The Monument Hills Recorded Development Agreement is the Development Agreement for Monument Hills Master Planned Community between the City of Las Vegas and Monument Hills Partners, LLC, published by the City of Las Vegas Department of Planning. It is a land-use contract for about 940 acres in the Upper Las Vegas Wash, not a Las Vegas property tax form, even though it mentions the City's real property tax base. Developers, designated builders and anyone following the project use it to see which rules govern the property. On this page you can fill out the form online on FillingPDF and download or print the completed PDF; the official PDF is published by the City at its planning files site.
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What is Monument Hills Recorded Development Agreement – Las Vegas, NV?
The Monument Hills Recorded Development Agreement is the Development Agreement for Monument Hills Master Planned Community, a contract between the City of Las Vegas and Monument Hills Partners, LLC (the Master Developer) setting the rules for developing about 940 acres.
The land, commonly called the Upper Las Vegas Wash, is owned by the Bureau of Land Management (BLM) and is the subject of a direct sale to the City and then to the Master Developer. The agreement defines the Property as 939.52 gross acres. The City enters into it under NRS Chapter 278 and Title 19 of the Las Vegas Municipal Code, which allow development agreements with people holding an interest in real property.
The agreement runs through sixteen sections:
- definitions, applicable rules and conflicting laws;
- planning and development, including a cap of 6,000 dwelling units, attainable housing, a military community parcel and an economic development parcel;
- public facilities (a school site and per-unit payments for fire and police services), parks, trails and recreation;
- maintenance through a Master HOA, infrastructure, water, sewer, transportation, drainage and a special improvement district;
- review of development, default and general provisions.
Exhibits A through O attach the legal description, the Vision Plan, the Development Standards, the master studies, the Master Land Use Plan and related documents.
It is not a tax document. Recital R only says the City expects increases to its real property tax base from the development.
Who needs to file Monument Hills Recorded Development Agreement – Las Vegas, NV?
The two parties to the agreement are the City of Las Vegas and Monument Hills Partners, LLC, the Master Developer. The Master Developer acts for the Owner, and the Development Manager (Ninety Five Management, L.L.C., or a successor the Master Developer appoints) is its single point of contact with the City. The City Manager or a designee acts for the City.
Others use the agreement under conditions:
- A Designated Builder, meaning an entity other than the Owner that owns a parcel in the Community and is designated in writing to the City Manager, may rely on the land use entitlements once the agreement is executed and recorded. It is not a party and may not enforce the agreement.
- Only the Master Developer may request a modification. Requests are not permitted from other purchasers of property in the Community, the Master HOA or any Sub-HOA.
- A Master Developer or Designated Builder may seek a deviation, and a Designated Builder's application must include a written statement from the Master Developer approving it or stating no objection.
Do not use this document as a Las Vegas property tax form.
When to file Monument Hills Recorded Development Agreement – Las Vegas, NV
The agreement must be entered into before Closing as defined in the Purchase Agreement (Recital K), and its Effective Date is Closing. The printed text leaves blanks for the date of the agreement and for the two 2025 City Council hearing dates in Recital V.
Some later steps carry their own timing:
- The Parks Agreement is executed and recorded in the Official Records of Clark County, Nevada, concurrently with this agreement (Section 6.01).
- The City and Master Developer enter into a Military Housing Agreement within 12 months of the Effective Date unless they agree in writing to extend (Section 3.03(g)).
- The City has seven years from the Effective Date to identify an Economic Development Partner (Section 3.03(h)).
- The Director of Community Development issues a written decision on a Minor Modification within thirty (30) business days of receiving the application, and an application with no decision is deemed approved (Section 3.05(c)).
Documents you need
- Exhibits A through O, which the agreement refers to as attached: the legal description (A), Vision Plan (B), Military Housing Resolution (C), Purchase Agreement (D) and Development Standards (E).
- Also attached by reference: the phasing map (F), the Master Drainage, Sanitary Sewer and Traffic Studies (G, I, J), the Master Land Use Plan (H), the Unified Development Code (K), the Parks Agreement form (L), the Impact Statement (M), the Telecommunications Facilities Map (N) and the Intergovernmental Agreement (O).
- A written statement from the Master Developer approving or not objecting to the request, when a Designated Builder applies for a Minor or Major Deviation.
- A letter from the Master Developer supporting the application and confirming compliance with the agreement, when a Designated Builder makes an Entitlement Request or a special use permit application.
- Written notice from the Owner naming a successor Master Developer and its contact information, when the Owner ends the current Master Developer's authority to represent it.
How to fill out Monument Hills Recorded Development Agreement – Las Vegas, NV
Confirm the parties named
The preamble names the City of Las Vegas, a municipal corporation of the State of Nevada, and Monument Hills Partners, LLC, a Nevada limited liability company, as the Master Developer. Check both names before completing anything else.
Enter the date of the agreement
In the opening paragraph, complete the blanks in "this ______ day of ____________, 2025" with the day and month on which the agreement is entered into.
Enter the City Council hearing dates
In Recital V, complete the blank for the public hearing at which the agreement was introduced by ordinance and the blank for the public hearing on its substance. Both are printed with 2025 as the year.
Check the Effective Date definition
Section One defines the Effective Date as Closing under the Purchase Agreement (Exhibit D). Do not enter a separate effective date unless the document asks for one.
Verify the exhibits referenced
Confirm that Exhibits A through O, listed in the List of Exhibits, match the references in the text, from the legal description in Exhibit A to the Intergovernmental Agreement in Exhibit O.
Check the Development Manager
Section One names Ninety Five Management, L.L.C. as Development Manager, or a successor the Master Developer appoints. Section 3.02(d) lets the Master Developer designate a new one by written notice to the City.
Review and download the completed PDF
Check every blank against the Council approval, since Recital V states the Mayor was approved to execute the agreement. Download or print the completed PDF from FillingPDF.
How to submit Monument Hills Recorded Development Agreement – Las Vegas, NV
The agreement has no filing channel of its own: it is approved by the City Council, executed by the Mayor of the City of Las Vegas (Recital V), and published by the City of Las Vegas Department of Planning at the official URL for this page. The text printed here gives no mailing address or portal for the agreement itself.
Requests made under the agreement go to named City offices:
- Minor Modifications, Minor Deviations and Master Sign Plans: the Director of Community Development.
- Deviations from City Infrastructure Improvement Standards or the Development Standards' engineered details: the Land Development Section of the Department of Community Development, with related fees paid.
- Appeals: a written request to the Planning Commission within ten (10) business days of receiving notice of the Director's decision, then to the City Council within ten (10) business days of the Planning Commission action.
FillingPDF lets you fill out and download the PDF; any submission follows the City channels described above.
Common mistakes to avoid
- Treating this agreement as a Las Vegas property tax form; it is a development agreement between the City and the Master Developer.
- Leaving the blanks for the agreement date and the two 2025 hearing dates in Recital V unfilled.
- Having a purchaser, the Master HOA or a Sub-HOA request a modification; only the Master Developer may.
- Filing a Designated Builder deviation or entitlement application without the Master Developer's written statement or letter.
- Assuming a Designated Builder can enforce the agreement; it may rely on the entitlements but is not a party.
- Missing the ten (10) business day deadline for a written appeal of a Director or Planning Commission decision.
- Assuming a rejected Minor Modification ends the request; it is automatically deemed a Major Modification.
- Starting site grading without an approved Master Traffic Study and Master Rough Grading Plan, a recorded Development Phase Final Map and a completion bond.
Frequently asked questions
What is the Monument Hills Recorded Development Agreement?
It is the Development Agreement for Monument Hills Master Planned Community between the City of Las Vegas and Monument Hills Partners, LLC. It sets the planning, infrastructure, maintenance and review rules for about 940 acres in the Upper Las Vegas Wash.
Is this a Las Vegas property tax document?
No. It is a land-use and development contract. Its only mention of taxes is Recital R, which says the City expects increases to its real property tax base from the development; it does not assess or collect any tax.
Who are the parties to the Monument Hills development agreement?
The City of Las Vegas and Monument Hills Partners, LLC, the Master Developer. Designated Builders that own parcels may rely on the entitlements after execution and recordation, but they are not parties and cannot enforce the agreement.
How many homes does the Monument Hills agreement allow?
Section 3.03(a) caps dwelling units in the Community at 6,000. Section 3.03(f) requires a minimum of 300 attainable housing units on Parcels 1.01, 3.11 and 5.03, counted together rather than 300 on each parcel.
Who can request a modification to the Development Standards?
Only the Master Developer. Section 3.05 bars requests from other purchasers of property, the Master HOA and any Sub-HOA. A Designated Builder may apply for a deviation, with a written statement from the Master Developer.
How long does the City have to decide a Minor Modification?
The Director of Community Development must issue a written decision within thirty (30) business days. An application with no decision in that time is deemed approved, and the Master Developer has ten (10) business days from notice to appeal.
When does the Monument Hills development agreement take effect?
The Effective Date is Closing as defined in the Purchase Agreement. The agreement must be entered into before Closing, according to Recital K.
Can I fill out the Monument Hills agreement online on FillingPDF?
You can fill out the PDF online on FillingPDF and download or print it. FillingPDF is an independent service, not the City of Las Vegas, and it does not file, record or submit the agreement.
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