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The Las Vegas area faces the challenge of an insatiable
demand for growth coupled with rapidly declining resources and
overburdened infrastructures. However, through the Kyle Canyon Gateway
development, the city of Las Vegas aims to create a model for
development that would effectively extend the window during which
further growth remains feasible. In short, the project is an
opportunity to move towards a methodology for sustainable development.
The city of Las Vegas nominated approximately 1,710 acres of land
located 17 miles north and west of the Las Vegas strip, at the junction
of US 95 and Kyle Canyon Road (State Road 157) for disposal at the
February 2, 2005 Bureau of Land Management (BLM) land auction. At the
auction, Focus Property Group purchased the Kyle Canyon Gateway (KCG)
site for $510 million ($187 million more than the appraised value
established by the BLM), which is approximately $298,000 per acre. In
comparison, 59 other parcels totaling 571 acres sold at the same auction
generated $89.965 million, or about $158,000 an acre. As a further
comparison, at an auction held in June 2004, a 1,940-acre parcel located
in Henderson sold for $557 million, which is approximately $287,000 per
acre.
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The city of
Las Vegas had been preparing for the sale of the KCG site since
August of 2003. At that time, an informational open house was held
at the Mountain Crest Neighborhood Center, where
residents and other stakeholders discussed plan considerations with
representatives from the city and provided input for the project.
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As a result of
this meeting, the city of Las Vegas invited Rocky Mountain Institute
to conduct a design charrette with current and potential
stakeholders of the project on November 6 and 7, 2003. The
participants of the charrette concluded that development within the
KCG area should emphasize concepts for a “sustainable community,”
including an energy master plan, infrastructure, site planning for
residential and commercial buildings, green design principles, and
conservation for land and water systems.
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On December 1,
2004, the City Council enacted a resolution to provide notice of
the city’s expectations for development within the Kyle Canyon
Gateway area, including anticipated requirements for dedication
and improvements. Some of the key design principles are: |
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Sustainable community design
- all site systems are interdependent so that development today
will not compromise the natural, social and economic future of the
area
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Community connectivity
- accommodate pedestrian and bicycle activity, in addition to
vehicular traffic, on an equitable basis to create attractive,
comfortable and safe walking environments.
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Clear and well designed street system
- A hierarchy of streets with design focused on functional aspects
and aesthetic quality accommodating a diversity of transportation
modes connected to the existing and proposed adjacent
neighborhoods and street system.
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Diversity in housing
- provide a diversity of housing types, sizes, architectural
styles and affordability; characteristics attributed to
traditional neighborhood design.
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A great place to live and work
- provide employment opportunities for residents in KCG to reduce
commuter trips to locations outside the area.
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A place with a "heart"
- interrelated mixture of uses within and among villages -
residential, commercial, civic, cultural, and recreational uses
that promote day and nighttime activities and provide social
interaction opportunities for people of all backgrounds and
generations.
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Natural open space and parks
- preserve natural arroyos, washes, drainage ways, and significant
areas of native desert vegetation incorporated into developed
areas.
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Create a sense of place
- a thoughtful and well designed physical environment through the
design, review and planning for this area.
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Consider the big picture
- retention of vistas to the natural, scenic resources within and
adjacent to the KCG; mountains, desert landforms.
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Consider transit linkages and public transportation oriented
development
- high density, mixed use village center includes transit station
for connecting to transit on US 95.
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These principles are cumulative and work together to provide
direction for building the kind of community envisioned by the
Mayor and City. A circulation system with a well-defined
hierarchy of streets that caters to pedestrians, bicyclists,
automobiles and transit, while linking homes with businesses,
parks and public places integrates the community, preserves
views and creates a sense of place.
Focus Property Group is preparing a Master Development Plan and
Design Guidelines. These documents are based on the principles
for sustainable and traditional neighborhood development as
outlined in the resolution. |
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The Plan and supporting documents should be ready before the end of
the year, and will be made public through the Planning Commission
and City Council hearing process. |
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