H2 corridor that follows SR160 to the east and extends northwestalong the Blue Diamond Road. The area is characterized by a checkerboardpattern of public and private ownership and the majority of developmentin this area is for residential uses. Private lands in this areaare designated Community District 5 (CDS) while public lands inthis area are designated CD6. These community districts shouldnot be considered for future commercial and industrial uses, theirrural 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 Company69KV power line cuts across the middle of this property. Approximately2,000 feet to the east on the north side of SR160, UC173296 wasapproved to permit a natural gas metering station. A commercialnursery was in operation in 1988 on a parcel approximately 200feet to the east on the south side of SR160. The operators ofthe nursery were granted a variance (VC085188) to allow a mobilehome as their residence. Approximately 150 feet to the south acrossSR160, a use permit (UC009489) was approved fore convenience storewith gasoline pumps. This project was granted a second extensionof time in June 1992; however, it appears to have expired. A usepermit (UC016697) for an 80 foot high cellular tower is beingconsidered on appeal by the Board of County Commissioners at theApril 16, 1997 meeting for a parcel approximately 1,000 feet tothe northwest on the north side of Blue Diamond Road. With theexception of the two commercial uses described this area is proposedfor Residential Countryside by the land use guide.
PRELIMINARYSTAFF RECOMMENDATION: This request does not conform to the landuse guide; therefore, staff recommends denial of this request. Community Districts 5 and 6 should not be consideredfor future commercial and industrial uses, their rural lifestyleand development characteristics should be retained. The land useguide foresees this area developing in an urban pattern once urbanservices are available. Complete urban services are not available.Once these services are available, the land use plans and policiesfor this area encourage the intersection of SR 159/160 developingas a commercial node for commercial general uses only, not commercialtourist uses such as the RV Park described by this project. Theland use guide considers RV Parks to be commercial establishmentsthat primarily cater to tourists and therefore, fall in the CommercialTourist Land Use category. County policy and past experience havetraditionally held that these land uses should be concentratedaround similar establishments such as casinos, resorts, and themeparks. This project is located in a remote area far from any areasexisting or proposed for commercial tourist land use categoriesor the urban services required to operate them. If approved, subjectto reduction to C1 zoning for those areas proposed for C2; compliancewith all development standards set forth in section 29.36. 040(RVP Recreational Vehicle Park District, property developmentstandards) of the zoning ordinance; providing an urban servicesplan or other appropriate infrastructure plan; design review asa public hearing for each portion of the project prior to construction;drainage and traffic studies and compliance; full offsites withoffsites on highways 159 and 160 as required by NDOT. The applicantis advised that some of the uses, depending on future final design,indicated on the site plan may require additional use permitsor variances.
STANDARD CONDITIONS: This actionwill expire in two years for a zone change, and one year for ause permit, variance or design review unless you commence theuse or the construction of this project as described in the applicationand shown on the plans and all conditions of approval have beensatisfied. The property owner must execute a Resolution of Intentand an Avigation Easement and Noise Abatement agreement. If theproperty is located within one mile of the boundary of publicsewerage treatment facility, an odor easement must be executed.It is incumbent upon the applicant to take into account all faultsand design the lot layout of this map so habitable structureswill 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 theClark County Building Code.
If required by the Commission,a drainage study and/or traffic study must be submitted and approvedand all improvements must comply with the approved studies. Further,if required by the Commission, street and flood channel dedicationand/or improvements will be required. If the property is locatedin a flood zone, a drainage study must be submitted and approvedby the Department of Public Works and the Regional Flood ControlDistrict prior to any permits. All necessary utility easementswill 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.