The Moapa Town Advisory Board was split on its decision to recommend the 2,046-acre Moapa West Master Plan that, if constructed, will bring roughly 5,690 housing units, as well as significant light industrial and commercial developments to Moapa.
Phelps Engineering Services is the master land planner. Moapa North Village, LLC is listed on the agenda as the master plan developer. Currently, the project is in the preliminary planning stages, and the owners are seeking public and administrative input to determine how it will be developed. Project documents identify 18 separate owners attached to the property and plans.
Residents and the MTAB shared concerns about density and traffic during a public hearing in May. NVBEX covered this meeting in a magazine-exclusive article in May. Developers took the community feedback and incorporated it into the design.
Developments are to be spread across eight distinct “villages” throughout Moapa. The North Village area, the portion of the master plan closest to the majority of existing Moapa residents, was modified to feature more open space and lower-density developments near existing neighborhoods.
Preliminary land use maps indicate the North Village will primarily be made up of single-family homes and neighborhood commercial. Plans also include:
- A central hub dubbed the Town Center, which will contain commercial mixed-use and a mid-intensity single-family residential area;
- The South Village neighborhood, which will feature mixed-use entertainment spaces and some single-family residential developments. South Village and Town Center would connect via a pedestrian walkway;
- A commercial center and RV park across from State Route 168;
- An additional residential area near the Hidden Valley I-15 exit, and
- An industrial center extending west to the Reid Gardner Generating Station.
Potential land use categories include Employment, Neighborhoods, Commercial & Mixed-Use, Open Lands and Public Use.
The current proposal is solely related to the broad concept plan. Zoning, density and specific plans are not being considered, nor have they been determined. Once the concept plan is approved, developers will be able to consider the specifics.
Developers have also discussed the addition of another access arterial road to access the North Village. This road will be located toward the east side of Meadow Valley Wash. The addition of this arterial road will reduce the traffic along Henrie Road.
Despite the changes, Moapa residents were still generally unhappy with the proposal. The primary concern was the overall residential density of the development. Other residents were concerned about the nearly 1,000 acres of new industrial land.
Other residents shared concerns about water availability. Representatives of the development said developers own enough groundwater rights to serve the proposed development. Most of the water would be sourced from the Meadow Valley Wash.
Developers would also be required to build a water pipeline to transfer the water. The exact size of the pipeline has yet to be determined. The public comment period addressed other infrastructure-related concerns, such as emergency response capabilities, power resources, public school capacity, traffic concerns and wastewater treatment.
Project representatives said infrastructure improvements and accommodations will be considered in the next planning phase. Developers will also discuss community benefits.
Representatives then noted the project would require a development agreement that would codify the infrastructure improvements. Developers will pay for the improvements.
MTAB members discussed adding conditions to the development, should the Clark County Board of Supervisors approve it, but were unable to. The Clark County Planning Commission is slated to consider the proposal during its Sept. 16 meeting.
Current estimates indicate that if the project is approved, it may begin within three-to-four years.
