The Clark County Zoning Commission recently approved a use permit, waivers of development standards, a rezoning and a design review for a proposed mixed-use development at 3525-3631 Procyon St. and 3588 & 3640 Valley View Blvd. in Las Vegas.
The development, located in Las Vegas’ Chinatown, will span across a 10.5-acre site consisting of 11 parcels with existing industrial uses. The existing buildings must be removed to make room for the proposed mixed-use development. Prior to the meeting, the site was zoned Commercial General and Industrial Light. The Commission approved a rezoning, which changed the entirety of the site to Commercial Resort.
HMV Group is the developer of the project, with Fore Property Company listed as the applicant. Perlman Architects is the design firm. Kaempfer Crowell is the zoning attorney attached. Silver Lands Inc. provided landscape architectural services.
Previous submittals from early 2024 included EV&A Architects as a design firm.
The development is set to contain both multifamily and commercial components. The multifamily section is set to contain 380 units with a proposed density of 36.1 units/acre. The 32.6KSF commercial portion will be integrated into the first floor of the multifamily building in a form resembling a strip mall.
The residential portion will contain 64 studios, 255 one-bedroom, 49 two-bedroom and 12 three-bedroom units. Over the commercial portion, residential units will only be located on the fourth-sixth floors. On the opposite side of the building, where there is no commercial portion, units will be arranged throughout the first-fourth floor.
At the building’s lowest height, it will stand 52 feet high and will range to 80.5 feet at its highest. The average height of the building will be 60 feet, according to planning documents. The highest point of the building is located toward the center of the development. The areas of the building containing the retail portion will extend to six stories, while the areas that only contain residential components will have four stories.
The building is to be centrally located on the site, with the commercial portion lining the west side along Valley View Blvd. The main entrance to the commercial area will be along Procyon Street.
Parking and Amenities
Parking for the entire development will surround the building. The commercial component will have dedicated parking in the areas closest to it. Dedicated parking for the residential section will take up most of the surrounding space and be enclosed by a six-foot wrought iron gate and fence.
While the requirements only call for a total of 535 parking spaces, 583 will be provided. Two 36-foot driveways along Valley View Blvd. will provide access to the site. The driveways are to be in the NWC and SWC of the site and will primarily allow access to the commercial portion. A third driveway along Procyon Street will serve the residential portion. This driveway is to be 52 feet wide with two 24-foot-wide drive aisles.
Nearly 40.2KSF of programmed open space and 34.7KSF of unprogrammed open space are included in the planning documents. The programmed space will contain a pool/deck area, dog park and barbeque area. Other amenities in the residential area include two lounges and a recreational/gym area.
Aesthetics
Aesthetically, the building will have one cohesive design. Extensive fenestration and awnings are to call out the commercial portion, but it will share façade elements and materials with the residential portion. Generally, the building will have grey, white, yellow and red painted stucco. Each façade is to be equipped with, “Black railing balconies, wall plane changes, roofline variations, color and texture variations, window treatments, and windows of various sizes. Each façade also contains fiber cement siding which acts as accented texture along the building face.” The color scheme is intended to align with the surrounding Chinatown area.
Requests
Staff’s approval of the use permit will allow the construction of the mixed-use site. In its report, staff noted similar developments exist in the same area. The use permit is required for mixed-use developments with large multifamily components.
Staff approved waiver requests calling for alternative driveway geometrics and a 17% reduction in street landscaping. One of the waivers involved reducing the throat depth along Valley View Blvd. from 25 feet to 17 feet, as well as reducing the width of the Procyon Street driveway from 48 feet to 52 feet. The design review was also approved.
The waiver surrounding landscaping was recommended for denial by the Winchester Town Advisory Board, but, according to the Zoning Commission’s minutes, was ultimately approved along with the other requests.
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