THE VILLAGES AT TULE SPRINGS

Transcription

#4) DA-02-16
AMENDMENT TO DEVELOPMENT AGREEMENT
VILLAGES AT TULE SPRINGS
PUBLIC HEARING
STAFF REPORT
To:
Planning Commission
Item: DA-02-16
Meeting date: April 13, 2016
Prepared by: Robert Eastman
GENERAL INFORMATION:
Applicant:
KBSSOR Park Highlands, LLC
Property Owner(s):
KBSSOR Park Highlands, LLC
Requested Action:
Amend the existing Villages at Tule Springs
Development Agreement
Purpose:
To amend the Development Standards for the
master planned community.
Location:
Generally bounded by Deer Springs Way, Losee
Road, Grand Teton Drive, and the Aliante Master
Planned Community
Lot Area:
1,828" acres
Comprehensive Plan:
Master Planned Community
Existing land use and zoning:
Undeveloped; MPC, Master Planned Community
Surrounding land use and zoning: North: Tule Springs Fossil Beds National Monument &
USFWS Desert National Wildlife Refuge; Open
Space & O-L, Open Land
West: Aliante Master Planned Community &
Cram Middle School; MPC, Master Planned
Community & O-L, Open Land
East: Undeveloped; O-L, Open Land
South: A mix of Residential and Commercial; OL, Open Land (Development Agreement), R-CL,
Residential Compact Lot, R-1, Single-Family Low
Density, C-2, General Commercial Districts
BACKGROUND INFORMATION:
The applicant is requesting Planning Commission consideration to amend a component of
the Development Agreement for the Villages at Tule Springs, specifically the Development
Standards (DS) and Design Guidelines (DG). The Development Standards and Design
Guidelines are components of the Development Agreement and they provide the
development criteria for the design of the community. With this amendment the applicant is
requesting to use the city’s design guidelines (Title 17) for development within the
community, as modified by the DS.
In general, the DS provides deviations to the City’s existing development code (Titles 16 &
17). The DS creates separate zoning districts that are similar to the city’s existing zoning
districts but contain some different uses and setbacks within the zoning districts. The
standards include requirements for street widths and design. In general the DS contain
elements that are universal to the entire community. Some examples include: streets,
sidewalks, landscaping, trails, walls, entry features, monumentation, street lights and
wayfinding signs. Items that are more unique to an individual village or neighborhood
including architectural designs for commercial and residential development is included in
the Design Guidelines.
DEPARTMENT COMMENTS:
Public Works:
Public Works comments are incorporated into the
staff report and conditions
Fire Department:
No comments
ANALYSIS:
The Development Standards are an element of the Development Agreement. Therefore,
the review and approval of the Development Standards requires the Planning Commission
to review and forward a recommendation to the City Council for final consideration. The
applicant and the City have met numerous times since approval of the Second Amended
Development Agreement in June 2015. Unfortunately there are still some issues that need
to be negotiated between the two parties. Therefore, a continuance of the proposed
Amendment is requested by the City of North Las Vegas. The specific concerns are
outlined below for your review and consideration. The concerns are listed in the order they
appear within the document.
(Note: there are a few typographical, formatting and grammar errors that will need to be
corrected, but are not included in the following list if they do not materially change the
document.)
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Deletions are stricken
Additions are bold orange
Comments in italics
1. Page 7: Trail(s): means the linear areas not adjacent to a street that may follow
natural features such as washes, ridge lines, flood control facilities and utility rights
of way. Trails consists of, but are not limited to, asphalt walkways, landscaping on
both sides of the walkway and trail amenities such as signage, benches, recreational
nodes, drinking fountains, dog stations and trash receptacles, all as specified and
detailed in the Parks and Trails Agreement and herein
2. Page 7: Tule Springs National Monument: means the Tule Springs Fossil Beds
National Monument as shown on the February 1, 2016 Land Use Plan as
designated by the June 2005 Conservation & Disposal Agreement between the BLM
and the CNLV. Public Law 112-272.
3. Page 26: Signage
Neighborhood signage will be allowed within each neighborhood for directional
purposes and location determination. Signage examples include, but are not limited
to, trail markers, neighborhood indicators, common areas, etc.
The above language is fine, however there are not any standards regarding signage
within the Villages at Tule Springs. Either a design is needed and an exhibit, or
separate sign criteria needs to be developed.
4. Page 36: Sidewalks / Pathways & Sidewalks / Medians (Arterials)
An average of one (1) tree every twenty-four (24) feet on center for every one
thousand (1000) linear feet.
The standard in Aliante is 1 tree every 24 feet on center see attached Aliante
exhibit. The City code requires street trees every 20 feet on center. An average
spread over 1000 feet will allow the developer to group trees and could create some
interesting visuals. However, entry features and monuments contain a fairly large
number of trees. Around an entry feature the development may not have any trees
for 500 feet and therefore it could also create a disjointed appearance. Either the
standard should be 1 tree every 24 feet, like Aliante, or trees within monumentation
areas and entries should not be used to meet the requirement.
5. Page 37: Sidewalks / Pathways & Sidewalks / Medians (Collectors)
An average of one (1) tree every twenty-four (24) feet on center for every one
thousand (1000) linear feet.
In general we have the same concerns as above. However, as collectors are
smaller streets, the average may be acceptable if it is used over a much smaller
distance, otherwise the City may not receive any street trees on collector streets.
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6. Page 37: Sidewalks / Pathways
In areas that have less than a 25’ wide landscape section, no encroachment into
such area shall be allowed for flared intersections. In areas where additional right
turn lanes are required that may encroach into pathway areas, pathway areas may
be reduced to twenty (20)fifteen (15) feet in width.
7. Page 38: Local Streets
An average of one (1) tree every thirty (30) feet on center for every one thousand
(1000) linear feet.
Similar to arterials and collectors, however, the medians are much smaller on a local
street so the average should not be used.
8. Page 41: Traffic Calming
Traffic Calming is a holistic, integrated traffic planning approach. It is a combination
of mainly physical measures that reduce the negative effects of motor vehicle use,
alter driver behavior and improve conditions for non-motorized street users. In order
to discourage high traffic speeds within subdivisions, local residential streets shall
implement traffic calming measures for straight segments of six hundred fifty (650)
five hundred (500) feet or longer. Traffic calming measures shall be approved by
the City Traffic Engineer. Some examples are as follows:
o Changes in Roadway Surface in conjunction with additional items listed
below;
o Neck-downs, Chicanes, and Chokers; and
o Traffic Circles and Round-a-bouts.
9. Page 41 & 42: Arterials
Pathways along arterials are a minimum of twenty-five (25) feet in width (except
North 5th Street) will be a minimum of twenty (20) feet in width) and have an eight
(8) or ten (10) foot wide sidewalk on each side. North Fifth Street is a 150-foot
right of way and contains a 10 foot sidewalk and 10 foot landscaped buffer
within the r-o-w, in addition 10 feet of landscaping will be provided within the
pathway. Please see exhibit “J” and CNLV Standard Drawings for North Fifth
Street. Losee Road, N. 5th Street, Elkhorn Road, Grand Teton, Tule Springs
Parkway and Revere Street (north of Highway 215) are the additional arterials
located within VTS.
10. Page 43: Trail Node
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For Recreation Nodes not located within the Active Adult Community and not
located within 1500 feet of a play structure within another park, at least one of the
following amenities:
o Tot lot structure located on an EPDM rubberized surface surrounded by a
sand surface; or
o Play equipment located on an EPDM rubberized surface surrounded by a
sand surface.
o For Recreation Nodes located within the Active Adult Community age
appropriate exercise equipment shall be provided.
The above requirements are very similar to the Aliante requirements, please see
attached Aliante exhibit.
11. Page 54: Street Lights
One non-standard decorative street lights may be used within all of the VTS each
of the Villages and within the Active Adult Community upon the City’s review and
approval of the master developer and the City of North Las Vegas. Nonstandard street lights must meet all applicable standards as set forth in sections
16.20.100 and must be compatible within the Community. If a non-standard street
light is utilized, then the developer shall provide the City a supply of each such light
equal to seven (7) percent of the total number of each light used within VTS for
future repair or replacement.
12. Exhibit H: Wall Master Plan
The perimeter walls adjacent to Grand Teton should be community theme walls as
Grand Teton is a planned street. Parcel 3.01 requires a community theme wall
adjacent to Deer Springs Way. Parcels 1.19, 3.08, and 3.09 requires a community
theme wall adjacent to CC-215.
13. Exhibit J: Street Sections Sheet 1
The North Fifth Street section is incorrect, the right-of-way is 150 feet in width
additionally the landscaped pathway should be 10’landscaping, 10 sidewalk’, 10’
landscaping. The Losee Road Section is incorrect, the right of way contains a 14’
median and an additional lane with 2’ of over pavement should be depicted to the
right of the median.
The Losee Road Section is incorrect, the right of way contains a 14’ median and an
additional lane with 2’ of over pavement should be depicted to the right of the
median. The Deer Springs section is incorrect; the civil improvement plans depict
Deer Springs with a 14’ median.
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Neighborhood Collector Section is incorrect; the right of way contains a 4’ median.
Eglington Street Sections are incorrect; the right of way contains an 11’ median as
shown in the approved traffic study.
16. Exhibit L: Monumentation Concept – Primary and Secondary
The monuments proposed states “exposed finish may be constructed of integrally
colored block, honed block, painted stucco, or other decorative material.” The use
of “may” also indicates that the finish could be something else entirely, a more
definitive standard is needed.
17. Exhibit L: Monumentation Concept - Secondary
The monument is proposed to be 30 feet in height while the single primary
monument is 35 feet in height; a more appropriate height for the secondary
monuments is 25 feet. 25 feet is closer to the height of the proposed nearby
residential structures.
18. Exhibit N: Typical Neighborhood Entry Design – Two pages
The exhibit does not show enough details. The landscaping requirements in the text
of the document should be on the drawing. Additionally the drawing should conform
to the Clark County Standard Drawing 222.1 Sheet 2 to provide adequate stacking
spaces, as well as a turn around, but modified to provide the dimensions that are
unique to the community. As an example, the medians are shown as 24 feet in
width within the drainage study, and the width of the landscaping on both sides of
the street is stated to be 30 feet. These dimensions should be included in the
exhibits. The second page contains some concepts for entry monumentation and
signage. However, the building materials for the four concepts are not specified.
Also, the elevations do not correspond to the site plan on page one. Please see
attached Clack County Standard Drawing and Aliante exhibits.
19. Exhibit O: Community Theme Wall Concepts
Two additional designs are needed for this exhibit. Within the text there is a “view
fence” and a “partial view fence.” They are required adjacent to trails, pathway
connections, and the Tule Springs Fossil Beds National Monument. Therefore,
designs for these two fence types are needed.
20. Exhibit P: Parks, Open Space, & Trails Master Plan
The exhibit depicts a Community Trail within the entry of the regional detention
basin, this trail should be removed.
21. Exhibit Q, R, S, T, & U: Additional needed exhibits
Some additional exhibits with dimensions and materials are needed for the following:
the meandering sidewalks; wayfinding and entry signage; trail cross sections,
pathway landscaping, and trail landscaping.
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Approval Criteria: Planned Community Districts and Development Agreements
Review Criteria for PCD District
In order for property to qualify for PCD zoning, the master developer must demonstrate the
potential for achievement of the following specific objectives during the planning and
development process:
1. Ensure orderly planning for the development of large unsubdivided parcels of the
city in a manner consistent with the city’s comprehensive master plan;
2. Ensure adequate provision of open space, recreational facilities, and other
community amenities;
3. Provide exemplary community benefits;
4. Provide for an orderly and creative arrangement of land uses with respect to
each other, to the entire master planned community, and to all adjacent land;
5. Provide for a variety of housing types, employment opportunities, and
commercial services to achieve a balanced community for families of a wide
variety of ages, sizes, and levels of income;
6. Provide for a planned and integrated transportation system for pedestrian and
vehicular traffic, which will include provisions for transportation and roadways,
bicycle and/or equestrian paths, pedestrian walkways, and other similar
transportation facilities;
7. Encourage sensitive site planning and design with enhanced landscaping and
other site amenities; and
8. Encourage high-quality structures in terms of community design standards,
materials and layout.
Review Criteria for Master Development Agreement
In reviewing and acting upon proposed development agreement, review and decisionmaking bodies shall consider the following additional approval criteria for the
development agreement:
1. Whether the benefit of the development agreement to the city outweighs its
costs;
2. Whether the development agreement is required to mitigate impacts that would
otherwise make the proposed development unacceptable; and
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3. Whether the city has received adequate assurances that the development will go
forward as planned.
In the event that the Master Development Agreement does not address a particular
development or design standard, the generally applicable development standards set forth
in Chapter 17.24 shall apply.
RECOMMENDATIONS:
The Community Development and Compliance Department recommends that DA-02-16 be
continued to allow the City and the applicant to address the points outlined within the
analysis section.
However, if the Planning Commission determines that approval of the Development
Standards is appropriate, it is recommended the following amendments be made to the
document and forwarded to the City Council for final action:
1. Page 7: Trail(s): means the linear areas not adjacent to a street that may follow
natural features such as washes, ridge lines, flood control facilities and utility rights
of way. Trails consists of, but are not limited to, asphalt walkways, landscaping on
both sides of the walkway and trail amenities such as signage, benches, recreational
nodes, drinking fountains, dog stations and trash receptacles, all as specified and
detailed in the Parks and Trails Agreement and herein
2. Page 7: Tule Springs National Monument: means the Tule Springs Fossil Beds
National Monument as shown on the February 1, 2016 Land Use Plan as
designated by Public Law 112-272.
3. Page 36: Sidewalks / Pathways & Sidewalks / Medians (Arterials)
One (1) tree every twenty-four (24) feet on center
4. Page 37: Sidewalks / Pathways & Sidewalks / Medians (Collectors)
An average of one (1) tree every twenty-four (24) feet on center for every two
hundred (200) linear feet.
5. Page 37: Sidewalks / Pathways
In areas that have less than a 25’ wide landscape section, no encroachment into
such area shall be allowed for flared intersections. In areas where additional right
turn lanes are required that may encroach into pathway areas, pathway areas may
be reduced to twenty (20) feet in width.
6. Page 38: Local Streets
One (1) tree every thirty (30) feet on center
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7. Page 41: Traffic Calming
Traffic Calming is a holistic, integrated traffic planning approach. It is a combination
of mainly physical measures that reduce the negative effects of motor vehicle use,
alter driver behavior and improve conditions for non-motorized street users. In order
to discourage high traffic speeds within subdivisions, local residential streets shall
implement traffic calming measures for straight segments of five hundred (500) feet
or longer. Traffic calming measures shall be approved by the City Traffic Engineer.
Some examples are as follows:
o Changes in Roadway Surface in conjunction with additional items listed
below;
o Neck-downs, Chicanes, and Chokers; and
o Traffic Circles and Round-a-bouts.
8. Page 41 & 42: Arterials
Pathways along arterials are a minimum of twenty-five (25) feet in width (except
North 5th Street) and have an eight (8) or ten (10) foot wide sidewalk on each side.
North Fifth Street is a 150-foot right of way and contains a 10 foot sidewalk and 10
foot landscaped buffer within the r-o-w, in addition 10 feet of landscaping will be
provided within the pathway. Please see exhibit “J” and CNLV Standard Drawings
for North Fifth Street. Losee Road, N. 5th Street, Elkhorn Road, Grand Teton, Tule
Springs Parkway and Revere Street (north of Highway 215) are the additional
arterials located within VTS.
9. Page 43: Trail Node
For Recreation Nodes not located within the Active Adult Community, at least
one of the following amenities:
o Tot lot structure located on an EPDM rubberized surface surrounded by a
sand surface; or
o Play equipment located on an EPDM rubberized surface surrounded by a
sand surface.
For Recreation Nodes located within the Active Adult Community age appropriate
exercise equipment shall be provided.
10. Page 54: Street Lights
One non-standard decorative street light may be used within the VTS upon review
and approval of the master developer and the City of North Las Vegas. Non9
standard street lights must meet all applicable standards as set forth in sections
16.20.100 and must be compatible within the Community. If a non-standard street
light is utilized, then the developer shall provide the City a supply of each such light
equal to seven (7) percent of the total number of each light used within VTS for
future repair or replacement.
11. Exhibit H
Revise Exhibit H to add Theme Walls where required.
12. Exhibit J
Revise Exhibit J to reflect street cross sections as approved within the Master Traffic
Study, Tentative Maps, and as outlined within the analysis section.
13. Exhibit L: Monumentation Concept – Primary and Secondary
Replace the text regarding the wall construction with the following: Exposed finish
shall be constructed of stone, painted stucco, or other decorative material that has
the appearance of painted stucco or stone. Secondary monumentation must use
the same finish as the primary monument.
14. Exhibit L: Monumentation Concept - Secondary
Reduce height of secondary monuments to 25 feet
15. Exhibit N: Typical Neighborhood Entry Design – Two pages
Revise Exhibit N to provide the details discussed within the analysis section.
16. Exhibit O: Community Theme Wall Concepts
Add “View Fence” and “Partial View Fence” designs to exhibit.
17. Exhibit P: Parks, Open Space, & Trails Master Plan
Remove the trail from the drainage channel
18. Exhibit Q, R, S, T, & U: Additional needed exhibits
Create additional exhibits or adopt exhibits from existing master plan communities,
such as Aliante or Park Highlands on a temporary basis. As the existing exhibits will
need modifications to fully depict the design of the Villages at Tule Springs, a minor
modification will be needed to replace the exhibits with the “final” versions.
ATTACHMENTS:
Proposed Development Standards with exhibits
Letter of Intent
Approved Land Use Map for Villages at Tule Springs
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Clark County Standard Drawing 222.1 regarding gated entries
Various Aliante exhibits
Various Park Highlands exhibits
Comprehensive Plan Map
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The Villages at Tule Springs Master Development Standards 1
May 18, 2016 Prepared By: Greey Pickett
1
The Villages at Tule Springs Design Guidelines attached to the Second Amended and Restated Development Agreement for the Village at Tule Springs, approved on June 3, 2015, has been replaced with the North Las Vegas Municipal Code Title 17 as of the date of approval of these Development Standards unless and until amended and replaced.
Contents I.
II.
III.
IV.
V.
Introduction A.
Executive Summary B.
Purpose C.
Project Location D.
Project Goals E.
Regulatory Documents F.
Master Development Plan Concept G.
Framework H.
Village Concept Definitions Intentionally Deleted Intentionally Deleted Proposed Development Plan A.
Introduction B.
Planned Land Use 1.
Purpose 2.
Planned Land Uses C.
Density Transfer D.
Proposed Zoning 1.
Purpose 2.
Zoning Districts and Permitted Uses a.
R‐E PCD b.
R‐1 PCD c.
R‐CL PCD d.
R‐2 PCD e.
R‐3 PCD f.
R‐4 PCD g.
C‐1‐PCD h.
C‐2‐PCD i.
C/CR‐PCD j.
MU‐PCD k.
P/SP‐PCD E.
Development Criteria 1.
Residential a.
General Standards i.
Site Design ii.
Private Open Space iii.
Setbacks and Height iv.
Driveways v.
Parking vi.
Walls and Fencing vii.
Signage b.
Zone Specific Standards 2.
Commercial a.
Site Design 1 1 1 1 2 2 2 3 3 4 8 9 10 10 10 10 10 11 11 11 11 12 12 13 14 15 16 17 18 19 20 21 21 21 21 21 22 23 23 24 24 26 26 32 32 32 Development Standards  Page i 3.
4.
5.
6.
VI.
Circulation 1.
2.
3.
ii.
Open Space iii.
Setbacks iv.
Parking v.
Walls and Fencing Mixed Use a.
Site Design ii.
Open Space iii.
Parking iv.
Walls and Fencing Public Facility a.
Introduction b.
Site Design ii.
Setbacks iii.
Parking iv.
Walls and Fencing Building Setback and Height Requirements (Table 5.5) General a. Landscape i. Calculating Landscape Requirements ii. Plant Material iii. Plan Sizes iv. Plant Mix v. Master Plant Palette b. Streetscape i. Arterials ii. Sidewalks iii. Collectors iv. Sidewalks v. Local Streets vi. Entries c. Community Monumentation i. Primary ii. Secondary General Circulation – Vehicular a.
Complete Street Program b.
Development Standards i.
Geometry and Grade ii.
Street Cross Sections iii.
Street and Driveway Design c.
Shared Use Drives d.
Signals e.
Traffic Calming Circulation – Pedestrian a.
Introduction 32 32 32 33 33 33 33 33 34 34 34 34 35 35 35 35 35 36 36 36 37 37 37 37 38 38 38 38 39 39 40 40 41 41 41 42 42 42 42 42 42 42 42 43 43 43 43 43 Development Standards  Page ii b.
VII.
VIII.
Pathways i.
Arterials ii.
Collectors iii.
Maintenance c.
Trails i.
Trail Corridor ii.
Trail Node iii.
Trail Heads iv.
Access v.
View Cul‐De‐Sacs vi.
Maintenance d.
Street Crossings/Crosswalks Design Review Process A.
Defined Terms B.
Initial Improvements Require Review C.
Improvements Requiring Approval D.
General Process 1.
Step One a.
Submittal of Development Plans to the Reviewing Party b.
Master Developer Address and Contact Information 2.
Step Two a.
Submittal of Development Plans to North Las Vegas b.
Reviewing Party Authorization 3.
Design Review and Approval Process a.
Horizontal Development Plans b.
Vertical Development Plans 4.
Plan Submittals 5.
Development Plan Approval a.
Scope of Review b.
Review Process by the Reviewing Party c.
Time Periods for Review d.
Variances e.
Reviewing Party Internal Fees f.
CNLV Fees E.
External Review Information Development Deviations A.
General 1.
Early / At‐Risk Grading 2.
Wall Permits 3.
Street Lights 4.
Model Homes 44 44 44 44 44 44 45 45 46 46 46 46 47 47 48 48 49 49 49 49 49 49 50 50 50 51 52 52 52 52 53 53 53 54 54 56 56 56 56 56 56 Development Standards  Page iii I. INTRODUCTION A. Executive Summary The Villages at Tule Springs (“VTS”) is a proposed Master Planned Community in the City of North Las Vegas (“City”). Planned as an upscale Community, VTS (formerly known as Park Highlands East) will feature a mix of residential, commercial and mixed use areas, offering great neighborhoods, shopping, dining, and recreation in a cohesive and connected community. VTS boasts abundant open space, a comprehensive trail system, and numerous parks. This development will be the next great community in the City that both the City and the residents will be proud of for generations to come. B. Purpose The Owners of “VTS” are committed to working with the City to develop a high‐quality community that will benefit both the current and future residents of North Las Vegas. As a result, the following Development Standards for VTS will help provide a framework for the development of the Community. The Development Standards may be supplemented by the Architectural design guidelines. The purpose of these Development Standards is to provide additional minimum requirements for development within the Property. The property development shall conform to the standards established in the City of North Las Vegas (City) Municipal Code, the Uniform Standard Drawings for Public Works Construction, Clark County Area Nevada, the Uniform Standard Specifications for Public Works Construction Off‐Site Improvements Clark County Area Nevada, Uniform Design and Construction Standards for Potable Water Systems (UDACS) including CNLV Addenda, Design and Constructions Standards for Wastewater Collection Systems, the most current adopted building codes and amendments, the most current adopted fire codes and amendments and other local codes, ordinances and controlling agency standards that are applicable with deviations and additional restrictions as noted herein, unless subrogated by these Development Standards, The Design Guidelines, VTS Second Amended and Restated Development Agreement (“Second ARDA”), the VTS Parks and Trails Agreement, or the approved Master Traffic Study. As part of adopting the Master Development Plan for VTS, the City includes adoption of the Development Standards established herein. These Development Standards, Design Guidelines, Second ARDA, Parks and Trails Agreement, City codes and City standards shall be the design criteria to be used in the site development review process. In the event of a conflict between these Development Standards and the City standards, these Development Standards shall govern. If either the City or the Owners request modification to this document, the modifications shall be adopted only by mutual consent, and subject to the process set forth in the VTS Second ARDA. C. Project Location VTS Master Development Plan encompasses approximately 1,828 developable acres located near the northernmost region of the City of North Las Vegas and flanking the Aliante development. (See Exhibit A – Vicinity Map) 2 . The entire development (+2,074 acres, including non‐developable areas) is generally bounded by Tule Springs National Monument on the north, 2
Exhibits B, C and E have been intentionally deleted
Development Standards  Page 1 Deer Springs Way on the south, Losee Road on the east and the Aliante Development on the west. The approximate 1,828 developable acres that this document governs consists of the entire property known as VTS, minus the Tule Springs National Monument formally known as the Eglington Preserve, and the two out parcels located north and south of the beltway along Commerce Street. D. Project Goals The goals of the project include the following: 
Create a community with a diverse mix of housing products and a balance of residential, office, commercial, mixed use, and public/semi‐public uses, while providing necessary infrastructure to support these uses. 
Create a community that is consistent with the existing and planned land uses within the City. 
Create a community that is sensitive to the Preservation Area and includes thoughtfully planned recreational amenities throughout the community, connected by a system of trails and pathways. 
Create themed architecture, landscaping and signage that are consistent with the Design Guidelines and which emphasize the point of arrival in the community. 
Promote a balance between desert authenticity and visual richness in the landscape planting of arterial and collector streets. 
Promote family‐centered living, neighborly interaction and a pedestrian‐oriented community. E. Regulatory Documents VTS is governed by several regulatory documents in addition to City Code. These documents include, but are not limited to, the Second ARDA, The Parks and Trails Agreement, these Development Standards, and the Design Guidelines. These documents are intended to work hand in hand with each other, and to replace and supplement portions of City Code. Ultimately, these regulatory documents are meant to aid and assist with development of VTS. The provisions set forth in this document are intended to supersede Title 16 and Title 17 of City Code. Should any provisions within this document conflict with those sections within City Code, then the provisions of this document shall be enforced. Items not addressed within this document shall be subject to standards set forth in City Code. F. Master Development Plan Concept VTS Development shall reflect the objectives set forth in the Planned Community District (“PCD”) per Code, as adopted by the City. VTS Master Development Plan will offer a range of residential uses, as well as commercial and mixed uses. This Master Development Plan with the accompanying Density Cap Table Land Use Plan establishes a comprehensive set of land uses and proposed densities for VTS. The Master Development Standards  Page 2 Development Plan also contains sites designated for parks, schools and other public and semi‐
public facility uses. At the time of preparation of this document, two parcels located along Commerce Street are noted as “Not a Part”. These outparcels, known as the “Insight Outparcels” have been removed from the master plan per the Second ARDA. However, the Insight Outparcels are obligated to comply with the terms and conditions of the May 2006 Park Highlands Development Agreement as well as Development Standards and Design Guidelines referenced in and made part of that Agreement, unless and until the City and the Outparcels Owners agree to some other terms and conditions. G. Framework Developing VTS as a vibrant, sustainable master plan requires implementing a hierarchical framework of streets, lighting, parks, pathways, trails and other public facilities. Public facilities in VTS will include key neighborhood components such as schools, a police station, and fire station. In addition, the master plan incorporates a wide range of densities and uses, which is critical in establishing a dynamic, pedestrian‐oriented environment. The following pages describe the fundamental framework and design approaches essential to realizing the vision of VTS. H. Village Concept The VTS community has been divided into four distinct areas, or Villages, for purposes of planning and development, and community organization (See Exhibit D, Village Master Plan). These areas have been determined based upon location and existing development boundaries (specifically roads, open space, the Upper Las Vegas Wash, adjacent development, etc.). Village One is generally located north of the Beltway, between the existing Aliante Community and North 5th Street. Village Two is generally located north of the Beltway, between North 5th Street and Losee Road. Village Three is generally located south of the Beltway along Deer Springs Way and Commerce Street. Village Four, the smallest of the four villages is located south of the Beltway along Deer Springs Road west of Losee Road. The individual villages within VTS do not necessarily represent the phasing of community. One or more of the Villages may be developed at any one time. Certain factors such as parcel sales and market conditions will have a direct influence on specific development phasing. Specific phasing of development within each village has not yet been determined. Development Standards  Page 3 II. DEFINITIONS These definitions are in addition to terms defined in Code Section 17.32. Active Adult: means active adult uses or active adult community. Active Adult Community: means the active adult lifestyle community proposed in Village 2. The Active Adult Community will be subject to a Deed Restriction as permitted under the Housing for Older Persons Act of 1995 (“HOPA”) which (among other things) requires that (a) at least eighty percent (80%) of the occupied units within the Active Adult Community must be occupied by at least one person who is 55 years of age or older per unit; (b) the owner or management of the housing facility/community must publish and adhere to policies and procedures that demonstrate an intent to provide housing for persons 55 years or older; and (c) the facility/community must comply with rules issued by the Secretary (of HUD) for verification of occupancy through reliable surveys and affidavits. Applicant: means the party or representative making a formal application as the Owner or on behalf of the Owner(s). Beltway: means Clark County Route 215. Builder: means an entity that is improving any discrete area within a Parcel as depicted on the Land Use Plan. CC&R’s: means Covenants, Conditions and Restrictions for The Villages of Tule Springs. City: means the City of North Las Vegas together with its successors and assigns. City Manager: means the person holding the position of City Manager at any time or his/her designee. Civil Improvement Plans: means improvement or construction documents used for permit and construction purposes as prepared by a registered Civil Engineer. Code: means the City of North Las Vegas Municipal Code, including all rules, regulations, standards, criteria, manuals and other references adopted therein. Common Elements: means all areas within The Villages at Tule Springs owned and maintained by the community’s Homeowner Association. Comprehensive Plan: means the City of North Las Vegas most recently adopted Comprehensive Master Plan, including any amendments thereof. Conceptual Parcel Site Plan: means a concept land plan design for any development parcel showing roads, access and uses. Conservation Agreement: means the agreement between the City, BLM, FWS, and the NDF which was entered into on July 6, 2005, for the purpose of management of special resources on the BLM parcels nominated for disposal by the City. Development Standards  Page 4 Curvilinear Streets: means a street in excess of six‐hundred fifty (650) feet in length which has at least twenty‐five (25) feet of lateral deviation from a straight course. For every six‐hundred fifty (650) feet of additional street length, there is at least twenty‐five (25) feet of lateral deviation per six‐hundred fifty (650) foot street segment. Decorative Street Lights: means streetlights that are not standard to the City of North Las Vegas and are decorative in nature. Design Guidelines: means architectural guidelines which govern the exterior design and architectural appearance of the architectural improvements within each Village in the Master Planned Community as amended from time to time by Master Developer and the City. The Design Guidelines are currently North Las Vegas Municipal Code Title 17. Development Standards: means the Development Standards prepared for the Property, as amended from time to time by Master Developer and the City, which are a part of the Master Development Plan. Final Map: means any final development map. Fire Chief: means the most current City of North Las Vegas Fire Chief. Fire Marshall: means the most current City of North Las Vegas Fire Marshall. Geotechnical Report: means the Geotechnical Investigation/Analysis Report prepared for each Village in the Property. Grading Plan: means a plan indicating existing and proposed contours of a development area. Homeowners Association: shall mean the master association for the Master Planned Community. Master Association will be known as “The Villages at Tule Springs Community Association, a Nevada Non‐Profit Corporation”. Horizontal Mixed Use: means a development parcel that contains multiple uses in separate buildings. Land Use Category: means the land use given to any development parcel based on the Land Use Plan. Land Use Plan: means the Land Use Plan for the Property and Parcel Density Cap Table, dated February 1, 2016, or as amended hereafter, and attached to the Second ARDA. Local Street: means any two lane street meant for residential development. Master Developer: has the meaning as stated in Section 2.02. of the Second ARDA Master Development Plan: means the Land Use Plan, the Master Studies, the Parks & Trails Agreement, the Development Standards and Design Guidelines, the MPC Overlay Application, the Amendment to the City Comprehensive Plan to support the development of the Property contemplated by the Second ARDA, the Amendment to the Master Streets and Highways Plan to support the development of the Property contemplated by the Second ARDA and the Master Tentative Map for the Property each as may be amended from time to time by Master Developer and the City. Development Standards  Page 5 Master Drainage Study: means a comprehensive hydrologic and hydraulic study prepared for the Property. Master Plan: means Land Use Plan. Master Plan of Streets and Highways: means the traffic circulation document approved by the City Council, which establishes primary roadway patterns within the City, including The Villages at Tule Springs. Master Sewer Study: means a comprehensive analysis of the quantity of wastewater that will enter, be generated within, and be exported to an adequately‐sized outlet facility prepared for the Property. Master Studies: means the, the Master Boundary Plan, the Master Transportation Study, the Master Drainage Study, the Master Water Study, and the Master Sewer Study, and any other studies that are required by the City for and in support of the development of the Property, all of which shall be reviewed and accepted by the City and may only be amended from time to time by the Master Developer and City. Master Tentative Map: means a map which creates Parcels which will be further subdivided into lots as more particularly described in Section 2.11 of the Second ARDA. Master Transportation Study: means a comprehensive transportation study prepared for this Property. Master Water Study: means a comprehensive water network analysis prepared for this Property. Minor Modification: has the meaning given to it in Section 2.09(a) of the Second ARDA. Off Property Improvements: means infrastructure improvements that are required for the Property but are located outside of the Property and are required by the Master Studies to be completed by Master Developer due to the necessity of these improvements for the Master Planned Community. On Property Improvements: means infrastructure improvements that are required for the Property located inside of the Property and are required by the Master Studies to be completed by Master Developer due to the necessity of these improvements for the Master Planned Community. Owner(s): means each of the entities identified as “Owners” in the introductory paragraph to this Agreement individually, and their successors and assigns (other than Builders) that are permitted transferees (or deemed permitted transferees) pursuant to Section 14.02 below, and “Owners” means such entities collectively. Parks and Trails Agreement: means the agreement included as an exhibit in the Second Amended and Restated Development Agreement. Pathway: means the linear area located adjacent to arterial and collector streets, which consists of a concrete walkway on collector streets and arterial streets, landscaping on both sides of the walkway and pathway amenities including but not limited to signage, benches, drinking fountains, dog stations and trash receptacles, all as specified and detailed herein. Preservation Area: means the Tule Springs National Monument. Development Standards  Page 6 Preserve: means the Tule Springs National Monument. Property: means the Property shown in the Land Use Plan containing approximately 1,828 acres with a legal description attached as Exhibit “D” in the Second ARDA. Recreation Nodes: means the improved small recreation areas along trail corridors. Rough Grading: means the preliminary grading of a development area to a condition that is not considered final. Site Improvements: means any physical improvements made to a development area. Temporary Access Roads: means any roadway or access way used on a temporary basis. The Villages at Tule Springs: means the community known as The Villages at Tule Springs encompassing approximately 1,828 acres formerly known as Park Highlands East. Traffic Impact Analysis: means the report and analysis prepared to analyze existing and proposed traffic patterns in a specific area. Trail(s): means the linear areas not adjacent to a street that may follow natural features such as washes, ridge lines, flood control facilities and utility rights of way. Trails consists of, but are not limited to, asphalt walkways, landscaping on both sides of the walkway and trail amenities such as signage, benches, recreational nodes, drinking fountains, dog stations and trash receptacles, all as specified and detailed in the Parks and Trails Agreement. Trail Corridors: means the area identified as open space for purposes of providing a pedestrian trail. Trail Head: means the area used as a designated trail access point, for trails within the Community as well within the Preservation Area. Tule Springs National Monument: means the Tule Springs National Monument as shown on the February 1, 2016 Land Use Plan as designated by the June 2005 Conservation & Disposal Agreement between the BLM and the CNLV. Upper Las Vegas Wash: means the physical drainage corridor designated by the Clark County Flood Control District, which passes through the CNLV. Vertical Mixed Use: means a building that contains multiple uses such as retail on the first floor with office or residential uses on higher floors. Village(s): means the four defined development areas in the Property and as defined in the Second ARDA. Village Developer: has the meaning given to it in Section 2.02 of the Second ARDA. Zoning Districts: means the zoning designations created and applied to development areas. Development Standards  Page 7 III. INTENTIONALLY DELETED Development Standards  Page 8 IV. INTENTIONALLY DELETED Development Standards  Page 9 V. Proposed Development Plan A. Introduction The proposed plan for VTS is a mix of residential, mixed use, and commercial land uses carefully planned to create a compatible and harmonious community, with highly desirable neighborhoods, shopping, and entertainment connected by a comprehensive open space network. VTS offers great cohesiveness and a true sense of place that residents and visitors alike will enjoy for decades to come. B. Planned Land Use 1. Purpose The land use categories are designed to be compatible with those allowed under the City’s Comprehensive Plan and Zoning Ordinance. Planned land uses for the approximate 1,828 acres comprising VTS Master Plan are shown within the boundary on the Land Use Plan. Specifics of the land uses are discussed herein and within the Design Guidelines. 2. Planned Land Uses The land uses planned for VTS are shown in Table 1 below: Table 5.1 – VTS Planned Land Use LAND USE MAXIMUM DU/AC Single Family‐ Residential (SFR‐5)) 5 Single Family Residential (SFR‐7.4) 7.4 Single Family Residential (SFR‐14.9) 14.9 Multi Family 50.0 Active Adult 7.4* Mixed Use (MU) 25 Elementary School ‐‐ Commercial (C) ‐‐ Commercial/Resort Casino 50 Park ‐‐ Trail and Pathway ‐‐ Drainage ‐‐ Public Facility/Utility Worship *Active Adult densities on a parcel by parcel basis may exceed 7.4 du/ac but in no case shall the overall density of the Active Adult community exceed 7.4 du/ac. Development Standards  Page 10 C. Density Transfers Density transfers are permitted within each village on a parcel by parcel basis as stated in the Second ARDA. Parcel densities have been assigned to each development parcel within VTS pursuant to the Land Use Plan. Unlimited density transfers within a village are allowed as long as they do not exceed ten percent (10%) within the parcels, and as long as the transfer does not trigger an amendment to the master studies. In no event shall the maximum number of dwelling units for each Village exceed the total dwelling units allowed per village as outlined in the Density Cap Table without the Village Developer first obtaining a Major Modification and approval from the Master Developer. D. Proposed Zoning 1. Purpose The purpose of creating and assigning zoning to each parcel is to demonstrate the proposed development character of the parcel. Each zoning category clearly defines the development proposed for each parcel. The following proposed zoning categories are tailored to VTS in order to ensure that the appropriate type of development is planned for each village. 2. Zoning Districts and Permitted Uses There are six proposed residential zoning districts, three commercial districts, one mixed use district, and one public/semi‐public districts. These proposed districts are listed below. a. R‐E – PCD (Low Density Single Family Residential) b. R‐1 – PCD (Medium‐Low Density Residential) c. R‐CL – PCD (Medium Density Residential) d. R‐2 – PCD (Medium‐High Density Residential) e. R‐3 – PCD (High Density Residential) f.
R‐4 – PCD (Very High Density Residential) g. C‐1 – PCD (Neighborhood Commercial) h. C‐2 – PCD (General Commercial) i.
C/CR – PCD (Casino/Commercial Resort) j.
MU – PCD (Mixed Use) k. P/SP – PCD (Public Facility) All residential zoning districts permitted within a residential or mixed use land use category will allow densities up to the maximum permitted by the category. However, single family detached homes will not be allowed in zone districts R‐3‐PCD and R‐4‐PCD. Development Standards  Page 11 All residential districts shall allow churches and schools as principally permitted uses, provided that the size of the church parcel is greater than three (3) acres, and that the school parcel is greater than five (5) acres in size a. Residential Zone up to 2 du/ac (R‐E PCD – Low Density Single Family Residential) Applicable in all parcels designated Single Family, Active Adult, Worship, or Elementary School per the Land Use Plan 
Purpose. The purpose of the R‐E‐PCD district is to provide for the development of single‐family detached dwellings and directly related complementary uses at a low density of zero up to 2.0 du/ac, with a max of 2.0 du/ac. Lot size shall range from 10,000 square feet and greater, with a minimum lot size of 10,000 square feet. This district is intended to be residential in character with a minimum of disturbance due to traffic or overcrowding. 
Permitted Principal Uses: o All uses as listed in City Code Section 17.20.10 table 17.20‐1 under the R‐E category, and all subsequent provisions; o All uses as defined in the Second ARDA; o Single‐Family Custom and Semi‐Custom Lots; and 
Permitted Accessory Uses: o All uses listed in City Code Section 17.20.030 table 17.20‐3 under the R‐E category, and all subsequent provisions; and o All uses as defined in the Second ARDA. 
Permitted Temporary Uses: o All uses listed in City Code Section 17.20.040 table 17.20‐4 and all subsequent provisions; o Temporary contractor’s storage yard; o Temporary Modular Building incidental to construction work; o Temporary Modular Building for use as a sales office; and o Parking. 
Prohibited Uses: o Keeping of Chickens; and o Keeping of Domesticated Farm Animals. 
Density per lot: There shall be no more than one single‐family dwelling unit on any one lot. b. Residential Zone up to 5 du/ac (R‐1 PCD Medium Low Density Residential) Applicable in all parcels designated Single Family, Active Adult, Worship, or Elementary School per the Land Use Plan. Development Standards  Page 12 
Purpose. The purpose of the R‐1‐PCD district is to provide for the development of single‐family detached dwellings, two‐family dwellings, and directly related complementary uses at a density of zero up to 5.0 du/ac, with a max of 5.0 du/ac. Lot size shall range from 5,000 – 10,000 square feet and greater, with a minimum lot size of 5,000 square feet for single‐family detached dwellings and 3,500 square feet for attached dwellings. This district is intended to be residential in character with a minimum of disturbance due to traffic or overcrowding. 
Permitted Principal Uses: o All uses as listed in City Code Section 17.20.10 table 17.20‐1 under the R‐1 category, and all subsequent provisions; o All uses as defined in the Second ARDA; o Single‐Family Custom and Semi‐Custom Lots; o Two‐Family Dwelling; and 
Permitted Accessory Uses: o All uses listed in City Code Section 17.20.030 table 17.20‐3 under the R‐1 category, and all subsequent provisions; o All uses as defined in the Second ARDA. 
Permitted Temporary Uses o All uses listed in City Code Section 17.20.040 table 17.20‐4 and all subsequent provisions; o Temporary Contractor’s Storage Yard; o Temporary Modular Building incidental to construction work; o Temporary Modular Building for use as a sales office; and o Parking 
Density per lot: There shall be no more than one single‐family dwelling unit on any one lot. c. Residential Zone up to 7.4 du/ac (R‐CL PCD Medium Density Residential) Applicable in all parcels designated Single Family, Active Adult, Worship, or Elementary School per the Land Use Plan. 
Purpose. The purpose of the R‐CL‐PCD district is to provide for the development of single‐family; Two, Three and Four Family dwellings and directly related complementary uses at a density of 2.0 up to 7.4 du/ac, with a max of 7.4 du/ac. Lot sizes shall range from be 3,500 – 8,000 square feet with a minimum lot area of 3,500 square feet for detached single‐family dwellings and 3,000 square feet for attached dwellings. The district is intended to be residential in character with a minimum of disturbance due to traffic or overcrowding. Development Standards  Page 13 
Permitted Principal Uses: o All uses as listed in City Code Section 17.20.10 table 17.20‐1 under the R‐CL category, and all subsequent provisions; o All uses as defined in the Second ARDA; o Single Family Custom and Semi‐Custom Lots o Two‐Family Dwelling; o Three and Four‐Family Dwelling; o Townhouse Cluster; and o Home‐Finding/Sales Information Center Building. 
Permitted Accessory Uses: o All uses listed in City Code Section 17.20.030 Table 17.20‐3 under category R‐CL, and all subsequent provisions; o All uses as defined in the Second ARDA; and o Guest House/Casita, on Single Family Detached lots that are 6,000 square feet or larger. 
Permitted Temporary Uses: o All uses listed in City Code Section 17.20.040 table 17.20‐4 and all subsequent provisions; o Temporary Contractor’s Storage Yard; o Temporary Modular Building incidental to construction work; o Temporary Modular Building for use as a sales office; and o Parking. 
Density per lot: There shall not be more than one single‐family dwelling unit on any one lot. d. Residential Zone up to 14.9 du/ac (R‐2 PCD Medium High Density Residential) Applicable in all parcels designates Active Adult, Single Family/Multi‐Family or Multi‐
Family per the Land Use Plan. When applied to Active Adult Parcels, the maximum density allowed within this category shall be ten (10) du/ac. 
Purpose. The purpose of the R‐2‐PCD residential district is to provide for medium‐
high density housing and directly related complementary uses at a density of 5.0 up to 14.9 du/ac, with a max of 14.9 du/ac. Lot sizes will vary depending on product and housing type. Minimum lot size for Single Family Detached Residential is 3,500 square feet, and 3,000 square feet per unit for any Two, Three, Four or Multi‐Family Dwellings. The district is designed to create an attractive, vibrant and safe higher density residential environment. Development Standards  Page 14 
Permitted Principal Uses: o All uses as listed in City Code Section 17.20.10 Table 17.20‐1 under the R‐2 Category, and all subsequent provisions; o All uses as defined in the Second ARDA; o Single‐Family Dwelling; o Two‐Family Dwelling; o Three ‐Family Dwelling; o Four‐Family Dwelling; o Townhouse Cluster; and o Home‐Finding/Sales Information Center Building. 
Permitted Accessory Uses: o All uses listed in City Code Section 17.20.030 Table 17.20‐3 under the R‐2 Category, and all subsequent provisions; and o Guest House/Casita, only on single family detached lots that are 5,000 square feet or larger. 
Permitted Temporary Uses: o All uses listed in City Code Section 17.20.040 table 17.20‐4 and all subsequent provisions; o Temporary Contractor’s Storage Yard; o Temporary Modular Building incidental to construction work; o Temporary Modular Building for use as a sales office; and o Parking 
Prohibited Uses: o Facility for Transitional Living for Released Offenders. e. Residential Zone up to 25 du/ac (R‐3 PCD High Density Residential) Applicable in all parcels designated Multi‐Family and Mixed Use per the Land Use Plan. 
Purpose. The purpose of the R‐3‐PCD district is to provide for high‐density housing and directly related complementary uses at a density of 12.0 up to 25 du/ac, with a max of 25.0 du/ac. The district is designed to create an attractive, vibrant, functional, and safe high density residential environment. 
Permitted Principal Uses: o All uses as listed in City Code Section 17.20.10 Table 17.20‐1 under the R‐3 Category, and all subsequent provisions; o All uses as defined in the Second ARDA; o Multiple‐Family Dwelling; Development Standards  Page 15 o Townhouse Cluster with two or more units, but not to exceed two‐hundred (200) (200) feet in length; and o Home‐finding/sales information center building. 
Permitted uses subject to a Special Use Permit as listed in City Code Section 17.20.10 Table 17.20‐1 under the R‐3 Category, and subsequent provisions; o Child Care Facility; 
Permitted Accessory Uses: o All uses listed in City Code Section 17.20.030 Table 17.20‐3 under the R‐3 Category, and all subsequent provisions. 
Permitted Temporary Uses: o All uses listed in City Code Section 17.20.040 table 17.20‐4 and all subsequent provisions; o Temporary Contractor’s Storage Yard; o Temporary Modular Building incidental to construction work; o Temporary Modular Building for use as a sales office; and o Parking 
Prohibited Uses: o Facility for Transitional Living for Released Offenders. f.
Residential Zone up to 50 du/ac (R‐4 PCD Very High Density Residential): Applicable in all parcels designated Multi‐Family or Mixed‐Use per the Land Use Plan. 
Purpose. The purpose of the R‐4‐PCD district is to provide for very high density housing and directly related complementary uses at a density of 15.0 up to 50 du/ac, with a max of 50 du/ac. The district is designed to create an attractive, functional and safe residential environment in an urban setting. 
Permitted Principal Uses: o All uses as listed in City Code Section 17.20.10 Table 17.20‐1 under the R‐4 category, and all subsequent provisions; o All uses as defined in the Second ARDA; o Townhouse Cluster with two or more units not to exceed 200 feet in length; and o Home‐Finding/Sales Information Center Building; 
Permitted uses subject to a Special Use Permit as listed in City Code Section 17.20.10 Table 17.20‐1 under the R‐4 Category, and subsequent provisions; o Child Care Facility; and 
Permitted Accessory Uses: o All uses listed in City Code Section 17.20.030 Table 17.20‐3 under the R‐4 Category, and all subsequent provisions. Development Standards  Page 16 
Permitted Temporary Uses: o All uses listed in City Code Section 17.20.040 table 17.20‐4 and all subsequent provisions; o Temporary Contractor’s Storage Yard; o Temporary Modular Building incidental to construction work; o Temporary Modular Building for use as a sales office; and o Parking. 
Prohibited Uses: o Facility for Transitional Living for Released Offenders. g. Neighborhood Commercial Zone (C‐1‐PCD Neighborhood Commercial): Applicable in all parcels designated Commercial or Mixed Use per the Land Use Plan. 
Purpose. The purpose of the C‐1 PCD district is to provide for the development of retail and service areas that will allow goods and services on a neighborhood market scale that are compatible with the residential character of the surrounding neighborhood. 
Permitted Principal Uses: o All uses as listed in City Code Section 17.20.10 Table 17.20‐1 under the C‐1 Category, and all subsequent provisions; o All uses as defined in the Second ARDA; o Health and Fitness Center; and o Sales Information Center Building; 
Permitted Accessory Uses: o All uses as listed in City Code Section 17.20.030 Table 17.20‐3 under the C‐1 Category, and all subsequent provisions; 
Permitted Temporary Uses, as defined is City Code Section 17.20.040 and Table 17.20‐4, and all subsequent provisions, for the following uses: o Construction Dumpster; o Construction Trailer; o Seasonal Agricultural Sales; o Temporary Building; o Temporary Storage; o Temporary Contractor’s Storage Yard; o Temporary Modular Building incidental to construction work; o Temporary Modular Building for use as a sales office; and o Parking Development Standards  Page 17 
Prohibited Uses: o Deferred Deposit Loan or Short Term Loan Establishments; o Marijuana Dispensary; and o Pawn Shop. h. General Commercial Zone (C‐2‐PCD General Commercial): Applicable in all parcels designated Commercial or Mixed Use per the Land Use Plan. 
Purpose. The purpose of the C‐2‐PCD district is to provide for the development of retail and service areas that will serve as major community cores. 
Permitted Principal Uses: o All uses as listed in City Code Section 17.20.10 Table 17.20‐1 under the C‐2 Category, and all subsequent provisions; o All uses as defined in the Second ARDA; o Health and Fitness Center o Sales Information Center Building; 
Permitted Accessory Uses: o All uses as listed in City Code Section 17.20.030 Table 17.20‐3 under the C‐2 Category, and all subsequent provisions; 
Permitted Temporary Uses, as defined is City Code Section 17.20.040 and Table 17.20‐4, and all subsequent provisions, for the following uses: o Construction Dumpster; o Construction Trailer; o Seasonal Agricultural Sales; o Temporary Building; o Temporary Storage; o Temporary Contractor’s Storage Yard; o Temporary Modular Building incidental to construction work; o Temporary Modular Building for use as a sales office; and o Parking. 
Prohibited Uses: o Deferred Deposit Loan or Short Term Loan Establishment; o Marijuana Dispensary; and o Pawn Shop i.
Commercial/Resort Casino(C/RC‐PCD): Applicable in any parcel designated Commercial/Resort Casino per the Land Use Plan. Development Standards  Page 18 
Purpose. The purpose of the C/RC‐PCD district is to provide for the development of safe, attractive, vibrant retail and service areas in a Resort/Casino setting, including gaming establishments. 
Permitted Principal Uses: o All uses as listed in City Code Section 17.20.10 Table 17.20‐1 under the C‐2, and MUD‐C Categories, and all subsequent provisions; o All uses as defined in the Second ARDA; o Health and Fitness Center. o Athletic Club (outdoors) o Golf Driving Range or Miniature Golf Course o Casino; and o Hotel or Motel

Permitted Accessory Uses: o All uses listed in City Code Section 17.20.030 Table 17.20‐3 under the C‐2 and MUD‐C Categories, and all subsequent provisions; and o All uses as defined in the Second ARDA; 
Prohibited Uses: o Deferred Deposit Loan or Short Term Loan Establishment; o Marijuana Dispensary; and o Pawn Shop j.
Mixed Use Zone (MU‐PCD): Applicable in any parcel designated at Mixed Use per the Land Use Plan. 
Purpose. The purpose of the MU‐PCD is to provide for an area of mixed uses including residential, commercial, office and specialty retail. Mixed use areas Development Standards  Page 19 include the potential for a mix of uses within the development parcel, as well as a mix of uses within the building themselves. 
Permitted Principal Uses: o All uses as listed in City Code Section 17.20.10 Table 17.20‐1 under the MUD‐C Category, and all subsequent provisions; o All uses as defined in the Second ARDA; o Churches o Schools o Post Office o Home‐finding/sales information center building; and o Health and Fitness Center.

Permitted Accessory Uses: o All uses as listed in City Code Section 17.20.030Table 17.20‐3 under the MUD‐C Category, and all subsequent provisions; o All uses as defined in the Second ARDA. 
Prohibited Uses: o Deferred Deposit Loan or Short Term Loan Establishment; o Marijuana Dispensary; and o Pawn Shop k. Public Facility (P/SP‐PCD) Applicable in any parcel designated Public Facility/Utility per the Land Use Plan. 
Purpose. The purposed of the P/SP‐PCD district is to provide an area for public facilities and uses including Parks and trails and Police and Fire Stations. Development Standards  Page 20 
Permitted Principal Uses: o All uses as listed in City Code Section 17.20.030 Table 17.20‐3 under the PSP Category, and all subsequent provisions; o All uses as defined in the Second ARDA. 
Permitted Accessory Uses: o All uses as listed in City Code Section 17.20.030 Table 17.20‐3 under the PSP Category, and all subsequent provisions; o Parking 
Permitted Temporary Uses, as defined is City Code Section 17.20.040 and Table 17.20‐4, and all subsequent provisions, for the following uses: o Construction Dumpster; o Construction Trailer; o Temporary Building; o Temporary Storage; o Temporary Contractor’s Storage Yard; o Temporary Modular Building incidental to construction work; o Temporary Modular Building for use as a sales office; and o Parking. E. Development Criteria 1. Residential a. General Standards The following general standards apply to all residential zones within VTS. Please refer to the zone specific standards listed further in this document for specific standards within each residential zone. i.
Site Design Various street patterns should be used when laying out residential subdivisions. Long, straight streets create a lack of interest in the street scene and should be minimized. The following standards apply to all neighborhood subdivisions.  Straight segments of streets longer than six‐hundred fifty (650) feet shall incorporate a change in direction. Refer to Title 16 in City Code for specific street layout requirements.  Where ten (10) or more single family lots along one side of a street are placed along a straight street segment without a break or open space between lots, a varying front yard setback program shall be utilized. Development Standards  Page 21  There may be no more than twenty (20) consecutive single family lots on any given side of a street that backs to a collector road, arterial road, or open space without a break. Breaks shall include the following; o
A landscaped open space area with a minimum width of thirty (30’) feet and depth no less than the depth of the adjacent lots. Should the adjacent lots be of varying depths, the deeper lot depth shall apply. o
An intersection or street connecting to an arterial or collector road. o
A landscaped open space connection to a trail, pathway or park area. If connecting to a pathway or trail corridor, a trail matching the surface of the trail within the trail corridor must be provided connecting the street to the trail. The minimum width for the open space will be twenty‐five (25) feet.  When residential development parcels are adjacent to designated trail corridors, a trail access point shall be required for every six‐hundred (600) feet of trail corridor frontage. (See Exhibit F – Trail Access Diagram)  Within residential neighborhoods only, intersections consisting of a local residential street to a local residential street shall be a minimum of one‐
hundred (100) feet apart when measured from centerline to centerline unless otherwise approved by the City. All other locations must utilize current city standards as set forth in City Code.  The maximum block length shall be six‐hundred fifty (650) feet.  Flag Lots are permitted on lots 10,000 square feet or greater. All flag lots must provide for a vehicle turn around within the lot. All flag lots must meet minimum lot frontage requirements. ii.
Private Open Space Open space is required within single family residential parcels when the rear yard area for each lot is less than six‐hundred (600) square feet. Rear yard shall be measured by multiplying the width of the lot times the rear yard setback. For every lot with a rear yard less than six‐hundred (600) square feet, the following shall apply;  Three‐hundred (300) square feet of private open space must be provided within the development parcel.  A minimum of sixty‐six percent (66%) of private open space must be useable as a mini‐park.  Mini‐parks may include pools, shade structures, tot lots, and/or sport courts.  Drainage areas within the parcel may count toward open space requirements if amenitized and in compliance with Regional Flood Control requirements. Examples of amenities shall include, but are not limited to, play areas with turf, designated seating with shade, or children’s play equipment. Development Standards  Page 22 iii.
Setbacks and Height (Table 5.2) Minimum building and parking setbacks have been identified for residential development within of VTS. The following are general setbacks that apply to all residential areas within VTS. Development setbacks that are specific to each residential zoning category are listed within each residential zoning category further in this section. General Setback Requirements:  All setbacks are measured from the property line or right‐of‐way line to the closest permanent portion of the building. (See Exhibit G – Setback Diagram) Varying Setback Program A varying setback program is used when ten (10) or more single family lots are placed along one side of a straight street segment without a break or open space between two lots. When this occurs, the front yard setback must be increased by two (2) feet after the third (3rd) lot. The increased setback must be applied to a minimum of three lots in any straight span with ten (10) consecutive lots and a minimum of four lots in any span greater than fifteen (15) lots. Lots utilizing this setback do not have to be adjacent to each other and may be spread out along the row. This varying setback program does not apply to consecutive lots on a curve. All garage setbacks cannot be moved closer to the street. Garages may be located deeper within a residential lot. Building Height Program When single family residential homes back to arterial roads, no more than four (4) consecutive homes may be greater than one story. Permitted Encroachments The following table (Table 5.4) identifies permitted encroachments in to required setbacks for each residential category. iv.
Driveways  All driveways must be a minimum of sixteen (16) feet in width.  Shared driveways are permitted subject to site plan approval.  Driveways shall be separated a minimum of thirteen (13) feet apart within all residential districts. v.
Parking Off Street Parking Table 17.24.040‐4 of City Code identifies all off street parking requirements for all types of residential uses. Off street parking may be accomplished by providing Development Standards  Page 23 parking area within garages or located on driveways within a residential lot, or designated parking areas. 
vi.
Residential Parcels being developed as Single Family, Two‐Family, Three or Four‐
Family, or Townhouse Cluster, may incorporate small, designated permanent off‐street parking areas, provided that they meet the following conditions: o
Permanent parking areas must be placed within a separate dedicated lot, and not utilize a vacant residential lot; o
Permanent parking areas must be located within the residential neighborhood parcel it is serving; and o
Permanent parking areas cannot be counted as open space. Walls and Fencing Community Theme Walls Where the subdivision abuts an arterial and/or collector street, the Community Theme wall shall be required. Community theme walls have been developed for VTS. These character driven walls are located along all major roadways within the Community (See Exhibit H – Wall Location). This exhibit identifies locations where community theme walls shall be required. (See Exhibit O for wall design). Theme walls shall be masonry walls. Block walls must utilize a painted stucco finish or integrally colored blocks with architectural relief to the blocks. Painted block is not permitted. Theme walls must be consistent with the design of the community perimeter walls. Gray CMU walls are not permitted. Perimeter Walls Perimeter walls or fencing shall be permitted along the perimeter of each residential subdivision, and are required adjacent to any commercial area. Perimeter walls and fences are permitted when adjacent to an external common area or when any side or rear lot line is adjacent to any neighborhood street, or external common areas. See Exhibit H – Wall Locations for specific permitted wall locations. Perimeter walls and fences located in a residential subdivision must reflect the character of the neighborhoods. Walls located along trail corridors must utilize a partial view wall/fence. See Exhibit O for specific fence design. When a right‐of‐way or common space, internal to a residential subdivision, lies adjacent to an exterior pathway, trail, or park, or abuts an arterial or collector street, a perimeter wall shall not be permitted. A decorative open‐style view fence may be installed to separate the two rights‐of‐way. If a fence or wall is utilized in this condition, a gate will be required to maintain pedestrian access. Perimeter walls and fences may not be more than seven (7) feet in height. Development Standards  Page 24 Perimeter walls and fences may be located on top of retaining walls provided that the low side of the wall does not exceed ten (10) feet. Perimeter walls shall be masonry walls. Block walls must utilize a painted stucco finish or integrally colored blocks with architectural relief to the blocks. Painted block is not permitted. Perimeter walls must be consistent with the design of the community theme walls. Gray CMU walls are not permitted. Privacy Walls Privacy walls and view fences may be constructed along all side and rear lot lines, shared or non‐shared, except where view fencing is required. Privacy walls that are visible from the neighborhood streets must utilize the same finish as the perimeter walls on the areas that are visible or exposed. Privacy walls and fences located on a side lot line may not extend beyond the plane of the front wall of the house. Privacy yard walls and/or fences shall be masonry wall or iron view fence, or a combination. Gray CMU walls are not permitted. Privacy walls and fences may not be taller than six (6) feet in height, unless along the perimeter of the subdivision, where the wall may be seven (7) feet in height. Privacy walls and fences may be located on top of retaining walls provided that the low side of the wall does not exceed ten (10) feet in height. Iron view fence gates may be used. Courtyard Walls Courtyard walls are permitted in the front yards of individual residences. Courtyard walls may not exceed three (3) feet in height. Courtyard walls must be a masonry wall. Block walls must utilize a painted stucco or integrally colored blocks with architectural relief to the blocks. Painted block is not permitted. Screening Utility boxes and other such structures must be screened with landscaping or block walls. Block walls must utilize a painted stucco or integrally colored blocks with architectural relief to the blocks. Painted block is not permitted. Mechanical equipment, such as A/C units, pool equipment, etc. must be screened on all residential lots. These units must be screened by a solid masonry wall, at a minimum of four (4) feet in height. Block walls must utilize a painted stucco finish compatible with the color of the exterior of the home, or integrally colored blocks with architectural relief to the blocks. Painted block is not permitted. Development Standards  Page 25 Conservation Agreement Fencing adjacent to the area designated by the Conservation Agreement (“CTA”), the National Monument, shall comply with the Conservation Agreement. Certain specific requirements are listed below as stated in the CTA; The Developer shall be required to provide “view fences” (e.g., wrought iron or bars, except for footings, corners, supports, and grade separations), providing open air connectivity with the Preserve (National Monument) for the passage of air flow and insect pollinators adjacent to the Preserve (National Monument) boundary. Please see Exhibit O for specific fence design. vii.
Signage Neighborhood signage will be allowed within each neighborhood for directional purposes and location determination. Signage examples include, but are not limited to, trail markers, neighborhood indicators, common areas, etc. b. Residential Zone Specific Development Standards Please see Table 5.2 “Lot Area, Lot Width, And Density Requirements for Residential Zone Districts;” Table 5.3 “Building Setback and Height Requirements for Residential Zone Districts;” and Table 5.4 “Permitted Encroachments in Residential Districts” for complete development criteria for each residential type. TABLE 5.2: LOT AREA, LOT WIDTH, AND DENSITY REQUIREMENTS FOR RESIDENTIAL ZONE DISTRICTS
Use
Single-family dwelling
Other permitted uses
Two-family dwelling
Two-family, threefamily, and fourfamily dwellings
Townhouse cluster
Two-family, threefamily, and fourfamily dwellings
Townhouse cluster
Minimum Lot Area
Minimum Lot Width
PCD / R-E Low Density Residential
10,000 square feet
80 feet
None [1]
None [1]
PCD / R-1 Medium - Low Density Residential
5,000 square feet
45 feet
3,500 square feet / unit
80 feet [2]
None [1]
None [1]
PCD / R-CL Medium Density Residential
3,500 square feet
35 feet
7.4 dwelling units per acre
80 feet [2]
Maximum Density
2 dwelling units per acre
None
None
80 feet [2]
None [1]
None [1]
PCD / R-2 Medium – High Density Residential
3,500 square feet
35 feet
None
70 feet [2]
70 feet [2]
None [1]
None [1]
PCD / R-3 High Density Residential
None
Development Standards  Page 26 TABLE 5.2: LOT AREA, LOT WIDTH, AND DENSITY REQUIREMENTS FOR RESIDENTIAL ZONE DISTRICTS
Use
Three-family, fourfamily, and multiplefamily dwellings
Townhouse cluster and
two-family dwellings
Minimum Lot Area
Minimum Lot Width
Maximum Density
2,000 square feet per unit
60 feet[2]
60 feet[2]
2,000 square feet per unit
None [1]
None [1]
PCD / R-4 Very High Density Residential
None
Three-family, fourfamily, and multiple850 square feet per unit [3]
60 feet [2]
family dwellings
Townhouse cluster and
850 square feet per unit [3]
60 feet [2]
two-family dwellings
None [1]
None [1]
None
NOTES:
[1] The minimum lot area and lot width are determined by the ability to meet building area, parking, landscaping, setbacks,
and other applicable standards.
[2] These dimensions apply to the initial lot size per structure. Initial lots may be divided to accommodate individual
ownership of the structures' dwelling units.
[3] For each parking space that is located within or under the residential dwelling, or otherwise completely underground, up
to 300 square may be subtracted from the total minimum lot area requirement for such dwelling.
TABLE 5.3: BUILDING SETBACK AND HEIGHT REQUIREMENTS FOR RESIDENTIAL ZONE DISTRICTS
Minimum Setbacks
Use
Front
(feet)
Structures accessory to
single-family dwellings
Structures for all other principal, special, or
accessory uses
Side-loading garages
20
Two-family dwelling
Accessory structures
Structures for all other principal, special
Side-loading garages [3]
Two-family dwelling
Three-family, and four-family dwellings or
townhouse clusters
Structures accessory to single-family
dwellings
Structures for all other principal, special, or
accessory uses
Two-family dwelling and townhouse clusters
Three-family, and four-family dwellings
Interior
Side
(feet)
Corner Side/
Other ROW
(feet)
10
10
Rear
Yard
(feet)
Maximum Building
Height (feet)
20
28
20
3
10
3
28
20
3
10
3
28
n/a
28
20
20
5
5
n/a
35 [1]
35 [1]
12
35 [1]
35 [1]
15
15
35 [1]
35 [1]
15
10
10
14 [2]
5 [4]
10
14 [2]
5
10
15
3
10
15
3
10
15
5
10
10 [2]
5 [4]
10
10 [2]
5
10
15
5
10
15
35 [1]
10 [2]
3
10
3
12
15
5
10
10
5
10
10[2]
5 [4]
10
10[2]
5 [4]
10
15
5
10
15
3
10
3
35 [1]
n/a
35 [1]
10
10
15
3
35 [1]
35 [1]
35 [1]
12
Development Standards  Page 27 TABLE 5.3: BUILDING SETBACK AND HEIGHT REQUIREMENTS FOR RESIDENTIAL ZONE DISTRICTS
Minimum Setbacks
Use
Structures for all other principal, or special
uses
Parking lots
Two-family, three-family, four-family, and
townhouse clusters
Multiple-family dwellings
Structures for all other principal or special
uses
Parking lots
Front
(feet)
Interior
Side
(feet)
Corner Side/
Other ROW
(feet)
Rear
Yard
(feet)
Maximum Building
Height (feet)
15
5
10
15
35 [1]
10
5
10
10
10
10
n/a
5
35 [1]
n/a
15
5
10
15
60
20
20
10
3
10
10
15
10
60
12
20
5
10
15
35
15
5
10
10
10
10
n/a
5
35
n/a
Two-family, three-family, four-family, and
townhouse clusters
10
5
10
15
60
Multiple-family dwellings
20
5
10
15
100
20
3
10
15
12
Structures for all other principal or special
20
5
10
15
60
uses
Parking lots
10
10
10
5
n/a
NOTES:
[1] The maximum building height for lots located at the entry to the development, corner lots, or perimeter lots where the side yard or rear yard
has frontage on a street, shall be 28 feet.
[2] Any attached or detached carport or garage shall maintain a 20-foot front setback.
[3] Reduced front setbacks for side loading garages may be permitted subject to the following conditions:
 No more than 30 percent of the dwellings within a subdivision shall be permitted to have reduced front setbacks for side loading garages;
 No more than two dwellings with side-loaded garages can be located next to each other or across from one another; and
 Side loaded garages with reduced front setbacks must have a minimum of one window, with a minimum size of 20 square feet, in the garage
wall facing the street.
[4] Zero lot line development may be permitted that may result in the creation of a two-family dwelling; however individual lots shall be
retained. Except for attached residential dwellings, all residential dwellings shall maintain at least a 10-foot building separation.
TABLE 5.4: PERMITTED ENCROACHMENTS IN RESIDENTIAL DISTRICTS
15[3]
15[4]
5
5
0
3[2]
15[3]
15[4]
Steps, Open
0
0
Solar Equipment
5
5
Porch
0
Patio, Covered
0
2
5
0
3
3
3[2] 3[2]
5[2] 5[2] 5[2]
3[2] 5[2]
0
5[3] 5[3]
5
5
5
5
3
5
2
0
0
2
5
5
3
3
3[2] 3[2]
5[2] 5[2] 5[2]
3[2] 5[2]
0
5[3] 5[3]
5
5
5
5
3
5
2
Patio, Uncovered
2
2
2
Media Niche [1]
2
3[2]
3
Eave
0
3
5
Deck, Covered
Front Yard
Side Yard
Rear Yard
Deck, Uncovered
2
2
2
Chimney
2
3[2]
3
Canopy
Awning
0
3
5
Breezeway
Architectural
Embellishment
Front Yard
Side Yard
Rear Yard
Yard
Balcony
Air Cooling
System
Permitted Encroachment by Feature(In Feet)
5
0
15[3]
0
5
5
5[2]
5
0
15[3]
0
5
5
5[2]
5
5
5
5
Development Standards  Page 28 TABLE 5.4: PERMITTED ENCROACHMENTS IN RESIDENTIAL DISTRICTS
2
Front Yard
Side Yard
Rear Yard
0
3
5
2
3[2]
3
2
2
2
5[2]
Front Yard
Side Yard
Rear Yard
0
3
5
2
3[2]
3
2
2
2
5
2
5
5
5[2]
5
Media Niche [1]
Eave
Deck, Covered
Deck, Uncovered
Chimney
Canopy
5
5
0
3
10[3]
Steps, Open
5[2]
Solar Equipment
2
2
2
Porch
2
3[2]
3
Patio, Covered
0
3
5
0
0
2
5
0
3
3
5[2]
5[2]
3[2] 3[2]
3[2] 5[2]
0
5[3] 5[3]
5
5
5
3
5
5[5]
0
0
2
0
3
3
3[2]
5[2]
5[2]
3[2]
3[2] 5[2]
0
5[3] 5[3]
5
5
5
3
5
0
0
2
5
0
3
3
5[2]
5[2]
3[2] 3[2]
3[2] 5[2]
0
5[3] 5[3]
5
5
5
3
5
0
0
2
5
0
3
3
5[2]
5[2]
3[2] 3[2]
3[2] 5[2]
0
5[3] 5[3]
5
5
5
3
5
Patio, Uncovered
Front Yard
Side Yard
Rear Yard
Breezeway
Balcony
Awning
Architectural
Embellishment
Yard
Air Cooling
System
Permitted Encroachment by Feature(In Feet)
0
5
5
5[2]
10[4]
5
0
10[3]
5
5
5[3]
5
5
5[4]
5
0
5[3]
0
5
5
5[2]
5
5
0
3[3]
10 [3]
5[2]
10[3]
10[4]
0
5
5
0
10[3]
5
5
5
5
5
5
10 [3]
Front Yard
0
2
2
5
5
0
0
5
5[2]
Side Yard
3
3[2]
2 5[2]
5
0
0
5
10[3]
10[4]
Rear Yard
5
3
2
5
10[3]
5
5
NOTES:
[1] Media niches shall have a maximum length of 12 feet.
[2] In no case shall the feature be located any closer than three feet from the lot line.
[3] In no case shall the feature be located any closer than five feet from the lot line.
[4] In no case shall the feature be located any closer than five feet from the lot line, as measured from the supporting posts, with
a maximum of two feet of overhang.
Development Standards  Page 29 2. Commercial a. General Standards The following general standards apply to all Commercial Zones within VTS. Please refer to the zone specific standards as found later in this document for specific development standards within each commercial zone. i.
Site Design Buildings should be located in commercial parcels to create visual interest, and logical sequencing of spaces. Buildings are strongly encouraged to be located towards the front of the site to promote visual interaction with the street. Within Mixed Use developments circulation should be efficient and have a logical hierarchy. Interconnected walkways and circulation routes without parking should be provided through the development area to allow users to navigate the mixed use parcel without interference of parking areas. ii.
Open Space Commercial areas are required to provide open space based upon the size of the development parcel. For every acre of the development parcel, fifty (50) square feet of open space shall be provided. Open space areas shall be governed by North Las Vegas Municipal Code Section17.24.020(c). Commercial parcels that are adjacent to, or connect to community trail areas must provide an open space connection to the trail system. iii.
Setbacks Minimum building setbacks have been identified for the commercial development areas within VTS. Those setback requirements are listed in Table 5.5. All setbacks are measured from the property line, to the closest permanent portion of a building. iv.
Parking Number of spaces is determined based on use or uses of the parcel and its associated buildings. Please refer to Code Section 17.024.040 Table 17.24.040‐4 for minimum off street parking requirements. Development Standards  Page 30 In any parking area, there may be no more than fifteen (15) continuous parking spaces without a landscaped island. Landscaped islands must be a minimum of five (5) feet in width. Parking areas must be setback at minimum of ten (10) feet from any right‐of‐way. v.
Walls and Fencing Perimeter walls or fences are not required on commercial parcels, except in between residential development or when service areas are adjacent to collector or arterial streets. Walls and/or fences are permitted within commercial areas at certain locations. See below for a list of permitted wall and/or fence uses: 






As screening for parking areas; As screening for service areas and service equipment; As screening for mechanical equipment; As screening/buffer from Highway 215 (theme walls only if applicable); As privacy for private patios and dining areas; As landscape features; As signage and monumentation features. 3. Mixed Use a. General Standards The following general standards apply to all mixed use zones within VTS. i.
Site Design Buildings should be located in mixed use parcels to create visual interest, and logical sequencing of spaces. Buildings are strongly encouraged to be located near the street to promote visual interaction with the street. Circulation should be efficient and have a logical hierarchy and shall comply with the City of North Las Vegas requirements, please see 17.24.110.C(4&5). When a mixed use parcel is being developed as Horizontal Mixed Use, than the non‐residential uses shall be developed to the standards as listed in Table 5.5 as vertical mixed use. The residential areas shall be developed using the standards as set forth in the PCD /R3District. When a Mixed Use parcel is being developed entirely as non‐residential, then the parcel shall be developed in accordance with the standards as set forth in the PCD / C‐2District. When a Mixed Use parcel is being developed entirely as residential. Then the parcel shall be developed in accordance with the standards as set for in the PCD / R‐3 District. Development Standards  Page 31 ii.
Open Space Mixed Use areas are required to provide open space based upon the size of the development parcel. Open space areas consist of areas that are used for recreation or pedestrian uses. Such areas include, but are not limited to, plaza areas, small parks, seating areas, etc. Private dining patios are not considered active open space areas. Private common open space and private open space must meet all provisions as defined in Table 17.24.020‐3 in City Code. Mixed use parcels that are adjacent to, or connect to community trail areas must provide an open space connection to the trail system. iii.
Parking Number of Spaces: Number of spaces is determined based on use or uses of the parcel and its associated buildings. Please refer to City Code Section 17.024.040 and Table 17.24.040‐4 for minimum off street parking requirements. In any parking area, there may be no more than fifteen continuous parking spaces without a landscaped island. Landscaped islands must be a minimum of five (5) feet in width. iv.
Walls and Fencing Perimeter walls or fences are not required on mixed use parcels, except in between residential development or when service areas are adjacent to collector or arterial streets. However, walls and/or fences are permitted within mixed use areas at certain locations. See below for a list of permitted wall and/or fence uses; 






As screening for parking areas; As screening for service areas and service equipment; As screening for mechanical equipment; As screening/buffer from Highway 215 (theme walls only if applicable) As privacy for private patios and dining areas; As landscape features; and As signage and monumentation features. 4. Public Facility a. Introduction The Public Facility areas include the Fire Station, Police Station, park areas and any public utility areas. The approved Conceptual Land Plan contains a Police Station in Village Three, a Fire Station in Village Four and a Public Utility Site in Village One. The Public Utility Site has already been constructed and is not planned to have any further construction, with the exception of a perimeter wall and therefore is exempt from these Development Standards  Page 32 standards. The police and fire station parcels are subject to the standards as outlined below. Specific standards for park areas are described within the parks and trails master plan. b. General Standards These standards apply to the police and fire station parcels within VTS. The purpose of these sites is to provide emergency services to the residents of VTS and the surrounding area. As such, the design of these parcels will prioritize function and efficiency to maximize public safety and response time. However, these facilities will be features of the Community, and be designed in such a manner as to be consistent with the overall look and theme of the Community. i.
Site Design Buildings should be located in a manner that orients them to street that provides main access to the site. Building location should maximize efficiency of emergency vehicles accessing the adjacent roadways. ii.
Setbacks Minimum building setbacks have been identified for the development within VTS. Those setback requirements are listed in Table 5.5. iii.
Parking Number of spaces is determined based on use or uses of the parcel and its associated buildings. Pease refer to Code Section 17.024.040 for required parking. In any parking area, there may be no more than fifteen (15) continuous parking spaces without a landscaped island. Landscaped islands must be a minimum of five (5) feet in width. Parking areas must be setback at least ten (10) feet from any right‐of‐way. iv.
Walls and Fencing Perimeter walls or fences are not required on public or semi‐public parcels except for public facilities adjacent to residential uses. However, walls and/or fences are permitted within pubic or semi‐public areas at certain locations. See below for a list of permitted wall and/or fence uses: 




As screening for parking areas: As screening for service areas and service equipment: As screening for mechanical equipment: As screening for patios: As landscape features: Development Standards  Page 33  As signage and monumentation features:  As buffering from residential uses Walls located along trail corridors and parks must utilize a partial view wall/fence. Please see for specific fence design. 5. Please see Table 5.5 below “Building Setback and Height Requirements for Commercial, Mixed Use, and P/SP Zone Districts.” TABLE 5.5: BUILDING SETBACK AND HEIGHT REQUIREMENTS FOR COMMERCIAL, MIXED-USE, AND P/SP ZONE DISTRICTS
Minimum Setbacks
Use
Front
(feet)
All principal, special, or accessory uses
Parking lots & Drive Aisles
Interior
Side
(feet)
Corner Side/
Other ROW
(feet)
Rear
(feet)
PCD / C-1 Neighborhood Commercial
0
20
0
0
10
0
PCD / C-2 General Commercial
20
0
20
0
10
0
10
0
PCD / C-CR Casino-Regional Commercial
25
10
20
10
15
10
10
10
PCD / MU Mixed – Use (Vertical)
15
0
15
15
10
10
10
10
PCD / P-SP Public – Semi Public
20
10
20
0
10
10
10
0
20
10
NOTES:
[1] The maximum building height is 120 feet or 10 stories, whichever is lower.
Residential
Parcel
(feet)
Maximum
Building
Height
(feet)
Minimum
Building
Separation
(feet)
25
10
40
n/a
15
n/a
30
10
60
n/a
20
n/a
30
10
120 [1]
50
20
n/a
25
10
120 [1]
50
15
n/a
30
10
35
n/a
n/a
n/a
6. General a. Landscape The landscape design within The Villages at Tule Springs will showcase the beauty of the Mojave Desert. A master plant palette has been developed for use throughout all of The Villages at Tule Springs. This palette is designed to emphasize the natural flora of the Mojave Desert, while introducing plant material that, although may not be native to this region, compliments the native plants and provides accents with color, texture and scale. The following standards apply to all areas within The Villages at Tule Springs. i.
Calculating Landscape Requirements Landscape requirements are based upon the total area being landscaped, and the amount of trees, shrubs, and groundcovers required for that particular area. When calculating the number of trees and/or shrubs and groundcovers required for a certain area, fractions must be rounded up once .35 of a tree/shrub has been calculated. For example, a landscape area requiring 1.37 trees means two trees are required. A landscape area requiring 1.29 trees means only 1 tree is required. Development Standards  Page 34 The same applies to calculating shrubs/groundcovers. A two (2) inch layer of decorative rock or decomposed granite will be required in all landscape areas with rock sizes no smaller one‐half (½) inch and no larger than two (2) inches. ii.
Plant Material All proposed plant material shall be selected from the approved plant list for The Villages at Tule Springs as shown below and shall meet the American Association of Nurserymen standards for size, character and quality. iii.
Plant Sizes Minimum requirements for plant sizes are as follows:  All trees shall be 24” box or greater.  Seventy‐five (75) percent of the required shrubs/groundcover shall be 5 gallon or larger. iv.
Plant Mix The intent of these guidelines is to encourage the use of multiple species of plant material to create a varied and interesting landscape environment. The following guidelines shall be used, to calculate the number of species of trees.  Two different species of trees shall be used in areas where 11‐20 trees are required.  Three different species of trees shall be used in areas where 21‐30 trees are required.  Four different species of trees shall be used in areas where 31‐40 trees are required.  Five different species of trees shall be used in areas where 41‐50 trees (or greater) are required. There are times when using multiple species is not conducive to the landscape design concept and the guidelines above will not apply, such as at entry ways into subdivisions. v.
Master Plant Palette The plants approved for use in all Villages within The Villages at Tule Springs are as shown on the Southern Nevada Regional Planning Coalition’s (“SNRPC”) Regional Plant List. Some may be of borderline hardiness due to cold tolerance, soil conditions, or other special microclimatic needs. Others may sunburn in certain exposures. Parcel developers should review the use of all plants with a Development Standards  Page 35 knowledgeable professional or consult appropriate reference material. Plants not on this list must be submitted to the applicable design review committee and The City for approval. b. Streetscape The street scene is a critical component to the look and character of The Villages at Tule Springs. A vibrant street scene, with impactful and scenic landscaping, helps unify the community. Significant streets like Tule Springs Parkway, Elkhorn Road, North 5th Street, which traverse through the community, provide ideal opportunities for this application. i. Arterials There are several arterial roadways within The Villages at Tule Springs. The proposed street cross sections (See Exhibit J – Street Cross Sections) depict what the pathway and median widths are for each of the arterial streets. Specific pathway and median design requirements are listed below. ii. Sidewalks The following plant material shall be provided, at a minimum, within the limits of the pathway and median. Pathways  An average of one (1) tree every twenty‐four (24) feet on center for every one thousand (1000) linear feet.  Twenty‐eight (28) shrubs/groundcovers for every one thousand (1,000) square feet of landscape area on each side of the street. Medians  An average of one (1) tree every twenty‐four (24) feet on center for every one thousand (1000) linear feet.  Any medians less than four (4) feet in width shall be enhanced with stamped and colored concrete.  Twenty‐eight (28) shrubs/groundcovers for every one thousand (1,000) square feet of landscape area within the median. iii. Collectors Collector roads within The Village at Tule Springs connect neighborhoods and other development areas to arterial roads for circulation. Collector roads will also utilize the complete street program with multi modal transportation, landscaped medians and pathways, and pedestrian circulation systems along the roadway. Development Standards  Page 36 The proposed cross sections (See Exhibit J – Street Cross Sections) depict what the pathway and median widths are for each of the collector streets. Specific pathway and median design requirements area listed below. iv. Sidewalks The following plant material shall be provided, at a minimum, within the limits of the pathway and median. Pathways Pathways are landscape areas that are provided along all arterial and collector streets within VTS. These Pathways are located at the back of curb and vary in width dependent upon type of street. Pathways feature concrete sidewalks and trails that provide pedestrian connectivity throughout the Community. The following are standards that apply to Pathways within VTS. 
An average of one (1) tree every twenty‐four (24) feet on center for every one thousand (1000) linear feet. 
Twenty‐eight (28) shrubs/groundcovers for every one thousand (1,000) square feet of landscape area on each side of the street. 
Builders are required to provide pedestrian access to Pathways, trails and parks. In areas that have a minimum 25’ wide Pathway, travel lanes may encroach into such Pathway a maximum of 5’ for flared intersections. In areas that have less than a 25’ wide landscape section, no encroachment into such area shall be allowed for flared intersections. In areas where additional right turn lanes are required that may encroach into pathway areas, pathway areas may be reduced to fifteen (15) feet in width. Medians VTS feature landscaped medians within most major streets. These medians provide opportunities for enhanced landscaping which creates a more scenic street environment. v. 
An average of one (1) tree every twenty‐four (24) feet on center for every one thousand (1000) linear feet. 
Any medians less than four (4) feet in width shall be enhanced with stamped and colored concrete. 
Twenty‐eight (28) shrubs/groundcovers for every one‐thousand (1,000) square feet of landscape area within the median. Local Streets Development Standards  Page 37 vi. 
Local residential streets provide access to individual lots and home sites within The Villages at Tule Springs. The standard City local street section will be utilized at The Villages at Tule Springs. This street section does not include a landscape area, however medians are permitted within a local residential street. Should a median be utilized, the following requirements must be followed: 
An average of one (1) tree every thirty (30) feet on center for every one thousand (1000) linear feet. 
Shrubs/groundcover with the potential to provide fifty percent (50%) groundcover within two years of planting. Entries Entries provide an opportunity to create enhanced visual interest when entering neighborhoods. Entries into neighborhoods serve as portals that transition from the community wide circulation network to the quiet, reserved spaces of neighborhoods. These neighborhood entries shall be designed to highlight and compliment the architectural character of the neighborhood. Exhibit N – Typical Neighborhood Entries, depict the approved and required typical design of the neighborhood entries within VTS. The following landscape standards apply to those areas. 
One (1) tree for every seven‐hundred (700) square feet of entry landscape area on each side of the street with a minimum of four (4) trees in each. 
Thirty (30) shrubs/groundcovers for every one‐thousand (1,000) square feet of entry landscape area on each side of the street with a minimum of fifty (50) shrubs/groundcovers. If a median is included with the neighborhood entry design, the following shall be required. 
One (1) tree for every seven hundred (700) square feet of landscape area within the median with a minimum of two (2) trees in each. 
Thirty (30) shrubs/groundcovers for every one‐thousand (1,000) square feet of landscape area within the median with a minimum of fifty (50) shrubs/groundcovers. c. Community Monumentation Monumentation identifies places of significance within a community. In order to promote a comprehensive sense of place throughout VTS, there are four types of community monumentation within VTS, primary, secondary, neighborhood and active Development Standards  Page 38 adult monumentation (See Exhibit K – Monumentation Location Exhibit). An Active Adult Community is Planned in Village Two. These monumentation areas are meant to indicate to residents and guests that they have entered a special place (See Exhibit L – Community Monumentation Concepts). The area required for monumentation has been determined and is part of the Land Use Plan Access Points. Primary monumentation areas are located at significant points of entry into the community. These areas are considered front doors to the community and have been designed to reflect an upscale, inviting community image. Secondary monumentation areas are in locations that are less significant, but where an architectural statement should be made. Neighborhood entry monumentation areas are located at the entry to the individual neighborhoods. Not every neighborhood entry monument location is shown on Exhibit K as future entry locations will be determined at time of platting. (See Exhibit L for Community Monumentation Concepts). These designs have been established and shall be utilized within VTS at the locations shown on Exhibit K. The Active Adult entry design has not been established at this time. However, the entry must be consistent and compatible in design and use of material with the other entry monumentation within VTS as shown on Exhibit K, subject to review and approval by the Master Developer and City of North Las Vegas. Landscaping shall be in conformance with Exhibit L. i. Primary All monumentation shall be placed outside of standard visibility triangles. The monumentation shall be designed in form to reflect and compliments the architectural vision of the community. The design shall be consistent with the primary entry design as shown in Exhibit L subject to review and approval by the Master Developer and City of North Las Vegas. ii. Secondary Secondary monuments are generally smaller in scale than primary monuments, but still reflect the architectural vision of the community. The design shall be consistent with the secondary entry design as shown in Exhibit L subject to review and approval by the Master Developer and City of North Las Vegas. VI. Circulation 1. General The intent of the property circulation and access for the master planned community is described in the Master Transportation Study. The street sections shall be constructed in accordance with the approved Master Transportation Study and the included Figures of these Development Standards. 2. Circulation – Vehicular a.
Complete Street Program Development Standards  Page 39 The streets of VTS shall provide a strong sense of place and contribute to the social life of the Community. VTS’ street network is designed not only to move traffic, but also extend and enrich this new Community’s network of pedestrian pathways and bike lanes. In addition, streets within VTS are designed as pedestrian‐friendly urban places promoting day and evening activity. VTS are utilizing the “Complete Street Program” as defined by the Regional Transportation Commission of Southern Nevada (“RTC”). This model strives to create streets that are 1) safe for all users 2) pleasant places for all users, and 3) includes such users as car drivers, transit riders, pedestrians of all ages and abilities, and bicyclists. (See Exhibit I – Complete Street Concept). b.
Development Standards i.
Geometry and Grade In order to promote creative neighborhood design, the following standards apply only to all local residential streets within VTS.  Minimum curve radius: one hundred twenty (120) feet  Minimum tangent length between reverse curves: none  Maximum tangent length between curves: six‐hundred and fifty (650) feet For all streets other than local residential streets, city standards shall apply. ii.
Street Cross Sections Street cross sections have been prepared for all streets shown on the approved Land Use Plan. These cross sections illustrate the complete street program by indicating lane widths, median widths, bike lane locations, pathway widths, and sidewalk and trail locations. Please refer to Exhibits I and J. iii.
Street and Driveway Design Residential driveways may not utilize asphalt. Brick, or paving stone may be used to accent portions of such streets. Should a material other than concrete or asphalt be used, the developer must provide to the City a stockpile of such material equal to seven (7) percent of the total amount used in the development for future repair or maintenance of any public right‐of‐way. Development Standards  Page 40 c.
Shared Use Drives Shared use drives are drives that access more than one development parcel. VTS is planned to have multiple shared use drives throughout the Community. These drives can also be shared by parcels with different land uses. These entries provide for more access options to development parcels, while also minimizing drives along major roadways. d.
Signals Traffic signal locations, timing of installation and Owners cost participation shall be as specified in the approved Master Transportation Study, as well as any approved updates, addenda or Traffic Impact Analyses. e.
Traffic Calming Traffic Calming is a holistic, integrated traffic planning approach. It is a combination of mainly physical measures that reduce the negative effects of motor vehicle use, alter driver behavior and improve conditions for non‐motorized street users. In order to discourage high traffic speeds within subdivisions, local residential streets shall implement traffic calming measures for straight segments of six hundred fifty (650) feet or longer. Traffic calming measures shall be approved by the City Traffic Engineer. Some examples are as follows: 
Changes in Roadway Surface in conjunction with additional items listed below; 
Neck‐downs, Chicanes, and Chokers; and 
Traffic Circles and Round‐a‐bouts. 3. Circulation ‐ Pedestrian a. Introduction Multiple pedestrian circulation systems have been planned within VTS. Pathways, which contain sidewalks and trails, are located along all major streets within the community and connect to an extensive trail system. These pedestrian transportation modes promote connectivity throughout VTS. Please see exhibit J – Street Cross Sections for specific details regarding the pathways within VTS. b. Pathways Pathways are linear landscape areas located adjacent to arterial and collector streets, which feature concrete walkways and landscaping on both sides of the walkway. Pathway amenities include, but not limited to signage, benches, dog stations and trash receptacles. Please see exhibit P – Trail and Pathways Master Plan for specific details regarding the pathways within VTS. i.
Arterials Development Standards  Page 41 Pathways along arterials are a minimum of twenty‐five (25) feet in width (except North 5th will be a minimum of twenty (20) feet in width) and have an eight (8) or ten (10) foot wide sidewalk on each side. Losee Road, N. 5th Street, Elkhorn Road, Grand Teton, Tule Springs Parkway and Revere Street (north of Highway 215) are the arterials located within VTS. ii.
Collectors Collector roads are located throughout VTS. Major collectors feature Pathways that are a minimum of twenty‐five (25) feet in width. These streets include a detached sidewalk with a minimum of five (5) feet, and in some cases eight (8) feet, on both sides of the road. Minor collectors feature Pathways that are a minimum of fifteen (15) feet in width. These streets include a detached sidewalk that area a minimum of five (5) feet in width. iii.
Maintenance The Pathways and medians that are a part of the major roadways within VTS are considered common open space and will be maintained by the HOA. c. Trails Trails have been carefully planned and located throughout VTS to enhance community connectivity and promote pedestrian circulation. Trail corridors are a minimum of sixty (60) feet wide and connect neighborhoods to other neighborhoods, shopping areas, schools, parks, and other amenities. Please see exhibit P – Trail and Pathways Master Plan for specific details regarding the trails within VTS. i.
Trail Corridor Trail corridors are the linear areas not adjacent to a street that may follow natural features, washes, ridge lines, flood control facilities and utility rights of way. Trail corridors are a minimum of sixty (60) feet in width and consist of, but are not limited to, asphalt walkways, landscaping on both sides of the walkway and trail amenities such as signage, benches, recreational nodes, lighting and trash receptacles. Trail corridors shall be landscaped using the following standards:  One (1) tree for every one‐thousand (1,000) square feet of trail corridor, not including the paved trail area.  Eighteen (18) shrubs/groundcover for every one‐thousand (1,000) square feet of trail corridor, not including the paved trail area.  Turf shall be permitted within trail corridors. Development Standards  Page 42 Grand Teton Powerline Corridor The powerline corridor located along Grand Teton is designated for open space / trail joint usage. This utility open space area will include a sixty (60) foot wide trail corridor to meet the trail requirements as described above. ii.
Trail Node Several Recreation Nodes will be placed throughout the VTS community and, at a minimum, each Recreation Node shall contain the following amenities:  Two shaded park benches (shading can be from landscaping)  Picnic table  Charcoal‐fueled pedestal‐style barbeque  One trash receptacle  Lighting  Turf play area  10 percent additional trees and shrubs For Recreation Nodes not located within the Active Adult Community and not located within 1500 feet of a play structure within another park, at least one of the following amenities:  Tot lot structure located on an EPDM rubberized surface surrounded by a sand surface; or  Play equipment located on an EPDM rubberized surface surrounded by a sand surface. iii.
Trail Heads VTS has one trail head planned along Tule Springs Parkway in Village One adjacent to the BLM Tule Springs National Monument for access to the future trails located within the Tule Springs National Monument. The Trail Head includes parking, restroom, drinking fountain, picnic areas, passive turf areas, and directional and information signage. For specific design standards, please refer to the Parks and Trails Agreement. iv.
Access Emergency Access Connections to Recreational Trails Emergency Access Connections (“EAC”) to recreational trails shall be provided at a maximum spacing of 2,640 feet along the trail or as approved by the Fire Chief. The EAC shall have an all‐weather surface and be of a width and construction as required to accommodate the turning radii and weight of fire department Development Standards  Page 43 apparatus. Gates at the EAC shall have a clear opening width as required to accommodate the turning radii and width of fire department apparatus. Gates (approved by the Fire Marshall) can be manual and locked with Knox padlock accessible from both sides or commercial weatherproof padlock with Knox box accessible from both sides. Where EACs serve other purposes, the most restrictive requirements shall govern. Maintenance Access Where required, maintenance or utility access to the twelve (12) foot paved surface within the Trail Corridor shall consist of twelve (12) foot wide, H‐20 load‐
bearing surface to allow vehicular access to utility access points. This path may be blocked from non‐maintenance vehicles by removable bollards that allow free travel for pedestrian circulation. (Note: bollard designs shall be approved by the City; however, bollards cannot be used where emergency access is required.) v.
View Cul‐De‐Sacs Where cul‐de‐sacs end adjacent to Trails or Pathways, including along Arterial and Collector Streets, pedestrian connections shall be made to the sidewalk within the Pathway, or the Trail. (See Exhibit M – View Cul‐de‐Sacs) The connection shall be a concrete sidewalk if the connection is to a sidewalk within a pathway, and asphalt if the connection is to the trail within a trail corridor. The connection may be gated if a view fence has been used to connect the theme walls on opposing sides of the cul‐de‐sac, or left open and enhanced with landscaping that is compatible with the character of the adjacent Trail or Pathway. vi.
Maintenance Trails and Trail Corridors are considered common areas and will be maintained by the Community’s Homeowners Association. d. Street Crossings and Sidewalks Where sidewalks and trails are planned to cross major roadways within VTS, a clear, defined crosswalk shall be established. The defined area of the crosswalk may utilize an alternate paving material. All pedestrian crosswalks must meet the criteria as established in Code Section 17.024.050. VII. Design Review Process The following sets forth the process and procedures for the review by the Master Developer of the Development Plans which are required to be prepared by Village Developers and Merchant Builders within the Villages of Tule Springs. This design review process is intended to ensure that all of the land within the Villages at Tule Springs is developed in a manner which is consistent with the Villages at Tule Springs Development Standards and the Villages at Tule Springs Design Guidelines. The Master Developer has the right to delegate the right and obligation to review the Development Plans to the Villages at Tule Springs Master Association, Development Standards  Page 44 or any Design Review Committee appointed by the Master Association, in which case the Master Association shall review the Development Plans in accordance with the procedures set forth below. A. Defined Terms. As used in this Section VII, the following terms shall have the meanings set forth below. 1. "Applicant" means either the Village Developer or the Merchant Builder submitting the Development Plans for approval by the Reviewing Party."Master Association" means The Villages at Tule Springs Master Association, a Nevada non‐profit mutual benefit which is or shall be formed pursuant to the Master Declaration. 3. "Design Review Committee" means the Design Review Committee which may be appointed by the Master Association if the Community Association is the Reviewing Party to review the Development Plans submitted by the Village Developers and Merchant Builders. 4. "Development Plans" means the plans and other documents required to be submitted to the Reviewing Party described in Section A. 3 below. The Development Plans consist of the Horizontal Development Plans and the Vertical Development Plans. 5. "Horizontal Development Plans" means all of the plans for any Improvements to be constructed by a Village Developer or a Merchant Builder on its Parcel either below the surface of the Parcel or on the surface of the Parcel, including without limitation, roadways, walkways, pathways trails, landscaping within any roadways, walkways, pathways and trails, drainage systems and other infrastructure and other Improvements for which a grading permit, utility permit or landscaping permit is required. 6. "Improvements" means any buildings (including mixed use, commercial hospitality and any other buildings of any type or kind), residences, outbuildings, underground installations, structures, slopes, grading and grading alterations, trails, roadways, parkways, pathways, sidewalks, access ways, curbs, gutters, storm drains, utilities, driveways, landscaping, irrigation, trees and shrubs, parking areas, fences, walls, barriers, retaining walls, stairs, decks, windbreaks, sidewalks, poles, signs, recreational areas and amenities including parks and play areas, and all other buildings, structures, infrastructure and development of every type and kind including any infrastructure, and utilities. 7. "Initial Improvement Plans" means the improvement plans for the installation of any Initial Improvement within a Village required to be submitted by a Village Developer or Merchant Builder for approval by the Reviewing Party as described below. 8. "Initial Improvements" means the initial residences, buildings and all other Improvements constructed within a Village by a Village Developer or a Merchant Builder described in the Development Plans. Initial Improvements are not intended to include alterations or additions to any Improvements described in the Development Plans which have been reviewed and approved by the Reviewing Party. Development Standards  Page 45 9. "Master Developer" initially means KBS SOR Park Highlands TRS, LLC, a Delaware limited liability company ("KBS SOR") and any successor to KBS SOR as the Declarant under the Master Declaration. 10. "Master Declaration" means the Master Declaration of Covenants, Conditions and Restrictions for The Villages at Tule Springs recorded or to be recorded in the Office of the County Recorder, as it may be further amended and supplemented from time to time. 11. "Merchant Builder" means a person or entity designated by Master Developer or a Village Developer as a Merchant Builder pursuant to the terms of the Master Declaration. 12. "Reviewing Party" means the Master Developer unless the Master Developer has delegated its rights to review the Development Plans to the Master Association, in which case references to the Reviewing Party shall mean the Master Association or, the Design Review Committee established by the Master Association if the Master Association appoints a Design Review Committee. 13. "Vertical Development Plans" means any plans for the construction of Residences, Buildings (including mixed use, commercial, hospitality and any other buildings of any type or kind), structures, fences, walls, signs and all other Improvements that extend upward from the ground elevation which are not included in the Horizontal Development Plans for which a building or construction permit is required to be issued by the City or other applicable governmental agency. 14. “Village Association” means the owners association required to be formed by each Village Developer for a Village under the Master Declaration. 15. "Village Developer" means any Person who acquires all of a Village for development or is otherwise designated as a Village Developer by Master Developer. B. Initial Improvements Require Review and Approval by the Reviewing Party. All Initial Improvements proposed to be installed by a Village Developer or a Merchant Builder shall be approved by the Master Developer unless the Master Developer has delegated its rights to review the Development Plans for the Initial Improvements to the Master Association in which case the Development Plans shall be reviewed and approved by the Master Association or if appointed, the Design Review Committee. C. Improvements Requiring Approval by the Village Associations. After the installation of the Initial Improvements on any portion of the lands included within the Villages at Tule Springs, any alterations, modifications or installations of additional Improvements shall require the approval of each Village Association. The procedures and requirements for such additional design review process are set forth in the Master Declaration and each Village Association shall be obligated to review all plans for any such Improvements in conformance with the requirements of the Master Declaration. D. General Process. Development Standards  Page 46 All Development Plans for the Initial Improvements must be reviewed and approved by the Reviewing Party in accordance with the procedures set forth below. 1. Step One. a. Submittal of Development Plans to the Reviewing Party. The Development Plans described in Section D.3 below shall be submitted to the Reviewing Party prior to the submittal to the City. The Horizontal Development Plans shall be submitted for approval to the Reviewing Party prior to submittal of the Vertical Development Plans. In no event shall the Reviewing Party review and approve the Vertical Development Plans unless and until the Village Developer or Merchant Builder has submitted and obtained approval from the Reviewing Party for the Horizontal Development Plans. The Master Developer shall review all Development Plans and accompanying information for any Initial Improvements based on their adherence to standards set forth in the Villages at Tule Springs Development Standards and the Villages at Tule Springs Design Guidelines. The Reviewing Party shall interpret these standards and provide guidance to Applicants. The Applicant and any consultants retained by the Applicant may arrange for a pre‐
application meeting with the Reviewing Party prior to submitting the application and prior to initiating any detailed design studies. b. Master Developer Address and Contact Information. The address and contact information for the Master Developer are set forth below: KBS SOR Park Highlands TRS, LLC c/o KBS Capital Advisors LLC800 Newport Center Drive, Suite 700 Newport Beach, CA 92660 Attn: Brian Ragsdale All Development Plans shall be submitted electronically and with paper copies as described below. 2. Step Two. a. Submittal of Development Plans to the City of North Las Vegas. After review and approval by the Reviewing Party of the Horizontal Development Plans and the Vertical Development Plans, the applicable Development Plans must be reviewed and approved by the City. An Applicant may submit the Horizontal Development Plans to the City prior to submission of the Vertical Development Plans so long as such Horizontal Development Plans have been approved in writing by the Reviewing Party. No development or construction within any portion of a Village will occur until the applicable Development Plans for the area to be developed are reviewed and approved by the Reviewing Party and the City, pursuant to City requirements. Upon request by the Reviewing Party, the Village Developer or Merchant Builder shall provide evidence of such approval by the City to the Reviewing Party. Development Standards  Page 47 b. Reviewing Party Authorization. A letter of approval by the Reviewing Party shall be delivered to the City with the Applicant's submittal of the Development Plans to the City. 3. Design Review and Approval Process. Each Village Developer or Merchant Builder must satisfy the requirements as set forth below to obtain approval of the Reviewing Party prior to submittal to the City and the commencement of any construction. The initial submittal package shall include the following basic information: 
Name of proposed Village and the Parcel within the Village covered by the applicable Development Plans. 
Date of preparation of the Development Plans. 
Names, addresses and phone numbers of Village Developer or Merchant Builder and contact person and contact person address. 
Names, addresses and phone numbers of the person preparing the applicable Development Plans. 
Sufficient legal description of the Parcel upon which the Initial Improvements are proposed to be constructed. 
Present or proposed zoning of the Parcels. 
The tentative or recorded final parcel or subdivision plat for the Parcel(s). a. Horizontal Development Plans. The Horizontal Development Plans shall include all of the following: i.
A Conceptual Site Plan or tentative or final parcel or subdivision plat for the Parcels covered by the application (“Plat”) which shall clearly illustrate, as a minimum, all of the following.  A legend clarifying all markings and lines delineated on the Plat;  Locations, names, widths, grades, radii and curb radii of all streets, proposed and existing;  Locations of all pedestrian walkways, pathways, trails and access ways;  Locations of all roadways;  Locations of all parks, and other residential amenities and other common areas and elements;  Widths, locations and document numbers of all easements for drainage, sewer, public utilities, ingress/egress and other purposes;  Widths, locations and purposes of all other rights‐of‐way and/or easements within or adjacent to the Parcels; Development Standards  Page 48  Locations, widths and directions of flow of all water courses and proposed storm water drainage facilities; drainage facts regarding the property contiguous or adjacent to at least 1,000 feet in all directions. Flood control problems must be noted;  Locations of all existing and proposed power and telephone facilities and gas mains;  Locations and sizes of existing and proposed water mains;  Locations and sizes of existing public sanitary sewers, showing flow directions;  Topography for the entire subdivision with contour intervals not to exceed two (2) feet; and  Lot layout, number of lots, square footage and dimensions of each lot. ii.
The Grading Plan which shall clearly illustrate all of the following:  Elevation of all building pads;  Elevation and location of all drainage structures; and  Existing grading along perimeter of property. iii.
Water, sewer and drainage plans; iv.
Any technical studies prepared in conjunction with such grading plans or water, sewer or drainage plans if so required by the Reviewing Party; and v.
Any other information determined to be reasonably necessary by the Reviewing Party to review the Horizontal Development Plans. Once the Horizontal Development Plans are approved by the Reviewing Party, the Reviewing Party will issue, in writing to the Applicant, a letter of approval of the Horizontal Development Plans that the Applicant shall include with the submittal of the Horizontal Development Plans to the City. b. Vertical Development Plans. After approval by the Reviewing Party of the Horizontal Development Plans the Applicant shall submit the Vertical Development Plans to the Reviewing Party for approval prior to the Applicant submitting an application to the City for building permit(s). The Vertical Development Plans shall consist of the following: 
Plot plans; 
Landscape and irrigation plans included within the areas within which the Vertical Improvements will be constructed (including wall and fence plans and details); 
Floor plans, building sections and elevations and the design of any recreational amenities and facilities; 
Sample board of exterior building and fencing materials and colors; Development Standards  Page 49 
Signage program, including temporary and permanent monument or pylon sign designs and details of signage and monumentation; 
Estimated construction schedule for any residential model homes; 
Locations of all walls and common walls except any of the perimeter walls described on the Villages at Tule Springs Development Standards and the Villages at Tule Springs Design Guidelines; and 
Any other plans, specifications or documents that the Reviewing Party reasonably requests in writing. 4. Plan Submittals. The Applicant shall provide two (2) sets of the applicable Development Plans. Development Plans shall be a minimum of 24" x 36" to a maximum of 30" x 42" in size. Specifications shall be in booklet form 8‐1/2" x 11". Exterior material and finish boards are to be mounted on white foam core boards. Boards shall be a minimum of 18" x 24" and a maximum of 24" x 36". Boards must include project name and builder's name. All exterior assemblies must be clearly identified. Boards will not be returned to the Applicant. 5. Development Plan Approval. a. Scope of Review. The Reviewing Party may, in its discretion, disapprove any and all portions of the Development Plans submitted for its approval. The Reviewing Party's right of disapproval shall be limited to the conformity of the applicable Development Plans to the Villages at Tule Springs Development Standards and the Villages at Tule Springs Design Guidelines and other requirements of the Development Agreement for the Villages at Tule Springs. The Master Developer, from time to time, may amend and/or revise the Villages at Tule Springs Development Standards and the Villages at Tule Springs Design Guidelines regarding matters that bear on the compatibility of the proposed Improvements to the overall Villages at Tule Springs master development. b. Review Process by the Reviewing Party. The Reviewing Party may condition its approval of any of the Development Plans upon such changes therein as are consistent within the scope of its review. The Reviewing Party may require submission of additional plans or other information prior to approving or disapproving any materials submitted. The Reviewing Party will not commence its review until the Reviewing Party is in receipt of all required information as described above and has confirmed that the application and materials submitted by the Applicant are complete in accordance with the procedures set forth below. When the Reviewing Party has reviewed and approved all of the Development Plans (including the Horizontal Development Plans and the Vertical Development Plans), the Development Plans shall be deemed approved in its entirety. If the Applicant changes any of the Development Plans after they have been approved by the Reviewing Party and/ or the City, the Applicant shall not construct any Improvement whatsoever pursuant to such changed plans, unless such changed portion of the Development Plans has been submitted to the Reviewing Party and approved by the Reviewing Party in the same manner as provided herein for all of the Development Plans.
Development Standards  Page 50 c. Time Periods for Review. Within seven (7) days after submittal of a complete application with the Horizontal Development Plans or the Vertical Development Plans as applicable, the Reviewing Party shall confirm in writing (which may be an e mail response to the contact person designated by the Applicant) that the applicable Horizontal Development Plans or the Vertical Development Plans are complete. Confirmation by the Reviewing Party that the Applicant has submitted a complete application shall not constitute a waiver by the Reviewing Party of its right to request additional information. The Reviewing Party shall review the applicable Development Plans within thirty (30) days after the submittal and confirmation that the application is complete. If the Reviewing Party fails to provide notice of approval or disapproval to the Applicant within such thirty (30) days period, and the Applicant delivers written notice to the Reviewing Party of its failure to respond within such thirty day period (“Reminder Notice”), which Reminder Notice states in capital letters that failure to respond within seven (7) days after delivery of the Reminder Notice will constitute deemed approval of the Development Plans that have been submitted and the Reviewing Party fails to respond within such additional seven (7) day period then the Development Plans which have been submitted shall be deemed approved and the Applicant may submit such Development Plans to the City. If during the review of the Development Plans the Reviewing Party determines that it needs additional time to review the Development Plans, the Reviewing Party shall provide written notice thereof to the Applicant and in such case the review period shall be extended for an additional seven (7) days. If an application or any part thereof has been denied or has been approved with conditions, the Applicant may request a meeting with the Reviewing Party to review and reconsider the disputed issues.
d. Variances. The Reviewing Party has the authority, in its sole discretion, to deviate from the requirements contained in these Design Guidelines in extenuating circumstances that would create an unreasonable hardship or burden for the Applicant. If it is determined that the above conditions exist, an appeal shall be filed with the Reviewing Party. However, before approving any deviation, consistency with the objectives and general intent of the Villages at Tule Springs Development Standards and the Villages as Tule Springs Design Guidelines shall be demonstrated.
e. Reviewing Party Internal Fees. The following are the initial review fees. The Reviewing Party reserves the right to adjust such review fees. (Does not include City fees.) Initial submittal of either the Horizontal Development Plans or the Vertical Development Plans: Residential: ______________ Mixed Use or Commercial:____________ Subsequent submittals (if necessary) – TBD f.
CNLV Fees. Development Standards  Page 51 Refer to City of North Las Vegas for review fees. E. External Review Information. The following information is provided as a courtesy of users of these guidelines as they begin the design and permitting process. This is an abridged listing and may not contain all governmental agencies that may assert jurisdiction over the site or construction activities that occur on it. The City of North Las Vegas 2250 Las Vegas Boulevard North North Las Vegas, NV 89030 www.cityofnorthlasvegas.com Building & Safety 702.633.2669 Parks & Recreation 702.633.1171 Planning & Zoning 702.633.1537 Public Works 702.633.1200 Utilities (Water & Sewer) 702.633.1561 Fire Prevention 2250 Las Vegas Boulevard North North Las Vegas, NV 89030 702.633.2616 Power NV Energy 6226 West Sahara Avenue Las Vegas, NV 89146 702.367.5000 www.nevadapower.com Gas Southwest Gas 4300 West Tropicana Avenue North Las Vegas, NV 89103 702.365.1555 www.swgas.com Development Standards  Page 52 Garbage Republic Services 770 East Sahara Avenue Las Vegas, NV 89102 702.735.5151 Phone Embarq 330 South Valley View Boulevard Las Vegas, NV 89107 702.244.7400 www.sprint.com Cable Cox Communications 121 South Martin Luther King Boulevard Las Vegas, NV 89106 702.383.4000 www.cox.com/LasVegas Business License Business License Division, City of North Las Vegas 2250 Las Vegas Boulevard North North Las Vegas, NV 89030 702.633.1520 Water Conservation Southern Nevada Water Authority 1001 South Valley View Boulevard Las Vegas, NV 89153 702.258.3930 www.snwa.com Development Standards  Page 53 VIII. DEVELOPMENT DEVIATIONS A. General The following represent development deviations from City Code. 1. Early / At‐Risk Grading The city’s current early /at‐risk grading policy shall remain in effect for the entirety of this development. 2. Wall Permits The Owners may obtain wall and fence permits from the City upon the City’s approval of the civil improvement plans and prior to obtaining the project address(es). City agrees to issue these permits “at‐risk” to the Owners. Owners will be liable for changes that may be required upon approval of the final map. 3. Street Lights Decorative street lights may be used within each of the Villages and within the Active Adult Community upon the City’s review and approval. Non‐standard street lights must meet all applicable standards as set forth in sections 16.20.100 and must be compatible within the Community. If a non‐standard street light is utilized, then the developer shall provide the City a supply of each such light equal to seven (7) percent of the total number of each light used within VTS for future repair or replacement. 4.
Model Homes Building Permits may be issued prior to recordation of a Final Map subject to the following: 
Number of models for each development (prior to the recordation of a subdivision map): o
o
Single‐family units: 6 model home units or for an overall single‐family detached development (area within an approved tentative map). Multi‐family units: 8 model home units. 
Time Limit. Models must be converted to a residential use when the last home in the development has been sold. The time limit does not apply to models located within apartment complexes, provided the residential character of the model is maintained, and are properly installed. 
Models constructed prior to the recording of a subdivision map. o
o
o
A Final Map must be submitted for the location where the residences will be located and off‐site improvement bonds have been posted for the model home complex. Paved access and adequate access controls must be provided to all structures prior to issuance of a Certificate of Occupancy for the models. A permanent water supply is required. Development Standards  Page 54 o
o
o
o
o
o
The final map must record within 1 year from the date permits are issued for the uses. The final map may not be revised after the permits for the models or units have been issued, except with City approval. The models or lots within the proposed subdivision may not be sold separately until the final subdivision map has been recorded. The model homes must meet the minimum setbacks required from the future lot lines to be established by the subdivision as required by Design Guidelines and Development Standards. The issuance of a permit for construction will not be construed as a commitment by the City to record the final map or to approve any zoning matter. Block walls and retaining walls are permitted on the proposed lot lines. Development Standards  Page 55 EXHI
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THE VILLAGES AT TULE SPRINGS

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