# 15 ) T-1404 MADISON PALMS TENTATIVE MAP

STAFF REPORT

To: Planning Commission Meeting Date: May 10, 2017 Item: T-1404 Prepared by: Marc Jordan GENERAL INFORMATION: Applicant: L.R. Nelson Consulting Engineers Property Owner(s): Madison Palms Limited Partnership Requested Action: Approval of a condominium tentative map Location: Approximately 400 feet north of Ann road, and

east of Ferrell Street Assessor’s Parcel Number: 124-29-412-002 Comprehensive Plan: Multi-Family Lot Area: 4.93 + acres Existing Land Use and Zoning: Undeveloped; R-3, Multi-Family Residential

District Surrounding land use and zoning: North: Mini-Warehousing; C-1, Neighborhood

Commercial District East: Commercial Center; C-1, Neighborhood

Commercial District South: Commercial; C-1, Neighborhood Commercial District West: Single-Family Residential, PUD, Planned Unit Development District

BACKGROUND INFORMATION: The applicant is requesting Planning Commission approval for a condominium tentative map. According to the letter of intent and tentative map, the three-story building will be divided into 41 condominium units, and several common elements both inside and outside the building. Each condominium unit can contain one dwelling unit or a series of dwelling units. (Note: The letter of intent indicates that this was “originally designed as a senior housing apartment complex.” However, all approvals for this development were based

upon this remaining as a senior housing complex, and the conditions of approval require it to remain as a senior housing complex.) The subject site will consist of one, three-story building with 126 senior apartment units. All units will be accessed by a common hallway, with a centralized elevator and stairs located throughout the building. The building is located within the center of the property with parking and open space located around the building. Additional open space areas are also shown within the building. On February 18, 2015, the City Council approved a request (AMP-10-14) for an amendment to the Comprehensive Plan changing the land use designation from Community Commercial to Multi-Family. In addition, at the same meeting the City Council approved a request (ZN-15-14, Ordinance 2699) reclassifying the subject site from the C-1, Neighborhood Commercial District to the R-3, Multi-Family Residential District. Furthermore, the City Council approved a request (WAV-01-14) reducing the parking requirements for the senior apartment complex. On January 14, 2015, the Planning Commission approved a request (SPR-07-14) for a site plan review that allowed the development of a 126-unit senior apartment complex. In addition, at the same meeting, the Planning Commission approved a request (VN-04-14) that allowed a building height of approximately 39 feet where 35 feet is the maximum height allowed. Furthermore, on May 4, 2016, the City Council approved a request (VAC-02-16) to vacate an existing driveway easement. DEPARTMENT COMMENTS: Public Works: Please see the attached memorandum.

Fire Prevention: Please see the attached memorandum. Police Department: The North Las Vegas Police Department has no

issues with this application and recommends approval.

ANALYSIS: The proposed condominium map is unique in that condominium maps normally map the air space for each unit and all other areas are shown as common elements. In this case, the applicant is mapping segments of airspace that can contain one or multiple dwelling units. According to the letter of intent, this unique mapping is because there are two different investors involved in the financing of this project. As a result, the applicant worked with the City Surveyor in the coordination of the proposed tentative map, and the City Surveyor has found this solution to be acceptable. The proposed development was originally approved as a senior housing apartment complex. While it will still serve as a senior housing apartment complex, the proposed

condominium map may change some of the construction methods as a result of this project being condominiums rather than apartments. Therefore, the applicant would need to ensure that all building codes are met in the construction of this development, if there are any different requirements for condominiums verses apartments. In addition, because there will be more than one owner, there is the concern that different levels of maintenance will occur. The applicant has indicated there will be a property manager that will be responsible for the handling of utilities. However the same property manager should also be responsible for handling the maintenance and upkeep of the entire property. RECOMMENDATION: The Community Development and Compliance Department recommends that T-1404 be approved subject to the following conditions: Planning and Zoning: 1. Unless expressly authorized through a variance, waiver or another approved

method, this development shall comply with all applicable codes and ordinances.

2. Compliance with all applicable conditions of approval for SPR-07-14 shall be met. ATTACHMENTS: Public Works Memorandum Fire Prevention Memorandum Letter of Intent Proposed Tentative Map Clark County Assessor’s Map Location and Zoning Map