The Las Vegas Planning Commission is scheduled to consider LIVCO’s proposed seven-story, 152-unit multifamily tower at the SWC of Alta and Tonopah drives in the Las Vegas Medical District.
LCLV MED LLC dba LIVCO is the developer. The parcels, 2113 Alta Dr., 2109 Alta Dr. and 504 S. Tonopah Dr., are owned by the City of Las Vegas. The City and LIVCO have a Disposition and Development Agreement dated Feb. 19, 2025, that allows LIVCO to develop on City-owned land.
The DDA specifies the development is to exceed five stories, feature fewer than 200 apartments and provide at least 5KSF of ground floor retail space.
Leo A Daly is the architect. EPG Law Group is providing legal representation for the project. The tower is proposed on a vacant 0.71-acre site.
Preliminary designs indicate the tower will be 196.2KSF. The 152 apartments will feature both market-rate and affordable units. Sixteen of the units will be offered as affordable housing.
While the development area would typically only allow the building to be five stories, the affordable units triggered an Attainable Housing Bonus that allows for the addition of floors six and seven.
Plans call for 23 two-bedroom units. The remaining 129 apartments will be split between studio and one-bedroom units. The building will have a maximum height of 95 feet and will feature a pool deck on the third floor.
Access to the site will be provided via Alta Drive. There will be a surface loading stall off of Alta. Resident spaces will be located in an internal parking garage. The parking garage is planned in the basement, as well as on the first and second floors. Residential units will primarily be constructed on floors three-through-seven.
The development is subject to reduced parking requirements due to its location. As such, only 85 stalls are required. Preliminary plans call for 134 stalls. The staff report, however, only counts 113 stalls as compliant. Staff, therefore, require developers to rework the parking scheme.
Aesthetically, the building is described as featuring stucco with metal accents. The elevation plan lists four different stucco patterns. The color palette consists of white, various shades of beige, grey and black.
The project is intended to provide housing for professionals and students working in the Las Vegas Medical District. EGP’s justification letter says, “With the new Kirk Kerkorian School of Medicine and numerous other commercial and educational development projects propping up in the district, LIVCO’s proposed mixed-use housing will serve a key role in housing medical school students, doctors, nurses and other medical professionals.”
The justification letter notes two Waivers of Development Standards. The first is to increase the total lot coverage to 91.65%. The maximum lot coverage in the area is 85%. EPG noted this is only an increase of 6.65% and that it is necessary “due to the unique shape and physical constraints of the Property.”
The second waiver was to reduce the open space requirements. A project of this size would typically require 15.2KSF of open space. The proposal, however, only incorporates 9.1KSF of common open space. The letter also references the physical constraints of the 0.71-acre site as a reason for the reduction.
The Planning Commission will make its recommendation during its Jan. 13 meeting.
