Honorable Mayor and City Council FROM
TO:
Honorable Mayor and City Council
FROM:
Richard Secrist, Development Services Director
DATE:
July 25, 2017
RE:
Consideration of Conditional Use Permit Case No. CUP-17-004 to allow the existing temporary golf course club house at Coyote Willows PUD to become the permanent club house, located at 426 Hagen’s Alley.
Background A temporary club house has been in use at the Coyote Willows Golf Course since April 28, 2004. And every year or two thereafter, the City has approved Extensions of Time on the Conditional Use Permit to allow the temporary facility to continue being used. The last such extension was granted on May 14, 2013. It appears there is now an entity seeking to purchase the golf course from River View LLC. - an ownership group who will operate and maintain the course without relying on volunteer homeowners in the Coyote Willows HOA. The sale seems to hinge right now on whether the existing club house can be used as the permanent facility. The buyer’s financial situation will not permit the construction of a separate new facility. Therefore, Brad Shurtleff, with CW Investment Group LLC has brought this application. He has indicated to staff that they have the support of the Coyote Willows Home Owners Association, as well as the Master Developer (LZH Development LLC) who has taken over construction of the un-built portion of the Planned Development. Key Facts
Current Zoning: Planned Unit Development Multi Family – Low Density (PUD-MF-2). Surrounding Zoning and Uses o North – Practice green; Hafen Lane; undeveloped parcels zoned RE-2 Rural Estates (1.5 Ac min. lots) on north side of Hafen Lane. o East – Club house parking lot and maintenance building/yard; zoned PUD MF-3 for future 152 Units of High Density Housing and RV Parking. o South – Coyote Willows Townhomes zoned MF-2 on east side of Hagen's Alley. o West – Coyote Willows Townhomes zoned MF-2 on west side of Hagen's Alley. In the PUD-MF-2 zoning district, golf courses are listed as a conditional use in the Coyote Willows Design Standards Handbook.
Case No: CUP-17-004 Date: July 25, 2017 Page: 2
References to a temporary clubhouse were contained in the original development agreement under Section 5.4 (a); however, the development agreement has expired.
Analysis The applicant is requesting to continue operation of the golf course, using Unit No. 426 as the Permanent Clubhouse. One of the key amenities included in this PUD is the golf course. Home owners purchased in Coyote Willows, expecting a 9-hole golf course and many paid premiums for homes located along the golf course fairways. The Development Agreement between the City of Mesquite and the developer, ZMH Development expired on April 23, 2007, and is no longer enforced. However, the subdivision is regulated by the approved Design Standard Handbook. According the applicant representative, they are not in a financial position to build the permanent clubhouse. Nevertheless, they feel it is in everyone’s best interest to keep the golf course open for play. Without some form of permanent clubhouse, that will not be possible. Conditional Use Permit Analysis Conditional uses generally are compatible with the permitted land uses in a given zoning district, but require individual review of their location, design and configuration to address any issues that may need to be mitigated. Additionally, conditional use permits run with the land,
Planning and Environmental Resources, 10 E. Mesquite Blvd., Mesquite, NV 89027
Case No: CUP-17-004 Date: July 25, 2017 Page: 3
which means the potential approval is specific to a property, while owners and business names may change. Conditional use permits (CUP) are evaluated based on the following criteria in Mesquite Municipal Code (MMC) Section 9-5-3(E)(3): a. Whether the proposed use at the specified location is consistent with the policies embodied in the adopted master plan; Several of the Goals and Policy/Actions under the Planned Quality Growth section of the adopted Master Plan relate to this application. Goal: Maintain the scenic, small town character and natural landscape of the community. Goal: Wisely plan and manage growth in our community, focusing on high-quality and mixeddensity development and preserving our small town feel. Policy/Actions: LU.3.3
Encourage the preservation of open space in future development.
LU.3.5
Ensure that existing and proposed land uses are compatible.
Comments: The Coyote Willows PUD is a high-quality, mixed-density residential development. Overall its density is low, consistent with the general development pattern of neighborhoods along the river in the southwest part of the City. Like many planned communities in Mesquite, it is laid out with a variety of natural and man-made open spaces throughout. The golf course represents the premier example of an improved open space. An integral part of any golf course community is a club house for the golf course. It provides an office for the management of the course, and the transaction of business (taking reservations and issuing start times, collection of golf fees, and the sale of golf equipment, clothing, and refreshments). It is not uncommon for a golf course to get started with a temporary club house until such time as a permanent facility is constructed. b. Whether the proposed use is consistent with the general purpose and intent of the applicable zoning district regulations and complies with the requirements of the zoning ordinance; Comments: In keeping with the requirements of the PUD zoning district for 12 percent common or public open space and 5 percent private open space, a golf course has been provided as a principal amenity. Golf courses and accessory uses (club house, maintenance facilities, cart storage etc.) are physical improvements that are permitted within these open space areas.
Planning and Environmental Resources, 10 E. Mesquite Blvd., Mesquite, NV 89027
Case No: CUP-17-004 Date: July 25, 2017 Page: 4
c. Whether the proposed conditional use may be materially detrimental to the public health, safety, convenience and welfare, or may result in material damage or prejudice to other property in the vicinity; Comments: See other criteria. If the required codes and recommended standards are implemented as conditioned herein, the approval of the use is not found to be materially detrimental to the public health, safety, convenience and welfare, nor will it result in material damage or prejudice to other property in the vicinity. d. Whether the proposed use is compatible with and preserves the character and integrity of adjacent development and neighborhoods and includes improvements or modifications either on site or within the public rights-of-way to mitigate any adverse impacts which may result from the development, such as traffic, noise, odors, visual nuisances or other similar adverse effects. Such improvements or modifications may include, but shall not be limited to, the placement or orientation of buildings and entryways, parking areas, buffer yards and the addition of landscaping, walls or both, to ameliorate such impacts; Comments: The proposed permanent club house would retain its location at Unit No. 426 at the southeast corner of the intersection of Hagen’s Alley and Hafen Lane. The site’s parking and vehicular access is provided off Hafen Lane away from other nearby residences. By doing so, traffic originating outside the PUD does not have to pass through the development to access the golf course. And on the Hagen’s Alley side of the dwelling, there is little to distinguish this unit from any of the other residences along this street. e. Whether the proposed use will generate pedestrian and vehicular traffic which will be hazardous to the existing and anticipated traffic in the neighborhood. Comments: As noted above, the parking lot for the club house is accessed from Hafen Lane, a major traffic artery. The club house is located on the perimeter of the PUD so outside traffic is not required to drive through the housing to get there. Any vehicular traffic from inside Coyote Willows to the club house would be considered normal and acceptable traffic for a golf course community. Pedestrian traffic is minimal, and some of the residents have their own golf carts to use when golfing. Staff sees no excessive or hazardous traffic. Previous Council Action On May 14, 2013, the City Council approved (4-0) Extension of Time Case No. EOT-13-001 and Conditional Use Permit Case No. CUP-13-004 to allow the temporary club house to continue being used. On January 25, 2011, the City Council approved (5-0) Extension of Time Case No. 10-001 (Coyote Willows Temporary Golf Course Club House).
Planning and Environmental Resources, 10 E. Mesquite Blvd., Mesquite, NV 89027
Case No: CUP-17-004 Date: July 25, 2017 Page: 5
On April 27, 2004 the City Council approved (5-0) a Conditional Use Permit Case No. CUP-04004 to allow the use of a residence at 426 Hagen’s Alley as a temporary clubhouse for the Coyote Willows golf course in the Coyote Willows PUD. Recommendation Approve Conditional Use Permit Case No. CUP-17-004 (Coyote Willows Permanent Clubhouse), subject to staff’s conditions. Conditions of Approval: Building Department 1. Meet all applicable Building Codes and Standard Conditions. Engineering Department 1. Standard Conditions as applicable. Planning and Environmental Resources 1. Meet all applicable Zoning Codes and Standard Conditions. 2. If parking and access from Hafen Lane is no longer available on the adjacent parcel, then the club house shall be relocated to another site within the development with appropriate permits. Public Works 1. Standard Conditions as applicable. Sanitation 1. Standard Conditions as applicable. Solid Waste 1. No comments. Fire & Rescue Department 1. Meet all Fire Codes. Police Department 1. No Concerns.
Planning and Environmental Resources, 10 E. Mesquite Blvd., Mesquite, NV 89027
Honorable Mayor and City Council
FROM:
Richard Secrist, Development Services Director
DATE:
July 25, 2017
RE:
Consideration of Conditional Use Permit Case No. CUP-17-004 to allow the existing temporary golf course club house at Coyote Willows PUD to become the permanent club house, located at 426 Hagen’s Alley.
Background A temporary club house has been in use at the Coyote Willows Golf Course since April 28, 2004. And every year or two thereafter, the City has approved Extensions of Time on the Conditional Use Permit to allow the temporary facility to continue being used. The last such extension was granted on May 14, 2013. It appears there is now an entity seeking to purchase the golf course from River View LLC. - an ownership group who will operate and maintain the course without relying on volunteer homeowners in the Coyote Willows HOA. The sale seems to hinge right now on whether the existing club house can be used as the permanent facility. The buyer’s financial situation will not permit the construction of a separate new facility. Therefore, Brad Shurtleff, with CW Investment Group LLC has brought this application. He has indicated to staff that they have the support of the Coyote Willows Home Owners Association, as well as the Master Developer (LZH Development LLC) who has taken over construction of the un-built portion of the Planned Development. Key Facts
Current Zoning: Planned Unit Development Multi Family – Low Density (PUD-MF-2). Surrounding Zoning and Uses o North – Practice green; Hafen Lane; undeveloped parcels zoned RE-2 Rural Estates (1.5 Ac min. lots) on north side of Hafen Lane. o East – Club house parking lot and maintenance building/yard; zoned PUD MF-3 for future 152 Units of High Density Housing and RV Parking. o South – Coyote Willows Townhomes zoned MF-2 on east side of Hagen's Alley. o West – Coyote Willows Townhomes zoned MF-2 on west side of Hagen's Alley. In the PUD-MF-2 zoning district, golf courses are listed as a conditional use in the Coyote Willows Design Standards Handbook.
Case No: CUP-17-004 Date: July 25, 2017 Page: 2
References to a temporary clubhouse were contained in the original development agreement under Section 5.4 (a); however, the development agreement has expired.
Analysis The applicant is requesting to continue operation of the golf course, using Unit No. 426 as the Permanent Clubhouse. One of the key amenities included in this PUD is the golf course. Home owners purchased in Coyote Willows, expecting a 9-hole golf course and many paid premiums for homes located along the golf course fairways. The Development Agreement between the City of Mesquite and the developer, ZMH Development expired on April 23, 2007, and is no longer enforced. However, the subdivision is regulated by the approved Design Standard Handbook. According the applicant representative, they are not in a financial position to build the permanent clubhouse. Nevertheless, they feel it is in everyone’s best interest to keep the golf course open for play. Without some form of permanent clubhouse, that will not be possible. Conditional Use Permit Analysis Conditional uses generally are compatible with the permitted land uses in a given zoning district, but require individual review of their location, design and configuration to address any issues that may need to be mitigated. Additionally, conditional use permits run with the land,
Planning and Environmental Resources, 10 E. Mesquite Blvd., Mesquite, NV 89027
Case No: CUP-17-004 Date: July 25, 2017 Page: 3
which means the potential approval is specific to a property, while owners and business names may change. Conditional use permits (CUP) are evaluated based on the following criteria in Mesquite Municipal Code (MMC) Section 9-5-3(E)(3): a. Whether the proposed use at the specified location is consistent with the policies embodied in the adopted master plan; Several of the Goals and Policy/Actions under the Planned Quality Growth section of the adopted Master Plan relate to this application. Goal: Maintain the scenic, small town character and natural landscape of the community. Goal: Wisely plan and manage growth in our community, focusing on high-quality and mixeddensity development and preserving our small town feel. Policy/Actions: LU.3.3
Encourage the preservation of open space in future development.
LU.3.5
Ensure that existing and proposed land uses are compatible.
Comments: The Coyote Willows PUD is a high-quality, mixed-density residential development. Overall its density is low, consistent with the general development pattern of neighborhoods along the river in the southwest part of the City. Like many planned communities in Mesquite, it is laid out with a variety of natural and man-made open spaces throughout. The golf course represents the premier example of an improved open space. An integral part of any golf course community is a club house for the golf course. It provides an office for the management of the course, and the transaction of business (taking reservations and issuing start times, collection of golf fees, and the sale of golf equipment, clothing, and refreshments). It is not uncommon for a golf course to get started with a temporary club house until such time as a permanent facility is constructed. b. Whether the proposed use is consistent with the general purpose and intent of the applicable zoning district regulations and complies with the requirements of the zoning ordinance; Comments: In keeping with the requirements of the PUD zoning district for 12 percent common or public open space and 5 percent private open space, a golf course has been provided as a principal amenity. Golf courses and accessory uses (club house, maintenance facilities, cart storage etc.) are physical improvements that are permitted within these open space areas.
Planning and Environmental Resources, 10 E. Mesquite Blvd., Mesquite, NV 89027
Case No: CUP-17-004 Date: July 25, 2017 Page: 4
c. Whether the proposed conditional use may be materially detrimental to the public health, safety, convenience and welfare, or may result in material damage or prejudice to other property in the vicinity; Comments: See other criteria. If the required codes and recommended standards are implemented as conditioned herein, the approval of the use is not found to be materially detrimental to the public health, safety, convenience and welfare, nor will it result in material damage or prejudice to other property in the vicinity. d. Whether the proposed use is compatible with and preserves the character and integrity of adjacent development and neighborhoods and includes improvements or modifications either on site or within the public rights-of-way to mitigate any adverse impacts which may result from the development, such as traffic, noise, odors, visual nuisances or other similar adverse effects. Such improvements or modifications may include, but shall not be limited to, the placement or orientation of buildings and entryways, parking areas, buffer yards and the addition of landscaping, walls or both, to ameliorate such impacts; Comments: The proposed permanent club house would retain its location at Unit No. 426 at the southeast corner of the intersection of Hagen’s Alley and Hafen Lane. The site’s parking and vehicular access is provided off Hafen Lane away from other nearby residences. By doing so, traffic originating outside the PUD does not have to pass through the development to access the golf course. And on the Hagen’s Alley side of the dwelling, there is little to distinguish this unit from any of the other residences along this street. e. Whether the proposed use will generate pedestrian and vehicular traffic which will be hazardous to the existing and anticipated traffic in the neighborhood. Comments: As noted above, the parking lot for the club house is accessed from Hafen Lane, a major traffic artery. The club house is located on the perimeter of the PUD so outside traffic is not required to drive through the housing to get there. Any vehicular traffic from inside Coyote Willows to the club house would be considered normal and acceptable traffic for a golf course community. Pedestrian traffic is minimal, and some of the residents have their own golf carts to use when golfing. Staff sees no excessive or hazardous traffic. Previous Council Action On May 14, 2013, the City Council approved (4-0) Extension of Time Case No. EOT-13-001 and Conditional Use Permit Case No. CUP-13-004 to allow the temporary club house to continue being used. On January 25, 2011, the City Council approved (5-0) Extension of Time Case No. 10-001 (Coyote Willows Temporary Golf Course Club House).
Planning and Environmental Resources, 10 E. Mesquite Blvd., Mesquite, NV 89027
Case No: CUP-17-004 Date: July 25, 2017 Page: 5
On April 27, 2004 the City Council approved (5-0) a Conditional Use Permit Case No. CUP-04004 to allow the use of a residence at 426 Hagen’s Alley as a temporary clubhouse for the Coyote Willows golf course in the Coyote Willows PUD. Recommendation Approve Conditional Use Permit Case No. CUP-17-004 (Coyote Willows Permanent Clubhouse), subject to staff’s conditions. Conditions of Approval: Building Department 1. Meet all applicable Building Codes and Standard Conditions. Engineering Department 1. Standard Conditions as applicable. Planning and Environmental Resources 1. Meet all applicable Zoning Codes and Standard Conditions. 2. If parking and access from Hafen Lane is no longer available on the adjacent parcel, then the club house shall be relocated to another site within the development with appropriate permits. Public Works 1. Standard Conditions as applicable. Sanitation 1. Standard Conditions as applicable. Solid Waste 1. No comments. Fire & Rescue Department 1. Meet all Fire Codes. Police Department 1. No Concerns.
Planning and Environmental Resources, 10 E. Mesquite Blvd., Mesquite, NV 89027
