Planning commission denies paired high‑rise proposals for Jackson Avenue; developers vow to return

The City of Las Vegas Planning Commission voted to deny two linked applications for a multiblock mixed‑use development on Jackson Avenue, ruling that the proposal did not meet the city’s adopted form‑based code or the objectives of the West Side redevelopment plan.

The applications, consolidated by staff for review, would have rezoned parcels on the northwest and southeast corners of Jackson Avenue and Van Buren Avenue to allow towers of roughly 21–24 stories, added hundreds of hotel rooms and apartment units, a casino footprint tied to a grandfathered gaming license, a performing arts theater and other commercial space, and requested multiple variances and waivers from parking, setback and form‑based standards.

Planning staff recommended denial, saying the proposed rezonings would amount to spot zoning, the requested height and density exceed what the adopted form‑based code contemplates for the area, and many waivers (including zero‑parking proposals and façade/setback exceptions) were “self‑imposed hardships” that did not advance the West Side plans. Commissioners expressed concerns about financing, feasibility, and whether the scale could be delivered in this location without reworking the code.

Supporters — including neighborhood leaders, local business advocates and project representatives — urged the commission to approve the project as a potential catalyst for long‑deferred economic activity on the historic West Side. The development team presented a long list of voluntary “community benefit” commitments, including a proposed 10% annual net‑operating‑income reinvestment into the neighborhood, local hiring goals, and partnerships with unions and trades training programs. Developers also told the commission they had letters of financial interest and partner commitments and said they would record a covenant to keep the community benefit in perpetuity.

Opponents — largely homeowners immediately north of the site on Van Buren and adjacent streets — said the scale of the proposed towers would overwhelm the historic neighborhood, harm privacy and views, and increase traffic on narrow local streets. Several speakers said they had not been included early enough in project planning and asked for enforceable, targeted community benefits rather than broad pledges.

After debate the commission voted to deny the applications. Commissioners who spoke in favor of denial said the request conflicted with the adopted code and with the West Side plan’s expectations; others warned that denial at this stage does not prevent the applicants from bringing revised proposals to City Council.

Developers told the commission they would return to City Council with revisions and additional materials — including clarified financing, more specific community‑benefit recipients and lease/tenant commitments — and they indicated they would consider alternatives that lower height while retaining some program elements.

What’s next: The commission’s denial will be transmitted to City Council. The developers can revise the entitlements or seek legislative changes to height and form‑based rules. Several commissioners said they would be willing to reconsider a proposal better aligned with the form‑based code and with more detailed, enforceable community commitments.