By Rachel Brandes
Moapa Valley Progress
Published August 20, 2008
The Little Moapa Development group returned to the Moapa Valley Town Advisory Board (MVTAB) at a meeting on Wednesday, August 13. The group had revised their map in accordance with what board members had requested in a meeting held two weeks previous.
The main issue in the previous meeting had been density. The new plans had increased density only slightly across the whole project, remaining under 2 units per acre in total. But in the 32 acres in the field just south of Navajo Ave. in Logandale, the densities had been proposed much higher showing some lots sizes of as low as 6000 sq ft. MVTAB members had requested that the plans be revised to allow buffering of lot sizes and generally lower density.
Little Moapa partner, Steve Geiger recapped the four-year process that had led to this point. Geiger said that the project had gone through many cycles and that it had become very difficult to project revenues with the retreating market.
Geiger stated that Little Moapa had complied with the wishes of the community with the map being proposed. He explained that no changes had been made to the west side project which consists of 53 lots which had been approved for septic hookup. Since the last meeting the group had reduced the density in the field south of Navajo from 144 lots to 92 lots as requested. Lots facing Moapa Valley Boulevard would buffer the existing neighbors at half acre. Another buffer of 1/3 acre lots would run adjacent to the Navajo Ave neighbors.
“We are very enthusiastic and anxious about this project,” stated Geiger. “We heard you and have responded accordingly.”
MVTAB member Rik Eide was pleased with the changes. “It is refreshing to see a developer make the requirements asked of him,” Eide said. “With the changes made I can support this project now, I couldn’t do that two weeks ago.”
Eide explained that buffering the neighbors and moving the density into the middle of the area was a “good thing”.
MVTAB member Gene Houston said he had no problem with the small lot sizes but expressed concern regarding the waivers being requested. He felt that the developer was, in effect, making a zone change through waivers. He was worried about the precedence that this might set for future developers.
Geiger responded that there is to be no change in the zoning but to the design standards. “The larger lots will offset the smaller lots, the waiver is an option that makes that available,” explained Geiger.
Board member Guy Doty expressed concerns over which phase of the development would be started first. Geiger explained that with the economy impacting the future of the project the developer would have to move forward with the phase that has all studies complete. “This will dictate where we start,” explained Geiger.
Metz reminder Geiger that she would like to see two new soccer fields donated as well as an equestrian trail head on the 4.28 acres that had previously been planned for the package treatment plant which is now not needed.
Geiger explained that the drainage studies were far from being completed but stated, “We would be willing to honor that request.” Metz opened the floor to the public for comment on the new proposal. Several community members expressed their concern over the density of the project. “I am concerned over these lot sizes,” one resident said. “You are bringing Las Vegas here with this development.”
Others expressed concerns on the MVTAB giving exceptions without conditions and future developers using this decision to get variances on their projects.
After public comment was heard Metz explained the conditions that she would like to see in place on the project. These included the existing conditions on the infrastructure to be built first, the two soccer fields minus lights to be donated, the equestrian trail head, no further subdivision requests without written and signed commitments to Regional Flood Control District and Clark County Water Reclamation as well as the total density not to exceed 1.8 dwellings per acre. All conditions were approved unanimously by the Board.
On Item one under Waivers of Development Standards MVTAB member Gene Houston moved the lot area be reduced to a minimum of 8500 square feet except on the north lots with a minimum of 14,000 square feet and a minimum of 20,000 square feet on the east boundary. This motion was voted on and unanimously approved.
On Item Two in regards to increasing cul-de-sac length Houston moved to approve an increase of cul-de-sac length from 500 feet to 530 feet and, on Item Three the reduction of set backs to apply to 8500 square foot lots to be approved. Both motions were unanimously approved.
Under Waivers of Conditions, numbers 2 – 8 and 12 which apply to package treatment plan the motion was made to approve waivers to which the Board voted unanimously in favor.
Waiver of Condition Number 1 which listed no houses to be under 2400 square feet was reduced to 1800 square feet and approved by all.
On Waivers 9 – 11 which applied to school district requirements the motion was made to waive the items. The vote was 3-2 with Houston, Eide and Doty in favor; Metz and Young opposed.
