Planning commission backs Pueblo Pines senior housing despite neighbors— concerns about height and traffic

The Henderson Planning Commission on Wednesday approved a package of land‑use changes and design reviews for Pueblo Pines, a proposed 270‑unit, age‑restricted apartment community at Pueblo Boulevard and Boulder Highway, after residents raised concerns about building height, traffic and neighborhood impacts.

Bob Feibelman of Nevada Hand presented the proposal, describing a phased project on about 7.52 acres that would include five four‑story buildings, each with about 54 apartments, common amenities and landscaping. Feibelman said the developer intentionally limited building heights to about 50–60 feet—well under the 90‑foot maximum allowed under current zoning—and positioned buildings to reduce direct sightlines into neighboring backyards. "We chose to stay under 60, actually closer to 50," he said.

Neighbors urged the commission to reject or scale back the plan. Elena Neer, who gave her ZIP code as 89015, said the four‑story buildings would "devastate our scenery" in a largely single‑story neighborhood and warned of increased traffic at the nearby blind corner. Other speakers cited accident history, noise from construction and the potential loss of privacy. "The traffic is one thing that I'm worried about," Neer said.

Traffic concerns were the central focus of the public record and commissioners— questioning. David Myrie, a traffic representative for the city, said the site "meets all site distance requirements per standard drawings" and that prior intersection improvements (including a newly warranted all‑way stop at Pueblo and Newport) had helped calm conditions. Myrie acknowledged the corner is constrained and said there might be limited ability to shift the driveway location, but he said the planned driveway complies with engineering standards.

Commissioners pressed both the developer and staff about alternatives for access and traffic calming. Staff noted a 30‑foot easement along the proposed driveway constrains where vertical structures or relocated driveways can be placed, and that moving the driveway would be complicated by utilities and ownership patterns. Several commissioners urged the applicant to continue working with traffic engineers and the neighborhood to mitigate speed and sight‑line issues.

The project includes a negotiated development agreement that, if approved by council, would permit an age‑restricted use and preserve affordability for 30 years. Feibelman emphasized proximity to transit and to the reimagined Boulder Highway improvements as benefits for seniors.

Commissioner Lewis moved to approve the package (CPA 202501749696; DEV2025017381; DRA 2025017502; CCA 2025017497), stating the project represents a "least bad" solution compared with commercial uses on the site and noting Nevada Hand's experience with similar developments. The motion passed and the commission forwarded the applications to the Nov. 4 City Council for final action.

What happens next: The City Council will consider the rezones, development agreement and design review at its November meeting. The planning commission directed staff and the applicant to continue coordinating with traffic engineers on access and calming measures and encouraged outreach to nearby residents.

Provenance: The project was introduced and described by staff and the developer beginning with the commission's Item 22 presentation; public comments and traffic department remarks were recorded through the subsequent discussion and vote.