04/17/19 BCC AGENDA SHEET

UPDATE
PUBLIC FACILITY NEEDS ASSESSMENT STATE HWY 159/STATE HWY 160
(TITLE 30) (RED ROCK)

PUBLIC HEARING
APP. NUMBER/OWNER/DESCRIPTION OF REQUEST
MPP-11-0469-GYPSUM RESOURCES, LLC:

HOLDOVER MAJOR PROJECT for a Public Facilities Needs Assessment (PFNA) to address
issues of concern to Clark County in conjunction with a mixed use comprehensive master planned
community (Gypsum Reclamation) on 2,010.6 acres in an R-U (Rural Open Land) Zone.

Generally located on the north side of State Highway 159, approximately 1.5 miles west of the
intersection of State Highway 160 (Blue Diamond Road) and State Highway 159 within Red Rock.
JJ/md/ja (For possible action)
______________________________________________________________________________
______________________________________________________________________________
RELATED INFORMATION:

APN:
List on file

LAND USE PLAN:

NORTHWEST COUNTY (RED ROCK) – OPEN LAND; RESIDENTIAL RURAL; PUBLIC
FACILITIES; & INDUSTRIAL

BACKGROUND:
Public Facilities Needs Assessment (PFNA)
This is a request to consider the Public Facilities Needs Assessment (PFNA) for the Gypsum
Reclamation major project. This project has a multi-step review process which includes a pre-
application conference; the submittal of the PFNA document based on the proposed plans, the land
use approval process, and a development agreement. The pre-application conference occurred on
Thursday, November 1, 2018. The purpose of the PFNA is to ensure that public services and
infrastructure including transportation, fire and police protection, flood control and drainage, parks
and open space, schools, water supply and waste water services are assessed and adequately
provided. Additionally, the neighborhood and economic impacts must be adequately addressed. The
applicant has submitted an analysis, maps, and exhibits for the PFNA as required, which are
included in the file to assist in the review of the final needs assessment.

Project Description
The proposed major project planning area is approximately 2,010.6 acres. Gypsum Reclamation
Specific Plan will be a mixed use, master planned community consisting of a village core and 7
planning areas with 3,000 residential units with an average density of 1.5 dwelling units per gross
acre.
The applicant has provided analysis on each of the following public facilities: transportation, fire and
police protection, flood control and drainage, parks, trails, and federal lands, schools, water supply,
wastewater treatment, water quality, stormwater, economic and employment impact report,
geotechnical report, and an air quality and environmental review.

Project Description
General Summary
• Site Address: N/A
• Site Acreage: 2,010.6

Prior Land Use Requests

Application Request Action Date
Number
MP-0505-16 Amended Concept Plan for the Gypsum Reclamation Withdrawn
planned community – withdrawn by applicant
WC-0099-11 Waiver of condition of a Concept Plan requiring no Withdrawn
(MP-0313-11) access onto Highway 159; and right-of-way approval by applicant
from the BLM for primary access is required prior to
approval of Specific Plan in conjunction with a mixed
use comprehensive planned community – withdrawn
MP-0313-11 Concept Plan for the Gypsum Reclamation planned Approved August
community by BCC 2011
MP-0736-02 Concept Plan for a planned community known as Withdrawn
Cielo Encantado – withdrawn by applicant

Surrounding Land Use

Planned Land Use Category Zoning District Existing Land Use
North & Public Facilities and Open Land R-U Undeveloped, & mining
East (Open Space/Grazing; Residential up operations
to 1 du/10 ac)
South Industrial R-U Gypsum processing plant
West Public Facilities and Residential Rural R-U Undeveloped
(up to 0.5 du/ac)

Related Applications
Application Request
Number
MPS-0468-11 Holdover Specific Plan for Gypsum Resources is a companion item on this
agenda.
WC-18-400232 Waiver of conditions of a Concept Plan requiring the following: 1) no access
(MP-0313-11) onto Highway 159; and 2) right-of-way approval from the Bureau of Land
Management (BLM) for primary access is required prior to approval of
Specific Plan in conjunction with a mixed use comprehensive planned
community is a companion item on this agenda.
STANDARDS FOR APPROVAL:
The applicant shall demonstrate that the proposed request meets the goals and purposes of Title 30.
The application may be approved if the Board determines that the needs assessment will ensure that
adequate public services including transportation, fire and police protection, flood control and
drainage, parks and open space, trails systems, schools, water and sewer services, and evaluate the
need for the phasing of additional facilities and services required by the proposal will serve the
proposed development in accordance with the use permit application and that existing services to
established developments will not be significantly affected.

Analysis
Current Planning
This PFNA is intended to fulfill and address issues of concern and impacts for the approval of the
major project and to evaluate the method of mitigation for any subsequent land use requests. The
impacts and issues of a project of this size and intensity are best addressed by the process set forth by
this process. The applicant is subsequently required to enter into a Development Agreement with
Clark County. The detailed mitigation of issues will be addressed and included in the Development
Agreement.

The Board of County Commissioners may identify issues, significant improvements and anticipated
phasing, and may modify the assessment as needed. The approval of a Public Facility Needs
Assessment by the Board shall not confer the right to develop the project, but shall provide the
developer guidance regarding the potential of the project and issues which need to be resolved and
methods of resolution to the satisfaction of the Board through subsequent applications and
agreements.

The following is a preliminary list of issues and concerns of interest to the surrounding community
and Clark County that were identified in the approved Concept Plan and are to be addressed in this
analysis:

1. External and Internal Transportation system network (including right-of-way dedication and
access to and from the site).
2. Provision, funding, and maintenance of public services and facilities (police and fire
protection, water and sewer capacities, satellite government facilities, schools, flood control)
during initial development as well as at build out.
3. Develop a land use and regulation code including design criteria as well as addressing the
transitioning of abutting uses.
4. Parks and open space, including public access.
5. Regional trails
6. Market analysis
7. Utility needs (power; solid waste)

Preliminary Applicant Related Issues:

1. Water and sewer
2. Fire Services
3. Transportation
4. Flood Control
5. Parks and Open space
6. Dry utilities (cable, telephone, etc.)

Comments from the responding agencies and departments have generally been addressed in the final
PFNA document that has been submitted. The applicant will have on-going discussions with the
County and necessary agencies and indicates an intent to complete a Master Transportation
Study, and provide appropriate funding mechanisms and fee systems for the provision of the
anticipated public facility and infrastructure improvement requirements.

The Specific Plan is envisioned to be a mixed use sustainable rural village with a balance of
complementary uses. Upon review of the PFNA, staff finds the analysis to be inconsistent with
the project summary within the proposed Specific Plan. The PFNA shows 518 more dwelling
units and 20 more acres of Institutional uses than currently proposed by the Specific Plan, and
24.2 acres less of Commercial uses, 6 acres less of Office Professional, 33 acres less of Business
and Design/Research Park, and 20 acres less of Public Facilities. The decrease in residential
units, elimination of institutional uses, and increase of non-residential uses as proposed by the
Specific Plan was not appropriately addressed in the PFNA.

Specific Plan PFNA

Proposed Proposed
Land Use Acreage Acreage
Units Units
Residential Rural 512.6 150 532.6 186
Rural Neighborhood 478.7 760 484.7 950
Residential Low 553.0 1,660 580 1,856
Residential Suburban 40.7 240 40.7 273
Residential Medium 16.3 130 16.3 163
Subtotal 1,601.3 2,940 1,654.3 3,428
Commercial General 62.0 60 42 90
Commercial Neighborhood 8.0 3.8
Office Professional 12.0 6.0
Business and Design/Research 43.0 10.0
Park
Institutional N/A 20.0
Public Facilities 104.0 84.0
Open Space 180.3 195.5
Totals 2,010.6 3,000 2,010.6 3,518

In addition to the inconsistency with the Specific Plan identified above, the PFNA is also
internally inconsistent. One example is the Traffic Analysis included a 200 room resort hotel,
a private school with an estimated school size of 500 students, Business and Design/Research
Park buildout of 4 acres, Office Professional buildout of 1.2 acres, and 5 acres of Commercial
buildout which does not align with the PFNA project summary. The Traffic Analysis also
assumes an internal capture rate of 40% which is based on the Traffic Analysis project
summary rather than the current Specific Plan project summary.
Additionally, the PFNA includes assumptions that cannot be enforced by the County. For
instance, the applicant is proposing to make 35% of the residential units age targeted/qualified
and indicates alternative modes of transportation would include transportation network
companies and other for-hire transportation services like taxi and limousine that would
replace private vehicle trips into and out of the community.

If this request is approved, the Board and/or Commission finds that the application is consistent with
the standards and purpose enumerated in the Comprehensive Master Plan, Title 30, and/or the
Nevada Revised Statutes.

PRELIMINARY STAFF CONDITIONS:

Current Planning
• The developer to enter into Development Agreement to address issues identified in the
PFNA;
• All applicable standard conditions for this application type.
• Applicant is advised that acceptance of the PFNA by the County does not relieve or limit the
developer’s obligation to submit detailed traffic, drainage and other technical studies, or
comply with measures as appropriate to mitigate the impacts of this development; any
change in circumstances or regulations may be justification for the denial of an extension of
time; and this application must commence within 2 years of approval date or it will expire.

Public Works - Development Review

• No comment.

Clark County Water Reclamation District (CCWRD)

• Applicant is advised to contact CCWRD and refer to Point of Connection (POC) reference
tracking #0085-2018.

TAB/CAC:
APPROVALS: 1 card
PROTEST: 30 cards

COUNTY COMMISSION ACTION: December 5, 2018 – HELD – To 01/23/19 – per the

applicant.

COUNTY COMMISSION ACTION: January 23, 2019 – HELD – To 04/17/19 – per the
applicant.

APPLICANT: GYPSUM RESOURCES, LLC

CONTACT: GYPSUM RESOURCES, LLC, RON KRATER, 22721 ISLAMARE CANE
AVENUE, SUITE 100, LAKE FOREST, CA 92630