Developers ante up for projects in SW valley

Adrienne Packer

Thursday, Nov. 19, 1998 | 11:01 a.m.

Growth paying for growth is no longer simply a government cliche.

The County Commission, acting as a zoning board, approved two new communities Wednesday after the developers agreed to spend millions of dollars on public facilities.

Pinnacle Peaks, just south of Warms Springs Road near Blue Diamond, and Southern Highlands, between Interstate 15 and Jones Boulevard, will blanket a total of 3,496 acres in the southwest valley.

What differs from previous developments, however, is that new fire stations, police substations and schools will accompany the barrage of homes, apartments and commercial centers.

"Curbs, gutters, streets and water system improvements -- those are basic infrastructure needs for the developers," said Commissioner Lance Malone, who has pushed for developers to contribute more to the community.

"There are parks issues and school issues. Developers have to step up to the plate and ease the burden."

The new communities initially drew opposition from neighbors who didn't want development infringing upon their rural lifestyle, but they were accepted with little public protest Wednesday.

Rather than being put together parcel by parcel, county planners looked at each new community as a whole and determined what the needs would be for emergency support, infrastructure and schools.

Then they took the locally unprecedented step of requesting that the developers help the county financially and make major investments in the improvements.

"The county's direction is for developers to step up to the plate and do more," said planning consultant Greg Borgel, who represented both developments. "The more of this we do, the better the fire stations and schools we'll have."

Pinnacle Peaks, a 1,646-acre project area with 720-acres of planned development, is bordered by Warm Springs Road, Union Pacific railroad tracks, Rainbow Boulevard and Ford Avenue.

Developers were granted 13 zone changes that did not conform with the master plan.

Apartments and condominiums will line Rainbow Boulevard and much of the commercial development will occur adjacent to the railroad tracks, with the single-family homes on the interior of the project.

The developers, Collins Brothers, reduced the density of the development, but still exceeded the amount recommended by county planners.

The county requested that 67 acres be reserved for multi-family homes and Pinnacle Peaks has 160 acres planned; county planners wanted 123 acres of commercial development and received 150 acres. Finally, Pinnacle Peaks put aside 248 acres for single-family homes when the county requested 350 acres.

Pockets of property within the project area are owned by private developers, who opted not to be a part of the planned community. To mitigate the higher density, commissioners will not grant future zone changes in the project area.

Borgel said the area will accommodate traffic generated by Pinnacle Peaks because the first phase will be built at the same time as the Las Vegas Beltway.

While the Collins Brothers were allowed higher density, the developers are paying for improvements that will provide residents necessary services.

Borgel said Pinnacle Peaks is putting $2.5 million toward parks. In addition to pocket parks, a regional park is planned along the railroad tracks and two larger parks will be built on the north and south ends of the development.

Collins Brothers has also committed $1 million toward a new fire station, $700,000 toward water system improvements and $1.7 million toward traffic improvements in the region.

The developers are reserving 12 acres for a middle school near the intersection of Robindale Road and Torrey Pines Drive and is dedicating two acres to 10 acres already being held near Torrey Pines and Eldorado for an elementary school. Pinnacle Peaks is paying for road improvements and utility services to those schools.

Pinnacle Peaks and Southern Highlands also agreed to build new Metro police substations, but were told by Metro to give the money to the county instead.

"Metro said we don't want a site, we want a check and that's what it came down to," Borgel said.

Mark Collins said the first phase of the project will begin in the spring in the area of Robindale and Rainbow. He said the project, which he expects to be completed in a decade, was accepted by neighbors.

"Once we explained everything, they figured it was good for the community," Collins said. "Of course, other developers in the community won't be too happy with us."

Garry Goett, president of Southern Highlands Corp. of Las Vegas, won't necessarily mind.

The county required the same from his company for Southern Highlands, which will be developed south of Blue Diamond Road between Jones Boulevard and Interstate 15.

"It's very important that our development takes its share of responsibility to provide services necessary for our project," Goett said. "It's only reasonable."

Southern Highlands will be built around an 18-hole upscale championship golf course, which is scheduled to be under construction next month. Surrounding the course will be gated single-family communities, apartments and condominiums and commercial centers.

Goett's company will donate 1 1/2 acres for a new fire station. He agreed to spend $2.5 million to build a station with three bays and buy a new fire truck. He also plans to contribute $190,000 for a rescue crew and equipment for the station.

Southern Highlands will turn over two 12-acre parcels to the county for schools and agreed to pay for road improvements and utilities for the buildings.

Borgel said county officials are strongly suggesting that Southern Highlands pay for the widening of Decatur Boulevard to the railroad tracks and some residents urged the developers to build an overpass over the tracks.

"We've made some strong conditions," Commissioner Bruce Woodbury said. "I think we have extracted probably as much as we legally can. We need to talk to public works about widening Decatur and Rainbow."

Commissioner Lorraine Hunt said the benefit of Southern Highlands is it offers employees who work on and around the Strip a quality neighborhood without the long commute.

The new development is about 12 minutes from the Strip.

"I'm happy to see this area finally getting developed," Hunt said. "We need housing for hotel workers that's easy access so we don't have the entire world trying to get through the Spaghetti Bowl."

Malone said while Rhodes Ranch developers were required to build a fire station, the county has since set even higher standards for developers and he hopes it doesn't turn back.

Gaining the support of fellow commissioners, he said, was a significant step.

"This is another example of growth paying for growth," said Commissioner Mary Kincaid. "I'm pleased it's turning out this way."