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Board approves rezoning to support renovation, subdivision for Tropicana-area multifamily complex
Summary
The board approved a rezoning and related waiver request to permit refinancing and phased rehabilitation of an approximately 20-year-old multifamily complex on Tropicana Avenue; the developer will subdivide a small parcel for a daycare and said it will handle resident relocations during renovation.
The Spring Valley Town Advisory Board on May 13 approved two related actions that will allow a long-standing multifamily apartment complex on the north side of Tropicana Avenue to refinance and undergo phased rehabilitation: a waiver of a density restriction and a zone change to reclassify a portion of the property to RM-18 multifamily residential.
Ralph Murphy, senior vice president of real estate development for the applicant (identified in the hearing as Nevada Ham), said the firm developed the apartments roughly 20 years ago and now plans a major renovation that will be financed more easily if a small parcel is carved out for an existing on-site daycare. “We’re getting to the point now where it’s time to refinance this project, and we're planning a major rehabilitation of this project to start in about a year,” Murphy said.
During the hearing, a nearby resident and condominium board member, Allen, asked that the developer restore and enhance landscaping along Teepee Lane and asked about perimeter wall height; Allen said plantings along the property’s front had declined. Murphy responded that the renovation plan would include landscape work and that relocation of residents would be handled as part of the project’s relocation process. “We typically have some vacancy at the property as people come and go,” Murphy said; he added that renovations are typically done building by building and that relocation costs and moving assistance are covered by the owner as part of the renovation budget.
Board members asked whether the proposal would increase the number of residential units; Murphy said the action is intended to clean up zoning and to facilitate financing and renovation, not to add units. The board voted to approve item 5 (waiver of a zone-change condition) and item 6 (zone change to RM-18) with staff recommendations.
The approvals permit the applicant to proceed with a parcel map and refinance discussions; any specific construction permits, landscape plans or changes to unit counts will require separate building permits and reviews. The board encouraged the applicant to meet with concerned residents to coordinate landscaping improvements and relocation timing ahead of work.
