Urban sprawl nearing Moapa

Thursday, July 19, 2001 | 10:49 a.m.

Driving over the hill on State Route 169 to the Moapa Valley can be compared to taking a trip to another time and place: Instead of strip malls and desert, it is a green enclave of farms and houses, a scene more likely to be found in Iowa than Southern Nevada.

But Las Vegas urbanism is getting a bit closer to the valley about an hour's drive northwest of the city. A 217,000-square-foot shopping center at the valley entrance got a green light from Clark County commissioners Wednesday.

The zoning approval came despite opposition from county planning staff and hundreds of residents of the valley.

Commissioners voted to change the zoning from rural and agricultural to commercial on the 30 acres of the shopping center.

The issue literally pitted neighbor against neighbor and split the small community. Supporters and opponents traded sharp words inside commission chambers -- and sharper words outside.

Opponents had mustered nearly 900 signatures on petitions opposing the issue, in addition to hundreds more cards and letters. Supporters also submitted hundreds of cards and letters and a petition with 21 signatures.

Project planners said the development on what are now open farm fields would include fast-food restaurants, a steak house, a medical center and a supermarket anchor. The edge of the development property will be adjacent to some residential properties. Those owners provided the hard-core opposition to the project.

"Our heritage and history of the land is important to us," said Judy Metz, Moapa Valley Town Advisory Board chairwoman. The board had recommended denial of the zoning request.

Metz, such as other nearby residents, argued that commissioners should hold to the master-plan for the area, which called for low-density housing and agricultural uses.

John Flynn, a state employee and nearby resident, said the approval will hurt existing businesses in Logandale and Overton, the two towns that straddle the eight-mile long valley.

Elwyn Adams, a 67-year-old farmer who was born and raised in the valley, said that for years people worked to create the master plan for the area.

"Now, all of the sudden, it seems like the master plan doesn't mean anything," he said. "I want a good place to live. I don't like all this development around me. We're just not used to this kind of stuff in our valley."

But the project also had supporters.

Dave Cook, president of the valley's Rotary Club, said his organization is enthusiastic about the project.

"It's a much better idea -- one project at the opening to the valley (rather) than a string of businesses ... . The vast majority of people in the valley support it."

Chris Green, Parent-Teacher Association president, said the commercial development would give young people in the valley a place to work in the summer.

Stan Hardy, another born-and-raised resident, said such projects are inevitable. He said he now owns and farms about 10 acres that would become part of the project.

"They're either going to be put here or somewhere else," Hardy said. He agreed that some residents are going to be affected, but "everything that happens is going to have an effect on somebody."

Developer Max Maserang, who has lived in the valley for four years, said he doesn't believe the shopping center will hurt the rural way of life. But residents can't resist some projects, he said.

"There were 24 dairies in that valley 20 years ago," Maserang said. "There are no dairies there now. Everything does change."

Commissioners, led by Mary Kincaid-Chauncey, who represents the area, agreed.

"It looks like it could be a good project," she said, then motioned to approve the zoning change.

But Commissioner Bruce Woodbury, who until last month's district line revision represented the area, opposed the move, arguing that the master plan and town board should be respected.

Only Commission Chairman Dario Herrera joined him in opposing the vote. Herrera said an overwhelming majority of those from the Moapa Valley who contacted him opposed the move.

Garry Hayes, a Las Vegas land use attorney, said the battle may not be over. He said residents would likely appeal the issue, which would take the battle back to the county commissioners.