[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6060136,"mediaKeyId","3293174-013b9dd75ffd5a406e4ffc28cbe36bb7","parentId",3293174,"title","Planning commission denies two proposed Jackson Street mixed‑use projects after heated public debate","audioSeconds",7212,"startMs",11309000,"endMs",18521000,"viewUrl","/Search/View?dp=1&key=3293174-013b9dd75ffd5a406e4ffc28cbe36bb7&start=11309&end=18521","thumbnailUrl","https://assets.pipeline.soar.com/3293174-013b9dd75ffd5a406e4ffc28cbe36bb7/thumbnail_11309000.jpg","articleUrl","/articles/6060136/Las-Vegas/Clark-County/Nevada/Planning-commission-denies-two-proposed-Jackson-Street-mixeduse-projects-after-heated-public-debate","mediaUrl","https://secure.pipeline.soar.com/6060136-839c09134eaac7c4d38541b9e262b906/orig.mp4?Expires=1773766295&Signature=ergeZHWojsyu~kKqQliu8DyO9K6clKmj-jrWkjK0f8Ut54fo2WcfAAjzJ82UKUlG9SA07Xt9JRSQt5~sEC4hI96pDGTEtmCBRW4s-aUevawoTKlzx-jtgCzkg-K1wz~rH0Rv0ry2mKK2VIG2O87~-P7znXpmZUrG7zhSRs8QREUyJ0q3h9nhNYnZTMo6Jdl7uQUbXAFVhZmrp1bm09gE8Xw6~WYKEWpzORycGnd7tp9c3B9YWWmxlTI~JWVGfQR4ZlpGJagmpINKDcHOntsOTZ1ccr3E4Z4Zf4iAmo3ADqYyYZxBV06V3aBHZrpoGNmTgifPCxxq~BQbVsb5gTGc7g__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Las Vegas, NV","date","2025-05-14T06:21:34Z","article","The Las Vegas Planning Commission on Tuesday voted to deny two separate entitlement packages for a proposed mixed‑use development on Jackson Avenue and adjacent blocks — a hotel/casino project and a linked residential/hotel proposal — after extended public comment and discussion.

Supporters, including the project team and several community leaders, urged the commission to allow a taller, denser project they said could catalyze long‑stalled West Side redevelopment. “This project is the only one on the table anywhere with the scale and substance to truly transform the West Side,” project manager Brianna Lucier said. The developers offered a package of community commitments, including a proposed covenant to dedicate 10 percent of net operating income to an on‑going community fund.

Staff recommended denial. Planning staff concluded the requests — which included rezonings, variances to exceed the airport overlay and waivers of the form‑based code — would produce “spot zoning,” exceed policy limits in the Vision 2045 Downtown plan and the West Side Hundred Plan, and were therefore inconsistent with the city’s adopted land‑use framework. Several commissioners agreed. “We are stuck with the code,” Commissioner Jeffrey Rogan said, summarizing his view that the applications did not meet current zoning and policy standards.

The public record showed sharply divided neighborhood input. Dozens of residents and civic leaders spoke both for and against the proposals. Supporters emphasized job creation, affordable housing commitments and a community advisory structure; opponents described long‑standing distrust after years of unfulfilled promises and questioned the project’s financing and potential neighborhood impacts, including traffic and privacy. “I oppose the Harlem Knights project because it will adversely impact the value of my home,” said resident Cordelia Wallace Freeman, who lives on Van Buren Avenue.

After deliberation the planning commission voted to deny both sets of requests and the items will move to City Council on June 18, 2025. Commissioners who stated votes during the hearing included Jeffrey Rogan and Serena Kasama voting in favor of denial; the record lists a motion to deny by Commissioner Steven Munford that carried. The denial leaves the applicants the option to revise entitlements and resubmit, or to seek relief at the council level.

The applicants told the commission they would continue refining the proposal and noted they have interest from lenders conditional on approvals. They also said they would pursue additional neighborhood outreach and detailed financing and tenant commitments if they proceed to the City Council stage.

What happens next: the denials send both applications to City Council on June 18, where council members will review the same entitlements and the accompanying community benefit materials. The developers said they will provide additional documentation about financing, tenant commitments and the proposed community fund prior to the council hearing.

Why it matters: the two projects targeted one of the West Side’s largest underused parcels and included a grandfathered small‑casino footprint unique to Jackson Avenue. Supporters argued that the scale was necessary to deliver 200‑plus hotel rooms, theater space and the recurring community reinvestment fund; opponents and planning staff said the proposals conflicted with the form‑based code that governs height and street‑level design in the area.

The commission’s denials do not prohibit future proposals on the sites, but they set a higher hurdle for developers seeking taller buildings or code waivers in this part of the city; applicants aiming to revive similar proposals will need to address the planning department’s technical concerns and neighborhood requests for clearer, enforceable community benefits.","mediaType","Video","parentTitle","CLV 05-13-2025 Planning Commission Meeting","oneSentenceSummary","The Las Vegas Planning Commission on Tuesday voted to deny two linked, high‑rise mixed‑use proposals for Jackson Avenue after extended public testimony and staff findings that the applications conflicted with the city’s form‑based code and the West Side “Hundred Plan.”","taxTitle","Las Vegas , Clark County, Nevada","taxId",2670,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6060115,"Planning commission approves two code updates: complete‑streets clarifications and tiny‑home park allowances in multifamily zones",334,17495000,17829000,"/Search/View?dp=1&key=3293174-013b9dd75ffd5a406e4ffc28cbe36bb7&start=17495&end=17829","https://assets.pipeline.soar.com/3293174-013b9dd75ffd5a406e4ffc28cbe36bb7/thumbnail_17495000.jpg","/articles/6060115/Las-Vegas/Clark-County/Nevada/Planning-commission-approves-two-code-updates-completestreets-clarifications-and-tinyhome-park-allowances-in-multifamily-zones","https://secure.pipeline.soar.com/6060115-0d8661cce89f7c9361986de51c34a9a3/orig.mp4?Expires=1773766295&Signature=fQxtUEiWu6wL6J5x6f3VjIbM9~G1Wd1PQxTGDbQHpPBrbd~KO8wzgGqMN1kv1ivtz-4GWFL9u9Oqp0J-9AI~ZxHgUg4XJK1dCsHXaQ3462NUXOY6c-8REXZBKjfMcyJ5y7AgNGi~tjLzbXUnhtZia5tNroN8qDhW5TV5yodPI2VDMTH86Mzh4YWyCiOShtNokgk67-Jg7PrGvu0BS3QlOGM1gaKQurHEb3IdLt0IJbx2BwctZLiPHk4XdREPmMOBEoI58L1-z2WNah3M-3jDjGr~WjHiyiF9rlRxJhxaRcL5rgTr54emJ3Q5Qzu4N1-YMgYb8W2GdBeYUZFRv5ORAQ__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission approved two text amendments to Title 19 of the Las Vegas Municipal Code during Tuesday’s meeting: one updating complete‑street standards and administrative deferral language, and another clarifying where residential tiny‑home parks can be sited.

Public Works senior staff explained the complete‑streets text amendment was primarily technical: it clarifies that the Director of Public Works has discretion in granting administrative deferrals for off‑site improvements, aligns roadway cross‑sections used in practice with the code, and codifies treatment for arcades and mapping details. Planning and public‑works staff recommended approval.

Separately, community development staff presented a tiny‑home amendment. The 2024 tiny‑home ordinance — adopted to align with state changes in 2021 and 2023 — allowed tiny homes on individual lots in mobile/manufactured home districts. The new amendment allows a group of individual tiny homes (stick‑built or manufactured) on a single lot in R‑3 (medium density) and R‑4 (high density) multifamily zones, subject to applicable development standards and a site development plan review heard at public hearing.

No members of the public asked to speak on either text amendment. Both items were approved by the commission and will advance to City Council in ordinance form for final action.

Why it matters: the complete‑streets clarification streamlines administration of off‑site improvement deferrals and aligns the code with long‑standing practice, while the tiny‑home amendment expands permitted housing forms in multifamily zones and may increase flexibility for affordable and compact housing development within multifamily sites.","The commission approved (1) a text amendment clarifying administrative deferrals, cross sections and other complete‑street standards and (2) a separate amendment allowing residential tiny home parks on multifamily zoned lots (R‑3 and R‑4) subject to site development review. Both items were forwarded in ordinance form to City Council.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6060120,"Commission approves temporary relocation of city recuperative care center to health and wellness building",261,1304000,1565000,"/Search/View?dp=1&key=3293174-013b9dd75ffd5a406e4ffc28cbe36bb7&start=1304&end=1565","https://assets.pipeline.soar.com/3293174-013b9dd75ffd5a406e4ffc28cbe36bb7/thumbnail_1304000.jpg","/articles/6060120/Las-Vegas/Clark-County/Nevada/Commission-approves-temporary-relocation-of-city-recuperative-care-center-to-health-and-wellness-building","https://secure.pipeline.soar.com/6060120-1910ee59ce35ce22c6f7b8ef4a636b39/orig.mp4?Expires=1773766295&Signature=bBN7-f7JJhTMhQJpNmky3PwtyXZcP3CRpjqFNPoIWJHe1err9eKl9oZpteqsEE2Ds2gB8VY6lHhSYBxKzupkV30AO3cq6Ak4g2N6sS5DQaQCa2IXJ4v6L3JHZipAa4LI9kfTYfNvj221B5GMvLiVKSxT4~0csB4PPNBBYVGV7tHRol8pInXtoRK5pa-hhNWDVMnTa8N9JaXLx6q1CwVTcffq6PpsMPNqBZ~RNN1gzjD8C9YIbFgyfgmoQ06mKI6KWjBqfntoBZyZMR-hp2sPN-~nGka191RixIPJ3v6C1uKXXYFIJcWr9T~ETIMXwYxUxm5ql9l~mUzkhNiGnE95YA__&Key-Pair-Id=KUT5TJCACFTXG","The Las Vegas Planning Commission approved a special use permit that will allow the city to temporarily relocate its recuperative care center — a respite facility for people experiencing homelessness discharged from hospitals — to the second floor of the City’s health and wellness center at 1450 North Main Street.

Arcelia Barajas, Director of Neighborhood Services, told the commission the temporary location is needed because the existing recuperative care center building will be demolished and rebuilt; the interim space will provide 17 beds and use existing administrative and operational funding, supplemented by a department grant to cover tenant improvements and moving costs. “There are already funds set aside for the administration and operations of our recuperative care center,” Barajas said; she added that the temporary relocation is planned for roughly the 18‑month demolition/rebuild schedule.

Rosa Cortez, Deputy Director of Public Works, said construction is scheduled to begin this summer and the timeline aligns with the requested temporary use.

After brief questions from commissioners the panel voted to recommend approval; the item will go to City Council on June 18, 2025. Commissioner votes recorded in the hearing included supportive votes from Commissioners Jeffrey Rogan and Serena Kasama.

Why it matters: the city’s recuperative care center provides transitional medical respite services to people experiencing homelessness who are discharged from hospitals but still need a monitored place to heal. The temporary relocation preserves continuity of care while the permanent facility is rebuilt.","The planning commission approved a special use permit allowing the City of Las Vegas to temporarily relocate its recuperative care center to the second floor of a city‑owned health and wellness center while the permanent facility is demolished and rebuilt. The temporary site will offer 17 beds and continue operations funded by existing grants.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6060125,"Commission approves Evergreen/Decatur mixed‑use project with conditions to add trees and larger street canopy",903,1600000,2503000,"/Search/View?dp=1&key=3293174-013b9dd75ffd5a406e4ffc28cbe36bb7&start=1600&end=2503","https://assets.pipeline.soar.com/3293174-013b9dd75ffd5a406e4ffc28cbe36bb7/thumbnail_1600000.jpg","/articles/6060125/Las-Vegas/Clark-County/Nevada/Commission-approves-EvergreenDecatur-mixeduse-project-with-conditions-to-add-trees-and-larger-street-canopy","https://secure.pipeline.soar.com/6060125-b7f6e50b675d177e507ee249fbb44b31/orig.mp4?Expires=1773766295&Signature=MpZ7L3UN-ufgvr~-B~QWwuXGJ5-wWSVmnwcfaAA60WaQbxuxmvv9JAbvFRhwnEG0cVRz~L7NumaHR~cNol592cciiUGwVgYPrCwzOCXQfmNiqA8uc06tzE-aOLMtzqHDZC3NBzWZiLD7gh1edvgH2h7M8GlQyOsrofbsA1hlvgEIObqhhoSSK6GGpE4vHo5ZaYgKAqpHBVWRfo7x7mp3V-qiXQGwTmfa9YW7g-jHgHL4j2-cGPX69pe5deY2QlQ22-5lzWqCkySR-zpNQ-bkNKOqn05qnyOZ24wjv7keaM7w98bgqff6y9yuroMmL5HjNtFx-lWFvf~pIf8c-bFXRg__&Key-Pair-Id=KUT5TJCACFTXG","The City of Las Vegas Planning Commission voted to approve a planned 243‑unit mixed‑use development on the southwest corner of Evergreen Avenue and Decatur Boulevard (project 24‑0486), after the applicant revised building orientation and landscaping details and agreed to added conditions.

Staff had initially recommended approval of the rezoning to C‑2 but recommended denial of the project’s requested parking reduction, landscape buffer reductions and site development plan review because staff found the original layout auto‑centric and inconsistent with the city’s transit‑oriented objectives. Planner Christian Gates told the commission the “building frontage that contains the first‑floor retail should front Decatur Boulevard to activate the pedestrian realm.”

The applicant, represented by Liz Olson, said the site plan was adjusted to bring building frontage closer to Decatur, reduce front parking and relocate many spaces to the site’s center. She characterized the parking variance as a 14‑space reduction and said the project focused on one‑ and two‑bedroom units, which typically have lower parking demand. “If this were to develop out as commercial, you would likely see quite a few 24‑hour uses, which would bring more traffic all day and all night,” Olson said in defense of the mixed‑use residential alternative.

Neighbors and a representative for the adjacent Charleston Heights Shopping Center raised concerns about parking overflow and existing parking encroachment from Arizona Charlie’s. Applicant responses noted an existing parking study and said shared parking in the area should accommodate demand.

During deliberations commissioners pressed the developer to increase the street canopy and tree size. Commissioner Rogan said the project would activate a large vacant parcel and could be adjusted as Decatur becomes more pedestrian oriented — but he supported the variances. The commission read two added conditions into the record: trees along Evergreen to be planted at a ratio of one tree per 20 linear feet with a minimum understory shrub palette; and all trees adjacent to Decatur Boulevard shall be planted as 36‑inch box trees. The applicant agreed to those conditions on the record.

The motion to approve included all subparts for the zone change, variances and site development plan review and will advance to City Council on June 18, 2025. The commission’s approval required that the applicant work with planning and public works to finalize the site development details and signs and to coordinate landscape and tree installation with the city’s standards.

Why it matters: the decision converts a large underutilized commercial parcel into a high‑density mixed‑use residential project intended to support transit‑oriented redevelopment along Decatur Boulevard. The added tree‑planting requirements reflect council and staff interest in improving urban canopy and pedestrian environment along a busy arterial.","After debate over parking and design, the planning commission approved a proposed 243‑unit mixed‑use development at Evergreen Avenue and Decatur Boulevard, granting a zone change and variances while requiring larger street trees on Decatur and additional landscaping as conditions.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6060131,"Planning commission approves 8‑lot Donald–Leon subdivision after developer agrees to single‑story homes and added landscaping",1997,3211000,5208000,"/Search/View?dp=1&key=3293174-013b9dd75ffd5a406e4ffc28cbe36bb7&start=3211&end=5208","https://assets.pipeline.soar.com/3293174-013b9dd75ffd5a406e4ffc28cbe36bb7/thumbnail_3211000.jpg","/articles/6060131/Las-Vegas/Clark-County/Nevada/Planning-commission-approves-8lot-DonaldLeon-subdivision-after-developer-agrees-to-singlestory-homes-and-added-landscaping","https://secure.pipeline.soar.com/6060131-f5e6c80f34c5de173730e41326f18e96/orig.mp4?Expires=1773766295&Signature=WoTOWS1ESciork7B0rbbGkAlzy03DNzRwRURrmD12xx844f7e~Mn65OZn-ifzhi7z4bwzlzcl501-456CdcxaMGLuOTf-Cs3JLaF7CzoEjfiX1u21A51aWyugyLTyk1EdA8cLcW6IWLgTL0dPTKq3vmb2VfLYHaB8yA3nWkRVBfOyaIdt~Mfpqa0Hj-V35jrz9JkA5bcP3ODOZFK6unvuAlRM2qyJieBQybqGySBvYgPUZobeLBrO78kUYj609UibnWG6dIcuuvBHnK9eSnUBW-87mUWIImbrbLQjXKGzLYsPBXeOrlOpBw4sEKOsD2Ky4776li17VUWaIMVJLoyQQ__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission on Tuesday approved a rezoning and tentative map for a proposed eight‑lot single‑family residential subdivision at the northeast corner of Donald Road and Leon Avenue (project 25‑0027), after the applicant amended the plan and agreed to conditions addressing neighbor concerns.

The developer, represented by Robert Cunningham of Taney Engineering, said the revised plan reduced the project from 10 lots to eight, moved the access from Donald Road to Leon Avenue and converted a proposed private street to a 49‑foot public street with a standard cul‑de‑sac. Cunningham told the commission the team had held a neighborhood meeting and worked with adjacent property owners.

Neighbors spoke at the hearing seeking protections for privacy, limits on grading and preservation of the area’s rural character. Several residents emphasized a strong preference for single‑story homes along the subdivision’s north boundary. “I’m very happy to hear that the developers decided to do single‑story,” said Dennis Perry, whose property abuts the site.

In response, the applicant agreed to commit to single‑story dwellings for all lots; public‑works staff and the applicant also worked out changes to off‑site improvement requirements. The commission added conditions read into the record requiring: a) that all lots be limited to single‑story homes; b) that landscape buffer trees on Donald Road be 36‑inch box size; c) sidewalk and half‑street improvements on Leon Avenue with provisions for an administrative deferral and deferral fees on Donald Road to preserve the street’s rural character when appropriate; and d) matching or compatible boundary wall finishes where new walls abut existing walls.

A motion to approve the rezonings and tentative map carried, and the matter will move forward to City Council on June 18, 2025. The public‑works representative noted additional map conditions clarifying sewer/drainage easements and construction plan review requirements.

Why it matters: the approvals convert an underused parcel near existing low‑density residential estates into an eight‑lot single‑family subdivision, and the negotiated conditions reflect an effort to balance new infill housing with the privacy and rural‑character concerns of immediate neighbors.","The Las Vegas Planning Commission approved a rezoning and tentative map for a residential subdivision at the northeast corner of Donald Road and Leon Avenue, subject to conditions added at the hearing including a single‑story restriction for all lots, public‑works off‑site conditions and larger street‑front trees on Donald Road.","actionData","errors"]

Article not found

Planning commission denies two proposed Jackson Street mixed‑use projects after heated public debate

Planning commission approves two code updates: complete‑streets clarifications and tiny‑home park allowances in multifamily zones

Commission approves temporary relocation of city recuperative care center to health and wellness building

Commission approves Evergreen/Decatur mixed‑use project with conditions to add trees and larger street canopy

Planning commission approves 8‑lot Donald–Leon subdivision after developer agrees to single‑story homes and added landscaping