ONE TROP, LLC Marvin Lipschultz October 6, 2015 Jeff Lerud, P.E., CPM Senior Project Manager State of Nevada Department of Transportation 1263 S. Stewart St. Carson City, NV 89712 Re: One Trop, LLC 3111 W. Tropicana Ave. Las Vegas, NV APN#: 162-29-101-019 Dear Mr. Lerud: Pursuant to our meeting with you and the engineers at the Hampton Inn we are making a formal response to the proposed I-15/Tropicana Intersection conceptual plans. After reviewing your conceptual plans and overlaying the property lines, it shows our property is being reduced by over 30% in size. Moreover, we are losing a huge part of the south half. We are truly surprised why NDOT would not choose to contact us prior to starting any plans to get our input and find out what we have planned for the site. Prior to any notification from NDOT we have entered into a long-term 60-year commercial land lease to develop the property. The property is zoned H-1, MUD-1, Gaming Overlay. In the past we have had an unlimited gaming license in place and with the new development, it is preliminary, but will have a high-rise, full service hotel/casino/resort with unlimited gaming, race and sports book. In addition, and prior to any notice from NDOT we have entered into a long-term flag and management agreement. NDOT’s proposed conceptual plans make it impossible to develop our property to its highest and best use, and if implemented would render the entire site useless. Your conceptual design poses several problems to our development. Besides rendering the site useless, the plan cuts off our drive access to Dean Martin Drive, and instead of increasing, reduces the capacity of Dean Martin Drive and Tropicana interchange. Our development will significantly add to the local traffic in this area and must be addressed. Your proposed design does not work. We have consulted with our architect and engineers and find there are several solutions that would work for both of us. We have attached our previously approved plans to 3111 W. Tropicana, Las Vegas, NV 89103 l8/86/2915 09:39 782-896-3792 REED COMMERCIAL PROP PAGE A2/A2 oNE TROP, LL,C Marvin Lipschrul& show NDOT the impact of losing this development. We have also att,rched the appraisEtl and approved errtitlements. Before NDOT proceeds further with the design, you may want to consiider the econorrnic impact to the taxpayers if we cannot build and develop our proJect to'he highest and best use. According to our legal counsel the amount is estimated at <lver $100,000,000 (One Hundred Million Dollars)- We acknowledge the need to make improvements to this intersection arrd because ol' our deverlopment are in total support, with adjustnents and modificatirlns to allow our development to proceed. We are under a short timetable, our currenl development package has been ready to submit to Clark Gounty for design review, and building permits. Construction staft is scheduled for first quarter 2016. We heive put this on hotd and stand to lose con$idemble sums of money if we cannot find a swift resolution. On behalf of the ownership of One Trop, LLC, its representatives Marvin Lipschultz and Paul Reed are available tcl discuss this matter in detail, and would lik+ to propose altemate designs that would work for both of us. SincereV One Trop LLC (, I ( CC: Ghns Peterson, NDO'F James Caviola, CA Engineers Attachments - MAlAppraisal - Clark County Entitlements - One Trop Conceptual Plans and Elevations - Enrgineers Current Proposa! of Land by NDOT 3111 W' Tropicana, Las Vegas, NV 89103 3/2/05BCC AGENDA SHEET , RESORT CONDOMINIUM YROPICANA AVEIINDUSTRIAL RD (TITLE 30) PUBLIC HEARING APP. NUMBERIOWNERIDESCRIPTION OF RE,QUEST UC-0121-05- GOLD RUSH CASINO 8. HOTEL. LLC USE for the f~llowing:I) a 560 room re,sort hotel; 2) increase the building height; 3) resort condominiums with timeshorns; 4) kitchens within the rooms; 5) public areas including retail, lounges, restaurants, outside dining areas. and live entertainment: 6) all associated back- of-house areas, and incidental and accessory uses; and 7) deviations to development standards. DEVlAf IONS for the following: 1) reduce setbacks; 2) permit alternative. landscaping; 3) modify parking standard; and 4) permit all other deviations as depicted per plans on file. WAIVERS OF DEVELOPMENT STANDARDS for the following: 1) encroachment into airspace; and 2) reduce setbacks to streets. DESIGN REVIEWS for the following: 1) increase the allowable sign. area; and 2) permit resoivhotel with resort condominiumsltlmeshares and all other associated buildings including low rises and parking structures on 3.1 area in an H-I (Limited Resort and Apartment) Zone. Generally located on the southeast corner of Tropicana Avenue and Industrial Road within Paradise. RRloklxx RELATED INFORMATION: APN: 162-29-101-019 . USE PERMITS: 1. Perrnlt a 41 story, 560 room resort hdtel where i28 siory;560 rbrn resort hotel was approved. 2. Increase the heicjh't of the hotel tower to 492 feet where 100 feet is' permitted an6 415 feet was previously approved. 3. Permit resort condominiums with timeshare in conjunction with the &son. 4. Permit kitchens within the rooms. 5. Permit a casino; public areas including restaurants. parking structure, shoppinglretail areas, lounge, offi,ces, outside dining areas, and live entertainment. 6. Permit all associated back-of-house area, and incidental and accessory use. 7. Permit deviations to development standards. This is not an orisinal doc~i~~~elll.Ir has bee11retyped for lepibiliry. OEVIATIONS: 1. a. Reduce speciai arterial setback to Tropicana Avenue for a hotel tower to 40 feel where a 163 foot setback is required (north) and previously approved as 40 feel where 137 feet ic rsquired. ,. b. Reduce special arterial setback to 1-15 for a hotel lower to 10 feet where a 153 foot .'E setb'ack is reqilired (east) and previously approved as 12 feet where 137 is required. c. Reduce side street setback to flood channel for a parkir~ysl~.uclure Lu 1 fuu( wl~erp10 feet is cequired (south). d. .. .Reduce special aRerial setback to 1-15 for a parking structure to 10 feet where 43 feet IS required and previously approved as 5 feet where 15 feet is required. a. Permit alternative landscaping along the east property line adjacent to the 1-15 exit ramp. b. Permil landscaping as depictet) along Tropicana Avenue and Industrial Road. Permll883 parktrig spaces where 949 park~ngspaces ate required (an 8% reduct~ori) P~rrnlrall other dsv~atronsas depl~tedpar plans on 812 WAIVERS OF DEVELOPMENT STANDARDS: 7. Permit an cncroachrnent into airspace. 2. Reduce the setback to a street (Industrial Road) to 5 feet where a 10 foot setback is required (west). DESIGN REVIEWS: 1. a. Permit a 1.300 square foot wall sign on the east end of the structure. b. Permit a 4.900 square foot wall sign on the southern shear wall of the parkrng structure. c. Permit several wall signs on the low-rise faqade 2. Resort/hotel with resort curidc~rniniums/tiniesharesand all other associated buildings , . including low rises and parking'struckures. MASTER PLANILANO USE GUIDE; ! WINCHESTERIPARADISE -r UP TO COMMERCIAL TOURIST BACKGROUND: Project Description This is a modification to a previously approved resort hotel on this site (UC-0736-04). This is a PrOPOSal for a 560 room hotel resort including condominiums and timeshare units. A 31,000 square foot Casino is proposed with approximately 100,000 square feet of restaurants, retail, recreational lounge and necessary back-of-house areas. This project is designed with a 41 story. 492 foot high tower fronting lndustrial Road and towards the Interstate 15 (1-15) on-ramp. There will be a paved plaza at the corner of Tropicana Avenue and Industrial Road with attached sidewalks for the development The access points will be along lndustrial Road. There will be a minimum of 20 feet of landscaping along Tropi,mna Avenue and 10 feet along 1-15 including 36 inch box,African Sumacs,approximately 25 feet on center. The applicant states that the locatjon . is a legal nonconforming resort, which. allows 150 rooms to be opened as hotel rooms. A total Of 150 daily rental non-condominium/tim~shar~!units are reqtrired to be in operation to maintain the nonconforming. non-restrictive gaming license existing at the location. Prior Land Use Requests UC-1608-01 previously approved a 420 room, holellcondominiumltimeShare proje~ton the subject property in April 2001 for 2 years. 4 subsequent extension of tim@was approved for the resort in October 2002 For two additional years. UC-1808-96 was approved in December 19% to replace an existing 8.000 square foot casino and restaurant area with a 14.653 square foot hotellcasino and restaurant area, VC-0069-97 was approved in February 1997 to reduce the required nuinbet of parking spaces'and reduce IandsGaping along the stmet frontage. UC-0736- 04 was approved in August 2004 to permit a 28 story. 415 foot high. 560 room resort hotel tower that has hotellcondominiumsltimsshares units with kitchens. Surrounding Zoning and Land Use The area surrounding this site is developed with a variety of ilses. To the north across Tropicana Avenue iS arl existing 3,600 square foot fast food restaurant (In-N-Out Burge,). Directly to the east is the on-ram0 to Interstate IS. I o the west across Industrial Road is a 9.700 square foot convention center connected to an existing hotel/casino along with a 3.800 square f~ot convenience stora with gas pumps on the corner of Tropicana Avenue and Industrial Road. Directly to the south is a small (undeveloped) remnant patcel zoned H-I.