Apex TAP Report

26 Pages·2016·1.89 MB·English

A Way Forward for APEX
A ULI Technical Assistance Panel Report
NORTH LAS VEGAS
NEVADA
AUGUST 26, 2016
‘The final outcome of every ULI TAP is
that it is Transparent, Objective, and Unique.’
ULI Members TAP team at work
on August 26, at the RTC Mobility
Training Center
Undertaken by: Sponsored by:
Contents
4 Executive Summary
5 APEX TAP Scope
6 APEX Today
7 Existing Users at APEX
8 What We Heard
10 SWOT Analysis and Five Themes
16 Governance Model for APEX
17 Bold Moves and 5 - Year Plan
18 A Way Forward for APEX
20 Appendix A - Community Financing District Model for APEX
22 Appendix B - Panelists & Stakeholders
24 Appendix C - ULI TAP Process & APEX Workshop Schedule
Executive Summary
Urban Land Institutes’ Technical and Threats (SWOT) analysis for potential for North Las Vegas to attract
Assistance Panel (TAP) presents a new the 18,000-acre APEX property. The a skilled workforce from out-of-state
direction for the APEX Industrial Park. SWOT analysis outlined a forward is high, and the infrastructure can be
The TAP revealed that APEX has the for the industrial park, based around financed to grow the APEX site.
potential to be a platform for innovation the themes of land use, mobility,
and large-scale economic change in sustainability, workforce and finance. Drawing on input from stakeholders, the
North Las Vegas. TAP Panel recommends five bold moves
Through the SWOT analysis, the team for the next five years, and a governance
TAP Facilitator Darin Dinsmore set identified enormous opportunities structure to oversee and capitalize on
the tone of the ULI TAP when he said that APEX offers in terms of the scale the opportunities that the APEX site has
‘The moment Faraday Futures and and location of land available for to offer.
Hyperloop One signed on to APEX, the future manufacturing and large-scale
game changed and set a new direction innovative businesses. APEX is readily
from what once was an industrial park accessible by rail and road, and the
to become an innovation park.’ With operations that have chosen to locate
that in mind, ULI panelists undertook a at APEX are already largely functioning
Strengths, Weaknesses, Opportunities with sustainable high performance. The
‘When Faraday Futures and
Hyperloop One signed on to APEX,
the game changed’
- Darin Dinsmore, TAP facilitator
APEX TAP Scope
The Scope of the TAP started with a The Las Vegas Global Economic physical constraints of the site, as well
brief to the panelists to find a new way Alliance and the City of North Las as constraints related to the current
forward for what is today the APEX Vegas asked ULI Nevada to assemble a state of the site’s infrastructure.
industrial park, an 18,000 acre property Technical Assistance Panel (TAP). The
with multiple owners. TAP members conducted a visioning
Of the 18,000 acres, approximately process for the potential development
13,000 are in the City of North Las of APEX that involved various
Vegas, and 5,000 are in unincorporated stakeholders. These stakeholders
Clark County. Subject to the terms of an included APEX landowners, local
agreement between the State of Nevada business leaders, real estate
and Faraday Future, 900 acres of the professionals and utilities companies,
property will be developed as an electric and representatives and staff from
car manufacturing facility. Currently the City of North Las Vegas. The Las
there are 1,000 acres under various Vegas Global Economic Alliance sought
stages of development. The remaining the ULI’s input on development of an
acres offer enormous opportunities for implementation strategy for the APEX
development. property that takes into account the
APEX TAP Scope includes:
● What are the essential components in a development strategy that incorporate a commitment to
regional planning?
● How can the site be connected to other parts of North Las Vegas?
● How can physical connectivity be integrated, as well as, more perceptual connections to the heart
of the Las Vegas Valley?
● How should future development around the Faraday Futures project be planned on a unique site
such as APEX?
● What are the appropriate steps to undertake in determining the preferred land uses?
● What is the appropriate mix of land uses given the constraints and location of the site?
● What infrastructure is needed to develop APEX based on the TAP’s findings from the visioning
process?
● What are the critical steps of an implementation plan to allow the stakeholders to think through
components of a development strategy and to be proactive in identifying challenges along the
way to phasing, funding and organization?
ULI TAP Report 5
APEX Today
APEX is an Industrial Park of 18,000 of infrastructure in terms of road access Foreign Trade Zone. The City of
acres; 7,000 acres have adequate and electric and water resources to North Las Vegas has applied General
topography and access for development. serve a large-scale future build-out Industrial Park (M2) zoning to the
Currently, about 17 diverse users of operations at APEX, a key issue entity of the park. APEX Overlay District
occupy the site. They range from small building the infrastructure in order to (1-A) zoning restrictions also apply,
land users of a few acre holdings to access available resources. codifying Nellis fly zone restrictions
large operations on many hundreds of and limiting water-intensive land uses.
acres. Land ownership over the entire Nellis Air Force Base is located Uses permitted on the site are restricted
property is varied and parts continue to 15 miles south of APEX. There are primarily to industrial functions, with
change hands between investors and restrictions on population numbers some supporting retail and sales
speculators. within the part of APEX under Nellis’ fly services. Residential development is
zone. strictly prohibited.
APEX has excellent transport access to APEX is an attractive place to locate
the I15, 93 & Union Pacific Rail lines. a business as there is no corporate APEX is located approximately a
There is potential for adequate provision income tax and the park is a designated twenty minute drive from Downtown
Las Vegas, and is about a ten minute
drive from the nearest residential
neighborhoods. Completion of the
I215 will soon provide easy access
to new communities coming in the
APEX
10 Minute Drive to Workforce Tule Springs area, such as Aliante,
I 215 and Tule Springs Communities Centennial and Summerlin. These
communities offer workforce-housing
options and quick commutes to APEX.
20 Minute Drive to Central Las Vegas
Location Map APEX to Las Vegas
map not to scale and boundaries are approximate
6 ULI TAP Report
Existing Users at APEX
Innovative Mobility Trade Retail
Faraday Future HyperLoop One Richie Brothers Auctioneers Love’s Truck Stop & RV
Storage and Solar Array
Production Medical Marijuana
Lhoist North America Georgia Pacific Gypsum Circle S Farms Waveseer Properties
Energy Production
NV Energy-Chuck Lenzie & Delta Liquid Energy Apex Nevada Solar LLC Mountain View Solar Farm
Southern California Public
Power Plants
Utilities Land Fill Pyrotechnics
Southern Nevada Water Republic Services Land Fill Le Maitre
Authority & NV Power
UNEV Pipeline Company
ULI TAP Report 7
What We Heard
The week prior to the TAP working local personnel. built to open more capacity for new
session day, (August 18, 2016) the TAP Looking at a regional context, APEX is businesses.
panelists and stakeholders took a bus the largest industrial and manufacturing
tour of the APEX Industrial Park. The location available and accessible to Many concerns were heard in regards
tour gave a sense of the vastness of the California and the Southwest markets. to the relationship of APEX with
site, and panelists’ discussions with APEX also has fewer barriers to entry Nellis Air force Base; such as what
stakeholders revealed key topics critical as compared to smaller industrial and proximity to the base will and won’t
for development of the APEX site. manufacturing sites in California. allow, and how that might impact the
future development of APEX and the
APEX has the land capacity to support Discussions focused on how to remove overall economic health of the region.
an array of companies that would barriers to entry for new companies Site development plans need to be
create 20,000 jobs at build out, and wanting to locate at APEX. Needed compatible with the fly restrictions in
induce an additional 56,000 jobs in the connections to existing transportation the above-mentioned A-1 overlay zone.
region. However, there is concern about infrastructure include railway spurs and There are mountainous topographic
attracting companies that need a skilled improvements to and branches off of physical challenges at the site, but these
workforce currently lacking in Southern existing roadways. Likewise, access to can be avoided because much of the
Nevada and about whether community power and water is a concern. Although land is flat desert. The larger concern
college institutions are prepared to power lines run to and through the site, for developing APEX in a concerted and
adapt their programs to train qualified transfer stations need to be funded and coordinated manner is the fractured
land ownership.
Hyperloop Test Tubes and solar energy, the sustainability technology of today and tomorrow are in operation at APEX
8 ULI TAP Report
Interchange at I15 and Highway 93
NORTHERN
APEX 8" SANITARY SEWER
NORTHERN 12" SANITARY SEWER
APEX NORTHERN8" SANITARY SEWER
10"P SIANNINT8AA"R SCYA SNLEITEWAERRY SEWERSILVERHALWAKDWPPINN8A" SCANLITEARY SEWELRASILVPERSAHAL WAKDVWVPEINGGAS FLALTAPSSA WVVEIENGSGATS12" S1A2N"I TSAARNYIT SAERFWYNNL ESOROAEFWRTRLESTTRAH HTWEES2ER4R"S NSNATNITARY12 S" ESWANEIRTARYN SOEFWRLETRAHTESRN
W.W.T.P. ALTERNATIVE SITES
MOUNTAIN VIEW 10" SANITARY SEWER 24" SANITARY SEWER
LEGEND INDUSTRIAL PARK 15" SANITARY SEWER W.W.T.P. ALTERNATIVE SITES
GTEWSTSCPRRXUAROAAAAINRORLTSNNILFNPETTEASSOERIANCCMMY SRMGTEII EYSSVI A OTD WSSASIRNN IILERAOOA LWT(SANNNE1EYI6E LYSMMRS R M/LW TAA 2IIENIIS4ANNME-STINIEOCRNHL)EGTEWSTSCPGRRXUAROAAAAINRORLTSNNILFNPEETTESASOERIANCMCMNY SRMGTEII EYSSVI A OTDD WSSASIRNN IILERAOOA LW(TSANNNE1EYI6E LYSMMRS R M/LW TAA 2IIENIIS4ANNME-STINIEOCRNH) 12" SANITARIYNM SDEHYOPEWRULOOUPESRNTTRAIAINL VPIAERW12K" SANITARY SEHYPEWRL1OOP2E"R SANITARY SEWER 12" SANITARY SEWER CHUCKLENZIE15" SANITARY SEWER CHUCKLENZIE CCEONMTEMRE NROCRIATLH CCEONMTEMRE NROCRIATLH
FOOTHILLS
FOOTHILLS There are many landowners at APEX
INDUSTRIAL RAIL
SOLO
MOUNTAIN
INDUSTRIAL RAIL
SOLO CENTRAL
MOUNTAIN BLACK
HNIOGRHTLHAENRDNS HNIOGRHTLHAENRDNS PROP 36" WL IN NDOT R/WNOCRAENPTTHERAXELRPRNOP 36" WL IN MNDOTO R/WUNTAIN MOBULANCTKAIN 8"1 2S"A SNAITNAITRAYR SYE SWEEWRNERORTHERN
FLATS WEST
8" SANITARY SEWER WP
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MINERS LA
MESA MMINEESRAS (2T.-52 MG)PS-3 P3R6O" P W3(62L"T .-I5W2NL IM NN GDN)DPOOSTT - R3R/W/W PROP 36" WL IN NDOT R/W PINNACLE SILVERVEHAWGKAS VISTA VEGAS LVIASPTSAA VVEINGGAS 12" SANITARYN SOEFWRLETRAHTESRN
CITY VIEW 36" WL IN 80' EASEMENT COMMERCIAL 10" SANITARY SEWER 24" SANITARY SEWER
36" WL IN 40' EASEMENT CENTER SOUTH36" WL IN NDOT R/W
36" WL IN 40' BLMC EITASYE MVEINETW 36" WL IN 403' E6"A WSELM INE N80T' EASEMENT CCEONMTEMRE RSOCUIATLH W.W.T.P. ALTERNATIVE SITES
SNTEAVTAED OAF 24" WL IN 80' BLM EASEMENT 36" WL IN 80' BLM EASEMENT LEGEND 36" WL IN 40' BLM EASEMCENTity of North LaIsNMD OVUUSeNTgTRAIaAINsL V PIIAEnRWfKrastructureB LMACDKRWa YME LLpOLAUSK NETAIN 15" SANITARY SEWER
24" WPLO IINN T4 0O' FB LHCMOOE LEXNL ANY2S4EW"E COWMTOLIE ODIN NNBTLVD 24P" SWP-L1O IIN(NS2T NT.4-5T1 0O E'M AFBVGA LHTC)MAOUOEEA LEXNDCL UANY2OPAS4TEWT"SEF COIW-OMOT2OLIE ODNIN NNBTLVD PS-12(42T". -5W1 ML GIAN) U8A0C'U BPTLTSMI-OO2 EANSEMENT 36" WLGTEWSTSC INRRXUAOA A8AAIN0RRLTS' BNNILFNETLTMESASERIA NECMCMYA RMGSTEII EYSSVIM A OT WESSASINRNNIILTEAOOA LW(TSNNNE1EY6E YSMMRS R M/W TAA 2IEIIS4ANNM-STINIEOCRNH) 12" SANITARY SEWRLOOPER BLACDKRW YME LLOLAUSKNETAIN CHUCKLENZIE Nellis Air force BaCsCEeONM T1EMR5E NR mOCRIAiTLlHes from APEX
PROPOSED RAIL LINE HYPE 12" SANITARY SEWER ULI TAP Report 9
FOOTHILLS
INDUSTRIAL RAIL
SOLO
MOUNTAIN
CENTRAL
BLACK
HNIOGRHTLHAENRDNS PROP 36" WL IN NDOT R/W MOUNTAIN
MINERS
MESA VEGAS VISTA
T-2 PS-3 PROP 36" WL IN NDOT R/W
(2.5 MG)
36" WL IN NDOT R/W
CITY VIEW 36" WL IN 80' EASEMENT COMMERCIAL
36" WL IN 40' EASEMENT CENTER SOUTH
36" WL IN 40' BLM EASEMENT
DRY LAKE
STATE OF 24" WL IN 80' BLM EASEMENT 36" WL IN 80' BLM EASEMENT BLACK MOUNTAIN
NEVADA WELLS
24" WL IN 40' BLM EASEMENT (2T.-51 MG) PS-2
POINT OF CONNECTION
AUTO
AUCTION
PS-1
HOELXL Y24W" OWOL DI NBLVD
SWOT Analysis and Five Themes
The SWOT Analysis focused on five themes
L
and Use
which set a basis for the team to develop a
Way Forward for APEX.
S M
trengths
obility
W W
eaknesses orkforce
0 S
pportunities
ustainabilty
T F
hreats inance
10 ULI TAP Report