Las Vegas Business Press :: News : Kyle Canyon plan has nostalgic aim

Kyle Canyon plan has nostalgic aim

BY VALERIE MILLER

Four years in the making, an agreement newly inked between the city and developers of a 1,712-acre Kyle Canyon project may bring a new standard to master-planned communities in the city of Las Vegas. The agreement, approved at the May 16 Las Vegas City Council meeting, paves the way for a what the city has referred to as a "New Urbanist" community.

More than 1,700 acres at the southwest corner of Fort Apache and Moccasin roads are often referred to as the Kyle Canyon Gateway. The land was acquired by Kyle Canyon LLC at a Bureau of Land Management auction in 2005. Focus Property Group is now developing the community.

"This is much different than anything the city has seen before," contended Mark Fiorentino, Focus' senior vice president for government affairs. "It will be a model by which other large, master-planned communities will have to follow."

COURTESY PURDUE MARION & ASSOCIATES
Arroyos bisecting the Kyle Canyon area will be preserved as park land and open-air spaces.

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Residents of the Kyle Canyon area fear the effects of high-density development on their pastoral environment.

The Kyle Canyon project defined by walking trails, natural open spaces and diverse architecture. Each builder is required to produce a minimum of two single-family building types per community. No type may exceed 60 percent of the units in a development parcel. Within the city's "Neighborhood Residential" designation there are 11 style types from which to work.

FRONT PORCHES, YES

FRONT GARAGES, NO

"We are emphasizing front porches and de-emphasizing front garages," Fiorentino offered, calling it a "neotraditionalist design" that calls for a higher-density project.

Steve Ross, the Las Vegas City Councilman who represents the Ward 4 site, lauded the brownstone designs and "front-porch" style as more conducive to getting to know neighbors.

The councilman would like to see other developers follow suit. "I tell them, 'Why are you building all these little courtyards?' (Some of the) communities in Kyle Canyon may be gated but people can walk between them."

A key element of the plan is its pedestrian-friendly design. An extensive trail and "pedestrian pathway system" connects the entire master planned area together. Residents can walk anywhere.

Kyle Canyon communities won't have a cookie-cutter look. The number of gated neighborhoods will be limited to 4,000 of the possible 16,000 units, or 25 percent of the residential offerings. Open fencing is designed to encourage neighbors to visit each other. Walking and vehicle paths link different developments.

'NIMBY' STRIKES AGAIN

But the existing neighbors say they already know enough about the development plans to know they don't want the project in their backyards.

The Kyle Canyon project has not been popular with nearby residents, especially those from the Spring Mountain Ranch area. They have complained of the density -- up to 16,000 units, and plans for a hotel-casino. A resort with a maximum height of 160 feet is planned for the east side of the I-95 freeway and Kyle Canyon Road.

Fiorentino counters that the project is not as high-density as neighbors think it is. Kyle Canyon's town center has a higher density than the rest of the development, making the overall project the highest-density project the city has ever approved.

Ross sympathizes with the residents' concerns. "It's been talked about," he said, "but there are still some disgruntled folks because they didn't like the density -- (they say) it will affect their way of life." Focus said about 20 meetings were held on the development.

SUFFICIENT RESOURCES?

Letters and e-mails sent to Ross decried the 180-foot maximum height in the town center. The 16,000 units could bring in 40,000 to 50,000 residents, some fear. "Specifically, we believe the Kyle Canyon Development agreement does not provide for sufficient fire safety facilities, police facilities and schools," one resident wrote.

As part of the agreement, every residential unit in the development will be equipped with sprinklers -- something that has never been required by the city before, according to Ross. Focus will also be contributing $1 million dollars toward a new fire station for the area, he adds.

Focus will pay almost $3.5 million toward a new Metro substation, donate land for three schools and five LEED-certified community centers and a Regional Transportation Center. Focus is also paying around $10 million to build an interchange at I-95. Total infrastructure costs run around $300 million.

Focus Development won praise from one public official. "They are contributing 13 parks," Steve Ross, a Las Vegas city councilman, said. "We are getting 300 acres of parks and trails, and we'll keep the arroyos."

The arroyos running through the site were preserved and included in the parks and open-space areas. The two arroyos run east-west through the side of the project, giving it something no other development has, according to Fiorentino.

A change in the 215 Beltway build-out plan has it running around the project, instead of through it. Ross said that could save millions of tax dollars for flood control.

Kyle Canyon's build-out is expected to take between five to eight years -- but it could be as much as 12 to 15 years. Ross isn't sure, though, even that day will see the entire 16,000-unit build-out.

"The market will dictate the needs of the residential units," he said. "What the market needs, that's what they'll get."

vmiller@lvbusinesspress.com | 871-6780 x331

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