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Ivanpah Valley Future Land Use Study (Public Review Draft)

Please provide your comments and feedback below! The comment period will close on July 31.
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Aaron H Aug 1 2024 at 1:53PM on page 62

Concern
Having the transit stop out on the periphery like this demonstrates a true lack of understanding of how transit is supposed to connect communities together. Transit should go THROUGH the community so people can get from where they are to where they want to go, and not be standing uncomfortably on the side of a load arterial road where cars are whizzing by.

Aaron H Aug 1 2024 at 1:50PM on page 62

Concern
Where is the dedicated transit right of way? How do you expect to have a higher density neighborhood like this not become a traffic mess without high-quality, transit-dedicated space? There should be a rail corridor in place to allow future development within the valley needed to get people to in and out without a car.

Aaron H Aug 1 2024 at 1:48PM on page 61

Question
Will this be a true roundabout or just a traffic calming circle? Seems the road is wide enough to accommodate a proper roundabout.

Aaron H Aug 1 2024 at 1:47PM on page 60

Question
How is this considered higher density when the roads are so wide and all the buildings are separated by parking lots? Sure it's higher density than the low density design but this does nothing to encourage walking for daily activities, which is what cuts down traffic enough to make these neighborhoods feasible in the first place.

Aaron H Aug 1 2024 at 1:45PM on page 50

Suggestion
Why not put the active area closer to the street to make it easier to walk and bike to these places as opposed to having to traverse large parking lots get to them?

Aaron H Aug 1 2024 at 1:43PM on page 41

Suggestion
"Diverse housing options" means prioritizing housing options that are currently lacking in the existing Urban Las Vegas area, like missing middle housing. According to the county's own data, 61% of existing housing units are single family homes, occupying 90% of the residential land area. This plan does nothing to move the needle and continues the same, expensive type of development that is completely unaffordable to young people.

Aaron H Aug 1 2024 at 1:38PM on page 37

Concern
Looks like the missing middle is still missing here. This dramatically underestimates demand for missing middle housing. Not everyone who currently lives in a single family home wants to live in one...there's just a lack of other options in Clark County. When the county needs a larger tax base to service this brand new area, why prioritize the type of development which sees the lowest taxes paid per unit area? This is a financial disaster for the city.

Aaron H Aug 1 2024 at 1:35PM on page 7

Concern
I am pro-development but against sprawl. There are some good ideas in this document, but they belong closer into the city center rather then an hour's drive away. We have so many great opportunities for redevelopment within the existing urban boundary that these plans could apply to. However, as planned, this will increase the size of our heat island and help accelerate the city towards setting new record temperatures. Having explored this area there is an abundance of wildlife including desert tortoises that will be further threatened if they try to develop this. This will absolutely bankrupt the city of Henderson in the long term, as they won't have the tax base to service an area of over 150 square miles. The Ivanpah valley should be land-banked so we will have this ready for when we actually need the space in the 2050s, but rather plan how we want to build it closer to that timeframe. Planning 30 years out is how we have neighborhoods being built in 2024 that look like they were designed for the 1990s when they could be built so much better.

Minjia Yan Aug 1 2024 at 2:25AM on page 8

Concern
The true cost of housing is the cost of housing plus transportation (commute cost). Without infrastructure and public transportation in place in this area, it's hard to build workforce housing and affordable housing in this area to accommodate the employment and commute needs of the residents.

Deb Reardon Jul 31 2024 at 10:52PM on page 121

Suggestion
Consider adding the following: In response to changes over the last decade, the RTC working in collaboration with the community is updating the Southern Nevada Strong, which serves as the region's vision for growth. The plan update will include the development of a regional housing strategy and a new vision for growth through a community-driven, scenario planning process. Since the Ivanpah Study will serve as a foundation for subsequent analysis and land use planning, there is an opportunity for continued collaboration to align future Ivanpah Valley and Southern Nevada Strong urban growth plans.

Deb Reardon Jul 31 2024 at 10:51PM on page 121

Suggestion
Consider adding the following: In response to changes over the last decade, the RTC working in collaboration with the community is updating the Southern Nevada Strong, which serves as the region's vision for growth. The plan update will include the development of a regional housing strategy and a new vision for growth through a community-driven, scenario planning process. Since the Ivanpah Study will serve as a foundation for subsequent analysis and land use planning, there is an opportunity for continued collaboration among regional partners to align future Ivanpah Valley and Southern Nevada Strong urban growth plans.

Minjia Yan Jul 31 2024 at 10:08PM on page 33

Concern
The three scenarios for your plan methodology do not include workforce and affordable housing or multifamily developments analysis. The three scenarios favor warehouse buildings, single-family homes, and commercial/hospitality buildings.

On Page 33, it says "Scenario 1 included significant large employment
sites, to maximize the possibility of transloading, freight, processing, and advanced manufacturing employers locating suitable expansion or relocation sites in the Study Area, with a long-term goal of creating
an intensive job center.

Scenario 2 placed greater emphasis on single-family residential neighborhoods, providing new construction opportunities for homebuilders...

Scenario 3 was weighted to include more retail, commercial, hospitality, and entertainment uses, providing more of a regional draw for visitors than the other two scenarios."

Deb Reardon Jul 31 2024 at 10:03PM on page 45

Concern
General comment: The 2015 Southern Nevada Strong Plan established a future vision for growth. The Ivanpah Future Land Use Study aligns with some regional plan concepts, including the development of mixed-use centers, an open space and trails system, and targeting priority economic development sectors. However, the plan's emphasis on greenfield development and single-family housing is inconsistent with the SNS vision for growth. Continued development of large tracts of land outside of the Las Vegas Valley may make the SNS vision for infill development and existing neighborhood revitalization more challenging to realize.

Deb Reardon Jul 31 2024 at 9:50PM on page 121

Concern
The following suggested edit is based on 7/25 Southern Nevada Strong Committee feedback:

Given the regional impact of development in the Ivanpah Valley, conduct region-wide, robust and inclusive community engagment....

Deb Reardon Jul 31 2024 at 9:48PM on page 121

Concern
Add investigation of transit service needs, costs, and funding sources.

Deb Reardon Jul 31 2024 at 9:47PM on page 121

Concern
infrastructure needs, related costs, and funding sources.

Deb Reardon Jul 31 2024 at 9:41PM on page 105

Concern
Add for consistency with Regional Bicycle Plan: "protected or buffered bike lanes"

Deb Reardon Jul 31 2024 at 9:40PM on page 105

Concern
Add:
high-comfort bike lanes...

Deb Reardon Jul 31 2024 at 9:22PM on page 120

Concern
Add additional context regarding funding challenge for: 1) roadway construction, operations and maintenance, and 2) transit service expansion from the Las Vegas Valley to the Ivanpah Valley.

Deb Reardon Jul 31 2024 at 9:18PM on page 120

Suggestion
Edit to include all functions of the listed organizations:
Regional, Transportation, and Transit Planning; Roadway and Transit Operations and Maintenance

Deb Reardon Jul 31 2024 at 9:16PM on page 117

Concern
Clarify funding strategy for infrastructure investments (e.g. roadways).

Deb Reardon Jul 31 2024 at 9:10PM on page 115

Suggestion
Consider higher tree density in locations with a high number of active transportation trips for heat mitigation (shade, cooling for people walking and using proposed transit). Consider increased trees in locations near I-15 and arterial roads to absorb air pollution.

Deb Reardon Jul 31 2024 at 9:09PM on page 115

Suggestion
climate-adaptive

Deb Reardon Jul 31 2024 at 9:08PM on page 114

Suggestion
Consider clarifying locations as follows:.... provide shade for people walking and rolling along roadways and waiting at proposed transit stops....

Deb Reardon Jul 31 2024 at 9:07PM on page 111

Suggestion
Consider adding the following to mitigate extreme heat: Where possible, orient development to reduce sun and heat exposure.

Deb Reardon Jul 31 2024 at 9:05PM on page 110

Concern
Add "proposed" as follows: proposed RTC bus lines...

Deb Reardon Jul 31 2024 at 9:04PM on page 109

Concern
Add "proposed" as follows: proposed transit service,...

Deb Reardon Jul 31 2024 at 9:03PM on page 109

Suggestion
Consider adding: The RTC also utilizes On Board Mobility Plan transit service thresholds, combined with funding availability and competing regional needs, to determine transit service.

Deb Reardon Jul 31 2024 at 8:58PM on page 107

Question
Has EV charging and related power demand been considered in electrical utility assessment?

Deb Reardon Jul 31 2024 at 8:56PM on page 105

Suggestion
Consider adding: If transit service is provided, roads could also be designed to include dedicated bus lanes.

Deb Reardon Jul 31 2024 at 8:55PM on page 105

Suggestion
Consider replacing underpass with:

separated grade crossings or intersection design that prioritizes the safety and comfort of people walking, rolling, and biking...

Deb Reardon Jul 31 2024 at 8:54PM on page 105

Suggestion
Consider adding shade and amenities recommended in the Southern Nevada Regional Walkability Plan. See link: link

Deb Reardon Jul 31 2024 at 8:53PM on page 102

Suggestion
For arterial road design, consider anticipated speeds and relationship to safety goals.

Deb Reardon Jul 31 2024 at 8:52PM on page 103

Suggestion
Consider adding the following for context: existing and planned EV charging infrastructure, existing RTC transit service area, Brightline alignment and station(s).

Deb Reardon Jul 31 2024 at 8:50PM on page 100

Suggestion
Consider adding for consistency with proposed transit noted in previous sections of the plan:

and transit services

Deb Reardon Jul 31 2024 at 8:48PM on page 43

Suggestion
Typo and addition:

planning, funding

Jackie Jul 31 2024 at 8:45PM on page 41

Question
How can this development move forward in a way that does not worsen the impacts of extreme heat on the people who live within the urban core of Clark County? Residents living in urban heat islands like East Las Vegas and the Historic Westside already face temperatures up to 11 degrees hotter than the surrounding parts of the county. Recognizing that developing out to Jean will exacerbate extreme heat for other parts of the community, how will that be combatted? Does this plan come with goals for expanding green spaces in the urban core to reduce heat? Does this plan come with goals to expand shade infrastructure and access to drinking water for Clark County residents in the urban core? How can this development be built to combat worsening heat and drought?

Jackie Jul 31 2024 at 8:39PM on page 42

Question
Can you expand on what "cutting-edge development" would include? Are we striving for goals like zero carbon housing/buildings? What "forward thinking trends" are you referring to specifically?

Jackie Jul 31 2024 at 8:37PM on page 43

Question
RTC is expected to face a budget shortfall in 2026. We already cannot meet the current travel needs of Nevadans, particularly in the southwest near this study area. How do jurisdictions or developers plan to pay for new roadways and expanding public transit access for people who live or work in this study area?

Jackie Jul 31 2024 at 8:33PM on page 41

Question
Can you please include specific information about the affordable housing zoning requirements that currently exist for City of Henderson, Clark County, and SNPLMA? We are looking for an exact number of affordable housing units to expect compared to single-family and luxury housing units.

Jackie Jul 31 2024 at 8:32PM on page 39

Question
How will developing this land impact the air quality for Clark County residents living within the urban core due to rising temperatures of urban heat islands?

Jackie Jul 31 2024 at 8:29PM on page 36

Question
How does this study define a "complete community"? Will community members have any other opportunity to be involved beyond this virtual comment period?

Jackie Jul 31 2024 at 8:27PM on page 35

Suggestion
This should be expanded to show that equity advocates were listened to and mostly ignored. Bringing us in 2 years after the development of this study was inappropriate to begin with. The community was left out of this project for years and our concerns are not centered in this plan. Do not use us to check off a box claiming you did your due diligence, when our concerns remain unaddressed.

Deb Reardon Jul 31 2024 at 8:26PM on page 45

Concern
Consider identifying locations for public facilities (schools, police, fire) in addition to parks.

Jackie Jul 31 2024 at 8:23PM on page 29

Question
Is there uncertainty of water availability after 20 years? What can we expect once Nevada's cut of the Colorado River shrinks? How much water can we anticipate will be pumped from the valley's current water sources to supplement this area for development?

Laura Jul 31 2024 at 8:19PM on page 8

Question
What is threshold for a house to be considered "Affordable". Would have liked to see defined. What are the strategies or guidelines that will be used in meeting affordable housing requirements? Will there be specific policies, incentives, or regulatory measures in place to ensure compliance and effectiveness?

Laura Jul 31 2024 at 8:14PM on page 29

Question
How does impact the current residents and households?

Deb Reardon Jul 31 2024 at 8:06PM on page 39

Suggestion
Consider adding assumed active transportation (bike, ped, transit) mode share and VMT/capita that informed Figure 37 (Anticipated Traffic Volumes).

Laura Jul 31 2024 at 8:03PM on page 3

Question
Are these to come at a later time? Not included in this piece. It is brought up in multiple sections but not actually show. Also, will that piece have a comment period.

Deb Reardon Jul 31 2024 at 7:54PM on page 37

Suggestion
Consider adding source for residential land demand and method of analysis. Also, "missing middle" at 7 units/acre may include single-family products that are not affordable for many households; consider renaming this housing type. Consider describing how the proposed housing mix meets identified workforce and affordable housing goals identified in the plan.
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