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THE VILLAGES at TULE SPRINGS (Public Hearing)

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THE VILLAGES at TULE SPRINGS (Public Hearing) #4) DA-02-16 AMENDMENT TO DEVELOPMENT AGREEMENT VILLAGES AT TULE SPRINGS PUBLIC HEARING STAFF REPORT To: Planning Commission Meeting date: April 13, 2016 Item: DA-02-16 Prepared by: Robert Eastman GENERAL INFORMATION: Applicant: KBSSOR Park Highlands, LLC Property Owner(s): KBSSOR Park Highlands, LLC Requested Action: Amend the existing Villages at Tule Springs Development Agreement Purpose: To amend the Development Standards for the master planned community. Location: Generally bounded by Deer Springs Way, Losee Road, Grand Teton Drive, and the Aliante Master Planned Community Lot Area: 1,828" acres Comprehensive Plan: Master Planned Community Existing land use and zoning: Undeveloped; MPC, Master Planned Community Surrounding land use and zoning: North: Tule Springs Fossil Beds National Monument & USFWS Desert National Wildlife Refuge; Open Space & O-L, Open Land West: Aliante Master Planned Community & Cram Middle School; MPC, Master Planned Community & O-L, Open Land East: Undeveloped; O-L, Open Land South: A mix of Residential and Commercial; O- L, Open Land (Development Agreement), R-CL, Residential Compact Lot, R-1, Single-Family Low Density, C-2, General Commercial Districts BACKGROUND INFORMATION: The applicant is requesting Planning Commission consideration to amend a component of the Development Agreement for the Villages at Tule Springs, specifically the Development Standards (DS) and Design Guidelines (DG). The Development Standards and Design Guidelines are components of the Development Agreement and they provide the development criteria for the design of the community. With this amendment the applicant is requesting to use the city’s design guidelines (Title 17) for development within the community, as modified by the DS. In general, the DS provides deviations to the City’s existing development code (Titles 16 & 17). The DS creates separate zoning districts that are similar to the city’s existing zoning districts but contain some different uses and setbacks within the zoning districts. The standards include requirements for street widths and design. In general the DS contain elements that are universal to the entire community. Some examples include: streets, sidewalks, landscaping, trails, walls, entry features, monumentation, street lights and wayfinding signs. Items that are more unique to an individual village or neighborhood including architectural designs for commercial and residential development is included in the Design Guidelines. DEPARTMENT COMMENTS: Public Works: Public Works comments are incorporated into the staff report and conditions Fire Department: No comments ANALYSIS: The Development Standards are an element of the Development Agreement. Therefore, the review and approval of the Development Standards requires the Planning Commission to review and forward a recommendation to the City Council for final consideration. The applicant and the City have met numerous times since approval of the Second Amended Development Agreement in June 2015. Unfortunately there are still some issues that need to be negotiated between the two parties. Therefore, a continuance of the proposed Amendment is requested by the City of North Las Vegas. The specific concerns are outlined below for your review and consideration. The concerns are listed in the order they appear within the document. (Note: there are a few typographical, formatting and grammar errors that will need to be corrected, but are not included in the following list if they do not materially change the document.) 2 Deletions are stricken Additions are bold orange Comments in italics 1. Page 7: Trail(s): means the linear areas not adjacent to a street that may follow natural features such as washes, ridge lines, flood control facilities and utility rights of way. Trails consists of, but are not limited to, asphalt walkways, landscaping on both sides of the walkway and trail amenities such as signage, benches, recreational nodes, drinking fountains, dog stations and trash receptacles, all as specified and detailed in the Parks and Trails Agreement and herein 2. Page 7: Tule Springs National Monument: means the Tule Springs Fossil Beds National Monument as shown on the February 1, 2016 Land Use Plan as designated by the June 2005 Conservation & Disposal Agreement between the BLM and the CNLV. Public Law 112-272. 3. Page 26: Signage Neighborhood signage will be allowed within each neighborhood for directional purposes and location determination. Signage examples include, but are not limited to, trail markers, neighborhood indicators, common areas, etc. The above language is fine, however there are not any standards regarding signage within the Villages at Tule Springs. Either a design is needed and an exhibit, or separate sign criteria needs to be developed. 4. Page 36: Sidewalks / Pathways & Sidewalks / Medians (Arterials) An average of one (1) tree every twenty-four (24) feet on center for every one thousand (1000) linear feet. The standard in Aliante is 1 tree every 24 feet on center see attached Aliante exhibit. The City code requires street trees every 20 feet on center. An average spread over 1000 feet will allow the developer to group trees and could create some interesting visuals. However, entry features and monuments contain a fairly large number of trees. Around an entry feature the development may not have any trees for 500 feet and therefore it could also create a disjointed appearance. Either the standard should be 1 tree every 24 feet, like Aliante, or trees within monumentation areas and entries should not be used to meet the requirement. 5. Page 37: Sidewalks / Pathways & Sidewalks / Medians (Collectors) An average of one (1) tree every twenty-four (24) feet on center for every one thousand (1000) linear feet. In general we have the same concerns as above. However, as collectors are smaller streets, the average may be acceptable if it is used over a much smaller distance, otherwise the City may not receive any street trees on collector streets. 3 6. Page 37: Sidewalks / Pathways In areas that have less than a 25’ wide landscape section, no encroachment into such area shall be allowed for flared intersections. In areas where additional right turn lanes are required that may encroach into pathway areas, pathway areas may be reduced to twenty (20)fifteen (15) feet in width. 7. Page 38: Local Streets An average of one (1) tree every thirty (30) feet on center for every one thousand (1000) linear feet. Similar to arterials and collectors, however, the medians are much smaller on a local street so the average should not be used. 8. Page 41: Traffic Calming Traffic Calming is a holistic, integrated traffic planning approach. It is a combination of mainly physical measures that reduce the negative effects of motor vehicle use, alter driver behavior and improve conditions for non-motorized street users. In order to discourage high traffic speeds within subdivisions, local residential streets shall implement traffic calming measures for straight segments of six hundred fifty (650) five hundred (500) feet or longer. Traffic calming measures shall be approved by the City Traffic Engineer. Some examples are as follows: o Changes in Roadway Surface in conjunction with additional items listed below; o Neck-downs, Chicanes, and Chokers; and o Traffic Circles and Round-a-bouts. 9. Page 41 & 42: Arterials Pathways along arterials are a minimum of twenty-five (25) feet in width (except North 5th Street) will be a minimum of twenty (20) feet in width) and have an eight (8) or ten (10) foot wide sidewalk on each side. North Fifth Street is a 150-foot right of way and contains a 10 foot sidewalk and 10 foot landscaped buffer within the r-o-w, in addition 10 feet of landscaping will be provided within the pathway. Please see exhibit “J” and CNLV Standard Drawings for North Fifth Street. Losee Road, N. 5th Street, Elkhorn Road, Grand Teton, Tule Springs Parkway and Revere Street (north of Highway 215) are the additional arterials located within VTS. 10. Page 43: Trail Node 4 For Recreation Nodes not located within the Active Adult Community and not located within 1500 feet of a play structure within another park, at least one of the following amenities: o Tot lot structure located on an EPDM rubberized surface surrounded by a sand surface; or o Play equipment located on an EPDM rubberized surface surrounded by a sand surface. o For Recreation Nodes located within the Active Adult Community age appropriate exercise equipment shall be provided. The above requirements are very similar to the Aliante requirements, please see attached Aliante exhibit. 11. Page 54: Street Lights One non-standard decorative street lights may be used within all of the VTS each of the Villages and within the Active Adult Community upon the City’s review and approval of the master developer and the City of North Las Vegas. Non- standard street lights must meet all applicable standards as set forth in sections 16.20.100 and must be compatible within the Community. If a non-standard street light is utilized, then the developer shall provide the City a supply of each such light equal to seven (7) percent of the total number of each light used within VTS for future repair or replacement. 12. Exhibit H: Wall Master Plan The perimeter walls adjacent to Grand Teton should be community theme walls as Grand Teton is a planned street. Parcel 3.01 requires a community theme wall adjacent to Deer Springs Way. Parcels 1.19, 3.08, and 3.09 requires a community theme wall adjacent to CC-215. 13. Exhibit J: Street Sections Sheet 1 The North Fifth Street section is incorrect, the right-of-way is 150 feet in width additionally the landscaped pathway should be 10’landscaping, 10 sidewalk’, 10’ landscaping. The Losee Road Section is incorrect, the right of way contains a 14’ median and an additional lane with 2’ of over pavement should be depicted to the right of the median.
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