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PLANNING COMMISSION AGENDA

COUNCIL CHAMBERS · 495 SOUTH MAIN STREET · PHONE 229-6011


CITY OF LAS VEGAS INTERNET ADDRESS: www.lasvegasnevada.gov

LAS VEGAS CITY COUNCIL COMMISSIONERS


Mayor Carolyn G. Goodman, (At-Large)
Mayor Pro-Tem Lois Tarkanian, (Ward 1) Sam Cherry, Chair
Councilman Stavros S. Anthony, (Ward 4) Vicki Quinn, Vice Chair
Councilman Bob Coffin, (Ward 3) Trinity Haven Schlottman
Councilman Steven G. Seroka, (Ward 2) Donna Toussaint
Councilwoman Michele Fiore, (Ward 6) Christina E. Roush
Vacant (Ward 5) Louis De Salvio
City Manager Scott D. Adams

Facilities are provided throughout City Hall for convenience of persons with disabilities. For meetings held in the
Council Chambers, sound equipment is available for persons with hearing impairments. Reasonable efforts will be
made to assist and accommodate persons with disabilities or impairments. If you need an accommodation to
attend and participate in this meeting, please call the DEPARTMENT DESIGNEE at 702-229-6301 and
advise of your need at least 48 hours in advance of the meeting. Dial 7-1-1 for Relay Nevada.

April 10, 2018


6:00 PM
ITEMS MAY BE TAKEN OUT OF THE ORDER PRESENTED AT THE DISCRETION OF THE CHAIRPERSON. TWO OR
MORE AGENDA ITEMS FOR CONSIDERATION MAY BE COMBINED; AND ANY ITEM ON THE AGENDA MAY BE
REMOVED OR RELATED DISCUSSION MAY BE DELAYED AT ANY TIME. BACKUP MATERIAL FOR THIS AGENDA
MAY BE OBTAINED FROM MILAGROS ESCUIN, DEPARTMENT OF PLANNING, 333 NORTH RANCHO DRIVE, 3RD
FLOOR, (702)-229-6301 OR ON THE CITY’S WEBPAGE AT www.lasvegasnevada.gov.

NOTICE: This meeting has been properly noticed and posted at the following locations:

City Hall, 495 South Main Street, 1st Floor


Clark County Government Center, 500 South Grand Central Parkway
Grant Sawyer Building, 555 East Washington Avenue
City of Las Vegas Development Services Center, 333 North Rancho Drive

ACTIONS: ALL ACTIONS EXCEPT GENERAL PLAN AMENDMENTS, REZONINGS AND RELATED CASES
THERETO ARE FINAL UNLESS AN APPEAL IS FILED BY THE APPLICANT OR AN
AGGRIEVED PERSON, OR A REVIEW IS REQUESTED BY A MEMBER OF THE CITY
COUNCIL WITHIN TEN DAYS AND PAYMENT OF THOSE COSTS SHALL BE MADE UPON
FILING OF THE APPLICATION.

ANY ITEM LISTED IN THIS AGENDA MAY BE TAKEN OUT OF ORDER IF SO REQUESTED
BY THE APPLICANT, STAFF, OR A MEMBER OF THE PLANNING COMMISSION AND
AGREED TO BY THE PLANNING COMMISSION. THE PLANNING COMMISSION MAY
IMPOSE TIME LIMITATIONS, AS NECESSARY, ON THOSE PERSONS WISHING TO BE
HEARD ON ANY AGENDAED ITEM.

Planning Commission April 10, 2018 - Page 1


PLANNING COMMISSION MEETING RULES OF CONDUCT:

1. Staff will present each item to the Commission in order as shown on the agenda, along with a recommendation and
suggested conditions of approval, if appropriate.

2. The applicant is asked to be at the public microphone during the staff presentation. When the staff presentation is
complete, the applicant should state his name and address, and indicate whether or not he accepts staff’s conditions of
approval.

3. If areas of concern are known in advance, or if the applicant does not accept staff’s condition, the applicant or his
representative is invited to make a brief presentation of his item with emphasis on any items of concern.

4. Persons other than the applicant who support the request are invited to make brief statements after the applicant. If
more than one supporter is present, comments should not be repetitive. A representative is welcome to speak and
indicate that he speaks for others in the audience who share his view.

5. Objectors to the item will be heard after the applicant and any other supporters. All who wish to speak will be heard,
but in the interest of time it is suggested that representatives be selected who can summarize the views of any groups
of interested parties.

6. After all objectors’ input has been received; the applicant will be invited to respond to any new issues raised.

7. Following the applicant’s response, the public hearing will be closed; Commissioners will discuss the item amongst
themselves, ask any questions they feel are appropriate, and proceed to a motion and decision on the matter.

8. Letters, petitions, photographs and other submissions to the Commission will be retained for the record. Large maps,
models and other materials may be displayed to the Commission from the microphone area, but need not be handed in
for the record unless requested by the Commission.

As a courtesy, we would ask those not speaking to be seated and not interrupt the speaker or the Commission. We appreciate
your courtesy and hope you will help us make your visit with the Commission a good and fair experience.

BUSINESS ITEMS:
1. CALL TO ORDER

2. ANNOUNCEMENT: COMPLIANCE WITH OPEN MEETING LAW

3. ROLL CALL

4. PUBLIC COMMENT DURING THIS PORTION OF THE AGENDA MUST BE LIMITED TO MATTERS ON THE
AGENDA FOR ACTION. IF YOU WISH TO BE HEARD, COME TO THE PODIUM AND GIVE YOUR NAME FOR
THE RECORD. THE AMOUNT OF DISCUSSION, AS WELL AS THE AMOUNT OF TIME ANY SINGLE
SPEAKER IS ALLOWED, MAY BE LIMITED

5. FOR POSSIBLE ACTION TO APPROVE THE FINAL MINUTES FOR THE PLANNING COMMISSION MEETING
OF MARCH 13, 2018.

6. FOR POSSIBLE ACTION - Any Items from the Planning Commission, staff and/or the applicant wish to be stricken or
held in abeyance to a future meeting may be brought forward and acted upon at this time.

Planning Commission April 10, 2018 - Page 2


CONSENT ITEMS:
CONSENT ITEMS ARE CONSIDERED ROUTINE BY THE PLANNING COMMISSION AND MAY BE ENACTED BY ONE
MOTION. HOWEVER, ANY ITEM MAY BE DISCUSSED IF A COMMISSION MEMBER OR APPLICANT SO DESIRES.

7. EOT-72763 - EXTENSION OF TIME - SPECIAL USE PERMIT - APPLICANT/OWNER: DURANGO I-95, LLC
- For possible action on a request for an Extension of Time of an approved Special Use Permit (SUP-64857) FOR A
PROPOSED 75,000 SQUARE-FOOT MINI-STORAGE FACILITY on 4.81 acres at 7737 North El Capitan Way (APN
125-17-214-001), T-C (Town Center) Zone [SC-TC (Service Commercial - Town Center) Special Land Use Designation],
Ward 6 (Fiore). Staff recommends APPROVAL.

8. EOT-72748 - EXTENSION OF TIME RELATED TO EOT-72763 - SITE DEVELOPMENT PLAN REVIEW -


APPLICANT/OWNER: DURANGO I-95, LLC - For possible action on a request for an Extension of Time of an
approved Site Development Plan Review (SDR-64859) FOR A PROPOSED 75,000 SQUARE-FOOT MINI-STORAGE
FACILITY on 4.81 acres at 7737 North El Capitan Way (APN 125-17-214-001), T-C (Town Center) Zone [SC-TC
(Service Commercial - Town Center) Special Land Use Designation], Ward 6 (Fiore). Staff recommends APPROVAL.

9. TMP-72766 - TENTATIVE MAP - SKYE CANYON II PARCEL 2.14 - APPLICANT: NINETY-FIVE


MANAGEMENT, LLC - OWNER: KAG DEVELOPMENT WEST, LLC - For possible action on a request for a
Tentative Map FOR A 61-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION on 12.25 acres on the northwest
corner of Eagle Canyon Drive and Skye Village Road (APN 125-12-710-002), T-D (Traditional Development) Zone [L
(Residential Low) Kyle Canyon Special Land Use Designation], Ward 6 (Fiore) [PRJ-72678]. Staff recommends
APPROVAL.

ONE MOTION - ONE VOTE


THE FOLLOWING ARE ITEMS THAT MAY BE CONSIDERED IN ONE MOTION/ONE VOTE. THEY ARE CONSIDERED
ROUTINE NON-PUBLIC AND PUBLIC HEARING ITEMS. ALL PUBLIC HEARINGS AND NON-PUBLIC HEARINGS
WILL BE OPENED AT ONE TIME. ANY PERSON REPRESENTING AN APPLICATION OR A MEMBER OF THE PUBLIC
OR A MEMBER OF THE PLANNING COMMISSION NOT IN AGREEMENT WITH THE CONDITIONS AND ALL
STANDARD CONDITIONS FOR THE APPLICATION RECOMMENDED BY STAFF, SHOULD REQUEST TO HAVE
THAT ITEM REMOVED FROM THIS PART OF THE AGENDA.

10. SUP-72749 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: SUMMERLIN RANCH
PLAZA, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED 5,320 SQUARE-FOOT
GAMING (RESTRICTED) USE at 9436 West Lake Mead Boulevard, Suites #1-5 (APN 138-18-821-009), P-C (Planned
Community) Zone, Ward 4 (Anthony) [PRJ-72682]. Staff recommends APPROVAL.

11. SUP-72750 - SPECIAL USE PERMIT RELATED TO SUP-72749 - PUBLIC HEARING - APPLICANT/OWNER:
SUMMERLIN RANCH PLAZA, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED
5,320 SQUARE-FOOT PUBS, BARS & LOUNGES [LIQUOR ESTABLISHMENT (TAVERN)] USE at 9436 West
Lake Mead Boulevard, Suites #1-5 (APN 138-18-821-009), P-C (Planned Community) Zone, Ward 4 (Anthony) [PRJ-
72682]. Staff recommends APPROVAL.

12. SUP-72688 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: NO DRAMA BAIL BONDS -
OWNER: DANIAL AND LINDA R. READ - For possible action on a request for a Special Use Permit FOR A
PROPOSED BAILBOND SERVICE USE at 1610 East Charleston Boulevard, Suite #110 (APN 162-02-112-001), C-1
(Limited Commercial) Zone, Ward 3 (Coffin) [PRJ-72687]. Staff recommends APPROVAL.

13. SUP-72734 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: ANGEL ZENEN
MIRANDA - For possible action on a request for a Special Use Permit FOR A PROPOSED 599 SQUARE-FOOT
ACCESSORY STRUCTURE (CLASS I) [CASITA] USE at 6929 Raleigh Avenue (APN 138-10-511-020), R-PD6
(Residential Planned Development - 6 Units per Acre) Zone, Ward 4 (Anthony) [PRJ-72025]. Staff recommends
APPROVAL.

Planning Commission April 10, 2018 - Page 3


14. SUP-72755 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: URBANEATS MARKET, LLC -
OWNER: G CAPITAL INVESTMENT, LLC - For possible action on a request for a Special Use Permit FOR A
PROPOSED 2,753 SQUARE-FOOT BEER/WINE/COOLER OFF-SALE ESTABLISHMENT USE at 200 West Sahara
Avenue, Suite #100 (APN 162-04-815-428), C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-72668]. Staff
recommends APPROVAL.

15. SUP-72817 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: SHAKE SHACK NEVADA, LLC -
OWNER: SIMON CHELSEA LV DEV, LLC - For possible action on a request for a Special Use Permit FOR A
PROPOSED 3,200 SQUARE-FOOT BEER/WINE/COOLER ON-SALE ESTABLISHMENT USE WITH A 682
SQUARE-FOOT OUTDOOR SEATING AREA at 905 South Grand Central Parkway, Suite #1700 (APN 139-33-710-
005), PD (Planned Development) Zone, Ward 1 (Tarkanian) [PRJ-72683]. Staff recommends APPROVAL.

16. SDR-72787 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT: CAPROCK
EMERGENCY HOLDINGS, LLC - OWNER: R A SOUTHEAST LAND COMPANY, LLC - For possible action on
a request for a Site Development Plan Review FOR A PROPOSED 18,389 SQUARE-FOOT CLINIC AND HOSPITAL
DEVELOPMENT on a portion of 7.80 acres at the southeast corner of Alta Drive and Rampart Boulevard (APN 138-32-
312-013), PD (Planned Development) Zone, Ward 2 (Seroka) [PRJ-72706]. Staff recommends APPROVAL.

17. SDR-72792 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT/OWNER: TEN15
HUNTRIDGE, LLC - For possible action on a request for a Site Development Plan Review FOR TWO PROPOSED
RESTAURANTS TOTALING 4,020 SQUARE FEET, PARKING LOT MODIFICATIONS AND A WAIVER TO
ALLOW 167 PARKING SPACES WHERE 198 PARKING SPACES ARE REQUIRED on 4.30 acres at 1144 East
Charleston Boulevard (APN 162-03-513-008), C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-72740]. Staff
recommends APPROVAL.

PUBLIC HEARING ITEMS


18. ABEYANCE - GPA-72182 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER:
STEWART PLAZA, LLC - For possible action on a request for a General Plan Amendment FROM: M (MEDIUM
DENSITY RESIDENTIAL) TO: SC (SERVICE COMMERCIAL) on 2.83 acres at the northwest corner of Stewart
Avenue and Mojave Road (APN 139-36-603-001), Ward 3 (Coffin) [PRJ-72109]. Staff recommends APPROVAL.

19. ABEYANCE - SUP-72188 - SPECIAL USE PERMIT RELATED TO GPA-72182 - PUBLIC HEARING -
APPLICANT/OWNER: STEWART PLAZA, LLC - For possible action on a request for a Special Use Permit FOR A
PROPOSED 4,110 SQUARE-FOOT BEER/WINE/COOLER OFF-SALE ESTABLISHMENT USE WITHIN A
PROPOSED GENERAL RETAIL STORE (CONVENIENCE STORE) WITH A WAIVER TO ALLOW A 150-FOOT
DISTANCE SEPARATION FROM A CITY PARK WHERE 400 FEET IS REQUIRED at the northwest corner of
Stewart Avenue and Mojave Road (APN 139-36-603-001), C-1 (Limited Commercial) Zone, Ward 3 (Coffin) [PRJ-
72109]. Staff recommends DENIAL.

20. SUP-72667 - SPECIAL USE PERMIT RELATED TO GPA-72182 AND SUP-72188 - PUBLIC HEARING -
APPLICANT/OWNER: STEWART PLAZA, LLC - For possible action on a request for a Special Use Permit FOR A
PROPOSED CAR WASH, FULL SERVICE OR AUTO DETAILING USE at the northwest corner of Stewart Avenue
and Mojave Road (APN 139-36-603-001), C-1 (Limited Commercial) Zone, Ward 3 (Coffin) [PRJ-72109]. Staff
recommends DENIAL.

21. ABEYANCE - RENOTIFICATION - SDR-72189 - SITE DEVELOPMENT PLAN REVIEW RELATED TO GPA-
72182, SUP-72188 AND SUP-72667 - PUBLIC HEARING - APPLICANT/OWNER: STEWART PLAZA, LLC -
For possible action on a request for a Site Development Plan Review FOR A PROPOSED 4,110 SQUARE-FOOT
GENERAL RETAIL STORE (CONVENIENCE STORE) WITH FUEL PUMPS [CANOPY] AND A 900 SQUARE-
FOOT CAR WASH WITH WAIVERS TO NOT ORIENT THE BUILDING TO THE CORNER WHERE SUCH IS
REQUIRED AND TO ALLOW THE CAR WASH BAY TO FACE THE PUBLIC RIGHT-OF-WAY WHERE SUCH IS
NOT PERMITTED on a portion of 2.83 acres at the northwest corner of Stewart Avenue and Mojave Road (APN 139-36-
603-001), C-1 (Limited Commercial) Zone, Ward 3 (Coffin) [PRJ-72109]. Staff recommends DENIAL.

Planning Commission April 10, 2018 - Page 4


22. ABEYANCE - SUP-72419 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: THE KFLT
FINANCIAL TRUST - For possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM
RESIDENTIAL RENTAL USE WITH A WAIVER TO ALLOW A 290-FOOT DISTANCE SEPARATION FROM A
SIMILAR USE WHERE 660 FEET IS REQUIRED at 2809 Merritt Avenue (APN 162-08-511-059), R-1 (Single Family
Residential) Zone, Ward 1 (Tarkanian) [PRJ-72398]. Staff recommends DENIAL.

23. ABEYANCE - VAR-72561 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: 626 SOUTH 9TH
STREET, LLC - For possible action on a request for a Variance TO ALLOW A TWO-FOOT SIDE YARD SETBACK
WHERE FIVE FEET IS REQUIRED on 0.16 acres at 626 South 9th Street (APN 139-34-810-066), P-O (Professional
Office) Zone, Ward 3 (Coffin) [PRJ-72527]. Staff recommends DENIAL.

24. ABEYANCE - VAR-72562 - VARIANCE RELATED TO VAR-72561 - PUBLIC HEARING -


APPLICANT/OWNER: 626 SOUTH 9TH STREET, LLC - For possible action on a request for a Variance TO
ALLOW SIX PARKING SPACES WHERE 22 SPACES ARE REQUIRED on 0.16 acres at 626 South 9th Street (APN
139-34-810-066), P-O (Professional Office) Zone, Ward 3 (Coffin) [PRJ-72527]. Staff recommends DENIAL.

25. ABEYANCE - RENOTIFICATION - SDR-72563 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC


HEARING - APPLICANT/OWNER: 626 SOUTH 9TH STREET, LLC - For possible action on a request for a Site
Development Plan Review FOR A PROPOSED 4,107 SQUARE-FOOT ADDITION TO AN EXISTING 2,274
SQUARE-FOOT OFFICE BUILDING WITH WAIVERS TO ALLOW A TWO-FOOT SIDE YARD SETBACK
WHERE FIVE FEET IS REQUIRED, SIX PARKING SPACES WHERE 22 SPACES ARE REQUIRED, A 59
PERCENT LOT COVERAGE WHERE A MAXIMUM LOT COVERAGE OF 50 PERCENT IS ALLOWED AND
ZERO-FOOT WIDE PERIMETER LANDSCAPE BUFFERS ON THE NORTH, SOUTH AND WEST PROPERTY
LINES WHERE EIGHT FEET IS REQUIRED on 0.16 acres at 626 South 9th Street (APN 139-34-810-066), P-O
(Professional Office) Zone, Ward 3 (Coffin) [PRJ-72527]. Staff recommends DENIAL.

26. ABEYANCE - VAR-72572 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: CHETAK


DEVELOPMENT CORPORATION - For possible action on a request for a Variance TO ALLOW AN 871 SQUARE-
FOOT SIGNAGE AREA WHERE 576 SQUARE FEET IS THE MAXIMUM ALLOWED, TO ALLOW A 30-FOOT
DISTANCE SEPARATION FROM AN EXISTING FREESTANDING SIGN WHERE 100 FEET IS THE MINIMUM
REQUIRED AND TO ALLOW A PROPOSED 55-FOOT TALL FREESTANDING SIGN WHERE 40 FEET IS THE
MAXIMUM ALLOWED on 1.89 acres at 2233 South Las Vegas Boulevard (APN 162-03-410-007), C-2 (General
Commercial) Zone, Ward 3 (Coffin) [PRJ-72534]. Staff recommends DENIAL.

27. ABEYANCE - SUP-72576 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: EMERALD
INVESTMENTS SERIES 2, LLC - For possible action on a request for a Special Use Permit FOR AN EXISTING
SHORT-TERM RESIDENTIAL RENTAL USE at 8616 Cremona Drive (APN 163-05-513-027), R-1 (Single Family
Residential) Zone, Ward 2 (Seroka) [PRJ-72514]. Staff recommends APPROVAL.

28. GPA-72719 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: KB HOME NEVADA,
INC. - OWNER: MEXICAN GOLD & OIL EXPLORATION TRUST, ET AL - For possible action on a request for a
General Plan Amendment FROM: DR (DESERT RURAL DENSITY RESIDENTIAL) TO: L (LOW DENSITY
RESIDENTIAL) on 4.33 acres at the northwest corner of Hickam Avenue and Pioneer Way (APN 138-03-305-006), Ward
4 (Anthony) [PRJ-72639]. Staff recommends APPROVAL.

29. ZON-72722 - REZONING RELATED TO GPA-72719 - PUBLIC HEARING - APPLICANT: KB HOME


NEVADA, INC. - OWNER: MEXICAN GOLD & OIL EXPLORATION TRUST, ET AL - For possible action on a
request for a Rezoning FROM: U (UNDEVELOPED) [DR (DESERT RURAL DENSITY RESIDENTIAL) GENERAL
PLAN DESIGNATION] TO: R-1 (SINGLE FAMILY RESIDENTIAL) on 4.33 acres at the northwest corner of Hickam
Avenue and Pioneer Way (APN 138-03-305-006), Ward 4 (Anthony) [PRJ-72639]. Staff recommends APPROVAL.

30. GPA-72727 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER: PARAMOUNT


FUND II, LLC - For possible action on a request for a General Plan Amendment FROM: O (OFFICE) TO: SC
(SERVICE COMMERCIAL) on 3.21 acres at the northwest corner of Ann Road and Leggett Road (APNs 125-28-801-
014, 016 and 018), Ward 6 (Fiore) [PRJ-72629]. Staff recommends DENIAL.

Planning Commission April 10, 2018 - Page 5


31. ZON-72728 - REZONING RELATED TO GPA-72727 - PUBLIC HEARING - APPLICANT/OWNER:
PARAMOUNT FUND II, LLC - For possible action on a request for a Rezoning FROM: P-R (PROFESSIONAL
OFFICE AND PARKING) TO: C-1 (LIMITED COMMERCIAL) on 3.21 acres at the northwest corner of Ann Road and
Leggett Road (APNs 125-28-801-014, 016 and 018), Ward 6 (Fiore) [PRJ-72629]. Staff recommends DENIAL.

32. VAR-72941 - VARIANCE RELATED TO GPA-72727 AND ZON-72728 - PUBLIC HEARING -


APPLICANT/OWNER: PARAMOUNT FUND II, LLC - For possible action on a request for a Variance TO ALLOW
A 20-FOOT REAR AND SIDE YARD SETBACK WHERE RESIDENTIAL ADJACENCY STANDARDS REQUIRE
69 FEET at the northwest corner of Ann Road and Leggett Road (APNs 125-28-801-014, 016, and 018), P-R (Professional
Office and Parking) Zone [PROPOSED: C-1 (Limited Commercial)],Ward 6 (Fiore) [PRJ-72629]. Staff recommends
DENIAL.

33. SUP-72730 - SPECIAL USE PERMIT RELATED TO GPA-72727, ZON-72728 AND VAR-72941 - PUBLIC
HEARING - APPLICANT/OWNER: PARAMOUNT FUND II, LLC - For possible action on a request for a Special
Use Permit FOR A PROPOSED CAR WASH, FULL SERVICE OR AUTO DETAILING USE at the northwest corner of
Ann Road and Leggett Road (APNs 125-28-801-014, 016 and 018), P-R (Professional Office and Parking) Zone
[PROPOSED: C-1 (Limited Commercial)], Ward 6 (Fiore) [PRJ-72629]. Staff recommends DENIAL.

34. SDR-72731 - SITE DEVELOPMENT PLAN REVIEW RELATED TO GPA-72727, ZON-72728, VAR-72941 AND
SUP-72730 - PUBLIC HEARING - APPLICANT/OWNER: PARAMOUNT FUND II, LLC - For possible action on
a request for a Site Development Plan Review FOR A PROPOSED 25,350 SQUARE-FOOT SHOPPING CENTER
WITH WAIVERS TO ALLOW A SEVEN-FOOT WIDE LANDSCAPE BUFFER ALONG A PORTION OF THE
NORTH AND WEST PROPERTY LINES WHERE EIGHT FEET IS REQUIRED, TO ALLOW THE BUILDINGS TO
NOT ORIENT TO THE CORNER AND STREET FRONTAGES WHERE SUCH IS REQUIRED, AND TO ALLOW A
CAR WASH BAY AND DRIVE THROUGH LANE TO FACE THE PUBLIC RIGHT-OF-WAY WHERE SUCH IS
NOT ALLOWED on 3.21 acres at the northwest corner of Ann Road and Leggett Road (APNs 125-28-801-014, 016 and
018), P-R (Professional Office and Parking) Zone [PROPOSED: C-1 (Limited Commercial)], Ward 6 (Fiore) [PRJ-
72629]. Staff recommends DENIAL.

35. GPA-72732 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER: C-SWDE348,


LLC - For possible action on a request for a General Plan Amendment FROM: PCD (PLANNED COMMUNITY
DEVELOPMENT) TO: ML (MEDIUM LOW DENSITY RESIDENTIAL) on 44.52 acres at the southwest corner of the
Moccasin Road and Rainbow Boulevard alignments (APN 125-03-501-001), Ward 6 (Fiore) [PRJ-72720]. Staff
recommends DENIAL.

36. ZON-72733 - REZONING RELATED TO GPA-72732 - PUBLIC HEARING - APPLICANT/OWNER: C-


SWDE348, LLC - For possible action on a request for a Rezoning FROM: R-E (RESIDENCE ESTATES) TO: R-SL
(RESIDENTIAL SMALL LOT) on 44.52 acres at the southwest corner of the Moccasin Road and Rainbow Boulevard
alignments (APN 125-03-501-001), Ward 6 (Fiore) [PRJ-72720]. Staff recommends DENIAL.

37. GPA-72771 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER: MARIA L.


LOEZA - For possible action on a request for a General Plan Amendment FROM: L (LOW DENSITY RESIDENTIAL)
TO: O (OFFICE) on 0.18 acres at 4324 San Bernardino Avenue (APN 162-07-502-001), Ward 1 (Tarkanian) [PRJ-
72737]. Staff recommends DENIAL.

38. ZON-72772 - REZONING RELATED TO GPA-72771 - PUBLIC HEARING - APPLICANT/OWNER: MARIA L.


LOEZA - For possible action on a request for a Rezoning FROM: R-1 (SINGLE FAMILY RESIDENTIAL) TO: P-O
(PROFESSIONAL OFFICE) on 0.18 acres at 4324 San Bernardino Avenue (APN 162-07-502-001), Ward 1 (Tarkanian)
[PRJ-72737]. Staff recommends DENIAL.

39. GPA-72773 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: DR HORTON - OWNER:
UNITED STATES OF AMERICA - For possible action on a request for a General Plan Amendment FROM: L (LOW
DENSITY RESIDENTIAL) TO: MLA (MEDIUM LOW ATTACHED DENSITY RESIDENTIAL) on 15.00 acres 612
feet north of the intersection of Westcliff Drive and Rockmoss Street (APNs 138-28-801-002 and 003), Ward 2 (Seroka)
[PRJ-72760]. Staff recommends DENIAL.

Planning Commission April 10, 2018 - Page 6


40. ZON-72774 - REZONING RELATED TO GPA-72773 - PUBLIC HEARING - APPLICANT: DR HORTON -
OWNER: UNITED STATES OF AMERICA - For possible action on a request for a Rezoning FROM: U
(UNDEVELOPED) [L (LOW DENSITY RESIDENTIAL) GENERAL PLAN DESIGNATION] TO: R-TH (SINGLE
FAMILY ATTACHED) on 15.00 acres 612 feet north of the intersection of Westcliff Drive and Rockmoss Street (APNs
138-28-801-002 and 003), Ward 2 (Seroka) [PRJ-72760]. Staff recommends DENIAL.

41. GPA-72783 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: HARMONY HOMES -
OWNER: VERLAINE, LLC, ET AL - For possible action on a request for a General Plan Amendment FROM: SC
(SERVICE COMMERCIAL) AND MLA (MEDIUM LOW ATTACHED DENSITY RESIDENTIAL) TO: M (MEDIUM
DENSITY RESIDENTIAL) on 17.05 acres on the east side of Rancho Drive, 265 feet north of Vegas Drive (APN 139-20-
411-015), Ward 5 (Vacant) [PRJ-72752]. Staff recommends APPROVAL.

42. ZON-72784 - REZONING RELATED TO GPA-72783 - PUBLIC HEARING - APPLICANT: HARMONY


HOMES - OWNER: VERLAINE, LLC, ET AL - For possible action on a request for a Rezoning FROM: C-1
(LIMITED COMMERCIAL) AND R-2 (MEDIUM-LOW DENSITY RESIDENTIAL) TO: R-TH (SINGLE FAMILY
ATTACHED) on 17.05 acres on the east side of Rancho Drive, 265 feet north of Vegas Drive (APN 139-20-411-015),
Ward 5 (Vacant) [PRJ-72752]. Staff recommends APPROVAL.

43. GPA-72847 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: DR HORTON - OWNER:
UNITED STATES OF AMERICA - For possible action on a request for a General Plan Amendment FROM: RNP
(RURAL NEIGHBORHOOD PRESERVATION) TO: R (RURAL DENSITY RESIDENTIAL) on 10.34 acres at the
northwest corner of La Mancha Avenue and Alpine Ridge Way (portion of APN 126-25-401-021), Ward 6 (Fiore) [PRJ-
72846]. Staff recommends DENIAL.

44. ZON-72848 - REZONING RELATED TO GPA-72847 - PUBLIC HEARING - APPLICANT: DR HORTON -


OWNER: UNITED STATES OF AMERICA - For possible action on a request for a Rezoning FROM: R-E
(RESIDENCE ESTATES) TO: R-D (SINGLE FAMILY RESIDENTIAL-RESTRICTED) on 10.34 acres at the northwest
corner of La Mancha Avenue and Alpine Ridge Way (portion of APN 126-25-401-021), Ward 6 (Fiore) [PRJ-72846].
Staff recommends DENIAL.

45. GPA-72837 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER: CITY OF LAS
VEGAS - For possible action on a request for a General Plan Amendment TO AMEND THE 2020 MASTER PLAN
LAND USE AND RURAL NEIGHBORHOODS PRESERVATION ELEMENT, All Wards. Staff recommends
APPROVAL.

46. MDR-72841 - GENERAL DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT/OWNER:


HOWARD HUGHES COMPANY, LLC - For possible action on a request for a Summerlin General Development Plan
Review for the undeveloped portions of Summerlin West on 5,054.53 acres at the northwest corner of Far Hills Drive and
Clark County 215 (APNs 137-14-401-002, 137-21-000-002, 137-22-000-017, 137-28-000-001 and 137-32-000-003), P-C
(Planned Community) Zone, Ward 2 (Seroka) [PRJ-72832]. Staff recommends APPROVAL.

47. MDR-72778 - MASTER DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT/OWNER:


HOWARD HUGHES COMPANY, LLC - For possible action on a request for a Summerlin Development Plan Review
for Village 21 on 321.00 acres at the northwest corner of Far Hills Drive and Clark County 215 (portion of APN 137-22-
000-017), P-C (Planned Community) Zone, Ward 2 (Seroka) [PRJ-72462]. Staff recommends APPROVAL.

48. MDR-72833 - MASTER DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT/OWNER:


HOWARD HUGHES COMPANY, LLC - For possible action on a request for a Summerlin Development Plan Review
for Village 24A on 102.56 acres at the northwest corner of Alta Drive and Sky Vista Drive (portions of APNs 137-22-000-
017 and 137-28-000-001), P-C (Planned Community) Zone, Ward 2 (Seroka) [PRJ-72831]. Staff recommends
APPROVAL.

49. MOD-72805 - MAJOR MODIFICATION - PUBLIC HEARING - APPLICANT: GREAT AMERICAN CAPITAL
- OWNER: ISAIAH 55:11 SERIES MICAH 6:8 - For possible action on a request for a Major Modification of the
Town Center Land Use Plan FROM: UC-TC (URBAN CENTER MIXED USE - TOWN CENTER) AND MS-TC (MAIN
STREET MIXED USE - TOWN CENTER) TO: SC-TC (SERVICE COMMERCIAL - TOWN CENTER) on 5.68 acres at
the southwest corner of Rome Boulevard and Riley Street (APN 125-20-802-003), Ward 6 (Fiore) [PRJ-72701]. Staff
recommends APPROVAL.

Planning Commission April 10, 2018 - Page 7


50. VAR-72806 - VARIANCE RELATED TO MOD-72805 - PUBLIC HEARING - APPLICANT: GREAT
AMERICAN CAPITAL - OWNER: ISAIAH 55:11 SERIES MICAH 6:8 - For possible action on a request for a
Variance TO ALLOW 11 PERCENT OPEN SPACE WHERE TITLE 19 REQUIRES 20 PERCENT on a portion of 5.68
acres at the southwest corner of Rome Boulevard and Riley Street (APN 125-20-802-003), T-C (Town Center) Zone [UC-
TC (Urban Center Mixed Use - Town Center) and MS-TC (Main Street Mixed Use - Town Center) Special Land Use
Designations] [PROPOSED: SC-TC (Service Commercial - Town Center)], Ward 6 (Fiore) [PRJ-72701]. Staff
recommends DENIAL.

51. SUP-72807 - SPECIAL USE PERMIT RELATED TO MOD-72805 AND VAR-72806 - PUBLIC HEARING -
APPLICANT: GREAT AMERICAN CAPITAL - OWNER: ISAIAH 55:11 SERIES MICAH 6:8 - For possible
action on a request for a Special Use Permit FOR A PROPOSED AUTO REPAIR GARAGE, MINOR USE WITH A
WAIVER TO ALLOW A 114-FOOT DISTANCE SEPARATION FROM A SINGLE-FAMILY DETACHED
DWELLING WHERE 330 FEET IS REQUIRED at the southwest corner of Rome Boulevard and Riley Street (APN 125-
20-802-003), T-C (Town Center) Zone [UC-TC (Urban Center Mixed Use - Town Center) and MS-TC (Main Street
Mixed Use - Town Center) Special Land Use Designation] [PROPOSED: SC-TC (Service Commercial - Town Center)],
Ward 6 (Fiore) [PRJ-72701]. Staff recommends DENIAL.

52. SDR-72808 - SITE DEVELOPMENT PLAN REVIEW RELATED TO MOD-72805, VAR-72806 AND SUP-72807 -
PUBLIC HEARING - APPLICANT: GREAT AMERICAN CAPITAL - OWNER: ISAIAH 55:11 SERIES
MICAH 6:8 - For possible action on a request for a Site Development Plan Review FOR A PROPOSED 61,142
SQUARE-FOOT SHOPPING CENTER WITH WAIVERS TO ALLOW A THREE-FOOT FRONT YARD SETBACK
WHERE 15 FEET IS REQUIRED; A THREE-FOOT REAR YARD SETBACK WHERE 20 FEET IS REQUIRED; A
ZERO-FOOT SIDE YARD SETBACK WHERE 10 FEET IS REQUIRED; A THREE-FOOT WIDE LANDSCAPE
BUFFER ALONG A PORTION OF THE NORTH PROPERTY LINE WHERE 15 FEET IS REQUIRED; A ZERO-
FOOT WIDE LANDSCAPE BUFFER ALONG A PORTION OF THE EAST, WEST AND SOUTH PROPERTY LINES
WHERE EIGHT FEET IS REQUIRED; AND TO ALLOW 11 PERCENT OF OPEN SPACE WHERE 20 PERCENT IS
REQUIRED on a portion of 5.68 acres at the southwest corner of Rome Boulevard and Riley Street (APN 125-20-802-
003), T-C (Town Center) Zone [UC-TC (Urban Center Mixed Use - Town Center) and MS-TC (Main Street Mixed Use -
Town Center) Special Land Use Designation] [PROPOSED: SC-TC (Service Commercial - Town Center)], Ward 6
(Fiore) [PRJ-72701]. Staff recommends DENIAL.

53. ZON-72785 - REZONING - PUBLIC HEARING - APPLICANT: NINETY-FIVE/TWO-FIFTEEN CENTER, LLC


- OWNER: RIBIT, LLC, ET AL - For possible action on a request for a Rezoning FROM: C-1 (LIMITED
COMMERCIAL) TO: T-C (TOWN CENTER) on 3.14 acres on the west side of Oso Blanca Road, 698 feet south of Deer
Springs Way (APN 125-21-301-003), Ward 6 (Fiore) [PRJ-72642]. Staff recommends APPROVAL.

54. SDR-72786 - SITE DEVELOPMENT PLAN REVIEW RELATED TO ZON-72785 - PUBLIC HEARING -
APPLICANT: NINETY-FIVE/TWO-FIFTEEN CENTER, LLC - OWNER: RIBIT, LLC, ET AL - For possible
action on a request for a Site Development Plan Review FOR A PROPOSED THREE-STORY, 68-UNIT MEDIUM
RESIDENTIAL DEVELOPMENT WITH WAIVERS OF REQUIRED TOWN CENTER EDGE ZONE,
LANDSCAPING AND STREETSCAPE DEVELOPMENT STANDARDS on 3.14 acres on the west side of Oso Blanca
Road, 698 feet south of Deer Springs Way (APN 125-21-301-003), C-1 (Limited Commercial) Zone [PROPOSED: T-C
(Town Center)], Ward 6 (Fiore) [PRJ-72642]. Staff recommends DENIAL.

55. ZON-72796 - REZONING - PUBLIC HEARING - APPLICANT: KB HOME - OWNER: HORIZON PARTNERS
AND RAINBOW PARTNERS - For possible action on a request for a Rezoning FROM: U (UNDEVELOPED) [ML
(MEDIUM LOW DENSITY RESIDENTIAL) GENERAL PLAN DESIGNATION] TO: R-CL (SINGLE FAMILY
COMPACT-LOT) on 4.62 acres on the east side of Rainbow Boulevard, 295 feet north of Vegas Drive (APN 138-23-401-
001), Ward 5 (Vacant) [PRJ-72533]. Staff recommends APPROVAL.

56. WVR-72794 - WAIVER RELATED TO ZON-72796 - PUBLIC HEARING - APPLICANT: KB HOME - OWNER:
HORIZON PARTNERS AND RAINBOW PARTNERS - For possible action on a request for a Waiver TO ALLOW
NO INTERIOR STREET LIGHTS on 4.62 acres on the east side of Rainbow Boulevard, 295 feet north of Vegas Drive
(APN 138-23-401-001), U (Undeveloped) Zone [ML (Medium Low Density Residential) General Plan
Designation][PROPOSED: R-CL (Single Family Compact-Lot)], Ward 5 (Vacant) [PRJ-72533]. Staff recommends
DENIAL.

Planning Commission April 10, 2018 - Page 8


57. VAR-72795 - VARIANCE RELATED TO ZON-72796 AND WVR-72794 - PUBLIC HEARING - APPLICANT:
KB HOME - OWNER: HORIZON PARTNERS AND RAINBOW PARTNERS - For possible action on a request for
a Variance TO ALLOW A STREET TO TERMINATE IN A NON-STANDARD DESIGN on 4.62 acres on the east side
of Rainbow Boulevard, 295 feet north of Vegas Drive (APN 138-23-401-001), U (Undeveloped) Zone [ML (Medium Low
Density Residential) General Plan Designation][PROPOSED: R-CL (Single Family Compact-Lot)], Ward 5 (Vacant)
[PRJ-72533]. Staff recommends DENIAL.

58. TMP-72797 - TENTATIVE MAP RELATED TO ZON-72796, WVR-72794 AND VAR-72795 - RAINBOW AND
VEGAS - PUBLIC HEARING - APPLICANT: KB HOME - OWNER: HORIZON PARTNERS AND RAINBOW
PARTNERS - For possible action on a request for a Tentative Map FOR A PROPOSED 40-LOT SINGLE-FAMILY
RESIDENTIAL SUBDIVISION on 4.62 acres on the east side of Rainbow Boulevard, 295 feet north of Vegas Drive
(APN 138-23-401-001), U (Undeveloped) Zone [ML (Medium Low Density Residential) General Plan
Designation][PROPOSED: R-CL (Single Family Compact-Lot)], Ward 5 (Vacant) [PRJ-72533]. Staff recommends
DENIAL.

59. VAR-72788 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: SCHOOL BOARD OF TRUSTEES -


For possible action on a request for a Variance TO ALLOW A 42-FOOT TALL BUILDING WHERE 35 FEET IS THE
MAXIMUM ALLOWED; ALTERNATE BUILDING AND PARKING LOT PLACEMENT; A SIX-FOOT WIDE
PERIMETER LANDSCAPE BUFFER ALONG A PORTION OF THE WEST PROPERTY LINE AND A FIVE-FOOT
BUFFER ALONG THE EAST PROPERTY LINE WHERE 15 FEET IS REQUIRED; AND TO ALLOW NON-
DECIDUOUS TREES IN THE PARKING LOT WHERE SUCH ARE REQUIRED on 8.70 acres at 324 Essex Drive
(APN 139-31-203-001), C-V (Civic) Zone, Ward 1 (Tarkanian) [PRJ-72695]. Staff recommends APPROVAL.

60. SDR-72789 - SITE DEVELOPMENT PLAN REVIEW RELATED TO VAR-72788 - APPLICANT/OWNER:


SCHOOL BOARD OF TRUSTEES - For possible action on a request for a Site Development Plan Review FOR A
PROPOSED TWO-STORY, 90,000 SQUARE-FOOT PUBLIC SCHOOL, PRIMARY on 8.70 acres at 324 Essex Drive
(APN 139-31-203-001), C-V (Civic) Zone, Ward 1 (Tarkanian) [PRJ-72695]. Staff recommends APPROVAL.

61. VAR-72813 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: GIACOMO J. AND YOLANDA


ZANCHI TRUST - For possible action on a request for a Variance TO ALLOW 13 PARKING SPACES WHERE 18
ARE REQUIRED on 1.19 acres on the north side of Lake Mead Boulevard, 638 feet west of Jones Boulevard (APN 138-
23-601-010), C-1 (Limited Commercial) Zone, Ward 5 (Vacant) [PRJ-72743]. Staff recommends APPROVAL.

62. VAR-72814 - VARIANCE RELATED TO VAR-72813 - PUBLIC HEARING - APPLICANT/OWNER:


GIACOMO J. AND YOLANDA ZANCHI TRUST - For possible action on a request for a Variance TO ALLOW A 13-
FOOT REAR YARD SETBACK WHERE 20 FEET IS REQUIRED AND A SIX-FOOT SIDE YARD SETBACK
WHERE 10 FEET IS REQUIRED on 1.19 acres on the north side of Lake Mead Boulevard, 638 feet west of Jones
Boulevard (APN 138-23-601-010), C-1 (Limited Commercial) Zone, Ward 5 (Vacant) [PRJ-72743]. Staff recommends
APPROVAL.

63. SDR-72816 - SITE DEVELOPMENT PLAN REVIEW RELATED TO VAR-72813 AND VAR-72814 - PUBLIC
HEARING - APPLICANT/OWNER: GIACOMO J. AND YOLANDA ZANCHI TRUST - For possible action on a
request for a Major Amendment to a previously approved Site Development Plan Review [Z-0055-94(1)] FOR A
PROPOSED 3,000 SQUARE-FOOT GENERAL RETAIL BUILDING WITH A WAIVER TO ALLOW A ZERO-FOOT
WIDE PERIMETER LANDSCAPE BUFFER ALONG A PORTION OF THE EAST PROPERTY LINE WHERE
EIGHT FEET IS REQUIRED on 1.19 acres on the north side of Lake Mead Boulevard, 638 feet west of Jones Boulevard
(APN 138-23-601-010), C-1 (Limited Commercial) Zone, Ward 5 (Vacant) [PRJ-72743]. Staff recommends
APPROVAL.

64. VAR-72584 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: 216 SPANISH OAKS, LLC - For
possible action on a request for a Variance TO ALLOW 303 PARKING SPACES WHERE 342 ARE REQUIRED FOR
AN EXISTING MULTI-FAMILY RESIDENTIAL DEVELOPMENT on 8.45 acres at 2301 South Valley View
Boulevard (APN 162-05-401-001), R-3 (Medium Density Residential) Zone, Ward 1 (Tarkanian) [PRJ-72286]. Staff
recommends DENIAL.

Planning Commission April 10, 2018 - Page 9


65. VAR-72661 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: JUANA CANO - For possible action on a
request for a Variance TO ALLOW A 13-FOOT CORNER SIDE YARD SETBACK WHERE 15 FEET IS REQUIRED
AND TO ALLOW A ONE-FOOT SIDE YARD SETBACK WHERE FIVE FEET IS REQUIRED FOR EXISTING
ADDITIONS AND PATIO COVER on 0.17 acres at 7015 Oakhurst Avenue (APN 138-34-314-073), R-1 (Single Family
Residential) Zone, Ward 1 (Tarkanian) [PRJ-72322]. Staff recommends DENIAL.

66. VAR-72762 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: GARN C & LAUREN A CROSSMAN
- For possible action on a request for a Variance TO ALLOW A 30-FOOT FRONT YARD SETBACK WHERE 50 FEET
IS REQUIRED AND A FIVE-FOOT SIDE YARD SETBACK WHERE 10 FEET IS REQUIRED FOR A PROPOSED
ADDITION TO A SINGLE-FAMILY DWELLING on 0.46 acres at 5420 West Rome Boulevard (APN 125-24-304-011),
R-E (Residence Estates) Zone, Ward 6 (Fiore) [PRJ-72698]. Staff recommends DENIAL.

67. VAR-72764 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: JAMES L AND DAWN BUCHAN - For
possible action on a request for a Variance TO ALLOW A FIVE-FOOT SIDE YARD SETBACK FOR A PROPOSED
ACCESSORY STRUCTURE (CLASS II) [GARAGE] WHERE 10 FEET IS REQUIRED on 0.49 acres at 1601 Golden
Oak Drive (APN 163-03-210-006), R-PD2 (Residential Planned Development - 2 Units per Acre) Zone, Ward 1
(Tarkanian) [PRJ-72754]. Staff recommends APPROVAL.

68. SUP-72756 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: MAD MAN ARMY
SURPLUS 3300, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED GUN CLUB,
SKEET OR TARGET RANGE, OR ARCHERY CLUB (INDOOR) USE at 3310 North Rancho Drive (APN 138-12-802-
001), C-2 (General Commercial) Zone, Ward 5 (Vacant) [PRJ-72699]. Staff recommends APPROVAL.

69. SUP-72757 - SPECIAL USE PERMIT RELATED TO SUP-72756 - PUBLIC HEARING - APPLICANT/OWNER:
MAD MAN ARMY SURPLUS 3300, LLC - For possible action on a request for a Special Use Permit FOR A
PROPOSED 12,005 SQUARE-FOOT SECONDHAND DEALER USE at 3300 and 3310 North Rancho Drive (APN 138-
12-802-001), C-2 (General Commercial) Zone, Ward 5 (Vacant) [PRJ-72699]. Staff recommends APPROVAL.

70. SUP-72692 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: VEGAS SPRING, INC - OWNER:
LOU CHRISTIAN AEGEAN ISLE, LLC - For possible action on a request for a Special Use Permit FOR A
PROPOSED 1,261 SQUARE-FOOT MASSAGE ESTABLISHMENT USE at 7871 West Charleston Boulevard, Suite
#150 (APN 163-04-514-004), C-1 (Limited Commercial) Zone, Ward 1 (Tarkanian) [PRJ-72623]. Staff recommends
DENIAL.

71. SUP-72781 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: UHN1, LLC - OWNER: G&I VIII
VILLAGE SQUARE, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED 3,176
SQUARE-FOOT BEER/WINE/COOLER ON-SALE ESTABLISHMENT USE WITH A WAIVER TO ALLOW A
ZERO-FOOT DISTANCE SEPARATION FROM A CHURCH/HOUSE OF WORSHIP WHERE 400 FEET IS
REQUIRED at 9410 West Sahara Avenue, Suite #130 (APN 163-06-816-037), C-1 (Limited Commercial) Zone, Ward 2
(Seroka) [PRJ-72655]. Staff recommends APPROVAL.

72. SUP-72811 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: N SCOTT DISTILLERY, LLC -
OWNER: RANCHO PROPERTIES, LLC - For possible action on a request for a Special Use Permit FOR A
PROPOSED 880 SQUARE-FOOT PACKAGE LIQUOR (ANCILLARY CRAFT DISTILLERY) USE at 3065 North
Rancho Drive, Suite #144 (APN 138-13-512-008), C-M (Commercial/Industrial) Zone, Ward 5 (Vacant) [PRJ-72782].
Staff recommends APPROVAL.

73. SUP-72134 - REMANDED TO PLANNING COMMISSION - SPECIAL USE PERMIT - PUBLIC HEARING -
APPLICANT/OWNER: ROBIN AND JOHN STEPHAN - For possible action on a request for a Special Use Permit
FOR A PROPOSED SHORT-TERM RESIDENTIAL RENTAL USE WITH A WAIVER TO ALLOW A ZERO-FOOT
DISTANCE SEPARATION FROM A SIMILAR USE WHERE 660 FEET IS REQUIRED at 150 North Las Vegas
Boulevard, Unit 1202 (APN 139-34-613-084), C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-72080]. Staff
recommends DENIAL.

74. SUP-72705 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: PAULINE BAHAT
REVOCABLE TRUST OF 2010 - For possible action on a request for a Special Use Permit FOR AN EXISTING
SHORT-TERM RESIDENTIAL RENTAL USE at 2100 Westlund Drive (APN 162-05-814-009), R-1 (Single Family
Residential) Zone, Ward 1 (Tarkanian) [PRJ-72680]. Staff recommends APPROVAL.

Planning Commission April 10, 2018 - Page 10


75. SUP-72716 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: BIG BLOCK PARTNERS,
LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM RESIDENTIAL
RENTAL USE at 301 East Charleston Boulevard, Unit 112 (APN 139-34-401-022), C-2 (General Commercial) Zone,
Ward 3 (Coffin) [PRJ-72614]. Staff recommends APPROVAL.

76. SUP-72767 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: ALONA BAHAT - For
possible action on a request for a Special Use Permit FOR AN EXISTING SHORT-TERM RESIDENTIAL RENTAL
USE at 1709 Mora Lane (APN 162-05-711-026), R-1 (Single Family Residential) Zone, Ward 1 (Tarkanian) [PRJ-72745].
Staff recommends APPROVAL.

77. SUP-72798 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: DANIELLE C. DUGAN -
For possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM RESIDENTIAL RENTAL
USE WITH A WAIVER TO ALLOW A ZERO-FOOT DISTANCE SEPARATION FROM A SIMILAR USE WHERE
660 FEET IS REQUIRED at 1704 South 9th Street (APN 162-03-712-002), R-1 (Single Family Residential) Zone, Ward 3
(Coffin) [PRJ-72746]. Staff recommends DENIAL.

78. SUP-72800 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: ROBERT R. KOHLER -
For possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM RESIDENTIAL RENTAL
USE at 2812 Alta Drive (APN 139-32-214-025), R-E (Residence Estates) Zone, Ward 1 (Tarkanian) [PRJ-72677]. Staff
recommends APPROVAL.

79. SDR-72689 - SITE DEVELOPMENT PLAN - PUBLIC HEARING - APPLICANT: SUMMIT HOMES OF
NEVADA, LLC - OWNER: SUMMIT DORRELL, LLC, ET AL - For possible action on a request for a Major
Amendment to a previously approved Site Development Plan Review (SDR-60074) WITH A WAIVER OF TOWN
CENTER STREETSCAPE DEVELOPMENT STANDARDS TO ALLOW AN ALTERNATIVE PLANTING PLAN
WHERE TOWN CENTER REQUIRES SPECIFIC PLANTING PATTERNS AND SPECIES on 1.87 acres at the
northeast corner of Dorrell Lane and Tee Pee Lane (APNs Multiple), T-C (Town Center) Zone [L-TC (Low Density
Residential - Town Center) Special Land Use Designation], Ward 6 (Fiore) [PRJ-72660]. Staff recommends DENIAL.

80. SDR-72717 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT/OWNER: A


BETTER OPTION HEALTHCARE, INC - For possible action on a request for a Site Development Plan Review FOR
A PARKING LOT WITH WAIVERS TO ALLOW A ZERO-FOOT LANDSCAPE BUFFER ON THE SOUTH
PERIMETER WHERE EIGHT FEET IS REQUIRED, A SIX-FOOT LANDSCAPE BUFFER ON THE NORTH AND
EAST PERIMETERS WHERE EIGHT FEET IS REQUIRED, AN EIGHT-FOOT LANDSCAPE BUFFER ON THE
WEST PERIMETER WHERE 15 FEET IS REQUIRED on 0.33 acres at 108 and 112 South Jones Boulevard (APNs 138-
36-112-005 and 006), P-R (Professional Office and Parking) Zone, Ward 1 (Tarkanian) [PRJ-72320]. Staff recommends
APPROVAL.

81. SDR-72768 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT/OWNER: GARY
CREAGH SR AND GARY CREAGH JR - For possible action on a request for a Site Development Plan Review FOR A
PROPOSED TWO-STORY, 14,723 SQUARE-FOOT COMMERCIAL DEVELOPMENT, INCLUDING AN 680
SQUARE-FOOT PLAZA AND 4,825 SQUARE FEET OF SECOND LEVEL OUTDOOR PATIO SPACE on 0.32 acres
at 1301 South Main Street (APN 162-03-110-084), C-M (Commercial/Industrial) Zone, Ward 3 (Coffin) [PRJ-72686].
Staff recommends APPROVAL.

82. SDR-72803 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT/OWNER: DENNYS
INC. - For possible action on a request for a Site Development Plan Review FOR A PROPOSED 4,722 SQUARE-FOOT
RESTAURANT WITH A WAIVER TO ALLOW ZERO PERCENT BUILDING ALIGNMENT WITH THE FRONT
AND CORNER SIDE PROPERTY LINES WHERE 70 PERCENT IS REQUIRED on 0.63 acres at 1810 and 1826 South
Las Vegas Boulevard (APNs 162-03-302-004 and 005), C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-72726].
Staff recommends APPROVAL.

DIRECTOR'S BUSINESS:
83. ABEYANCE - TXT-72039 - TEXT AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER: CITY OF
LAS VEGAS - For possible action on a request to amend LVMC 19.02 related to Subdivision Design and Improvement
Requirements, 19.04 related to Complete Streets Standards, 19.16.050 related to Tentative Maps, and 19.16.130 related to
Waivers, and to provide for other related matters. Staff recommends APPROVAL.

Planning Commission April 10, 2018 - Page 11


Agenda Item No.: 1.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD

SUBJECT:
CALL TO ORDER
Agenda Item No.: 2.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD

SUBJECT:
ANNOUNCEMENT: COMPLIANCE WITH OPEN MEETING LAW
Agenda Item No.: 3.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD

SUBJECT:
ROLL CALL
Agenda Item No.: 4.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD

SUBJECT:
PUBLIC COMMENT DURING THIS PORTION OF THE AGENDA MUST BE LIMITED TO
MATTERS ON THE AGENDA FOR ACTION. IF YOU WISH TO BE HEARD, COME TO
THE PODIUM AND GIVE YOUR NAME FOR THE RECORD. THE AMOUNT OF
DISCUSSION, AS WELL AS THE AMOUNT OF TIME ANY SINGLE SPEAKER IS
ALLOWED, MAY BE LIMITED
Agenda Item No.: 5.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD

SUBJECT:
FOR POSSIBLE ACTION TO APPROVE THE FINAL MINUTES FOR THE PLANNING
COMMISSION MEETING OF MARCH 13, 2018.
Agenda Item No.: 6.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
FOR POSSIBLE ACTION - Any items from the Planning Commission, staff and/or the
applicant wish to be stricken or held in abeyance to a future meeting may be brought forward and
acted upon at this time.
Agenda Item No.: 7.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
EOT-72763 - EXTENSION OF TIME - SPECIAL USE PERMIT - APPLICANT/OWNER:
DURANGO I-95, LLC - For possible action on a request for an Extension of Time of an
approved Special Use Permit (SUP-64857) FOR A PROPOSED 75,000 SQUARE-FOOT MINI-
STORAGE FACILITY on 4.81 acres at 7737 North El Capitan Way (APN 125-17-214-001), T-
C (Town Center) Zone [SC-TC (Service Commercial - Town Center) Special Land Use
Designation], Ward 6 (Fiore). Staff recommends APPROVAL.

MAY GO TO CITY COUNCIL ON 5/16/2018


OR MAY BE FINAL ACTION (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 0 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps - EOT-72763 AND EOT-72748
2. Conditions and Staff Report - EOT-72763 AND EOT-72748
3. Supporting Documentation
4. Photo(s) - EOT-72763 AND EOT-72748
5. Justification Letter
6. Action Letter for SUP-64857 [PRJ-64743]
EOT-72748 AND EOT-72763

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: DURANGO I-95, LLC

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
EOT-72763 Staff recommends APPROVAL, subject to conditions:
EOT-72748 Staff recommends APPROVAL, subject to conditions: EOT-72763

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED N/A

NOTICES MAILED N/A

PROTESTS 0

APPROVALS 0

CS
EOT-72748 AND EOT-72763
Conditions Page One
April 10, 2018 - Planning Commission Meeting

** CONDITIONS **

EOT-72763 CONDITIONS
Planning

1. Special Use Permit (SUP-64857) shall expire on August 2, 2020 unless another
Extension of Time is approved by the Planning Commission.

EOT-72748 CONDITIONS
Planning

1. Site Development Plan Review (SDR-64859) shall expire on August 2, 2020


unless another Extension of Time is approved by the Planning Commission.

CS
EOT-72748 AND EOT-72763
Staff Report Page One
April 10, 2018 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

This is a request for an Extension of Time of approved Special Use Permit (SUP-64857)
and Site Development Plan Review (SDR-64859) for a Mini-Storage Facility use at 7737
North El Captain Way.

ISSUES

 Special Use Permit (SUP-64857) and Site Development Plan Review (SDR-
64859) were approved on August 2, 2016 by the Planning Commission and will
expire on August 2, 2018 unless an Extension of Time is approved.
 The Extension of Time applications were submitted on 02/22/18, prior to the
expiration date.

ANALYSIS

This is the first request for an Extension of Time for Special Use Permit (SUP-64857)
and Site Development Plan Review (SDR-64859). As stated by the applicant in the
Justification Letter, more time is needed due to changes in the developer and brokerage
company for the property.

The approval of Special Use Permit (SUP-64857) and Site Development Plan Review
(SDR-64859) allowed the applicant to construct a 75,000 square-foot Mini-Storage Facility.
The proposed development meets the minimum Special Use Permit requirements with a
site design that is sensitive to the residential uses to the north while also providing an
appealing buffer to the Durango Drive on-ramp and US-95 Freeway. This development
remains compatible with the existing surrounding land uses and is appropriate for the
surrounding area.

FINDINGS (EOT-72748 and EOT-72763)

LVMC 19.16.260 allows for an Extension of Time to provide a mechanism for extending
the approval period of an approved application with time limitations imposed by the
Planning Commission. As the request does not jeopardize public health, safety and
welfare and falls within the intent of the ordinance, staff is recommending approval of
this request with a two-year time limit.

CS
EOT-72748 AND EOT-72763
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting

BACKGROUND INFORMATION

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The Board of City Commissioners approved an Annexation (A-0003-
05/12/64 64) of approximately 5,000 acres generally located north of Lone
Mountain Road and west of Decatur Boulevard.
The City Council approved a request for a Rezoning (Z-0076-98) to T-
C (Town Center) on 1,468 acres located within the Northwest General
12/07/98 Plan Amendment to the City of Las Vegas General Plan, including the
subject site. The Planning Commission and staff recommended
approval.
The Planning Commission accepted the applicant’s request to
withdraw without prejudice a request for a Special Use Permit (SUP-
04/26/07
20500) for a Restaurant with Drive-Through use on the subject site.
Staff had recommended approval.
The City Council approved a request for Special Use Permits for
Building and Landscape Material/Lumber Yard (SUP-20497), Outdoor
07/11/07 Storage, Accessory (SUP-20498), and Restaurant with Drive-Through
(SUP-20499) on the subject site. The Planning Commission and staff
recommended approval.
The City Council approved a request for a Site Development Plan
Review (SDR-20496) for a proposed 269,860 square foot commercial
center and waivers of the Town Center Development Standards for
07/11/07
landscape buffer requirements and fast food restaurant uses on the
subject site. The Planning Commission and staff recommended
approval.
Planning and Development Department staff approved a Minor Site
Development Plan Review of the overall shopping center site for
11/30/07
reduction of floor area of the Fast Food ‘A’ building from 2,650 square
feet to 2,407 square feet.
Code Enforcement responded to a complaint regarding graffiti on the
07/22/08
subject site. Code Enforcement resolved the case 07/25/08.
Planning and Development Department staff approved a Minor Site
Development Plan Review of the overall shopping center site for
07/31/08
revisions in the elevations for the Major ‘A’ building and Buildings A
through G. There were no major changes in height or materials.
The City Council approved a request for a Major Modification (MOD-
28538) of the Town Center Land Use Plan to amend the land use
designation from SC-TC (Service Commercial - Town Center) to GC-
09/17/08
TC (General Commercial - Town Center) on 7.97 acres at the
southwest corner of Durango Drive and Farm Road. The Planning
Commission recommended approval; staff recommended denial.

CS
EOT-72748 AND EOT-72763
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The Planning Commission approved a Waiver (WVR-33758) of the
Town Center Development Standards to allow no amenity zone along
04/23/09
Durango Drive where a 2.5-foot amenity zone was required. Staff
recommended denial.
A Final Map (FMP-27577) for a one-lot commercial subdivision
06/19/09
(Caroline’s Court) was recorded.
The Planning Commission approved a request for a Master Sign Plan
(MSP-34174) for a proposed commercial development on the subject
site, with waivers of the Town Center Sign Standards to allow 2,609
square feet of freestanding signage where 1,506 square feet is
allowed, a 100-foot pylon sign where 24 feet is allowed, three
06/25/09
monument signs along the El Capitan Way street frontage where two
are allowed, and to allow wall signs to face an existing residential
development that is located outside of the city limits of the Centennial
Hills Town Center where such is not permitted. Staff recommended
denial.
The City Council approved Extensions of Time for previously approved
requests for Special Use Permits for Building and Landscape
Material/Lumber Yard (EOT-34757), Outdoor Storage, Accessory
07/15/09 (EOT-34759), and Restaurant with Drive-Through (EOT-34761) uses
on the subject site. The approvals will expire 07/11/10 unless another
Extension of Time is approved by the City Council. Staff
recommended approval.
The City Council approved an Extension of Time (EOT-34762) for a
previously approved request for a Site Development Plan Review
(SDR-20496) for a proposed 296,860 square foot commercial center
07/15/09
and waivers of the Town Center Development Standards for
landscape buffer requirements on the subject site. Staff
recommended approval.
Code Enforcement responded to a complaint (#81718) regarding
construction noise on the site beginning at 4:30 a.m. and parking lot
09/10/09
lighting potentially shining into residences. Code Enforcement
resolved the case on 10/01/09
Planning and Development Department staff approved a Minor Site
Development Plan Review on the overall shopping center site for
09/21/09 reduction in overall floor area from 269,734 square feet to 269,212
square feet and to revise the landscape plan to incorporate a drainage
channel.

CS
EOT-72748 AND EOT-72763
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting

Related Relevant City Actions by Planning, Fire, Bldg., etc.


Planning and Development Department staff approved a Minor Site
Development Plan Review on the overall shopping center site for
10/07/09 reduction in overall floor area from 269,212 square feet to 264,189
square feet and to remove the drainage channel along the east
perimeter of the site.
Related requests for a Major Amendment (SDR-36112) to a previously
approved Site Development Plan Review (SDR-20496) for a proposed
2,155 square-foot Restaurant with Drive-Through and a Variance
11/05/09
(VAR-36338) to allow no loading spaces on Pad ‘G’ where one loading
space is required at the northwest corner of El Capitan Way and
Durango Drive will be considered by the Planning Commission.
The City Council approved a related request (ROC-36456) to review
Condition Number 21 of a Site Development Plan Review (SDR-
12/02/09
20496) to amend restrictions on hours of operation on the site. Staff
recommended denial.
The Planning Commission approved Special Use Permit (SUP-64857)
to allow a proposed 75,000 square-foot Mini-Storage Facility at 7737
North El Capitan Way. Staff recommended approval.
08/02/16
The Planning Commission approved Site Development Plan Review
(SDR-64859) to allow a proposed 75,000 square-foot Mini-Storage
Facility at 7737 North El Capitan Way. Staff recommended approval.

Most Recent Change of Ownership


09/30/15 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


No related permits or licenses are on file for the proposed site.

Pre-Application Meeting
A pre-application meeting is not required, nor was one held.

Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.

CS
EOT-72748 AND EOT-72763
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting

Field Check
Staff conducted a routine field check and found a vacant lot behind an
03/05/18
existing shopping center. There were no signs of trash or debris.

Details of Application Request


Site Area
Net Acres 4.81

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
Subject SC-TC (Service
Property Undeveloped Commercial – Town T-C (Town Center)
Center)
Single Family, ML (Medium-Low R-CL (Single Family
North Detached Density Residential) Compact-Lot)
SC-TC (Service
South Shopping Center Commercial – Town T-C (Town Center)
Center)
East SC-TC (Service
General Retail Commercial – Town T-C (Town Center)
Center)

Master Plan Areas Compliance


Town Center Master Plan Y
Special Purpose and Overlay Districts Compliance
T-C (Town Center) District Y
Other Plans or Special Requirements Compliance
Trails N/A
Las Vegas Redevelopment Plan Area N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A

CS
EOT-72748 AND EOT-72763
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting

DEVELOPMENT STANDARDS

Pursuant to the Town Center Development Standards Manual, the following


standards apply:
Standard Required/Allowed Provided Compliance
Min. Setbacks
 Front
 Side 10 Feet 20 Feet Y
 Rear 20 Feet 150 Feet Y

Max. Building Height 2 Stories 2 Stories Y


(27’)

Pursuant to Title 19.08.040, the following standards apply:


Residential Adjacency Standards Required/Allowed Provided Compliance
3:1 proximity slope 63 Feet 64 Feet Y
Adjacent development matching
setback 3 Feet 20 Feet Y

Pursuant to Town Center Development Standards Manual, the following


standards apply:
Required Provided Compliance
Percent (Area SF) Percent (Area SF)
20% 22%
Y
(206,302 SF) (221,058 SF)

Actual Complian
Functional
Governing Street ce with
Street Name Classification of
Document Width Street
Street(s)
(Feet) Section
Town Center
Town Center
El Capitan Way Development 80 Y
Arterial
Standards Manual
Town Center
Durango Drive Primary Arterial Development 100 Y
Standards Manual

CS
EOT-72748 AND EOT-72763
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting

Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Handi- Handi-
Ratio Regular Regular
Units capped capped
Mini-Storage 1:50
376 Units 8
Facility Units
5 spaces
Mini-Storage outside of
- 5
Facility security
gate
TOTAL SPACES REQUIRED 13 15 Y
Regular and Handicap Spaces Y
12 1 13 2
Required

CS
EOT-72763 - EXTENSION OF TIME - SPECIAL USE PERMIT - RELATED TO EOT-72748 - APPLICANT/OWNER:
DURANGO I-95, LLC
7737 NORTH EL CAPITAN WAY
03/05/18
EOT-72763 - EXTENSION OF TIME - SPECIAL USE PERMIT - RELATED TO EOT-72748 - APPLICANT/OWNER:
DURANGO I-95, LLC
7737 NORTH EL CAPITAN WAY
03/05/18
EOT-72763 - EXTENSION OF TIME - SPECIAL USE PERMIT - RELATED TO EOT-72748 - APPLICANT/OWNER:
DURANGO I-95, LLC
7737 NORTH EL CAPITAN WAY
03/05/18
EOT-72763
EOT-72763
Agenda Item No.: 8.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
EOT-72748 - EXTENSION OF TIME RELATED TO EOT-72763 - SITE DEVELOPMENT
PLAN REVIEW - APPLICANT/OWNER: DURANGO I-95, LLC - For possible action on a
request for an Extension of Time of an approved Site Development Plan Review (SDR-64859)
FOR A PROPOSED 75,000 SQUARE-FOOT MINI-STORAGE FACILITY on 4.81 acres at
7737 North El Capitan Way (APN 125-17-214-001), T-C (Town Center) Zone [SC-TC (Service
Commercial - Town Center) Special Land Use Designation], Ward 6 (Fiore). Staff recommends
APPROVAL.

MAY GO TO CITY COUNCIL ON 5/16/2018


OR MAY BE FINAL ACTION (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 0 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Justification Letter
4. Action Letter for SDR-64859 [PRJ-64743]
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
EOT-72748
EOT-72748
EOT-72748
Agenda Item No.: 9.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
TMP-72766 - TENTATIVE MAP - SKYE CANYON II PARCEL 2.14 - APPLICANT:
NINETY-FIVE MANAGEMENT, LLC - OWNER: KAG DEVELOPMENT WEST, LLC - For
possible action on a request for a Tentative Map FOR A 61-LOT SINGLE FAMILY
RESIDENTIAL SUBDIVISION on 12.25 acres on the northwest corner of Eagle Canyon Drive
and Skye Village Road (APN 125-12-710-002), T-D (Traditional Development) Zone [L
(Residential Low) Kyle Canyon Special Land Use Designation], Ward 6 (Fiore) [PRJ-72678].
Staff recommends APPROVAL.

MAY GO TO CITY COUNCIL ON 5/16/2018


OR MAY BE FINAL ACTION (Unless Appealed Within 7 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 0 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Approval Letter from Skye Canyon
7. School Development Tracking Form from Clark County School District
TMP-72766 [PRJ-72678]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT: NINETY-FIVE MANAGEMENT, LLC - OWNER:
KAG DEVELOPMENT WEST, LLC

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
TMP-72766 Staff recommends APPROVAL, subject to conditions:

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED N/A

NOTICES MAILED N/A

PROTESTS 0

APPROVALS 0

NE
TMP-72766 [PRJ-72678]
Conditions Page One
April 10, 2018 - Planning Commission Meeting

** CONDITIONS **

TMP-72766 CONDITIONS

Planning

1. Approval of the Tentative Map shall be for no more than four (4) years. If a Final
Map is not recorded on all or a portion of the area embraced by the Tentative Map
within four (4) years of the approval of the Tentative Map, this action is void.

2. Street names must be provided in accordance with the City’s Street Naming
Regulations.

3. Perimeter walls shall conform to the Kyle Canyon Development Standards and
Architectural Design Guidelines.

4. Streetscape standards shall comply with the Kyle Canyon Development Standards
and Architectural Design Guidelines.

5. A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.

6. In conjunction with creation, declaration and recordation of the subject common-


interest community, and prior to recordation of the Covenants, Codes and
Restrictions (“CC&R”), or conveyance of any unit within the community, the
Developer is required to record a Declaration of Private Maintenance
Requirements (“DPMR”) as a covenant on all associated properties, and on behalf
of all current and future property owners. The DPMR is to include a listing of all
privately owned and/or maintained infrastructure improvements, along with
assignment of maintenance responsibility for each to the common interest
community or the respective individual property owners, and is to provide a brief
description of the required level of maintenance for privately maintained
components. The DPMR must be reviewed and approved by the City of Las Vegas
Department of Field Operations prior to recordation, and must include a statement
that all properties within the community are subject to assessment for all
associated costs should private maintenance obligations not be met, and the City
of Las Vegas be required to provide for said maintenance. Also, the CC&R are to
include a statement of obligation of compliance with the DPMR. Following
recordation, the Developer is to submit copies of the recorded DPMR and CC&R
documents to the City of Las Vegas Department of Field Operations.

NE
TMP-72766 [PRJ-72678]
Conditions Page Two
April 10, 2018 - Planning Commission Meeting

7. All development is subject to the conditions of City Departments and State


Subdivision Statutes.

Public Works

8. Private streets must be granted and labeled on the Final Map for this site as Public
Utility Easements (P.U.E.), Public Sewer Easements, and Public Drainage
Easements to be privately maintained by the Homeowner’s Association.

9. All landscaping and private improvements installed with this project shall be
situated and maintained so as to not create sight visibility obstructions for vehicular
traffic at all development access drives and abutting street intersections. Per
condition of approval # 19 of the Skye Canyon II Parent Tentative Map (TMP-
65803), landscaping within calculated Site Visibility Restriction Zones (SVRZs) will
be limited in height by the City Traffic Engineer.

10. No structures, and no trees or vegetation taller than three feet shall be allowed
within any Public Sewer Easements. Grant a minimum 20-foot wide Public Sewer
Easement with private surface maintenance by the Homeowner’s Association
(HOA) for the public sewer line within Common Element “C”. Construct and
maintain a 12-foot wide paved path to access this sewer line.

11. Meet with the Fire Protection Engineering Section of the Department of Fire
Services to discuss fire requirements for the proposed subdivision. The design
and layout of all onsite private circulation and access drives shall meet the
approval of the Department of Fire Services. No parking is allowed on one side of
stub streets where the curb to curb width is 32 feet unless allowed by the Fire
Code.

12. Prior to the release of a Final Map for recordation on this site, the property owner
must contact the Special Improvement District Section of the Department of Public
Works (702-229 2136) and sign a notarized affidavit acknowledging and agreeing
to a per lot assessment of all lots that will be created through a Final Map for this
site. The City shall prepare an apportionment report following recordation of the
Final Map and this apportionment report must be signed by the property owner
prior to the release of any building permits for this site.

13. A working sanitary sewer connection shall be in place prior to final inspection of
any units within this development. Full permanent improvements on all major
access streets, including all required landscaped areas between the perimeter wall
and adjacent public street, shall be constructed and accepted by the City prior to
issuance of any building permits beyond 50% of all units within this development.
All off-site improvements adjacent to this site, including all required landscaped

NE
TMP-72766 [PRJ-72678]
Conditions Page Three
April 10, 2018 - Planning Commission Meeting

areas between the perimeter walls and adjacent public streets, shall be
constructed and accepted prior to issuance of building permits beyond 75%. The
above thresholds notwithstanding, all required improvements shall be constructed
in accordance with the approved Development Agreement.

14. A Drainage Plan and Technical Drainage Study must be submitted to and
approved by the Department of Public Works prior to the issuance of any building
or grading permits, submittal of any construction drawings or the submittal of a
Map subdividing this site, whichever may occur first. Provide and improve all
drainageways recommended in the approved drainage plan/study. The developer
of this site shall be responsible to construct such neighborhood or local drainage
facility improvements as are recommended by the City of Las Vegas Neighborhood
Drainage Studies and approved Drainage Plan/Study concurrent with development
of this site.

15. The approval of all Public Works related improvements shown on this Tentative
Map is in concept only. Specific design and construction details relating to size,
type and/or alignment of improvements, including but not limited to street, sewer
and drainage improvements, shall be resolved prior to approval of the construction
plans by the City. A deviation from Standard Drawing #222.1 for gated entry
queuing length is hereby approved. No other deviations from adopted City
Standards shall be allowed unless specific written approval for such is received
from the City Engineer prior to the recordation of a Final Map or the approval of
subdivision-related construction plans, whichever may occur first. Approval of this
Tentative Map does not constitute approval of any deviations. If such approval
cannot be obtained, a revised Tentative Map must be submitted showing
elimination of such deviations. We note that curved sewers are not allowed and do
not comply with City Standards.

16. Comply with all applicable conditions of approval for the Sky Canyon II Parent
Tentative Map (TMP-65803) and any other site related actions.

NE
TMP-72766 [PRJ-72678]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The applicant has proposed a 61-lot single-family residential subdivision on 12.25 acres
within the Skye Canyon Master Plan area located at the northwest corner of Eagle
Canyon Avenue and Skye Village Road.

ISSUES

 The subject site is designated L (Residential Low) and is subject to the Kyle
Canyon Development Standard for Kyle R-1, Kyle R-CL, or Kyle R-2. The
applicant is proposing to develop the site in accordance with the development
standards for Kyle R-1, which staff supports.

ANALYSIS

The subject property is part of the Skye Canyon Master Plan Area governed by the Kyle
Canyon Development Standards and Architectural Design Guidelines adopted on
October 21, 2011.

The Skye Canyon Land Use Plan designates the subject property as L (Low Density
Residential), which allows a maximum density range of 15 dwelling units per acre, with
an average of 5.49 dwelling units per acre. The proposed density of 4.98 dwelling units
per acre falls below the average density range of 5.49 dwelling units per acre. Future
dwelling units are subject to the Kyle R-1 Single Family Residential District standards,
which allow a minimum lot width of 40 feet and a minimum lot size of 4,500 square feet.
The applicant has proposed lots that range in size from 5,452 square feet to 8,750
square feet, with a minimum lot width of 50 feet, meeting these requirements. Although
it is not subject to Title 19 connectivity requirements, the design of the subdivision has a
Connectivity Score of 1.10, which does not meet the preferred ratio of 1.30. Interior
circulation is provided by 49-foot wide private streets with roll curb and gutter on both
sides of the street centerline, with sidewalk on one side of the street. The 37-foot wide
stub streets provide a roll curb and gutter on both sides, with sidewalk on one side of
the street. The proposed street configurations meet the minimum standards set forth by
the Kyle Canyon Development Standards and Architectural Design Guidelines.

NE
TMP-72766 [PRJ-72678]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting

The submitted cross-section depicts the maximum natural grade less than two percent
across the site. Per the Kyle Canyon Development Standards and Architectural Design
Guidelines, all development is allowed a maximum of six-foot tall perimeter wall. The
proposed exterior perimeter wall of the subdivision is a six-foot tall exposed decorative
perimeter wall. Additionally, per the development tables in the Kyle Canyon
Development Standards and Architectural Design Guidelines, all development is
allowed a maximum eight-foot tall interior retaining wall. An eight-foot tall retaining wall
is shown on the south to north cross section profile view separating lot 48 and 50
interior property lines. Exterior perimeter walls and interior screen walls are 6 feet in
height, meeting the minimum design standards set forth by the Skye Canyon
Development Standards and Architectural Design Guidelines.

FINDINGS (TMP-72766)

The proposed Tentative Map conforms to the approved Skye Canyon Development
Agreement, the approved Kyle Canyon Development Standards and Architectural
Guidelines, and the minimum requirements set forth by Title 19 for Tentative Maps.
Therefore, staff recommends approval of this application with conditions.

BACKGROUND INFORMATION

Related Relevant City Actions by P&D, Fire, Bldg., etc.


The City Council approved a request for a Rezoning (ZON-20543)
from U (Undeveloped) [TND (Traditional Neighborhood Development)
General Plan Designation] and R-E (Residence Estates) to T-D
(Traditional Development) on 1,712 acres at the southwest corner of
05/16/07
Fort Apache Road and Moccasin Road. The Kyle Canyon
Development Standards and Design Guidelines were approved as part
of this action. The Planning Commission and staff recommended
approval.
The City Council adopted Ordinance No. 5910, thereby adopting the
05/16/07 Development Agreement between Kyle Acquisition Group, LLC and
the City of Las Vegas.
The Development Agreement between Kyle Acquisition Group, LLC
and the city of Las Vegas was recorded in the Office of the County
06/20/07 Recorder. The approved Parks Agreement was recorded together with
the Development Agreement. This is the Effective Date of the
Development Agreement.

NE
TMP-72766 [PRJ-72678]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

Related Relevant City Actions by P&D, Fire, Bldg., etc.


The City Council approved a Major Modification (MOD-22589) of the
Kyle Canyon Development Standards and Design Guidelines to
08/08/07 realign Iron Mountain Road between Hualapai and Grand Canyon
Drive, and to add street cross sections. The Planning Commission and
staff recommended approval.
The City Council approved a Tentative Map (TMP-22586) for a 213-lot
mixed use subdivision on the Community property. The Planning
8/15/07
Commission and staff recommended approval. This map was
expunged by TMP-25492.
The City Council approved a Petition to Annex (ANX-21949) 15.56
acres generally located on the south side of Kyle Canyon Road,
approximately 1,030 feet east of Shaumber Road and a Petition to
09/05/07 Annex (ANX-21950) 5.15 acres generally located on the south side of
Kyle Canyon Road, east of Alpine Ridge Way. The Planning
Commission and staff recommended approval. The effective date of
the annexations was 09/14/07.
The City Council approved a request for a Rezoning (ZON-20543)
from U (Undeveloped) [TND (Traditional Neighborhood Development)
General Plan Designation] and R-E (Residence Estates) to T-D
(Traditional Development) on 1,712 acres at the southwest corner of
05/16/07
Fort Apache Road and Moccasin Road. The Kyle Canyon
Development Standards and Design Guidelines were approved as part
of this action. The Planning Commission and staff recommended
approval.
The City Council adopted Ordinance No. 5910, thereby adopting the
05/16/07 Development Agreement between Kyle Acquisition Group, LLC and
the City of Las Vegas.
The Development Agreement between Kyle Acquisition Group, LLC
and the City of Las Vegas was recorded in the Office of the County
06/20/07 Recorder. The approved Parks Agreement was recorded together with
the Development Agreement. This is the Effective Date of the
Development Agreement.
The City Council approved a request for a Review of Condition (ROC-
22954) to remove all conditions of an approved Rezoning (ZON-
07/18/07
20543) on 1,712 acres at the southwest corner of Fort Apache Road
and Moccasin Road.
The City Council approved a Major Modification (MOD-22589) of the
Kyle Canyon Development Standards and Design Guidelines to
08/08/07 realign Iron Mountain Road between Hualapai and Grand Canyon
Drive, and to add street cross sections. The Planning Commission and
staff recommended approval

NE
TMP-72766 [PRJ-72678]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting

Related Relevant City Actions by P&D, Fire, Bldg., etc.


The City Council approved a Tentative Map (TMP-22586) for a 213- lot
mixed use subdivision on the Community property. The Planning
08/15/07
Commission and staff recommended approval. This map was
expunged by TMP-25492.
The City Council approved a Tentative Map (TMP-22586) for a 213- lot
mixed use subdivision on the Community property. The Planning
08/15/07
Commission and staff recommended approval. This map was
expunged by TMP-25492.
The City Council approved a Petition to Annex (ANX-21949) 15.56
acres generally located on the south side of Kyle Canyon Road,
approximately 1,030 feet east of Shaumber Road; and a Petition to
09/05/07 Annex (ANX-21950) 5.15 acres generally located on the south side of
Kyle Canyon Road, east of Alpine Ridge Way. The Planning
Commission and staff recommended approval. The effective date of
the annexations was 09/14/07.
The City Council approved a request (GPA-20469) to amend the
Centennial Hills Sector Plan of the General Plan to change land use
designations from PCD (Planned Community Development) and SC
(Service Commercial) to TND (Traditional Neighborhood
Development) on 7.27 acres on the west side of Oso Blanca Road,
approximately 2,190 feet south of Kyle Canyon Road. The City Council
09/19/07 also approved a Rezoning (ZON-22351) from U (Undeveloped) [PCD
(Planned Community Development) General Plan Designation], C-1
(Limited Commercial) and C-2 (General Commercial) to TD
(Traditional Development) on the same 7.27 acres. This action also
updated the Kyle Canyon Development Standards and Design
Guidelines. The Planning Commission and staff recommended
approval.
Staff completed the first Final Map Technical Review for the Kyle
Canyon Gateway Parent Final Map (FMP-24541) and conducted a
workshop pursuant to Subsection 3.05(c)(ii) of the Development
Agreement to discuss comments with the Master Developer. The
Final Map was deemed not to be in substantial compliance with the
10/23/07
approved Tentative Map (TMP- 22586). Staff and the Master
Developer agreed to retain the Final Map and have the Master
Developer submit a new Tentative Map that matched the Final Map.
The Final Map would be subject to a subsequent review once the
Tentative Map was approved.
The Planning Commission approved a parent Tentative Map (TMP-
12/20/07 25492) for a 105-lot mixed-use subdivision on the 1,712-acre
Community property. Staff recommended approval.

NE
TMP-72766 [PRJ-72678]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting

Related Relevant City Actions by P&D, Fire, Bldg., etc.


Planning and Development and Public Works Department staff
01/31/08 conditionally approved a Final Map Technical Review for the Kyle
Canyon Gateway Final Map (FMP-24541).
The City Council approved a request (MSH-25695) to amend the
Master Plan of Streets and Highways to rename Horse Drive west of
Grand Canyon Drive to Kyle Heights Parkway; to realign a portion of
the Iron Mountain Road alignment between Horse Drive and the
Northern Beltway; to reclassify various streets as identified by the
special design designations adopted as part of the Kyle Canyon
Development Standards and Design Guidelines; and to add or remove
various roadway segments. The Planning Commission and staff
02/06/08
recommended approval.
The City Council approved a Major Modification (MOD-25875) of the
Kyle Canyon Development Standards and Design Guidelines to
amend various street names and to clarify street cross section
drawings within the Community. A subsequent Street Name Change
application will be required prior to issuance of the first residential
permit in the Community. The Planning Commission and staff
recommended approval.
The City Council tabled a Petition to Vacate a BLM right-of-way grant
generally located north of Grand Teton Drive, south of Moccasin Road,
between Puli Road and Fort Apache Road (VAC-23811). The area to
be vacated was the original alignment of Sheep Mountain Parkway.
02/06/08 The Planning Commission and staff had recommended approval. The
Petition cannot record until “Section 1 Land,” “Providence Land,” and
“On-Property Land” are dedicated to the city for creation of the right-of-
way for the northern alignment of Sheep Mountain Parkway, pursuant
to Subsection 7.05(a)(v) of the Development Agreement.
The City Council approved a required review (DIR-28767) of a
development report pursuant to Subsection 9.01 of the Kyle Canyon
08/06/08
Development Agreement. Staff recommended approval. A condition of
approval required a follow-up review on 10/01/08.
Wachovia Bank, National Association, acting as the managing creditor
of 41 creditors, foreclosed on the Kyle Canyon property. A new entity
09/23/08
called KAG Property, LLC was formed to assume ownership of the
Kyle Canyon property.
The City Council approved a follow-up required review (DIR-29916) of
a development report pursuant to Subsection 9.01 of the Kyle Canyon
12/03/08
Development Agreement between the city of Las Vegas and Kyle
Acquisition Group, LLC. Staff recommended approval.

NE
TMP-72766 [PRJ-72678]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting

Related Relevant City Actions by P&D, Fire, Bldg., etc.


Notice of Noncompliance and Opportunity to Cure was sent to KAG
02/02/09 Property, LLC for failure to commence construction of Indian Hills Park
prior to 09/13/08.
The City Council approved the required review (DIR-34955) of a
08/05/09 development report pursuant to Subsection 9.01 of the Kyle Canyon
Development Agreement. Staff recommended approval.
The Master Developer presented to the city a summary report from
Hart Howerton Strategic Planning Consultants outlining a strategic
10/02/09
plan and recommendations for development of the Kyle Canyon
property.
The City Council approved a required review (DIR-38680) of a
08/04/10 development report pursuant to Subsection 9.01 of the Kyle Canyon
Development Agreement. Staff recommended approval.
The City Council approved a request or possible action on a request
for required review (DIR-42369) of a development report as required
08/17/11 by Subsection 9.01 of that certain Development Agreement between
the city of Las Vegas and Kyle Acquisition Group, LLC dated August 8,
2007. Staff recommended approval.
The City Council approved a request to Amend the Master Plan of
Streets and Highways (GPA-41958) to realign Sheep Mountain
11/16/11 Parkway between Grand Teton Drive and Fort Apache Road and
delete master planned roadways within the Kyle Canyon master plan
area. Planning Commission and staff recommended approval.
The City Council approved a request for a Petition to Vacate (VAC-
11/16/11 42250) portions of the Sheep Mountain Parkway right-of-way grant.
The Planning Commission and staff recommended approval.
The City Council approved a request regarding the amending of the
Development Agreement (DIR-42266) for the Kyle Canyon
Development on approximately 1,662 acres at the southwest corner of
11/16/11
Fort Apache Road and Moccasin Road. Planning Commission and
staff recommended approval. The Development Agreement (Doc.
#201206260000001) was recorded on 06/26/12.
The Planning Commission approved a Tentative Map (TMP-53058) for
a 45-lot subdivision on 1,661.8 acres approximately 1,800 feet north of
04/08/14
Horse Drive on the west side of Oso Blanca Road. Staff
recommended approval.
The City Council approved a request or possible action on a request
for required review (DIR-54776) of a development report as required
08/06/14 by Subsection 9.01 of that certain Development Agreement between
the city of Las Vegas and Kyle Acquisition Group, LLC dated August 8,
2007. Staff recommended approval.

NE
TMP-72766 [PRJ-72678]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting

Related Relevant City Actions by P&D, Fire, Bldg., etc.


The Final Map (FMP-53700) for a proposed four-pod residential
09/18/14 subdivision (Skye Canyon Phase 1) on 163.65 acres at the northwest
corner of Grand Teton Drive and Grand Canyon Drive was recorded.
The City Council approved a Variance (VAR-55892) to allow
deviations from the Street Naming Guidelines and Street Naming
Configuration sections of the City of Las Vegas Street Naming and
Addressing Assignment Regulations, 2009 Edition on Horse Drive
01/21/15
between the US 95 and Iron Mountain Road, Fort Apache Road
between the US 95 and Moccasin Road, as well as on Hualapai Way
from Grand Teton Drive to Moccasin Road, respectively. The Planning
Commission and staff recommended approval.
The City Council approved a request a Street Name Change (SNC-
55060) from Horse Drive to: Skye Canyon Park Drive (between the US
95 and Iron Mountain Road); from Fort Apache Road to North Skye
01/21/15 Canyon Park Drive (between the US 95 and Moccasin Road); and
from Hualapai Way to Skye Village Road (between Grand Teton Drive
and Moccasin Road). The Planning Commission and staff
recommended approval.
The City Council approved a Directors Business Item (DIR-57816) for
04/15/15 the 2nd amendment to the Kyle Canyon Development agreement. The
Planning Commission and Staff recommended approval on 03/10/15.
Department of Planning staff approved an administrative site plan
05/04/15 (SDR-58930) for a conceptual review of Skye Canyon parks 1.5, 1.6,
and 2.13.
The City Council approved a Director’s Business Item (DIR-59826)
regarding the adoption of a parks agreement accompanying the 2nd
07/15/15
amendment to the Sky Canyon development agreement. The
Planning Commission and staff recommend approval.
The City Council approved a Directors Business Item (DIR-63962) for
07/20/16 the 3rd amendment to the Kyle Canyon Development agreement. The
Planning Commission and staff recommended approval on 06/14/16.
The City Council approved a Director’s Business Item (DIR-65021)
regarding the adoption of a parks agreement accompanying the 3 rd
07/20/16
amendment to the Sky Canyon development agreement. Staff
recommended approval.
The Final Map (FMP-61563) for a 13-POD residential/park subdivision
01/13/17 on 214.68 acres at the northwest corner of Grand Teton Drive and
Skye Village Road was recorded.

Most Recent Change of Ownership


03/07/17 A deed was recorded for a change in ownership.

NE
TMP-72766 [PRJ-72678]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting

Related Building Permits/Business Licenses


There are no related building permits and/or business licenses for the subject site.

Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
02/13/18
requirements for a Tentative Map application were discussed.

Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.

Field Check
Staff observed the subject site during a routine filed check and did not
03/01/18
observe anything of concern.

Details of Application Request


Site Area
Net Acres 12.25

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
TND (Traditional
Subject T-D (Traditional
Undeveloped Neighborhood
Property Development)
Development)
TND (Traditional
T-D (Traditional
North Community Park Neighborhood
Development)
Development)
PCD (Planned
Single Family, PD (Planned
South Community
Detached Development)
Development)
TND (Traditional
Single Family, T-D (Traditional
East Neighborhood
Detached Development)
Development)
TND (Traditional
T-D (Traditional
West Undeveloped Neighborhood
Development)
Development)

NE
TMP-72766 [PRJ-72678]
Staff Report Page Nine
April 10, 2018 - Planning Commission Meeting

Master and Neighborhood Plan Areas Compliance


Skye Canyon Master Plan Area Y
Special Area and Overlay Districts Compliance
T-D (Traditional Development) District Y
Other Plans or Special Requirements Compliance
Trails - Equestrian Y
Las Vegas Redevelopment Plan Area N/A
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A

DEVELOPMENT STANDARDS

Pursuant to Kyle Canyon R-1 (Single Family Residential District) Development


Standards, the following standards apply:
Standard Required/Allowed Provided Compliance
Min. Lot Size 4,500 SF 5,452 SF Y
Min. Lot Width 40 Feet 50 Feet Y
Standard Required/Allowed
Min. Setbacks
 Front 10 Feet to Living, Porch, or Attached Side Entry Garage
18 Feet to Face of Front Entry Garage Door
 Side 5 Feet
 Corner 5 Feet to Porch
10 Feet to Living
 Rear 10 Feet to Living
Min. Distance Between
Buildings 6 Feet
Max. Lot Coverage 60 %
Max. Building Height 2 Stories / 35 Feet

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Minor Collector Kyle Canyon
Eagle Canyon
Street with Bike Development 40 Feet Y
Avenue
Lanes Standards
Kyle Canyon
Skye Village
Arterial Street Development 97 Feet Y
Road
Standards

NE
TMP-72766 [PRJ-72678]
Staff Report Page Ten
April 10, 2018 - Planning Commission Meeting

Streetscape Standards Required Provided Compliance


A 43-foot right-of-way
The 43-foot right-of-way
including 29-foot wide
includes 29-foot wide
vehicle travel lanes,
vehicle travel lanes, with
with an adjacent 17-
an adjacent 17-foot wide
foot wide common lot
common lot including a
including a six -foot
six -foot wide sidewalk,
Egan Canyon Avenue wide sidewalk, with a Y
with a six and five-foot
six and five-foot wide
wide landscape buffer
landscape buffer width.
width. A two-foot wide
A two-foot wide “L”
“L” type curb and gutter,
type curb and gutter,
and five-foot wide bike
and five-foot wide bike
lane.
lane.
The 91-foot right-of-
The 91-foot right-of-way
way including 77-foot
includes 77-foot wide
wide vehicle travel
vehicle travel lanes, with
lanes, with an adjacent
an adjacent 32-foot wide
32-foot wide common
common lot including an
lot including an eight -
eight -foot wide
Skye Village Road foot wide sidewalk, Y
sidewalk, with a 19 and
with a 19 and five-foot
five-foot wide landscape
wide landscape buffer
buffer width. A two-foot
width. A two-foot wide
wide “L” type curb and
“L” type curb and
gutter, and five-foot wide
gutter, and five-foot
bike lane.
wide bike lane.
47-foot wide right-of- 49-foot wide right-of-
way, including five-foot way, including five-
Private Street - Interior sidewalk and 2.5-foot foot sidewalk and 2.5- Y
“roll” type curb and foot “roll” type curb and
gutter. gutter.
35-foot wide stub street, 37-foot wide stub
including five-foot street, including five-
Stub Street (Private) - sidewalk and 2.5-foot foot sidewalk and 2.5-
Y
Interior “roll” type curb and foot “roll” type curb and
gutter. A maximum gutter. Less than 150
length of 150 feet. feet in length.

NE
TMP-72766

PRJ-72678
03/12/18
″‫ں‬7ผ゜‫̶ں‬7㌱7 ㅡ㈠ɱฎ7₡—゜Ŵ㌱ฌ

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TMP-72766

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TMP-72766
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TMP-72766
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TMP-72766
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TMP-72766
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ㅡƥƥ7ОDz7ḚAƆ
Ɔ ì ù Dz 7b A Ќ ù Ḷ Ќ 7●●ฌ

‫ ں‬ธƥƥ7ОЋb7Û7
О Ġ A Ɔ Dz 7ธ7ֱ7О A Ő b Dz Ձ7ธ㈠‫ ̶ں‬ฌ
ОĠḶЌDz7ӧՙxธỏ7ธฎㅡֱㄦ̶xxฌ
ㄦՙㅡx7Ɔ㈠7AŐЋ●ՁՁDz7Ɔ╗ŐDzDz╗7 ธ‫ں‬″ⓒ7ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ںں‬ฎฌ

b Ḷ Ќ Ɔ Ⓢ Ձ╗●Ќ Ḛ 7Dz Ќ Ḛ ●Ќ Dz Dz Ő Ɔ 7ִ 7О ՁA Ќ Ќ Dz Ő

̶″ƥƥ7ҜՁbО7Û7
bDz7ƥCƥฌ

ㅡƥƥ7ОDz7ḚAƆ7
̶ㄦ7 ̶ㅡ7 ̶̶7 ̶ธ7 ̶‫ں‬7 ̶x7 ธɱ7 ธฎ7 ธՙ7 ธ″7 ธㄦ7 ธㅡ7 ธ̶7 ธ‫ں‬ฌ
ธธฌ

‫ں‬ธƥƥ7ОЋb7Û7
Աฌ
╗ Ҝ ֱ‫ں‬ฌ
ธxฌ
̶″ƥƥ7ҜՁbО7Û7

ㅡ ƥƥ7ОDz7ḚAƆ7
″ƥƥ7Ûฌ
●ŐDz7ƆìùDz7AЋDzฌ

‫ں‬ɱฌ
bDz7ƥḚƥฌ

Ա
╗ Ҝ ֱ‫ں‬ฌ
bDz7ƥƥฌ Aฌ bDz7ƥDzƥฌ
̶″ฌ ╗Ҝ ֱ‫ں‬ฌ
ㄦɱฌ ㄦฎ7 ㄦ̶7 ㄦธฌ
ƥƥ7ОЋb7Û7
̶″ƥƥ7ҜՁbО7Û7

ㅡƥƥ7ОDz7ḚAƆ7
‫ں‬ธ7

‫ں‬ฎฌ
Aฌ
╗Ҝ ֱ‫ں‬7 bDz7ƥԱƥฌ Ɔ ì ù Dz 7b A Ќ ù Ḷ Ќ ฌ
̶ՙฌ О A Ő b Dz Ձ7‫ں‬㈠‫ں‬7ֱ7О Ġ A Ɔ Dz 7ธ
Ɔì ù Dz 7b A Ќ ù Ḷ Ќ 7●●ฌ ″x7 ㄦՙ7 ㄦㅡ7 ㄦ‫ں‬ฌ
О Ġ A Ɔ Dz 7ธ7ֱ ‫ں‬ՙฌ
О A Ő b Dz Ձ7ธ㈠‫ں‬ㄦ ฌ

bAՁ●bḶ7Ɔ╗ฌ
b●╗ù7Ḷ 7ՁAƆ7ЋDzḚAƆⓒ7ЌЋฌ

ㅡƥƥ7ОDz7ḚAƆ

̶ฎฌ Dzฌ
″‫ں‬7 ㄦ″7 ㄦㄦ7
̶″ƥƥ7ҜՁbО7Û7

ㄦxฌ ╗ Ҝ ֱ‫ں‬ฌ

ƆìùDz7Ɔ╗ŐⓈbì7CŐฌ
Aฌ ‫ں‬″ฌ
╗ Ҝ ֱ‫ں‬ฌ

̶ɱฌ
‫ ں‬ธƥƥ7ОЋb7Û7

bDz7ƥҜƥฌ

ÛAŐҜ7ƆìùDz7Ɔ╗ฌ
bDz7ƥՁƥ7 ‫ں‬ㄦฌ
ㅡƥƥ7ОDz7ḚAƆ7

ㅡㄦ7 ㅡ″7 ㅡՙ7 ㅡฎ7 ㅡɱฌ


ㅡx7 ㅡ‫ں‬7 ㅡธ7 ㅡ̶7 ㅡㅡ7
Ɔ ì ù Dz 7Ћ ●ՁՁA Ḛ Dz 7Ő C ฌ
̶″ƥƥ7ҜՁbО7Û7

‫ں‬ฌ
╗ Ҝ ̶ֱฌ ‫ں‬ㅡฌ
bDz7ƥĠƥฌ
╗ Dz Ќ ╗A ╗ ●Ћ Dz 7Ҝ A О 7

‫ ں‬ธƥƥ7ОЋb7Û7
ㅡƥƥ7ОDz7ḚAƆ7

‫̶ں‬ฌ
Ɔ ì ù Dz 7b A Ќ ù Ḷ Ќ 7●●7ֱ7О A Ő b Dz Ձ 7ธ㈠‫ں‬ㅡ7
Ќ ●Ќ Dz ╗ù 7●Ћ Dz 7Ҝ A Ќ A Ḛ Dz Ҝ Dz Ќ ╗7ՁՁb 7

ƆìùDz7ƆACCՁDz7AЋDzฌ
b Dz 7ƥì ƥฌ
̶″ƥƥ7ҜՁbО7Û7

Aฌ

A
╗ Ҝ ֱ‫ں‬ฌ

╗ Ҝ ֱ‫ں‬ฌ
bDz7ƥAƥ7 ‫ں‬ธฌ
bฌ
ㅡƥƥ7ОDz7ḚAƆ7

╗Ҝ ֱ‫ ں‬ฌ
‫ں‬x7 ‫ںں‬ฌ

7C Ő ฌ
ฎ7 ɱฌ
‫ں‬ธƥƥ7ОЋb7Û7

ㄦ7 ″7 ՙ7
‫ں‬7
Ɔ‫ں‬ธฌ
╗‫ں‬ɱฌ
Őㄦɱ7

ธ7 ̶7 ㅡ7
bDz7ƥbƥฌ
‫ں‬ฎ
ƥƥ 7Ɔ

●b Dz 7Ա Ḷ Ṳ
̶″ƥƥ7ҜՁbО7Û7

Cฌ

ฎƥƥ7ОЋb
7Ûฌ ㅡ ƥƥ7ОDz7ḚAƆฌ ㅡ ƥƥ7ОDz7ḚAƆฌ
b Dz 7ƥİƥ7 bDz7ƥԱƥฌ ฎ ƥƥ7ОЋb7Ûฌ ՁDz Ḛ Dz Ќ C ฌ
ㅡฎƥƥ7Ɔ ฎƥƥ7C●О7Û
Cฌ b Dz 7ƥ●ƥ7 ฎƥƥ7C●О7Û
ㅡƥƥ7ОDz7ḚAƆ7

ฎƥƥ7ОЋb
7Ûฌ ՙ ธƥƥ7ƆCฌ
ㅡฎƥƥ7ƆC ㄦ ㅡƥƥ7ƆCฌ
ฎƥƥ7ОЋb7Ûฌ ㄦㅡƥƥ7ƆC
‫ ں‬xƥƥ7ƆƆ
ฌ ฎƥƥ7ОЋb7Ûฌ DzAḚՁDz7bAЌùḶЌ7AЋDzฌ ‫ ں‬xƥƥ7ОЋb7ƆƆ ‫ ں‬xƥƥ7ОЋb7ƆƆฌ
ㄦ ㅡƥƥ7ƆC ‫ ں‬xƥƥ7ƆƆฌ Ḷ Ձù ‫ں‬ՙ‫ں‬ɱֱxxxฌ
ㅡฎƥƥ7ƆC ㅡฎƥƥ7ƆC ‫ں‬xƥƥ7ƆƆ
ฌ ㅡ ฎƥƥ7ƆCฌ ㅡฎƥƥ7ƆC ‫ ں‬xƥƥ7ƆƆ
ฎ ƥƥ7C●О7Ûฌ

‫ ں‬xƥƥ7ƆƆ ㅡฎƥƥ7ƆC ‫ں‬xƥƥ7ƆƆ


‫ں‬xƥƥ7ƆƆ
‫ ں‬xƥƥ7ƆƆฌ
‫ ں‬xƥƥ7ƆƆฌ ‫ں‬xƥƥ7ƆƆ
‫ ں‬ธƥƥ7C●О7Û7
̶″ƥƥ7ҜՁbО7Û7


╗ Ҝ ֱ‫ں‬ฌ

╗Ҝ ̶ֱฌ
ㅡ ƥƥ7ОDz7ḚAƆ7

Ɔ ì ù Dz 7b A Ќ ù Ḷ Ќ ฌ
ㅡธƥƥ7ƆCฌ

 Ⓢ ╗Ⓢ Ő Dz 7Ɔ ì ù Dz 7b A Ќ ù Ḷ Ќ 7●●ฌ О A Ő b Dz Ձ7‫ں‬㈠̶ ฌ ОŐİֱՙธ″ՙฎ


О Ġ A Ɔ Dz 7ธ7ֱ7О A Ő b Dz Ձ7ธ㈠ธɱ ฌ xธ゜ธธ゜‫ں‬ฎ
╗Ҝֱธฌ
ՁbО7Û7

TMP-72766
AṲ7ӧՙxธỏ7ธฎㅡֱㄦ̶ɱɱฌ

ĠAЌ● AЌฌ
ḚŐḶⓈОฌ
ƆՁA╗DzŐฌ

О Ձฌ

Û A Ő Ҝ 7Ɔ ì ù Dz 7Ɔ ╗ ฌ

b Ձฌ
ОĠḶЌDz7ӧՙxธỏ7ธฎㅡֱㄦ̶xxฌ
ㄦՙㅡx7Ɔ㈠7AŐЋ●ՁՁDz7Ɔ╗ŐDzDz╗7 ธ‫ں‬″ⓒ7ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ںں‬ฎฌ

b Ḷ Ќ Ɔ Ⓢ Ձ╗●Ќ Ḛ 7Dz Ќ Ḛ ●Ќ Dz Dz Ő Ɔ 7ִ 7О ՁA Ќ Ќ Dz Ő

ՁḶ ╗7ㅡxฌ
ՁḶ ╗7ㅡ‫ ں‬ฌ
ՁḶ ╗7ㅡธ ฌ
ՁḶ ╗7ㅡ̶ ฌ
ՁḶ ╗7ㅡㅡ ฌ
ՁḶ ╗7ㅡㄦ 7 Ɔ ì ù Dz 7Ɔ ╗Ő Ⓢ b ì 7C Ő ฌ
О Ձฌ
ՁḶ ╗7ㅡ″ ฌ
b Ձฌ
ՁḶ ╗7ㅡՙ ฌ
Ɔ ì ù Dz 7Ћ ●ՁՁA Ḛ Dz 7Ő C ฌ
ՁḶ ╗7ㅡฎ ฌ
ՁḶ ╗7ㅡɱ 7 Ձ Ḷ ╗7‫ں‬ㅡ7 b Ձฌ
b●╗ù7Ḷ 7ՁAƆ7ЋDzḚAƆⓒ7ЌЋฌ

‫ں‬㈠7Û Dz Ɔ ╗7ֱ7Dz A Ɔ ╗7b Ő Ḷ Ɔ Ɔ 7Ɔ Dz b ╗●Ḷ


7ֱ7О ЌŐ Ḷ ●ՁDz 7Ћ ●Dz Û ฌ
╗ Dz Ќ ╗A ╗ ●Ћ Dz 7Ҝ A О 7

●Ő Dz 7Ɔ ì ù Dz 7A Ћ Dz ฌ
Ɔ ì ù Dz 7b A Ќ ù Ḷ Ќ 7●●7ֱ7О A Ő b Dz Ձ 7ธ㈠‫ں‬ㅡ7
Ќ ●Ќ Dz ╗ù 7●Ћ Dz 7Ҝ A Ќ A Ḛ Dz Ҝ Dz Ќ ╗7ՁՁb 7

О Ձฌ
b Ձฌ
Dz A Ḛ ՁDz 7b A Ќ ù Ḷ Ќ 7A Ћ Dz ฌ
ОՁ7 Ɔ ì ù Dz 7Ɔ A C C ՁDz 7A Ћ Dz ฌ

DzṲ 7b Ձ 7 ՁḶ ╗7ㄦธ7 ՁḶ ╗7ธㅡฌ
b Ձ7 ՁḶ ╗7ㄦ‫ں‬ฌ
ՁḶ ╗7ㄦxฌ

ՁḶ ╗7‫ں‬x7 ՁḶ ╗7ㅡฎฌ
Ɔ‫ں‬ธฌ
╗‫ں‬ɱฌ
Őㄦɱ7

Ḷ Ձù ‫ں‬ՙ‫ں‬ɱֱxxxฌ

ธ㈠7Ɔ Ḷ Ⓢ ╗Ġ 7ֱ7Ќ Ḷ Ő ╗Ġ 7b Ő Ḷ Ɔ Ɔ 7Ɔ Dz b ╗●Ḷ


7ֱ7ОЌŐ Ḷ ●ՁDz 7Ћ ●Dz Û ฌ
ОŐİֱՙธ″ՙฎ
xธ゜ธธ゜‫ں‬ฎ
╗Ҝ̶ֱฌ

TMP-72766
Ќ Ḷ ╗Dz ̬ฌ

TMP-72766
xธ゜ธธ゜‫ں‬ฎ
ОŐİֱՙธ″ՙฎ
Ɔ‫ں‬ธฌ b●╗ù7Ḷ 7ՁAƆ7ЋDzḚAƆⓒ7ЌЋฌ
╗‫ں‬ɱฌ
Őㄦɱ7 Ќ ●Ќ Dz ╗ù 7●Ћ Dz 7Ҝ A Ќ A Ḛ Dz Ҝ Dz Ќ ╗7ՁՁb 7 ƆՁA╗DzŐฌ
ĠAЌ● AЌฌ
Ɔ ì ù Dz 7b A Ќ ù Ḷ Ќ 7●●7ֱ7О A Ő b Dz Ձ 7ธ㈠‫ں‬ㅡ7 ḚŐḶⓈОฌ
b Ḷ Ќ Ɔ Ⓢ Ձ╗●Ќ Ḛ 7Dz Ќ Ḛ ●Ќ Dz Dz Ő Ɔ 7ִ 7О ՁA Ќ Ќ Dz Ő
╗ Dz Ќ ╗A ╗ ●Ћ Dz 7Ҝ A О 7 ㄦՙㅡx7Ɔ㈠7AŐЋ●ՁՁDz7Ɔ╗ŐDzDz╗7 ธ‫ں‬″ⓒ7ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ںں‬ฎฌ

╗Ҝֱㅡฌ
ОĠḶЌDz7ӧՙxธỏ7ธฎㅡֱㄦ̶xxฌ AṲ7ӧՙxธỏ7ธฎㅡֱㄦ̶ɱɱฌ

Ḷ Ձù ‫ں‬ՙ‫ں‬ɱֱxxxฌ
TMP-72766 [PRJ-72678] - TENTATIVE MAP - APPLICANT: NINETY-FIVE MANAGEMENT, LLC - OWNER: KAG
DEVELOPMENT WEST, LLC
NORTHWEST CORNER OF EAGLE CANYON DRIVE AND SKYE VILLAGE ROAD
03/05/18
TMP-72766 [PRJ-72678] - TENTATIVE MAP - APPLICANT: NINETY-FIVE MANAGEMENT, LLC - OWNER: KAG
DEVELOPMENT WEST, LLC
NORTHWEST CORNER OF EAGLE CANYON DRIVE AND SKYE VILLAGE ROAD
03/05/18
TMP-72766 [PRJ-72678] - TENTATIVE MAP - APPLICANT: NINETY-FIVE MANAGEMENT, LLC - OWNER: KAG
DEVELOPMENT WEST, LLC
NORTHWEST CORNER OF EAGLE CANYON DRIVE AND SKYE VILLAGE ROAD
03/05/18
TMP-72766 [PRJ-72678] - TENTATIVE MAP - APPLICANT: NINETY-FIVE MANAGEMENT, LLC - OWNER: KAG
DEVELOPMENT WEST, LLC
NORTHWEST CORNER OF EAGLE CANYON DRIVE AND SKYE VILLAGE ROAD
03/05/18
TMP-72766 [PRJ-72678] - TENTATIVE MAP - APPLICANT: NINETY-FIVE MANAGEMENT, LLC - OWNER: KAG
DEVELOPMENT WEST, LLC
NORTHWEST CORNER OF EAGLE CANYON DRIVE AND SKYE VILLAGE ROAD
03/05/18
TMP-72766 [PRJ-72678] - TENTATIVE MAP - APPLICANT: NINETY-FIVE MANAGEMENT, LLC - OWNER: KAG
DEVELOPMENT WEST, LLC
NORTHWEST CORNER OF EAGLE CANYON DRIVE AND SKYE VILLAGE ROAD
03/05/18
TMP-72766 [PRJ-72678] - TENTATIVE MAP - APPLICANT: NINETY-FIVE MANAGEMENT, LLC - OWNER: KAG
DEVELOPMENT WEST, LLC
NORTHWEST CORNER OF EAGLE CANYON DRIVE AND SKYE VILLAGE ROAD
03/05/18
)֭⇡ผ—Ŵผੂ7″ⓒ7ธx‫ں‬ฎ

bħ‫ੂש‬7ਙ⑾7ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯
ОкŴ่่ħ่‫ف‬7Ŵ่₡7C֭‫֭ﭨ‬кਙऑこ่֭‫ש‬
̶̶̶7Ɔ㈠7ŐŴ่㌱γਙ7Cผħ‫֭ﭨ‬
ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7ЌЋ77ฎɱ‫ں‬x‫ں‬

ŐDz̬77 Ɔੂ֭7bŴ่ੂਙ่7ОŴผ㌱֭к7ธ㈠‫ں‬ㅡ
İ—⎯‫ש‬ħ⑾ħ㌱Ŵ‫ש‬ħਙ่7Ձ֭‫֭שש‬ผ7⑾ਙผ7Ŵ7╗่֭‫ש‬Ŵ‫ש‬ħ‫֭ﭨ‬7ҜŴऑ7Оผֱ֭Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่
AОЌ7Ќ—こ⇡֭ผ7‫ں‬ธ″ֱ‫ں‬ธֱՙ‫ں‬xֱxxธ

ƆкŴ‫֭ש‬ผ7ĠŴ่ħ⑾Ŵ่7Ḛผਙ—ऑⓒ7ਙ่7⇡֭γŴк⑾7ਙ⑾7‫ש‬γ֭7Ŵऑऑкħ㌱Ŵ่‫ש‬ⓒ7ìAḚ7C֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7Û֭⎯‫ש‬ⓒ7ՁՁbⓒ7ผ֭⎯ऑ֭㌱‫—⑾ש‬ккੂ7⎯—⇡こħ‫⎯ש‬ฌ
‫ש‬γħ⎯7㈾—⎯‫ש‬ħ⑾ħ㌱Ŵ‫ש‬ħਙ่7к֭‫֭שש‬ผ7ħ่7⎯—ऑऑਙผ‫ש‬7ਙ⑾7Ŵ7╗่֭‫ש‬Ŵ‫ש‬ħ‫֭ﭨ‬7ҜŴऑ7ӧ╗Ҝỏ7⑾ਙผ7‫ש‬γ֭7⎯—⇡㈾֭㌱‫ש‬7⎯ħ‫֭ש‬㈠

╗γ֭7⎯—⇡㈾֭㌱‫ש‬7⎯ħ‫֭ש‬7ħ⎯7кਙ㌱Ŵ‫֭ש‬₡7Ŵ‫ש‬7‫ש‬γ֭7่ਙผ‫ש‬γʉ֭⎯‫ש‬7㌱ਙผ่֭ผ7ਙ⑾7Ɔ;ੂ֭7ЋħккŴ‫֭ف‬7ŐਙŴ₡7Ŵ่₡7DzŴ‫ف‬к֭7bŴ่ੂਙ่7A‫֭—่֭ﭨ‬㈠
╗γ֭7 A⎯⎯֭⎯⎯ਙผɸ⎯7ОŴผ㌱֭к7Ќ—こ⇡֭ผ7 ħ⎯7 ‫ں‬ธ″ֱ‫ں‬ธֱՙ‫ں‬xֱxxธ㈠7 ╗γ֭7 ऑŴผ㌱֭к7 ħ⎯7 ŴऑऑผਙゥħこŴ‫֭ש‬кੂ7 ‫ں‬ธ㈠ธㄦ7 Ŵ㌱ผ֭⎯㈠7 7 ╗γ֭ฌ
ऑผਙऑਙ⎯֭₡7₡֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7㌱ਙ่⎯ħ⎯‫⎯ש‬7ਙ⑾7″‫ں‬7⎯ħ่‫ف‬к֭7⑾Ŵこħкੂ7ผ֭⎯ħ₡่֭‫ש‬ħŴк7кਙ‫⎯ש‬7ʉγħ㌱γ7ผ֭⎯—к‫⎯ש‬7ħ่7Ŵ7₡่֭⎯ħ‫ੂש‬7ਙ⑾7ㅡ㈠ɱฎ
ӧ₡—゜Ŵ㌱ỏ㈠77

╗γ֭7Оผਙ㈾֭㌱‫ש‬7ʉħкк7⇡֭7₡֭‫֭ﭨ‬кਙऑ֭₡7—⎯ħ่‫ف‬7Őֱ‫ں‬7₡֭⎯ħ‫่ف‬7⎯‫ש‬Ŵ่₡Ŵผ₡⎯㈠

╗γŴ่;7ੂਙ—7⑾ਙผ7㌱ਙ่⎯ħ₡֭ผħ่‫ف‬7‫ש‬γħ⎯7Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่7ผ֭‫ש⎯֭—׀‬㈠7Ок֭Ŵ⎯֭7㌱ਙ่‫ש‬Ŵ㌱‫ש‬7こ֭7Ŵ‫ש‬7ӧՙxธỏ7ธฎㅡֱㄦ̶xx7ħ⑾7ੂਙ—7γŴ‫֭ﭨ‬
Ŵ่ੂ7‫ש⎯֭—׀‬ħਙ่⎯7ผ֭‫ف‬Ŵผ₡ħ่‫ف‬7‫ש‬γħ⎯7Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่㈠77

Ɔħ่㌱֭ผ֭кੂⓒ

ƆкŴ‫֭ש‬ผ7ĠŴ่ħ⑾Ŵ่7Ḛผਙ—ऑⓒ7●่㌱㈠

Ɔ㈠7╗ผŴ㌱ੂ7Ɔ‫ש‬ผŴ‫שש‬ਙ่7
Ɔ่֭ħਙผ7Оผਙ㈾֭㌱‫ש‬7ҜŴ่Ŵ‫֭ف‬ผ

ОŐİֱՙธ″ՙฎ
ㄦՙㅡx7Ɔ㈠7Aผ‫ﭨ‬ħкк֭7Ɔ‫ש‬ผ֭֭‫ש‬7 ธ‫ں‬″ⓒ7ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7ЌЋ7ฎɱ‫ںں‬ฎ777ऑγ7ӧՙxธỏ7ธฎㅡֱㄦ̶xx77⑾Ŵゥ7ӧՙxธỏ7ธฎㅡֱㄦ̶ɱɱ
⑾Ŵゥ ӧՙxธỏ ธฎㅡֱㄦ̶ɱɱ
xธ゜ธธ゜‫ں‬ฎ
ОŴ‫֭ف‬7‫ں‬7ਙ⑾7‫ں‬

TMP-72766
ОŐİֱՙธ″ՙฎ
xธ゜ธธ゜‫ں‬ฎ

TMP-72766
Agenda Item No.: 10.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
SUP-72749 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER:
SUMMERLIN RANCH PLAZA, LLC - For possible action on a request for a Special Use
Permit FOR A PROPOSED 5,320 SQUARE-FOOT GAMING (RESTRICTED) USE at 9436
West Lake Mead Boulevard, Suites #1-5 (APN 138-18-821-009), P-C (Planned Community)
Zone, Ward 4 (Anthony) [PRJ-72682]. Staff recommends APPROVAL.

MAY GO TO CITY COUNCIL ON 5/16/2018


OR MAY BE FINAL ACTION (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 5 Planning Commission Mtg. 1
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps - SUP-72749 AND SUP-72750 [PRJ-72682]
2. Conditions and Staff Report - SUP-72749 AND SUP-72750 [PRJ-72682]
3. Supporting Documentation - SUP-72749 AND SUP-72750 [PRJ-72682]
4. Photo(s) - SUP-72749 AND SUP-72750 [PRJ-72682]
5. Justification Letter - SUP-72749 AND SUP-72750 [PRJ-72682]
6. Protest/Support Postcards/E-Comment Log for SUP-72749 and SUP-72750 [PRJ-72682
SUP-72749 AND SUP-72750 [PRJ-72682]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: SUMMERLIN RANCH PLAZA, LLC

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
SUP-72749 Staff recommends APPROVAL, subject to conditions:
SUP-72750 Staff recommends APPROVAL, subject to conditions:

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 33

NOTICES MAILED 984 - SUP-72749 and SUP-72750

PROTESTS 5

APPROVALS 1

CS
SUP-72749 AND SUP-72750 [PRJ-72682]
Conditions Page One
April 10, 2018 - Planning Commission Meeting

** CONDITIONS **

SUP-72749 CONDITIONS

Planning

1. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.

2. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.

3. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.

4. Approval of this Special Use Permit does not constitute approval of a liquor
license.

5. This business shall operate in conformance to Chapter 6.50 of the City of Las
Vegas Municipal Code.

6. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.

SUP-72750 CONDITIONS

Planning

1. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.

CS
SUP-72749 AND SUP-72750 [PRJ-72682]
Conditions Page Two
April 10, 2018 - Planning Commission Meeting

2. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.

3. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.

4. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.

CS
SUP-72749 AND SUP-72750 [PRJ-72682]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

This is a request for two Special Use Permits, one to allow a Gaming (Restricted) use
and a second to allow a Pub, Bar and Lounge use at 9436 West Lake Mead Boulevard,
Suites #1-5.

ISSUES

 A Special Use Permit is required for a Pub, Bar and Lounge use in the P-C
(Planned Community) zoning district. Staff recommends approval of the request.
 A Special Use Permit is required for a Gaming (Restricted) use in the P-C
(Planned Community) zoning district. Staff recommends approval of the request.

ANALYSIS

The subject site is located within an existing shopping center and is zoned P-C
(Planned Community) with a Sun City Summerlin land use designation of Commercial. It
is subject to Sun City Summerlin Development Standards and Summerlin Development
Standards. Per the submitted justification letter, date stamped 02/21/18, the applicant
intends to operate a Pub, Bar and Lounge use and Gaming (Restricted) use within a
5,320 square-foot tenant space. The Summerlin Development Standards defines the
Pubs, Bars & Lounges use as, “a place where the sale and service of alcoholic
beverages are sold by the drink, where meals are not required;” and a Gaming
(Restricted) use as, “a establishment which is used or intended to be used for gaming
activities for which a restricted gaming license is required pursuant to Title 6 of the Las
Vegas Municipal Code. For informational purposes, the term refers to an establishment
whose gaming operations are limited to not more than fifteen slot machines, incidental
to the primary business at the establishment, and no other game or gaming device.”

There are no minimum Special Use Permit requirements listed for a Pub, Bar or Lounge
use or Gaming (Restricted) use within the Summerlin Development Standards. The
proposal adheres to all minimum parking requirements, as the existing shopping center
provides shared access and parking throughout the subject site. Staff finds that the
proposed uses can be conducted in a manner that is harmonious and compatible with
the surrounding area and is recommending approval of both applications.

CS
SUP-72749 AND SUP-72750 [PRJ-72682]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting

FINDINGS (SUP-72749 and SUP-72750)

In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:

1. The proposed land use can be conducted in a manner that is harmonious


and compatible with existing surrounding land uses, and with future
surrounding land uses as projected by the General Plan.

The proposed uses will be located within an existing 29,7000 square-foot


shopping center and can be conducted in a manner that is compatible with
existing and future surrounding land uses.

2. The subject site is physically suitable for the type and intensity of land use
proposed.

The subject site is physically suitable for the type and intensity of the proposed
uses. The proposed Gaming (Restricted) and Pubs, Bars and Lounge use will be
located within an existing shopping center, designed to provide area residents a
variety of services including a pub, bar and lounge with gaming.

3. Street or highway facilities providing access to the property are or will be


adequate in size to meet the requirements of the proposed use.

Site access to the Shopping Center is provided from Lake Mead Boulevard, a
100-foot wide Primary Arterial, as defined by the Master Plan of Streets and
Highways and is sufficient in size to accommodate the needs of the proposed
uses.

4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.

Approval of the proposed Special Use Permits will not compromise the public
health, safety and general welfare, as the use will be subject to regular
inspections.

5. The use meets all of the applicable conditions per the Summerlin
Development Standards.

There are no minimum Special Use Permit requirements listed for a Gaming
(Restricted) use or Pubs, Bars and Lounges use within the Summerlin
Development Standards.

CS
SUP-72749 AND SUP-72750 [PRJ-72682]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

BACKGROUND INFORMATION

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The subject property was annexed (A-0020-86) into the City of Las
12/01/86
Vegas.
The City Council approved a request for Rezoning (Z-0044-87) on the
subject property from N-U (Non-Urban) to P-C (Planned Community)
06/03/87
as part of a larger request. The Planning Commission and staff
recommended approval.
The City Referral Group approved a request for a Site Plan Review
(SC-0001-99) to allow a proposed 32,000 square-foot Shopping
02/17/99
Center on a 3.64 acre site at the northwest corner of Lake Mead
Boulevard and Del Webb Boulevard.
The City Council approved Special Use Permit (U-0057-00) for a
proposed Automobile Rental Facility for a maximum of five
06/21/00
automobiles at 9484 West Lake Mead Boulevard, Suite 1. The
Planning Commission and Staff recommended approval.
The Planning Commission approved Special Use Permit (SUP-40777)
03/08/11 for a proposed 945 square-foot Thrift Shop (Consignment) use at 9484
West Lake Mead Boulevard, Suite #6. Staff recommended approval.

Most Recent Change of Ownership


07/11/16 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


Business License (#G62-01788) was issued for an insurance sales
02/24/14 office at 9484 West Lake Mead Boulevard, #7. The license remains
active.
Business License (#G65-06446) was issued for a real estate office at
09/06/17
9436 West Lake Mead Boulevard, #11. The license remains active.
Business License (#G65-07595) was issued for a fitness facility at
12/18/17
9436 West Lake Mead Boulevard, #10. The license remains active.

Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant where the
02/14/18 submittal requirements were reviewed for proposed Special Use
Permits.

CS
SUP-72749 AND SUP-72750 [PRJ-72682]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting

Neighborhood Meeting
TIME: 6:00 pm
PLACE: Summerlin Library Conference Room
1771 Inner Circle Dr.
Las Vegas, NV 89134
03/22/18
 The applicant hosted a voluntary neighborhood meeting.
Planning Staff did not attend.

Field Check
Staff conducted a routine field check and found an active shopping
03/01/18
center. There were no signs of trash or debris.

Details of Application Request


Site Area
Net Acres 3.76

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
Subject Commercial (Sun City P-C (Planned
Shopping Center
Property Summerlin) Community)
Single Family, Single Family Homes P-C (Planned
North
Detached (Sun City Summerlin) Community)
SF3 (Single Family
Single Family, P-C (Planned
South Detached –
Detached Community)
Summerlin)
Commercial (Sun City P-C (Planned
East Shopping Center
Summerlin) Community)
Single Family, Duplex Home (Sun P-C (Planned
West
Attached City Summerlin) Community)

Master and Neighborhood Plan Areas Compliance


Sun City Summerlin Y
Special Area and Overlay Districts Compliance
No Applicable Special Area or Overlay Districts N/A

CS
SUP-72749 AND SUP-72750 [PRJ-72682]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting

Other Plans or Special Requirements Compliance


Trails N/A
Las Vegas Redevelopment Plan Area N/A
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A

DEVELOPMENT STANDARDS

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Master Plan of
Lake Mead
Primary Arterial Streets and 100 Y
Boulevard
Highways

Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
Shopping
29,700 SF 1:250 SF 119
Center
TOTAL SPACES REQUIRED 119 186 Y
Regular and Handicap Spaces Required 114 5 174 12 Y

CS
SUP-72749

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SUP-72749

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ㅡㄦฌ
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ฌ ‫ں‬xx㈠‫ں‬


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ƆĠ●ŐDz
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‫ں‬
‫ ں‬xՙ


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Ḷ7b ‫ںں‬ㄦฌxㅡ‫ں‬7 ‫ںں‬ㅡฌxㅡx7 ㅡธ7

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‫ں‬ธ‫ں‬ฌ ̶xฌธɱ7 ฎɱฌฎฎฌ


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SUP-72749 AND SUP-72750


ԱḶḶìฌ

ƆDzb㈠ฌ
AƆƆDzƆƆḶŐƥƆ7ОAŐbDzՁƆ77ֱ77bՁAŐì7bḶ㈠ⓒ7ЌЋ㈠ฌ

ҜAОฌ
╗γħ⎯7こŴऑ7ħ⎯7⑾ਙผ7Ŵ⎯⎯֭⎯⎯こ่֭‫ש‬7—⎯֭7ਙ่кੂ7Ŵ่₡7₡ਙ֭⎯7ЌḶ╗7ผ֭ऑผ֭⎯่֭‫ש‬7Ŵ7⎯—ผ‫ੂ֭ﭨ‬㈠7
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ҜAОฌՁDzḚDzЌCฌ
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ƆⓈԱ7ԱḶⓈЌCAŐùฌ
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ОҜ゜ՁC7ԱḶⓈЌCAŐùฌ
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ƆDzŐ
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xxㅡฌ ‫ں‬″ฎ7 xㄦɱฌ

ՙฌ
xㅡՙฌ

ㄦxฌ
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㈠ฎ

㈠ՙ
ՙx

xㄦ
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″‫ ں‬㈠ɱㅡฌ
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̶7 ՙՙ7 xㄦฎฌ Աฌ
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‫ں‬ㄦㅡ

‫̶ں‬ㄦ
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ฎՙ㈠
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7C

ՙ″ฌɱฌ

CDz
ՙㅡ ㈠x

‫ں‬ธՙฌ ОԱ7ㄦxֱㄦㅡฌ

ḶЌ 7CŐ
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ƆⓈЌ7b●╗ù7ƆⓈҜҜDzŐՁ●Ќֱ ‫ں‬ฎㄦ7
ฎ x㈠ՙ ฎฌ ธ ‫ں‬″ ㈠ฎ

ՙㅡ㈠
‫ں‬xㅡ7 ฎ ‫ں‬㈠x
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ОDz

̶ฎ
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xxㄦฌ xㅡ″ ″ ɱ㈠ ฎㄦ

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ԱA Ќì ̶ฎฌ ฎฌ

‫̶ں‬″㈠ธՙฌ
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ОԱ7ㅡ″ֱㅡธฌ
‫ں‬ธx7 ‫ں‬ธ‫ں‬ฌ

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‫̶ں‬ฌ ̶ฎ ՙɱ㈠‫ ں‬ㅡ

ՙ
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‫ں‬x ธ㈠ՙ
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‫ںں‬ㅡ7 ‫ںں‬ㄦฌ x″ธฌ
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ฌฌ
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ฌ ̶ฎฌ


‫ں‬ㄦฌ
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‫ں‬x ฎ

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ㄦՙ7 ฌ

ธฌ″ฎฌ xɱฎ7 xɱՙฌ


ฎ″㈠ธ

ㄦ ‫ں‬㈠
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‫ں‬″
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″‫ ں‬㈠″
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‫ں‬x ฎ㈠x″ฌ
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‫ں‬7 xxฎฌ
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‫ں‬xx ㈠ɱฎ ฌ


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‫ں‬x‫ ں‬ฌ

″ՙ7 ‫ں‬xธฌ ‫ں‬xxฌ ՙx x̶ㄦ7 x̶″ฌ ㈠ㅡ ɱ ‫ںں‬


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ՙธ
xxธฌ x̶ՙฌ

‫ں‬x ㄦฌ
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″″ ฌ

ธฌ
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‫ں‬″xฌ ‫ں‬ㄦɱฌ
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‫ں‬x̶㈠
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xธɱ7 x̶xฌ
‫ں‬ฌ ՙɱ㈠̶
7C Őฌ ՙ ฎ㈠ㄦ″ฌ ″ฎ㈠″ ՙฌ
‫ں‬ㄦㅡฌ

‫ں‬x ㄦฌ
x̶ ̶ฎ
ЋAՁՁDzù
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‫ں‬ฌ

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DzAḚՁ Dz7 xธՙ7 xธฎฌ
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̶ฎ
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㈠ฎ
ฎฌ
ธฌ

‫ں‬ՙฌ ОҜ7 ‫ںں‬ՙ̶ֱ″ฌ


‫ ںں‬″

‫ں‬7
̶ฎ
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xธ‫ں‬7 xธธ7
̶‫ں‬ฌ̶ธฌ

ՙɱ
‫̶ں‬ ㈠‫ ں‬″
̶ฎ
‫ں‬x

ՙฎ㈠‫ں‬ธฌ ″ฎ ㈠̶ㄦฌ ฌ
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‫ں‬ฎฌ

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ธ㈠ xㄦ

̶ㄦ ฌ

‫ں‬ɱฌ x‫̶ں‬7 x‫ں‬″7 x‫ں‬ՙ7 x‫ں‬ฎฌ ธՙ7 ธฎ7


‫ں‬xธ ㈠ɱ‫ں‬ฌ

‫ں‬xㅡ ㈠ㄦ̶ฌ
‫ں‬x̶ ㈠″ฎฌ

x‫ں‬ㅡ7 x‫ں‬ㄦ7
‫ں‬xㄦ ฌ

О╗7‫̶ں‬ฎֱ‫ں‬ՙ̶ֱ‫ں‬xֱxxธฌ
ธㄦฌธ″7
‫ں‬x ธ㈠
‫ں‬x

ธx7
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ฎฎ㈠ㄦ̶7
ธ̶7
ՙՙ㈠ ㄦㅡฌ
ธㅡ7 Cฌ ՙ‫ںں‬ฌ

㈠ɱฌ


ƆⓈЌ7b●╗ù7ƆⓈҜҜDzŐՁ●Ќֱ

ธ ㅡ‫ں‬

Ա7ԱՁЋC
ОԱ7ㅡxֱธㄦฌ
ⓈЌ●╗7ЌḶ7‫ں‬ฌ

7Û DzԱ
xx‫ں‬ฌ
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CDzՁ
xxธฌ О╗″ฌ
О╗7‫ں‬ฌ

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ㄦ7
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ՙธ ㈠‫̶ں‬
″ՙฌ

ฎ‫ں‬ฌ ՙธ ㈠‫̶ں‬ฌ
″ՙฌ

ㅡ̶ ̶ฌ
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x‫ں‬ɱ7 xธx7 xธ‫ں‬ฌ xธธฌ xธ̶ฌ ‫ ں‬ธ″㈠ ธ̶ฌ
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xxㅡฌ x‫ں‬″ฌ
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xxㄦฌ xx″ฌ
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‫̶ں‬ธ㈠ ″̶ฌ
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xxՙฌ xxฎฌ xธฎ7
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‫ں‬x xฌ

ㅡ̶ x‫̶ں‬ฌ ɱฎ7 ‫ں‬x″ฌ ‫ں‬xՙฌ xธɱฌ


ⓈЌ7b●╗ùฌ ฎ″7 xxɱฌ x‫ں‬x7 x‫ںں‬7 x‫ں‬ธ7
‫ں‬x ㅡ㈠″
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ՙɱ㈠ㅡՙฌ
ɱՙ7 ՙɱ㈠ㅡՙ

ㄦ7
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ՙxฌ
‫ ں‬xㄦฌ

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x̶xฌ

‫ں‬xxฌ
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″ɱ ㈠ㄦㅡฌ ՙɱ㈠ㅡ ՙ
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‫ں‬ฌ

ㅡ̶
ɱ‫ں‬ฌ


″ɱ ㈠ㄦㅡ ฎx


ㅡ̶
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̶ฌ

‫ں‬ฌ

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‫ں‬ฌ
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ฎx㈠ x‫ں‬ฌ
ธฌ
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ธฌ
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ՙ ОԱ7ㅡՙֱฎ‫ں‬ฌ

ՙ㈠
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‫ں‬ธ
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ՙธ ㈠̶ㄦฌ ՙ ธ㈠̶ㄦ
7CŐฌ
ƆⓈҜ
ՙฌ
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ՙธ㈠̶ ㄦฌ ՙธ㈠ㅡɱฌ
ɱㅡ

xx̶7 ㅡ ㄦ㈠ธ ㄦฌ


″ɱ ㈠̶ ՙ ՙธ ㈠̶ㄦ

xฌ
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xxㄦฌ ‫ ںں‬ฎ㈠

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x̶ฎ7
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ՙฌ ՙ ธ㈠̶
‫̶ںں‬7 xㅡ̶7 x̶ՙฌ

″xฌ
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xㅡㅡ7 ՙx
x̶″7 Ⓢ
‫ں‬x ‫ں‬

″ɱ㈠̶ ՙฌ ՙxฌ ՙ‫ں‬


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ธ̶7

ธ″ ฌ ‫ںں‬ㅡ7 xㄦฎฌ xㅡ″ฌ ‫ں‬ธ7 ‫ںں‬7 ‫ں‬x7 ɱ7 ฎฌ ՙ7 x̶ㅡ7 x̶̶ฌ ОԱ7ㅡㄦֱՙxฌ
ՙธ ฌ
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‫ں‬xㅡ㈠ ㅡฎฌ

ㄦฌ
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″ɱ㈠ ㅡ″7
‫ںں‬ㄦฌ ‫ں‬ㄦ7
ㅡxxฎฌ
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″ɱ㈠ ㅡ″ฌ ″ɱ㈠ㅡ″7 ㅡ‫ں‬ฌ


xㄦՙฌ xㅡฎ7 x̶‫ں‬ฌ
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‫ں‬xㄦฌ
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SUP-72749 AND SUP-72750


SUP-72749 [PRJ-72682] - SPECIAL USE PERMIT RELATED TO SUP-72750 - APPLICANT/OWNER: SUMMERLIN
RANCH PLAZA, LLC
9436 WEST LAKE MEAD BOULEVARD, SUITES #1-5
03/01/18
SUP-72749 [PRJ-72682] - SPECIAL USE PERMIT RELATED TO SUP-72750 - APPLICANT/OWNER: SUMMERLIN
RANCH PLAZA, LLC
9436 WEST LAKE MEAD BOULEVARD, SUITES #1-5
03/01/18
SUP-72749 [PRJ-72682] - SPECIAL USE PERMIT RELATED TO SUP-72750 - APPLICANT/OWNER: SUMMERLIN
RANCH PLAZA, LLC
9436 WEST LAKE MEAD BOULEVARD, SUITES #1-5
03/01/18
ОŐİֱՙธ″ฎธ
xธ゜ธ‫ں゜ں‬ฎ

SUP-72749 AND SUP-72750


ОŐİֱՙธ″ฎธ
xธ゜ธ‫ں゜ں‬ฎ

SUP-72749 AND SUP-72750


Agenda Item No.: 11.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
SUP-72750 - SPECIAL USE PERMIT RELATED TO SUP-72749 - PUBLIC HEARING -
APPLICANT/OWNER: SUMMERLIN RANCH PLAZA, LLC - For possible action on a
request for a Special Use Permit FOR A PROPOSED 5,320 SQUARE-FOOT PUBS, BARS &
LOUNGES [LIQUOR ESTABLISHMENT (TAVERN)] USE at 9436 West Lake Mead
Boulevard, Suites #1-5 (APN 138-18-821-009), P-C (Planned Community) Zone, Ward 4
(Anthony) [PRJ-72682]. Staff recommends APPROVAL.

MAY GO TO CITY COUNCIL ON 5/16/2018


OR MAY BE FINAL ACTION (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 5 Planning Commission Mtg. 1
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SUP-72750

ОŐİֱՙธ″ฎธ
xธ゜ธ‫ں゜ں‬ฎ
SUP-72750

ОŐİֱՙธ″ฎธ
xธ゜ธ‫ں゜ں‬ฎ
Agenda Item No.: 12.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
SUP-72688 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: NO DRAMA
BAIL BONDS - OWNER: DANIAL AND LINDA R. READ - For possible action on a request
for a Special Use Permit FOR A PROPOSED BAILBOND SERVICE USE at 1610 East
Charleston Boulevard, Suite #110 (APN 162-02-112-001), C-1 (Limited Commercial) Zone,
Ward 3 (Coffin) [PRJ-72687]. Staff recommends APPROVAL.

MAY GO TO CITY COUNCIL ON 5/16/2018


OR MAY BE FINAL ACTION (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 1 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Action Letter for VAR-60774 [PRJ-60643]
7. Protest E-Comment Log
SUP-72688 [PRJ-72687]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT: NO DRAMA BAIL BONDS - OWNER: DANIAL
AND LINDA R. READ

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
SUP-72688 Staff recommends APPROVAL, subject to conditions: N/A

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 38

NOTICES MAILED 308

PROTESTS 1

APPROVALS 0

RG
SUP-72688 [PRJ-72687]
Conditions Page One
April 10, 2018 - Planning Commission Meeting

** CONDITIONS **

SUP-72688 CONDITIONS

Planning

1. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.

2. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.

3. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.

4. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.

RG
SUP-72688 [PRJ-72687]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

This is a request for a Special Use Permit for a proposed Bailbond Service use at 1610
East Charleston Boulevard, Suite #110.

ISSUES

 The Bailbond Service use is permitted in the C-1 (Limited Commercial) zoning
district with approval of a Special Use Permit.

ANALYSIS

The subject site is developed with an existing 3,937 square-foot multi-tenant building, is
zoned C-1 (Limited Commercial), and is within the Downtown Redevelopment Area.
The proposed Bailbond Service use will occupy a 990 square-foot space which was
previously occupied by a general retail store. The subject site has an approved
Variance (VAR-60774) to allow 13 parking spaces where 22 spaces were required. The
Bailbond Service’s parking requirement (1:300) is less intense than the previous general
retail store use parking requirement (1:175), which is compliant with the parking
Variance.

The Bailbond Service use is defined as “An establishment that makes available to the
public undertakings of bail in connection with judicial proceedings.”

There are no Minimum Special Use Permit Requirements for this use.

The Bailbond Service as proposed complies with Title 19 and can be conducted in a
harmonious and compatible manner with the surrounding land uses in the area.
Therefore, staff recommends approval of the Special Use Permit request for a Bailbond
Service with conditions. If this request is denied, a Bailbond Service use will not be
allowed to operate at the subject site.

FINDINGS (SUP-72688)

In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:

RG
SUP-72688 [PRJ-72687]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting

1. The proposed land use can be conducted in a manner that is harmonious


and compatible with existing surrounding land uses, and with future
surrounding land uses as projected by the General Plan.

The Bailbond Service as proposed complies with Title 19 and can be conducted in
a harmonious and compatible manner with the surrounding land uses in the area.

2. The subject site is physically suitable for the type and intensity of land use
proposed.

The subject site was previously granted a Variance (VAR-60774), which allows 13
parking spaces where 22 spaces are required. The subject site is physically
suitable for the type and intensity of the land use as the use is primarily an office
use, which requires less parking than the prior tenants general retail store use.

3. Street or highway facilities providing access to the property are or will be


adequate in size to meet the requirements of the proposed use.

The proposed Bailbond Service use will be located within a commercial property
that is adjacent to Charleston Boulevard, a 100-foot wide Primary Arterial and
Hillside Place, a 56-foot wide local street. These streets are adequate to meet the
requirements of the proposed use.

4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.

The proposed Bailbond Service use will not be inconsistent with or compromise
the public health, safety and welfare, as the use will be subject to annual review
by the Business Licensing and Code Enforcement Divisions of the Planning
Department.

5. The use meets all of the applicable conditions per Title 19.12.

The proposed Bailbond Service use does not have any minimum Special Use
Permit conditions of Title 19.12.

RG
SUP-72688 [PRJ-72687]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

BACKGROUND INFORMATION

Related Relevant City Actions by P&D, Fire, Bldg., etc.


The building was constructed as a residential dwelling within an R-2
Circa 1949 (Medium-Low Density Residential) zoning district with two parking
spaces.
The Board of Commissioners approved a request for a Special Use
Permit (U-0032-54) to allow a Medical Office use within an existing
10/06/54 duplex at 1612 – 1614 East Charleston Boulevard on property zoned
R-2 (Medium-Low Density Residential). No parking requirement was
stated.
The Board of Commissioners approved a request for a Special Use
11/03/54 Permit (U-0040-54) to allow a General Office use at 1614 East
Charleston Boulevard.
The Board of Commissioners approved a request for a Rezoning
12/26/62 (Ordinance #1014) from R-2 (Medium-Low Density Residential) to C-1
(Limited Commercial) for the subject property.
The City Council approved a request for a Variance (V-0002-89) to
allow a 650 square-foot Secondhand Dealership with 14 parking
10/04/89
spaces on property located at 1612 East Charleston Boulevard. The
Board of Zoning Adjustment denied the request on 02/23/89.
The City Council approved a request for a Special Use Permit (U-
0134-97) to allow a 650 square-foot Secondhand Dealership in
02/09/98
conjunction with an existing appliance dealership with 14 parking
spaces on property located at 1610-1616 East Charleston Boulevard.
A shared parking agreement adding two parking spaces to the subject
04/04/12
site was recorded with the Clark County Clerk’s Office.
The Department of Planning approved a request for an Address
Change (ADC-43592) to change from a single address to suite
01/22/13
numbers via building permits (#175799) at 1610 East Charleston
Boulevard.
The Department of Planning refunded a request for a Variance (VAR-
03/14/13 48390) to allow 15 parking spaces where a minimum of 23 parking
spaces is required at 1610 East Charleston Boulevard.
The Planning Commission approved a request for a Variance (VAR-
60774) to allow 13 parking spaces where 14 parking spaces are
10/13/15 required for an existing 3,937 square-foot parking impaired
development at 1610 West Charleston Boulevard. Staff recommended
approval.

RG
SUP-72688 [PRJ-72687]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting

Most Recent Change of Ownership


02/19/92 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


A Code Enforcement case (#63234) was processed for temporary and
03/11/08 window signs on the building at 1610 East Charleston Boulevard. The
case was resolved on 03/13/08.
A Code Enforcement case (#79627) was processed for graffiti on the
07/06/09 side of the building at 1610 East Charleston Boulevard. The case was
resolved on 07/10/09.
A Code Enforcement case (#81381) was processed for graffiti on the
08/31/09 side of the building at 1610 East Charleston Boulevard. The case was
resolved on 09/01/09.
A Code Enforcement case (#85551) was processed for graffiti on the
01/14/10 side of the building at 1610 East Charleston Boulevard. The case was
resolved on 01/19/10.
A Code Enforcement case (#94283) was processed for illegal
09/09/10 businesses at 1610 East Charleston Boulevard. The case was
resolved on 11/15/10.
A Code Enforcement case (#101628) was processed for graffiti on
05/09/11 west side of building at 1610 East Charleston Boulevard. The case
was resolved on 05/20/11.
A business license (#G50-02440) was issued for General Retail sales
11/14/11 (One Stop Collectibles) at 1610 East Charleston Boulevard, Suite
#140. The license was marked expired on 10/01/12.
A Code Enforcement case (#108418) was processed for graffiti on the
12/06/11 side of the building at 1610 East Charleston Boulevard. The case was
resolved on 12/19/11.
A Business License (G65-01838) was issued for general retail sales at
03/30/17 1610 East Charleston Boulevard. The license was marked out of
business on 02/28/18.

Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss the
02/14/18 submittal requirements for the Special Use Permit application for a
proposed Bailbond Service use.

RG
SUP-72688 [PRJ-72687]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting

Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.

Field Check
Staff conducted a routine field check of the subject site and noted a
03/07/08
well maintained commercial property.

Details of Application Request


Site Area
Net Acres 0.21

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
Subject General Retail C-1 (Limited
C (Commercial)
Property Store Commercial)
C-1 (Limited
North Vacant C (Commercial)
Commercial)
Multi-Family ML (Medium Low R-2 (Medium-Low
South
Residential Density Residential) Density Residential)
General Retail C-1 (Limited
East C (Commercial)
Store Commercial)
C-1 (Limited
West Undeveloped C (Commercial)
Commercial)

Master and Neighborhood Plan Areas Compliance


No Applicable Master Plan Area N/A
Special Area and Overlay Districts Compliance
No Applicable Special Area or Overlay Districts N/A
Other Plans or Special Requirements Compliance
Trails N/A
Las Vegas Redevelopment Plan Area Y
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A

RG
SUP-72688 [PRJ-72687]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting

DEVELOPMENT STANDARDS

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Charleston Planned Streets and
Primary Arterial 100 Y
Boulevard Highways Map
Hillside Place Local Street Title 13 56 Y

Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
Bailbond
976 SF 1/300 SF 4
Service
General
Retail Store,
2,961 SF 1/175 SF 17
Other Than
Listed
TOTAL SPACES REQUIRED 21 13 Y*
Regular and Handicap Spaces Required 20 1 12 1 Y*
* The Planning Commission approved Variance (VAR-60774) on 10/13/15 which allowed
13 parking spaces where 22 spaces were required.

RG
SUP-72688

ОŐİֱՙธ″ฎՙ
xธ゜ธx゜‫ں‬ฎ
SUP-72688

ОŐİֱՙธ″ฎՙ
xธ゜ธx゜‫ں‬ฎ
SUP-72688

ОŐİֱՙธ″ฎՙ
xธ゜ธx゜‫ں‬ฎ
x̶゜ธธ゜‫ں‬ฎ
ОŐİֱՙธ″ฎՙ
SUP-72688 - REVISED
ОŐİֱՙธ″ฎՙ
xธ゜ธx゜‫ں‬ฎ

SUP-72688
Ɔ㌱Ŵ่่֭₡ ⇡ੂ bŴ
Ɔ㌱Ŵ่่֭₡7⇡ੂ7bŴこƆ㌱Ŵ่่֭ผฌ
SUP-72688 [PRJ-72687] - SPECIAL USE PERMIT - APPLICANT: NO DRAMA BAIL BONDS - OWNER: DANIAL AND
LINDA R. READ
1610 EAST CHARLESTON BOULEVARD, SUITE #110
04/02/18
İ— ⎯‫ש‬ħ ⑾ħ ㌱Ŵ ‫ש‬ħ ਙ่ 7Ձ֭‫֭שש‬ผ
ОŐDz AООธx‫ ں‬ฎ7ॅ7xxɱ‫ ں‬ㄦ̶
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Ҝ Ŵ ผħ Ŵ 7Ő ਙこ ֭ผਙֱƆਙ⎯Ŵ

ОŐİֱՙธ″ฎՙ

SUP-72688
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Ҕ Ṳ 7╗ ผธ7ՙ7ㅡ7 b7̬ฌ
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xธ゜ธx゜‫ں‬ฎ

SUP-72688
Ɔ㌱Ŵ่่֭₡7⇡ੂ7bŴこƆ㌱Ŵ่่֭ผฌ
Ɔ㌱Ŵ่่֭₡ ⇡ੂ bŴ
Agenda Item No.: 13.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
SUP-72734 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: ANGEL
ZENEN MIRANDA - For possible action on a request for a Special Use Permit FOR A
PROPOSED 599 SQUARE-FOOT ACCESSORY STRUCTURE (CLASS I) [CASITA] USE at
6929 Raleigh Avenue (APN 138-10-511-020), R-PD6 (Residential Planned Development - 6
Units per Acre) Zone, Ward 4 (Anthony) [PRJ-72025]. Staff recommends APPROVAL.

MAY GO TO CITY COUNCIL ON 5/16/2018


OR MAY BE FINAL ACTION (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 2 Planning Commission Mtg. 1
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Protest/Support Postcards/E-Comment Log
SUP-72734 [PRJ-72025]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: ANGEL ZENEN MIRANDA

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
SUP-72734 Staff recommends APPROVAL, subject to conditions:

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 18

NOTICES MAILED 293

PROTESTS 2

APPROVALS 1

JB
SUP-72734 [PRJ-72025]
Conditions Page One
April 10, 2018 - Planning Commission Meeting

** CONDITIONS **

SUP-72734 CONDITIONS

Planning

1. Conformance to all Minimum Requirements under LVMC Title 19.12 for an


Accessory Structure (Class I) use.

2. Conformance to the approved conditions for Rezoning (Z-0035-81).

3. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.

4. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.

5. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.

6. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.

JB
SUP-72734 [PRJ-72025]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

This is a request for a Special Use Permit to allow a proposed 599 square-foot
Accessory Structure (Class I) [Casita] located at 6929 Raleigh Avenue.

ISSUES

 A Special Use Permit is required to allow an Accessory Structure (Class I) that


provides living quarters including full kitchen facilities within the R-PD6 (Residential
Planned Development – 6 Units per Acre) zoning district per Title 19.12.

ANALYSIS

The subject site is located at 6929 Raleigh Avenue, in an R-PD6 (Residential Planned
Development – 6 Units per Acre) zoning district, which was established by Rezoning (Z-
0035-81).

An Accessory Structure (Class I) is described in Title 19.12 as: “An accessory structure
which is located on the same residential parcel as a principal dwelling and which, as an
ancillary use, provide living quarters, including full kitchen facilities, for the occupants of
the principal dwelling or their tenants, domestic employees or temporary guests.”

Minimum Special Use Permit Requirements:


* 1. The size of the lot or parcel must exceed 6500 square feet.

The subject site is 0.26 acres which equates to approximately 11,326 square feet in
area, which exceeds the 6,500 square-foot minimum parcel size.

2. Unless the principal dwelling is owner-occupied, a Class I accessory structure may


not be offered or occupied as a rental unit.

The applicant has indicated in the submitted justification letter that the structure will be
utilized as living space for an elderly family member and will not be occupied as a rental
unit.

JB
SUP-72734 [PRJ-72025]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting

According to the submitted justification letter and floor plan, the proposed use meets the
definition outlined above. The submitted elevations and floor plan indicate that the
proposed one-story structure will be 9 feet in height measured to the mid-point of the
roof and be utilized as a guest house and casita with full kitchen facilities, which require
the approval of a Special Use Permit per Title 19.12. The accessory structure has been
designed to aesthetically match the principle dwelling with exterior stucco and a tile roof
to match the existing residence. There is also an existing Accessory Structure (Class II)
[Shed] located in the rear yard of the subject site which is 175 square feet in size that
the applicant has indicated will be removed from the subject site.

Per condition # 8 of approved Rezoning (Z-0035-81), accessory buildings are permitted


as allowed in the R-1 (Single Family Residential) zoning district. As proposed the
accessory structure adheres to all Title 19.06.070 development standards pertaining to
building setbacks, coverage and building height. Also, the rear yard area where the
structure will be located backs up to the US 95 Freeway, which means minimal impacts
to surrounding properties, therefore, Staff recommends approval subject to conditions.

FINDINGS (SUP-72734)

In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:

1. The proposed land use can be conducted in a manner that is harmonious


and compatible with existing surrounding land uses, and with future
surrounding land uses as projected by the General Plan.

The proposed Accessory Structure (Class I) use is compatible with the


surrounding land uses and can be conducted in a manner that is harmonious with
surrounding land uses.

2. The subject site is physically suitable for the type and intensity of land use
proposed.

The subject site is 0.26 acres which equates to approximately 11,326 square feet
in area and is physically suitable for the intensity of the proposed land use.

3. Street or highway facilities providing access to the property are or will be


adequate in size to meet the requirements of the proposed use.

Access to the site will not change. Vehicles may enter the property from Raleigh
Avenue a 49-foot Local Street as classified by the Master Plan of Streets and
Highways.

JB
SUP-72734 [PRJ-72025]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.

Approval of this Special Use Permit will not compromise the public health safety
and general welfare of the public. The use will be subject to regular inspections
and is subject to licensing restrictions.

5. The use meets all of the applicable conditions per Title 19.12.

The proposed use meets all applicable conditions of approval for an Accessory
Structure (Class I) use per Title 19.12.

BACKGROUND INFORMATION

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The Board of City Commissioners approved a Petition for Annexation
03/27/81 (A-0019-80) approximately 54.7 acres generally located on the
southwest corner of Alexander Road and Lorenzi Boulevard.
The City Council approved a request for a Rezoning (Z-0035-81) from
N-U (Non-Urban) to R-PD6 (Residential Planned Development – 6
Units per Acre) and C-1 (Limited Commercial) for a proposed Medium-
06/03/81 Low Density Residential and Commercial development generally
located at the southwest corner of Lorenzi Boulevard and Alexander
Road. Condition #8 indicates that accessory buildings will be permitted
as allowed in the R-1 (Single Family Residential) zoning district.
The Board of City Commissioners approved a request for a Review of
Condition (Z-0035-81) of condition #3 which requires a minimum
setback of 20 feet in front, 15 feet in rear and five feet on the sides and
04/21/82 a minimum of 10 feet between buildings. To be amended to allow
setbacks as provided in the R-CL (Single Family Compact-Lot) to
apply to this development generally located on the southwest corner of
Lorenzi Boulevard and Alexander Road.

Most Recent Change of Ownership


01/06/16 A deed was recorded for a change in ownership.

JB
SUP-72734 [PRJ-72025]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting

Related Building Permits/Business Licenses


A Code Enforcement case (#15898) was processed for a business
06/03/04 being operated at 6929 Raleigh Avenue. The case was resolved on
08/05/04.
A Code Enforcement case (#28922) was processed for numerous
04/18/05 inoperable vehicles at 6929 Raleigh Avenue. The case was resolved
on 06/21/05.
A Code Enforcement case (#51450) was processed for vehicles
03/20/07 parked on the front lawn at 6929 Raleigh Avenue. The case was
resolved on 06/19/07.
A Code Enforcement case (#68810) was processed for vehicles
08/18/08 parked on the front lawn at 6929 Raleigh Avenue. The case was
resolved on 09/04/08.
A Code Enforcement case (#78978) was processed for auto repair
06/15/09
activity at 6929 Raleigh Avenue. The case was resolved on 11/19/09.
A Code Enforcement case (#91989) was processed for illegally stored
06/16/10 vehicles in rear yard and too many people in residence at 6929
Raleigh Avenue. The case was resolved on 09/29/10.
A Code Enforcement case (#95208) was processed for a covered
10/06/10 patio and room addition without permits at 6929 Raleigh Avenue. The
case was resolved on 10/0810.
A building permit (#337283) was issued for a patio cover at 6929
03/07/17
Raleigh Avenue. The permit was finalized on 04/28/17.
A building permit (#344046) was issued for a detached casita at 6929
Raleigh Avenue. The oven was removed from the plans and the
11/20/17
electrical plan did not indicate a 220 volt outlet. The permit has not
been finalized.

Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss the
11/01/17 submittal requirements for a Special Use Permit for a proposed
Accessory Structure (Class I) [Casita] on the subject site.

Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.

JB
SUP-72734 [PRJ-72025]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting

Field Check
A field check was conducted on the subject property and revealed a
03/01/18 well maintained single-family residence with a partially constructed
detached casita located in the rear yard area.

Details of Application Request


Site Area
Net Acres 0.26

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
R-PD6 (Residential
Subject Single Family, ML (Medium-Low
Planned Development –
Property Detached Density Residential)
6 Units per Acre)
R-PD6 (Residential
Single Family, ML (Medium-Low
North Planned Development –
Detached Density Residential)
6 Units per Acre)
R-PD6 (Residential
Single Family, ML (Medium-Low
South Planned Development –
Detached Density Residential)
6 Units per Acre)
R-PD6 (Residential
Single Family, ML (Medium-Low
East Planned Development –
Detached Density Residential)
6 Units per Acre)
US 95 US 95 US 95
West
Right-of-Way Right-of-Way Right-of-Way

Master and Neighborhood Plan Areas Compliance


No Applicable Master Plan Area N/A
Special Area and Overlay Districts Compliance
A-O (Airport Overlay) District (175 Feet) Y
Other Plans or Special Requirements Compliance
Trails N/A
Las Vegas Redevelopment Plan Area N/A
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A

JB
SUP-72734 [PRJ-72025]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting

DEVELOPMENT STANDARDS

Pursuant to Rezoning (Z-0035-81) and Title 19.06.070, the following standards


apply:
Standard Required/Allowed Provided Compliance
Min. Accessory Structure
Setbacks
 Side (North) 3 Feet 14 Feet Y
 Side (South) 3 Feet 5 Feet Y
 Rear 3 Feet 14 Feet Y
Min. Distance Between
Buildings 6 Feet 34 Feet Y
50 % of the floor 41 % of the floor area
area of the principal of the principal
dwelling unit dwelling unit
Size and Coverage 716 SF 599 SF Y
Two Stories, 35
Max. Building Height Feet One Story, 9 Feet Y

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Raleigh Avenue Local Street Title 13 49 Feet Y

JB
SUP-72734

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SUP-72734

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SUP-72734
SUP-72734 [PRJ-72025] - SPECIAL USE PERMIT - APPLICANT/OWNER: ANGEL ZENEN MIRANDA
6929 RALEIGH AVENUE
03/01/18
SUP-72734 [PRJ-72025] - SPECIAL USE PERMIT - APPLICANT/OWNER: ANGEL ZENEN MIRANDA
6929 RALEIGH AVENUE
03/01/18
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SUP-72734
ОŐİֱՙธxธㄦ
xธ゜ธx゜‫ں‬ฎ
Agenda Item No.: 14.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
SUP-72755 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: URBANEATS
MARKET, LLC - OWNER: G CAPITAL INVESTMENT, LLC - For possible action on a
request for a Special Use Permit FOR A PROPOSED 2,753 SQUARE-FOOT
BEER/WINE/COOLER OFF-SALE ESTABLISHMENT USE at 200 West Sahara Avenue,
Suite #100 (APN 162-04-815-428), C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-
72668]. Staff recommends APPROVAL.

MAY GO TO CITY COUNCIL ON 5/16/2018


OR MAY BE FINAL ACTION (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 1 Planning Commission Mtg. 9
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Protest/Support Postcards/E-Comment Log
SUP-72755 [PRJ-72668]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT: URBANEATS MARKET, LLC - OWNER: G
CAPITAL INVESTMENT, LLC

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
SUP-72755 Staff recommends APPROVAL, subject to conditions:

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 21

NOTICES MAILED 1331

PROTESTS 1

APPROVALS 9

CS
SUP-72755 [PRJ-72668]
Conditions Page One
April 10, 2018 - Planning Commission Meeting

** CONDITIONS **

SUP-72755 CONDITIONS

Planning

1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a


Beer/Wine/Cooler Off-Sale Establishment use.

2. All signage shall be permitted and meet minimum code requirements within 30
days of final approval.

3. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.

4. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.

5. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.

6. Approval of this Special Use Permit does not constitute approval of a liquor
license.

7. This business shall operate in conformance to Chapter 6.50 of the City of Las
Vegas Municipal Code.

8. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.

CS
SUP-72755 [PRJ-72668]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

A Beer/Wine/Cooler Off-Sale Establishment is proposed for a convenience store to be


located at 200 West Sahara, Suite #100. The tenant space is located within an
established Mixed-Use development.

ISSUES

 A Beer/Wine/Cooler Off-Sale Establishment requires approval of a Special Use


Permit within the C-2 (General Commercial) zoning district.

ANALYSIS

A Beer/Wine/Cooler Off-Sale Establishment use is defined by Title 19.12 as “an


establishment whose license to sell alcoholic beverages is limited to the sale of beer,
wine and coolers to consumers only and not for resale, in original sealed or corked
containers, for consumption off the premises where business is conducted, and is
operated in connection with a grocery store, drugstore, convenience store, restaurant or
general retail store.”

This use requires approval of a Special Use Permit within a C-2 (General Commercial)
zoning district in Title 19. The Minimum Special Use Permit Regulations for this use
include:

*1. Except as otherwise provided, no beer/wine/cooler off-sale establishment


(hereinafter “establishment”) shall be located within 400 feet of any church/house of
worship, school, individual care center licensed for more than 12 children, or City park.

This requirement is met as there are no protected land uses within 400 feet of the
subject property.

* 2. Except as otherwise provided in Requirement 3 below, the distances referred to in


Requirement 1 shall be determined with reference to the shortest distance between two
property lines, one being the property line of the proposed establishment which is
closest to the existing use to which the measurement pertains, and the other being the
property line of that existing use which is closest to the proposed establishment. The

CS
SUP-72755 [PRJ-72668]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting

distance shall be measured in a straight line without regard to intervening obstacles. For
purposes of measurement, the term “property line” refers to property lines of fee interest
parcels and does not include the property line of:

A. Any leasehold parcel; or


B. Any parcel which lacks access to a public street or has no area for on-site
parking and which has been created so as to avoid the distance limitation
described in Requirement 1.

The proposed use meets this requirement as there are no protected land uses within
400 feet of the subject property.

* 3. In the case of an establishment proposed to be located on a parcel of at least 80


acres in size, the minimum distances referred to in Requirement 1 shall be measured in
a straight line:
A. From the nearest property line of the existing use to the nearest portion of the
structure in which the establishment will be located, without regard to intervening
obstacles; or
B. In the case of a proposed establishment which will be located within a shopping
center or other multiple tenant structure, from the nearest property line of the
existing use to the nearest property line of a leasehold or occupancy parcel in
which the establishment will be located, without regard to intervening obstacles.

This requirement is not applicable, as the subject site is located on a 3.50-acre parcel.

4. When considering a Special Use Permit application for an establishment which also
requires a waiver of the distance limitation in Requirement 1, the Planning
Commission shall take into consideration the distance policy and shall, as part of its
recommendation to the City Council, state whether the distance requirement should
be waived and the reasons in support of the decision.

This requirement is met as there are no protected land uses within 400 feet of the
subject property.

5. The minimum distance requirements in Requirement 1 do not apply to:


An establishment which has a non-restricted gaming license in connection with a hotel
having 200 or more guest rooms on or before July 1, 1992 or in connection with a resort
hotel having in excess of 200 guest rooms after July 1, 1992; or

A. A proposed establishment having more than 50,000 square feet of retail floor
space.

CS
SUP-72755 [PRJ-72668]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

Neither condition applies to the proposed use; as the subject site does not have a non-
restricted gaming license, nor does it have 50,000 square-feet in retail floor area.

* 6. All businesses which sell alcoholic beverages shall conform to the provisions of
LVMC Chapter 6.50.

If approved, the proposed use will be subject to all business licensing requirements
outlined in LVMC Chapter 6.50 if approved.

7. The minimum distance requirements set forth in Requirement 1, which are otherwise
non-waivable under the provisions of LVMC 19.12.050(C), may be waived:
A. In accordance with the provisions of LVMC 19.12.050(C) for any establishment
which is proposed to be located on a parcel within the Downtown Casino Overlay
District;
B. In accordance with the applicable provisions of the “Town Center Development
Standards Manual” for any establishment which is proposed to be located within
the T-C (Town Center) Zoning District and which is designated MS- TC (Main
Street Mixed Use) in the Town Center Land Use Plan;
C. In connection with a proposed establishment having between 20,000 square feet
and 50,000 square feet of retail floor space, if no more than 10 percent of the retail
floor space is regularly devoted to the display or merchandising of alcoholic
beverages; or
D. In connection with a retail establishment having less than 20,000 square feet of
retail floor space, if the area to be used for the sale, display or merchandising of
alcoholic beverages and each use to be protected are separated by a highway or
a right of way with a width of at least 100 feet.

This requirement is met as there are no protected land uses within 400 feet of the
subject property.

8. No beer/wine/cooler off-sale establishment shall be permitted on or adjacent to the


Pedestrian Mall, as defined in LVMC Chapter 11.68.

This requirement does not apply, as the subject site is not located adjacent to an
existing Pedestrian Mall, as defined in LVMC Chapter 11.68.

According to the justification letter and floor plan, the proposed use meets the definition
of the proposed use. The use is proposed to be located within a 2,753 square-foot
convenience store located within an existing mixed-use development. There are no
protected land uses within 400 feet of the subject site.

CS
SUP-72755 [PRJ-72668]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting

As there are no protected land uses within 400 feet of the subject site, the proposed use
can be conducted in a manner that is harmonious and compatible with other commercial
and residential uses on adjacent properties. The proposed use is located within the
Vision 2045 Downtown Las Vegas Masterplan – Gateway District which encourages
developments that provide ground floor retail for upper story residential uses. Staff
therefore recommends approval of a Special Use Permit for a Beer/Wine/Cooler Off-
Sale Establishment at this location, subject to conditions. If denied, the
Beer/Wine/Cooler Off-Sale use would not be allowed, however the general retail
(convenience store) use would still be permitted in the subject tenant space.

FINDINGS (SUP-72755)

In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:

1. The proposed land use can be conducted in a manner that is harmonious


and compatible with existing surrounding land uses, and with future
surrounding land uses as projected by the General Plan.

The proposed use is located within an established mixed-use development with


other compatible uses. In addition, there are no protected land uses within 400
feet of the subject site.

2. The subject site is physically suitable for the type and intensity of land use
proposed.

The subject commercial development is physically suitable for a Beer/Wine/Cooler


Off-Sale Establishment use. No additional parking is required beyond the existing
general retail (convenience store) use.

3. Street or highway facilities providing access to the property are or will be


adequate in size to meet the requirements of the proposed use.

The subject site receives access from Sahara Avenue, a 120-foot Primary Arterial
as classified by the Master Plan of Streets and Highways. This roadway is
adequate in size to accommodate the proposed Beer/Wine/Cooler Off-Sale
Establishment use.

4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.

CS
SUP-72755 [PRJ-72668]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting

The proposed use will be subject to business license review and periodic
inspection, thereby safeguarding the public health, safety and general welfare.

5. The use meets all of the applicable conditions per Title 19.12.

The proposed Beer/Wine/Cooler Off-Sale Establishment use meets all applicable


conditions per Title 19.12, including no protected land uses located within 400 feet
of the subject site.

BACKGROUND INFORMATION

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The City Council approved a Site Development Plan Review (SDR-
4534) and a Special Use Permit (SUP-4540) Special Use Permit for a
08/04/04 mixed-use development on 3.90 acres located at the northwest corner
of Sahara Avenue and Fairfield Avenue. The Planning Commission
and staff recommended approval of these requests.
The City Council approved a Site Development Plan Review (SDR-
6588) for a proposed 41-story mixed use development including 900
Residential Units, 10,200 square feet of commercial space on the
07/06/05
northwest corner of Sahara Avenue and Fairfield Avenue. The
Planning Commission and staff recommended approval of this
request.
The Planning Commission approved a Tentative Map (TMP-8442) for
a 902-unit residential Condominium development on 3.82 acres
09/08/05
adjacent to the northwest corner of Sahara Avenue and Fairfield
Avenue. Staff recommended approval of this request.
The Planning and Development Department approved a Final Map
(FMP-17618) for a one-lot commercial subdivision on 3.86 acres
01/18/07
located at northwest corner of Sahara Avenue and Fairfield Avenue.
The map was not recorded.
The Planning and Development Department approved a Final Map
(FMP-23087) technical review for a 428-unit residential Condominium
08/28/07
development on 2.05 acres at the northwest corner of Sahara Avenue
and Fairfield Avenue. The map was recorded on 09/18/07.
The Planning Commission denied Special Use Permit (SUP-49167) for
07/09/13 a proposed Tattoo Parlor/Body Piercing Studio use at 200 West
Sahara Boulevard. Staff recommended approval.

CS
SUP-72755 [PRJ-72668]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting

Most Recent Change of Ownership


02/23/12 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


A building permit (#05005305) was issued for a condominium tower at
08/03/05 200 West Sahara Avenue. The permit received final approval
06/13/08.
Business License (#G65-06150) was issued for a hair salon use at 200
09/06/17
West Sahara Avenue, Suite 130. The license remains active.
Building Permit #C17-02916 was issued for a Tenant Improvement at
02/05/18 200 West Sahara Avenue Suite, 100. The permit has not been
finalized.
Building Permit (#C18-00797) was issued for an exterior canopy at
02/28/18 200 West Sahara Avenue Suite, 100. The permit has not been
finalized.

Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant where the
02/13/18 submittal requirements and deadlines were reviewed for a proposed
Beer/Wine/Cooler Off-Sale use.

Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.

Field Check
Staff conducted a routine field check and found an existing Mixed-Use
03/01/18
development currently undergoing renovations.

Details of Application Request


Site Area
Net Acres 2.05

CS
SUP-72755 [PRJ-72668]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
Subject C-2 (General
Mixed-Use C (Commercial)
Property Commercial)
C-2 (General
Parking Facility
Commercial)
North MXU (Mixed Use)
Single Family, R-4 (High Density
Detached Residential)
CT (Commercial H-1 (Limited Resort and
Undeveloped
South Tourist – Clark Apartment – Clark
(Clark County)
County) County)
C-2 (General
East Shopping Center C (Commercial)
Commercial)
C-2 (General
West Vacant C (Commercial)
Commercial)

Master and Neighborhood Plan Areas Compliance


Downtown Las Vegas Overlay Area 1 - (Gateway District) Y
Special Area and Overlay Districts Compliance
A-O (Airport Overlay) District Y
G-O (Gaming Enterprise Overlay) District Y
Other Plans or Special Requirements Compliance
Trails N/A
Las Vegas Redevelopment Plan Area Y
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification Y
Assessment)
Project of Regional Significance N/A

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Master Plan of
Sahara Avenue Primary Arterial Streets and 120 ft Y
Highways

CS
SUP-72755

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SUP-72755
SUP-72755

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SUP-72755
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SUP-72755
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SUP-72755
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SUP-72755
SUP-72755 [PRJ-72668] - SPECIAL USE PERMIT - APPLICANT: URBANEATS MARKET, LLC - OWNER: G
CAPITAL INVESTMENT, LLC
200 WEST SAHARA AVENUE, SUITE #100
03/01/18
SUP-72755 [PRJ-72668] - SPECIAL USE PERMIT - APPLICANT: URBANEATS MARKET, LLC - OWNER: G
CAPITAL INVESTMENT, LLC
200 WEST SAHARA AVENUE, SUITE #100
03/01/18
SUP-72755 [PRJ-72668] - SPECIAL USE PERMIT - APPLICANT: URBANEATS MARKET, LLC - OWNER: G
CAPITAL INVESTMENT, LLC
200 WEST SAHARA AVENUE, SUITE #100
03/01/18
SUP-72755 [PRJ-72668] - SPECIAL USE PERMIT - APPLICANT: URBANEATS MARKET, LLC - OWNER: G
CAPITAL INVESTMENT, LLC
200 WEST SAHARA AVENUE, SUITE #100
03/01/18
ОŐİֱՙธ″″ฎ

SUP-72755
xธ゜ธ‫ں゜ں‬ฎ
Agenda Item No.: 15.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
SUP-72817 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: SHAKE SHACK
NEVADA, LLC - OWNER: SIMON CHELSEA LV DEV, LLC - For possible action on a
request for a Special Use Permit FOR A PROPOSED 3,200 SQUARE-FOOT
BEER/WINE/COOLER ON-SALE ESTABLISHMENT USE WITH A 682 SQUARE-FOOT
OUTDOOR SEATING AREA at 905 South Grand Central Parkway, Suite #1700 (APN 139-33-
710-005), PD (Planned Development) Zone, Ward 1 (Tarkanian) [PRJ-72683]. Staff
recommends APPROVAL.

MAY GO TO CITY COUNCIL ON 5/16/2018


OR MAY BE FINAL ACTION (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 0 Planning Commission Mtg. 1
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Support Postcard
SUP-72817 [PRJ-72683]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT: SHAKE SHACK NEVADA, LLC - OWNER:
SIMON CHELSEA LV DEV, LLC

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
SUP-72817 Staff recommends APPROVAL, subject to conditions: N/A

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 37

NOTICES MAILED 156

PROTESTS 0

APPROVALS 1

RG
SUP-72817 [PRJ-72683]
Conditions Page One
April 10, 2018 - Planning Commission Meeting

** CONDITIONS **

SUP-72817 CONDITIONS

Planning

1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a


Beer/Wine/Cooler On-Sale use.

2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.

3. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.

4. Approval of this Special Use Permit does not constitute approval of a liquor
license.

5. This business shall operate in conformance to Chapter 6.50 of the City of Las
Vegas Municipal Code.

6. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.

RG
SUP-72817 [PRJ-72683]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

This is a request for a Special Use Permit for a proposed Beer/Wine/Cooler On-Sale
use within an existing 3,200 square-foot Restaurant with a 682 square-foot outdoor
seating area at 905 South Grand Central Parkway, Suite #1700.

ISSUES

 The subject property is an established shopping center located in the Downtown


Las Vegas Overlay District (Area 1) of the “Market District” and is zoned PD
(Planned Development).
 A Beer/Wine/Cooler On-Sale Establishment use is permitted in the PD (Planned
Development) zoning district, with an approved Special Use Permit. Staff
recommends approval of this request.

ANALYSIS

The subject property is an established 737,860 square-foot shopping center located on


the southwest corner of Grand Central Parkway and Bonneville Avenue, located within
the PD (Planned Development) zone. Pursuant to the “Parkway Center” District, a
Beer/Wine/Cooler On-Sale Establishment use is permitted with an approved Special
Use Permit.

The applicant is proposing a Beer/Wine/Cooler On-Sale Establishment use, within an


existing 3,200 square-foot Restaurant with 682 square feet of outdoor seating. The
restaurant has been operating since 12/06/17, with an active business license (G65-
07370).

The Beer/Wine/Cooler On-Sale Establishment use is defined as “An establishment


whose license to sell alcoholic beverages is limited to the sale of beer, wine and coolers
only for consumption on the premises where the same is sold.” The proposed use
meets the definition of the Beer/Wine/Cooler On-Sale use will be in conjunction with the
existing restaurant which would now allow patrons to consume beer and wine with a
meal.

The Minimum Special Use Permit Requirements for this use include:

RG
SUP-72817 [PRJ-72683]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting

1. Except as otherwise provided, any beer/wine/cooler on-sale establishment


(hereinafter “establishment”) must be more than 400 feet from any church/house
of worship, school, individual care center licensed for more than 12 children, or
City park.

The proposed use meets this requirement as there is no church/house of


worship, school, individual care center or City Park within 400 feet of the subject
property.

2. Except as otherwise provided in Regulation 3 below, the distances referred to in


Regulation 1 shall be determined with reference to the shortest distance between
two property lines, one being the property line of the proposed establishment
which is closest to the existing use to which the measurement pertains, and the
other being the property line of that existing use which is closest to the proposed
establishment. The distance shall be measured in a straight line without regard to
intervening obstacles. For purposes of measurement, the term “property line”
refers to property lines of fee interest parcels and does not include the property
line of:

a. Any leasehold parcel; or


b. Any parcel which lacks access to a public street or has no area for on-site
parking and which has been created so as to avoid the distance limitation
described in Regulation 1.

The proposed use meets there are no church/house of worship, school,


individual care center or City Park within 400 feet of the subject property.

3. In the case of an establishment proposed to be located on a parcel of at least 80


acres in size, the minimum distances referred to in Regulation 1 shall be
measured in a straight line:
a. From the nearest property line of the existing use to the nearest portion of
the structure in which the establishment will be located, without regard to
intervening obstacles; or
b. In the case of a proposed establishment which will be located within a
shopping center or other multiple tenant structure, from the nearest
property line of the existing use to the nearest property line of a leasehold
or occupancy parcel in which the establishment will be located, without
regard to intervening obstacles.

This requirement is not applicable, since the subject property is only 38.94 acres.

RG
SUP-72817 [PRJ-72683]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

4. The minimum distance requirements in Regulation 1 do not apply to:


a. An establishment which has a nonrestricted gaming license in connection
with a hotel having 200 or more guest rooms on or before July 1, 1992 or
in connection with a resort hotel having in excess of 200 guest rooms after
July 1, 1992; or
b. A proposed establishment having more than 50,000 square feet of retail
floor space.
This requirement is not applicable.

5. All businesses which sell alcoholic beverages shall conform to the provisions of
LVMC Chapter 6.50.

The proposed use meets this condition as it will be subject to annual inspection
by Code Enforcement and Business Licensing Enforcement Divisions of the
Planning Department to ensure continued compliance.

The proposed Beer/Wine/Cooler On-Sale Establishment use would allow the restaurant
the ability to serve alcoholic beverages such as beer, wine and coolers to their
customers. The proposed use can be conducted in a manner that harmonious and
compatible with the existing surrounding land uses and with future land uses as no
protected uses are located within 400 feet of the subject site. Therefore, staff
recommends approval of this request subject to conditions. If this Special Use Permit
application is denied, sale of beer and wine on-site cannot be conducted and the
existing restaurant would continue to operate without the sale of beer and wine.

FINDINGS (SUP-72817)

In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:

1. The proposed land use can be conducted in a manner that is harmonious


and compatible with existing surrounding land uses, and with future
surrounding land uses as projected by the General Plan.

The subject property is an established 737,860 square-foot shopping center which


allows for general retail and restaurant uses. The proposed Beer/Wine/Cooler
On-Sale Establishment use would complement the existing restaurant use, and
can be conducted in a manner that is harmonious and compatible with the existing
surrounding land uses and with future land uses as project by the General Plan.

2. The subject site is physically suitable for the type and intensity of land use
proposed.

RG
SUP-72817 [PRJ-72683]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting

The subject site a 38.94-acre shopping center and it is physically suitable for the
type and intensity of land use proposed.

3. Street or highway facilities providing access to the property are or will be


adequate in size to meet the requirements of the proposed use.

The subject property can be accessed from Grand Central Parkway and
Bonneville Avenue, two 100-foot Primary Arterials per the Master Streets and
Highways. These streets are adequate in size to meet the requirements of the
proposed Beer/Wine/Cooler On-Sale Establishment use.

4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.

The approval of the Special Use Permit on this subject property will be subject to
conditions of approval, business license approval, and compliance inspections to
ensure it will not compromise the public health safety and welfare.

5. The use meets all of the applicable conditions per Title 19.12.

The proposed Beer/Wine/Cooler On-Sale Establishment use complies with all of


Special Use Permit requirements per Title 19.12.

BACKGROUND INFORMATION

Related Relevant City Actions by P&D, Fire, Bldg., etc.


The City Council approved a request for Directors Business (DIR-
09/15/04 4831) to allow four water features for a commercial development
located at 777 south Grand Central Parkway.
The City Council approved a request for a Site Development Plan
Review (SDR-7335) for a proposed 1.09 million square-foot mixed-use
development consisting of a 32-story hotel tower, a 16-story office
tower and a 24-story residential tower, including 470,000 square feet
of commercial space, 670 condominium hotel units and 146 residential
09/15/05
units with waivers of the parkway center build-to-line requirement,
streetscape requirements, and exterior finish materials requirements
on 4.48 acres adjacent to the southwest corner of Bonneville Avenue
and Grand Central Parkway. The Planning Commission recommended
approval.

RG
SUP-72817 [PRJ-72683]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting

Related Relevant City Actions by P&D, Fire, Bldg., etc.


The Parkway Center Architectural Review Committee (PC-ARC)
approved the expansion of an existing commercial center to include a
five-story parking garage with 500 parking spaces, a four-story parking
garage with 1,115 parking spaces, and four one-story retail buildings
with 109,370 square feet of commercial floor space on 34.53 acres
adjacent to the west side of Grand Central Parkway, approximately
11/15/05
600 feet south of Bonneville Avenue (ARC-10223).
The PC-ARC approved a Major Amendment (ARC-10224) of a
previously approved Master Sign Plan (MSP-0007-02) for a proposed
109,370 square-foot expansion of an existing commercial center on
34.53 acres adjacent to the west side of Grand Central Parkway,
approximately 600 feet south of Bonneville Avenue.
The City Council approved a Site Development Plan Review (SDR-
10131) request for the expansion of an existing commercial center to
include a five-story parking garage with 500 parking spaces, a four-
story parking garage with 1,115 parking spaces, and four one-story
retail buildings with 109,370 square feet of commercial floor space on
34.53 acres adjacent to the west side of Grand Central Parkway,
approximately 600 feet south of Bonneville Avenue. The Planning
02/15/06
Commission and staff recommended approval.
The City Council approved a Major Amendment (MSP-10136) request
of a previously approved Master Sign Plan (MSP-0007-02) for a
proposed 109,370 square-foot expansion of an existing commercial
center on 34.53 acres adjacent to the west side of Grand Central
Parkway, approximately 600 feet south of Bonneville Avenue. The
Planning Commission and staff recommended approval.
The Planning Commission Architecture Review Committee (PC-ARC)
approved a Site Development Plan Review (ARC-12214) request for
an additional story and 191 parking spaces to Parking Deck “A” for a
03/21/06
total of 1,306 spaces on 34.53 acres adjacent to the west side of
Grand Central Parkway, approximately 600 feet south of Bonneville
Avenue.
The Planning Commission approved a Major Amendment (SDR-
12213) request of a previously approved Site Development Plan
Review (SDR-10131) to add an additional story and 191 parking
spaces to Parking Deck “A” and a waiver of the Parkway Center
04/27/06
Development Standards to allow parking directly adjacent to a building
where such is prohibited on 34.53 acres adjacent to the west side of
Grand Central Parkway, approximately 600 feet south of Bonneville
Avenue. Staff recommended approval.

RG
SUP-72817 [PRJ-72683]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting

Related Relevant City Actions by P&D, Fire, Bldg., etc.


The City Council approved a request for a Review of Condition (ROC-
12885) for a Review of Condition Number 15 of an approved Site
Development Plan Review (SDR-10131) to remove the condition that
required a meeting with the Nevada Department of Transportation
05/17/06 (NDOT) to determine additional right-of-way requirements for the
future Bonneville/Alta bridge structure, if any. Also, provide written
proof that NDOT is satisfied prior to or concurrent with submittal of
construction drawings for this site for an existing commercial
development at 979 South Grand Central Parkway.
The Planning Commission approved a Major Amendment (MSP-
29008) of a previously approved Master Sign Plan (MSP-0007-02) for
additional signage for an existing commercial center with a waiver of
08/28/08 the Downtown Centennial Plan Standards to allow signage above the
bottom of the second floor window sill and in excess of two tenants per
building elevation at the southwest corner of Bonneville Avenue and
South Grand Central Parkway. Staff recommended approval.
The Planning Commission approved a Major Amendment (SDR-
44929) request to Site Development Plan Review [(Z-0100-97 (6) and
SDR-10131] for a 159,257 square-foot expansion of an existing
commercial center and a four-level expansion of an existing parking
05/08/12 garage with waivers from the downtown centennial plan build-to-line
requirement along Bonneville avenue and Grand Central Parkway and
architectural detail, streetscape and interior landscape requirements
on 39.08 acres at the southwest corner of Grand Central Parkway and
Bonneville Avenue. Staff recommended approval of the request.
The Department of Planning administratively approved a Minor
Amendment request (SDR-46841) to approved Site Development Plan
Review (SDR-44929) to add a valet area and a walled service area
11/08/12 and to revise the building configuration of an approved 159,257
square-foot expansion of an existing commercial center on 39.01
acres at the southwest corner of Grand Central Parkway and
Bonneville Avenue.
The City Council approved Ordinance #6266 which replaced Supper
Club use and Liquor License Update (replaced Supper Club use with
Restaurant with Alcohol Use in Title 19). Updates the City’s alcohol
09/04/13
licensing regulations, including the adjustment of license categories,
and updates corresponding zoning, gaming and other regulatory
provisions regarding alcohol-related uses.

RG
SUP-72817 [PRJ-72683]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting

Related Relevant City Actions by P&D, Fire, Bldg., etc.


The Department of Planning administratively approved a Minor
Amendment (MSP-49564) of a previously approved Master Sign Plan
10/17/13 (MSP-0007-02) to add signage for phase 3 of an existing shopping
center on 39.02 acres at the southwest corner of Bonneville Avenue
and Grand Central Parkway.
The City Council approved a request for a Special Use Permit (SUP-
54331) for a proposed 2,095 square-foot beer/wine/cooler on-sale
08/20/14 establishment use at 885 South Grand Central Parkway, Suite #55.
The Planning Commission recommended approval of the request
07/08/14.

Most Recent Change of Ownership


08/30/12 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


A building permit (#02013876) was issued for shell building at 905
08/01/02
South Grand Central Parkway. The permit was finalized on 09/30/03.
A building permit (#03011710) was issued for tenant improvement at
06/09/03 905 South Grand Central Parkway, Suite #1700. The permit was
finalized on 10/21/03.
A building permit (#C17-00806) was issued for a tenant improvement
09/26/17 at 905 South Grand Central Parkway, Suite #1701. The permit was
finalized on 12/27/17.
A business license (G65-07370) was issued for a restaurant at 905
12/06/17 South Grand Central Parkway, Suite #1700. The license is currently
active.
A business license (P65-00278) was reviewed for a Beer/Wine/Cooler
On-Sale at 905 South Central Parkway, Suite #1700. The review was
01/03/18
denied by Department of Planning requiring approval of a Special Use
Permit.

Pre-Application Meeting
Staff conducted a pre-application meeting via telephone to discuss the
02/14/18 submittal requirements and process for a Special Use Permit
application.

RG
SUP-72817 [PRJ-72683]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting

Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.

Field Check
A routine field check by staff was conducted of the subject site for the
03/07/18 proposed use and noted a clean and well-maintained restaurant site at
905 South Grand Central Parkway, Suite #1700.

Details of Application Request


Site Area
Net Acres 38.94

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
Subject PD (Planned
Shopping Center MXU (Mixed Use)
Property Development)
Wholesale PD (Planned
North MXU (Mixed Use)
Showroom Facility Development)
I-15 Off-Ramp to
Charleston Blvd./ PD (Planned
South MXU (Mixed Use)
Grand Central Development)
Pkwy
Clark County
Government PF (Public Facilities) C-V (Civic)
East Center
On-Ramp to I-15 PD (Planned
MXU (Mixed Use)
Northbound Development)
West Interstate 15 ROW (Interstate 15) ROW (Interstate 15)

Master and Neighborhood Plan Areas Compliance


No applicable Master Plan Area N/A
Special Area and Overlay Districts Compliance
A-O (Airport Overlay) District (175 Feet) Y
DTLV-O (Downtown Las Vegas Overlay) District (Market District) [Area
1] Y
PD (Planned Development) District Y

RG
SUP-72817 [PRJ-72683]
Staff Report Page Nine
April 10, 2018 - Planning Commission Meeting

Other Plans or Special Requirements Compliance


Trails Y
Las Vegas Redevelopment Plan Area Y
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A

DEVELOPMENT STANDARDS

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Grand Central Planned Streets and
Primary Arterial 100 Feet Y
Parkway Highways Map
Bonneville Planned Streets and
Primary Arterial 100 Feet Y
Avenue Highways Map

Parking Requirement - Downtown


Gross Floor Base Parking Requirement Provided Compliance
Area or Parking Parking
Use Parking
Number of Handi- Handi-
Ratio Regular Regular
Units capped capped
Shopping
737,860 SF 1/250 SF 2,952
Center
TOTAL SPACES REQUIRED 2,952 2,623 N*
Regular and Handicap Spaces N*
Required
2,912 40 2,574 49
*Projects located within the Downtown Las Vegas Overlay are not subject to the automatic
application of parking requirements. However, the above table should be used to illustrate the
requirements of an analogous project in another location in the City.

RG
SUP-72817

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‫ש‬γŴ‫ש‬7‫ש‬γ֭7ħ่⑾ਙผこŴ‫ש‬ħਙ่7⎯—⇡こħ‫֭שש‬₡7ʉħ‫ש‬γฌ
‫ש‬γħ⎯7Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่7ħ⎯7‫ש‬ผ—֭7Ŵ่₡7Ŵ㌱㌱—ผŴ‫֭ש‬ฌ
‫ש‬ਙ7‫ש‬γ֭7⇡֭⎯‫ש‬7ਙ⑾7こੂ7>่ਙʉк֭₡‫֭ف‬7Ŵ่₡ฌ
⇡֭кħ֭⑾㈠7●7—่₡֭ผ⎯‫ש‬Ŵ่₡7‫ש‬γŴ‫ש‬7‫ש‬γ֭7bħ‫ੂש‬7ħ⎯ฌ
่ਙ‫ש‬7ผ֭⎯ऑਙ่⎯ħ⇡к֭7⑾ਙผ7ħ่Ŵ㌱㌱—ผŴ㌱ħ֭⎯7ħ่ฌ
ħ่⑾ਙผこŴ‫ש‬ħਙ่7ऑผ֭⎯่֭‫֭ש‬₡ⓒ7Ŵ่₡7‫ש‬γŴ‫ש‬ฌ
ħ่Ŵ㌱㌱—ผŴ㌱ħ֭⎯ⓒ7⑾Ŵк⎯֭7ħ่⑾ਙผこŴ‫ש‬ħਙ่7ਙผฌ
ħ่㌱ਙこऑк֭‫֭ש‬7Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่7こŴੂ7㌱Ŵ—⎯֭ฌ
‫ש‬γ֭7Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่7‫ש‬ਙ7⇡֭7ผ֭㈾֭㌱‫֭ש‬₡㈠7●ฌ
⑾—ผ‫ש‬γ֭ผ7㌱֭ผ‫ש‬ħ⑾ੂ7‫ש‬γŴ‫ש‬7●7Ŵこ7‫ש‬γ֭7ਙʉ่֭ผฌ
ਙผ7ऑ—ผ㌱γŴ⎯֭ผ7ӧਙผ7ਙऑ‫ש‬ħਙ่7γਙк₡֭ผỏ7ਙ⑾ฌ
‫ש‬γ֭7ऑผਙऑ֭ผ‫ੂש‬7ħ่‫ﭨ‬ਙк‫֭ﭨ‬₡7ħ่7‫ש‬γħ⎯ฌ
Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่ⓒ7ਙผ7‫ש‬γ֭7к֭⎯⎯֭֭7ਙผ7Ŵ‫ש่֭ف‬ฌ
⑾—ккੂ7Ŵ—‫ש‬γਙผħ▷֭₡7⇡ੂ7‫ש‬γ֭7ਙʉ่֭ผ7‫ש‬ਙฌ
こŴ>֭7‫ש‬γħ⎯7⎯—⇡こħ⎯⎯ħਙ่㈠ฌ
●7A㌱㌱֭ऑ‫̬ש‬ฌ
●⎯7‫ש‬γ֭7Ḷʉ่֭ผ7●่⑾ਙผこŴ‫ש‬ħਙ่7bਙผผ֭㌱‫̬ש‬7 ù֭⎯ฌ

●⑾7่ਙⓒ7㈠㈠㈠㌱γŴ่‫֭ف‬7ʉγŴ‫ש‬ฌ

Ḷʉ่֭ผӧ⎯ỏ7 ACCŐ‫ں‬7 ACCŐธฌ


Ɔ●ҜḶЌ7bĠDzՁƆDzA7Ձ7Ћ7CDzЋ7Ձ7Ձ7b7 О7Ḷ7ԱḶṲ7″‫ں‬ธx7 ●ЌC●AЌAОḶՁ●Ɔⓒ7●Ќ7ㅡ″ธx″ֱ″‫ں‬ธxฌ

bՁЋDzОՁAЌ7Aऑऑкħ㌱Ŵ่‫ש‬7 bਙこऑŴ่ੂ7 ╗ħ‫ש‬к֭7 DzこŴħкฌ


╗ੂ7İŴ㌱>⎯ਙ่7 ƆγŴ>֭7ƆγŴ㌱>7 Ձħ㌱่֭⎯֭7Ŵ่₡7О֭ผこħ‫⎯ש‬7Ɔऑ֭㌱ħŴкħ⎯‫ש‬7 ‫ש‬㈾Ŵ㌱>⎯ਙ่㌀⎯γŴ>֭⎯γŴ㌱>㈠㌱ਙこฌ

ОŐİֱՙธ″ฎ̶
xธ゜ธ″゜‫ں‬ฎ

ธ゜ธ″゜ธx‫ں‬ฎ7ㅡ̬ㅡㄦ̬ㅡ̶7ОҜ 7 SUP-72817 ОŴ‫֭ف‬7ธ7ਙ⑾7ธ ฌ


ОŐİֱՙธ″ฎ̶
xธ゜ธ″゜‫ں‬ฎ

SUP-72817
ㄤ̬̬ⓒ‫ں‬ƥफ㈠㈠̬7—‫ں‬7
㈠㈠ֱ̬㈠7㈠㈠̬7ֱֱ̬㈠ฌֱ—่7 ̬⊿к㈠ֱਙⓒ㈠к㈠—7ֱ‫ں‬㈠㈠फ7‫ש ں‬Ⓢ̬㈠㈠ㄤƥ̬㈠İㄤ
㈠⊿⊿̬㈠㈠7 İ ㈠7㈠ֱ㈠7к‫ֱںں‬7 ㈠
⊿㈠7ㄤ㈠̬ⓒ㈠̬ⓒ㈠İ㈠ฌħ̬㈠≶ㄤए7 ㈠㈠ⓒ▷एㄤֱֱ—̬㈠㈠ֱ̬̬㈠ผㄤֱ
㈠ⓒ㈠﹝ⓒⓒ7ֱ‫ש‬ⓒֱ㈠ħ㈠㈠㈠ⓒ㈠7㈠7ⓒ7㈠㈠㈠7ผ‫⇓ש‬ⓒ⒕㈠ֱⓒ㈠Ŵ⁸к‫≶ں‬7к⁸ㅡƥ7 Ձ Dz Ћ Dz Ձ 7‫ں‬7 ֱए7ՙ ฎ
ֱ̬⊿̬⊿̬̬̬㈠ƥ⑾̬̬̬㈠㈠̬ผħƥ̬̬̬ƥ㈠̬̬̬̬⇓̬﹝㈠㈠7 γ ㈠㈠≶7к7‫ש‬㈠кผこ ㄤⓒ㈠ㄤ‫ں‬㈠㈠﹝่ⓒ㈠ⓒⓒ7㈠㈠ⓒ㈠ⓒ㈠ⓒⓒⓒ7≶7㈠ⓒ Ձ Dz Ћ Dz Ձ ธ ≶‫ ں ں‬Ա
ՁDz Ћ Dz ՁƆ 7 ㄤ 7ֱ Ձ Dz Ћ Dz Ձ 7̶7≶7 ‫ ں ں‬ฎ
Ձ к̬Ћ к̬Ձ ㅡ ≶‫ ں ں‬″
Ձ Dz Ћ Dz Ձ 7ㄦ7≶7 ɱㅡ
╗ Ḷ ╗ A Ձ7̬7 ″ ธ ՙ
О A Ő ì ●Ќ Ḛ 7Ḷ Dz b ì 7फA फฌ
Ɔ Ⓢ Ҝ Û ⇓⁸●Ћ ฌ
Ձ Dz Ћ Dz Ձ 7 ‫ں‬7Ŵ̬7 ธ x ㅡ
Ձ Dz Ћ Dz Ձ 7ธ ⊿ 7ธ ՙ ㅡ
ㄤֱֱֱֱֱ
Ձ Dz Ћ Dz Ձ 7̶7≶7 ธ ՙ ㅡ
Ձ Dz Ћ Dz Ձ 7ㅡ7≶7 ธ ՙ ㅡ
Ձ Dz Ћ Dz Ձ 7ㄦ7≶7 ธ ՙ ธ
╗ Ḷ ╗ A Ձ7≶7 ‫ ں‬ⓒธ ɱ ฎ

ㄦ7
ӧफƥỏฌ


Ɔħ
●Ύк7 ֱֱƥкฌ
ㄤֱฌ
㈠㈠㈠㈠㈠㈠ฌ ̬̬‫ש‬ฌ ㄤ 7
ӧफƥỏ7 फ⊿̬ฌ ƥ●●̬ฌ
ִ ㈠ħк⁸₡ਙ่İ7Ⓢ ħ7 b ƥ㈠Ҝ ⁸Ҝ к‫׀‬7‫ں‬″ฌ

x7
ӧ7̬̬7 ㄤ ֱƥ¤7ֱ
ผฌ
⑾ỏฌ ħ̬ⓒⓒ

≶ ㄤ फ ƥ7‫ںں‬ฌ
ㄤ 7 ㄤ 7İफк⊿⊿7 İ7
ਙ﹝ⓒ̬̬̬﹝̬﹝̬﹝ⓒ﹝7ƥ̬﹝﹝㌱7
﹝﹝﹝ऑֱㄤ7﹝7 Ձ‫ں‬ฌ
ਙ7ⓒ″7 ㈠㈠7
ֱ⊿⊿⊿7 ֱ̬⊿⊿ֱֱ≶7㈠㈠7
ֱ ㄤ 77
̬ⓒ7ֱ㈠ⓒֱ㈠
ֱⓒ ֱỢ ﹝ฌ
7 फƥฌ
ਙ7b 7 ਙฌ
₡ฌ


फֱֱֱֱ ﹝ C7ħ7
ħ7
㈠ⓒ㈠﹝﹝㈠ⓒ —ฌ ‫فف‬ỏ7
CC7 кฌ
ㄤ 7㈠㈠㈠7
ㄤ7㈠
≶7ⓒฌ ㄤ
फƥ

▷ฌ
xฌ
ⓒ㈠ผฌƥİ7 ㄤ 7 ਙ7̬≶≶≶≶≶ֱḶケ7 ㄤ﹝﹝⁸⊿ㄦ‫ں‬㈠㈠㈠㈠⁸İएएħк⁸㈠ए ƥֱ 7 ㄤ ㄤ ֱ 7 ㈠≶㈠﹝﹝फƥ⇓ㄤ ่ 7 ₡ ɱ ƥ
֭ⓒⓒⓒ㈠㈠ֱ֭7 ए ए ผ̬̬̬⎯ฌ ֱ7 ए ֱ7㈠Ḛ Ŵ İㄤ Ձ ㄤ 7 7
≶7ㄤ 7ㄤ 77 ㈠7 ֱֱㄤ7 ƥкDz ㈠㈠к
㈠ㄦƥ
ⓒⓒ7
ƥ
İ—ฌ
ֱֱֱֱֱֱֱֱֱֱֱֱㄤ 7 फƥฌ
ֱֱֱֱ″㈠ⓒこ ₡7b ㌱่㈠кผ่к7О่ผì⇓‫ﭨ‬Ŵੂ7 ผİֱƥ㈠⒕㈠㈠⁸⁸㈠ֱƥ⁸ⓒⓒㄤ ħ ⓒ ㈠ ֱ ֱ ֱ ֱ 7ֱ 7ֱ ֱ 7ֱ 7ֱ7 ֱ ֱ ֱ
ӧ‫ש‬ħฌ
ㄤ7 ֱ ֱ ֱ ħ7 ‫ںں‬ฌ ผ ֱ ผ ㄤ ฌ Ŵ㈠ฌ
ֱ ए7
̶ฌ
ОŐİֱՙธ″ฎ̶ xฌ
b㈠
ए7

Оผਙ㈾֭㌱к7Ḷ ऑ—ⓒฌ
ƥ╗ ਙккк7Ḛ ●㈠A7 Ḛ ㄤЌ ՙ xธ゜ธ″゜‫ں‬ฎ फƥฌ
╗Ḷ ╗A Ձ7О A Ő ‫ש‬㌱кЌ Ḷ 7Ɔ О A b Dz Ɔ 7 ธธ̬ธxฌ ՁŴ⎯7Ћ ֭‫ف‬Ŵ 7Ќ ਙผ‫ש‬γ7Оผ֭こ ħ—こ 7Ḷ —‫ש‬к֭‫⎯ש‬7 ⒝ケỏ
ƆОA bḚ ●Ġ ħḶ Ḷ 7Ɔ77Ḷ77Ḛ ‫ש‬㈠A7 ħħ7Ġ ฌ
О A ⑾‫ש‬кӧ㈾‫ש‬ⓒⓒӧ⊿7 C Dzb ì7 A 7 Dz Ṳ О A Ќ Ɔ ●Ḷ Ќ 7 Ќ Ḷ ╗7 кफƥħbՁ‫ש‬⁸CDzฌ
Ɔħ‫֭ש‬7ОкŴ่ฌ x7 ฎՙㄤ7Ɔਙ—‫ש‬γ7Ḛ ผŴ่₡7b ่֭‫ש‬ผŴк7ОŴผ>ʉ Ŵੂ ㄦ7●7Ҝ 7Ợ 7Ќㄤฌ
‫ש‬ħ7 ╗Ḷ╗A㈠●㈠㈠ฌ ﹝ ﹝ ﹝ ⓒֱֱⓒ7 ՁŴ⎯7Ћ ֭‫ف‬Ŵ⎯ⓒ7Ќ Ћ 7ฎɱ‫ں‬x″
Ҝ Ḷ ₡ㄤ֭₡7 Ҝ Ŵੂ7ธㄦ7 ธx‫ں‬″ฌ ㈠ㄤ ㈠7㈠7‫ں ں‬ผⓒㄤ 7 x7 ฎx7 ‫ں‬″x ㌱ਙਙО ≶7ՙ″″ƥ7 О Ő Dz Ҝ ●Ⓢ Ҝ 7 Ḷ Ⓢ ╗ Ձ Dz ╗ Ɔ

SUP-72817
Ŵผ㌱γħ‫֭ש‬㌱‫ש‬7ો7่֭‫ف‬ħ่֭֭ผฌ
●ЌC●bA╗DzƆ7Ġb7╗ŐAЋDzՁ7ОA╗Ġฌ

⎯ੂこ⇡ਙк7к֭‫่֭ف‬₡ฌ
‫่֭֭ف‬ผŴк7่ਙ‫⎯֭ש‬ฌ
‫ں‬㈠7 CDzƆ●ḚЌA╗DzC7ḶⓈ╗CḶḶŐ7ƆҜḶì●ЌḚ7AŐDzA7ƆĠAՁՁ7ԱDz7A╗ՁDzAƆ╗ฌ

xธ
ธㄦ7&DzDz╗7&ŐḶҜ7ԱⓈ●ՁC●ЌḚ7DzЌ╗Ő●DzƆⓒ7ḶⓈ╗CḶḶŐ7A●Ő7●Ќ╗AìDzƆⓒฌ
ḶŐ7ḶОDzŐAԱՁDz7Û●ЌCḶÛƆ㈠ฌ

֭ੂ֭₡7่ਙ‫⎯֭ש‬7 ՙxxՙ7C●ƆbḶЋDzŐù7ԱՁЋC
‫ں‬㈠7 DzṲ●Ɔ╗●ЌḚ7ḚŐDzAƆDz7●Ќ╗DzŐbDzО╗ḶŐ㈠ฌ CⓈԱՁ●Ќⓒ7ḶĠ7ㅡ̶x‫ں‬ՙฌ
ธ㈠7 ЌḶ╗7ⓈƆDzC㈠ฌ ″‫ں‬ㅡ㈠″̶ㅡ㈠ՙxxx7╗ฌ

̶㈠7 AbbDzƆƆ●ԱՁDz7ОŐ●ҜAŐù7╗DzЌAЌ╗7ƆОAbDz7DzЌ╗ŐAЌbDz㈠ฌ

ㅡ㈠7 AbbDzƆƆ●ԱՁDz7ОA╗Ġ7Ḷ&7╗ŐAЋDzՁ㈠ฌ

ㄦ㈠7 AbbDzƆƆ●ԱՁDz7╗Ḷ●ՁDz╗7&Ab●Ձ●╗●DzƆ7&ḶŐ7ҜDzЌ7AЌC7ÛḶҜDzЌ㈠ฌ

″㈠7 DzṲ●Ɔ╗●ЌḚ7ĠAЌC●bAООDzC7ОAŐì●ЌḚ7ƆОAbDz㈠ฌ
ऑผਙ㈾֭㌱‫ש‬7่ਙ㈠7২7 ƆƆĠbƆxx‫ں‬xฌ
ՙ㈠7 DzṲ●Ɔ╗●ЌḚ77″xxA7DzՁDzb╗Ő●bAՁ7ƆDzŐЋ●bDz77&ḶŐ7ƆⓈ●╗Dz7‫ں‬ՙxx7ֱ
ƆDzDz7ՁAЌCՁḶŐC7ƆĠDzՁՁ7CŐAÛ●ЌḚƆ㈠ฌ
″7 ਙʉ่֭ผฌ
ฎ㈠7 7DzṲ●Ɔ╗●ЌḚ7╗ŐAЌƆ&ḶŐҜDzŐ㈠7ƆDzDz7ՁAЌCՁḶŐC7ƆĠDzՁՁฌ
7CŐAÛ●ЌḚƆ㈠ฌ

ɱ㈠7 DzṲ●Ɔ╗●ЌḚ7ḚŐDzAƆDz7ÛAƆ╗Dz7Ձ●&╗7Ɔ╗A╗●ḶЌ7&ḶŐ7ƆⓈ●╗Dz7‫ں‬ՙxx㈠ฌ
ƆDzDz7ՁAЌCՁḶŐC7ƆĠDzՁՁ7CŐAÛ●ЌḚƆ㈠ฌ

‫ں‬x㈠7 DzṲ●Ɔ╗●ЌḚ7ḚAƆ7ҜDz╗DzŐƆ7AЌC7Ձ●ЌDzƆ7╗Ḷ7ƆⓈ●╗Dz7‫ں‬ՙxx㈠7ƆDzDzฌ
ՁAЌCՁḶŐC7ƆĠDzՁՁ7CŐAÛ●ЌḚƆ㈠ฌ
ԱⓈ●ՁC●ЌḚฌ
‫ںں‬㈠7 DzṲ●Ɔ╗●ЌḚ7╗ŐAƆĠ7bḶҜОAb╗ḶŐ㈠ฌ
x‫ں‬ฌ
‫ں‬ธ㈠7 DzṲ●Ɔ╗●ЌḚ7DzՁDzb╗Ő●bAՁ7ОAЌDzՁ7╗Ḷ7ŐDzҜA●Ќ㈠ฌ

ƆⓈ●╗Dz7‫ ں‬ㄦՙㄦฌ
ƆⓈ●╗Dz7‫ ں‬″ՙㄦฌ

‫̶ں‬㈠7 DzṲ●Ɔ╗●ЌḚ7&●ŐDz7ƆОŐ●ЌìՁDzŐ7CŐA●Ќ7ЋAՁЋDz7╗Ḷ7ŐDzҜA●Ќ㈠ฌ

‫ں‬ㅡ㈠7 &●ŐDz7Ő●ƆDzŐ7ŐḶḶҜ㈠ฌ

‫ں‬ฌ ‫ں‬ㄦ㈠7 ╗DzՁDzОĠḶЌDz7゜7bḶҜҜⓈЌ●bA╗●ḶЌƆ7ŐḶḶҜ㈠ฌ


ЌDzÛ7ùḶŐìⓒ7Ќù‫ں‬xxx̶ฌ

ƆⓈ●╗Dz7‫ ں‬″ฎxฌ
‫ں‬″㈠7 ĠḶⓈƆDz7DzՁDzb╗Ő●bAՁ7ŐḶḶҜ㈠ฌ

̶ㄦƥ̶ֱ7‫゜ں‬ธफฌ
●ЌḶฌ
ธㅡ7ⓈЌ●ḶЌ7ƆỢ㈠7DzAƆ╗7ㄦ╗Ġ7Ɔ╗ŐDzDz╗ฌ

ƆⓈЌฌ
bḶⓈŐ╗ฌ

̶‫ں‬ƥֱ″
7ธ
̶゜″ㅡ
ㅡฌ
̶ฌ

फฌ
ОA╗●Ḷ7AŐDzAฌ ऑผਙ㈾֭㌱‫ש‬7ħ่⑾ਙฌ
″ฎธ7Ɔ7 ƆĠAìDz7ƆĠAbìฌ
ƆⓈ●╗Dz7‫ ں‬ՙx‫ ں‬Aฌ ОŐDzҜ●ⓈҜ7ЌḶŐ╗Ġ7ḶⓈ╗ՁDz╗Ɔฌ
ฎՙㄦ7ƆḶⓈ╗Ġ7ḚŐAЌC7bDzЌ╗ŐAՁฌ
AŐDzA̬7̶ธxx7Ɔฌ ОAŐìÛAùฌ
ㄦ7 ՁAƆ7ЋDzḚAƆⓒ7ЌDzЋACA77ฎɱ‫ں‬x″ฌ
ԱⓈ●ՁC●ЌḚฌ
‫ں‬ㅡฌ

ƆⓈ●╗Dzฌ
‫ں‬ՙx‫ں‬Աฌ ħ⎯⎯—֭7₡Ŵ‫⎯֭ש‬ฌ
ԱŐḶḶìƆฌ
ԱŐḶ╗ĠDzŐƆฌ ⎯—⇡こħ⎯⎯ħਙ่̬7 ₡Ŵ‫֭ש‬ฌ
‫ں‬ธ7 ӧACİAbDzЌ╗7╗DzЌAЌ╗ỏฌ ḶÛЌDzŐ゜ՁՁ7ŐDzЋ●DzÛฌ x″゜ธธ゜ธx‫ں‬ՙฌ
ОDzŐҜ●╗ฌ xՙ゜‫ں‬ㅡ゜ธx‫ں‬ՙฌ
bḶЌƆ╗ŐⓈb╗●ḶЌฌ
ƆⓈ●╗Dz7‫ ں‬ՙธxฌ
‫ں‬7
ՙ7 ‫ں‬xฌ ผ֭‫ﭨ‬ħ⎯ħਙ่⎯̬ฌ
‫̶ں‬ฌ
‫ں‬ฌ AĠİ7㌱ਙここ่֭‫⎯ש‬777777777xฎ゜‫゜ںں‬ธx‫ں‬ՙฌ
ɱฌ ธ7 AĠİ7㌱ਙここ่֭‫⎯ש‬777777777xฎ゜xธ゜ธx‫ں‬ՙฌ
ฎฌ
‫ں‬″ฌ

ƆDzŐЋ●bDzฌ
bḶⓈŐ╗ฌ

ㄦฌ
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ֱ‫ں‬
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Dz7●
Dz ՁDzЋA╗ḶŐฌ ‫ں‬ㅡฌ

A╗
Ɔ╗
DzŐ
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⎯֭Ŵкฌ

ОAŐì●ЌḚฌ
CDzbì7फAफฌ
ฌĠ
Ő╗

Ќ

⎯⎯γ֭֭‫ש‬7ħ่⑾ਙฌ

ОŐİֱՙธ″ฎ̶ Ɔ●╗Dz7ОՁAЌฌ

xธ゜ธ″゜‫ں‬ฎ
╗xx̶ฌ
ƆbAՁDz7 ‫̶゜ں‬ธफ7ए7‫ں‬ƥֱxफฌ
x‫ں‬7⎯ħ‫֭ש‬7ऑкŴ่ฌ

SUP-72817
ԱԱ7 AA㈠ㄦ‫ں‬7 AA㈠̶ɱ7 AAฌ bՁDzAŐ7ՁḶḶŐ7ƆОAbDz7Ḷ7̶xफ7Ṳ7ㅡฎफ7ƆĠAՁՁ7ԱDz7ОŐḶЋ●CDzC7ḶŐ7A7ḶŐÛAŐCฌ
ḶŐ7ОAŐAՁՁDzՁ7AООŐḶAbĠ7A╗7AՁՁ7bḶЌ╗ŐḶՁƆⓒ7C●ƆОDzЌƆDzŐƆⓒ7ŐDzbDzО╗AbՁDzƆฌ
ӧЋDzŐ●ù7Û●╗Ġ7ՁḶbAՁ7●ŐDz7CDzОAŐ╗ҜDzЌ╗ỏฌ Ŵผ㌱γħ‫֭ש‬㌱‫ש‬7ો7่֭‫ف‬ħ่֭֭ผฌ
AЌC7Ḷ╗ĠDzŐОƆ77ḶОDzŐAԱՁDz7DzỢⓈ●ОҜDzЌ╗7ƆⓈbĠ7AƆ7╗ĠDzŐҜḶƆ╗A╗Ɔ㈠ฌ ӧОDzŐ7ƆDzb╗●ḶЌ7ɱx″㈠7Ḷ7╗ĠDz7ธx‫ں‬ธ7ⓈЌ●ḶŐҜ7●ŐDzฌ
ⓈЌḶԱƆ╗ŐⓈb╗DzC7ŐDzAbĠฌ bḶCDz7ִ7ЌОA7‫ں‬xỏฌ
ḶⓈ╗CḶḶŐฌ ĠDz●ḚĠ╗7ḶŐ7A7ḶŐÛAŐC7ŐDzAbĠ7●Ɔ7ㅡฎफ7ҜAṲ㈠7Ġ●ḚĠ7AЌC7ЌḶ7ՁDzƆƆ7╗ĠAЌ7‫ں‬ㄦफฌ
ОA╗●Ḷฌ A㈠ฌ
ĠDz●ḚĠ╗7ḶŐ7A7ОAŐAՁՁDzՁ7ӧƆ●CDzỏ7ŐDzAbĠ7●Ɔ7ㅡฎफ7ҜAṲ㈠7AЌC7ЌḶ7ՁDzƆƆ7╗ĠAЌ7‫ں‬ㄦफฌ ƆùҜԱḶՁฌ CDzƆbŐ●О╗●ḶЌฌ
‫ںں‬ㄦฌ
A㈠ฌ ╗ùОDz7ธֱA7DzṲ╗●ЌḚⓈ●ƆĠDzŐ7ӧОDzŐ7ЌОA7‫ں‬xỏ̬ฌ
ḶŐ7bՁAƆƆ7A7ĠAΎAŐCƆ7●Ќ7ḶŐC●ЌAŐù7ӧҜḶCDzŐA╗Dzỏ7ĠAΎAŐCฌ
ḶԱƆ╗ŐⓈb╗DzC7ŐDzAbĠฌ ӧธֱAỏฌ ḶbbⓈОAЌbùⓒ7ӧ‫ں‬ỏ7DzṲ╗●ЌḚⓈ●ƆĠDzŐ7ОŐḶЋ●CDzƆ7‫ں‬ⓒㄦxx7Ɔ㈠㈠7Ḷฌ
ĠDz●ḚĠ╗7ḶŐ7A7ḶŐÛAŐC7ŐDzAbĠ7Û●╗Ġ7A7ҜAṲ●ҜⓈҜ7ḶԱƆ╗ŐⓈb╗●ḶЌ7CDzО╗Ġ7Ḷฌ ОŐḶ╗Dzb╗●ḶЌ7●Ќ7C●Ќ●ЌḚ7AŐDzAƆ7ֱ7C●Ɔ╗AЌbDz7╗Ḷ7DzṲ╗●ЌḚⓈ●ƆĠDzŐฌ
ธxफ7●Ɔ7ㅡฎफ7ҜAṲ㈠7Ġ●ḚĠฌ
ЌḶ╗7╗Ḷ7DzṲbDzDzC7ՙㄦƥֱxफฌ
ĠDz●ḚĠ╗7ḶŐ7A7ḶŐÛAŐC7ŐDzAbĠ7Û●╗Ġ7A7ҜAṲ●ҜⓈҜ7ḶԱƆ╗ŐⓈb╗●ḶЌ7CDzО╗Ġ7Ḷฌ
ธㄦफ7●Ɔ7ㅡㅡफ7ҜAṲ㈠7Ġ●ḚĠฌ ╗ùОDz7b7DzṲ╗●ЌḚⓈ●ƆĠDzŐ7ӧОDzŐ7ЌОA7‫ں‬xỏ̬ฌ
ĠDz●ḚĠ╗7ḶŐ7A7ОAŐAՁՁDzՁ7ӧƆ●CDzỏ7ŐDzAbĠ7Û●╗Ġ7A7ҜAṲ●ҜⓈҜ7ḶԱƆ╗ŐⓈb╗●ḶЌฌ ӧbỏฌ ŐDzỢⓈ●ŐDzC7ÛĠDzŐDz7DzЌDzŐḚ●ΎDzC7DzՁDzb╗Ő●bAՁ7DzỢⓈ●ОҜDzЌ╗7bAЌฌ
CDzО╗Ġ7Ḷ7‫ں‬xफ7●Ɔ7ㅡฎफ7ҜAṲ㈠7Ġ●ḚĠฌ ԱDz7DzЌbḶⓈЌ╗DzŐDzC7╗ĠA╗7ÛḶⓈՁC7ŐDzỢⓈ●ŐDz7A7ЌḶЌֱbḶЌCⓈb╗●ЌḚฌ
ĠDz●ḚĠ╗7ḶŐ7A7ОAŐAՁՁDzՁ7ӧƆ●CDzỏ7ŐDzAbĠ7Û●╗Ġ7A7ҜAṲ●ҜⓈҜ7ḶԱƆ╗ŐⓈb╗●ḶЌฌ DzṲ╗●ЌḚⓈ●ƆĠ●ЌḚ7ҜDzC●ⓈҜฌ
DzṲ●╗7 ̶ฌ CDzО╗Ġ7Ḷ7ธㅡफ7●Ɔ7ㅡ″फ7ҜAṲ㈠7Ġ●ḚĠฌ ՙxxՙ7C●ƆbḶЋDzŐù7ԱՁЋC
̶″फ7CḶḶŐฌ ╗ùОDz7ì7DzṲ╗●ЌḚⓈ●ƆĠDzŐ7ӧОDzŐ7ЌОA7‫ں‬xỏ̬ฌ
CⓈԱՁ●Ќⓒ7ḶĠ7ㅡ̶x‫ں‬ՙฌ
̶ธफ7゜x㈠ธए7‫ں‬″x7ḶbbƆ㈠ฌ ḶОDzŐA╗●ḶЌฌ ӧìỏฌ ОŐḶЋ●CDzC7ḶŐ7ĠAΎAŐCƆ7ÛĠDzŐDz7╗ĠDzŐDz7●Ɔ7A7ОḶ╗DzЌ╗●AՁ7ḶŐฌ
bḶЌ╗ŐḶՁƆ7AЌC7ḶОDzŐA╗●ЌḚ7ҜDzbĠAЌ●ƆҜƆ7ƆĠAՁՁ7ЌḶ╗7ŐDzỢⓈ●ŐDz7╗●ḚĠ╗ฌ ●ŐDzƆ7●ЌЋḶՁЋ●ЌḚ7bḶҜԱⓈƆ╗●ԱՁDz7bḶḶì●ЌḚ7ҜDzC●A7ֱ7C●Ɔ╗AЌbDzฌ ″‫ں‬ㅡ㈠″̶ㅡ㈠ՙxxx7╗ฌ
ḚŐAƆО●ЌḚⓒ7О●ЌbĠ●ЌḚ7ḶŐ7╗Û●Ɔ╗●ЌḚ7Ḷ7╗ĠDz7ÛŐ●Ɔ╗7AЌC7╗ĠDz7ḶŐbDzฌ ╗Ḷ7DzṲ╗●ЌḚⓈ●ƆĠDzŐ7ЌḶ╗7╗Ḷ7DzṲbDzDzC7̶xƥֱxफฌ
ŐDzỢⓈ●ŐDzC7╗Ḷ7Ab╗●ЋA╗Dz7bḶЌ╗ŐḶՁƆ7ƆĠAՁՁ7ԱDz7ЌḶ7ḚŐDzA╗DzŐ7╗ĠAЌ7ㄦ7ՁԱƆ㈠ฌ
DzṲ●╗7 ธฌ
ŐAҜО7CḶÛЌฌ ̶″फ7CḶḶŐฌ
‫ں̬ں‬ธ7ƆՁḶОDzฌ ЌḶ╗Dz̬77DzՁDzb╗Ő●bAՁ7ḶⓈ╗ՁDz╗Ɔ7ҜⓈƆ╗7ԱDz7ՁḶbA╗DzC7̶″फ7Ҝ●Ќ㈠7ŐḶҜฌ
̶ธफ7゜x㈠ธए7‫ں‬″x7ḶbbƆ㈠ฌ A7bḶŐЌDzŐ㈠ฌ
⑾ħผ֭7֭ゥ‫ש‬ħ่‫—ف‬ħ⎯γ֭ผฌ
DzṲธฌ ″ㄦฌ Ձ●ḚĠ╗7ƆÛ●╗bĠDzƆⓒฌ
DzṲ‫ں‬ฌ ऑผਙ㈾֭㌱‫ש‬7่ਙ㈠7২7 ƆƆĠbƆxx‫ں‬xฌ
DzՁDzb╗Ő●bAՁ7ḶⓈ╗ՁDz╗Ɔⓒฌ ⎯㌱γ֭₡—к֭ฌ
╗ĠDzŐҜḶƆ╗A╗Ɔ7AЌCฌ
Ḷ╗ĠDzŐ7DzЌЋ●ŐḶЌҜDzЌ╗AՁฌ
bḶЌ╗ŐḶՁƆ㈠ฌ ਙʉ่֭ผฌ
ÛḶҜDzЌƥƆฌ ՙฌ ՙฌ
Dz‫ֱں‬Աฌ C●Ќ●ЌḚฌ
ŐDzƆ╗ŐḶḶҜฌ ŐḶḶҜฌ
‫ں‬x″ฌ ‫ں‬x‫ں‬ฌ

Ҝ●Ќ㈠7‫゜ں‬
Dz‫ֱں‬Աฌ ธ㈠7 AՁՁ7●Ќ╗DzŐ●ḶŐ7●Ќ●ƆĠ7ҜA╗DzŐ●AՁƆ7╗Ḷ7ĠAЋDz7╗ĠDz7ḶՁՁḶÛ●ЌḚ7ՁAҜDzฌ

ƆОŐ●Ќì
ƆОŐDzAC7ŐA╗●ЌḚƆ7ОDzŐ7╗AԱՁDz7ฎx̶㈠ɱ7Ḷ7╗ĠDz7ธx‫ں‬ธ7●Ќ╗DzŐЌA╗●ḶЌAՁ7ԱⓈ●ՁC●ЌḚฌ

̶7Ḷ7C
●ЌC●bA╗DzƆ7Ҝ●Ќ㈠7ㅡㅡफ7DzḚŐDzƆƆ7ОA╗Ġ7╗ŐAЋDzՁฌ
bḶCDz7ḶŐ7╗ĠDz7ՁḶbA╗●ḶЌ7●Ќ7ÛĠ●bĠ7╗ĠDz7ҜA╗DzŐ●AՁ7●Ɔ7ԱDz●ЌḚ7●ЌƆ╗AՁՁDzC㈠ฌ
ĠAՁՁÛAùฌ A㈠7 ŐḶḶҜƆ7AЌC7DzЌbՁḶƆDzC7ƆОAbDzƆ7ӧƆОŐ●ЌìՁDzŐDzCỏ7ֱ7bՁAƆƆֱbฌ

ธɱƥֱฎ7̶゜ㅡफฌ
Ա㈠7 bḶŐŐ●CḶŐƆ7ӧƆОŐ●ЌìՁDzŐDzCỏ7ֱ7bՁAƆƆֱԱฌ

ՁDzŐDzC7A
●AḚḶЌA
‫ں‬xㅡฌ Dz‫ֱں‬Աฌ
ธฌ
Dz‫ֱں‬Աฌ ″″ ЌḶ╗DzƆ̬ฌ
Dz‫ֱں‬Աฌ ƥֱɱ ●ЌC●bA╗DzƆ7̶″फ7bՁDzAŐ7ОA╗Ġ7╗ŐAЋDzՁฌ

ŐDzAฌ
फ7╗ bՁAƆƆֱԱ7ए7ՁAҜDz7ƆОŐDzAC7●ЌCDzṲ7Ḷ7ธ″ֱՙㄦⓒ7ƆҜḶìDzֱCDzЋDzՁḶОDzC7●ЌCDzṲ7Ḷฌ
̶ฌ

Ձ7ḶŐฌ
ҜAṲ●ҜⓈҜ7╗ŐAЋDzՁ7C●Ɔ╗AЌbDzฌ ĠDz
xֱㅡㄦx7ОDzŐ7AƆ╗Ҝ7Dz7ฎㅡฌ
7A
Dz‫ֱں‬Ա7 ㄦㄦƥ̶ֱफฌ ㅡ7 ŐDz ㅡ7 ՙฌ
A7Ա bՁAƆƆֱb7ए7ՁAҜDz7ƆОŐDzAC7●ЌCDzṲ7Ḷ7ՙ″ֱธxxⓒ7ƆҜḶìDzֱCDzЋDzՁḶОDzC7●ЌCDzṲ7Ḷฌ
ҜDzЌƥƆฌ ՙฌ Dz●Ќ xֱㅡㄦx7ОDzŐ7AƆ╗Ҝ7Dz7ฎㅡฌ
Ḛ7Ɔ
ŐDzƆ╗ŐḶḶҜฌ DzŐ
DzḚŐDzƆƆ7╗ŐAЋDzՁ7C●Ɔ╗AЌbDzฌ
ЋDz
ЌDzÛ7ùḶŐìⓒ7Ќù‫ں‬xxx̶ฌ

‫ں‬xㄦฌ Cฌ
ฎฌ
ธㅡ7ⓈЌ●ḶЌ7ƆỢ㈠7DzAƆ╗7ㄦ╗Ġ7Ɔ╗ŐDzDz╗ฌ

ACİAbDzЌ╗ฌ DzṲ●╗7bAОAb●╗ù7ӧ‫ں‬xxㄦ㈠‫ں‬ỏฌ
ҜAṲ●ҜⓈҜ7╗ŐAЋDzՁ7C●Ɔ╗AЌbDzฌ Dz‫ֱں‬Աฌ
╗DzЌAЌ╗ฌ DzṲ●╗7Û●C╗Ġ7ŐDzỢⓈ●ŐDzC̬7 ‫ں‬ㄦㅡ7 〈7 x㈠ธफ7 ए7 ̶‫ں‬फฌ ธ7ĠŐ7ŐA╗DzC7ÛAՁՁฌ

Dz‫ֱں‬Ûฌ
Dz‫ֱں‬Û7 ‫ں‬xxƥֱ‫ں‬xफฌ Dz‫ֱں‬Ûฌ
ֱ
ㄦ7 ‫ں‬ธฎफ7ӧ╗Ḷ╗AՁ7CḶḶŐ7DzṲ●╗ฌ ●ŐDz7DzṲ╗●ЌḚⓈ●ƆĠDzŐฌ
DzṲ●╗7Û●C╗Ġ7ОŐḶЋ●CDzC̬ฌ Dzฌ
Û●C╗Ġỏ7
ㅡㅡफ7ӧҜ●Ќ㈠7DzṲ●╗7ОA╗ĠÛAù7Û●C╗Ġỏฌ
DzṲ‫ں‬ฌ ṲṲƥֱṲṲफฌ ●ЌC●bA╗DzƆ7╗ŐAЋDzՁ7C●Ɔ╗AЌbDzฌ
ԱḶĠฌ
‫ں‬xฎฌ DzṲ●╗7 ‫ں‬ฌ ЌⓈҜԱDzŐ7Ḷ7DzṲ●╗Ɔ7ŐDzỢⓈ●ŐDzC7ӧОDzŐ7●Աb7ƆDzb╗●ḶЌ㈠7‫ں‬x‫ں‬ㄦỏ7̬7ธฌ

″7‫゜ں‬ธफฌ
ОŐDzО㈠ฌ ″xफ7CḶḶŐฌ ЌⓈҜԱDzŐ7Ḷ7DzṲ●╗Ɔ7ОŐḶЋ●CDzC7ӧОDzŐ7●Աb7ƆDzb╗●ḶЌ㈠7‫ں‬x‫ں‬ㄦỏ7̬7̶ฌ
‫ںں‬ธฌ ″ㅡफ゜x㈠ธए7̶ธx7ḶbbƆ㈠ฌ DzṲ●╗7Ձ●ḚĠ╗Ɔฌ
Dz‫ֱں‬Ûฌ
″ƥֱ″7̶゜ㅡफฌ
●Ќ╗DzŐ●ḶŐ7DzḚŐDzƆƆ7ḶbbⓈОAЌ╗7ՁḶAC●ЌḚฌ
″ƥֱ″7̶゜ㅡफ7 ऑผਙ㈾֭㌱‫ש‬7ħ่⑾ਙฌ
ỢⓈDz●ЌḚฌ ƆОAbDz7 Ɔ㈠㈠7 Ḷbb㈠ՁC㈠7 ḶbbⓈОAЌ╗Ɔฌ DzṲ●╗7Ɔ●ḚЌƆฌ
7″̶ธ7Ɔฌ ОŐDzҜ●ⓈҜ7ЌḶŐ╗Ġ7ḶⓈ╗ՁDz╗Ɔฌ
‫ں‬xx″ㅡ㈠xㅡฌ ӧƆDzA╗●ЌḚฌ ฎՙㄦ7ƆḶⓈ╗Ġ7ḚŐAЌC7bDzЌ╗ŐAՁฌ
AŐDzAⓒ7ЌḶ╗ฌ ㅡธ7ો7̶ՙฌ ОAŐìÛAùฌ
ՙ7 ‫ں‬ฌ ●ЌCḶḶŐ7C●Ќ●ЌḚ7ӧЌDz╗ỏฌ ゜ 7 ‫ں‬ㄦ7 एฌ
֭к֭㌱‫ש‬ผħ㌱Ŵкฌ

●ЌbՁⓈC●ЌḚฌ ӧ●ṲDzCฌ ՁAƆ7ЋDzḚAƆⓒ7ЌDzЋACA77ฎɱ‫ں‬x″ฌ


●ṲDzCฌ ƆDzA╗Ɔỏ7एฌ
ƆDzA╗●ЌḚỏฌ ՙɱ〈ฌ
Dz‫ֱں‬Ûฌ x7 x7 ՙㄦ7ӧЌḶ╗ฌ ●ŐDz7DzṲ╗●ЌḚⓈ●ƆĠDzŐ7bAԱ●ЌDz╗7●Ќ7C●Ќ●ЌḚ7AŐDzA7ƆОDzb●●bA╗●ḶЌ̬ฌ
Ab╗ⓈAՁ7ƆDzA╗7bḶⓈЌ╗ฌ ԱŐAЌC̬7İՁ7bḶƆҜḶОḶՁ●╗AЌฌ
ⓈƆDzCỏฌ
″ㅡฌ ÛA●╗●ЌḚ゜ỢⓈDz●ЌḚ7AŐDzA7 ̶̶ฎ7 ゜7 ㄦ7 ए7 ″ฎฌ ƆОDzb●●bA╗●ḶЌ̬7Ɔ╗A●ЌՁDzƆƆ7Ɔ╗DzDzՁ7bAԱ●ЌDz╗7Û●╗Ġ7AbŐùՁ●b7Û●ЌCḶÛฌ
ÛAՁì7●Ќฌ ҜAЌAḚDzŐƥƆฌ ACİAbDzЌ╗ฌ ì●╗bĠDzЌฌ ӧЌDz╗ỏฌ C●ҜDzЌƆ●ḶЌƆ̬7ธㄦफĠ7ゥ7‫ںں‬फÛ7ゥ7̶फCฌ ħ⎯⎯—֭7₡Ŵ‫⎯֭ש‬ฌ
bḶḶՁDzŐฌ ŐDzDzΎDzŐฌ Ḷ●bDzฌ ╗DzЌAЌ╗ฌ DzЌḚ●ЌDzฌ ì●╗bĠDzЌ7゜7ОŐDzО7゜7bՁDzAЌ7 ‫ںں‬ɱธ7 ゜7 ธxx7 ए7 ″ฌ ҜAЌⓈAb╗ⓈŐDzŐ7bḶCDz̬7ฎ‫̶ں‬ՙЋ‫ں‬xฌ
ธฌ ⎯—⇡こħ⎯⎯ħਙ่̬ฌ ₡Ŵ‫֭ש‬ฌ
‫ںں‬xฌ ‫ںںں‬ฌ ‫ں‬xɱฌ ֱ ‫ں‬xՙฌ ŐḶḶҜ7゜7ÛAՁì7●Ќ7bḶḶՁDzŐฌ
ӧḚŐḶƆƆỏฌ ḶÛЌDzŐ゜ՁՁ7ŐDzЋ●DzÛฌ x″゜ธธ゜ธx‫ں‬ՙฌ
Ḷ●bDz7ӧḚŐḶƆƆỏ7 ฎ″7 ゜7 ‫ں‬xx7 ए7 ‫ں‬ฌ ОDzŐҜ●╗ฌ xՙ゜‫ں‬ㅡ゜ธx‫ں‬ՙฌ
こ֭㌱γŴ่ħ㌱Ŵкฌ

bḶЌƆ╗ŐⓈb╗●ḶЌฌ

●Ќ╗DzŐ●ḶŐ7DzḚŐDzƆƆ7ḶbbⓈОAЌbù7╗Ḷ╗AՁ7 ए7 ‫ں‬ㄦㅡฌ ผ֭‫ﭨ‬ħ⎯ħਙ่⎯̬ฌ


‫ں‬ฌ AĠİ7㌱ਙここ่֭‫⎯ש‬777777777xฎ゜‫゜ںں‬ธx‫ں‬ՙฌ
ਙ㌱㌱—ऑŴ่‫ש‬7кਙŴ₡7ִ7֭ゥħ‫ש‬7㌱ŴऑŴ㌱ħ‫ੂש‬ฌ⎯ੂこ⇡ਙк7к֭‫่֭ف‬₡ฌ ธฌ AĠİ7㌱ਙここ่֭‫⎯ש‬777777777xฎ゜xธ゜ธx‫ں‬ՙฌ

ЌḶ╗Dz̬7AՁՁ7C●ҜDzЌƆ●ḶЌƆ7╗AìDzЌ7ŐḶҜ7ธx‫ں‬ㄦ7●Աb7ִ7ACA7ḚⓈ●CDzՁ●ЌDzƆ㈠7 CDzЌḶ╗DzƆ7C●ŐDzb╗●ḶЌ7Ḷ7AООŐḶAbĠฌ
ธƥֱ″फฌ
ธƥֱ″फฌ
ऑк—こ⇡ħ่‫ف‬ฌ

ㄦƥֱxफฌ
ㅡƥֱxफฌ

ㅡƥֱxफฌ

ЌḶ╗Dz̬ฌ
7ֱ╗ĠDzŐDz7●Ɔ7ЌḶ7bĠAЌḚDz7●Ќ7ՁḶḶŐฌ ″xफ7 ㅡธफฌ
‫ں‬ɱफฌ

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SUP-72817
SUP-72817 [PRJ-72683] - SPECIAL USE PERMIT - APPLICANT: SHAKE SHACK NEVADA, LLC - OWNER: SIMON
CHELSEA LV DEV, LLC
905 SOUTH GRAND CENTRAL PARKWAY, SUITE #1700
03/05/18
ОŐİֱՙธ″ฎ̶
xธ゜ธՙ゜‫ں‬ฎ

SUP-72817
Agenda Item No.: 16.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
SDR-72787 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT:
CAPROCK EMERGENCY HOLDINGS, LLC - OWNER: R A SOUTHEAST LAND
COMPANY, LLC - For possible action on a request for a Site Development Plan Review FOR A
PROPOSED 18,389 SQUARE-FOOT CLINIC AND HOSPITAL DEVELOPMENT on a
portion of 7.80 acres at the southeast corner of Alta Drive and Rampart Boulevard (APN 138-32-
312-013), PD (Planned Development) Zone, Ward 2 (Seroka) [PRJ-72706]. Staff recommends
APPROVAL.

MAY GO TO CITY COUNCIL ON 5/16/2018


OR MAY BE FINAL ACTION (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 2 Planning Commission Mtg. 17
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Protest/Support Postcards/E-Comment Log
SDR-72787 [PRJ-72706]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT: CAPROCK EMERGENCY HOLDINGS, LLC -
OWNER: R A SOUTHEAST LAND COMPANY, LLC

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
SDR-72787 Staff recommends APPROVAL, subject to conditions:

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 25

NOTICES MAILED 294

PROTESTS 2

APPROVALS 17

JB
SDR-72787 [PRJ-72706]
Conditions Page One
April 10, 2018 - Planning Commission Meeting

** CONDITIONS **

SDR-72787 CONDITIONS

Planning

1. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.

2. All development shall be in conformance with the site plan and landscape plan
date stamped 03/05/18; building elevations date stamped 02/22/18, except as
amended by conditions herein.

3. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.

4. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.

5. A technical landscape plan, signed and sealed by a Registered Architect,


Landscape Architect, Residential Designer or Civil Engineer, must be submitted
prior to or at the same time application is made for a building permit. A permanent
underground sprinkler system is required, and shall be permanently maintained in
a satisfactory manner; the landscape plan shall include irrigation specifications.
Installed landscaping shall not impede visibility of any traffic control device.

6. A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.

7. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.

Public Works

8. Prior to the issuance of any building permits, meet with the Sanitary Sewer Section
of the Department of Public Works to discuss onsite sewer options.

JB
SDR-72787 [PRJ-72706]
Conditions Page Two
April 10, 2018 - Planning Commission Meeting

9. A Traffic Impact Analysis must be submitted to and approved by the Department of


Public Works prior to the issuance of any building or grading permits, submittal of
any construction drawings or the recordation of a Map subdividing this site,
whichever may occur first. Comply with the recommendations of the approved
Traffic Impact Analysis prior to occupancy of the site. The Traffic Impact Analysis
shall also include a section addressing Standard Drawings #234.1 #234.2 and
#234.3 to determine additional right-of-way requirements for bus turnouts adjacent
to this site, if any; dedicate all areas recommended by the approved Traffic Impact
Analysis. All additional rights of way required by Standard Drawing #201.1 for
exclusive right turn lanes and dual left turn lanes shall be dedicated prior to or
concurrent with the commencement of on site development activities unless
specifically noted as not required in the approved Traffic Impact Analysis. Phased
compliance will be allowed if recommended by the approved Traffic Impact
Analysis. No recommendation of the approved Traffic Impact Analysis, nor
compliance therewith, shall be deemed to modify or eliminate any condition of
approval imposed by the Planning Commission or the City Council on the
development of this site.

10. A Drainage Plan and Technical Drainage Study must be submitted to and
approved by the Department of Public Works prior to the issuance of any building
or grading permits or submittal of any construction drawings, whichever may occur
first. Provide and improve all drainageways recommended in the approved
drainage plan/study. The developer of this site shall be responsible to construct
such neighborhood or local drainage facility improvements as are recommended
by the City of Las Vegas Neighborhood Drainage Studies and approved Drainage
Plan/Study concurrent with development of this site.

11. Site development to comply with all applicable conditions of approval for the
Renaissance Lot 1 Tentative Map TMP-71533 and all other applicable site-related

JB
SDR-72787 [PRJ-72706]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

This is a request for a Site Development Plan Review for a proposed 18,389 square-
foot Hospital and Clinic on a portion of a 7.80 acre parcel at the southeast corner of Alta
Drive and Rampart Boulevard.

ISSUES

 The subject site is located within Las Vegas Renaissance Master Plan area, which is
subject to the Site Development Plan Review provisions outlined in Title
19.10.040(H).
 The Las Vegas Renaissance Master Plan area allows commercial land uses based
on the C-1 (Limited Commercial) zoning district of the Unified Development Code.
 The proposed Hospital is a conditional land use, which meets all conditional
requirements. Staff supports this request.
 The proposed Clinic is a permitted land use within the Las Vegas Renaissance
Master Plan area.

ANALYSIS

The applicant has proposed a Site Development Plan Review to develop the subject
site with a 18,389 square-foot building for a proposed Clinic and Hospital development
on a portion of a 7.80 acre parcel located on the southeast corner of Alta Drive Rampart
Boulevard. The subject site is located in the Southwest Sector of the General Plan and
has a current land use designation of SC (Service Commercial) and zoning designation
of PD (Planned Development). Also, the proposed development is subject to the
development standards outlined within the Las Vegas Renaissance Master
Development Plan, which allows commercial land uses based on the C-1 (Limited
Commercial) zoning district of the Unified Development Code. Additionally, proposed
developments within the Las Vegas Renaissance Master Plan area are subject to the
Site Development Plan Review provisions outlined in Title 19.10.040(H).

A Clinic use is described in Tile 19.12 as: “A facility which is occupied and used for the
purpose of providing dental or medical care, and which regularly provides any of those
services to the general public on an emergency basis or without appointment. This use
does not include a hospital or a facility which provides for the overnight care or
overnight stay of patients.” Per Title 19.12 the Clinic land use is permitted within the C-1

JB
SDR-72787 [PRJ-72706]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting

(Limited Commercial) zoning district. A Hospital use is described in Title 19.12 as: “An
institution, designed within an integrated campus setting, for the diagnosis, care, and
treatment of human illness, including surgery and primary treatment.” Per Title 19.12 the
Hospital land use is a conditional within the C-1 (Limited Commercial) zoning district,
which requires the land use to be located on a secondary thoroughfare or larger. With
access to the site being provided from Rampart Boulevard a 100-foot Primary Arterial
street that condition has been met.

The proposed site design complies with all applicable Las Vegas Renaissance Master
Plan development standards pertaining to building setbacks, which requires a five-foot
setback from all external property lines and a 15-foot setback from the existing parking
structure (garage) and retail building on the existing Boca park III portion of the shopping
center.

The submitted elevations depict a one story, 33-foot building height. Per the Las Vegas
Renaissance Master Plan development standards the two-story portions of the structure
will not exceed 60 feet tall. Furthermore, proposed structure is approximately 995 feet
away from the closest single-family detached dwellings to the east, which complies with
Title 19 residential adjacency standards. Overall building heights are to be established by
the approval of the site plan. The submitted building elevations indicate the building
façades will have a stone masonry finish, with a metal roof and aluminum storefront
system.

The proposed 18,389 square-foot development will cover approximately 5% of the 7.80
acre site. Per the Las Vegas Renaissance Master Plan development standards the
maximum site coverage shall be 70% for the entire development. The site will provide 61
total parking spaces with four ADA parking spaces, which complies with the 35 space
minimum required by Title 19.12.010 for an eight-bed Hospital and 5,012 square-foot
Clinic land use.

Per the Las Vegas Renaissance Master Plan development standards the landscape
buffer zones shall be established with the approval of the Site Development Plan review
for that for portion of the subject site. The primary tree species being utilized are 36-inch
box Crape Myrtle, 36-inch box Swan Hill Olive, 36-inch box Sycamore, 24-inch box
Xylosma and 22 to 25-foot tall Date Palm trees.

Staff has determined the proposed project is consistent with the development standards
outlined in the Las Vegas Renaissance Master Plan and is compatible with surrounding
development in the area, therefore, staff is recommends approval of this project with
conditions.

JB
SDR-72787 [PRJ-72706]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

FINDINGS (SDR-72787)

In order to approve a Site Development Plan Review application, per Title 19.16.100(E)
the Planning Commission and/or City Council must affirm the following:

1. The proposed development is compatible with adjacent development and


development in the area;

The proposed development is compatible with the adjacent commercial


development in the area. In addition, the proposed structure is contextually
appropriate with other buildings in the area creating an attractive development.

2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;

The subject site is consistent with the General Plan and development standards
found within the Las Vegas Renaissance Master Plan.

3. Site access and circulation do not negatively impact adjacent roadways or


neighborhood traffic;

Access to the site is provided from Rampart Boulevard a 100-foot Primary Arterial,
as classified by the Master Plan of Streets and Highways, which is appropriate to
provide access to the subject site.

4. Building and landscape materials are appropriate for the area and for the
City;

The project design and style are appropriate for the subject location and will be
harmonious with buildings in the surrounding area. The submitted building
elevations indicate the building façades will have a stone masonry finish, with a
metal roof and aluminum storefront system.

5. Building elevations, design characteristics and other architectural and


aesthetic features are not unsightly, undesirable, or obnoxious in
appearance; create an orderly and aesthetically pleasing environment; and
are harmonious and compatible with development in the area;

The design characteristics of the proposed building elevations are not unsightly
and are compatible with development in the area and the existing structures on
site. The proposed materials are suitable for the surrounding commercial uses
and the desert environment.

JB
SDR-72787 [PRJ-72706]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting

6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.

The proposed development will be subject to inspections in order to protect the


public health, safety and general welfare by City staff.

BACKGROUND INFORMATION

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The City Council approved a request for a Rezoning (Z-0030-92) from
C-1 (Limited Commercial), C-2 (General Commercial) and R-1 (Single
Family Residential) to C-1 (Limited Commercial) and R-1 (Single
Family Residential) on approximately 105 acres generally located on
09/02/92 the east side of Rampart Boulevard between Charleston Boulevard
and Alta Drive, which included the subject site. The item included
requests for approval of a 103-acre regional mall and a two-acre single
family residential development. The Planning Commission and staff
recommended approval.
In an official Writ of Mandate from the Clark County District Court, the
conditions of approval for Z-0030-92 were modified to (A) extend the
Resolution of Intent from 12 months to 24 months; (B) restrict delivery
access from local streets; (C) restrict special events on the exterior of
the mall to no more than 10 days per year; (D) stipulate that
12/31/92 development of each pad site would only be subject to standard city
requirements and procedures; (E) stipulate that the Regional Mall shall
be permitted to contain 1.1 million square feet of building area; (F)
require conformance to the plot plan as amended by the court order;
and (G) stipulate that the applicant shall not be required to provide
land for future fire and police facilities.
The City Council approved a request for a Rezoning (Z-0012-98) from
U (Undeveloped) [SC (Service Commercial) General Plan Designation]
under Resolution of Intent to C-1 (Limited Commercial) to PD (Planned
Development) on 47.4 acres at the southeast corner of Alta Drive and
Rampart Boulevard. The Planning Commission recommended
approval; staff recommended denial. This action established
04/27/98
development standards for the Peccole Town Center Master Plan area
as well as the shopping area to the south, designating the southern 49
acres (zoned C-1) as Phase I and the northern 47 acres (zoned PD)
as Phase II. The site plan for Phase II included a five-story non-
gaming hotel, 650-seat amphitheater, 592,800 square-feet of
retail/office uses, 125 condominium units and two parking garages.

JB
SDR-72787 [PRJ-72706]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The City Council approved a request for a Site Development Plan
Review [Z-0030-92(5)] for a proposed 433,240 square-foot retail
Shopping Center, including 21 retail pad sites, on 48.7 acres at the
northeast corner of Rampart Boulevard and Charleston Boulevard
(Phase I). This was not a Major Amendment of the Rezoning case (Z-
0030-92), but instead replaced that approved plan.
The Department of Planning administratively approved a request for a
Minor Site Development Plan Review [Z-0030-92(16)] for a proposed
10/23/00
10,386 square-foot furniture store within the Phase II portion of the
Boca Park Shopping Center site.
The City Council approved a request for a Site Development Plan
Review [Z-0012-98(1)] for a proposed 723,150 square-foot retail and
office development (Boca Park Phase II) on 41.53 acres at the
southeast corner of Alta Drive and Rampart Boulevard. This plan
replaced the plan approved as part of Z-0012-98. (The applicant from
this point forward refers to the Phase II area located at the southeast
corner of Alta Drive and Rampart Boulevard as Phase III.) The
11/01/00
Planning Commission and staff recommended approval.
The City Council approved a request for a Major Modification [Z-0012-
98(2)] of the Peccole Town Center Master Development Plan and
Development Standards to add additional development standards
pertaining to Phase II. (The applicant from this point forward refers to
the Phase II area located at the southeast corner of Alta Drive and
Rampart Boulevard as Phase III.)
The City Council approved a Master Sign Plan [Z-0012-98(3)] for the
Boca Park Phase III area, located at the southeast corner of Alta Drive
04/18/01
and Rampart Boulevard. The Planning Commission and staff
recommended approval of the request.
The Department of Planning administratively approved a Minor
Amendment of a previously approved Site Development Plan Review
06/21/01 [Z-0012-98(1)] for a proposed 626,005 square-foot development where
723,150 square feet was approved at the southeast corner of Alta
Drive and Rampart Boulevard.
The Department of Planning administratively approved a Minor Site
Development Plan Review [Z-0012-98(4)] for a proposed 50,750
11/06/01 square-foot retail shell building and a 23,047 square-foot retail shell
building on a portion of 41.87 acres adjacent to the east side of
Rampart Boulevard, approximately 1,200 feet south of Alta Drive.
A one-lot Parcel Map (PMP-41307) on 23.4 acres at the southeast
04/18/11 corner of Alta Drive and Rampart Boulevard that constitutes the
subject site was recorded.

JB
SDR-72787 [PRJ-72706]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The City Council approved a request for a Rezoning (ZON-41312)
from PD (Planned Development) to PD (Planned Development) on
06/15/11 23.40 acres at the southeast corner of Alta Drive and Rampart
Boulevard. The Planning Commission and Staff recommended
approval of the request.
The City Council approved a request for a Site Development Plan
Review (SDR-41313) for a proposed three-story, 773,000 square foot
shopping center, four-story parking garage, and six-story, 100-unit
06/15/11
multi-family residential development at the southeast corner of Alta
Drive and Rampart Boulevard. The Planning Commission and Staff
recommended approval of the request.
The City Council approved a request for an Extension of Time (EOT-
52982) of an approved Site Development Plan Review (SDR-41313)
for a proposed three-story, 773,000 square-foot shopping center, a
05/21/14
four-story parking garage and a six-story, 100-unit multi-family
residential development at the southeast corner of Alta Drive and
Rampart Boulevard. Staff recommended approval of the request.
The City Council approved a request for a Major Modification (MOD-
70292) of the Las Vegas Renaissance Master Development Plan and
Development Standards to amend the land use plan and the
08/16/17
development standards on 23.40 acres located at the southeast corner
of Alta Drive and Rampart Boulevard. The Planning Commission and
Staff recommended approval of the request.
The Planning Commission approved a request for a Tentative Map
10/10/17 (TMP-71533) for a one-lot commercial subdivision on 7.80 acres at the
southeast corner of Alta Drive and Rampart Boulevard.

Most Recent Change of Ownership


10/04/10 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


A building permit (#01004042) was issued for rough grading on 42
03/12/01 acres at 8855 Alta Drive. A final inspection was not approved and the
permit expired 10/06/01.
A building permit (#01010316) was issued for onsite water, sewer and
06/07/01 fire improvements at 8855 Alta Drive. A final inspection was not
approved and the permit expired 11/16/02.

JB
SDR-72787 [PRJ-72706]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting

Related Building Permits/Business Licenses


A building permit (#010101358) was issued for onsite improvements
and hardscapes at 680 South Rampart Boulevard. A final inspection
was not approved and the permit expired 06/15/02.
06/22/01
A building permit (#01011357) was issued for a parking structure and
perimeter landscaping at 680 South Rampart Boulevard. A final
inspection was approved on 03/25/02.
A building permit (#07002034) was issued for a new ramp for an
06/21/07 existing parking garage at 680 South Rampart Boulevard. A final
inspection was approved on 09/24/07.

Pre-Application Meeting
A pre-application meeting was conducted with the applicant to review
02/15/18 the application materials and submittal requirements for the proposed
Site Development Plan Review request.

Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.

Field Check
Staff conducted a routine site visit a found the subject site to be an
03/01/18
undeveloped parcel of land.

Details of Application Request


Site Area
Net Acres 7.80

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
Subject SC (Service PD (Planned
Undeveloped
Property Commercial) Development)
Mixed-Use GC (General C-2 (General
North
Development Commercial) Commercial)
SC (Service PD (Planned
South Shopping Center
Commercial) Development)

JB
SDR-72787 [PRJ-72706]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
SC (Service PD (Planned
East Undeveloped
Commercial) Development)
M (Medium Density R-3 (Medium Density
West Undeveloped
Residential) Residential)

Master and Neighborhood Plan Areas Compliance


Las Vegas Renaissance Master Plan Y
Special Area and Overlay Districts Compliance
PD (Planned Development) District Y
Other Plans or Special Requirements Compliance
Trails Y
Las Vegas Redevelopment Plan Area N/A
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A

DEVELOPMENT STANDARDS

Pursuant to Las Vegas Renaissance Master Plan, the following standards apply:
Standard Required/Allowed Provided Compliance
Min. Setbacks
 Front 5 Feet 440 Feet Y
 Side 0 Feet 330 Feet Y
 Corner 5 Feet 68 Feet Y
 Rear 0 Feet 50 Feet Y
Max. Lot Coverage 70 % 5% Y
Max. Building Height 60 Feet 33 Feet Y
Screened,
Gated, w/ a
Trash Enclosure Y
Screened, Gated, w/ a Roof or
Roof or Trellis Trellis
Mech. Equipment Screened Screened Y

JB
SDR-72787 [PRJ-72706]
Staff Report Page Nine
April 10, 2018 - Planning Commission Meeting

Pursuant to Las Vegas Renaissance Master Plan, the following standards apply:
Landscaping and Open Space Standards
Standards Required Provided Compliance
Ratio Trees
Buffer Trees:
 North 6 Trees Y
 South *N/A *N/A 4 Trees Y
 East 6 Trees Y
 West 15 Trees Y
TOTAL PERIMETER TREES *N/A 31 Trees Y
Parking Area
N/A 0 Trees 12 Trees Y
Trees
LANDSCAPE BUFFER WIDTHS
Min. Zone Width
 North 5 Feet Y
 South *N/A 3 Feet Y
 East 3 Feet Y
 West 3 Feet Y
Not Y
Wall Height 6 to 8 Feet Adjacent to Residential
Indicated
*Per the Las Vegas Renaissance Master Plan these are established by the approved
Site Development Plan Review.

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Major Collector Master Plan of
Alta Drive 80 Feet Y
Street Streets & Highways
Rampart Primary Arterial Master Plan of
100 Feet Y
Boulevard Street Streets & Highways

JB
SDR-72787 [PRJ-72706]
Staff Report Page Ten
April 10, 2018 - Planning Commission Meeting

Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
1:200 up
to 2,000
Clinic 5,012 SF 23
SF, then
1:250 SF
8 Beds
Hospital 1 Bed:1.5 12
(13,377 SF)
TOTAL SPACES REQUIRED 35 61 Y
Regular and Handicap Spaces Required 33 2 57 4 Y

JB
SDR-72787

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ŐA
О Ő Ḷ İDz b ╗ ฌ
ՁḶ b A ╗●Ḷ Ќ ฌ
b Ġ A Ő Dz ՁƆ ╗Ḷ Ќ 7Ա ՁЋ C ฌ

Ћ ●b ●Ќ ●╗ù 7Ҝ A О ฌ
Ő DzЋ̬7 C A ╗Dz̬7

Ő A Ҝ О A Ő ╗ 7Ա ՁЋ C ฌ
ӧО Ⓢ Ա Ձ●b ỏฌ Ա Ⓢ ●ՁC ●Ќ Ḛ 7'Ⓢ Ќ b ╗●Ḷ Ќ A Ձ7A Ő Dz A Ɔ ฌ

ㄦxƥ7Ő ゜Û ฌ
 Ⓢ ╗Ⓢ Ő Dz ฌ
Ő ●Ḛ Ġ ╗7╗Ⓢ Ő Ќ 7О Ḷ b ì Dz ╗ 7 О Ő Ḷ О Dz Ő ╗ù7Ձ●Ќ Dz 7 b Ձ●Ќ ●b 7 ㄦⓒx‫ں‬ธฌ
Ġ Ḷ Ɔ О ●╗A Ձ7 ‫̶ں‬ⓒ̶ՙՙฌ

ㄦ ㈠ㄦƥฌ

‫ں‬xƥ7
╗Ḷ ╗A Ձ7Ɔ ̬7 ‫ں‬ฎⓒ̶ฎɱฌ

ɱ㈠‫ں‬″ƥฌ
ОĠ ̬77ՙxธ㈠ㄦธ‫ں‬㈠̶̶ㄦㄦฌ

Ő ●Dz╗ Ύ ฌ
̶x″x7Dz㈠7ОḶ Ɔ╗ 7Ő Ḷ A C ⓒ7  ‫ںں‬xฌ
ՁA Ɔ7Ћ DzḚ A Ɔⓒ7Ќ DzЋ A C A 7ฎɱ‫ں‬ธxฌ

О A Ő ì ●Ќ Ḛ 7A Ќ A Ձù Ɔ ●Ɔ ฌ

‫ں‬ฎƥฌ

Ҝ Dz Ќ ╗ฌ
b Ḷ Ќ ƆⓈ Ձ╗ ●Ќ Ḛ 77●Ќ b ㈠ฌ

ɱƥฌ
О C ֱธฌ ̶ธƥฌ Ġ Ḷ Ɔ О ●╗A Ձฌ

C 7Dz A Ɔ Dz
ฎ7Ա Dz C Ɔ 7Ṳ7‫ں‬㈠ㄦ7О Dz Ő 7О A ╗●Dz Ќ ╗7Ա Dz‫ں‬ธ
C̬

ธㅡƥ
b Ձ●Ќ ●b ฌ
ธฌ ●Ő Ɔ ╗7ธⓒxxx7Ɔ 7‫゜ں‬ธxx̬7 ธxฌ

ㄦxƥ7ՁЋ Ћ Û
Ő Dz Ɔ ╗7̶ⓒx‫ں‬ธ7Ɔ 7‫゜ں‬ธㄦx̬7 ‫̶ں‬ฌ
Ҝ A ●Ќ ゜Dz C 7Û A Ձì ֱ●Ќ ฌ
Ɔ ●C Dz Û A Ձì ฌ

ฎ㈠ՙ̶ƥฌ
Dz Ќ ╗Ő A Ќ b Dz ฌ

̶̶㈠ㄦƥฌ
╗Ḷ ╗A Ձ7Ő Dz Ợ Ⓢ ●Ő Dz C ̬7 ㅡㄦฌ
╗Ḷ ╗A Ձ7О Ő Ḷ Ћ●C Dz C ̬7 ″‫ں‬ฌ

Ḛ Ő Ḷ Ɔ Ɔ 7О Ő Ḷ О Dz Ő ╗ù7Ɔ ●ΎDz ̬7 ՙ㈠ฎ7㌫ 7A b ฌ

ธxƥ
A Ҝ Ա Ⓢ ՁA Ќ b Dz ฌ
Dz Ќ ╗Ő ù ฌ A Ő Dz A 7Ḷ 7О Ő Ḷ О Dz Ő ╗ù ฌ

ӧDz Ṳ ●Ɔ ╗ ●Ќ Ḛ ỏฌ
‫ں‬x㈠̶ㄦƥฌ  Ⓢ ╗Ⓢ Ő Dz ฌ
ՙ ㈠‫̶ں‬ƥฌ

Ա Dz ●Ќ Ḛ 7C Dz ЋDz ՁḶ О Dz C ̬7 ‫ں‬㈠ㄦ̶7A b ฌ

ՙƥฌ
ธㅡƥฌ О Ő Ḷ О Dz Ő ╗ù7Ձ●Ќ Dz ㈠A ㈠Ő ㈠7̬7 x㈠‫ں‬ㅡฌ

О Ő ●Ћ A ╗ Dz 7C Ő ●Ћ Dz ฌ
ฎ㈠ㄦƥฌ ‫ ں‬ฎƥฌ
О Dz C Dz Ɔ ╗Ő ●A Ќ 7A b b Dz Ɔ Ɔ ฌ
 Ő Ḷ Ҝ 7О Ⓢ Ա Ձ●b ฌ

ฎƥฌ
ՙƥฌ ̶ธƥ
Ő ●Ḛ Ġ ╗ֱḶ ֱÛ A ù ฌ
‫ں‬ฎƥฌ

ธฎƥฌ
О C ̶ֱ7 ธฌ
ㄦƥ ɱƥฌ ฎƥฌ

ОŐ Ḷ ОḶ ƆDzC ฌ ‫ں‬7 О C ֱธฌ


ɱƥฌ
A О Ќ   7‫̶ں‬ฎ̶ֱธ̶ֱ‫ں‬ธֱx‫̶ں‬7

Ġ Ḷ Ɔ О ●╗ A Ձ Ћ A Ќ 7A b b Dz ОƆ AƆ b●ԱDzՁDzฌ ฌ
Ɔ
b ●╗ù7Ḷ 7ՁA Ɔ 7Ћ Dz Ḛ A Ɔ ⓒ7Ќ Ћ 7
b A О Ő Ḷ b ì 7Ő Dz Ќ A ●Ɔ Ɔ A Ќ b Dz 7

‫ں‬x㈠̶ㅡƥฌ
‫ں‬ฎⓒ̶ฎɱ7Ɔ  ฌ
Ɔ ●╗Dz 7C Dz Ћ Dz ՁḶ О Ҝ Dz Ќ ╗7О ՁA Ќ 7

‫ں‬x㈠xฎƥ7
ธㄦƥ7 ㄦ㈠ㄦƥฌ
ӧԱ ù 7Ḷ ╗ Ġ Dz Ő Ɔ ỏฌ
О Ő ●Ћ A ╗ Dz 7C Ő ●Ћ Dz

ธㅡƥฌ
ŐƆ7
DzŐ 7

Ⓢ ╗Ⓢ Ő Dz ฌ
̶ֱ‫ںֱں‬ฎ7
‫ں‬फ7ए 7ธxƥ7

О Ő Ḷ О Dz Ő ╗ù7Ձ●Ќ Dz ฌ
Ɔ Dz Ő Ћ ●b Dz ฌ Ɔ Dz Ő Ћ ●b Dz ฌ
b Ḷ Ⓢ Ő ╗ฌ b Ḷ Ⓢ Ő ╗ฌ

ㄦƥฌ
ㄦƥƥฌ
‫ں‬ㄦ㈠ՙธƥฌ
C Ő A ╗Dz Ő ̬7
b Ġ Dz b ì Dz C ̬7
Ɔ b A ՁDz ̬7

C A ╗Dz ̬7

Ҝ ฌ
ɱ㈠ㄦ‫ں‬ƥฌ

‫ں‬ฌ ╗Ő AƆĠ ฌ
Ḛ Dz Ќ Dz Ő A ╗Ḷ Ő 7О A C ฌ Dz Ќ b ՁḶ Ɔ Ⓢ Ő Dz ฌ
О Ő ●Ћ A ╗ Dz 7C Ő ●Ћ Dz ฌ

ՁA Ќ ㈠₡ ʉ ‫ف‬
̶xƥฌ

Ɔ b Ő Dz Dz Ќ 7Û A ՁՁฌ ӧԱ ù 7Ḷ ╗ Ġ Dz Ő Ɔ ỏฌ

7О̶゜ธ゜ธx‫ں‬ฎ7ฎ̬ㅡㄦ7A
Ⓢ ╗Ⓢ Ő Dz 7О Ő Ḷ О Dz Ő ╗ù7Ձ●Ќ Dz ฌ О C ̶ֱฌ

Ɔ Ġ DzDz╗
ƥฌ
̶x ОŐİֱՙธՙx″
Ɔ b A ՁDz ̬7‫ں‬फ7एธxƥฌ
x̶゜xㄦ゜‫ں‬ฎ
ธx7 ‫ں‬x7 x7 ธxฌ Ɔ Ġ Dz Dz ╗77777777777777777Ḷ 777777777777777777Ɔ Ġ Dz Dz ╗Ɔ ฌ
Ɔธ Оธֱธ ฌ
Ɔ ●╗Dz 7О ՁA Ќ ฌ

О ̬⇓b A О Ő Ḷ b ì 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ ⇓b ̶C ⇓Dz Ṳ Ġ ●Ա ●╗Ɔ ⇓Ɔ ●╗Dz 7О ՁA Ќ ⇓Ɔ ●╗Dz7ֱ7


SDR-72787 - REVISED
ОŐİֱՙธՙx″
x̶゜xㄦ゜‫ں‬ฎ

SDR-72787 - REVISED
ƆùҜԱḶՁฌ ԱḶ╗AЌ●bAՁ7ЌAҜDzฌ Ɔ●ΎDz7 Ợ╗ùฌ
ŐAҜОAŐ╗7ԱḶⓈՁDzЋAŐCฌ
╗ŐDzDzƆ̬ฌ bḶҜҜḶЌ7ЌAҜDzฌ
CОAฌ

ՁŴ‫֭ف‬ผ⎯‫ש‬ผਙ֭こħŴ7Ɔऑ㈠ฌ ̶″फ7⇡ਙゥ7 ㅡฌ
bผŴऑ֭7Ҝੂผ‫ש‬к֭7ӧƆ╗C7╗ผ—่ỏฌ

ՁŴ‫֭ف‬ผ⎯‫ש‬ผਙ֭こħŴ7Ɔऑ㈠ฌ ̶″फ7⇡ਙゥ7 ‫ںں‬ฌ


ʉʉʉ㈠⎯‫—ש‬₡ħਙCОA㈠㌱ਙこ

bผŴऑ֭7Ҝੂผ‫ש‬к֭7ӧҜ—к‫ש‬ħ7╗ผ—่ỏฌ
ㅡฎx㈠ㄦՙՙ㈠ㄦฎ‫ں‬ฎ7২7″xธ㈠ㄦ″ฎ㈠″″x″ฌ

Ḷк֭Ŵ7֭—ผਙऑŴ֭Ŵฌ ̶″फ7⇡ਙゥ7 ɱฌ
О㈠Ḷ㈠ Աਙゥ7ՙɱɱɱ7ֱ7╗֭こऑ֭ⓒ7AΎ7ฎㄦธฎ‫ں‬

⎯7 ‫ש‬7 —7 ₡7 ħ7 ਙฌ
ОкŴ ่่ħ่‫ ف‬7Ŵ ่₡ 7ՁŴ ่₡ ⎯㌱Ŵ ऑ֭7Aผ㌱γħ‫֭ש‬㌱‫—ש‬ผ֭ฌ

ƥƆʉŴ่7Ġħккफ7Ḷкħ‫֭ﭨ‬7ӧҜ—к‫ש‬ħ7╗ผ—่ỏฌ

Оγਙ่֭ħゥ7㌱Ŵ่Ŵผħ่֭⎯ħ⎯ฌ ธธֱธㄦƥ7γ֭ħ‫ف‬γ‫ש‬7 ธฌ
bŴ่Ŵผੂ7●⎯кŴ่₡7CŴ‫֭ש‬7ОŴкこฌ

ОкŴ‫ש‬Ŵ่—⎯7Ŵ㌱֭ผħ⑾ਙкħŴฌ ̶″फ7⇡ਙゥ7 ՙฌ
Ɔੂ㌱Ŵこਙผ֭ฌ

Ṳੂкਙ⎯こŴ7㌱ਙ่‫—ש⎯֭ف‬こฌ ธㅡफ7⇡ਙゥ7 ‫̶ں‬7 ″㈠̶x㈠‫ں‬ฎฌ


Ṳੂкਙ⎯こŴ7ӧƆ╗C7╗ผ—่ỏฌ

x̶㈠xㄦ㈠‫ں‬ฎฌ
ƆĠŐⓈԱƆ7AЌC7AbbDzЌ╗Ɔ̬ฌ

Ա—ゥ—⎯7こħ㌱ผਙऑγੂккŴ7‫ﭨ‬Ŵผ㈠7㈾Ŵऑਙ่ħ㌱Ŵ7ƥÛħ่‫֭ש‬ผ7Ḛ֭こƥฌ ㄦ7‫ف‬Ŵккਙ่7 ‫ں‬″ㄦฌ CA╗Dz̬ฌ


İŴऑŴ่֭⎯֭7Աਙゥʉਙਙ₡7ƥÛħ่‫֭ש‬ผ7Ḛ֭こƥฌ
b—ऑผ֭⎯⎯—⎯7⎯֭こऑ֭ผ‫ﭨ‬ħผ่֭⎯ฌ ธㅡफ7Աਙゥ7 ฎฌ x̶㈠xㄦ㈠‫ں‬ฎฌ
●‫ש‬ŴкħŴ่7bੂऑผ֭⎯⎯ฌ
DzкŴ֭Ŵ‫⎯—่ف‬7㌱ਙここ—‫ש‬Ŵ‫ש‬Ŵฌ ㄦ7‫ف‬Ŵккਙ่7 ̶̶ՙฌ
Ɔħк‫֭ﭨ‬ผ⇡֭ผผੂฌ
Оħ‫שש‬ਙ⎯ऑਙผ—こ7‫ש‬ਙ⇡ħผŴ7ƥÛγ֭֭к֭ผ⎯7CʉŴผ⑾ƥฌ ㄦ7‫ف‬Ŵккਙ่7 ̶ฎฌ
Ûγ֭֭к֭ผ⎯7CʉŴผ⑾ฌ
Őਙ⎯Ŵ7Ɔऑ㈠ฌ ㄦ7‫ف‬Ŵккਙ่7 ธՙฌ

ОŐ●ЋA╗Dz7CŐ●ЋDzฌ
ОŐ●ЋA╗Dz7CŐ●ЋDzฌ
bŴผऑ֭‫ש‬7Őਙ⎯֭ฌ
Őਙ⎯Ŵ7Ɔऑ㈠ฌ ㄦ7‫ف‬Ŵккਙ่7 ″ฌ
Őਙ⎯֭7Ա—⎯γฌ
Ṳੂкਙ⎯こŴ7㌱ਙ่‫—ש⎯֭ف‬こฌ ㄦ7‫ف‬Ŵккਙ่7 ㄦɱฌ
Ṳੂкਙ⎯こŴฌ
╗ⓈŐ-̬ฌ
Aผ‫ש‬ħ⑾ħ㌱ħŴк7╗—ผ⑾7 ̶ⓒ‫ں‬ɱㅡ7Ɔ㈠%㈠ฌ

ŐḶbì7ҜⓈՁbĠ̬ฌ

̶゜ฎफ7Ҝħ่—⎯7ƥҜਙ㈾Ŵ‫֭ﭨ‬7Ḛਙк₡ƥ7ḚผŴ่ħ‫֭ש‬7Ҝ—к㌱γ7 ″ⓒxxx7Ɔ㈠%㈠ฌ
ธफ7C֭֭ऑ7ħ่7Ŵкк7Ɔγผ—⇡7Ŵ่₡7Ḛผਙ—่₡㌱ਙ‫֭ﭨ‬ผ7Aผ֭Ŵ⎯ฌ

ОŐ●ЋA╗Dz7CŐ●ЋDzฌ
ƆbĠDzҜA╗●b7ՁAЌCƆbAОDz7ОՁAЌฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋฌ
ОŐDzОAŐDzC7,ḶŐ̬7ƆĠㅡ7CDzЋDzՁḶОҜDzЌ╗ฌ
bŴऑผਙ㌱7Ő่֭Ŵħ⎯⎯Ŵ่㌱֭ฌ

x7 ‫ں‬x7 ธx7 ㅡx7 ЌḶŐ╗Ġฌ


CA╗Dz̬ฌ ŐDzЋ●Ɔ●ḶЌ̬ฌ
CA╗Dz̬
ฎ7
ɱ7

″7

̶ฌ
ՙฌ

‫ں‬7
ธฌ
ㅡ7
ㄦ7

ОŐİֱՙธՙx″ Ɔ7b7Ġ7Dz7Ҝ7A7╗7●7bฌ
Ɔ
x̶゜xㄦ゜‫ں‬ฎ О7 Ձ7 A7 Ќฌ
О
x‫ں‬7
ƆĠDzDz╗77777777777Ḷ%
Ɔ x‫ں‬ฌ

Ձ‫ں‬㈠x‫ں‬ฌ
SDR-72787 - REVISED
Dz●Ɔ7bḶŐЌ●bDzฌ

Ɔ╗AЌC●ЌḚ7ƆDzAҜฌ

ㄦƥֱxफฌ
ҜDz╗AՁ7ŐḶḶ7ƆùƆ╗DzҜ7 ╗ḶО7Ḷ7ОAŐAОDz╗ฌ
ธฎƥ7ֱ7xफฌ

Dz●Ɔฌ

ɱƥֱxफ7
Dz●Ɔ7bḶŐЌ●bDzฌ
ŐḶḶฌ
‫ں‬″ƥ7ֱ7xफฌ

ธ″ƥֱxफฌ
ҜDz╗AՁ7AƆb●A7A╗7bAЌḶОùฌ
‫ں‬ɱƥֱxफ7

‫ں‬ธƥֱ″फฌ

‫ںں‬ƥֱㅡफฌ
‫ںں‬ƥֱㅡफฌ
Ɔ╗ḶЌDz7ҜAƆḶЌŐùฌ

‫ש⎯ں‬7кਙਙผฌ
xफฌ

AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ
AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ
Û●ЌCḶÛ7ƆùƆ㈠ฌ
Û●ЌCḶÛ7ƆùƆ㈠ฌ

ЌḶŐ╗Ġ7DzՁDzЋA╗●ḶЌฌ
‫ں‬ฌ ƆbAՁDz̬77‫゜ں‬ฎफ7ए7‫ں‬ƥֱxफฌ
x7 ㅡƥ7 ฎƥฌ

Dz●Ɔฌ
bḶŐЌ●bDzฌ
AՁⓈҜ㈠7bⓈŐ╗A●Ќ7ÛAՁՁ7Û●ЌCḶÛ7ƆùƆ╗DzҜฌ
Ɔ╗AЌC●ЌḚ7ƆDzAҜฌ Ɔ╗AЌC●ЌḚ7ƆDzAҜฌ ╗ḶО7Ḷ7ОAŐAОDz╗ฌ
ҜDz╗AՁ7ŐḶḶ7ƆùƆ╗DzҜฌ ҜDz╗AՁ7ŐḶḶ7ƆùƆ╗DzҜฌ ธฎƥ7ֱ7xफฌ
AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ
Û●ЌCḶÛ7ƆùƆ㈠7 Dz●Ɔฌ
ՙƥֱxफฌ

‫ں‬ƥ̶ֱफฌ

‫ں‬फ7

̶ƥֱxफ7 ″ƥֱxफฌ
ŐḶḶฌ
̶̶ƥֱxफฌ

‫ں‬″ƥ7ֱ7xफฌ
‫ں‬ɱƥֱxफ7

‫ں‬″ƥֱxफ7
Ɔ╗ḶЌDz7ҜAƆḶЌŐùฌ

‫ש⎯ں‬7кਙਙผฌ
xफฌ
AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ ҜDz╗AՁ7AƆ●A7A╗7bAЌḶОù7 AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ
Û●ЌCḶÛ7ƆùƆ㈠ฌ Û●ЌCḶÛ7ƆùƆ㈠ฌ

ÛDzƆ╗7DzՁDzЋA╗●ḶЌฌ
ธฌ ƆbAՁDz̬77‫゜ں‬ฎफ7ए7‫ں‬ƥֱxफฌ ЌḶ╗Dz̬ฌ
x7 ㅡƥ7 ฎƥฌ

AՁՁ7ҜA╗DzŐ●AՁ7Û●ՁՁ7bḶҜОՁù7Û●╗Ġ7╗ĠDz7ՁAƆ7ЋDzḚAƆฌ
ŐDzЌA●ƆƆAЌbDz7ҜAƆ╗DzŐ7CDzЋDzՁḶОҜDzЌ╗7ОՁAЌ7AЌCฌ
ӧ
CDzЋDzՁḶОҜDzЌ╗7Ɔ╗AЌCAŐCƆ7ӧAⓈḚⓈƆ╗7‫ں‬″ⓒ7ธx‫ں‬ՙỏฌ

ОŐİֱՙธՙx″
AОЌ7‫̶ں‬ฎ̶ֱธ̶ֱ‫ں‬ธֱx‫̶ں‬7
‫̶ں‬ฎ̶ֱธ̶ֱ‫ں‬ธֱx‫̶ں‬
xธ゜ธธ゜‫ں‬ฎ

bA ОŐḶbì7ŐDzЌA●ƆƆAЌbDz Ɔ●╗Dz7CDzЋDzՁḶОҜDzЌ╗7ОՁAЌฌ ОՁAЌ DzՁDzЋ7ֱ7‫ں‬ฌ


AООՁ●bA╗●ḶЌ7ƆⓈԱҜ●╗╗AՁฌ
ЌḶЌ╗ƆⓈԱҜ●╗╗AՁ ԱⓈ●ՁC●ЌḚ7
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ777777●7777777‫ں‬ՙxɱՙ㈠x‫ں‬777777●7777777xธ㈠ธ‫ں‬㈠ธx‫ں‬ฎฌ xธֱธ‫ֱں‬ธx‫ں‬ฎ7
xธֱธ‫ֱں‬ธx‫ں‬ฎ
ฎ DzՁDzЋA╗●ḶЌƆฌ

SDR-72787
Dz●Ɔ7bḶŐЌ●bDzฌ

Ɔ╗AЌC●ЌḚ7ƆDzAҜฌ
AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ
ҜDz╗AՁ7ŐḶḶ7ƆùƆ╗DzҜฌ
Û●ЌCḶÛ7ƆùƆ㈠7 ╗ḶО7Ḷ7ОAŐAОDz╗ฌ
Dz●Ɔฌ ธฎƥ7ֱ7xफฌ
Dz●Ɔ7bḶŐЌ●bDzฌ
‫ں‬ธƥֱxफฌ

AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ
Û●ЌCḶÛ7ƆùƆ㈠ฌ
ŐḶḶฌ
‫ں‬″ƥ7ֱ7xफฌ
‫ں‬ɱƥֱxफฌ
‫ں‬″ƥֱxफฌ

Ɔ╗ḶЌDz7ҜAƆḶЌŐùฌ

‫ש⎯ں‬7кਙਙผฌ
xफฌ

AŐbĠ●╗Dzb╗ⓈŐAՁ7ՁḶⓈЋDzŐ7ƆùƆ╗DzҜฌ AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ


A╗7ḚDzЌDzŐA╗ḶŐ7ƆbŐDzDzЌ7ÛAՁՁฌ Û●ЌCḶÛ7ƆùƆ㈠ฌ Û●ЌCḶÛ7ƆùƆ㈠ฌ

DzAƆ╗7DzՁDzЋA╗●ḶЌฌ
‫ں‬ฌ ƆbAՁDz̬77‫゜ں‬ฎफ7ए7‫ں‬ƥֱxफฌ
x7 ㅡƥ7 ฎƥฌ

Ɔ╗AЌC●ЌḚ7ƆDzAҜฌ
ҜDz╗AՁ7ŐḶḶ7ƆùƆ╗DzҜฌ

ㄦƥֱxफฌ
AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ ╗ḶО7Ḷ7ОAŐAОDz╗ฌ
Dz●Ɔ7bḶŐЌ●bDzฌ Û●ЌCḶÛ7ƆùƆ㈠ฌ ธฎƥ7ֱ7xफฌ

ɱƥֱxफ7
ՙƥֱxफฌ

Dz●Ɔฌ

ŐḶḶฌ
‫ں‬″ƥ7ֱ7xफฌ
‫ں‬ɱƥֱxफ7

‫ں‬ɱƥֱxफ7
Ɔ╗ḶЌDz7ҜAƆḶЌŐù7 AŐbĠ●╗Dzb╗ⓈŐAՁ7ՁḶⓈЋDzŐ7ƆùƆ╗DzҜฌ
㌀7ḚDzЌDzŐA╗ḶŐ7ƆbŐDzDzЌ7ÛAՁՁฌ
‫ש⎯ں‬7кਙਙผฌ
xफฌ
AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ
Û●ЌCḶÛ7ƆùƆ㈠ฌ Û●ЌCḶÛ7ƆùƆ㈠ฌ

ЌḶ╗Dz̬ฌ
ƆḶⓈ╗Ġ7DzՁDzЋA╗●ḶЌฌ
ธฌ ƆbAՁDz̬77‫゜ں‬ฎफ7ए7‫ں‬ƥֱxफฌ
x7 ㅡƥ7 ฎƥฌ AՁՁ7ҜA╗DzŐ●AՁ7Û●ՁՁ7bḶҜОՁù7Û●╗Ġ7╗ĠDz7ՁAƆ7ЋDzḚAƆฌ
ŐDzЌA●ƆƆAЌbDz7ҜAƆ╗DzŐ7CDzЋDzՁḶОҜDzЌ╗7ОՁAЌ7AЌCฌ
ЌCAŐCƆ ӧAⓈḚⓈƆƆ╗
CDzЋDzՁḶОҜDzЌ╗7Ɔ╗AЌCAŐCƆ7ӧAⓈḚⓈƆ╗7‫ں‬″ⓒ7ธx‫ں‬ՙỏฌ

ОŐİֱՙธՙx″
AОЌ7‫̶ں‬ฎ̶ֱธ̶ֱ‫ں‬ธֱx‫̶ں‬7
‫̶ں‬ฎ̶ֱธ̶ֱ‫ں‬ธֱx‫̶ں‬
xธ゜ธธ゜‫ں‬ฎ

bA ОŐḶbì7ŐDzЌA●ƆƆAЌbDz Ɔ●╗Dz7CDzЋDzՁḶОҜDzЌ╗7ОՁAЌฌ ОՁAЌ DzՁDzЋ7ֱ7ธฌ


AООՁ●bA╗●ḶЌ7ƆⓈԱҜ●╗╗AՁฌ
ЌḶЌ╗ƆⓈԱҜ●╗╗AՁ ԱⓈ●ՁC●ЌḚ7
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ777777●7777777‫ں‬ՙxɱՙ㈠x‫ں‬777777●7777777xธ㈠ธ‫ں‬㈠ธx‫ں‬ฎฌ xธֱธ‫ֱں‬ธx‫ں‬ฎ7
xธֱธ‫ֱں‬ธx‫ں‬ฎ
ฎ DzՁDzЋA╗●ḶЌƆฌ

SDR-72787
Dz●Ɔ7bḶŐЌ●bDzฌ

Ɔ╗AЌC●ЌḚ7ƆDzAҜฌ
AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ
ҜDz╗AՁ7ŐḶḶ7ƆùƆ╗DzҜฌ
Û●ЌCḶÛ7ƆùƆ㈠7 ╗ḶО7Ḷ7ОAŐAОDz╗ฌ
Dz●Ɔฌ ธฎƥ7ֱ7xफฌ
Dz●Ɔ7bḶŐЌ●bDzฌ
‫ں‬ธƥֱxफฌ

AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ
Û●ЌCḶÛ7ƆùƆ㈠ฌ
ŐḶḶฌ
‫ں‬″ƥ7ֱ7xफฌ
‫ں‬ɱƥֱxफฌ
‫ں‬″ƥֱxफฌ

Ɔ╗ḶЌDz7ҜAƆḶЌŐùฌ

‫ש⎯ں‬7кਙਙผฌ
xफฌ

AŐbĠ●╗Dzb╗ⓈŐAՁ7ՁḶⓈЋDzŐ7ƆùƆ╗DzҜฌ AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ


A╗7ḚDzЌDzŐA╗ḶŐ7ƆbŐDzDzЌ7ÛAՁՁฌ Û●ЌCḶÛ7ƆùƆ㈠ฌ Û●ЌCḶÛ7ƆùƆ㈠ฌ

DzAƆ╗7DzՁDzЋA╗●ḶЌฌ
‫ں‬ฌ ƆbAՁDz̬77‫゜ں‬ฎफ7ए7‫ں‬ƥֱxफฌ
x7 ㅡƥ7 ฎƥฌ

Ɔ╗AЌC●ЌḚ7ƆDzAҜฌ
ҜDz╗AՁ7ŐḶḶ7ƆùƆ╗DzҜฌ

ㄦƥֱxफฌ
AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ ╗ḶО7Ḷ7ОAŐAОDz╗ฌ
Dz●Ɔ7bḶŐЌ●bDzฌ Û●ЌCḶÛ7ƆùƆ㈠ฌ ธฎƥ7ֱ7xफฌ

ɱƥֱxफ7
ՙƥֱxफฌ

Dz●Ɔฌ

ŐḶḶฌ
‫ں‬″ƥ7ֱ7xफฌ
‫ں‬ɱƥֱxफ7

‫ں‬ɱƥֱxफ7
Ɔ╗ḶЌDz7ҜAƆḶЌŐù7 AŐbĠ●╗Dzb╗ⓈŐAՁ7ՁḶⓈЋDzŐ7ƆùƆ╗DzҜฌ
㌀7ḚDzЌDzŐA╗ḶŐ7ƆbŐDzDzЌ7ÛAՁՁฌ
‫ש⎯ں‬7кਙਙผฌ
xफฌ
AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ AՁⓈҜ㈠7Ɔ╗ḶŐDzŐḶЌ╗ฌ
Û●ЌCḶÛ7ƆùƆ㈠ฌ Û●ЌCḶÛ7ƆùƆ㈠ฌ

ЌḶ╗Dz̬ฌ
ƆḶⓈ╗Ġ7DzՁDzЋA╗●ḶЌฌ
ธฌ ƆbAՁDz̬77‫゜ں‬ฎफ7ए7‫ں‬ƥֱxफฌ
x7 ㅡƥ7 ฎƥฌ AՁՁ7ҜA╗DzŐ●AՁ7Û●ՁՁ7bḶҜОՁù7Û●╗Ġ7╗ĠDz7ՁAƆ7ЋDzḚAƆฌ
ŐDzЌA●ƆƆAЌbDz7ҜAƆ╗DzŐ7CDzЋDzՁḶОҜDzЌ╗7ОՁAЌ7AЌCฌ
ЌCAŐCƆ ӧAⓈḚⓈƆƆ╗
CDzЋDzՁḶОҜDzЌ╗7Ɔ╗AЌCAŐCƆ7ӧAⓈḚⓈƆ╗7‫ں‬″ⓒ7ธx‫ں‬ՙỏฌ

ОŐİֱՙธՙx″
AОЌ7‫̶ں‬ฎ̶ֱธ̶ֱ‫ں‬ธֱx‫̶ں‬7
‫̶ں‬ฎ̶ֱธ̶ֱ‫ں‬ธֱx‫̶ں‬
xธ゜ธธ゜‫ں‬ฎ

bA ОŐḶbì7ŐDzЌA●ƆƆAЌbDz Ɔ●╗Dz7CDzЋDzՁḶОҜDzЌ╗7ОՁAЌฌ ОՁAЌ DzՁDzЋ7ֱ7ธฌ


AООՁ●bA╗●ḶЌ7ƆⓈԱҜ●╗╗AՁฌ
ЌḶЌ╗ƆⓈԱҜ●╗╗AՁ ԱⓈ●ՁC●ЌḚ7
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ777777●7777777‫ں‬ՙxɱՙ㈠x‫ں‬777777●7777777xธ㈠ธ‫ں‬㈠ธx‫ں‬ฎฌ xธֱธ‫ֱں‬ธx‫ں‬ฎ7
xธֱธ‫ֱں‬ธx‫ں‬ฎ
ฎ DzՁDzЋA╗●ḶЌƆฌ

SDR-72787
ҜA●Ќ7DzЌ╗Őù7 DzՁDzЋ7ֱ
‫ں‬ฌ

ธฌ

ธՙƥ̶ֱ7̶゜ㅡफฌ

ЋDzƆ╗㈠ฌ

̶ㄦƥֱ‫ںں‬फฌ
‫ں‬ՙƥֱՙ7̶゜ฎफ7 ฎƥֱㄦफฌ


ㅡफ
7‫゜ ں‬
AҜԱⓈՁAЌbDz77DzЌ╗Őùฌ ֱ7ㄦ
ɱ ƥ7
ㅡՙƥֱธ7ㄦ゜ฎफฌ
ՁḶԱԱù゜7ÛA●╗㈠7 AҜ●Ձù7C●Ќ●ЌḚฌ
̶ธ

ธㅡƥ7ֱ
ƥ7ֱ

7x
″ƥֱɱ7‫゜ں‬ㅡफฌ
̶ ‫ ں‬7‫ ں‬x
ƥ7ֱ फ
7ㅡ ฌ

फฌ
ЌḶⓈŐ㈠ฌ फฌ

╗ŐAⓈҜA゜7Ա●A╗Ő●bฌ ╗Ձ╗㈠7
DzҜƆ7 ╗Ձ╗㈠7 ●ƆḶ㈠7ОA╗㈠7ŐҜ7‫ں‬ฌ
╗ŐDzA╗ҜDzЌ╗㈠7̶ฌ ŐDzbDzО╗㈠7 bḶОù7 Ûb㈠7AՁb㈠7 ОA╗㈠7ŐҜ7ธฌ

╗Ő●AḚDz゜ฌ Ɔ╗Ḛ㈠7 ╗Ձ╗㈠ฌ


bḶЌ㈠゜7ҜⓈՁ╗㈠ฌ C●ƆbĠAŐḚDz㈠ฌ
ОⓈŐОḶƆDz7ŐḶḶҜฌ
Ḷ㈠7ЌⓈŐƆDzฌ ЌḶⓈŐ㈠7 ╗Ձ╗㈠7 ╗Ձ╗㈠ฌ
bḶЌƆ㈠゜ฌ ƆⓈОЋ㈠ฌ
ƆDzbⓈŐDz7ĠḶՁC7‫ں‬7 Ḷ㈠ฌ
ԱDzŐDzAЋDz㈠ฌ ҜDzC㈠ฌ
CDzbḶЌ╗㈠ฌ ŐDzbḶŐC㈠ฌ
DzỢ㈠7AՁb㈠ฌ
bՁ●Ќ●bฌ
ㄦⓒx‫ں‬ธ7Ɔ7 ОA╗㈠7ŐҜ7̶ฌ
●ƆḶ㈠DzṲAҜ7ธฌ ĠḶƆО●╗AՁฌ
‫̶ں‬ⓒ̶ՙՙ7Ɔฌ
b㈠╗㈠ฌ bḶЌƆ㈠゜ฌ ОⓈԱ㈠7╗Ձ╗㈠ฌ
ƆḶ●Ձ7ÛAŐDzฌ
DzՁDzЋ7ֱ
DzỢ㈠7AՁb㈠7 ОA╗㈠7╗Ձ╗㈠7 ЌḶⓈŐ㈠ฌ ҜDzC●╗A╗●ḶЌฌ
ธฌ ÛAƆĠฌ
ธฌ
DzṲAҜ7ㅡฌ
CŐDzƆƆ7 bՁЌ7ÛḶŐì7 ОA╗㈠7ŐҜ7ㅡฌ
ՁAԱ㈠7 bḶŐŐ㈠ฌ
Ќ㈠Ɔ㈠ฌ
bՁDzAЌ7ÛAƆĠฌ
╗Ձ╗㈠ฌ
bḶŐŐ㈠7 bḶЌb㈠゜ฌ C●b╗㈠ฌ
DzṲAҜ7ㄦ7 Ќ㈠Ɔ㈠7 C●b╗㈠ฌ ŐDzAC●ЌḚ゜C●b╗㈠ฌ
DzЋƆ㈠ฌ

‫ں‬xㄦƥֱ‫ںں‬7‫゜ں‬ㅡफฌ
‫ں‬ธ‫ں‬ƥ̶ֱ7̶゜ㅡफฌ

ҜDzC㈠7 ╗Ձ╗㈠7 ╗Ձ╗㈠ฌ


DzỢ㈠7 DzỢ㈠7 ‫ں‬ฌ DzՁDzЋ7ֱ
‫ں‬ฌ
bḶОù7 ОĠAŐҜAbù7 ḶḶC7ОŐDzО㈠ฌ
ҜDzC㈠ฌ
ŐAC㈠ฌ
AՁb㈠ฌ ƆՁDzDzОฌ
DzṲAҜ7″ฌ ╗Ձ╗㈠ฌ

Ɔ╗A7ՁЌḚDz7 ОA╗㈠7ŐҜ7ㄦฌ
bՁЌ㈠7ƆⓈООՁù7 Ɔ╗㈠7╗Ձ╗㈠ฌ
Ɔ╗Ḛ㈠7 ՁḶⓈЌḚDzฌ

DzṲAҜ7ՙฌ
bḶŐŐ㈠ฌ

ṲֱŐAù7AՁb㈠ฌ
ОA╗㈠7ŐҜ7″ฌ
Ɔ╗㈠7╗Ձ╗㈠ฌ
DzЋƆ㈠ฌ
DzṲAҜ㈠7ฎ7 ●ҜAḚ●ЌḚฌ DzЋƆ㈠7 ƆḶ●Ձ7ÛḶŐì㈠7 bDzЌ╗ŐAՁ7Ɔ╗Ḛ㈠7 ƆḶ●Ձ7ĠḶՁC●ЌḚฌ
ĠḶՁC●ЌḚ7 ҜDzC7ḚAƆฌ ОA╗㈠7ŐҜ7ฎฌ

ҜC7 ╗Ձ╗㈠7 ╗Ձ╗㈠ฌ


ОA╗㈠7╗Ձ╗㈠7 ԱḶCùฌ ╗Ձ╗㈠ฌ
ĠḶՁCฌ
ЋAbⓈⓈҜ7ОⓈҜО゜ฌ DzЌḚ㈠7Ḷ㈠゜ฌ
ОՁⓈҜԱ●ЌḚ7゜ҜDzbĠฌ Ա●ḶҜDzCฌ
╗Ձ╗㈠ฌ ŐҜ゜7ÛA╗DzŐ7Ő●ƆDzŐฌ

ƆDzŐЋ●bDzฌ ƆḶ●Ձ7Ձ●Ќ7 ОA╗㈠7ŐҜ7ՙฌ


DzЌ╗Őùฌ bՁЌ㈠7Ձ●Ќ㈠ฌ

‫ں‬7
ƆDzŐЋ●bDzฌ
DzҜDzŐḚDzЌbùฌ bḶŐŐ㈠ฌ
DzՁDzb㈠7 DzՁDzb㈠ฌ DzЌ╗Őùฌ
DzՁDzЋ7ֱ bAŐ╗7ÛAƆĠ゜7bՁЌฌ
ธฌ
bAŐ╗7Ɔ╗Ḛ㈠ฌ

ḚDzЌDzŐA╗ḶŐฌ
ธㄦƥ̶ֱ7̶゜ฎफ7 ‫ں‬ɱƥֱՙ7‫゜ں‬ฎफ7 ㄦ‫ں‬ƥֱฎफ7 ธxƥֱxफ7 ‫ںں‬ƥ̶ֱ7ՙ゜ฎफ7 ธՙƥ̶ֱ7̶゜ฎफฌ
‫ں‬ㄦㄦƥֱ‫ں‬7̶゜ㅡफฌ

ОŐİֱՙธՙx″
AОЌ7‫̶ں‬ฎ̶ֱธ̶ֱ‫ں‬ธֱx‫̶ں‬ฌ
‫̶ں‬ฎ̶ֱธ̶ֱ‫ں‬ธֱx‫̶ں‬
xธ゜ธธ゜‫ں‬ฎ
ՁḶḶŐ7ОՁAЌฌ Ɔ●╗Dz7CDzЋDzՁḶОҜDzЌ╗7ОՁAЌฌ Оฌ
ОՁAЌ ՁḶḶŐ7ОՁAЌฌ
‫ں‬ฌ ƆbAՁDz̬77‫゜ں‬ฎफ7ए7‫ں‬ƥֱxफ7
x7 ㅡƥ7 ฎƥฌ AООՁ●bA╗●ḶЌ7ƆⓈԱҜ●╗╗AՁฌ
bA ОŐḶbì7ŐDzЌA●ƆƆAЌbDz ЌḶЌ╗ƆⓈԱҜ●╗╗AՁ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ777777●7777777‫ں‬ՙxɱՙ㈠x‫ں‬777777●7777777xธ㈠ธ‫ں‬㈠ธx‫ں‬ฎฌ xธֱธ‫ֱں‬ธx‫ں‬ฎฌ
xธֱธ‫ֱں‬ธx‫ں‬ฎ

SDR-72787
ҜA●Ќ7DzЌ╗Őù7 DzՁDzЋ7ֱ
‫ں‬ฌ

ธฌ

ธՙƥ̶ֱ7̶゜ㅡफฌ

ЋDzƆ╗㈠ฌ

̶ㄦƥֱ‫ںں‬फฌ
‫ں‬ՙƥֱՙ7̶゜ฎफ7 ฎƥֱㄦफฌ


ㅡफ
7‫゜ ں‬
AҜԱⓈՁAЌbDz77DzЌ╗Őùฌ ֱ7ㄦ
ɱ ƥ7
ㅡՙƥֱธ7ㄦ゜ฎफฌ
ՁḶԱԱù゜7ÛA●╗㈠7 AҜ●Ձù7C●Ќ●ЌḚฌ
̶ธ

ธㅡƥ7ֱ
ƥ7ֱ

7x
″ƥֱɱ7‫゜ں‬ㅡफฌ
̶ ‫ ں‬7‫ ں‬x
ƥ7ֱ फ
7ㅡ ฌ

फฌ
ЌḶⓈŐ㈠ฌ फฌ

╗ŐAⓈҜA゜7Ա●A╗Ő●bฌ ╗Ձ╗㈠7
DzҜƆ7 ╗Ձ╗㈠7 ●ƆḶ㈠7ОA╗㈠7ŐҜ7‫ں‬ฌ
╗ŐDzA╗ҜDzЌ╗㈠7̶ฌ ŐDzbDzО╗㈠7 bḶОù7 Ûb㈠7AՁb㈠7 ОA╗㈠7ŐҜ7ธฌ

╗Ő●AḚDz゜ฌ Ɔ╗Ḛ㈠7 ╗Ձ╗㈠ฌ


bḶЌ㈠゜7ҜⓈՁ╗㈠ฌ C●ƆbĠAŐḚDz㈠ฌ
ОⓈŐОḶƆDz7ŐḶḶҜฌ
Ḷ㈠7ЌⓈŐƆDzฌ ЌḶⓈŐ㈠7 ╗Ձ╗㈠7 ╗Ձ╗㈠ฌ
bḶЌƆ㈠゜ฌ ƆⓈОЋ㈠ฌ
ƆDzbⓈŐDz7ĠḶՁC7‫ں‬7 Ḷ㈠ฌ
ԱDzŐDzAЋDz㈠ฌ ҜDzC㈠ฌ
CDzbḶЌ╗㈠ฌ ŐDzbḶŐC㈠ฌ
DzỢ㈠7AՁb㈠ฌ
bՁ●Ќ●bฌ
ㄦⓒx‫ں‬ธ7Ɔ7 ОA╗㈠7ŐҜ7̶ฌ
●ƆḶ㈠DzṲAҜ7ธฌ ĠḶƆО●╗AՁฌ
‫̶ں‬ⓒ̶ՙՙ7Ɔฌ
b㈠╗㈠ฌ bḶЌƆ㈠゜ฌ ОⓈԱ㈠7╗Ձ╗㈠ฌ
ƆḶ●Ձ7ÛAŐDzฌ
DzՁDzЋ7ֱ
DzỢ㈠7AՁb㈠7 ОA╗㈠7╗Ձ╗㈠7 ЌḶⓈŐ㈠ฌ ҜDzC●╗A╗●ḶЌฌ
ธฌ ÛAƆĠฌ
ธฌ
DzṲAҜ7ㅡฌ
CŐDzƆƆ7 bՁЌ7ÛḶŐì7 ОA╗㈠7ŐҜ7ㅡฌ
ՁAԱ㈠7 bḶŐŐ㈠ฌ
Ќ㈠Ɔ㈠ฌ
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SDR-72787
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SDR-72787
SDR-72787 [PRJ-72706] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT: CAPROCK EMERGENCY
HOLDINGS, LLC - OWNER: R A SOUTHEAST LAND COMPANY, LLC
SOUTHEAST CORNER OF ALTA DRIVE AND RAMPART BOULEVARD
03/07/18
SDR-72787 [PRJ-72706] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT: CAPROCK EMERGENCY
HOLDINGS, LLC - OWNER: R A SOUTHEAST LAND COMPANY, LLC
SOUTHEAST CORNER OF ALTA DRIVE AND RAMPART BOULEVARD
03/07/18
SDR-72787 [PRJ-72706] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT: CAPROCK EMERGENCY
HOLDINGS, LLC - OWNER: R A SOUTHEAST LAND COMPANY, LLC
SOUTHEAST CORNER OF ALTA DRIVE AND RAMPART BOULEVARD
03/07/18
SDR-72787 [PRJ-72706] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT: CAPROCK EMERGENCY
HOLDINGS, LLC - OWNER: R A SOUTHEAST LAND COMPANY, LLC
SOUTHEAST CORNER OF ALTA DRIVE AND RAMPART BOULEVARD
03/07/18
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SDR-72787
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SDR-72787
Agenda Item No.: 17.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
SDR-72792 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING -
APPLICANT/OWNER: TEN15 HUNTRIDGE, LLC - For possible action on a request for a Site
Development Plan Review FOR TWO PROPOSED RESTAURANTS TOTALING 4,020
SQUARE FEET, PARKING LOT MODIFICATIONS AND A WAIVER TO ALLOW 167
PARKING SPACES WHERE 198 PARKING SPACES ARE REQUIRED on 4.30 acres at 1144
East Charleston Boulevard (APN 162-03-513-008), C-2 (General Commercial) Zone, Ward 3
(Coffin) [PRJ-72740]. Staff recommends APPROVAL.

MAY GO TO CITY COUNCIL ON 5/16/2018


OR MAY BE FINAL ACTION (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 0 Planning Commission Mtg. 5
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Support Postcards
SDR-72792 [PRJ-72740]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: TEN15 HUNTRIDGE, LLC

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
SDR-72792 Staff recommends APPROVAL, subject to conditions:

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 38

NOTICES MAILED 379

PROTESTS 0

APPROVALS 5

SS
SDR-72792 [PRJ-72740]
Conditions Page One
April 10, 2018 - Planning Commission Meeting

** CONDITIONS **

SDR-72792 CONDITIONS

Planning

1. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.

2. All development shall be in conformance with the site plan and landscape plan,
date stamped 03/15/18 and building elevations, date stamped 02/23/18, except as
amended by conditions herein.

3. A Waiver from Title 19.08.040(H) is hereby approved, to allow a building setback of


40 feet from residentially zoned property where Residential Adjacency Standards
require 84 feet, and to allow a trash enclosure setback of 23 feet where Residential
Adjacency Standards require 50 feet.

4. A Waiver from Title 19.12.070 is hereby approved, to allow 167 parking spaces
where 198 spaces are required for the shopping center.

5. An Exception from Title 19.08.040 is hereby approved, to allow seven (7) perimeter
buffer trees along the east property line adjacent to new development where nine
(9) trees are required.

6. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.

7. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.

8. All utility or mechanical equipment shall comply with the provisions of LVMC Title
19 Appendix F Interim Downtown Las Vegas Development Standards, unless
approved by a separate Waiver.

SS
SDR-72792 [PRJ-72740]
Conditions Page Two
April 10, 2018 - Planning Commission Meeting

9. A technical landscape plan, signed and sealed by a Registered Architect,


Landscape Architect, Residential Designer or Civil Engineer, must be submitted
prior to or at the same time application is made for a building permit. A permanent
underground sprinkler system is required, and shall be permanently maintained in
a satisfactory manner; the landscape plan shall include irrigation specifications.
Installed landscaping shall not impede visibility of any traffic control device. The
technical landscape plan shall include the following change from the conceptual
landscape plan: 15-gallon trees shall be replaced by 24-inch box trees where
shown along the east property line.

10. A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.

11. Prior to the submittal of a building permit application, the applicant shall meet with
Department of Planning staff to develop a comprehensive address plan for the
subject site. A copy of the approved address plan shall be submitted with any
future building permit applications related to the site.

12. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.

Public Works

13. Prior to the issuance of permits, grant a Bus Shelter Pad Easement in
conformance with Standard Drawing #234.2 for the existing bus stop on Main
Street adjacent to this site unless the Regional Transportation Commission (RTC)
acknowledges in writing that this easement is not required. Additionally, grant
Public Pedestrian Access Easements for all public sidewalks located outside the
public right of way.

14. Correct all Americans with Disabilities Act (ADA) deficiencies, if any, on the
sidewalk along Maryland Parkway adjacent to this site in accordance with code
requirements of Title 13.56.040 to the satisfaction of the City Engineer concurrent
with development of this site. All existing paving damaged or removed by this
development shall be restored at its original location and to its original width
concurrent with development of this site. The “pan style” driveways on Maryland
Parkway may remain as long as the sidewalk path along Maryland Parkway
complies with Americans with Disabilities Act (ADA) guidelines.

15. Landscape and maintain all unimproved rights-of-way, if any, adjacent to this site.
All landscaping and private improvements installed with this project shall be
situated and maintained so as to not create sight visibility obstructions for vehicular
traffic at all development access drives and abutting street intersections.

SS
SDR-72792 [PRJ-72740]
Conditions Page Three
April 10, 2018 - Planning Commission Meeting

16. A Traffic Impact Analysis must be submitted to and approved by the Department of
Public Works prior to the issuance of any building or grading permits, submittal of
any construction drawings or the recordation of a Map subdividing this site,
whichever may occur first. Comply with the recommendations of the approved
Traffic Impact Analysis prior to occupancy of the site. The Traffic Impact Analysis
shall also include a section addressing Standard Drawings #234.1 #234.2 and
#234.3 to determine additional right-of-way requirements for bus turnouts adjacent
to this site, if any; dedicate all areas recommended by the approved Traffic Impact
Analysis. All additional rights of way required by Standard Drawing #201.1 for
exclusive right turn lanes and dual left turn lanes shall be dedicated prior to or
concurrent with the commencement of on site development activities unless
specifically noted as not required in the approved Traffic Impact Analysis. Phased
compliance will be allowed if recommended by the approved Traffic Impact
Analysis. No recommendation of the approved Traffic Impact Analysis, nor
compliance therewith, shall be deemed to modify or eliminate any condition of
approval imposed by the Planning Commission or the City Council on the
development of this site.

17. A Drainage Plan and Technical Drainage Study must be submitted to and
approved by the Department of Public Works prior to the issuance of any building
or grading permits or submittal of any construction drawings, whichever may occur
first. Provide and improve all drainageways recommended in the approved
drainage plan/study. The developer of this site shall be responsible to construct
such neighborhood or local drainage facility improvements as are recommended
by the City of Las Vegas Neighborhood Drainage Studies and approved Drainage
Plan/Study concurrent with development of this site.

SS
SDR-72792 [PRJ-72740]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The applicant is proposing to add two single-story commercial pad buildings (labeled as
Buildings 3 and 4 on the submitted site plan) totaling 4,015 square feet in an existing
shopping center located at the southwest corner of Charleston Boulevard and Maryland
Parkway. A drive through lane is proposed on the east side of both buildings, but only
Building 3 will contain a pick-up service window. Additional landscaping is proposed
along the east property line.

ISSUES

 The site is located within Area 2 of the Downtown Las Vegas Overlay District. As
such, it is subject to the requirements of LVMC Title 19.10.110. Where proposed
plans deviate from these standards, they may be waived by the City Council when
clear and convincing evidence is shown supporting the Vision 2045 Downtown Las
Vegas Master Plan.
 A Waiver of Title 19.08.040 Residential Adjacency Standards is required to allow a
40-foot building setback from R-1 (Single Family Residential) zoned property where
the standards require a minimum setback of 84 feet. Staff supports this waiver.
 A Waiver of Title 19.08.040 Residential Adjacency Standards is required to allow a
23-foot trash enclosure setback from R-1 (Single Family Residential) zoned property
where the standards require a minimum setback of 50 feet. Staff supports this
waiver.
 A Waiver of Title 19.12.070 is required to allow 167 parking spaces where 198
spaces are required for the shopping center. Staff supports this waiver.
 A Waiver of Title 19.08.070 is required to allow an eight-foot wide perimeter
landscape buffer where 15 feet is required. Staff supports this waiver.
 An Exception of Title 19.08.040 is approved to allow seven trees in the landscape
buffer along Maryland Parkway where nine trees are required.
 A condition of approval requires the technical landscape plan to show 24-inch box
trees in lieu of 15-gallon sized trees.

ANALYSIS

The pad sites will replace a demolished commercial building located at 1122 South
Maryland Parkway and its associated parking. No additional parking spaces are
proposed in conjunction with the new construction. The site is parking impaired,

SS
SDR-72792 [PRJ-72740]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting

meaning that the parking provided conformed to code requirements at the time of initial
construction but no longer conforms to updated codes. As the site contains various
commercial uses exceeding 25,000 square feet functioning as a unit, the parking
standard of one space per 250 square feet of gross floor area is applied. The proposed
additional 4,015 square feet of commercial uses would require an additional 17 parking
spaces. The applicant has opted to provide a new parking baseline for the entire
shopping center with this project, to establish the remaining 167 spaces as adequate for
the commercial uses, which will require approval of a waiver. This is a 15.6% deviation
from the required number of spaces.

The Vision 2045 Downtown Las Vegas Master Plan indicates the corner of Charleston
Boulevard and Maryland Parkway as a “secondary lifestyle hub,” which has as its focus
the provision of diverse housing types and community amenities, which can include
commercial services. As a future transit hub for Downtown Las Vegas, it is anticipated
that fewer commercial patrons in this area will use their personal vehicles to get around.
The onsite parking that would remain for this site after construction of the proposed
pads should therefore be sufficient to meet the needs of the shopping center.

The site is located within Area 2 of the Downtown Las Vegas Overlay District, which
requires conformance with LVMC Title 19 development standards. Deviations from the
standards contained within Title 19 require the approval of a Waiver by the City Council.
Three such waivers are included with this request, including a decrease in the amount
of required parking, a decrease in the side yard building setback due to residential
adjacency and a decrease in the setback of the proposed trash enclosure from an
existing residential property. An additional waiver is necessary to allow a reduced
landscape buffer width along the east property line.

According to Title 19.08.040 and 19.18.010, property is “adjacent” to other property if


the properties share a common property line or are separated only by a street right-of-
way or easement. In this case, a public alley separates the subject property from a
residential property zoned R-1 (Single Family Residential). The proposed Building 4
would be 45 feet from the nearest R-1 zoned property south of the alley at a height of
approximately 28 feet. The buildings vary in height from 15-25 feet due to a swooping
roofline that connects the two buildings to form a covered patio in the middle. The
elevation is at its highest on the ends of the buildings. The curved roof element adds
another three feet to the height. The building would be in direct view of a nonresidential
building in a nonresidential zoning district [C-D (Designed Commercial)]. The single
family residence most impacted is located behind a six-foot wall and is screened from
clear view of the proposed building by a large tree in the back yard. The proposed
building is of similar height to the existing retail building along the south alley and
therefore maintaining the physical character of the shopping center. For these reasons,

SS
SDR-72792 [PRJ-72740]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

staff supports the waiver of residential adjacency building setback. Likewise, the
proposed trash enclosure would be located along the south alley away from Maryland
Parkway and again screened from view of the adjacent residential properties. Staff also
supports this waiver.

A new landscape buffer is proposed along Maryland Parkway adjacent to the new pad
sites. This buffer ranges in depth from eight to 15 feet from the back of the sidewalk.
The reduction is due to relocation of the existing bus stop along Maryland Parkway from
the sidewalk. As this is the ideal location for the bus stop, staff supports the waiver to
reduce the landscape buffer.

The buffer along the east property line contains 15-gallon Palo Verde trees as the main
feature, with various shrubs and groundcover as complements. Because of the
relocation of the bus stop, fewer trees are able to be provided, and staff supports an
Exception for seven trees where nine trees are required in this area. However, Title 19
requires these trees to be of 24-inch box size to provide additional canopy for the
adjacent sidewalk once mature, and there is nothing about the site that warrants a
smaller tree size. A condition of approval will require the 15-gallon trees indicated on
the landscape plan to be replaced by 24-inch box trees.

The provided building elevations are visually interesting and compatible with the existing
shopping center and adjacent development. They feature a swooping roof design that
connects both pad buildings and creates a 554 square-foot interior covered patio area.
The proposed drive through will be screened from rights-of-way through the use of
landscaping as required by the Drive Through use.

As the proposed commercial pad development will be integrated into the existing
shopping center, and the deviations from Title 19 are justified through the policies of the
Vision 2045 Downtown Las Vegas Master Plan to concentrate commercial investment
into identified urban hubs with an emphasis on walkable neighborhoods, staff
recommends approval subject to conditions.

FINDINGS (SDR-72792)

In order to approve a Site Development Plan Review application, per Title 19.16.100(E)
the Planning Commission and/or City Council must affirm the following:

1. The proposed development is compatible with adjacent development and


development in the area;

SS
SDR-72792 [PRJ-72740]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting

The proposed retail/restaurant pad development will be integrated into the existing
shopping center, which contains similar uses. The proposed drive through will be
screened from rights-of-way.

2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;

The proposed Building 4 setback and the proposed trash enclosure setback do
not meet Title 19 Residential Adjacency Standards, and no additional parking is
provided while some existing parking will be displaced by proposed development.
In addition, the proposed landscape buffer along the east property line will be less
than 15 feet for a portion of its length. Waivers of these standards are required
and supported by staff. The proposed development furthers the Community
Resources and Services Policy of the Vision 2045 Downtown Master Plan by
attempting to integrate commercial amenities such as shopping, dining and
personal services within walkable transit hubs.

3. Site access and circulation do not negatively impact adjacent roadways or


neighborhood traffic;

Access to the site will not be modified, and thus there should be little to no impact
to neighborhood traffic. The pad sites can be approached from both a driveway
and alley from southbound Maryland Parkway, with secondary access coming
from Charleston Boulevard through the north side of the shopping center. The
drive through design will contain adequate queuing space and minimize vehicle
conflicts.

4. Building and landscape materials are appropriate for the area and for the
City;

The number and species of plants are drought tolerant and appropriate for this
area; however, the trees in the proposed landscape buffer along the east property
line are shown as 15-gallon size, which is not in conformance with the size
requirements of Title 19. A condition of approval has been included to require
compliance with these requirements.

5. Building elevations, design characteristics and other architectural and


aesthetic features are not unsightly, undesirable, or obnoxious in
appearance; create an orderly and aesthetically pleasing environment; and
are harmonious and compatible with development in the area;

The provided building elevations are visually interesting and compatible with the
existing shopping center and adjacent development.

SS
SDR-72792 [PRJ-72740]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting

6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.

Site development is subject to building permit review and inspection, thereby


protecting the public health, safety and general welfare.

BACKGROUND INFORMATION

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The City Council approved a Variance (V-0052-93) to allow the
secondhand sale of clothing, furniture and household items where a
07/21/93 Secondhand Dealer use is not permitted on property located at 1110
East Charleston Boulevard. The Board of Zoning Adjustment
recommended approval while staff recommended denial.
The Board of Zoning Adjustment approved a Variance (V-0111-94) to
allow a proposed freestanding sign to be 80 feet from an existing
08/23/94 freestanding on-premise sign where a 100-foot separation distance is
required at 1122 East Charleston Boulevard. Staff recommended
denial.
The City Council approved a Special Use Permit (U-0205-94) for the
sale of Beer/Wine/Cooler Off-Sale Establishment use within an
10/19/94 existing grocery store on property located at 1110 East Charleston
Boulevard. Planning Commission and staff recommended approval.
This use has since expired.
The Planning Commission approved a Special Use Permit (SUP-
58109) for a proposed Beer/Wine/Cooler Off-Sale Establishment Use
within a proposed 20,623 square-foot General Retail Store [Grocery
04/14/15
Store] with a Waiver to allow a 245-foot distance separation from a city
park where 400 feet is required at 1110 East Charleston Boulevard.
Staff recommended approval.
The Planning Commission approved a Variance (VAR-64466) to allow
a proposed 60-foot tall freestanding sign where 40 feet is allowed and
06/14/16 to allow 1,032 square feet of signage area where 898 square feet is
allowed on 4.30 acres at the southwest corner of Charleston
Boulevard and Maryland Parkway. Staff recommended denial.
The Planning Commission approved a Special Use Permit (SUP-
65847) for a proposed Beer/Wine/Cooler On-Sale Establishment use
09/13/16 within a proposed Restaurant with a 150-foot distance separation from
a City Park where 400 feet is required at 1122 East Charleston
Boulevard. Staff recommended approval.

SS
SDR-72792 [PRJ-72740]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting

Related Relevant City Actions by Planning, Fire, Bldg., etc.


Department of Planning staff administratively approved a Minor
Amendment of an approved Special use Permit (SUP-65847) to add a
02/21/17 264 square-foot outdoor seating area for a 2,100 square-foot
Beer/Wine/Cooler On-Sale Establishment use at 1124 East Charleston
Boulevard.
The Planning Commission approved a Variance (VAR-71970) to allow
a proposed 45-foot tall freestanding sign where 40 feet is allowed, to
allow 1,404 square feet of signage area along Charleston Boulevard
where 1,032 square feet is allowed, to allow two canopy signs to
12/12/17 extend above the edge of the canopy where such is not allowed, the
area of the canopy signs to exceed 51 percent of the canopy faces
where 20 percent is allowed and a wall sign to extend six feet above
the top of the building wall where 12 inches is allowed on 4.30 acres at
1140 East Charleston Boulevard. Staff recommended denial.

Most Recent Change of Ownership


10/07/15 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


A building permit (304957) was issued for demolition of an existing
11/18/15 commercial building at 1122 South Maryland Parkway. A final
inspection has not been completed.
A building permit (331334) was issued for a wall sign for a proposed
12/06/16 restaurant at 1124 East Charleston Boulevard. A final inspection has
not been completed.
A building permit (331404) was issued for a tenant improvement at
01/11/17 1124 East Charleston Boulevard. A final inspection has not been
approved.
A building permit (331127) was issued for a proposed 2,167 square-
03/27/17 foot Restaurant at 1124 East Charleston Boulevard. A final inspection
was approved on 05/23/17.

Pre-Application Meeting
A pre-application meeting was held with the applicant, where the
submittal requirements for the proposed development were discussed.
02/20/18 The Huntridge Center was previously determined to be parking
impaired; therefore, the additional spaces needed to accommodate the
new development will require a waiver of Title 19 parking standards.

SS
SDR-72792 [PRJ-72740]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting

Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.

Field Check
The subject site contains an existing shopping center containing a
large retail building and a corner convenience store with fuel pumps.
03/09/18
A third building located on Maryland Parkway was demolished in the
area that is the subject of this request.

Details of Application Request


Site Area
Net Acres 4.30

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
Subject C-2 (General
Shopping Center C (Commercial)
Property Commercial)
Auto Repair Minor
Restaurant
C-2 (General
North General Retail C (Commercial)
Commercial)
Store, Other Than
Listed
Single Family, L (Low Density R-1 (Single Family
Detached Residential) Residential)
South General Retail
SC (Service C-D (Designed
Store, Other than
Commercial) Commercial)
Listed
General Retail
C-2 (General
East Store, Other than C (Commercial)
Commercial)
Listed
Office, Other than C-1 (Limited
C (Commercial)
Listed Commercial)
West
Single Family, L (Low Density R-1 (Single Family
Detached Residential) Residential)

SS
SDR-72792 [PRJ-72740]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting

Master and Neighborhood Plan Areas Compliance


No Applicable Master Plan Area N/A
Special Area and Overlay Districts Compliance
Downtown Las Vegas Overlay District (DTLV-O) – Area 2 *Y
Other Plans or Special Requirements Compliance
Trails N/A
Las Vegas Redevelopment Plan Area Y
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification
N/A
Assessment)
Project of Regional Significance N/A
*The applicant has requested waivers to several development standards, however staff
supports these waivers as they support the Vision 2045 Downtown Las Vegas Master
Plan.

DEVELOPMENT STANDARDS

Pursuant to Title 19.08 and the Interim Downtown Las Vegas Development
Standards, the following standards apply:
Standard Required/Allowed Provided Compliance
Min. Lot Size N/A 187,308 SF N/A
Min. Lot Width 100 Feet 378 Feet Y
Min. Building Setbacks*
 Front 10 Feet 32 Feet Y
 Side 10 Feet 20 Feet Y
 Corner 10 Feet 208 Feet Y
 Rear 20 Feet 452 Feet Y
Max. Lot Coverage 50 % 34 % Y
Max. Building Height N/A 29 Feet N/A
Screened, Gated, w/ a Screened, Gated, w/
Trash Enclosure By condition
Roof or Trellis a Roof or Trellis
Mech. Equipment Screened Screened Y
*Building setbacks apply only to the proposed buildings, not to any established
buildings.

SS
SDR-72792 [PRJ-72740]
Staff Report Page Nine
April 10, 2018 - Planning Commission Meeting

Residential Adjacency Standards Required/Allowed Provided Compliance


3:1 proximity slope setback 84 Feet 45 Feet N*
Adjacent development matching
20 Feet 45 Feet Y
setback
Trash Enclosure setback 50 Feet 23 Feet N*
*Pursuant to Title 19 Appendix F (Interim Downtown Las Vegas Area 2 Development
Standards), the residential adjacency standards of Title 19.08.040 are applied.
Proposed building heights located within the Residential Adjacency Setback as defined
in Title 19.08.040(H) will require a waiver.

Pursuant to Title 19.08, the following standards apply:


Landscaping and Open Space Standards
Standards Required Provided Compliance
Ratio Trees
Buffer Trees:

 East 1 Tree / 20 Linear Feet 9 Trees 7 Trees *N


TOTAL PERIMETER TREES 9 Trees 7 Trees *N
1 Tree / 6 Uncovered
Parking Area Spaces, plus 1 tree at the No new trees
0 Trees N/A
Trees end of each row of required
spaces
LANDSCAPE BUFFER WIDTHS
Min. Zone Width

 East 15 Feet 15 Feet Y


 South 0 Feet 0 Feet Y
No walls
proposed;
Wall Height 6 to 8 Feet Adjacent to Residential Y
adjacent to
alley
*The applicant has requested an exception to allow 7 trees within the east perimeter
buffer where 9 trees are required. Staff supports the exception as it allows a bus shelter
for mass transit facilities.

SS
SDR-72792 [PRJ-72740]
Staff Report Page Ten
April 10, 2018 - Planning Commission Meeting

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Master Plan of
Charleston
Primary Arterial Streets and 102 Y
Boulevard
Highways Map
Master Plan of
Maryland
Primary Arterial Streets and 110 Y
Parkway
Highways Map

Pursuant to Title 19.08 and 19.12, the following parking standards apply (building
numbers are as shown on the submitted site plan date stamped 03/15/18):
Parking Requirement - Downtown
Gross Floor Base Parking Requirement Provided Compliance
Area or Parking Parking
Use Parking
Number of Handi- Handi-
Units Ratio Regular Regular
capped capped
Existing
Building 1:
1 space
56,252 sf
per 250 181*
Existing
SF GFA
Shopping Building 2:
Center 2,909 sf
Proposed
1 space
Buildings 3
per 250 17
and 4:
SF GFA
4,015 sf
TOTAL SPACES REQUIRED 198 167 N*
Regular and Handicap Spaces Required 192 6 156 11 N*
*The shopping center development is parking impaired per Title 19.18.030. The current
parking requirement is 181 parking spaces, based on the existing number of spaces in the
shopping center as confirmed through SUP-65847. A Waiver to allow 167 spaces where
198 spaces are required in the shopping center is requested and is supported by staff.

SS
SDR-72792 [PRJ-72740]
Staff Report Page Eleven
April 10, 2018 - Planning Commission Meeting

Waivers
Requirement Request Staff Recommendation
Total parking requirement of To allow 167 parking spaces in
Approval
198 spaces the shopping center
Residential adjacency To allow Building 4 a residential
Approval
building setback of 84 feet adjacency setback of 40 feet
Residential adjacency trash To allow a trash enclosure
Approval
enclosure setback of 50 feet setback of 23 feet
Landscape buffers adjacent
To allow an 8-foot buffer along a
to rights-of-way shall be a Approval
portion of the east PL
minimum of 15 feet in width

Exceptions
Requirement Request Staff Recommendation
24-inch box size trees To allow 15-gallon size trees Denial
1 tree per 20 feet on center
To allow 7 perimeter buffer
in buffer zones (9 trees Approval
trees
required)

SS
SDR-72792

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SDR-72792

ОŐİֱՙธՙㅡx
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CHARLESTON BOULEVARD Issues and Revisions

7 11

Consultant:
15
7

11 15 5

15
11

13
11

11 11
13
1122 S MARYLAND PKWY, LAS VEGAS, NV 89104
NEW COMMERCIAL PADS

S MARYLAND PARKWAY
OVERALL SITE PLAN

HUNTRIDGE SHOPPING CENTER


Project:
Drawing:

1
AS1.01.01

LEGEND
T

PROPERTY LINE
RIGHT OF WAY
CURB
ADA PATH OF
TRAVEL

SITE INFORMATION
PARCEL NUMBER 162-03-513-008
208 S. Maryland Pkwy
Suite A, Las Vegas
SITE ZONING GENERAL COMMERCIAL Nevada, 89101
DISTRICT (C-2)
These Documents, as
15'-0" LOT SIZE 4.3 ACRES
3 3 (187,308SF) Instruments of Service, are
2
PARKING ANALYSIS and shall remain the Property
of the Design Professional.
BUILDINGS SQ.FT.
Do Not Scale These
H20

EXISTING (56,252 SF)


Drawings.
EXISTING (2,909 SF)
Seal
(2,005 SF)

(2,010 SF)

TOTAL (63,175 SF)

PRIVATE DRIVE SHOPPING CENTER (1:250SF)


EXISTING REQUIRED SPACES 181
REDUCTION 13
REQUIRED AT BLDGS 3&4
(4,015/250) 17
TOTAL REQUIRED* 198
PARKING IMPAIRMENT (-31 SPACES) -31
PROVIDED 167
Project No.: 16-0907
ACCESSIBLE REQUIRED 6 Sheet No.:
ACCESSIBLE PROVIDED 7

OVERALL SITE PLAN 1 : 20 = 1'-0" 1

SDR-72792 - REVISED
X Issues and Revisions
KEYNOTES
1 WATER CONNECTION
2 TRANSFORMER PAD
3 NEW LANDSCAPE AND/OR CONCRETE
CURBING
4 LANDSCAPE BOX VISUAL SCREEN
5 SHARED TENANT PATIO
EXISTING BUILDING 6 DRIVE-THRU ORDER LOCATION
NOT IN SCOPE 7 DRIVE-THRU PICK-UP LOCATION
8 STANDING SEAM METAL ROOF
9 WIDE FLANGE STRUCTURAL BEAM/COLUMN
10 ROOF LINE ABOVE
11 EXISTING SIDEWALK TO REMAIN
12 CUSTOM BUS STOP BY RTC
13 EXISTING BIKE SHARE TO REMAIN
Consultant:

32'-0"
3

11'-5"
17'-9" 20'-1" 33'-7" 25'-10" 69'-11"

3
1

32'-0"
A1.01.00

8 7 3
7'-8"

60
°

8'-1"
LEGEND
° PROPERTY LINE
60 13
RIGHT OF WAY

S MARYLAND PARKWAY
10

16'-3"
±35'-5" CURB
ADA PATH OF
TRAVEL

12

63'-10"
9
1122 S MARYLAND PKWY, LAS VEGAS, NV 89104
NEW COMMERCIAL PADS

EXISTING BUILDING
NOT IN SCOPE 8'-6"
11
SITE PLAN OVERLAY

HUNTRIDGE SHOPPING CENTER

5
Project:
Drawing:

193'-1"

20'-0"
4
±28'-8"

T
2
5'-0"

5'-0"

3
3

64'-10"
±15'-0"
4'-0" ±4'-412"

3
1
208 S. Maryland Pkwy
H20

CHARLESTON BLVD Suite A, Las Vegas


12'-0"

Nevada, 89101
8'-0"

These Documents, as
Instruments of Service, are

±20'-1"
and shall remain the Property
of the Design Professional.
Do Not Scale These
10 Drawings.
4'-0" 4'-0"
31'-0" ±31'-11" 55'-0" Seal
MARYLAND PKWY

20'-0"

6'-112"

PROJECT
LOCATION
Project No.: 16-0907
Sheet No.:

SITE PLAN OVERLAY 1/16" = 1'-0" 2 OVERALL SITE N.T.S. 1

SDR-72792 - REVISED
Issues and Revisions
CHARLESTON BOULEVARD

Consultant:
S MARYLAND PARKWAY
1122 S MARYLAND PKWY, LAS VEGAS, NV 89104
NEW COMMERCIAL PADS

PLANT SCHEDULE PLANT SCHEDULE


MARYLAND PARKWAY

SYM. QTY. COMMON NAME BOTANICAL NAME SYM. QTY. COMMON NAME BOTANICAL NAME
OVERALL SITE PLAN

HUNTRIDGE SHOPPING CENTER

111 DESERT SPOON Dasylirion wheeleri 29 WEBBER BLUE


1 GAL AGAVE 15GAL

31 BARREL CACTUS Echinocactus grusonii 7 OCATILLO 6'


Project:
Drawing:

1 GAL

14 PALO VERDE Parkinsonia 15 TWIN FLOWER


15 GAL AGAVE 5GAL

1
57 SAN PEDRO CACTUS Echinopsis pachanoi 422 BARRELL CACTUS
ASL1.01.01
1 GAL 5GAL

27 TRAILING ACACIA Samanea saman 63 MEXICAN FENCE


1 GAL POST CACTUS 15GAL

68 TEXAS SAGE Leucophyllum 7 DESERT SPOON


5 GAL frutescens 15GAL

83 TRAILING DALEA Dalea greggii 15 MEXICAN FAN


1 GAL PALM EXISTING

445sf 45 MEXICAN FAN


PALM 2/3HT
T

208 S. Maryland Pkwy


115 Suite A, Las Vegas
Nevada, 89101
These Documents, as
24
Instruments of Service, are
and shall remain the Property
of the Design Professional.
Do Not Scale These
Drawings.

Seal
H20

PRIVATE DRIVE
Project No.: 16-0907
Sheet No.:

OVERALL SITE PLAN 1 : 20 = 1'-0" 1

SDR-72792 - REVISED
Issues and Revisions
PLANT SCHEDULE
SYM. QTY. COMMON NAME BOTANICAL NAME

111 DESERT SPOON Dasylirion wheeleri


1 GAL

31 BARREL CACTUS Echinocactus grusonii


1 GAL

EXISTING BUILDING 14 PALO VERDE Parkinsonia


NOT IN SCOPE 15 GAL
Consultant:
57 SAN PEDRO CACTUS Echinopsis pachanoi
1 GAL

27 TRAILING ACACIA Samanea saman


1 GAL

68 TEXAS SAGE Leucophyllum

2'-0" 1'-912"
5 GAL frutescens

TYP.
2'-0" 2'-0"
1'-7" TYP. 2'-112" 4'-10" 4'-0" TYP. 6'-9" 83 TRAILING DALEA Dalea greggii

1'-712"
1 GAL

1'-5"

1'-1012"
1'-1112" 2'-0" 2'-2" X KEYNOTES

2'-0"
TYP.
TYP.

2'-0"
TYP.
2'-0"
7'-2" TYP. 6'-0" 2'-8"

11'-95 16"
2'-7"
1'-3"
S MARYLAND PARKWAY

2'-0"
TYP.
1122 S MARYLAND PKWY, LAS VEGAS, NV 89104
NEW COMMERCIAL PADS
LANDSCAPE PLAN

EXISTING BUILDING
2'-0"
TYP.
HUNTRIDGE SHOPPING CENTER

NOT IN SCOPE 2'-0" 1'-4"


2'-0"
1'-7" TYP.
Project:
Drawing:

3'-1"
20'-0"

2'-0"
T

4'-2" TYP.
1'-4"

2'-0"

EQ
.
4'-2" TYP.

EQ
.
4'-0"

EQ
1'-7"

.
2'-0"
TYP.

EQ
.
1'-5" 2'-0"

5'-4"
TYP.

6'-10"
208 S. Maryland Pkwy
Suite A, Las Vegas
4'-0" 4'-0"

2'-0"
TYP.
Nevada, 89101

2'-0"
TYP.
These Documents, as
H20

2'-1"
Instruments of Service, are

2'-4"
2'-2" 6'-0" 4'-912" and shall remain the Property
4'-912" 6'-0"
2'-0"
TYP.

3'-5" 2'-0" of the Design Professional.


4'-0" 2'-0" 4'-0"
TYP. Do Not Scale These
2'-0"
Drawings.
1'-6"

Seal

2'-0" ±3'-4"
3'-8" 4'-0" TYP.
TYP.

Project No.: 16-0907


Sheet No.:

ENLARGED LANDSCAPE SITE PLAN 1/16" = 1'-0" 1

SDR-72792 - REVISED
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Оผਙ㈾֭㌱‫̬ש‬ฌ
ĠⓈЌ╗Ő●CḚDzƆĠḶОО●ЌḚDzЌ╗DzŐฌ
CผŴʉħ่‫̬ف‬ฌ

ㅡƥֱxफฌ

ㅡฌ
A″㈠ธx㈠xx ̶ฌ
‫ں‬ A″㈠ธx㈠xxฌ
ḶССDzDzฌ ƆAЌCÛ●Ġฌ
ƆĠḶОฌ ƆĠḶОฌ
xx‫ں‬ xxธฌ
ธฌ
ㅡ
ธⓒxxㄦƆС ธⓒx‫ں‬xƆСฌ
Ա Ⓢ Ќ Ќ  СħƆ Ġ ฌ
‫ש‬₡ħਙฌ
̶‫ں‬ƥֱxफ

ՙxธธㅡ‫ں‬ɱՙㄦ‫ں‬ฌ
ㄦฌ ธxฎƆ㈠ҜŴผੂкŴ่₡ОAʉੂฌ
ՙฌ Ɔ ħ‫֭ש‬AⓒՁŴ Ћ֭‫ ف‬Ŵฌ
ḶЋDzŐDzCฌ Ќ֭‫ﭨ‬Ŵ₡Ŵⓒ ฎɱ‫ں‬x‫ں‬ฌ
ОA╗●Ḷฌ
xxxฌ ╗γ֭֭ Cਙ㌱こ่֭‫ש‬ⓒ Ŵฌ
ㄦㄦㅡƆСฌ ●่‫ש‬ผこ่֭‫ש‬ ਙ⑾ Ɔ֭ผ‫ﭨ‬ħ㌱֭ⓒ Ŵผ֭ฌ
Ŵ่₡γŴккผ֭こŴħ่‫ש‬γ֭Оผਙऑ֭ผ‫ੂש‬ฌ
ਙ⑾ ‫ש‬γ֭ C֭ħ‫่ف‬ Оผਙ⑾֭ħਙ่Ŵк㈠ฌ
Cਙ Ќਙ‫ש‬ Ɔ㌱Ŵк֭ ╗γ֭֭ฌ
CผŴʉħ่‫ف‬㈠ฌ
ㅡƥֱxफ

Ɔ֭Ŵкฌ

″ƥֱㅡफ ㅡƥֱɱफ ″ƥֱɱफ ″ƥֱㅡफฌ


‫ں‬ฌ
A″㈠ธx㈠xxฌ
ՙ ″ ฎ ฎ ″ฌ

″̶ƥֱ‫ں‬xफ ธxƥֱxफ ″ㅡƥֱ‫ں‬xफ ฎƥֱxफฌ ОŐİֱՙธՙㅡx


̶ƥֱxफฌ xธ゜ธ̶゜‫ں‬ฎ Оผਙ㈾֭㌱‫ש‬Ќਙ㈠̬ ‫ں‬″ֱxɱxՙฌ
‫ں‬ՙฎƥֱฎफฌ
Ɔγ֭֭‫ש‬Ќਙ㈠̬ฌ

СՁḶḶŐОՁAЌ ‫゜ں‬ฎफ ए ‫ں‬ƥֱxफ


‫゜ں‬ฎफए‫ں‬ƥֱxफ ‫ںں‬ A‫ں‬㈠x‫ں‬㈠xx

SDR-72792
Ṳ ●֭Ŵ่₡Ő֭‫ﭨ‬ħħਙ่ฌ
DzЌḶ╗DzƆ
‫ں‬ CḶḶŐฌ
ธ AՁⓈҜ●ЌⓈҜƆ╗ḶŐDzСŐḶЌ╗AƆƆDzҜԱՁฌ
̶ CDzḶŐA╗●ЋDzҜⓈԱՁḶฌ
ㅡ Ɔ╗AЌC●ЌḚƆDzAҜҜDz╗AՁŐḶḶСฌ
ㄦ Û●CDzСՁAЌḚDzƆ╗ŐⓈ╗ⓈŐAՁḶՁⓈҜЌ゜ԱDzAҜฌ

̶ƥֱxफฌ
ਙ่к‫ש‬Ŵ่‫̬ש‬ฌ

‫ںں‬ƥֱ‫ں‬फ
ธฌ ‫ں‬ฌ ‫ں‬ฌ ธฌ
A″㈠ธx㈠xxฌ A″㈠ธx㈠xxฌ A″㈠ธx㈠xxฌ A″㈠ธx㈠xxฌ

ธฎƥֱธफฌ

ธՙƥֱɱफฌ
‫ں‬ธƥֱxफฌ

″फฌ
╗О㈠ฌ
ⓈŐԱฌ
ㅡ ㅡ ㄦฌ ̶ ธ ㅡฌ
ԱDzḶЌC ╗Оฌ

DzṲ╗DzŐ●ḶŐDzՁDzЋA╗●ḶЌֱЌḶŐ╗Ġ ‫゜ں‬ฎफए‫ں‬ƥֱxफ ㅡ DzṲ╗DzŐ●ḶŐDzՁDzЋA╗●ḶЌֱƆḶⓈ╗Ġ ‫゜ں‬ฎफए‫ں‬ƥֱxफ ̶ฌ

ḶОDzЌฌ

̶ฌ ㅡฌ
‫ںں‬ธธƆҜAŐՁAЌCОÛⓒՁAƆЋDzḚAƆⓒЌЋฎɱ‫ں‬xㅡฌ

A″㈠ธx㈠xxฌ A″㈠ธx㈠xxฌ
ธฎƥֱธफฌ
ЌDzÛḶҜҜDzŐ●AՁОACƆฌ
DzṲ╗DzŐ●ḶŐDzՁDzЋA╗●ḶЌƆฌ

ḶОDzЌฌ
‫ں‬″ƥֱฎफฌ
ĠⓈЌ╗Ő●CḚDzƆĠḶОО●ЌḚDzЌ╗DzŐฌ

‫ں‬ธƥֱxफฌ
Оผਙ㈾֭㌱‫̬ש‬ฌ
CผŴʉħ่‫̬ف‬ฌ

″फฌ
╗О㈠ฌ
ⓈŐԱฌ
ㄦ ╗О㈠ ธ ̶ ธ ̶ ธ ̶ ธ ธ ธ ̶ ธ ̶ ㄦ ㅡฌ

DzṲ╗DzŐ●ḶŐDzՁDzЋA╗●ḶЌֱDzAƆ╗ ‫゜ں‬ฎफए‫ں‬ƥֱxफ ธฌ

Ա Ⓢ Ќ Ќ  СħƆ Ġ ฌ
‫ש‬₡ħਙฌ
ՙxธธㅡ‫ں‬ɱՙㄦ‫ں‬ฌ
ธxฎƆ㈠ҜŴผੂкŴ่₡ОAʉੂฌ
Ɔ ħ‫֭ש‬AⓒՁŴ Ћ֭‫ ف‬Ŵฌ
Ќ֭‫ﭨ‬Ŵ₡Ŵⓒ ฎɱ‫ں‬x‫ں‬ฌ
╗γ֭֭ Cਙ㌱こ่֭‫ש‬ⓒ Ŵฌ
●่‫ש‬ผこ่֭‫ש‬ ਙ⑾ Ɔ֭ผ‫ﭨ‬ħ㌱֭ⓒ Ŵผ֭ฌ
ḶОDzЌฌ Ŵ่₡γŴккผ֭こŴħ่‫ש‬γ֭Оผਙऑ֭ผ‫ੂש‬ฌ
ਙ⑾ ‫ש‬γ֭ C֭ħ‫่ف‬ Оผਙ⑾֭ħਙ่Ŵк㈠ฌ
‫ں‬xƥ̶ֱफฌ

Cਙ Ќਙ‫ש‬ Ɔ㌱Ŵк֭ ╗γ֭֭ฌ


ㅡฌ ̶ฌ
A″㈠ธx㈠xxฌ A″㈠ธx㈠xxฌ CผŴʉħ่‫ف‬㈠ฌ

ธฎƥֱธफฌ
ธՙƥֱɱफฌ

Ɔ֭Ŵкฌ
ḶОDzЌฌ

‫ں‬″ƥֱฎफฌ
‫ں‬ธƥֱxफฌ
″फ
″फฌ
╗О㈠ฌ
╗О㈠
ⓈŐԱ
ⓈŐԱฌ

ОŐİֱՙธՙㅡx
ㅡ ㄦ ㄦฌ ธ ̶ ธ ̶ ธ ‫ں‬ ธ ‫ں‬ ธ ̶ ธ ̶ฌ
╗Оฌ xธ゜ธ̶゜‫ں‬ฎ Оผਙ㈾֭㌱‫ש‬Ќਙ㈠̬ ‫ں‬″ֱxɱxՙฌ
Ɔγ֭֭‫ש‬Ќਙ㈠̬ฌ

DzṲ╗DzŐ●ḶŐDzՁDzЋA╗●ḶЌֱÛDzƆ╗ ‫゜ں‬ฎफए‫ں‬ƥֱxफ
‫゜ں‬ฎफ ए ‫ں‬ƥֱxफ ‫ںں‬ A″㈠ธx㈠xx

SDR-72792
●֭Ŵ่₡Ő֭‫ﭨ‬ħħਙ่ฌ

ਙ่к‫ש‬Ŵ่‫̬ש‬ฌ

ҜDz╗AՁОAЌDzՁฌ

Ɔ●ḚЌAḚDzⓒЌḶ╗AОAŐ╗ⓒฌ
ⓈЌCDzŐƆDzОAŐA╗Dzฌ
ОAAḚDzฌ

Ɔ╗DzDzՁฌ
ḶՁⓈҜЌฌ

ՁAЌCƆAОDzԱḶṲⓒฌ Ɔ╗ḶŐDzСŐḶЌ╗ฌ ҜⓈÛAՁՁฌ


Ћ●ƆⓈAՁƆŐDzDzЌฌ ḚՁAΎ●ЌḚฌ

Ɔ●ḚЌAḚDzƆĠḶÛЌСḶŐḚŐAОĠ●●Ќ╗DzЌ╗㈠Ɔ●ḚЌAḚDzЌḶ╗AОAŐ╗AЌCⓈЌCDzŐƆDzОAŐA╗DzОAAḚDz㈠ฌ

Ќ㈠╗㈠Ɔ㈠
‫ںں‬ธธƆҜAŐՁAЌCОÛⓒՁAƆЋDzḚAƆⓒЌЋฎɱ‫ں‬xㅡฌ

ḶЌDzО╗ⓈAՁDzՁDzЋA╗●ḶЌֱÛDzƆ╗ ‫ں‬ฌ
ЌDzÛḶҜҜDzŐ●AՁОACƆฌ
ḶЌDzО╗ⓈAՁŐDzЌCDzŐ●ЌḚƆฌ

Оผਙ㈾֭㌱‫̬ש‬ฌ
ĠⓈЌ╗Ő●CḚDzƆĠḶОО●ЌḚDzЌ╗DzŐฌ
CผŴʉħ่‫̬ف‬ฌ

ҜDz╗AՁОAЌDzՁฌ

Ɔ●ḚЌAḚDzⓒЌḶ╗AОAŐ╗ⓒฌ
Ա Ⓢ Ќ Ќ  СħƆ Ġ ฌ
ⓈЌCDzŐƆDzОAŐA╗Dzฌ ҜDz╗AՁОAЌDzՁฌ
‫ש‬₡ħਙฌ
ОAAḚDzฌ ՙxธธㅡ‫ں‬ɱՙㄦ‫ں‬ฌ
ḚՁAΎ●ЌḚ ธxฎƆ㈠ҜŴผੂкŴ่₡О;ʉੂฌ
Ɔ ħ‫֭ש‬AⓒՁŴ Ћ֭‫ ف‬Ŵฌ
Ɔ╗DzDzՁฌ Ќ֭‫ﭨ‬Ŵ₡Ŵⓒ ฎɱ‫ں‬x‫ں‬ฌ
ḶՁⓈҜЌฌ ╗γ֭֭ Cਙ㌱こ่֭‫ש‬ⓒ Ŵฌ
●่‫ש‬ผこ่֭‫ש‬ ਙ⑾ Ɔ֭ผ‫ﭨ‬ħ㌱֭ⓒ Ŵผ֭ฌ
Ɔ●ḚЌAḚDzⓒЌḶ╗AОAŐ╗ⓒฌ Ŵ่₡γŴккผ֭こŴħ่‫ש‬γ֭Оผਙऑ֭ผ‫ੂש‬ฌ
ⓈЌCDzŐƆDzОAŐA╗Dzฌ ਙ⑾ ‫ש‬γ֭ C֭ħ‫่ف‬ Оผਙ⑾֭ħਙ่Ŵк㈠ฌ
ОAAḚDzฌ Cਙ Ќਙ‫ש‬ Ɔ㌱Ŵк֭ ╗γ֭֭ฌ
CผŴʉħ่‫ف‬㈠ฌ
ҜⓈÛAՁՁฌ
Ɔ֭Ŵкฌ

ҜⓈÛAՁՁฌ
ОŐİֱՙธՙㅡx
Ɔ╗DzDzՁฌ
ḶՁⓈҜЌฌ xธ゜ธ̶゜‫ں‬ฎ Оผਙ㈾֭㌱‫ש‬Ќਙ㈠̬ฌ ‫ں‬″ֱxɱxՙฌ
Ɔγ֭֭‫ש‬Ќਙ㈠̬ฌ
Ɔ●ḚЌAḚDzƆĠḶÛЌСḶŐḚŐAОĠ●●Ќ╗DzЌ╗㈠Ɔ●ḚЌAḚDzЌḶ╗AОAŐ╗AЌCⓈЌCDzŐƆDzОAŐA╗DzОAAḚDz㈠ Ɔ●ḚЌAḚDzƆĠḶÛЌСḶŐḚŐAОĠ●●Ќ╗DzЌ╗㈠Ɔ●ḚЌAḚDzЌḶ╗AОAŐ╗AЌCⓈЌCDzŐƆDzОAŐA╗DzОAAḚDz㈠ฌ

ḶЌDzО╗ⓈAՁŐDzЌCDzŐ●ЌḚֱСŐḶҜЌḶŐ╗ĠÛDzƆ╗ḶŐЌDzŐ Ќ㈠╗㈠Ɔ㈠ ̶ ḶЌDzО╗ⓈAՁŐDzЌCDzŐ●ЌḚֱСŐḶҜƆḶⓈ╗ĠDzAƆ╗ḶŐЌDzŐ Ќ㈠╗㈠Ɔ㈠


Ќ㈠╗㈠Ɔ㈠ ธ
ธ Aɱ㈠xx㈠xx

SDR-72792
SDR-72792 [PRJ-72740] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: TEN15 HUNTRIDGE, LLC
1144 EAST CHARLESTON BOULEVARD
03/09/18
SDR-72792 [PRJ-72740] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: TEN15 HUNTRIDGE, LLC
1144 EAST CHARLESTON BOULEVARD
03/09/18
SDR-72792 [PRJ-72740] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: TEN15 HUNTRIDGE, LLC
1144 EAST CHARLESTON BOULEVARD
03/09/18
SDR-72792 [PRJ-72740] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: TEN15 HUNTRIDGE, LLC
1144 EAST CHARLESTON BOULEVARD
03/09/18
SDR-72792 [PRJ-72740] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: TEN15 HUNTRIDGE, LLC
1144 EAST CHARLESTON BOULEVARD
03/09/18
SDR-72792 [PRJ-72740] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: TEN15 HUNTRIDGE, LLC
1144 EAST CHARLESTON BOULEVARD
03/09/18
SDR-72792 [PRJ-72740] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: TEN15 HUNTRIDGE, LLC
1144 EAST CHARLESTON BOULEVARD
03/09/18
February 22, 2018

City of Las Vegas Planning and Zoning


333 N Rancho Drive

Las Vegas, Nevada 89106

Justification Letter – PRJ72740_Huntridge Commercial Pads

The Huntridge Commercial Pad is a one-story retail + dining establishments at the


corner of Maryland Parkway and Charleston Boulevard, near downtown Las Vegas. The
Huntridge Commercial Pads will provide approximately 4,015sf of grey shell building
area. The building exhibits a swooping roof that covers the building mass and a 554sf

covered patio area. A visual screen landscape box creates privacy and noise control
at the patio from the adjacent street. The existing adjacent parking lot will be

reconfigured to provide ease of access to the new buildings as well as to incorporate


landscaping.

The site is located at 1144 E Charleston Blvd., parcel number 162-03-513-008. The 4.3

acre site is zoned C-2 (general commercial District) and is also located in the Founders

district and the Downtown Las Vegas Overlay district. The tallest point is 28’-2” from

grade to the top of the swooping roof.

We request a Site Development Plan Review to allow for the construction of two new

retail buildings, existing parking lot modifications, and a Variance to allow 167 parking

spaces at a parking-impaired development where 198 parking spaces would be

required. Nothing is being nullified or vacated via this request; this request will establish
a new baseline of parking and correct building square footages for the site.

Respectfully Submitted,

Craig Sean Palacios, NCARB, AIA, LEED AP bd+c


BUNNYFISH studio

PRJ-72740
208 S. Maryland Parkway Suite A,02/23/18
Las Vegas, NV 89101
702.241.9751

BUNNYFISH Studio SDR-72792


Agenda Item No.: 18.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
ABEYANCE - GPA-72182 - GENERAL PLAN AMENDMENT - PUBLIC HEARING -
APPLICANT/OWNER: STEWART PLAZA, LLC - For possible action on a request for a
General Plan Amendment FROM: M (MEDIUM DENSITY RESIDENTIAL) TO: SC
(SERVICE COMMERCIAL) on 2.83 acres at the northwest corner of Stewart Avenue and
Mojave Road (APN 139-36-603-001), Ward 3 (Coffin) [PRJ-72109]. Staff recommends
APPROVAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 0 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report - GPA-72182, SUP-72188, SUP-72667 and SDR-72189 [PRJ-
72109]
3. Supporting Documentation - GPA-72182, SUP-72188, SUP-72667 and SDR-72189 [PRJ-
72109]
4. Photo(s) - GPA-72182, SUP-72188, SUP-72667 and SDR-72189 [PRJ-72109]
5. Justification Letter - GPA-72182, SUP-72188, SUP-72667 and SDR-72189 [PRJ-72109]
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: STEWART PLAZA, LLC

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
GPA-72182 Staff recommends APPROVAL.
SUP-72188 Staff recommends DENIAL, if approved subject to GPA-72182
conditions:
SUP-72667 Staff recommends DENIAL, if approved subject to GPA-72182
conditions:
SDR-72189 Staff recommends DENIAL, if approved subject to GPA-72182
conditions: SUP-72667

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 39

NOTICES MAILED 214 - GPA-72182 and ZON-72188


214 - SDR-72189

PROTESTS 0 - GPA-72182 and ZON-72188


0 - SDR-72189

APPROVALS 0 - GPA-72182 and ZON-72188


0 - SDR-72189

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** CONDITIONS **

SUP-72188 CONDITIONS

Planning

1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a


Beer/Wine/Cooler Off-Sale Establishment use, unless waived herein.

2. Approval of and conformance to the Conditions of Approval for General Plan


Amendment (GPA-72182) and Site Development Plan Review (SDR-72189) shall
be required.

3. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.

4. A Waiver from Title 19.12 is hereby approved, to allow a 150-foot distance


separation from a City park where 400 feet is required.

5. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.

6. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.

7. Approval of this Special Use Permit does not constitute approval of a liquor
license.

8. This business shall operate in conformance to Chapter 6.50 of the City of Las
Vegas Municipal Code.

9. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.

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SUP-72667 CONDITIONS

Planning

1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Car
Wash, Full Service or Auto Detailing use.

2. Approval of and conformance to the Conditions of Approval for General Plan


Amendment (GPA-72182) and Site Development Plan Review (SDR-72189) shall
be required.

3. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.

4. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.

5. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.

6. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.

SDR-72189 CONDITIONS

Planning

1. Approval of and conformance to the Conditions of Approval for General Plan


Amendment (GPA-72182) and Special Use Permit (SUP-72189) shall be required,
if approved.

2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.

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3. All development shall be in conformance with the building elevations and floor
plans, date stamped 11/27/17; and the site plan and landscape plan, date stamped
2/12/18 and except as amended by conditions herein.
4. Collection areas and dumpsters [trash enclosure(s)] shall be sufficient in size and
number to meet the needs of the development and be constructed in compliance
with Title 19.08.040(E)(4)(b).

5. The Trash Enclosure and Mechanical Equipment shall be screened in accordance


with Title 19.08.040(E)(4).

6. A Waiver from Title 19.08 is hereby approved, to allow the building to not be
oriented to the corner where such is required.

7. A Waiver from Title 19.08 is hereby approved, to allow the car wash bays to face
the public right-of-way where such is not allowed.

8. An Exception from Title 19.08 to allow six parking lot landscape islands where ten
is required is hereby approved.

9. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.

10. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.

11. Prior to or concurrent with building permit submittal, submit revised site and
landscape plans depicting the required multi-use non-equestrian trail corridor along
the Mojave Road frontage to the Department of Planning for review. The corridor
shall comply with Exhibit 2 Multi-Use Transportation Trail in the Trails Element of
the Las Vegas 2020 Master Plan.

12. A technical landscape plan, signed and sealed by a Registered Architect,


Landscape Architect, Residential Designer or Civil Engineer, must be submitted
prior to or at the same time application is made for a building permit. A permanent
underground sprinkler system is required, and shall be permanently maintained in
a satisfactory manner; the landscape plan shall include irrigation specifications.
Installed landscaping shall not impede visibility of any traffic control device. The
technical landscape plan shall include the following changes from the conceptual
landscape plan:
 Landscape buffer areas shall be planted with 24-inch box size, single
trunk shade trees every 20 linear feet on center.
 Parking lot islands shall be planted with 24-inch box size, single trunk
shade trees.

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 A minimum of four, five-gallon shrubs shall be planted for every required


tree.
 The Multi-Use Non-Equestrian Trail shall be constructed and planted in
accordance with Exhibit 2 of the Transportation and Trails Element of the
Las Vegas 2020 Master Plan.

13. A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.

14. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.

Public Works

15. Prior to issuance of permits for this site, grant a 10-foot Multi-Use Non-Equestrian
Trail Easement along Mojave Road as required by the City of Las Vegas Trails
Element. Additionally, grant a Bus Shelter Pad Easement for the existing bus stop
on Stewart Avenue adjacent to this site unless the Regional Transportation
Commission (RTC) acknowledges in writing that this easement is not required.

16. Construct the required Multi-Use Non-Equestrian Trail meeting the Trails Element
Standards for the full parcel frontage on Mojave Road concurrent with on-site
development activities.

17. Correct all American’s with Disabilities Act (ADA) deficiencies, if any, on the
sidewalk along Stewart Avenue and Mojave Road adjacent to this site in
accordance with code requirements of Title 13.56.040 to the satisfaction of the City
Engineer concurrent with development of this site. All existing paving damaged or
removed by this development shall be restored at its original location and to its
original width concurrent with development of this site.

18. This site shall only be allowed one driveway on Stewart Avenue and one driveway
on Mojave Road. These driveways are restricted to right-in/right-out only.

19. Landscape and maintain all unimproved rights-of-way, if any, adjacent to this site.
All landscaping and private improvements installed with this project shall be
situated and maintained so as to not create sight visibility obstructions for vehicular
traffic at all development access drives and abutting street intersections.

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20. Submit a License Agreement for landscaping and private improvements in the
Stewart Avenue and Mojave Road public rights of way, if any, adjacent to this site
prior to this issuance of permits for these improvements. The applicant must carry
an insurance policy for the term of the License Agreement and add the City of Las
Vegas as an additionally insured entity on this insurance policy. If requested by
the City, the applicant shall remove property encroaching in the public right-of-way
at the applicant's expense pursuant to the terms of the City's License Agreement.
The installation and maintenance of all private improvements in the public right of
way shall be the responsibility of the adjacent property owner(s) and shall be
transferred with the sale of the property for the entire term of the License
Agreement. Coordinate all requirements for the License Agreement with the Land
Development Section of the Department of Building and Safety (702-229-4836).

21. A Traffic Impact Analysis must be submitted to and approved by the Department of
Public Works prior to the issuance of any building or grading permits, submittal of
any construction drawings or the recordation of a Map subdividing this site,
whichever may occur first. Comply with the recommendations of the approved
Traffic Impact Analysis prior to occupancy of the site. The Traffic Impact Analysis
shall also include a section addressing Standard Drawings #234.1 #234.2 and
#234.3 to determine additional right-of-way requirements for bus turnouts adjacent
to this site, if any; dedicate all areas recommended by the approved Traffic Impact
Analysis. All additional rights of way required by Standard Drawing #201.1 for
exclusive right turn lanes and dual left turn lanes shall be dedicated prior to or
concurrent with the commencement of on site development activities unless
specifically noted as not required in the approved Traffic Impact Analysis. Phased
compliance will be allowed if recommended by the approved Traffic Impact
Analysis. No recommendation of the approved Traffic Impact Analysis, nor
compliance therewith, shall be deemed to modify or eliminate any condition of
approval imposed by the Planning Commission or the City Council on the
development of this site.

22. A Drainage Plan and Technical Drainage Study must be submitted to and
approved by the Department of Public Works prior to the issuance of any building
or grading permits or submittal of any construction drawings, whichever may occur
first. Provide and improve all drainageways recommended in the approved
drainage plan/study. The developer of this site shall be responsible to construct
such neighborhood or local drainage facility improvements as are recommended
by the City of Las Vegas Neighborhood Drainage Studies and approved Drainage
Plan/Study concurrent with development of this site.

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** STAFF REPORT **

PROJECT DESCRIPTION

The applicant has proposed to construct a 4,110 square-foot convenience store with
fuel pumps and a 900 square-foot car wash on a portion of a 2.83 acre parcel located at
the northwest corner of Stewart Avenue and Mojave Road.

ISSUES

 A General Plan Amendment has been requested to amend a portion of the


Southeast Sector Plan from M (Medium Density Residential) to SC (Service
Commercial). Staff supports this request.
 A Special Use Permit has been requested to allow the off-sale of beer, wine, and
coolers. The request includes a waiver to allow a 150-foot distance separation
from a City Park where 400 feet is required. Staff does not support these
requests.
 A Special Use Permit has been requested to allow a Car Wash, Full Service, or
Auto Detailing use in the C-1 (Limited Commercial) zoning district. The request
includes waivers to not orient the proposed building to the corner where such is
required, and to allow the car wash bay to face the right-of-way where such is not
allowed. Staff does not support these requests.

ANALYSIS

General Plan Amendment:


The subject site is currently zoned C-1 (Limited Commercial), which is intended to
provide most retail shopping and personal services and be located on the periphery of
residential neighborhoods. This district is intended for intersections of primary and
secondary thoroughfares along major retail corridors. Both Stewart Avenue and Mojave
Road are Primary Arterials as defined by the Master Plan of Streets and Highways
making the subject corner lot an appropriate location for the existing C-1 (Limited
Commercial) zoning district. Staff supports this request to amend the Southeast Sector
of the General Plan for the subject site from M (Medium Density Residential) to SC
(Service Commercial) as it will align the General Plan designation with the existing
zoning designation of C-1 (Limited Commercial).

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Special Use Permit (Beer/Wine/Cooler Off-Sale):


The Beer/Wine/Cooler Off-Sale Establishment use is defined by Title 19.12 as “An
establishment whose license to sell alcoholic beverages is limited to the sale of beer,
wine and coolers to consumers only and not for resale, in original sealed or corked
containers, for consumption off the premises where business is conducted, and is
operated in connection with a grocery store, drugstore, convenience store, restaurant or
general retail store.”

The Minimum Special Use Permit Requirements for this use include:

1. Requirement 1: Except as otherwise provided, no beer/wine/cooler off-sale


establishment (hereinafter “establishment”) shall be located within 400 feet of any
church/house of worship, school, individual care center licensed for more than 12
children, or City park.

The proposed use does not meet this requirement as the subject site is located
150 feet from an existing City park on the south side of Stewart Avenue. The
applicant has requested a waiver to this requirement.

2. Requirement 2: Except as otherwise provided in Requirement 3 below, the


distances referred to in Requirement 1 shall be determined with reference to the
shortest distance between two property lines, one being the property line of the
proposed establishment which is closest to the existing use to which the
measurement pertains, and the other being the property line of that existing use
which is closest to the proposed establishment. The distance shall be measured
in a straight line without regard to intervening obstacles. For purposes of
measurement, the term “property line” refers to property lines of fee interest
parcels and does not include the property line of:

a. Any leasehold parcel; or

b. Any parcel which lacks access to a public street or has no area for on-site
parking and which has been created so as to avoid the distance limitation
described in Requirement 1.

The proposed use meets this requirement as the distance separation was
measured from the subject property line to determine non-compliance.

3. Requirement 3: In the case of an establishment proposed to be located on a


parcel of at least 80 acres in size, the minimum distances referred to in
Requirement 1 shall be measured in a straight line:

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a. From the nearest property line of the existing use to the nearest portion of
the structure in which the establishment will be located, without regard to
intervening obstacles; or
b. In the case of a proposed establishment which will be located within a
shopping center or other multiple tenant structure, from the nearest
property line of the existing use to the nearest property line of a leasehold
or occupancy parcel in which the establishment will be located, without
regard to intervening obstacles.

This requirement is not applicable.

4. Requirement 4: When considering a Special Use Permit application for an


establishment which also requires a waiver of the distance limitation in
Requirement 1, the Planning Commission shall take into consideration the
distance policy and shall, as part of its recommendation to the City Council, state
whether the distance requirement should be waived and the reasons in support
of the decision.

This application includes a waiver of the distance limitations, therefore the item
will continue to the City Council with a recommendation from the Planning
Commission.

5. Requirement 5: The minimum distance requirements in Requirement 1 do not


apply to:

a. An establishment which has a nonrestricted gaming license in connection


with a hotel having 200 or more guest rooms on or before July 1, 1992 or
in connection with a resort hotel having in excess of 200 guest rooms after
July 1, 1992; or

b. A proposed establishment having more than 50,000 square feet of retail


floor space.

This requirement is not applicable.

6. Requirement 6: All businesses which sell alcoholic beverages shall conform to


the provisions of LVMC Chapter 6.50.

The proposed use will be subject to regular inspections to ensure compliance, if


approved.

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7. Requirement 7: The minimum distance requirements set forth in Requirement 1,


which are otherwise nonwaivable under the provisions of LVMC 19.12.050(C),
may be waived:

a. In accordance with the provisions of LVMC 19.12.050(C) for any


establishment which is proposed to be located on a parcel within the
Downtown Casino Overlay District;
b. In accordance with the applicable provisions of the “Town Center
Development Standards Manual” for any establishment which is proposed
to be located within the T-C (Town Center) Zoning District and which is
designated MS- TC (Main Street Mixed Use) in the Town Center Land Use
Plan;
c. In connection with a proposed establishment having between 20,000
square feet and 50,000 square feet of retail floor space, if no more than 10
percent of the retail floor space is regularly devoted to the display or
merchandising of alcoholic beverages; or
d. In connection with a retail establishment having less than 20,000 square
feet of retail floor space, if the area to be used for the sale, display or
merchandising of alcoholic beverages and each use to be protected are
separated by a highway or a right of way with a width of at least 100 feet.

This requirement is not applicable.

8. Requirement 8: No beer/wine/cooler off-sale establishment shall be permitted on


or adjacent to the Pedestrian Mall, as defined in LVMC Chapter 11.68.

This requirement is not applicable as the subject site is not located on or


adjacent to a pedestrian mall.

Staff does not support the request for a Special Use Permit for the Beer/Wine/Cooler
Off-Sale Establishment as the site is located 150 feet north of an existing City Park and
does not meet the minimum distance separation requirement of 400 feet. Staff finds that
the proposed use will not able to be conducted in a manner that would be compatible or
harmonious with the existing surrounding land uses and therefore is recommending
denial of the request.

Special Use Permit (Car Wash, Full Service or Auto Detailing):


The Car Wash, Full Service or Auto Detailing use is defined by Title 19.12 as “an
establishment that provides for the washing, cleaning, waxing or detailing of passenger
vehicles, either by means of employees or by means of automated or semi-automated
methods of cleaning, or by a combination thereof.”

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The Minimum Special Use Permit Requirements for this use include:

1. Requirement 1: Each wash bay shall have a stacking lane that will accommodate
at least 6 cars.

The proposed use meets this requirement as the site plan demonstrates stacking
for six vehicles.

Staff does not support the request for a Special Use Permit for a Car Wash, Full Service
or Auto Detailing use as the overall site design does not conform to the minimum
development standards set forth by Title 19.08 which requires the wash bays to not face
the public right-of-way. There are design mechanisms available that would allow the
applicant to minimize the visual impact of the car wash bays on the adjacent roadways,
including, but not limited to, landscaping. The applicant has proposed the minimum
amount of landscape materials as required by Title 19.08 in the required landscape
buffers adjacent to the right-of-way.

Site Development Plan Review:


The subject site is an undeveloped 2.83 acre lot located at the northwest corner of
Stewart Avenue and Mojave Road. The lot is not irregular, and has approximate
dimensions of 300 feet by 415 feet. The applicant has proposed to construct a 4,110
square-foot convenience store with fuel pumps and a 900 square-foot car wash on a
portion of the 2.83 acre site. The portion of the site to be developed is the southeast
corner, adjacent to the intersection of Stewart Avenue and Mojave Road, with the fuel
pumps situated prominently on the corner. The remaining portions of the site will remain
undeveloped at this time.

Title 19.08.040 requires buildings on corner lots to be oriented to the corner and to the
street fronts, and to make a strong tie to the building lines of each street unless the
applicant can demonstrate by substantial and convincing evidence that to do so would
be infeasible. As this is a rectangular shaped undeveloped lot with no topographic
issues or extraordinary conditions that would prevent the applicant from adhering to the
design guidelines set forth by Title 19.08, staff does not support the Waiver request to
not orient the building to the corner, and is recommending denial of the Waiver request.

In addition, Title 19.08 requires service bay doors and wash bays to not face the public
right-of-way and to be designed to minimize visual intrusion into adjoining properties.
The site plan demonstrates a car wash with an entry bay facing Mojave Road, and the
exit bay facing Stewart Avenue. Staff recognizes the fact that the site is a corner lot, but
there are design elements such as decorative screen walls, landscape berms,
landscape islands, and additional landscaping materials above and beyond the

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minimum requirements that can be incorporated into the site design to minimize the
visual impact of wash bays onto adjacent public right-of way(s). Staff does not support
the Waiver request to allow the wash bays to face the public right-of-way and is
recommending denial of the Waiver request.

The submitted site plan and landscape plan are insufficient for staff to be certain that
the amount of trees and shrubs provided conform to the requirements of Title 19.08 for
Landscape buffers. A Condition of Approval has been added to ensure the landscape
buffers and multi-use non-equestrian trail are both planted with trees and shrubs in
accordance with Title 19. In addition, the applicant proposed “Crape Myrtle” as a tree
adjacent to the multi-use non-equestrian trail. Crape Myrtle is a multi-trunk species that
does not provide a proper canopy to provide shade for pedestrians utilizing the trail.
Staff has added a Condition of Approval to require single-trunk shade trees adjacent to
pedestrian walkways and trails.

Adjacent to both the north and east property lines is a planned Multi-Use Non-
Equestrian Trail. The trails consist of a five-foot wide amenity zone adjacent to the right-
of-way, a ten-foot wide public transportation trail path, or sidewalk, and a five-foot wide
private landscaped corridor. This trail was adopted by the City Council on 01/23/13 as
part of a General Plan Amendment (GPA-46565) that updated the Trails Element of the
City of Las Vegas Master Plan 2020. The portion of the trail adjacent to the north
property line of the proposed development currently exists within the right-of-way
easement and does not require installation by the applicant as part of this development.
Conversely, the portion of the trail adjacent to the east property line (Mojave Road) has
not been installed, and is required to be installed at this time as part of the proposed
development. A Condition of Approval has been added by both the Department of
Planning and the Department of Public Works to ensure compliance with the Trails
Element of the Master Plan.

The site design proposed does not meet the minimum development standards set forth
by Title 19.08 for building and wash bay orientation, landscape parking lot islands,
landscape materials, and distance separation requirements for protected uses. The
applicant has not proposed any design elements that would mitigate the visual intrusion
of the wash bays, or provide adequate shade for patrons and pedestrians alike that
utilize the immediate area for services and public transportation. Staff finds the
proposed development does not meet the goals, policies or objectives of the Las Vegas
2020 Master Plan and is recommending denial of both Special Use Permit applications
and the companion Site Development Design Review.

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FINDINGS (GPA-72182)

Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following
conditions be met in order to justify a General Plan Amendment:

1. The density and intensity of the proposed General Plan Amendment is


compatible with the existing adjacent land use designations,

The subject site is located on the northwest corner of two primary arterials
surrounded by civic and multi-family land uses. The density and intensity
permitted by right in the SC (Service Commercial) General Plan designation is
compatible with these existing adjacent land uses.

2. The zoning designations allowed by the proposed amendment will be


compatible with the existing adjacent land uses or zoning districts,

The subject site is currently zoned C-1 (Limited Commercial), which is compatible
with the proposed General Plan designation of SC (Service Commercial).

3. There are adequate transportation, recreation, utility, and other facilities to


accommodate the uses and densities permitted by the proposed General
Plan Amendment; and

Existing facilities such as utilities and transportation are adequate to


accommodate commercial uses and densities allowed by the proposed SC
(Service Commercial) General Plan designation.

4. The proposed amendment conforms to other applicable adopted plans and


policies.

The proposed SC (Service Commercial) General Plan designation conforms to


the existing zoning district of C-1 (Limited Commercial).

FINDINGS (SUP-72188)

In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:

1. The proposed land use can be conducted in a manner that is harmonious


and compatible with existing surrounding land uses, and with future
surrounding land uses as projected by the General Plan.

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The subject site is 150 feet away from a City Park located on the south side of
Stewart Avenue and is not compatible with this existing land use, nor can the
proposed use be conducted in a harmonious manner with this existing City park.

2. The subject site is physically suitable for the type and intensity of land use
proposed.

The subject site is not physically suited for the type and intensity of land use
proposed as the subject site does meet the minimum distance separation from a
City park.

3. Street or highway facilities providing access to the property are or will be


adequate in size to meet the requirements of the proposed use.

Both Stewart Avenue and Mojave Road are Primary Arterials as defined by the
Master Plan of Streets and Highways and are adequate in size to meet the
requirements of the proposed use.

4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.

The City of Las Vegas Unified Development Code provides development


requirements that support the 2020 Master Plan by mandating standards for
zoning and land-use, special purpose and overlay districts, and commercial and
residential development standards for parking, traffic, landscape, signage, and
non-conforming uses. The requested Special Use Permit includes a Waiver
request to allow the proposed use to exist within a required distance separation of
a protected use. This Waiver request is inconsistent with the overall objectives of
the General Plan.

5. The use meets all of the applicable conditions per Title 19.12.

The proposed use does not meet Minimum Special Use Permit Requirement
Number One (1), as the proposed use is located 150 feet from a City Park where
400 feet is required.

FINDINGS (SUP-72667)

In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:

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1. The proposed land use can be conducted in a manner that is harmonious


and compatible with existing surrounding land uses, and with future
surrounding land uses as projected by the General Plan.

The proposed land use is not harmonious or compatible with the surrounding land
uses or future surrounding land uses as projected by the General Plan, as the
proposed site design to house the use requires a Waiver to allow the wash bays
to face the public right-of-way. The Las Vegas 2020 Master Plan states as a goal
for mature neighborhoods to be sustained and improved through appropriate and
selective high quality development, redevelopment, and preservation. New, infill
development that requires two Waivers and an Exception for not meeting the
minimum development standards and the minimum landscape requirements set
forth by Title 19 respectively, does not support the goals and objectives of the
2020 Master Plan.

2. The subject site is physically suitable for the type and intensity of land use
proposed.

The subject site is physically suited for a Car Wash, Full Service or Auto Detailing
use and large enough to accommodate a site design that would mitigate the visual
impacts of a car wash bay from the adjacent public rights-of-way.

3. Street or highway facilities providing access to the property are or will be


adequate in size to meet the requirements of the proposed use.

Both Stewart Avenue and Mojave Road are Primary Arterials as defined by the
Master Plan of Streets and Highways and are adequate in size to meet the
requirements of the proposed use.

4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.

The City of Las Vegas Unified Development Code provides development


requirements that support the 2020 Master Plan by mandating standards for
zoning and land-use, special purpose and overlay districts, and commercial and
residential development standards for parking, traffic, landscape, signage, and
non-conforming uses. The requested Special Use Permit includes a Waiver
request to allow the wash bays to face the public right-of-way where such is not
allowed. This Waiver request is inconsistent with the overall objectives of the
General Plan.

NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Eleven
April 10, 2018 - Planning Commission Meeting

5. The use meets all of the applicable conditions per Title 19.12.

The proposed use meets the Minimum Special Use Permit requirements set forth
by Title 19.12.

FINDINGS (SDR-72189)

In order to approve a Site Development Plan Review application, per Title 19.16.100(E)
the Planning Commission and/or City Council must affirm the following:

1. The proposed development is compatible with adjacent development and


development in the area;

The proposed development is not compatible with development in the area as the
applicant has proposed to develop a convenience store, and has requested a
companion Special Use Permit with a Waiver to allow the sale of beer, wine, and
coolers within the minimum distance separation requirement of 400 from a
protected use set forth by Title 19.12. In this instance, the protected use is a City
Park located approximately 150 feet south of the subject site.

2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;

The proposed development is not consistent with Title 19 as demonstrated by the


Waiver and Exception requests. Staff finds no extraordinary circumstances exist
with the subject undeveloped lot that would prevent the applicant from adhering to
the minimum development standards set forth by Title 19.08 and Title 19.12, and
is recommending denial of both the Site Development Plan Review and the
Special Use Permit requests.

3. Site access and circulation do not negatively impact adjacent roadways or


neighborhood traffic;

Site access demonstrated on the site plan is provided by both Stewart Avenue
and Mojave Road. To prevent any negative impacts to existing traffic patterns in
adjacent roadways, the Department of Public Works has added a condition
limiting the number of driveways to one driveway on Stewart Avenue and one
driveway on Mojave Road. In addition, these driveways are restricted to right-
in/right-out only.

NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Twelve
April 10, 2018 - Planning Commission Meeting

4. Building and landscape materials are appropriate for the area and for the
City;

The proposed landscaping includes Big Sage Brush and Mediterranean Fan
Palms. While both do well in desert climates, the Mediterranean Fan Palm is a
slow grower and forms a “clump” growth pattern that resembles a shrub rather
than a tree, and provides no shade for pedestrians. Since the applicant is
requesting an Exception for a reduced amount of trees, staff has added a
condition to require the six Mediterranean Fan Palms demonstrated on the
landscape plan to be replaced with 24-inch box, single trunk shade trees with a
minimum of four, five-gallon shrubs for each tree in accordance with Title 19.08 for
landscape buffers.

The building materials proposed include finished metal fascia, a metal cantilever
overhang, and a textured, colored masonry wall featuring a split face “strip”
horizontally position across the building elevation. These materials are appropriate
for a desert climate.

5. Building elevations, design characteristics and other architectural and


aesthetic features are not unsightly, undesirable, or obnoxious in
appearance; create an orderly and aesthetically pleasing environment; and
are harmonious and compatible with development in the area;

The building elevations depict a archetypal convenience store that is not


obnoxious or unsightly in appearance.

6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.

The proposed development would be subject to regular inspections during the


construction phase, as well as regular site inspection by various government
agencies to ensure compliance with all applicable laws and codes; thus,
protecting the public health, safety, and general welfare.

NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Thirteen
April 10, 2018 - Planning Commission Meeting

BACKGROUND INFORMATION

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The City Council approved a request for a General Plan Amendment
(GPA-4523) to amend a portion of the Southeast Sector Plan of the
General Plan from SC (Service Commercial) to PF (Public Facilities)
on 3.59 acres adjacent to the northwest corner of Stewart Avenue and
Mojave Road. The Planning Commission and staff recommended
approval.
The City Council approved a request for a Rezoning (ZON-4524) from
08/04/04 C-1 (Limited Commercial) to C-V (Civic) on 3.59 acres adjacent to the
northwest corner of Stewart Avenue and Mojave Road. The Planning
Commission and staff recommended approval.
The City Council approved a request for a Site Development Plan
Review (SDR-4525) for a proposed Government Facility (East Las
Vegas Business Incubator) on 3.59 acres adjacent to the northwest
corner of Stewart Avenue and Mojave Road. The Planning
Commission and staff recommended approval.
The City Council approved a request for a General Plan Amendment
(GPA-20188) to amend a portion of the Southeast Sector Plan of the
Master Plan from PF (Public Facility) to M (Medium Density
Residential) on 3.98 acres on the northwest corner of Stewart Avenue
and Mojave Road. The Planning Commission recommended denial
(could not reach super majority), staff recommended approval.
The City Council approved a request for a Rezoning (ZON-20192)
from C-1 (Limited Commercial) to R-PD15 (Residential Planned
Development – 15 Units Per Acre) on the northwest corner of Stewart
Avenue and Mojave Road. The Planning Commission and staff
recommended approval.
05/16/07 The City Council approved a request for a Variance (VAR-20190) to
allow 2,059 square feet of open space where 40,249 square feet is
required for a proposed 56-unit single-family attached residential
subdivision on the northwest corner of Stewart Avenue and Mojave
Road. The Planning Commission had no recommendation, staff
recommended denial.
The City Council approved a request for a Variance (VAR-20193) to
allow a residential planned development on 3.98 acres where five
acres is the minimum required for a proposed 56-unit single-family
attached residential subdivision on the northwest corner of Stewart
Avenue and Mojave Road. The Planning Commission recommended
approval, staff recommended denial.

NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Fourteen
April 10, 2018 - Planning Commission Meeting

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The City Council approved a request for a Waiver (WVR-20191) to
allow private streets to be 24 feet wide where 37 feet is the minimum
required for a proposed 56-unit single-family attached residential
subdivision on the northwest corner of Stewart Avenue and Mojave
Road. The Planning Commission and staff recommended approval.
The City Council approved a request for a Site Development Plan
Review (SDR-20187) for a proposed 56-unit single-family attached
residential subdivision of three-story (38.5-foot tall) homes on 3.98
acres located on the northwest corner of Stewart Avenue and Mojave
Road. The Planning Commission had no recommendation, staff
recommended denial.
The Planning Commission approved a request for a Tentative Map
(TMP-21685) for a for a 56-unit single-family attached residential
06/14/07
subdivision on the northwest corner of Stewart Avenue and Mojave
Road. Staff recommended approval.
Code Enforcement processed a complaint (#184468) for a homeless
11/28/17 camp on a vacant lot on the northwest corner of Stewart Avenue and
Mojave Road. The case was resolved on 12/11/17.
The Planning Commission voted (7-0) to hold GPA-72182, SUP-72188
12/12/17 and SDR-72189 [PRJ-72109] in abeyance to the January 9, 2018
Planning Commission meeting.
The Planning Commission voted (7-0) to hold GPA-72182, SUP-72188
01/09/18 and SDR-72189 [PRJ-72109] in abeyance to the February 13, 2018
Planning Commission meeting.
The Planning Commission voted (7-0) to hold GPA-72182, SUP-72188
02/13/18 and SDR-72189 [PRJ-72109] in abeyance to the March 13, 2018
Planning Commission meeting.
The Planning Commission voted to hold GPA-72182, SUP-72188 and
03/13/18 SDR-72189 [PRJ-72109] in abeyance to the April 10, 2018 Planning
Commission meeting.

Most Recent Change of Ownership


06/15/17 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


There are no related building permits or business licenses for the subject site.

NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Fifteen
April 10, 2018 - Planning Commission Meeting

Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
11/16/17
requirements for the proposed development were discussed.

Neighborhood Meeting
Meeting Start Time: 6:00 p.m.
Meeting End Time: 6:20 p.m.

Attendance: 1 member of Planning staff


1 representative for the applicant
01/04/18
Meeting Notes:

No members of the public attended. Staff and the applicant’s


representative waited 20 minutes to see if anyone would attend. When
no one was in attendance by 6:20 p.m., the meeting was concluded.

Field Check
During a routine field check staff observed the subject undeveloped
11/30/17
site. No areas of concern were noted by staff.

Details of Application Request


Site Area
Net Acres 2.83

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
Subject M (Medium Density C-1 (Limited
Undeveloped
Property Residential) Commercial)
R.O.W. (Right-of-
North US 95 R.O.W. (Right-of-Way)
Way)
(Government
South Facility) PF (Public Facilities) C-V (Civic)
Community Center

NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Sixteen
April 10, 2018 - Planning Commission Meeting

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
(Government
Facility)
East PF (Public Facilities) C-V (Civic)
Detention &
Enforcement)
M (Medium Density R-3 (Medium Density
West Multi-Family
Residential) Residential)

Master and Neighborhood Plan Areas Compliance


No Applicable Master Plan Area N/A
Special Area and Overlay Districts Compliance
No Applicable Special Area or Overlay Districts N/A
Other Plans or Special Requirements Compliance
Trails – Multi-Use Non-Equestrian Trail Y*
Las Vegas Redevelopment Plan Area – Downtown Redevelopment Area N**
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A
*The portion of the trail north of the subject site has been constructed. A condition of
approval has been added to require the portion of the trail adjacent to Mojave Road be
constructed.

**As stated in the Redevelopment plan, the goals include “to eliminate and prevent the
spread of blight and deterioration and the conservation, rehabilitation and
redevelopment of the Redevelopment Area in accord with the Master Plan, the
Redevelopment Plan and local codes and ordinances.” The proposed development is
not in accordance with local codes and ordinances and therefore would not support the
goals of the Redevelopment Plan.

NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Seventeen
April 10, 2018 - Planning Commission Meeting

DEVELOPMENT STANDARDS

Pursuant to Title 19.08, the following standards apply:


Standard Required/Allowed Provided Compliance
Min. Lot Width 100 Feet 305 Feet Y
Min. Setbacks
 Front 10 Feet 115 Feet Y
 Side 10 Feet 126 Feet Y
 Corner 10 Feet 115 Feet Y
 Rear 20 Feet 230 Feet Y
Residential Adjacency
18 Feet Y
Max. Building Height (150 Feet)
Screened, Gated, w/ a By
Trash Enclosure Y
Roof or Trellis Condition
By
Mech. Equipment Screened Condition Y

Pursuant to Title 19.08, the following standards apply:


Landscaping and Open Space Standards
Standards Required Provided Compliance
Ratio Trees
Buffer Trees:
 South 1 Tree / 20 Linear Feet 9 9 Y*
 East 1 Tree / 20 Linear Feet 10 12 Y*

TOTAL PERIMETER TREES By Condition Y*


1 Tree / 6 Uncovered
Parking Area Spaces, plus 1 tree at the
10 Trees 6 Trees N**
Trees end of each row of
spaces
*A Condition of Approval has been added to ensure the minimum landscape requirements set forth by
Title 19.08 are met, as the submitted landscape plan is not properly dimensioned.
**An Exception has been requested to allow six parking lot landscape islands with trees where ten are
required.

NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Eighteen
April 10, 2018 - Planning Commission Meeting

Landscaping and Open Space Standards


Standards Required Provided Compliance
Ratio Trees
LANDSCAPE BUFFER WIDTHS
Min. Zone Width
 South 15 Feet 15 Feet Y
 East 15 Feet 15 Feet Y
Wall Height 6 to 8 Feet Adjacent to Residential By Condition Y

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Master Plan of
Stewart Avenue Primary Arterial Streets and 102 Y
Highways
Master Plan of
Mojave Road Primary Arterial Streets and 120 Y
Highways

Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
General
Retail Store
4,110 1:175 24
Other Than
Listed
Car Wash,
Full Service
900 SF 1:150 6
or Auto
Detailing
TOTAL SPACES REQUIRED 30 30 Y
Regular and Handicap Spaces Required 28 2 28 2 Y

NE
GPA-72182, SUP-72188, SUP-72667 AND SDR-72189 [PRJ-72109]
Staff Report Page Nineteen
April 10, 2018 - Planning Commission Meeting

Waivers
Requirement Request Staff Recommendation
Buildings on corners lots
To not orient the
should be oriented to the
building to the corner Denial
corner and to the street
or the street front.
fronts.
Wash bay openings shall not
To allow the wash
face public right-of-way and
bay openings to face
shall be designed to Denial
the public right-of-
minimize the visual intrusion
way.
into adjoining properties.
No beer/wine/cooler off-sale
To allow a 150-foot
establishment shall be
distance separation Denial
located within 400 feet of any
from a City Park.
City park.

Exceptions
Requirement Request Staff Recommendation
Interior landscape islands
shall be provided for all
To provide six
parking lots; (a) at the end of
parking lot landscape
each row of parking spaces
islands with trees Denial
parallel to parking spaces;
where ten are
and (b) at a ratio of one
required.
landscape island for every
six parking spaces.

NE
GPA-72182

ОŐİֱՙธ‫ں‬xɱ
‫゜ںں‬ธՙ゜‫ں‬ՙ
GPA-72182

ОŐİֱՙธ‫ں‬xɱ
‫゜ںں‬ธՙ゜‫ں‬ՙ
GPA-72182

Walnut Ave
ML

Julian St

Wardelle St

30th St
PR-OS
Cedar Ave
N 28th St

H Poplar Ave

Elm Ave

ROW Marlin Ave


30th St

Stew art Ave


SUBJECT
N Mojave Rd

PROPERTY
PF
LI/R
Technology Ct

±
Sunrise Ave
Spectrum Blvd
30th St

Malta Pl
N 29th St

Valley St M

FROM M TO SC
General Plan Amendment
RNP - Rural Neighborhood MLA - Medium - Low Attached GTC - Tourist Commercial PF-CC Public Facility 1500' Buffer
Preservation Clark County
LVMD - Las Vegas Medical
M - Medium
RE - Rural Estates District TC - Town Center
City Limits
H - High LI/R - Light Industrial / Research
DR - Desert Rural RC - Resource Conservation GIS maps are normally produced
only to meet the needs of the City .
PCD - Planned Community Due to c ontinuous development activity
R - Rural O - Office
Development C - Downtown - Commercial Not City this map is for reference only .
Geographic Information System

L - Low SC - Service Commercial PR-OS - Park/Recreation/ Planning & Dev elopment Dept.
MXU - Downtown - Mixed Use 702-229-6301
Open Space Subject Property
ML - Medium - Low GC - General Commercial TND - Tradional Neighborhood Date: Thursday, November 30, 2017
PF - Public Facility
Development
‫゜ںں‬ธՙ゜‫ں‬ՙ
ОŐİֱՙธ‫ں‬xɱ
GPA-72182, SUP-72188 and SDR-72189
‫゜ںں‬ธՙ゜‫ں‬ՙ
ОŐİֱՙธ‫ں‬xɱ
GPA-72182, SUP-72188 and SDR-72189
‫゜ںں‬ธՙ゜‫ں‬ՙ
ОŐİֱՙธ‫ں‬xɱ
GPA-72182, SUP-72188 and SDR-72189
‫゜ںں‬ธՙ゜‫ں‬ՙ
ОŐİֱՙธ‫ں‬xɱ

GPA-72182, SUP-72188 and SDR-72189


GPA-72182 [PRJ-72109] - GENERAL PLAN AMENDMENT RELATED TO SUP-72188, SUP-72667 AND SDR-72189 -
APPLICANT/OWNER: STEWART PLAZA, LLC
NORTHWEST CORNER OF STEWART AVENUE AND MOJAVE ROAD
11/30/17
GPA-72182 [PRJ-72109] - GENERAL PLAN AMENDMENT RELATED TO SUP-72188, SUP-72667 AND SDR-72189 -
APPLICANT/OWNER: STEWART PLAZA, LLC
NORTHWEST CORNER OF STEWART AVENUE AND MOJAVE ROAD
11/30/17
GPA-72182 [PRJ-72109] - GENERAL PLAN AMENDMENT RELATED TO SUP-72188, SUP-72667 AND SDR-72189 -
APPLICANT/OWNER: STEWART PLAZA, LLC
NORTHWEST CORNER OF STEWART AVENUE AND MOJAVE ROAD
11/30/17
ОŐİֱՙธ‫ں‬xɱ
‫゜ںں‬ธՙ゜‫ں‬ՙ

GPA-72182, SUP-72188 and SDR-72189


Agenda Item No.: 19.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
ABEYANCE - SUP-72188 - SPECIAL USE PERMIT RELATED TO GPA-72182 - PUBLIC
HEARING - APPLICANT/OWNER: STEWART PLAZA, LLC - For possible action on a
request for a Special Use Permit FOR A PROPOSED 4,110 SQUARE-FOOT
BEER/WINE/COOLER OFF-SALE ESTABLISHMENT USE WITHIN A PROPOSED
GENERAL RETAIL STORE (CONVENIENCE STORE) WITH A WAIVER TO ALLOW A
150-FOOT DISTANCE SEPARATION FROM A CITY PARK WHERE 400 FEET IS
REQUIRED at the northwest corner of Stewart Avenue and Mojave Road (APN 139-36-603-
001), C-1 (Limited Commercial) Zone, Ward 3 (Coffin) [PRJ-72109]. Staff recommends
DENIAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 0 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps - SUP-72188, SUP-72667 and SDR-72189 [PRJ-72109]
3. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SUP-72188

ОŐİֱՙธ‫ں‬xɱ
‫゜ںں‬ธՙ゜‫ں‬ՙ
SUP-72188

ОŐİֱՙธ‫ں‬xɱ
‫゜ںں‬ธՙ゜‫ں‬ՙ
Agenda Item No.: 20.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
SUP-72667 - SPECIAL USE PERMIT RELATED TO GPA-72182 AND SUP-72188 - PUBLIC
HEARING - APPLICANT/OWNER: STEWART PLAZA, LLC - For possible action on a
request for a Special Use Permit FOR A PROPOSED CAR WASH, FULL SERVICE OR
AUTO DETAILING USE at the northwest corner of Stewart Avenue and Mojave Road (APN
139-36-603-001), C-1 (Limited Commercial) Zone, Ward 3 (Coffin) [PRJ-72109]. Staff
recommends DENIAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 0 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SUP-72667

ОŐİֱՙธ‫ں‬xɱ
‫゜ںں‬ธՙ゜‫ں‬ՙ
SUP-72667

ОŐİֱՙธ‫ں‬xɱ
‫゜ںں‬ธՙ゜‫ں‬ՙ
Agenda Item No.: 21.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
ABEYANCE - RENOTIFICATION - SDR-72189 - SITE DEVELOPMENT PLAN REVIEW
RELATED TO GPA-72182, SUP-72188 AND SUP-72667 - PUBLIC HEARING -
APPLICANT/OWNER: STEWART PLAZA, LLC - For possible action on a request for a Site
Development Plan Review FOR A PROPOSED 4,110 SQUARE-FOOT GENERAL RETAIL
STORE (CONVENIENCE STORE) WITH FUEL PUMPS [CANOPY] AND A 900 SQUARE-
FOOT CAR WASH WITH WAIVERS TO NOT ORIENT THE BUILDING TO THE CORNER
WHERE SUCH IS REQUIRED AND TO ALLOW THE CAR WASH BAY TO FACE THE
PUBLIC RIGHT-OF-WAY WHERE SUCH IS NOT PERMITTED on a portion of 2.83 acres at
the northwest corner of Stewart Avenue and Mojave Road (APN 139-36-603-001), C-1 (Limited
Commercial) Zone, Ward 3 (Coffin) [PRJ-72109]. Staff recommends DENIAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 0 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Traffic Notes from City of Las Vegas Department of Public Works
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SDR-72189

PRJ-72109
11/27/17
SDR-72189

ОŐİֱՙธ‫ں‬xɱ
‫゜ںں‬ธՙ゜‫ں‬ՙ
SDR 72189
Stewart Plaza, LLC

NWC Stewart Avenue & Mojave Road


Proposed 4.11 thousand square foot fast convenience store with gas sales.

First Use

Average Daily Traffic (ADT) 845.60 3,475


CONVENIENCE MARKET W/GAS [1000
AM Peak Hour 4.11 40.92 168
SF]
PM Peak Hour 50.92 209

Existing traffic on nearby streets:


Stewart Avenue
Average Daily Traffic (ADT) 13,277
PM Peak Hour (heaviest 60 minutes) 1,062

Mojave Road
Average Daily Traffic (ADT) 8,170
PM Peak Hour (heaviest 60 minutes) 654

Traffic Capacity of adjacent streets:


Adjacent Street ADT Capacity
Stewart Avenue 35,490
Mojave Road 35,490

This project will add approximately 3,475 trips per day on Stewart Ave. and Mojave Rd. Currently, Stewart is at about 37
percent of capacity and Mojave is at about 23 percent of capacity. With this project, Stewart is expected to be at about 47
percent of capacity and Mojave to be about 33 percent of capacity.

Based on Peak Hour use, this development will add into the area roughly 209 additional cars, or about seven every two
minutes.

Note that this report assumes all traffic from this development uses all named streets.
 
Agenda Item No.: 22.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
ABEYANCE - SUP-72419 - SPECIAL USE PERMIT - PUBLIC HEARING -
APPLICANT/OWNER: THE KFLT FINANCIAL TRUST - For possible action on a request for
a Special Use Permit FOR A PROPOSED SHORT-TERM RESIDENTIAL RENTAL USE
WITH A WAIVER TO ALLOW A 290-FOOT DISTANCE SEPARATION FROM A
SIMILAR USE WHERE 660 FEET IS REQUIRED at 2809 Merritt Avenue (APN 162-08-511-
059), R-1 (Single Family Residential) Zone, Ward 1 (Tarkanian) [PRJ-72398]. Staff
recommends DENIAL.

MAY GO TO CITY COUNCIL ON 5/16/2018


OR MAY BE FINAL ACTION (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 21 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:

BACKUP DOCUMENTATION:
1. Location, Aerial and Special Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Protest Postcards/Comment Forms/Log and Phone Log
SUP-72419 [PRJ-72398]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: THE KFLT FINANCIAL TRUST

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
Staff recommends DENIAL, if approved subject to
SUP-72419 N/A
conditions:

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 24

NOTICES MAILED 206

PROTESTS 20

APPROVALS 0

DC
SUP-72419 [PRJ-72398]
Conditions Page One
April 10, 2018 - Planning Commission Meeting

** CONDITIONS **

SUP-72419 CONDITIONS

Planning

1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Short-
Term Residential Rental use.

2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.

3. A Waiver from Title 19.12 is hereby approved, to allow a 617-foot distance


separation from a similar use where 660 feet is required.

4. The use shall not include the rental or occupancy of an accessory structure (Class
I or II), a tent, a trailer or a mobile unit.

5. Prior to the issuance of a Short-Term Residential Rental business license all


inspections required by the City of Las Vegas must be approved.

6. All necessary business licenses shall be obtained in compliance with Title 6 prior
to any rental activities.

7. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.

8. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.

9. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.

DC
SUP-72419 [PRJ-72398]
Staff Report Page One
April 10, 2018- Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The applicant is proposing to operate a Short-Term Residential Rental use within the
existing single-family dwelling at 2809 Merritt Avenue.

ISSUES

 Pursuant to Title 19.12, a Short-Term Residential Rental use is permitted in the R-1
(Single Family Residential) zoning district as a Conditional Use.
 The applicant will not comply with the owner occupied requirements of the
conditional use regulations and therefore per Title 19.12.040 a Special Use Permit is
required.
 When this application was submitted, a Short-Term Residential Rental use existed
approximately 290 feet from the location, but it has since ceased operations as of
02/14/18. As a result, the Waiver request is now 617 feet from an existing Short-
Term Residential Rental use, where 660 feet is required. Staff does not support this
waiver request.
 The applicant is required to schedule an inspection through the Department of
Planning - Code Enforcement Division. The inspection must be approved prior to the
issuance of the business license.

ANALYSIS

The subject property contains a single-family dwelling, is zoned R-1 (Single Family
Residential); and is subject to Title 19 requirements. The dwelling contains 3 bedrooms
per the Clark County Assessor’s records. The Short-Term Residential Rental definition
specifically prohibits the rental or occupancy of an accessory structure (Class I or II), a
tent, a trailer or a mobile unit. Staff has included a recommended condition that
includes that restriction.

A Short-Term Residential Rental use is permitted in the R-1 (Single Family Residential)
zoning district as a Conditional Use. The proposed use would not meet the Conditional
Use Regulations requiring it to be owner occupied during each period the unit is rented
and to be 660 feet from any other Short-Term Residential Rental use; therefore, per
Title 19.12.040 a Special Use Permit is required.

DC
SUP-72419 [PRJ-72398]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting

The Short-Term Residential Rental use is defined as “The commercial use, or the
making available for commercial use, of a residential dwelling unit for dwelling, lodging
or sleeping purposes, wherein any individual guest rents or occupies the entire dwelling
unit or one or more individual rooms within the unit for a period of less than 31
consecutive calendar days. This use does not include a “Community Residence,”
“Facility for Transitional Living for Released Offenders,” or any other facility with
dwelling units that is specifically defined in Chapter 19.18. For purposes of this Title, this
use does not include the rental or occupancy of an accessory structure (Class I or II), a
tent, a trailer or a mobile unit. In the case of a single parcel containing more than one
dwelling unit, each dwelling unit constitutes a separate short-term residential rental
use.” Per the applicant’s justification letter date stamped on 01/02/18, the applicant
meets this definition as they intend to rent out the single-family dwelling on a short-term
basis. Additionally, the following analysis is required:

The Minimum Special Use Permit Requirements for this use include: (The requirements
marked with an asterisk cannot be waived.)

*1. The operator must obtain a business license to operate the use.

If this Special Use Permit is approved, the applicant will be required to obtain a
business license prior to operating.

*2. The use must comply on an ongoing basis with all governmental licensing and
regulatory requirements, including the payment of applicable room taxes and
licensing fees.

If a business license is issued for this Short-Term Residential Rental, it will be


subject to license renewal and annual compliance review to ensure that all
regulatory requirements continue to be met.

*3. The use must comply with the City’s noise regulations as they apply to residential
uses, as well as any applicable provisions of the Municipal Code that may pertain
to odor nuisances.

The Code Enforcement Division will investigate noise and odor nuisance
allegations and take enforcement action when appropriate. Reports of violations
will be forwarded to the Business Licensing Division for action when appropriate.

*4. Vehicle parking associated with the use shall comply with applicable parking
regulations, and vehicles of guests and invitees shall not obstruct traffic or
access to other properties in the area.

DC
SUP-72419 [PRJ-72398]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

The Code Enforcement Division will investigate traffic and access obstruction
allegations and take enforcement action when appropriate. Reports of violations
will be forwarded to the Business Licensing Division for action when appropriate.

*5. In addition to and independent of any enforcement authority or remedy described


in this Title, the failure to comply with a Minimum Special Use Permit
Requirement or other condition of approval associated with this use may be
enforced as in the case of a violation of Title 6 by means of a civil proceeding
pursuant to LVMC 6.02.400 to 6.02.460, inclusive.

If a business license is issued for this Short-Term Residential Rental, it will be


subject to license renewal and annual compliance review to ensure that all
regulatory requirements continue to be met.

*6. The use is allowed in the P-O, O, C-1, C-2 and C-PB Zoning Districts only in
connection with the residential component of a mixed-use development or in a
dwelling unit permitted as a legal nonconforming use.

This condition does not apply, as the subject site is not zoned P-O, O, C-1, C-2
or C-PB.

*7. The maximum occupancy of the residential dwelling unit shall not exceed the
limits provided for in LVMC 6.75.090.

The Code Enforcement Division will investigate maximum occupancy allegations


and take enforcement action when appropriate. Reports of violations will be
forwarded to the Business Licensing Division for action when appropriate.

8. The use may not be located closer than 660 feet to any other Short-Term
Residential Rental use (measured from property line to property line).

The applicant has requested a waiver of this requirement to allow the proposed
Short-Term Residential Rental to be 617 feet from the nearest existing Short-
Term Residential Rental use, where 660 feet is required. Staff does not support
the waiver request.

Additional parking for a Short-Term Residential Rental is only required if the unit has
more than five bedrooms, at which point one additional space shall be required for
every two additional bedrooms or fractional portion thereof. The proposed Short-Term
Residential Rental has 3 bedrooms and therefore is not required to provide additional
parking.

DC
SUP-72419 [PRJ-72398]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting

The applicant has requested a waiver of the 660-foot distance separation from a similar,
existing use. The subject site is 617 feet from the nearest Short-Term Residential
Rental use located at 3000 Kings Way. Staff does not support this waiver request as it
would oversaturate a residential neighborhood with a commercial enterprise, and is
recommending denial.

FINDINGS (SUP-71248)

In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:

1. The proposed land use can be conducted in a manner that is harmonious


and compatible with existing surrounding land uses, and with future
surrounding land uses as projected by the General Plan.

The proposed Short-Term Residential Rental use cannot be conducted in a


manner that is harmonious and compatible with the existing surrounding land
uses. The subject property is located 617 feet from an existing Short-Term
Residential Rental use, where 660 feet is required.

2. The subject site is physically suitable for the type and intensity of land use
proposed.

The subject site is not physically suitable for the proposed Short-Term Residential
Rental use as the there is an existing, licensed Short-Term Residential Rental use
approximately 617 feet away from the subject site.

3. Street or highway facilities providing access to the property are or will be


adequate in size to meet the requirements of the proposed use.

The proposed Short-Term Residential Rental use will be accessed from Merritt
Avenue, a 52-foot wide local street, which will provide adequate access for the
proposed use.

4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.

The approval of the Special Use Permit on this subject property will be subject to
conditions of approval, business license approval, and compliance inspections to
assure it will not compromise the public health safety and welfare.

DC
SUP-72419 [PRJ-72398]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting

5. The use meets all of the applicable conditions per Title 19.12.

The proposed Short-Term Residential Rental use complies with all of the Special
Use Permit requirements listed in Title 19.12 with the exception of the distance
separation from a similar, existing use. The applicant has requested a waiver to
allow a 617-foot separation, where 660 feet is required. Staff does not support
this waiver request.

BACKGROUND INFORMATION

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The Planning Commission voted (7-0) to hold SUP-72419 [PRJ-72398]
02/13/18
in abeyance to the March 13, 2018 Planning Commission meeting.
The Planning Commission voted (7-0) to hold SUP-72419 [PRJ-72398]
03/13/18
in abeyance to the April 10, 2018 Planning Commission meeting.

Most Recent Change of Ownership


11/29/11 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


1961 A single family residence was constructed at 2809 Merritt Avenue.

Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
12/28/17
requirements for a Special Use Permit were discussed.

Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.

Field Check
Staff conducted a routine field check and found a well maintained single
01/05/18
family dwelling.

Details of Application Request


Site Area
Net Acres 0.14

DC
SUP-72419 [PRJ-72398]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting

Existing Land Planned or Special


Surrounding
Use Per Title Land Use Existing Zoning District
Property
19.12 Designation
Subject Single Family, L (Low Density R-1 (Single Family
Property Detached Residential) Residential)
Single Family, L (Low Density R-1 (Single Family
North
Detached Residential) Residential)
Single Family, L (Low Density R-1 (Single Family
South
Detached Residential) Residential)
Single Family, L (Low Density R-1 (Single Family
East
Detached Residential) Residential)
Single Family, L (Low Density R-1 (Single Family
West
Detached Residential) Residential)

Master and Neighborhood Plan Areas Compliance


No Applicable Master Plan Area N/A
Special Area and Overlay Districts Compliance
A-O (Airport Overlay) District (175 Feet) Y
Other Plans or Special Requirements Compliance
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A

DEVELOPMENT STANDARDS

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Planned Streets and
Merritt Avenue Local Street 52 Y
Highways Map

Waivers
Requirement Request Staff
Recommendation
A Short-Term Residential Rental use To allow a Short-Term
may not be located closer than 660 Residential Rental use to be
feet to any other Short-Term 617 feet from an existing Denial
Residential Rental use (measured Short-Term Residential
property line to property line). Rental use.

DC
SUP-72419

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SUP-72419

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SUP-72419
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SUP-72419 [PRJ-72398] - SPECIAL USE PERMIT - APPLICANT/OWNER: THE KFLT FINANCIAL TRUST
2809 MERRITT AVENUE
01/05/2018
SUP-72419 [PRJ-72398] - SPECIAL USE PERMIT - APPLICANT/OWNER: THE KFLT FINANCIAL TRUST
2809 MERRITT AVENUE
01/05/2018
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SUP-72419
Agenda Item No.: 23.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
VAR-72561 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: 626 SOUTH 9TH
STREET, LLC - For possible action on a request for a Variance TO ALLOW A TWO-FOOT
SIDE YARD SETBACK WHERE FIVE FEET IS REQUIRED on 0.16 acres at 626 South 9th
Street (APN 139-34-810-066), P-O (Professional Office) Zone, Ward 3 (Coffin) [PRJ-72527].
Staff recommends DENIAL.

MAY GO TO CITY COUNCIL ON 5/16/2018


OR MAY BE FINAL ACTION (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 10 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps - VAR-72561, VAR-72562 and SDR-72563 [PRJ-72527]
2. Conditions and Staff Report - VAR-72561, VAR-72562 and SDR-72563 [PRJ-72527]
3. Supporting Documentation - VAR-72561, VAR-72562 and SDR-72563 [PRJ-72527]
4. Photo(s) - VAR-72561, VAR-72562 and SDR-72563 [PRJ-72527]
5. Justification Letter - VAR-72561, VAR-72562 and SDR-72563 [PRJ-72527]
6. Protest Postcards for VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527] and Protest
Comment Email Log for VAR-72561 [PRJ-72527]
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: 626 SOUTH 9TH STREET, LLC

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
VAR-72561 Staff recommends DENIAL
VAR-72562 Staff recommends DENIAL
SDR-72563 Staff recommends DENIAL, if approved subject to
conditions:

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 38

NOTICES MAILED 236 - VAR-72561, VAR-72562 & SDR-72563

PROTESTS 10 - VAR-72561 and VAR-72562


18 - SDR-72563

APPROVALS 0 - VAR-72561, VAR-72562 and SDR-72563

CS
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]
Conditions Page One
April 10, 2018 - Planning Commission Meeting

** CONDITIONS **

SDR-72563 CONDITIONS

Planning

1. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.

2. All development shall be in conformance with the site plan, landscape plan, and
building elevations, date stamped 01/30/18, except as amended by conditions
herein.

3. A Waiver from Title 19.08 is hereby approved, to allow zero-foot wide landscape
buffers along the north, south and west property lines where eight feet is required.

4. A Waiver from Title 19.12 is hereby approved, to allow six parking spaces where
22 are required.

5. A Waiver from Title 19.08 is hereby approved, to allow a two-foot side yard setback
where five feet is required.

6. A Waiver from Title 19.08 is hereby approved, to allow 59 percent lot coverage
where 50 percent is the maximum allowed.

7. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.

8. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.

9. All utility or mechanical equipment shall comply with the provisions of the
Downtown Centennial Plan, unless approved by a separate Waiver.

CS
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]
Conditions Page Two
April 10, 2018 - Planning Commission Meeting

10. A technical landscape plan, signed and sealed by a Registered Architect,


Landscape Architect, Residential Designer or Civil Engineer, must be submitted
prior to or at the same time application is made for a building permit. A permanent
underground sprinkler system is required, and shall be permanently maintained in
a satisfactory manner; the landscape plan shall include irrigation specifications.
Installed landscaping shall not impede visibility of any traffic control device.

11. A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.

12. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.

Public Works

13. Correct all American’s with Disabilities Act (ADA) deficiencies, if any, on the
sidewalk along South Ninth Street adjacent to this site in accordance with code
requirements of Title 13.56.040 to the satisfaction of the City Engineer concurrent
with development of this site. All existing paving damaged or removed by this
development shall be restored at its original location and to its original width
concurrent with development of this site.

14. Landscape and maintain all unimproved rights-of-way, if any, adjacent to this site.
All landscaping and private improvements installed with this project shall be
situated and maintained so as to not create sight visibility obstructions for vehicular
traffic at all development access drives and abutting street intersections.

15. Submit a License Agreement for landscaping and private improvements in the
Ninth Street public right-of-way, if any, adjacent to this site prior to this issuance of
permits for these improvements. The applicant must carry an insurance policy for
the term of the License Agreement and add the City of Las Vegas as an
additionally insured entity on this insurance policy. If requested by the City, the
applicant shall remove property encroaching in the public right-of-way at the
applicant's expense pursuant to the terms of the City's License Agreement. The
installation and maintenance of all private improvements in the public right of way
shall be the responsibility of the adjacent property owner(s) and shall be
transferred with the sale of the property for the entire term of the License
Agreement. Coordinate all requirements for the License Agreement with the Land
Development Section of the Department of Building and Safety (702-229-4836).

CS
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]
Conditions Page Three
April 10, 2018 - Planning Commission Meeting

16. Prior to the approval of Construction drawings for this site, sign a Covenant
Running with Land agreement for the possible future installation of any off-site
improvements per requirements of the Downtown Masterplan that are deferred by
this action including undergrounding of all existing overhead utility lines adjacent to
this site not placed underground with this development. The Covenant agreement
must be recorded with the County Recorder and a copy of the recorded document
must be provided to the City prior to the issuance of building permits for this site.

CS
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

This is a request for a proposed Site Development Plan Review for an addition to an
existing office building, along with Waivers to allow a reduction in side setbacks, parking
and perimeter landscaping buffers as well as an increase in allowable lot coverage. The
subject site is located at 626 South 9th Street.

ISSUES

 The subject site is located within the Founders District of the Downtown Las
Vegas Overlay and is governed by Appendix F, Interim Downtown Las Vegas
Development Standards.
 The subject site is also located within Area 2 of the Downtown Las Vegas
Overlay and shall conform to Title 19 of the Las Vegas Municipal Code for
development.
 Any deviation from Title 19 Development Standards that supports the City’s goals
as expressed in the Vision 2045 Downtown Las Vegas Masterplan and the
districts’ goals and descriptions as per Chapter II of Appendix F, Interim
Downtown Las Vegas Development Standards may only be granted by the City
Council when supported through clear and convincing evidence, and shall
require the approval of a Waiver per Section A.8.b of Appendix F, Interim
Downtown Las Vegas Development Standards.
 A Waiver is requested to allow a two-foot side yard setback where five feet is
required in the P-O (Professional Office) zoning district. Staff does not support
this request.
 A Waiver to allow six parking spaces where 22 are required for an Office, Other
than listed use. Staff does not support this request.
 A Waiver to allow 59 percent lot coverage where 50 percent is the maximum
allowed in the P-O (Professional Office) zoning district. Staff does not support
this request.
 Waivers to allow zero-foot wide perimeter landscape buffers along the north,
south and west property lines where eight feet is required. Staff does not support
the requests.

CS
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting

ANALYSIS

The subject site is located within the Vision 2045 Downtown Las Vegas Masterplan,
which is implemented by the Downtown Las Vegas Overlay (DTLV-O). Within this the
Downtown Las Vegas Overlay, the area has been divided into three distinct areas that
contain districts such as the Historic Westside, and the 18b Las Vegas Arts District. 626
South 9th Street is part of the Founders District.

The Founders District is one of the most well preserved residential neighborhoods in the
region. Many of the houses, streets, and landscape features of this area are particularly
notable examples of a classic inner ring American suburb. What is lacking are catered
standards that are needed to preserve the character of the area. The area presents
significant opportunities for corridor redevelopment that include mixed use residential,
creative office space over ground floor retail, and community oriented amenity spaces.
The type and character of these developments will add a new dimension to the
neighborhood, while improving affordability, amenity, and overall quality of life for
residents.

The subject site is currently zoned P-O (Professional Office), and per the Interim
Downtown Las Vegas Development Standards, is subject to all development standards
set forth by Title 19. The applicant is proposing to construct a 4,107 square-foot second
floor addition to an existing 2,274 square-foot single-story office building for a total of
6,381 square feet of office space. Waivers are requested to allow a two-foot side yard
setback where five feet is required, to allow six parking spaces where 22 are required,
to allow a 59 percent lot coverage where 50 percent is the maximum allowed, and to
allow zero-foot wide perimeter landscape buffers along the north, south and west
property lines where eight feet is required. The existing landscaping along the front
(east) property line will remain. Currently, the site provides 12 parking spaces to serve
the existing 2,274 square-foot office building. This is a parking ratio of one parking
space for every 189.5 square feet of office space. The applicant is requesting a Waiver
to allow six parking spaces which equates to a parking ratio of one parking space for
every 1,063 square feet. This is a 72 percent deviation in parking requirements.

Per the submitted site plan, date stamped 01/30/18, with the proposed addition, the
office building will have two-foot side yard setbacks along the north and south property
lines due to the second-floor addition exceeding the footprint of the first floor. Approval
of a Waiver of development standards is required to allow this overhang which reduces
the side yard setback to two feet. The minimum side yard setback permitted in the P-O
(Professional Office) zoning district is five feet. Reducing the required side yard
setbacks also eliminates the ability for the applicant to provide landscape buffers that
would minimize the overall impact of a two-story office to the immediate neighbors.

CS
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

With the proposed addition, the total lot coverage will be increased from thirty-two
percent to fifty-nine percent. The maximum lot coverage allowed in the P-O
(Professional Office) zoning district is fifty percent. A Waiver of the development
standards has been requested to allow the addition to exceed the maximum allowable
lot coverage.

The subject site is located within the Las Vegas High School Historic District. The Las
Vegas High School Historic District is the oldest residential neighborhood within the city
of Las Vegas which retains its architectural and historic integrity. The historic district
consists primarily of single-family residential structures, the majority of which contribute
to the district’s architectural and historic character. A Certificate of Appropriateness
through the Historic Preservation Commission was not required as the district is
designated at the national level and therefore is not subject to LVMC 19.10.150.

Per the submitted elevation plans, date stamped 01/30/18, the second floor addition will
overhang the first floor and a portion of the rear yard area. Three parking spaces will be
located under the rear yard overhang. A cohesive design is carried on all four sides
providing an earth toned stucco façade and decorative stone veneer band at the base of
the building. Building massing will be broken up with a variation of rooflines, tile roofing,
a refined window articulation and a refined entry with customized entry door.

The subject site is also part of the City of Las Vegas Redevelopment Area. While the
Redevelopment Plan supports the “rehabilitation and redevelopment” of existing
properties within the plan area, the goal and objective of the Redevelopment Plan is for
the rehabilitation and redevelopment to occur in a manner that is in accordance with the
Master Plan and local codes and ordinances. The proposed building addition does not
support this objective as it requires four Waivers of the development standards set forth
by Title 19, nor does it support the overall goal of the Vision 2045 Downtown Las Vegas
Master Plan.

In comments received by the Las Vegas Valley Water District (LVVWD) in regards to
the proposed building addition, the LVVWD acknowledged that the parcel is currently
served by LVVWD but the service does not have the required backflow prevention per
NAC 445A.67195. The LVVWD will require civil and plumbing plans to be submitted to
LVVWD for domestic meter sizing, fire flow availability and backflow retrofit. The
Department of Public Works requested a condition of approval be added to require the
applicant to work with City Staff to determine applicable mapping requirements.

No clear and convincing evidence to support the waiver requests has been presented,
in that the applicant is proposing to over develop the subject site resulting in the need
for four Waivers of the development standards set forth by Title 19. The proposed
building addition exceeds the development standards set forth by Title 19 for the P-O

CS
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting

(Professional Office) zoning district, does not meet the City’s goals expressed in the
Vision 2045 Downtown Las Vegas Masterplan, nor does it meet the goals expressed for
the Founders district. In view of the absence of any hardships imposed by the site’s
physical characteristics, it is concluded that the applicant’s hardships are preferential in
nature, and staff is recommending denial of this request.

FINDINGS (SDR-72563)

In order to approve a Site Development Plan Review application, per Title 19.16.100(E)
the Planning Commission and/or City Council must affirm the following:

1. The proposed development is compatible with adjacent development and


development in the area;

The proposed development is not compatible with the development in the area, as
the majority of the neighborhood is comprised of single story buildings with
residential character.

2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;

The proposed development is not consistent with the Vision 2045 Downtown Las
Vegas Masterplan, nor the goals set forth by the Interim Downtown Las Vegas
Development Standards for the Founders District as demonstrated by the request
for four Waivers of the development standards.

3. Site access and circulation do not negatively impact adjacent roadways or


neighborhood traffic;

Site access will remain from 9th Street, an 80-foot local street and a rear alley.
Granting a Waiver to allow six parking spaces where 22 are required will cause
overflow parking by employees and clients to occupy a majority of the street
parking available within the area that will negatively impact not only the
neighborhood traffic but the neighbors as well.

4. Building and landscape materials are appropriate for the area and for the
City;

The proposed building materials are appropriate for the area. There are no
proposed changes to the existing landscaping.

CS
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting

5. Building elevations, design characteristics and other architectural and


aesthetic features are not unsightly, undesirable, or obnoxious in
appearance; create an orderly and aesthetically pleasing environment; and
are harmonious and compatible with development in the area;

The proposed building elevations do not create an orderly environment, nor is the
proposed building addition harmonious or compatible with development in the
area as the applicant has proposed to overdevelop the subject site with a two-
story building that covers 59 percent of the lot and requires four Waivers of the
development standards in order to do so.

6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.

If approved, the proposed addition will be subject to building permit review, as


well as regular inspections during the construction phase thus protecting the
public health, safety and general welfare.

BACKGROUND INFORMATION

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The Board of Zoning Adjustment approved Variance (V-0039-87) to
04/23/87
allow a professional office where such is not allowed.
The City Council approved Variance (V-0006-97) to allow a Financial
04/14/97 Institution where such is not allowed for property located at 626 South
9th Street.
The City Council approved Rezoning (ZON-42684) from R-1 (Single
Family Residential) to P-O (Professional Office) on 31 properties within
11/16/11
the area generally located south of Clark Avenue and east of 6 th
Street. The Planning Commission and staff recommended approval.
The Planning Commission voted (7-0) to hold VAR-72561, VAR-72562
02/13/18 and SDR-72563 [PRJ-72527] in abeyance to the March 13, 2018
Planning Commission meeting.
The Planning Commission voted (7-0) to hold VAR-72561, VAR-72562
03/13/18 and SDR-72563 [PRJ-72527] in abeyance to the April 10, 2018
Planning Commission meeting.

Most Recent Change of Ownership


10/25/16 A deed was recorded for a change in ownership.

CS
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting

Related Building Permits/Business Licenses


Business License (#G65-02392) was issued to allow a Law Firm use
04/17/17
at 626 South 9th Street. The License is active as of 02/06/18.

Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant where
the submittal requirements and deadlines were reviewed for a
07/25/17 proposed addition to an office building. It was concluded that a
follow-up would be required before the applicant would move forward
with their entitlement application submittal.
Staff conducted a follow-up pre-application meeting with the applicant
11/21/17
where deadlines and revised plans were reviewed.

Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.

Field Check
Staff conducted a routine field check and found a well-maintained
02/01/18
existing office building. There were no signs of trash or debris.

Details of Application Request


Site Area
Net Acres 0.16

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
Subject Office, other than P-O (Professional
MXU (Mixed Use)
Property listed Office)
Office, other than MXU (Mixed Use) P-O (Professional
North
listed Office)
Office, other than MXU (Mixed Use) R-1 (Single Family
South
listed Residential)
Office, other than MXU (Mixed Use) R-1 (Single Family
East
listed Residential)
Office, other than MXU (Mixed Use) P-O (Professional
West
listed Office)

CS
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting

Master and Neighborhood Plan Areas Compliance


2045 Downtown Las Vegas Master Plan N
Special Area and Overlay Districts Compliance
DTLV-O (Downtown Las Vegas Overlay) N
Las Vegas High School Neighborhood District Y
LW-O (Live/Work Overlay) District N/A
Other Plans or Special Requirements Compliance
Trails N/A
Las Vegas Redevelopment Plan Area – Downtown Area N
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A

DEVELOPMENT STANDARDS

Pursuant to Area 2 of the DTLV-O (Downtown Las Vegas Overlay) and Title 19.08,
the following standards apply:
Standard Required/Allowed Provided Compliance
Min. Setbacks 20 Feet 25 Feet Y
 Front 5 Feet 2 Feet *N
 Side 15 Feet N/A N/A
 Corner 15 Feet 25 Feet Y
 Rear 15 Feet
Max. Lot Coverage 50% 59 % *N
Max. Building Height 35 Feet 22 Feet Y
*Applicant has requested a waiver to allow a reduced side setback and increased lot
coverage.

CS
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting

Pursuant to Area 2 of the DTLV-O (Downtown Las Vegas Overlay) and Title 19.08,
the following standards apply:
Landscaping and Open Space Standards
Standards Provided Compliance
Required
LANDSCAPE BUFFER WIDTHS
Min. Zone Width
 North 8 Feet 0 Feet N*
 South 8 Feet 0 Feet N*
 East 8 Feet 0 Feet N*
 West 15 Feet 15 Feet Y
*Waivers are requested to allow zero-foot wide perimeter landscape buffers along the north,
south and west property lines where eight feet is required.

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
9th Street Local Street Title 13 80 Feet Y

Pursuant to Area 2 of the DTLV-O (Downtown Las Vegas Overlay) and Title 19.12,
the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
Office, other
6,381 SF 1:300 22
than listed
TOTAL SPACES REQUIRED 22 6 *N
Regular and Handicap Spaces Required 21 1 5 1 *N
Percent Deviation 72% *N
*Applicant has requested a waiver to allow reduced parking.

CS
VAR-72561, VAR-72562 AND SDR-72563 [PRJ-72527]
Staff Report Page Nine
April 10, 2018 - Planning Commission Meeting

Waivers
Requirement Request Staff Recommendation
Five-foot side yard setback is
required in the P-O To allow a two-foot
Denial
(Professional Office) zoning side yard setback.
district.
22 parking spaces are
To allow six parking
required for a 6,381 square-
spaces, 72 percent Denial
foot Office, Other than listed
deviation.
use.
50 percent lot coverage is
the maximum allowed in the To allow 59 percent
Denial
P-O (Professional Office) lot coverage
zoning district
To allow zero-foot
Eight-foot wide perimeter
wide landscape
landscape buffer are required
buffers along the Denial
along the north, south and
north, south and west
west property lines
property lines.

CS
VAR-72561

ОŐİֱՙธㄦธՙ
x‫̶゜ں‬x゜‫ں‬ฎ
VAR-72561

ОŐİֱՙธㄦธՙ
x‫̶゜ں‬x゜‫ں‬ฎ
ОŐİֱՙธㄦธՙ
x‫̶゜ں‬x゜‫ں‬ฎ

VAR-72561, VAR-72562 AND SDR-72563


Aผ㌱γħ‫֭ש‬㌱‫̬ש‬ฌ

‫ ں‬ฎƥֱxफ7 ̶ธƥֱxफฌ
╗ùО●bAՁ7 ㄦx㈠xƥฌ
Ձİ77A Ő bĠ ●╗Dzb╗Ⓢ Ő Dzฌ
ִ 77ОՁA Ќ Ќ ●Ќ Ḛ ฌ

ฎƥֱxफฌ
ㅡฌ

7‫ ں‬xㅡ̶ฎ7Ɔìù77ḚA╗Dz7Ɔ╗㈠ฌ
̶ฌ ՁAƆ7ЋDzḚAƆⓒ7ЌЋⓒ7ฎɱ‫ ں‬ՙฎฌ

ɱƥֱxफ7
77ՙxธ㈠ธฎՙ7‫ ں‬ՙㅡㅡฌ

ธ7 Ձ●ЌDz7Ḷ7ОŐḶОḶƆDzCฌ

ɱƥֱxफ7
ƆDzbḶЌC7ՁḶḶŐ7ОՁAЌ7 Оผਙ㈾֭㌱‫ש‬7╗ħ‫ש‬к̬֭ฌ

AbbDzƆƆ●ԱՁDz7ЋAЌฌ
ŐDzΎA7A╗ĠAŐ●7ִฌ

ɱƥֱxफ7
‫ں‬7
ОAŐì●ЌḚ7Ɔ╗AՁՁฌ AƆƆḶb●A╗DzƆฌ
ธЌC7ՁḶḶŐ7ACC●╗●ḶЌฌ

‫ ں ں‬ƥֱxफ7
″ธ″7Ɔ㈠7ɱ╗Ġ7Ɔ╗ŐDzDz╗㈠ฌ
‫ ں‬ㅡx㈠xƥฌ

ㄦ7 ″ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ ں‬x‫ں‬ฌ

‫ ں‬ㅡx㈠xƥฌ
Ɔγ֭֭‫ש‬7╗ħ‫ש‬к̬֭ฌ
DzṲ●Ɔ╗●ЌḚฌ
ՁAЌCƆbAОDz7ОՁAЌฌ

Ő֭‫ﭨ‬ħ⎯ħਙ่⎯ฌ

DzṲ●Ɔ╗●ЌḚฌ
7Ḷ●bDz7ԱⓈ●ՁC●ЌḚฌ
ӧ‫ ں‬Ɔ╗7ՁḶḶŐỏฌ

●⎯⎯—֭₡7CŴ‫̬֭ש‬ฌ
x‫゜ ں‬x̶゜‫ ں‬ฎฌ
Оผਙ㈾֭㌱‫ש‬7Ќਙ㈠̬ฌ
‫ ں‬ՙx″xㄦฌ
CผŴʉ่7Աੂ̬ฌ
ҜƆฌ
DzṲ●Ɔ╗●ЌḚฌ
●Ɔ╗●ЌḚ bγ֭㌱2֭₡7Աੂ̬ฌ
Ձ
ՁA ЌCƆbAОDz
ՁAЌCƆbAОDzฌ ՁОฌ
AŐDzAฌ
AŐDzA

Ɔγ֭֭‫ש‬7Ќਙ㈠̬ฌ
ОŐİֱՙธㄦธՙ
ОŐİՙธㄦธՙ﹝ՁОxx‫ں‬ฌ
ㄦx㈠xƥฌ
x‫̶゜ں‬x゜‫ں‬ฎ
‫ں‬ฌ DzṲ●Ɔ╗●ЌḚ7ՁAЌCƆbAОDz7ОՁAЌฌ
ОDz ОՁAЌ
ՁОxx‫ں‬7 ‫ ں゜ ں‬″फ7ए7‫ ں‬ƥֱxफฌ

VAR-72561, VAR-72562 AND SDR-72563


Aผ㌱γħ‫֭ש‬㌱‫̬ש‬ฌ

Ձİ77A Ő bĠ ●╗Dzb╗Ⓢ Ő Dzฌ
ִ 77ОՁA Ќ Ќ ●Ќ Ḛ ฌ

7‫ ں‬xㅡ̶ฎ7Ɔìù77ḚA╗Dz7Ɔ╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋⓒ7ฎɱ‫ ں‬ՙฎฌ
DzՁ㈠7ए7ો゜ֱธธƥֱxफฌ 77ՙxธ㈠ธฎՙ7‫ ں‬ՙㅡㅡฌ
╗㈠Ḷ㈠7ОAŐAОDz╗ฌ

DzṲ●Ɔ╗●ЌḚ7Ɔ╗ⓈbbḶฌ
ƆùƆ╗DzҜฌ
Оผਙ㈾֭㌱‫ש‬7╗ħ‫ש‬к̬֭ฌ
DzՁ㈠7ए7ો゜ֱ‫ ں‬ՙƥֱxफฌ
╗㈠Ḷ㈠7ОAŐAОDz╗ฌ

ŐDzΎA7A╗ĠAŐ●7ִฌ
AƆƆḶb●A╗DzƆฌ
ธЌC7!ՁḶḶŐ7ACC●╗●ḶЌฌ

″ธ″7Ɔ㈠7ɱ╗Ġ7Ɔ╗ŐDzDz╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ ں‬x‫ں‬ฌ

Ɔγ֭֭‫ש‬7╗ħ‫ש‬к̬֭ฌ

DzՁ㈠7ए7ો゜ֱxƥֱxफฌ
DzṲ●Ɔ╗●ЌḚ7DzṲ╗DzŐ●ḶŐฌ
ḚŐACDzฌ DzՁDzЋA╗●ḶЌƆฌ
‫ں‬ฌ DzṲ●Ɔ╗●ЌḚ7DzAƆ╗7ӧ!ŐḶЌ╗ỏ7DzՁDzЋA╗●ḶЌฌ
DzЋxx‫ں‬7 ‫゜ ں‬ฎफए‫ ں‬ƥֱxफฌ

Ő֭‫ﭨ‬ħ⎯ħਙ่⎯ฌ
DzՁ㈠7ए7ો゜ֱธธƥֱxफฌ
╗㈠Ḷ㈠7ОAŐAОDz╗ฌ

DzṲ●Ɔ╗●ЌḚ7Ɔ╗ⓈbbḶฌ
ƆùƆ╗DzҜฌ

●⎯⎯—֭₡7CŴ‫̬֭ש‬ฌ
x‫゜ ں‬x̶゜‫ ں‬ฎฌ
Оผਙ㈾֭㌱‫ש‬7Ќਙ㈠̬ฌ
‫ ں‬ՙx″xㄦฌ
CผŴʉ่7Աੂ̬ฌ
ҜƆฌ
bγ֭㌱2֭₡7Աੂ̬ฌ
Ձ!Оฌ

DzՁ㈠7ए7ો゜ֱxƥֱxफฌ
ḚŐACDzฌ
ОŐİֱՙธㄦธՙ Ɔγ֭֭‫ש‬7Ќਙ㈠̬ฌ
ธฌ DzṲ●Ɔ╗●ЌḚ7ЌḶŐ╗Ġ7ӧƆ●CDzỏ7DzՁDzЋA╗●ḶЌ7
DzЋxx‫ں‬7
ОŐİՙธㄦธՙ﹝DzЋxx‫ں‬ฌ
‫゜ ں‬ฎफए‫ ں‬ƥֱxफฌ x‫̶゜ں‬x゜‫ں‬ฎ

VAR-72561, VAR-72562 AND SDR-72563


Aผ㌱γħ‫֭ש‬㌱‫̬ש‬ฌ

Ձİ77A Ő bĠ ●╗Dzb╗Ⓢ Ő Dzฌ
DzṲ●Ɔ╗●ЌḚ7Ɔ╗ⓈbbḶฌ
ƆùƆ╗DzҜฌ ִ 77ОՁA Ќ Ќ ●Ќ Ḛ ฌ
DzՁ㈠7ए7ો゜ֱ‫ ں‬ՙƥֱxफฌ
╗㈠Ḷ㈠7ОAŐAОDz╗ฌ 7‫ ں‬xㅡ̶ฎ7Ɔìù77ḚA╗Dz7Ɔ╗㈠ฌ
DzՁ㈠7ए7ો゜ֱ‫ ں‬ㅡƥֱxफฌ ՁAƆ7ЋDzḚAƆⓒ7ЌЋⓒ7ฎɱ‫ ں‬ՙฎฌ
╗㈠Ḷ㈠7ОAŐAОDz╗ฌ 77ՙxธ㈠ธฎՙ7‫ ں‬ՙㅡㅡฌ

Оผਙ㈾֭㌱‫ש‬7╗ħ‫ש‬к̬֭ฌ

ŐDzΎA7A╗ĠAŐ●7ִฌ
AƆƆḶb●A╗DzƆฌ
ธЌC79ՁḶḶŐ7ACC●╗●ḶЌฌ
DzՁ㈠7ए7ો゜ֱxƥֱxफฌ
ḚŐACDzฌ
″ธ″7Ɔ㈠7ɱ╗Ġ7Ɔ╗ŐDzDz╗㈠ฌ
‫ں‬ฌ DzṲ●Ɔ╗●ЌḚ7ÛDzƆ╗7ӧŐDzAŐỏ7DzՁDzЋA╗●ḶЌ7 ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ ں‬x‫ں‬ฌ
Aֱ‫ ں‬xㄦ7 ‫゜ ں‬ฎफए‫ ں‬ƥֱxफฌ
Ɔγ֭֭‫ש‬7╗ħ‫ש‬к̬֭ฌ
DzṲ●Ɔ╗●ЌḚ7DzṲ╗DzŐ●ḶŐฌ
╗DzŐ●ḶŐ
DzՁDzЋA╗●ḶЌƆ
DzՁDzЋA╗●ḶЌƆฌ

Ő֭‫ﭨ‬ħ⎯ħਙ่⎯ฌ

●⎯⎯—֭₡7CŴ‫̬֭ש‬ฌ
x‫゜ ں‬x̶゜‫ ں‬ฎฌ
Оผਙ㈾֭㌱‫ש‬7Ќਙ㈠̬ฌ
‫ ں‬ՙx″xㄦฌ
CผŴʉ่7Աੂ̬ฌ
ҜƆฌ
bγ֭㌱1֭₡7Աੂ̬ฌ
Ձ9Оฌ

Ɔγ֭֭‫ש‬7Ќਙ㈠̬ฌ
ОŐİֱՙธㄦธՙ
ОŐİՙธㄦธՙ﹝DzЋxxธฌ
x‫̶゜ں‬x゜‫ں‬ฎ

VAR-72561, VAR-72562 AND SDR-72563


Aผ㌱γħ‫֭ש‬㌱‫̬ש‬ฌ

Ձİ77A Ő bĠ ●╗Dzb ╗Ⓢ Ő Dzฌ
ִ 77ОՁA Ќ Ќ ●Ќ Ḛ ฌ

7‫ ں‬xㅡ̶ฎ7Ɔìù77ḚA╗Dz7Ɔ╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋⓒ7ฎɱ‫ ں‬ՙฎฌ
77ՙxธ㈠ธฎՙ7‫ ں‬ՙㅡㅡฌ

Оผਙ㈾֭㌱‫ש‬7╗ħ‫ש‬к̬֭ฌ

ŐDzΎA7A╗ĠAŐ●7ִฌ
AƆƆḶb●A╗DzƆฌ
ธЌC7*ՁḶḶŐ7ACC●╗●ḶЌฌ

″ธ″7Ɔ㈠7ɱ╗Ġ7Ɔ╗ŐDzDz╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ ں‬x‫ں‬ฌ

Ɔγ֭֭‫ש‬7╗ħ‫ש‬к̬֭ฌ

̶C7Ћ●DzÛ7ӧ‫ ں‬ỏฌ

Ő֭‫ﭨ‬ħ⎯ħਙ่⎯ฌ

●⎯⎯—֭₡7CŴ‫̬֭ש‬ฌ
‫゜ ں‬x̶゜‫ ں‬ฎฌ
Оผਙ㈾֭㌱‫ש‬7Ќਙ㈠̬ฌ
‫ ں‬ՙx″xㄦฌ
CผŴʉ่7Աੂ̬ฌ
Ձ*Оฌ
bγ֭㌱֭₡7Աੂ̬ฌ
Ձ*Оฌ

ОŐİֱՙธㄦธՙ Ɔγ֭֭‫ש‬7Ќਙ㈠̬ฌ
x‫̶゜ں‬x゜‫ں‬ฎ
‫ں‬ฌ
̶C7Ћ●DzÛ7ӧ‫ ں‬ỏ7 DzЋxx̶ฌ
DzЋxx̶7 Ќ㈠╗㈠Ɔ㈠ฌ

VAR-72561, VAR-72562 AND SDR-72563


Aผ㌱γħ‫֭ש‬㌱‫̬ש‬ฌ

Ձİ77A Ő bĠ ●╗Dzb ╗Ⓢ Ő Dzฌ
ִ 77ОՁA Ќ Ќ ●Ќ Ḛ ฌ

7‫ ں‬xㅡ̶ฎ7Ɔìù77ḚA╗Dz7Ɔ╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋⓒ7ฎɱ‫ ں‬ՙฎฌ
77ՙxธ㈠ธฎՙ7‫ ں‬ՙㅡㅡฌ

Оผਙ㈾֭㌱‫ש‬7╗ħ‫ש‬к̬֭ฌ

ŐDzΎA7A╗ĠAŐ●7ִฌ
AƆƆḶb●A╗DzƆฌ
ธЌC7.ՁḶḶŐ7ACC●╗●ḶЌฌ

″ธ″7Ɔ㈠7ɱ╗Ġ7Ɔ╗ŐDzDz╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ ں‬x‫ں‬ฌ

Ɔγ֭֭‫ש‬7╗ħ‫ש‬к̬֭ฌ

̶C7Ћ●DzÛ7ӧธỏฌ

Ő֭‫ﭨ‬ħ⎯ħਙ่⎯ฌ

●⎯⎯—֭₡7CŴ‫̬֭ש‬ฌ
‫゜ ں‬x̶゜‫ ں‬ฎฌ
Оผਙ㈾֭㌱‫ש‬7Ќਙ㈠̬ฌ
‫ ں‬ՙx″xㄦฌ
CผŴʉ่7Աੂ̬ฌ
Ձ.Оฌ
bγ֭㌱"֭₡7Աੂ̬ฌ
Ձ.Оฌ
‫ں‬ฌ
̶C7Ћ●DzÛ7ӧธỏฌ
DzЋxxㅡ7 Ќ㈠╗㈠Ɔ㈠ฌ ОŐİֱՙธㄦธՙ Ɔγ֭֭‫ש‬7Ќਙ㈠̬ฌ
x‫̶゜ں‬x゜‫ں‬ฎ
DzЋxxㅡฌ

VAR-72561, VAR-72562 AND SDR-72563


Aผ㌱γħ‫֭ש‬㌱‫̬ש‬ฌ

Ձİ77A Ő bĠ ●╗Dzb ╗Ⓢ Ő Dzฌ
ִ 77ОՁA Ќ Ќ ●Ќ Ḛ ฌ

7‫ ں‬xㅡ̶ฎ7Ɔìù77ḚA╗Dz7Ɔ╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋⓒ7ฎɱ‫ ں‬ՙฎฌ
77ՙxธ㈠ธฎՙ7‫ ں‬ՙㅡㅡฌ

Оผਙ㈾֭㌱‫ש‬7╗ħ‫ש‬к̬֭ฌ

ŐDzΎA7A╗ĠAŐ●7ִฌ
AƆƆḶb●A╗DzƆฌ
ธЌC7*ՁḶḶŐ7ACC●╗●ḶЌฌ

″ธ″7Ɔ㈠7ɱ╗Ġ7Ɔ╗ŐDzDz╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ ں‬x‫ں‬ฌ

Ɔγ֭֭‫ש‬7╗ħ‫ש‬к̬֭ฌ

̶C7Ћ●DzÛ7ӧ̶ỏฌ

Ő֭‫ﭨ‬ħ⎯ħਙ่⎯ฌ

●⎯⎯—֭₡7CŴ‫̬֭ש‬ฌ
‫゜ ں‬x̶゜‫ ں‬ฎฌ
Оผਙ㈾֭㌱‫ש‬7Ќਙ㈠̬ฌ
‫ ں‬ՙx″xㄦฌ
CผŴʉ่7Աੂ̬ฌ
Ձ*Оฌ
‫ں‬ฌ
̶C7Ћ●DzÛ7ӧ̶ỏฌ bγ֭㌱֭₡7Աੂ̬ฌ
DzЋxxㄦ7 Ќ㈠╗㈠Ɔ㈠ฌ Ձ*Оฌ

ОŐİֱՙธㄦธՙ Ɔγ֭֭‫ש‬7Ќਙ㈠̬ฌ
x‫̶゜ں‬x゜‫ں‬ฎ
DzЋxxㄦฌ

VAR-72561, VAR-72562 AND SDR-72563


Aผ㌱γħ‫֭ש‬㌱‫̬ש‬ฌ

Ձİ77A Ő bĠ ●╗Dzb ╗Ⓢ Ő Dzฌ
ִ 77ОՁA Ќ Ќ ●Ќ Ḛ ฌ

7‫ ں‬xㅡ̶ฎ7Ɔìù77ḚA╗Dz7Ɔ╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋⓒ7ฎɱ‫ ں‬ՙฎฌ
77ՙxธ㈠ธฎՙ7‫ ں‬ՙㅡㅡฌ

Оผਙ㈾֭㌱‫ש‬7╗ħ‫ש‬к̬֭ฌ

ŐDzΎA7A╗ĠAŐ●7ִฌ
AƆƆḶb●A╗DzƆฌ
ธЌC7-ՁḶḶŐ7ACC●╗●ḶЌฌ

″ธ″7Ɔ㈠7ɱ╗Ġ7Ɔ╗ŐDzDz╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ ں‬x‫ں‬ฌ

Ɔγ֭֭‫ש‬7╗ħ‫ש‬к̬֭ฌ

●ƆḶҜDz╗Ő●b7Ћ●DzÛ7ӧ‫ ں‬ỏฌ

Ő֭‫ﭨ‬ħ⎯ħਙ่⎯ฌ

●⎯⎯—֭₡7CŴ‫̬֭ש‬ฌ
‫゜ ں‬x̶゜‫ ں‬ฎฌ
Оผਙ㈾֭㌱‫ש‬7Ќਙ㈠̬ฌ
‫ ں‬ՙx″xㄦฌ
CผŴʉ่7Աੂ̬ฌ
Ձ-Оฌ
bγ֭㌱!֭₡7Աੂ̬ฌ
●ƆḶҜDz╗Ő●b7Ћ●DzÛ7ӧ‫ ں‬ỏฌ Ձ-Оฌ
‫ں‬ฌ
DzЋxx″7 Ќ㈠╗㈠Ɔ㈠ฌ
ОŐİֱՙธㄦธՙ Ɔγ֭֭‫ש‬7Ќਙ㈠̬ฌ
x‫̶゜ں‬x゜‫ں‬ฎ
DzЋxx″ฌ

VAR-72561, VAR-72562 AND SDR-72563


Aผ㌱γħ‫֭ש‬㌱‫̬ש‬ฌ

Ձİ77A Ő bĠ ●╗Dzb ╗Ⓢ Ő Dzฌ
ִ 77ОՁA Ќ Ќ ●Ќ Ḛ ฌ

7‫ ں‬xㅡ̶ฎ7Ɔìù77ḚA╗Dz7Ɔ╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋⓒ7ฎɱ‫ ں‬ՙฎฌ
77ՙxธ㈠ธฎՙ7‫ ں‬ՙㅡㅡฌ

Оผਙ㈾֭㌱‫ש‬7╗ħ‫ש‬к̬֭ฌ

ŐDzΎA7A╗ĠAŐ●7ִฌ
AƆƆḶb●A╗DzƆฌ
ธЌC7.ՁḶḶŐ7ACC●╗●ḶЌฌ

″ธ″7Ɔ㈠7ɱ╗Ġ7Ɔ╗ŐDzDz╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ ں‬x‫ں‬ฌ

Ɔγ֭֭‫ש‬7╗ħ‫ש‬к̬֭ฌ

●ƆḶҜDz╗Ő●b7Ћ●DzÛ7ӧธỏฌ

Ő֭‫ﭨ‬ħ⎯ħਙ่⎯ฌ

●⎯⎯—֭₡7CŴ‫̬֭ש‬ฌ
‫゜ ں‬x̶゜‫ ں‬ฎฌ
Оผਙ㈾֭㌱‫ש‬7Ќਙ㈠̬ฌ
‫ ں‬ՙx″xㄦฌ
CผŴʉ่7Աੂ̬ฌ
Ձ.Оฌ
bγ֭㌱"֭₡7Աੂ̬ฌ
‫ں‬ฌ
●ƆḶҜDz╗Ő●b7Ћ●DzÛ7ӧธỏ7 Ձ.Оฌ
DzЋxxՙ7 Ќ㈠╗㈠Ɔ㈠ฌ

ОŐİֱՙธㄦธՙ Ɔγ֭֭‫ש‬7Ќਙ㈠̬ฌ
x‫̶゜ں‬x゜‫ں‬ฎ
DzЋxxՙฌ

VAR-72561, VAR-72562 AND SDR-72563


Aผ㌱γħ‫֭ש‬㌱‫̬ש‬ฌ

Ձİ77A Ő bĠ ●╗Dzb ╗Ⓢ Ő Dzฌ
ִ 77ОՁA Ќ Ќ ●Ќ Ḛ ฌ

7‫ ں‬xㅡ̶ฎ7Ɔìù77ḚA╗Dz7Ɔ╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋⓒ7ฎɱ‫ ں‬ՙฎฌ
77ՙxธ㈠ธฎՙ7‫ ں‬ՙㅡㅡฌ

Оผਙ㈾֭㌱‫ש‬7╗ħ‫ש‬к̬֭ฌ

ŐDzΎA7A╗ĠAŐ●7ִฌ
AƆƆḶb●A╗DzƆฌ
ธЌC7ՁḶḶŐ7ACC●╗●ḶЌฌ
DzՁ㈠7ए7ો̶ㅡƥֱฎफฌ
╗㈠Ḷ㈠7Ő●CḚDzฌ

‫ ں‬ธฌ
″ฌ ″ธ″7Ɔ㈠7ɱ╗Ġ7Ɔ╗ŐDzDz╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ ں‬x‫ں‬ฌ
DzՁ㈠7ए7ોธฎƥֱㅡफฌ
ԱⓈ●ՁC●ЌḚ7ĠDz●ḚĠ╗7
Ɔγ֭֭‫ש‬7╗ħ‫ש‬к̬֭ฌ

ŐḶЌ╗7DzՁDzЋA╗●ḶЌฌ
DzՁ㈠7ए7ોธธƥֱxफฌ
╗㈠Ḷ㈠7ОՁA╗Dzฌ

Ő֭‫ﭨ‬ħ⎯ħਙ่⎯ฌ

DzՁ㈠7ए7ો‫ ں‬ธƥֱxफฌ
ƆDzbḶЌC7ՁḶḶŐฌ

●⎯⎯—֭₡7CŴ‫̬֭ש‬ฌ
‫゜ ں‬x̶゜‫ ں‬ฎฌ
Оผਙ㈾֭㌱‫ש‬7Ќਙ㈠̬ฌ
‫ ں‬ՙx″xㄦฌ
DzՁ㈠7ए7ો゜ֱxƥֱxफฌ
ḚŐACDzฌ CผŴʉ่7Աੂ̬ฌ
ՁОฌ
bγ֭㌱.֭₡7Աੂ̬ฌ
‫ں‬ฌ
ОŐḶОḶƆDzC7DzAƆ╗7ӧŐḶЌ╗ỏ7DzՁDzЋA╗●ḶЌ7 ՁОฌ
DzЋxxฎ7 ‫゜ ں‬ฎफए‫ ں‬ƥֱxफฌ

ОŐİֱՙธㄦธՙ Ɔγ֭֭‫ש‬7Ќਙ㈠̬ฌ
x‫̶゜ں‬x゜‫ں‬ฎ
DzЋxxฎฌ

VAR-72561, VAR-72562 AND SDR-72563


Aผ㌱γħ‫֭ש‬㌱‫̬ש‬ฌ

Ձİ77A Ő bĠ ●╗Dzb ╗Ⓢ Ő Dzฌ
ִ 77ОՁA Ќ Ќ ●Ќ Ḛ ฌ

7‫ ں‬xㅡ̶ฎ7Ɔìù77ḚA╗Dz7Ɔ╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋⓒ7ฎɱ‫ ں‬ՙฎฌ
77ՙxธ㈠ธฎՙ7‫ ں‬ՙㅡㅡฌ

Оผਙ㈾֭㌱‫ש‬7╗ħ‫ש‬к̬֭ฌ

ŐDzΎA7A╗ĠAŐ●7ִฌ
AƆƆḶb●A╗DzƆฌ
ธЌC7"ՁḶḶŐ7ACC●╗●ḶЌฌ
DzՁ㈠7ए7ો̶ㅡƥֱฎफฌ
╗㈠Ḷ㈠7Ő●CḚDzฌ

‫ ں‬ธ7 ″ธ″7Ɔ㈠7ɱ╗Ġ7Ɔ╗ŐDzDz╗㈠ฌ
″ฌ ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ ں‬x‫ں‬ฌ
DzՁ㈠7ए7ોธฎƥֱㅡफฌ
ԱⓈ●ՁC●ЌḚ7ĠDz●ḚĠ╗7
Ɔγ֭֭‫ש‬7╗ħ‫ש‬к̬֭ฌ

ŐDzAŐ7DzՁDzЋA╗●ḶЌฌ
DzՁ㈠7ए7ોธธƥֱxफฌ
╗㈠Ḷ㈠7ОՁA╗Dzฌ

Ő֭‫ﭨ‬ħ⎯ħਙ่⎯ฌ

DzՁ㈠7ए7ો‫ ں‬ธƥֱxफฌ
ƆDzbḶЌC7"ՁḶḶŐฌ

●⎯⎯—֭₡7CŴ‫̬֭ש‬ฌ
‫゜ ں‬x̶゜‫ ں‬ฎฌ
Оผਙ㈾֭㌱‫ש‬7Ќਙ㈠̬ฌ
‫ ں‬ՙx″xㄦฌ
DzՁ㈠7ए7ો゜ֱxƥֱxफฌ
ḚŐACDzฌ CผŴʉ่7Աੂ̬ฌ
ОŐḶОḶƆDzC7ÛDzƆ╗7ӧŐDzAŐỏ7DzՁDzЋA╗●ḶЌฌ Ձ"Оฌ
‫ں‬ฌ
bγ֭㌱0֭₡7Աੂ̬ฌ
DzЋxxɱ7 ‫゜ ں‬ฎफए‫ ں‬ƥֱxफฌ
Ձ"Оฌ

ОŐİֱՙธㄦธՙ Ɔγ֭֭‫ש‬7Ќਙ㈠̬ฌ
x‫̶゜ں‬x゜‫ں‬ฎ
DzЋxxɱฌ

VAR-72561, VAR-72562 AND SDR-72563


Aผ㌱γħ‫֭ש‬㌱‫̬ש‬ฌ

Ձİ77A Ő bĠ ●╗Dzb ╗Ⓢ Ő Dzฌ
ִ 77ОՁA Ќ Ќ ●Ќ Ḛ ฌ

7‫ ں‬xㅡ̶ฎ7Ɔìù77ḚA╗Dz7Ɔ╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋⓒ7ฎɱ‫ ں‬ՙฎฌ
77ՙxธ㈠ธฎՙ7‫ ں‬ՙㅡㅡฌ

Оผਙ㈾֭㌱‫ש‬7╗ħ‫ש‬к̬֭ฌ

ŐDzΎA7A╗ĠAŐ●7ִฌ
AƆƆḶb●A╗DzƆฌ
ธЌC7ՁḶḶŐ7ACC●╗●ḶЌฌ
DzՁ㈠7ए7ો̶ㅡƥֱฎफฌ
╗㈠Ḷ㈠7Ő●CḚDzฌ

″ธ″7Ɔ㈠7ɱ╗Ġ7Ɔ╗ŐDzDz╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ ں‬x‫ں‬ฌ
DzՁ㈠7ए7ોธฎƥֱㅡफฌ
ԱⓈ●ՁC●ЌḚ7ĠDz●ḚĠ╗7
Ɔγ֭֭‫ש‬7╗ħ‫ש‬к̬֭ฌ

Ɔ●CDz7DzՁDzЋA╗●ḶЌฌ
DzՁ㈠7ए7ોธธƥֱxफฌ
╗㈠Ḷ㈠7ОՁA╗Dzฌ

Ő֭‫ﭨ‬ħ⎯ħਙ่⎯ฌ

DzՁ㈠7ए7ો‫ ں‬ธƥֱxफฌ
ƆDzbḶЌC7ՁḶḶŐฌ

●⎯⎯—֭₡7CŴ‫̬֭ש‬ฌ
‫゜ ں‬x̶゜‫ ں‬ฎฌ
Оผਙ㈾֭㌱‫ש‬7Ќਙ㈠̬ฌ
‫ ں‬ՙx″xㄦฌ
DzՁ㈠7ए7ો゜ֱxƥֱxफฌ
ḚŐACDzฌ CผŴʉ่7Աੂ̬ฌ
ՁОฌ
ОŐḶОḶƆDzC7Ɔ●CDz7DzՁDzЋA╗●ḶЌฌ bγ֭㌱,֭₡7Աੂ̬ฌ
‫ں‬ฌ
ՁОฌ
DzЋx‫ ں‬x7 ‫゜ ں‬ฎफए‫ ں‬ƥֱxफฌ

ОŐİֱՙธㄦธՙ Ɔγ֭֭‫ש‬7Ќਙ㈠̬ฌ
x‫̶゜ں‬x゜‫ں‬ฎ
DzЋx‫ ں‬xฌ

VAR-72561, VAR-72562 AND SDR-72563


Aผ㌱γħ‫֭ש‬㌱‫̬ש‬ฌ

Ɔ╗A●Őฌ
Ձİ77A Ő bĠ ●╗Dzb╗Ⓢ Ő Dzฌ
ธฌ ִ 77ОՁA Ќ Ќ ●Ќ Ḛ ฌ

7‫ ں‬xㅡ̶ฎ7Ɔìù77ḚA╗Dz7Ɔ╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋⓒ7ฎɱ‫ ں‬ՙฎฌ
77ՙxธ㈠ธฎՙ7‫ ں‬ՙㅡㅡฌ

ㄦƥֱxफฌ
Оผਙ㈾֭㌱‫ש‬7╗ħ‫ש‬к̬֭ฌ

Ḷ ●bDzฌ ԱŐDzAìฌ
Ḷ ●bDzฌ ԱŐDzAìฌ ŐDzΎA7A╗ĠAŐ●7ִฌ
DzṲ●Ɔ╗ฌ DzṲ●Ɔ╗ฌ
DzṲ●Ɔ╗7 DzṲ●Ɔ╗ฌ AƆƆḶb●A╗DzƆฌ
ธЌC7 ՁḶḶŐ7ACC●╗●ḶЌฌ
Ḷ ●bDzฌ
Ḷ ●bDzฌ
DzṲ●Ɔ╗ฌ ╗Ḷ●ՁDz╗ฌ
DzṲ●Ɔ╗7
DzṲ●Ɔ╗ฌ ″ธ″7Ɔ㈠7ɱ╗Ġ7Ɔ╗ŐDzDz╗㈠ฌ
╗Ḷ●ՁDz╗ฌ ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ ں‬x‫ں‬ฌ

DzṲ●Ɔ╗ฌ
Ḷ ●bDzฌ
Ḷ ●bDz7 Ɔγ֭֭‫ש‬7╗ħ‫ש‬к̬֭ฌ
DzṲ●Ɔ╗7
DzṲ●Ɔ╗ฌ
DzṲ●Ɔ╗●ЌḚ7AЌCฌ
ОŐḶОḶƆDzC7 ●ŐƆ╗ฌ
ՁḶḶŐ7ОՁAЌฌ

Ḷ ●bDz7 Ḷ ●bDzฌ
Ḷ ●bDz7 Ḷ ●bDz7
DzṲ●Ɔ╗7 DzṲ●Ɔ╗ฌ
DzṲ●Ɔ╗7 DzṲ●Ɔ╗ฌ

ㄦ″ƥֱธफฌ
Ő֭‫ﭨ‬ħ⎯ħਙ่⎯ฌ

ㄦՙƥֱธफ7
Ḷ ●bDzฌ
Ḷ ●bDzฌ
DzṲ●Ɔ╗ฌ
DzṲ●Ɔ╗ฌ

╗Ḷ●ՁDz╗7 ╗Ḷ●ՁDz╗7 ●⎯⎯—֭₡7CŴ‫̬֭ש‬ฌ


x‫゜ ں‬x̶゜‫ ں‬ฎฌ
DzṲ●Ɔ╗7 DzṲ●Ɔ╗ฌ
Оผਙ㈾֭㌱‫ש‬7Ќਙ㈠̬ฌ
‫ ں‬ՙx″xㄦฌ
bḶЌ DzŐDzЌbDzฌ CผŴʉ่7Աੂ̬ฌ
ŐḶḶҜฌ ŐDzbDzО╗●ḶЌฌ ҜƆฌ
ŐDzbDzО╗●ḶЌฌ
DzṲ●Ɔ╗7 DzṲ●Ɔ╗ฌ bγ֭㌱,֭₡7Աੂ̬ฌ
DzṲ●Ɔ╗ฌ DzՁDzЋA╗ḶŐฌ
Ḷ ●bDz7 Ɔ╗A●Ő7 Ձ Оฌ
ֱ
DzṲ●Ɔ╗7 ‫ں‬ฌ

ОŐİֱՙธㄦธՙ Ɔγ֭֭‫ש‬7Ќਙ㈠̬ฌ

x‫̶゜ں‬x゜‫ں‬ฎ ОŐİՙธㄦธՙ﹝ Оxx‫ں‬ฌ


ㅡxƥֱ″फฌ

‫ں‬ฌ DzṲ●Ɔ╗●ЌḚ7 ՁḶḶŐ7ОՁAЌ7 ธฌ ОŐḶОḶƆDzC7 ՁḶḶŐ7ОՁAЌฌ


Оxx‫ں‬ฌ ‫゜ ں‬ฎफ7ए7‫ ں‬ƥֱxफ7 Оxx‫ں‬7 ‫゜ ں‬ฎफ7ए7‫ ں‬ƥֱxफฌ

VAR-72561, VAR-72562 AND SDR-72563


ㅡ″ƥֱxफ7 Aผ㌱γħ‫֭ש‬㌱‫̬ש‬ฌ

Ձİ77A Ő bĠ ●╗Dzb╗Ⓢ Ő Dzฌ
ִ 77ОՁA Ќ Ќ ●Ќ Ḛ ฌ

7‫ ں‬xㅡ̶ฎ7Ɔìù77ḚA╗Dz7Ɔ╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋⓒ7ฎɱ‫ ں‬ՙฎฌ
77ՙxธ㈠ธฎՙ7‫ ں‬ՙㅡㅡฌ

Оผਙ㈾֭㌱‫ש‬7╗ħ‫ש‬к̬֭ฌ

ŐDzΎA7A╗ĠAŐ●7ִฌ
AƆƆḶb●A╗DzƆฌ
ธЌC7ՁḶḶŐ7ACC●╗●ḶЌฌ

Ɔ╗A●Ő7 ธฌ
″ธ″7Ɔ㈠7ɱ╗Ġ7Ɔ╗ŐDzDz╗㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ ں‬x‫ں‬ฌ

ḶОDzЌฌ Ɔγ֭֭‫ש‬7╗ħ‫ש‬к̬֭ฌ
Ḷ●bDzฌ
DzṲ●Ɔ╗●ЌḚ7ՁḶḶŐฌ
ОՁAЌฌ
ɱxƥֱxफฌ

ҜDzЌƥƆฌ
ŐḶḶҜฌ

Ő֭‫ﭨ‬ħ⎯ħਙ่⎯ฌ

ƆDzbŐDz╗AŐùฌ
●⎯⎯—֭₡7CŴ‫̬֭ש‬ฌ
x‫゜ ں‬x̶゜‫ ں‬ฎฌ
ÛḶҜDzЌƥƆฌ Оผਙ㈾֭㌱‫ש‬7Ќਙ㈠̬ฌ
ŐḶḶҜฌ ‫ ں‬ՙx″xㄦฌ
İAЌ㈠ฌ
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ҜƆฌ
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x‫̶゜ں‬x゜‫ں‬ฎ ОŐİՙธㄦธՙ﹝Оxxธฌ
‫ں‬ฌ ОŐḶОḶƆDzC7ธЌC7ՁḶḶŐ7ОՁAЌฌ

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Оxxธ7 ‫ ں゜ ں‬″फ7ए7‫ ں‬ƥֱxफฌ

VAR-72561, VAR-72562 AND SDR-72563


VAR-72561 [PRJ-72527] - VARIANCE RELATED TO VAR-72562 AND SDR-72563 - APPLICANT/OWNER: 626
SOUTH 9TH STREET, LLC
626 SOUTH 9TH STREET
02/01/18
VAR-72561 [PRJ-72527] - VARIANCE RELATED TO VAR-72562 AND SDR-72563 - APPLICANT/OWNER: 626
SOUTH 9TH STREET, LLC
626 SOUTH 9TH STREET
02/01/18
VAR-72561 [PRJ-72527] - VARIANCE RELATED TO VAR-72562 AND SDR-72563 - APPLICANT/OWNER: 626
SOUTH 9TH STREET, LLC
626 SOUTH 9TH STREET
02/01/18
VAR-72561 [PRJ-72527] - VARIANCE RELATED TO VAR-72562 AND SDR-72563 - APPLICANT/OWNER: 626
SOUTH 9TH STREET, LLC
626 SOUTH 9TH STREET
02/01/18
ОŐİֱՙธㄦธՙ
x‫̶゜ں‬x゜‫ں‬ฎ

VAR-72561, VAR-72562 AND SDR-72563


ОŐİֱՙธㄦธՙ
x‫̶゜ں‬x゜‫ں‬ฎ

VAR-72561, VAR-72562 AND SDR-72563


Agenda Item No.: 24.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
VAR-72562 - VARIANCE RELATED TO VAR-72561 - PUBLIC HEARING -
APPLICANT/OWNER: 626 SOUTH 9TH STREET, LLC - For possible action on a request for
a Variance TO ALLOW SIX PARKING SPACES WHERE 22 SPACES ARE REQUIRED on
0.16 acres at 626 South 9th Street (APN 139-34-810-066), P-O (Professional Office) Zone, Ward
3 (Coffin) [PRJ-72527]. Staff recommends DENIAL.

MAY GO TO CITY COUNCIL ON 5/16/2018


OR MAY BE FINAL ACTION (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 10 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
VAR-72562

ОŐİֱՙธㄦธՙ
x‫̶゜ں‬x゜‫ں‬ฎ
VAR-72562

ОŐİֱՙธㄦธՙ
x‫̶゜ں‬x゜‫ں‬ฎ
Agenda Item No.: 25.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
ABEYANCE - RENOTIFICATION - SDR-72563 - SITE DEVELOPMENT PLAN REVIEW -
PUBLIC HEARING - APPLICANT/OWNER: 626 SOUTH 9TH STREET, LLC - For possible
action on a request for a Site Development Plan Review FOR A PROPOSED 4,107 SQUARE-
FOOT ADDITION TO AN EXISTING 2,274 SQUARE-FOOT OFFICE BUILDING WITH
WAIVERS TO ALLOW A TWO-FOOT SIDE YARD SETBACK WHERE FIVE FEET IS
REQUIRED, SIX PARKING SPACES WHERE 22 SPACES ARE REQUIRED, A 59
PERCENT LOT COVERAGE WHERE A MAXIMUM LOT COVERAGE OF 50 PERCENT
IS ALLOWED AND ZERO-FOOT WIDE PERIMETER LANDSCAPE BUFFERS ON THE
NORTH, SOUTH AND WEST PROPERTY LINES WHERE EIGHT FEET IS REQUIRED on
0.16 acres at 626 South 9th Street (APN 139-34-810-066), P-O (Professional Office) Zone, Ward
3 (Coffin) [PRJ-72527]. Staff recommends DENIAL.

MAY GO TO CITY COUNCIL ON 5/16/2018


OR MAY BE FINAL ACTION (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 18 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Traffic Notes from CLV Department of Public Works Traffic Engineering
4. Protest Postcards/E-Comment Log
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SDR-72563

ОŐİֱՙธㄦธՙ
x‫̶゜ں‬x゜‫ں‬ฎ
SDR-72563

ОŐİֱՙธㄦธՙ
x‫̶゜ں‬x゜‫ں‬ฎ
SDR 72563
626 South 9th Street, LLC

626 S 9th Street


Proposed 4.107 thousand square foot expansion of an existing 2.274 thousand square foot office building.

Existing Use

Average Daily Traffic (ADT) 11.03 25


AM Peak Hour GENERAL OFFICE BUILDING [1000 SF] 2.274 1.56 4
PM Peak Hour 1.49 3
Expansion
Proposed Expansion

Average Daily Traffic (ADT) 11.03 45


AM Peak Hour GENERAL OFFICE BUILDING [1000 SF] 4.107 1.56 6
PM Peak Hour 1.49 6

Total Use

Average Daily Traffic (ADT) 11.03 70


AM Peak Hour GENERAL OFFICE BUILDING [1000 SF] 6.381 1.56 10
PM Peak Hour 1.49 9

Existing traffic on nearby streets:


9th Street
Average Daily Traffic (ADT) 825
PM Peak Hour (heaviest 60 minutes) 66

Garces Avenue
Average Daily Traffic (ADT) 1,834
PM Peak Hour (heaviest 60 minutes) 147

Traffic Capacity of adjacent streets:


Adjacent Street ADT Capacity
9th Street 12,480
Garces Avenue 12,480

This project will add approximately 45 trips per day on 9th St. and Garces Ave. Currently, 9th is at about 7 percent of
capacity and Garces is at about 15 percent of capacity. With this project, these capacities are expected to remain
unchanged.

Based on Peak Hour use, this development will add into the area roughly 6 additional cars, or about one every ten
minutes.

Note that this report assumes all traffic from this development uses all named streets.
 
Agenda Item No.: 26.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
ABEYANCE - VAR-72572 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER:
CHETAK DEVELOPMENT CORPORATION - For possible action on a request for a Variance
TO ALLOW AN 871 SQUARE-FOOT SIGNAGE AREA WHERE 576 SQUARE FEET IS
THE MAXIMUM ALLOWED, TO ALLOW A 30-FOOT DISTANCE SEPARATION FROM
AN EXISTING FREESTANDING SIGN WHERE 100 FEET IS THE MINIMUM REQUIRED
AND TO ALLOW A PROPOSED 55-FOOT TALL FREESTANDING SIGN WHERE 40
FEET IS THE MAXIMUM ALLOWED on 1.89 acres at 2233 South Las Vegas Boulevard
(APN 162-03-410-007), C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-72534]. Staff
recommends DENIAL.

MAY GO TO CITY COUNCIL ON 5/16/2018


OR MAY BE FINAL ACTION (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 49 Planning Commission Mtg. 5
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Protest/Support Postcards and Protest Comment Email Log and Letter
VAR-72572 [PRJ-72534]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: CHETAK DEVELOPMENT
CORPORATION

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
VAR-72572 Staff recommends DENIAL, if approved subject to
conditions:

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 18

NOTICES MAILED 1235

PROTESTS 49

APPROVALS 5

JB
VAR-72572 [PRJ-72534]
Conditions Page One
April 10, 2018 - Planning Commission Meeting

** CONDITIONS **

VAR-72572 CONDITIONS

Planning

1. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.

2. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.

3. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.

4. Off- premise signage shall not be permitted on the subject site per Title 19.10.160
Las Vegas Boulevard Scenic Byway Overlay District.

5. All sign animation shall conform to the “Animated Signs Containing a Changeable
Electronic Message” provisions identified in Title 19.08.120(B)(11).

6. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.

JB
VAR-72572 [PRJ-72534]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The applicant has requested a Variance to allow a 871 square-foot signage area where
576 square feet is the maximum allowed, to allow a 30-foot distance separation from an
existing monument sign where 100 feet is the minimum required and to allow a 55-foot
tall freestanding sign where 40 feet is the maximum allowed at an existing motel located
at 2233 South Las Vegas Boulevard.

ISSUES

 A Variance is required to allow an 871 square-foot signage area where 576 square
feet is the maximum allowed. Staff does not support this request.
 A Variance is required to allow a 30-foot distance separation from an existing
monument sign where 100 feet is the minimum required. Staff does not support this
request.
 A Variance is required to allow a 55-foot tall freestanding sign where 40 feet is the
maximum allowed. Staff does not support this request.

ANALYSIS

The subject property is located within the Downtown Las Vegas Overlay and is subject
to Interim Downtown Las Vegas Development Standards (Appendix F) – Gateway
District and Las Vegas Boulevard Scenic Byway Overlay. The subject site is zoned C-2
(General Commercial). Per the Interim Downtown Las Vegas Development Standards
(Appendix F) freestanding signs within this commercial development must comply with
all Title 19.08 development standards and Title 19.10.160 Scenic Byway illumination
requirements, which require 75% exposed neon, animation, or any combination thereof.
The applicant is proposing to install the freestanding sign on the western perimeter of
the subject site adjacent to Las Vegas Boulevard.

As proposed the subject sign will provide a combination of 103 square-feet of exposed
neon letters spelling “Fun City” and a 672 square-foot 100 % animated LED video board
for a total of 775 square feet in signage area, which meets the Las Vegas Boulevard
Scenic Byway Overlay illumination requirements. In addition, the supporting pole
structure has been decorated with animated multi-colored circular back-lit cabinets.

JB
VAR-72572 [PRJ-72534]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting

However, Title 19.08.120 requires that the total area of all freestanding and monuments
signs not exceed two square feet of sign area for each lineal foot of street frontage. The
Las Vegas Boulevard street frontage is approximately 288 feet which allows a total sign
area of 576 square feet. As proposed the new 775 square-foot freestanding sign and
existing 96 square-foot freestanding sign will provide a total of 871 square feet of total
freestanding sign area, which exceeds the 576 square feet that is allowed.

As proposed, the new freestanding sign will be located 30 feet, 9 inches from an
existing 96 square-foot pylon sign located on the subject site, where Title 19.08.120
development standards requires a 100-foot separation between freestanding signs on
the same lot or in the same development. Also, the proposed 55-foot overall height of
the new freestanding sign exceeds Title 19.08.120 development standards, which
indicates 40 feet as the maximum allowable height.

No evidence of a unique or extraordinary circumstance has been presented. Staff has


determined that the proposed signage is inconsistent with the Title 19.08.120
development standards; therefore, staff recommends denial of this project.

FINDINGS (VAR-72572)

In accordance with the provisions of Title 19.16.140(B), Planning Commission and City
Council, in considering the merits of a Variance request, shall not grant a Variance in
order to:

1. Permit a use in a zoning district in which the use is not allowed;


2. Vary any minimum spacing requirement between uses;
3. Relieve a hardship which is solely personal, self-created or financial in nature.”

Additionally, Title 19.16.140(L) states:


“Where by reason of exceptional narrowness, shallowness, or shape of a specific
piece of property at the time of enactment of the regulation, or by reason of
exceptional topographic conditions or other extraordinary and exceptional
situation or condition of the piece of property, the strict application of any zoning
regulation would result in peculiar and exceptional practical difficulties to, or
exceptional and undue hardships upon, the owner of the property, a variance
from that strict application may be granted so as to relieve the difficulties or
hardship, if the relief may be granted without substantial detriment to the public
good, without substantial impairment of affected natural resources and without
substantially impairing the intent and purpose of any ordinance or resolution.”

JB
VAR-72572 [PRJ-72534]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

No evidence of a unique or extraordinary circumstance has been presented, in that the


applicant has created a self-imposed hardship by requesting to install signage that
exceeds the maximums allowed under the Title 19.08.120 development standards for
the C-2 (General Commercial) zoning district. Alternative design would allow
conformance to the Title 19 requirements. In view of the absence of any hardships
imposed by the site’s physical characteristics, it is concluded that the applicant’s
hardship is preferential in nature, and it is thereby outside the realm of NRS Chapter
278 for granting of Variances.

BACKGROUND INFORMATION

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The City Council approved a request for a Special Use Permit (SUP-
25068) for a proposed packaged liquor off-sale establishment at 2301
01/09/08
South Las Vegas Boulevard. The Planning Commission and Staff
recommended approval of the request.
The City Council approved a request for an Extension of Time (EOT-
31998) of an approved Special Use Permit (SUP-25068) for a
01/07/09
proposed packaged liquor off-sale establishment at 2301 South Las
Vegas Boulevard. Staff recommended approval of the request.
The Planning Department administratively approved for a Minor Site
Development Plan Review (SDR-33476) for the installation of a
04/09/09 Wireless Communication Facility, Stealth Design consisting of three
(3) antennas to an existing sign on top of the roof of an existing
building located at 2233 S. Las Vegas Boulevard.
The City Council approved a request for a Special Use Permit (SUP-
34158) for a Proposed Wireless Communication Facility, Stealth
07/01/09 Design within an existing 61-foot sign at 2233 South Las Vegas
Boulevard. The Planning Commission and Staff recommended
approval of the request.
The City Council approved a request for a Special Use Permit (SUP-
34859) for a proposed Tavern with a waiver to allow a distance
10/07/09 separation of 20 feet where 1,500 feet is required from a similar use at
2233 Las Vegas Boulevard. The Planning Commission and Staff
recommended approval of the request.
The Downtown Design Review Committee approved a request for a
10/13/09 Master Sign Plan (ARC-36213) for an existing retail suite at 2301 S.
Las Vegas Boulevard.

JB
VAR-72572 [PRJ-72534]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The Downtown Design Review Committee approved a request for a
10/12/10 signage review (ARC-39683) of an existing retail building at 2301
South Las Vegas Boulevard.
The City Council approved a request for a Special Use Permit (SUP-
39143) for a proposed 7,000 square-foot Gun Club, Skeet, Target
Range Or Archery Club (Indoor) at 2233 South Las Vegas Boulevard.
The Planning Commission and Staff recommended approval of the
request.
11/17/10
The City Council approved a request for an Extension of Time (EOT-
39839) of a previously approved Special Use Permit (SUP-34859) for
a proposed tavern with a waiver to allow a distance separation of 20
feet where 1,500 feet is required from a similar use at 2233 Las Vegas
Boulevard. Staff recommended approval of the request.
The Planning Department approved a request for a Site Development
Plan Review (SDR-41143) to reduce an Indoor Gun Club
Establishment with a retail store from 7,000 square-feet to 4,500
03/31/11 square-feet on 1.9 acres at 2233 South Las Vegas Boulevard.
The Planning Department approved a request for a Special Use Permit
(SUP-41144) to an approved Special Use Permit (SUP-39143) to
reduce an Indoor Gun Club Establishment with a retail store from
7,000 square-feet to 4,500 square-feet at 2233 South Las Vegas
Boulevard.
The Downtown Design Review Committee approved a request for a
10/18/11 signage design review (ARC-43385) on a Gun Club (Indoor) at 2233
South Las Vegas Boulevard.
The City Council approved a request for an Extension of Time (EOT-
47088) of a previously approved Special Use Permit (SUP-34859) for
12/05/12 a proposed tavern with a waiver to allow a distance separation of 20
feet where 1,500 feet is required from a similar use at 2233 Las Vegas
Boulevard. Staff recommended approval of the request.
The City Council approved a request for a Required Review (RQR-
48764) of an approved Special Use Permit (SUP-39143) for an
06/19/13 existing 4,500 square-foot Gun Club, Skeet, Target Range or Archery
Club (Indoor) at 2233 South Las Vegas Boulevard. Staff
recommended approval of the request.

JB
VAR-72572 [PRJ-72534]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The City Council approved a request for a Review of Condition (ROC-
50415) of a previously approved Special Use Permit (SUP-25068) to
delete condition #5 which states "the sale of individual containers of
any size of beer, wine coolers or screw cap wine is prohibited. All such
09/04/13 products shall remain in their original configurations as shipped by the
manufacturer. Further, no repackaging of containers into groups
smaller than the original shipping container size shall be permitted" at
2301 South Las Vegas Boulevard. Staff recommended approval of the
request.
The City Council approved a request for a Special Use Permit (SUP-
55233) for a proposed 2,542 square-foot Medical Marijuana
10/29/14
Dispensary at 2307 South Las Vegas Boulevard. The Planning
Commission and Staff recommended approval of the request.
The Planning Department approved a request for a Special Use Permit
(SUP-60505) of an approved Special Use Permit (SUP-55233) for the
08/12/15
proposed 398 square-foot expansion to an existing 2,542 square-foot
Medical Marijuana Dispensary at 2307 South Las Vegas Boulevard.
The Downtown Design Review Committee approved a request for a for
the review of exterior elevations and signage review (ARC-60939) in
09/15/15
association with an approved 2,940 square-foot Medical Marijuana
Dispensary at 2307 South Las Vegas Boulevard
The Planning Commission approved a request for a Special Use
Permit (SUP-63132) for a proposed 2,426 square-foot Liquor
Establishment (Tavern) with a waiver to allow a distance separation of
03/08/16
200 feet from a similar use and 1,470 feet from a city park where 1,500
feet is required at 2305 South Las Vegas Boulevard. Staff
recommended approval of the request
The City Council approved a request for a Review of Condition (ROC-
70552) of an approved Special Use Permit (SUP-55233) to allow a
06/21/17
Dual Use Marijuana Dispensary at 2307 South Las Vegas Boulevard.
Staff recommended approval of the request.
The Downtown Design Review Committee approved a request for a
review of proposed signage (ARC-72264) in association with an
12/14/17
approved Medical Marijuana Dispensary at 2307 South Las Vegas
Boulevard.
The Planning Commission voted (7-0) to hold VAR-72572 [PRJ-72534]
03/13/18
in abeyance to the April 10, 2018 Planning Commission meeting.

JB
VAR-72572 [PRJ-72534]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting

Most Recent Change of Ownership


07/06/02 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


A business license (#M08-0034) was issued for a Motel (Fun City
01/01/51
Motel) at 2233 South Las Vegas Boulevard. The license is still active.
A building permit (#90051709) was issued for remodeling (Fun City
01/02/90 Motel) at 2233 South Las Vegas Boulevard. The permit was finalized
on 02/28/1990.
A building permit (#90063103) was issued to retrofit rooms (Fun City
04/02/90 Motel) at 2233 South Las Vegas Boulevard. The permit was finalized
on 05/25/1990.
A building permit (#93183907) was issued for a sign (Chapel of the
04/21/93 Bells) at 2233 South Las Vegas Boulevard. The permit was finalized
on 05/11/1993.
A building permit (#147645) was issued to demolish a bungalow (Fun
09/17/09 City Motel) at 2233 South Las Vegas Boulevard. The permit has not
been finalized.
A building permit (#L-903-93) was issued for proposed signs (Strip
08/09/12 Gun Club) at 2233 South Las Vegas Boulevard. The permit has not
been finalized.

Pre-Application Meeting
A pre-application meeting was conducted with the applicant to review
01/23/18 the application materials and submittal requirements for a Variance for
a proposed on premise Freestanding Sign use.

Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.

Field Check
During a routine site inspection staff observed the subject site as a
02/01/18
well maintained commercial development.

Details of Application Request


Site Area
Net Acres 1.89

JB
VAR-72572 [PRJ-72534]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
General Retail
Motel
Wedding Chapel
Gun Club (Indoor)
Subject C-2 (General
Marijuana C (Commercial)
Property Commercial)
Dispensary
Liquor
Establishment
(Tavern)
General Retail C-2 (General
North C (Commercial)
Motel Commercial)
General Retail C-2 (General
South C (Commercial)
Parking Garage Commercial)
C-2 (General
East Shopping Center C (Commercial)
Commercial)
Motel C-2 (General
West C (Commercial)
General Retail Commercial)

Master and Neighborhood Plan Areas Compliance


Beverly Green/Southridge Neighborhood Plan N/A
Special Area and Overlay Districts Compliance
A-O (Airport Overlay) District (175 Feet) Y
DTLV-O (Downtown Las Vegas Overlay) Y
G-O (Gaming Enterprise Overlay) District Y
SB-O (Las Vegas Boulevard Scenic Byway Overlay) District Y
Other Plans or Special Requirements Compliance
Trails N/A
Las Vegas Redevelopment Plan Area Y
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A

JB
VAR-72572 [PRJ-72534]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting

DEVELOPMENT STANDARDS

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Master Plan of
Las Vegas
Primary Arterial Streets and 110 Feet N*
Boulevard
Highways
*Per Master Plan of Streets and Highway, Las Vegas Boulevard, is a Primary Arterial
that is be 120 feet wide.

Pursuant to Title 19.08 and 19.10.160 Development Standards


Freestanding Sign
Standards Allowed Provided Compliance
1 sign per 200 linear
1 existing Monument
feet of street frontage
Sign
Maximum Number (288 Feet of Street Y
1 Proposed
Frontage – Two Signs
Freestanding Sign
Allowed)
775 SF (Proposed
Freestanding Sign)
2 SF per linear foot of
Maximum Area 96 SF (Existing *N
street frontage (576 SF)
Freestanding Sign)
Total SF: 871
Maximum Height 40 feet 55 Feet *N
5 feet from all property
Minimum Setback 5 Feet Y
lines
Minimum 100-foot
separation between all
Additional freestanding and
30 Feet *N
Standards monument signs on the
same lot or in the same
development
13% Channel Letters
75% exposed neon, with Exposed Neon
Illumination LED, animation, or any and 87% LED Y
combination thereof Animated Electronic
Message Unit

JB
VAR-72572

ОŐİֱՙธㄦ̶ㅡ
x‫゜ں‬ธɱ゜‫ں‬ฎ
VAR-72572

ОŐİֱՙธㄦ̶ㅡ
x‫゜ں‬ธɱ゜‫ں‬ฎ
ОŐİֱՙธㄦ̶ㅡ
xธ゜‫ں‬ธ゜‫ں‬ฎ

VAR-72572 - REVISED
ОŐİֱՙธㄦ̶ㅡ
xธ゜‫ں‬ธ゜‫ں‬ฎ

VAR-72572 - REVISED
x̶゜ธฎ゜‫ں‬ฎ
ОŐİֱՙธㄦ̶ㅡ
VAR-72572 - REVISED
ОŐİֱՙธㄦ̶ㅡ
xธ゜‫ں‬ธ゜‫ں‬ฎ

VAR-72572 - REVISED
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ƆDzb㈠ฌ
ҜAОฌ

ԱḶḶìฌ
╗ธ‫ں‬Ɔ7Ő″‫ں‬Dz7 ̶7 Ɔ7ธ7ƆÛ7ㅡ7 ‫ں‬″ธֱx̶ֱㅡฌ
Ҝħ㌱γ֭к֭7Û㈠7ƆγŴ⑾֭7ֱ7A⎯⎯֭⎯⎯ਙผฌ ฎ7 ㅡ7 ฎ7 ㅡฌ
Ќਙ7кħŴ⇡ħкħ‫ੂש‬7ħ⎯7Ŵ⎯⎯—こ֭₡7⑾ਙผ7‫ש‬γ֭7Ŵ㌱㌱—ผŴ㌱ੂ7ਙ⑾7‫ש‬γ֭7₡Ŵ‫ש‬Ŵ7₡֭кħ่ħŴ‫֭ש‬₡7γ֭ผ֭ħ่㈠ฌ
ОAŐbDzՁ7ԱḶⓈЌCAŐùฌ bḶЌCḶҜ●Ќ●ⓈҜ7ⓈЌ●╗ฌ xx‫ں‬7ŐḶAC7ОAŐbDzՁ7ЌⓈҜԱDzŐฌ ‫ں‬ธㄦฌ ‫ں‬ธㅡฌ ‫ں‬ธ̶ฌ ″7 ㄦ7 ㅡ7 ̶7 ธฌ ‫ں‬ฌ
●่⑾ਙผこŴ‫ש‬ħਙ่7ਙ่7ผਙŴ₡⎯7Ŵ่₡7ਙ‫ש‬γ֭ผ7่ਙֱ่Ŵ⎯⎯֭⎯⎯֭₡7ऑŴผ㌱֭к⎯7こŴੂ7⇡֭7ਙ⇡‫ש‬Ŵħ่֭₡ฌ ㄦฌ ‫ں‬ฌ ㄦฌ ‫ں‬ฌ
ƆⓈԱ7ԱḶⓈЌCAŐùฌ A●Ő7ƆОAbDz7ОbՁฌ xx‫ں‬7 ОAŐbDzՁ7ЌⓈҜDzŐฌ ‫̶ں‬ฎฌ ‫̶ں‬ɱฌ ‫ں‬ㅡxฌ ՙ7 ฎ7 ɱ7 ‫ں‬x7 ‫ں ں‬7 ‫ں‬ธฌ
⑾ผਙこ7‫ש‬γ֭7ŐਙŴ₡7Cਙ㌱—こ่֭‫ש‬7Ձħ⎯‫ש‬ħ่‫ف‬7ħ่7‫ש‬γ֭7A⎯⎯֭⎯⎯ਙผƥ⎯7Ḷ⑾⑾ħ㌱֭㈠ฌ
ОҜ゜ՁC7ԱḶⓈЌCAŐùฌ ‫ں‬㈠xx7AbŐDzAḚDzฌ ‫ں‬ฎ7 ‫ں‬ՙ7 ‫ں‬″7 ‫ں‬ㄦ7 ‫ ں‬ㅡ7 ‫̶ں‬ฌ
Ő●ḚĠ╗7Ḷ?7ÛAù7ОbՁฌ ″ฌ ธฌ ″ฌ ธฌ
ŐḶAC7DzAƆDzҜDzЌ╗ฌ ‫ں‬ɱ7 ธx7 ธ‫ں‬7 ธธ7 ธ̶ฌ ธㅡฌ
╗γħ⎯7こŴऑ7ħ⎯7㌱ਙこऑħк֭₡7⑾ผਙこ7ਙ⑾⑾ħ㌱ħŴк7ผ֭㌱ਙผ₡⎯ⓒ7ħ่㌱к—₡ħ่‫ف‬7⎯—ผ‫⎯ੂ֭ﭨ‬7Ŵ่₡7₡֭֭₡⎯ⓒฌ ҜA╗bĠ7゜7ՁDzACDzŐ7Ձ●ЌDzฌ ƆⓈԱֱƆⓈŐ?AbDz7ОbՁฌ ОAŐbDzՁ7ƆⓈԱ゜ƆDzỢ7ЌⓈҜԱDzŐฌ ธxธ ‫ں‬″̶ฌ ‫ں‬″ธ7 ‫ں‬″‫ں‬ฌ ̶x7 ธɱ7 ธฎ7 ธՙ7 ธ″7 ธㄦฌ ՙฌ ̶ฌ ՙฌ ̶ฌ
⇡—‫ש‬7ਙ่кੂ7㌱ਙ่‫ש‬Ŵħ่⎯7‫ש‬γ֭7ħ่⑾ਙผこŴ‫ש‬ħਙ่7ผ֭‫—׀‬ħผ֭₡7⑾ਙผ7Ŵ⎯⎯֭⎯⎯こ่֭‫ש‬㈠77Ɔ֭֭7‫ש‬γ֭ฌ Ġ●Ɔ╗ḶŐ●b7ՁḶ╗7Ձ●ЌDzฌ ОԱ7ธㅡֱㅡㄦ ОՁA╗7ŐDzbḶŐC●ЌḚ7ЌⓈҜԱDzŐ7

ЌḶ╗DzƆฌ
ผ֭㌱ਙผ₡֭₡7₡ਙ㌱—こ่֭‫⎯ש‬7⑾ਙผ7こਙผ֭7₡֭‫ש‬Ŵħк֭₡7к֭‫ف‬Ŵк7ħ่⑾ਙผこŴ‫ש‬ħਙ่㈠ฌ ̶‫ں‬7 ̶ธ7 ̶̶7 ̶ㅡ7 ̶ㄦ7 ̶″ฌ
Ġ●Ɔ╗ḶŐ●b7ƆⓈԱ7ԱḶⓈЌCAŐùฌ ԱՁḶbì7ЌⓈҜԱDzŐฌ ‫ں‬ՙ″ฌ ‫ں‬ՙՙ7 ‫ں‬ՙฎฌ ฎฌ ㅡฌ ฎฌ ㅡฌ
ⓈƆDz7╗Ġ●Ɔ7ƆbAՁDzӧ?DzDz╗ỏ7ÛĠDzЌ7ҜAО7ŐDzCⓈbDzC7?ŐḶҜ7‫ںں‬Ṳ‫ں‬ՙ7ḶŐ●Ḛ●ЌAՁ7 Ġ●Ɔ╗ḶŐ●b7ОҜ゜ՁC7ԱḶⓈЌCAŐù ฌ
ㄦ7

ҜAО7ՁDzḚDzЌCฌ
ㄦ7 ՁḶ╗7ЌⓈҜԱDzŐฌ
ƆDzb╗●ḶЌ7Ձ●ЌDzฌ Ő֭‫̬ﭨ‬ฌ
ㄦ゜̶゜ธx‫ں‬″7 ㄦ7 ‫ں‬7 ㄦ7 ‫ں‬ฌ
x7 ‫ں‬xx7 ธxx7 ㅡxx7 ″xx7 ฎxx7 ḚՁㄦ7 ḚḶЋ㈠7ՁḶ╗7ЌⓈҜԱDzŐ7 Ɔ㌱Ŵк̬֭7‫ں‬फ7ए7ธxxƥ7

‫ں‬

‫ں‬
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‫ںں‬


О╗7‫ں‬ฌ ‫ں‬ธ7 ɱ″㈠̶ՙฌ

‫ں‬ธ
ฎฌ

‫̶ں‬
‫ں ں‬ㄦ

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ㄦㅡ㈠ɱ

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‫ں‬ฎ7 ‫ں‬ՙ7 ՙ̶㈠̶″

̶㈠ɱ
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ՁDzAƆDz7 xฌ ฎธ㈠ฎㄦฌ ‫ ںں‬ฎ㈠″ธฌ
ธ‫ں̶ں‬ㅡ‫ں‬ㄦ‫ں‬″‫ں‬ՙ‫ں‬ฎฌ xธxฌ
ՙ x㈠ㄦ″

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‫ں‬ฌ
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ธㄦ7 ธㄦฌ

ㄦx

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‫ ں‬xxฌ


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ОԱ7ธֱ‫ں‬xx7 ฎx㈠ɱธ
ՙ‫ ں‬㈠‫ ں‬ธ

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″x ㈠̶

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x̶ธฌ x̶xฌ x‫ں‬ՙฌ


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xxՙ7
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VAR-72572
VAR-72572 [PRJ-72534] - VARIANCE - APPLICANT/OWNER: CHETAK DEVELOPMENT CORPORATION
2233 SOUTH LAS VEGAS BOULEVARD
02/01/18
VAR-72572 [PRJ-72534] - VARIANCE - APPLICANT/OWNER: CHETAK DEVELOPMENT CORPORATION
2233 SOUTH LAS VEGAS BOULEVARD
02/01/18
VAR-72572
ОŐİֱՙธㄦ̶ㅡ
x‫゜ں‬ธɱ゜‫ں‬ฎ
ОŐİֱՙธㄦ̶ㅡ
x‫゜ں‬ธɱ゜‫ں‬ฎ

VAR-72572
ОŐİֱՙธㄦ̶ㅡ

VAR-72572 x‫゜ں‬ธɱ゜‫ں‬ฎ
Agenda Item No.: 27.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
ABEYANCE - SUP-72576 - SPECIAL USE PERMIT - PUBLIC HEARING -
APPLICANT/OWNER: EMERALD INVESTMENTS SERIES 2, LLC - For possible action on
a request for a Special Use Permit FOR AN EXISTING SHORT-TERM RESIDENTIAL
RENTAL USE at 8616 Cremona Drive (APN 163-05-513-027), R-1 (Single Family Residential)
Zone, Ward 2 (Seroka) [PRJ-72514]. Staff recommends APPROVAL.

MAY GO TO CITY COUNCIL ON 5/16/2018


OR MAY BE FINAL ACTION (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 44 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Location, Aerial and Special Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Protest Postcards/Comment Forms/Letters and E-Comment Log
SUP-72576 [PRJ-72514]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: EMERALD INVESTMENTS SERIES 2,
LLC

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
SUP-72576 Staff recommends APPROVAL, subject to conditions: N/A

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 28

NOTICES MAILED 612

PROTESTS 44

APPROVALS 0

DC
SUP-72576 [PRJ-72514]
Conditions Page One
April 10, 2018 - Planning Commission Meeting

** CONDITIONS **

SUP-72576 CONDITIONS

Planning

1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Short-
Term Residential Rental use.

2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.

3. The use shall not include the rental or occupancy of an accessory structure (Class
I or II), a tent, a trailer or a mobile unit.

4. All necessary business licenses shall be obtained in compliance with Title 6 prior to
any rental activities.

5. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.

6. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.

7. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.

DC
SUP-72576 [PRJ-72514]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The applicant is proposing to operate a Short-Term Residential Rental use within the
existing single-family dwelling at 8616 Cremona Drive.

The subject site has been operating as a Short-Term Residential Rental with a business
license issued on 12/20/16, but requires a Special Use Permit to continue operating
after 6/30/19 per Ordinance No. 6585.

ISSUES

 Pursuant to Title 19.12, a Short-Term Residential Rental use is permitted in the R-1
(Single Family Residential) zoning district as a Conditional Use.
 The applicant will not comply with the owner occupied requirements of the
conditional use regulations and therefore per Title 19.12.040 a Special Use Permit is
required.
 The applicant has been operating a Short-Term Residential Rental at this site under
business license (#G64-08519) issued on 12/20/16. The applicant received
planning approval through a Conditional Use Verification (CUV-67944) issued on
11/28/16.

ANALYSIS

The subject property contains a single-family dwelling, is zoned R-1 (Single Family
Residential); and is subject to Title 19 requirements. The dwelling contains three
bedrooms per the Clark County Assessor’s records. The site is also developed with a
detached accessory structure. The Short-Term Residential Rental definition specifically
prohibits the rental or occupancy of an accessory structure (Class I or II), a tent, a trailer
or a mobile unit. Staff has included a recommended condition that includes that
restriction.

A Short-Term Residential Rental use is permitted in the R-1 (Single Family Residential)
zoning district as a Conditional Use. The proposed use would not meet the Conditional
Use Regulations requiring it to be owner occupied during each period the unit is rented;
therefore, per Title 19.12.040 a Special Use Permit is required.

DC
SUP-72576 [PRJ-72514]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting

The Short-Term Residential Rental use is defined as “The commercial use, or the
making available for commercial use, of a residential dwelling unit for dwelling, lodging
or sleeping purposes, wherein any individual guest rents or occupies the entire dwelling
unit or one or more individual rooms within the unit for a period of less than 31
consecutive calendar days. This use does not include a “Community Residence,”
“Facility for Transitional Living for Released Offenders,” or any other facility with
dwelling units that is specifically defined in Chapter 19.18. For purposes of this Title, this
use does not include the rental or occupancy of an accessory structure (Class I or II), a
tent, a trailer or a mobile unit. In the case of a single parcel containing more than one
dwelling unit, each dwelling unit constitutes a separate short-term residential rental
use.” Per the applicant’s justification letter date stamped on 01/19/18, the site is
currently licensed to operate as a Short-Term Residential Rental and complies with all
the requirements set forth in Title 19 including but not limited to being no closer than
660 feet to another short-term rental use. That applicant holds an existing valid
business license and states that they are timely in submitting their request for a Special
Use Permit and comply with all the requirements of a short-term residential rental use.
Additionally, the following analysis is required:

The Minimum Special Use Permit Requirements for this use include: (The requirements
marked with an asterisk cannot be waived.)

*1. The operator must obtain a business license to operate the use.

If this Special Use Permit is approved, the applicant will be required to obtain a
business license prior to operating.

*2. The use must comply on an ongoing basis with all governmental licensing and
regulatory requirements, including the payment of applicable room taxes and
licensing fees.

If a business license is issued for this Short-Term Residential Rental, it will be


subject to license renewal and annual compliance review to ensure that all
regulatory requirements continue to be met.

*3. The use must comply with the City’s noise regulations as they apply to residential
uses, as well as any applicable provisions of the Municipal Code that may pertain
to odor nuisances.

The Code Enforcement Division will investigate noise and odor nuisance
allegations and take enforcement action when appropriate. Reports of violations
will be forwarded to the Business Licensing Division for action when appropriate.

DC
SUP-72576 [PRJ-72514]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

*4. Vehicle parking associated with the use shall comply with applicable parking
regulations, and vehicles of guests and invitees shall not obstruct traffic or
access to other properties in the area.

The Code Enforcement Division will investigate traffic and access obstruction
allegations and take enforcement action when appropriate. Reports of violations
will be forwarded to the Business Licensing Division for action when appropriate.

*5. In addition to and independent of any enforcement authority or remedy described


in this Title, the failure to comply with a Minimum Special Use Permit
Requirement or other condition of approval associated with this use may be
enforced as in the case of a violation of Title 6 by means of a civil proceeding
pursuant to LVMC 6.02.400 to 6.02.460, inclusive.

If a business license is issued for this Short-Term Residential Rental, it will be


subject to license renewal and annual compliance review to ensure that all
regulatory requirements continue to be met.

*6. The use is allowed in the P-O, O, C-1, C-2 and C-PB Zoning Districts only in
connection with the residential component of a mixed-use development or in a
dwelling unit permitted as a legal nonconforming use.

This condition does not apply, as the subject site is not zoned P-O, O, C-1, C-2
or C-PB.

*7. The maximum occupancy of the residential dwelling unit shall not exceed the
limits provided for in LVMC 6.75.090.

The Code Enforcement Division will investigate maximum occupancy allegations


and take enforcement action when appropriate. Reports of violations will be
forwarded to the Business Licensing Division for action when appropriate.

8. The use may not be located closer than 660 feet to any other Short-Term
Residential Rental use (measured from property line to property line).

The proposed use meets this requirement, as the subject property is over 1,260
feet from the nearest Short-Term Residential Rental use.

The applicant has been operating a Short-Term Residential Rental at this site under
business license (#G64-08519) issued on 12/20/16. The applicant received planning
approval through a Conditional Use Verification (CUV-67944) issued on 11/28/16.

DC
SUP-72576 [PRJ-72514]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting

Additional parking for a Short-Term Residential Rental is only required if the unit has
more than five bedrooms, at which point one additional space shall be required for
every two additional bedrooms or fractional portion thereof. The proposed Short-Term
Residential Rental has three bedrooms and therefore is not required to provide
additional parking.

The subject property is located within a residential neighborhood. The site meets the
distance separation requirement, is an established use with no public Code
Enforcement complaints against it, has been licensed since 11/28/16 and can be
conducted in a manner that is harmonious with the existing surrounding land uses.
Therefore, staff recommends approval subject to conditions.

FINDINGS (SUP-71248)

In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:

1. The proposed land use can be conducted in a manner that is harmonious


and compatible with existing surrounding land uses, and with future
surrounding land uses as projected by the General Plan.

The proposed Short-Term Residential Rental use can be conducted in a manner


that is harmonious and compatible with the existing surrounding land uses. The
subject property is located more than 660 feet from another Short-Term
Residential Use.

2. The subject site is physically suitable for the type and intensity of land use
proposed.

The subject site is physically suitable for the use as a Short-Term Residential
Rental.

3. Street or highway facilities providing access to the property are or will be


adequate in size to meet the requirements of the proposed use.

The proposed Short-Term Residential Rental use will be accessed from Cremona
Drive, a 49-foot wide local street, which will provide adequate access for the
proposed use.

DC
SUP-72576 [PRJ-72514]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting

4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.

The approval of the Special Use Permit on this subject property will be subject to
conditions of approval, business license approval, and compliance inspections to
assure it will not compromise the public health safety and welfare.

5. The use meets all of the applicable conditions per Title 19.12.

The proposed Short-Term Residential Rental use complies with all of the Special
Use Permit requirements listed in Title 19.12.

BACKGROUND INFORMATION

Related Relevant City Actions by Planning, Fire, Bldg., etc.


A Conditional Use Verification (CUV-67944) was issued for a short
11/28/16
term residential rental use at 8616 Cremona Drive.
The Department of Planning – Code Enforcement Division approved
12/19/16 an inspection of the subject site for the purpose of a Short-Term
Residential Rental business license.
The Planning Commission voted (7-0) to hold SUP-72576 [PRJ-72514]
03/13/18
in abeyance to the April 10, 2018 Planning Commission meeting.

Most Recent Change of Ownership


11/30/16 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


1987 A single family residence was constructed at 8616 Cremona Drive.
A business license (#G64-08519) for a short term residential rental use
12/20/16
at 8616 Cremona Drive was issued.

Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant where the
01/18/18 submittal requirements for a Special Use Permit for a Short-Term
Residential Rental were discussed.

DC
SUP-72576 [PRJ-72514]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting

Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.

Field Check
Staff conducted a routine field check and found a well-maintained
02/02/18
single family dwelling.

Details of Application Request


Site Area
Net Acres 0.18

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
Subject Single Family, L (Low Density R-1 (Single Family
Property Detached Residential) Residential)
Single Family, L (Low Density R-1 (Single Family
North
Detached Residential) Residential)
Single Family, L (Low Density R-1 (Single Family
South
Detached Residential) Residential)
Single Family, L (Low Density R-1 (Single Family
East
Detached Residential) Residential)
Single Family, L (Low Density R-1 (Single Family
West
Detached Residential) Residential)

Master and Neighborhood Plan Areas Compliance


No Applicable Master Plan Area N/A
Special Area and Overlay Districts Compliance
No Applicable Special Area or Overlay Districts N/A
Other Plans or Special Requirements Compliance
Trails N/A
Las Vegas Redevelopment Plan Area N/A
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A

DC
SUP-72576 [PRJ-72514]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting

DEVELOPMENT STANDARDS

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Planned Streets and
Cremona Drive Local Street 49 Y
Highways Map

DC
SUP-72576
SUP-72576

ОŐİֱՙธㄦ‫ں‬ㅡ
x‫゜ں‬ธɱ゜‫ں‬ฎ
ОŐİֱՙธㄦ‫ں‬ㅡ
x‫゜ں‬ธɱ゜‫ں‬ฎ

SUP-72576
SUP-72576

ОŐİֱՙธㄦ‫ں‬ㅡ
x‫゜ں‬ธɱ゜‫ں‬ฎ
SUP-72576 [PRJ-72514] - SPECIAL USE PERMIT - APPLICANT/OWNER: EMERALD INVESTMENTS SERIES 2, LLC
8616 CREMONA DRIVE
02/01/18
SUP-72576 [PRJ-72514] - SPECIAL USE PERMIT - APPLICANT/OWNER: EMERALD INVESTMENTS SERIES 2, LLC
8616 CREMONA DRIVE
02/01/18
PRJ-72514
01/29/18

SUP-72576
Agenda Item No.: 28.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
GPA-72719 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: KB
HOME NEVADA, INC. - OWNER: MEXICAN GOLD & OIL EXPLORATION TRUST, ET
AL - For possible action on a request for a General Plan Amendment FROM: DR (DESERT
RURAL DENSITY RESIDENTIAL) TO: L (LOW DENSITY RESIDENTIAL) on 4.33 acres at
the northwest corner of Hickam Avenue and Pioneer Way (APN 138-03-305-006), Ward 4
(Anthony) [PRJ-72639]. Staff recommends APPROVAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 3 Planning Commission Mtg. 1
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Staff Report - GPA-72719 AND ZON-72722 [PRJ-72639]
3. Supporting Documentation - GPA-72719 AND ZON-72722 [PRJ-72639]
4. Photo(s) - GPA-72719 AND ZON-72722 [PRJ-72639]
5. Justification Letter - GPA-72719 AND ZON-72722 [PRJ-72639]
6. School Development Tracking Form from Clark County School District - GPA-72719 AND
ZON-72722 [PRJ-72639]
7. Protest/Support Postcards for GPA-72719 and ZON-72722 PRJ-72639]
GPA-72719 AND ZON-72722 [PRJ-72639]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT: KB HOME NEVADA, INC. - OWNER: MEXICAN
GOLD & OIL EXPLORATION TRUST, ET AL

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
GPA-72719 Staff recommends APPROVAL.
ZON-72722 Staff recommends APPROVAL. GPA-72719

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 23

NOTICES MAILED 527 - GPA-72719 and ZON-72722

PROTESTS 3

APPROVALS 1

SS
GPA-72719 AND ZON-72722 [PRJ-72639]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The applicant is requesting to rezone an undeveloped 4.30-acre property located at the


northwest corner of Hickam Avenue and Pioneer Way. This property is undeveloped
and currently zoned U (Undeveloped) with a General Plan designation of DR (Desert
Rural Density Residential). A General Plan Amendment is also necessary to allow for
zoning districts that allow higher density on the site than currently allowed.

ISSUES

 A General Plan Amendment is requested to change the General Plan land use
designation from DR (Desert Rural Density Residential) to L (Low Density
Residential) on the subject property.
 A Rezoning is requested to change the zoning designation of the subject property
from U (Undeveloped) [DR (Desert Rural Density Residential) General Plan
Designation] to R-1 (Single Family Residential).
 A tentative map has not been submitted for this site that would exhibit more specific
development characteristics such as the number of lots and lot sizes.

ANALYSIS

The site is located in an area of residential character with varying lots sizes in each
direction. Lots to the east and south are located within city limits; lots to the north and
west are unincorporated. The neighboring lots within city limits average 5,775 square
feet to the east and 6,630 square feet to the south. Neighboring unincorporated lots to
the north and west are much larger, ranging from 0.47 acre to 1.34 acres. Lots to the
north and west are zoned R-E (Rural Estates Residential); lots to the east are zoned R-
PD8 (Residential Planned Development – 8 Units per Acre); and lots to the south are
zoned R-1 (Single Family Residential).

The adjacent lots located in unincorporated Clark County are within the Joint Land Use
Planning Area established by the Interlocal Agreement between the City of Las Vegas
and Clark County on 12/21/16. These properties are not within any “excepted” area,
which means that they would not be limited in their density should they be annexed in
the future. Properties within these County areas are currently limited to two dwelling
units per acre according to their Clark County land use designation.

SS
GPA-72719 AND ZON-72722 [PRJ-72639]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting

The proposed L (Low Density Residential) General Plan designation generally permits
single-family detached homes on various lot sizes, including mobile and manufactured
homes. The L (Low Density Residential) designation supports the U (Undeveloped), R-
E (Residence Estates) R-D (Single Family Residential-Restricted), R-SL (Residential
Small Lot), R-1 (Single Family Residential) and R-MH (Mobile/Manufactured Home)
zoning districts, with a maximum gross density of 5.49 dwelling units per acre. The
proposed R-1 (Single Family Residential) zoning district would allow single family
residential residences with a minimum lot size of 6,500 square feet and lot widths of 60
feet. If the proposed designations are approved, a maximum of 23 units could be
constructed on the site, an increase of 13 units from the current DR (Desert Rural
Density Residential) designation, not excluding nonresidential area such as streets,
drainage areas or open space that would further decrease density.

The Clark County School District (CCSD) has commented on the impact future
development might have on the three levels of schools in the area. CCSD notes that
Ruth Deskin Elementary School, Justice Myron Leavitt Middle School and Centennial
High School are all over capacity for the 2017-18 school year. Ruth Deskin is 130
percent of capacity, Leavitt is 101 percent of capacity and Centennial is 122% of
program capacity. The specific impact cannot be projected until such time as a
tentative map showing a specific number of lots is submitted.

The most recent attempts at rezoning the property to a higher residential density have
either resulted in denial or withdrawal. The property had been successfully rezoned R-
PD2 in 2002 for a total of 10 lots; however, that approval expired in 2006 and the R-PD
District is no longer an option for rezoning through the Unified Development Code (Title
19). A request to rezone the property to R-CL (Single Family Compact-Lot) was denied
in 2014 and a request to rezone to R-1 (Single Family Residential) with no
accompanying development plans was withdrawn by the applicant without prejudice in
2016. Pursuant to Title 19.16.030 and 090, at least one year must elapse before
acceptance of an application for General Plan Amendment or Rezoning after withdrawal
of applications requesting the same classification (in this case to the L designation and
R-1 District); the proposal meets this criteria.

Consistent with its determinations in 2016, staff finds the proposed change to the L
(Low Density Residential) land use designation and R-1 (Single Family Residential)
zoning district to be compatible with the surrounding designations and districts on
surrounding residential properties. If these requests are denied, the property would
remain designated DR (Desert Rural Density Residential) by the General Plan and
zoned U (Undeveloped).

SS
GPA-72719 AND ZON-72722 [PRJ-72639]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

FINDINGS (GPA-72719)

Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following
conditions be met in order to justify a General Plan Amendment:

1. The density and intensity of the proposed General Plan Amendment is


compatible with the existing adjacent land use designations;

The allowable density of the proposed L (Low Density Residential) of up to 5.49


dwelling units per acre is compatible for the surrounding area, which is designated
for densities of 2.00 to 5.50 dwelling units per acre.

2. The zoning designations allowed by the proposed amendment will be


compatible with the existing adjacent land uses or zoning districts;

The proposed L (Low Density Residential) designation would allow for


establishment of residential densities up to 5.49 dwelling units per acre within the
R-E (Residence Estates) R-D (Single Family Residential-Restricted), R-SL
(Residential Small Lot), R-1 (Single Family Residential) and R-MH
(Mobile/Manufactured Home) zoning districts. These districts are compatible
with the adjacent residential zoning districts within the L (Low Density
Residential) designation.

3. There are adequate transportation, recreation, utility, and other facilities to


accommodate the uses and densities permitted by the proposed General
Plan Amendment; and

Adequate utilities will be extended to this area. The site is within one-quarter to
one-half mile of park and school facilities. Most commercial services are located
0.25 miles east, near U.S. 95 and Craig Road. Future residents would have easy
access to and from the site via U.S. 95 (interchange at Craig Road) and grade
separation over U.S. 95 at Alexander Road.

4. The proposed amendment conforms to other applicable adopted plans and


policies.

There are no special area plans that apply to the subject site. The Newly
Developing Areas section of the Las Vegas 2020 Master Plan recommends the
provision of more diversity in housing choices for residents, greater walkability
both within neighborhoods and to area amenities, and access to public
transportation. Careful site planning will ensure that any proposed residential
development on this site would be able to meet these goals.

SS
GPA-72719 AND ZON-72722 [PRJ-72639]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting

FINDINGS (ZON-72722)

In order to approve a Rezoning application, pursuant to Title 19.16.090(L), the Planning


Commission or City Council must affirm the following:

1. The proposal conforms to the General Plan.

With approval of the proposed General Plan Amendment to the L (Low Density
Residential) designation, the proposed rezoning of the subject site to R-1 (Single
Family Residential) would conform to the City’s General Plan.

2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.

The proposed R-1 (Single Family Residential) zoning district will allow single
family residential land uses that will be compatible with the low and rural densities
established on neighboring properties.

3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.

This undeveloped property is appropriate for residential development, as it is


surrounded on all sides by developed single-family homes. Recent growth in this
area has included primarily small and moderate sized residential lots.

4. Street or highway facilities providing access to the property are or will be


adequate in size to meet the requirements of the proposed zoning district.

The site is bordered on three sides by Pioneer Way, Hickam Avenue and Tioga
Way, all 60-foot Minor Collectors, as designated by the Title 13 Street
Classification system. When fully improved, these streets will have appropriate
capacity to meet the requirements of the proposed R-1 (Single Family Residential)
zoning district.

SS
GPA-72719 AND ZON-72722 [PRJ-72639]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting

BACKGROUND INFORMATION

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The City Council approved a Petition to Annex (A-0023-95)
approximately 5.2 acres of land at the northeast corner of Tioga Way
03/06/96
and Hickam Avenue into the City of Las Vegas. The effective date was
03/15/96.
The City Council approved a Rezoning (Z-0024-02) from U
(Undeveloped) [DR (Desert Rural Density Residential) General Plan
06/05/02 designation] to R-PD2 (Residential Planned Development – 2 Units
per Acre) on 5.00 acres at the northwest corner of Pioneer Way and
Hickam Avenue. The Resolution of Intent expired 06/05/06.
The City Council approved a Site Development Plan Review [Z-0024-
02(1)] for a proposed 10-lot single family residential development on
06/05/02
5.0 acres at the northwest corner of Pioneer Way and Hickam Avenue.
The approval expired 06/05/06.
The Planning Commission approved a Tentative Map (TM-0057-02)
for a 10-lot single-family residential subdivision on 5.00 acres at the
10/10/02
northwest corner of Pioneer Way and Hickam Avenue. The approval
expired 10/10/04.
A Final Map (FMP-2462) for a 10-lot single family residential
subdivision on 5.00 acres at the northwest corner of Pioneer Way and
05/27/03 Hickam Avenue was submitted to the City for technical review. The
map was not recorded within mandated time limits and is no longer
valid.
The City Council approved an Extension of Time (EOT-4589) of an
approved Rezoning (Z-0024-02) from U (Undeveloped) [DR (Desert
07/21/04 Rural Density Residential) General Plan Designation] to R-PD2
(Residential Planned Development – 2 Units per Acre) on the subject
site. The approval expired 06/05/06.
The City Council approved an Extension of Time (EOT-4591) of an
approved Site Development Plan Review [Z-0024-02(1)] for a 10-lot
07/21/04
single family residential development on the subject site. The approval
expired 06/05/06.
A Code Enforcement case (#38521) was processed for dumped
materials on the lot that need to be cleaned at the northwest corner of
02/21/06
Pioneer Way and Hickam Avenue. The case was resolved on
10/11/06.
A Code Enforcement case (#59447) was processed for trash on a
11/01/07 vacant lot at the northwest corner of Pioneer Way and Hickam
Avenue. The case was resolved on 02/11/08.

SS
GPA-72719 AND ZON-72722 [PRJ-72639]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting

Related Relevant City Actions by Planning, Fire, Bldg., etc.


A Code Enforcement case (#75188) was processed for a large dead
03/05/09 tree that needs to be removed at the northwest corner of Pioneer Way
and Hickam Avenue. The case was resolved on 03/06/09.
The City Council denied a request for a General Plan Amendment
(GPA-49530) from DR (Desert Rural Density Residential) to ML
02/19/14 (Medium Low Density Residential) on 4.30 acres at the northwest
corner of Pioneer Way and Hickam Avenue. The Planning
Commission and staff recommended denial of the request.
The City Council denied a request for a Rezoning (ZON-49531) from:
U (Undeveloped) [DR (Desert Rural Density Residential) General Plan
02/19/14 Designation] to: R-CL (Single Family Compact-Lot) on 4.30 acres at
the northwest corner of Pioneer Way and Hickam Avenue. The
Planning Commission and staff recommended denial of the request.
The City Council Withdrew without Prejudice a request for a General
Plan Amendment (GPA-62126) from DR (Desert Rural Density
11/02/16 Residential) to L (Low Density Residential) on 4.30 acres at the
northwest corner of Hickam Avenue and Pioneer Way. The Planning
Commission recommended denial; staff recommended approval.
The City Council Withdrew without Prejudice a request for a Rezoning
(ZON-62127) from U (Undeveloped) [DR (Desert Rural Density
11/02/16 Residential) to R-1 (Single Family Residential) on 4.30 acres at the
northwest corner of Hickam Avenue and Pioneer Way. The Planning
Commission recommended denial; staff recommended approval.

Most Recent Change of Ownership


05/26/15 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


There are no relevant business licenses or building permits related to this site.

Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss
02/04/18 submittal requirements for a General Plan Amendment and Rezoning
of the subject site.

SS
GPA-72719 AND ZON-72722 [PRJ-72639]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting

Neighborhood Meeting
A required neighborhood meeting was held at the Durango Hillis
Community Center/YMCA at 3521 North Durango Drive, Las Vegas to
discuss the proposed change in density and zoning. There were 15
members of the public in attendance, as well as four members of the
development team, one member of the Ward 4 City Council Office and
one Department of Planning staff member.

The applicant explained that it intends to purchase the subject property


in order to construct 2,300-2,700 square-foot single-story homes
thereon. A site plan was displayed showing 18 lots, with nine lots
situated on each side of a single street with a cul-de-sac termination.
The price range would be from $300,000 to $500,000. Perimeter walls
with sufficient height to screen the property from adjacent lots would
be built by the applicant. [NOTE: This plan has not been submitted for
review at this time, nor has any map to subdivide the property been
submitted.]
03/19/18
The neighborhood residents in attendance were not opposed to
development of the site (having objected to previous proposals for
higher density) but rather to the number of lots and therefore the
density proposed. They would prefer a buffer of larger lots along the
north property line. Some residents were in favor of a total of eight
lots; others may be willing to compromise with a reduced number of
lots along the north property line. The applicant stated that it will not
build on half-acre lots and that 10,000 square-foot lots would not sell in
this neighborhood, but would be willing to make a compromise
regarding the total number of lots.

The neighborhood residents stated that it would not be reasonable to


consider only lots to the east and south and ignore the rural lots to the
north when determining whether R-1 zoning would be “compatible”
with existing zoning in the area. The rural lots abut the subject site,
whereas the smaller lots are separated from the site by streets.

Field Check
The site is undeveloped, enclosed by temporary chain link fencing.
Mounds of dirt are stockpiled in various locations. Hickam Avenue and
Tioga Way are partially unimproved, and above ground utility lines are
03/01/18
situated in the right-of-way adjacent to the site. The site abuts the rear
and side yards of two single family homes and accessory storage
along the north property line.

SS
GPA-72719 AND ZON-72722 [PRJ-72639]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting

Details of Application Request


Site Area
Net Acres 4.30

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
Subject DR (Desert Rural
Undeveloped U (Undeveloped)
Property Density Residential)
R-E (Rural Estates
Single Family, RN (Rural
North Residential) – Clark
Detached Neighborhood)
County
Single Family, L (Low Density R-1 (Single Family
South
Detached Residential) Residential)
R-PD8 (Residential
Single Family, L (Low Density
East Planned Development –
Detached Residential)
8 Units per Acre)
R-E (Rural Estates
Single Family, RN (Rural
West Residential) – Clark
Detached Neighborhood)
County

Master and Neighborhood Plan Areas Compliance


No Applicable Master Plan Area N/A
Special Area and Overlay Districts Compliance
A-O (Airport Overlay) District Y
Other Plans or Special Requirements Compliance
Trails N/A
Las Vegas Redevelopment Plan Area N/A
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification
N/A
Assessment)
Project of Regional Significance N/A

SS
GPA-72719 AND ZON-72722 [PRJ-72639]
Staff Report Page Nine
April 10, 2018 - Planning Commission Meeting

DEVELOPMENT STANDARDS

Pursuant to Title 19.06, the following standards apply:


Standard Required/Allowed
Min. Lot Size 6,500 SF
Min. Lot Width 60 Feet
Min. Setbacks
 Front 20 Feet
 Side 5 Feet
 Corner 15 Feet
 Rear 15 Feet
Max. Lot Coverage 50 %
Max. Building Height 2 Stories/35 Feet

Existing Zoning Permitted Density Units Allowed


U (Undeveloped) 2.18 du/ac 9
Proposed Zoning Permitted Density Units Allowed
R-1 (Single Family
5.49 du/ac* 23
Residential)
Existing General Plan Permitted Density Units Allowed
DR (Desert Rural Density
2.49 du/ac 10
Residential)
Proposed General Plan Permitted Density Units Allowed
L (Low Density Residential) 5.49 du/ac 23
*Density is limited to the maximum allowable density of the existing or proposed General
Plan designation of the subject property.

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Hickam Avenue Minor Collector Title 13 32 N*
Tioga Way Minor Collector Title 13 51 N*
Pioneer Way Minor Collector Title 13 60 Y
*Street improvements will be reviewed as part of a tentative map for future residential
development.

SS
GPA-72719

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GPA-72719

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GPA-72719

N MONTE CRISTO WAY


W CRAIG RD

CITY FAIR ST
HORIZON HOM
N TIOGA WAY
TOR DERO ST

RNP

ES ST
HELENA AVE
N BUFFALO DR
MAST HEAD ST

DR
R
N PIONEER WAY

SUBJECT
HICKAM AVE

THUND ER TWICE ST
L
PROPERTY DAILY DOUBLE AVE

SAND PEBBLE LN ML
SPRING CREST LN

FLORINE AVE
HOLLYWOOD PARK AVE
WILD MAGIC ST

EXCALIBUR AVE

± W ALEXANDER RD
PERFECT DAY AVE

General Plan Amendment FROM DR TO L


RNP - Rural Neighborhood MLA - Medium - Low Attached GTC - Tourist Commercial PF-CC Public Facility
Preservation Clark County
LVMD - Las Vegas Medical
M - Medium 1500' Buffer
RE - Rural Estates District TC - Town Center
H - High LI/R - Light Industrial / Research
DR - Desert Rural RC - Resource Conservation City Limits
GIS maps are normally produced
only to meet the needs of the City.
PCD - Planned Community Due to continuous development activity
R - Rural O - Office this map is for reference only.
Development C - Downtown - Commercial Geographic Information System
Not City
PR-OS - Park/Recreation/
Planning & Development Dept.
L - Low SC - Service Commercial
MXU - Downtown - Mixed Use 702-229-6301
Open Space
GC - General Commercial TND - Tradional Neighborhood Subject Property Date: Thursday, March 01, 2018
ML - Medium - Low PF - Public Facility
Development
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GPA-72719 AND ZON-72722


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GPA-72719 [PRJ-72639] - GENERAL PLAN AMENDMENT RELATED TO ZON-72722 - APPLICANT: KB HOME
NEVADA, INC. - OWNER: MEXICAN GOLD & OIL EXPLORATION TRUST, ET AL
NORTHWEST CORNER OF HICKAM AVENUE AND PIONEER WAY
03/05/18
GPA-72719 [PRJ-72639] - GENERAL PLAN AMENDMENT RELATED TO ZON-72722 - APPLICANT: KB HOME
NEVADA, INC. - OWNER: MEXICAN GOLD & OIL EXPLORATION TRUST, ET AL
NORTHWEST CORNER OF HICKAM AVENUE AND PIONEER WAY
03/05/18
GPA-72719 [PRJ-72639] - GENERAL PLAN AMENDMENT RELATED TO ZON-72722 - APPLICANT: KB HOME
NEVADA, INC. - OWNER: MEXICAN GOLD & OIL EXPLORATION TRUST, ET AL
NORTHWEST CORNER OF HICKAM AVENUE AND PIONEER WAY
03/05/18
GPA-72719 [PRJ-72639] - GENERAL PLAN AMENDMENT RELATED TO ZON-72722 - APPLICANT: KB HOME
NEVADA, INC. - OWNER: MEXICAN GOLD & OIL EXPLORATION TRUST, ET AL
NORTHWEST CORNER OF HICKAM AVENUE AND PIONEER WAY
03/05/18
GPA-72719 [PRJ-72639] - GENERAL PLAN AMENDMENT RELATED TO ZON-72722 - APPLICANT: KB HOME
NEVADA, INC. - OWNER: MEXICAN GOLD & OIL EXPLORATION TRUST, ET AL
NORTHWEST CORNER OF HICKAM AVENUE AND PIONEER WAY
03/05/18
GPA-72719 [PRJ-72639] - GENERAL PLAN AMENDMENT RELATED TO ZON-72722 - APPLICANT: KB HOME
NEVADA, INC. - OWNER: MEXICAN GOLD & OIL EXPLORATION TRUST, ET AL
NORTHWEST CORNER OF HICKAM AVENUE AND PIONEER WAY
03/05/18
Agenda Item No.: 29.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
ZON-72722 - REZONING RELATED TO GPA-72719 - PUBLIC HEARING - APPLICANT:
KB HOME NEVADA, INC. - OWNER: MEXICAN GOLD & OIL EXPLORATION TRUST,
ET AL - For possible action on a request for a Rezoning FROM: U (UNDEVELOPED) [DR
(DESERT RURAL DENSITY RESIDENTIAL) GENERAL PLAN DESIGNATION] TO: R-1
(SINGLE FAMILY RESIDENTIAL) on 4.33 acres at the northwest corner of Hickam Avenue
and Pioneer Way (APN 138-03-305-006), Ward 4 (Anthony) [PRJ-72639]. Staff recommends
APPROVAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 3 Planning Commission Mtg. 1
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
ZON-72722

ОŐİֱՙธ″̶ɱ
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ZON-72722

ОŐİֱՙธ″̶ɱ
xธ゜ธx゜‫ں‬ฎ
ZON-72722

R-E

W CRAIG RD
R-PD5

R-PD2

N TIOGA WAY
U(RE)

HELENA AVE
R-D

U(DR)
N BUFFALO DR

SUBJECT
HICKAM AVE

PROPERTY

R-1

± W ALEXANDER RD

Zoning FROM U(DR) TO R-1


U - (GPA Designation) R-2 - Medium-Low P-O - Professional Office C-M - Commercial/Industrial
Undeveloped Density Residential
R-A - Ranch Acres R-3 - Medium Density N-S - Neighborhood Service M - Industrial 1500' Buffer
Residential
O - Office C-V - Civic
R-E - Residential Estates R-4 - High Density GIS maps are normally produced

Residential City Limits only to meet the needs of the City.


R-D - Single-Family C-D - Designed Commercial P-C - Planned Community Due to continuous development activity
Residential-Restricted R-5 - Apartment
this map is for reference only.
Geographic Information System
R-PD - Residential C-1 - Limited Commercial T-D - Traditional Development Not City
R-MH - Mobile/Manufactured
Planning & Development Dept.

Planned Development
702-229-6301
Home Residence C-2 - General Commercial PD - Planned Development
R-1 - Single Family Date: Thursday, March 01, 2018
Residential
R-MHP - Residential Mobile/ C-PB - Planned Business Subject Property
Manufactured Home Park T-C - Town Center
R-CL - Single-Family Park
Compact-Lot P-R - Professional Offices
and Parking
Agenda Item No.: 30.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
GPA-72727 - GENERAL PLAN AMENDMENT - PUBLIC HEARING -
APPLICANT/OWNER: PARAMOUNT FUND II, LLC - For possible action on a request for a
General Plan Amendment FROM: O (OFFICE) TO: SC (SERVICE COMMERCIAL) on 3.21
acres at the northwest corner of Ann Road and Leggett Road (APNs 125-28-801-014, 016 and
018), Ward 6 (Fiore) [PRJ-72629]. Staff recommends DENIAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 6 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report - GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND
SDR-72731 [PRJ-72629]
3. Supporting Documentation - GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-
72731 [PRJ-72629]
4. Photo(s) - GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-
72629]
5. Justification Letter - GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731
[PRJ-72629]
6. Protest Postcard for GPA-72727 and ZON-72728 [PRJ-72629] and Protest E-Comment Log
for GPA-72727, ZON-72728, VAR-72941, SUP-72730 and SDR-72731 [PRJ-72629]
GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: PARAMOUNT FUND II, LLC

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
GPA-72727 Staff recommends DENIAL.
ZON-72728 Staff recommends DENIAL. GPA-72727
VAR-72941 Staff recommends DENIAL, if approved subject to GPA-72727
conditions: ZON-72728
SUP-72730 Staff recommends DENIAL, if approved subject to GPA-72727
conditions: ZON-72728
VAR-72941
SDR-72731 Staff recommends DENIAL, if approved subject to GPA-72727
conditions: ZON-72728
VAR-72941
SUP-72730

** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED 23 - GPA-72727
20 - ZON-72728, VAR-72491,
SUP-72730 and SDR-72731

NOTICES MAILED 463 - GPA-72727 and ZON-72728


463 - VAR-72491 and SUP-72730
463 - SDR-72731

PROTESTS 6 - GPA-72727 and ZON-72728


8 - VAR-72491
7 - SUP-72730
7 - SDR-72731

APPROVALS 0 - GPA-72727 and ZON-72728


0 - VAR-72491 and SUP-72730
0 - SDR-72731

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GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Conditions Page One
April 10, 2018 - Planning Commission Meeting

** CONDITIONS **

VAR-72941 CONDITIONS

Planning

1. Approval of and conformance to the Conditions of Approval for Rezoning (ZON-


72728), Special Use Permit (SUP-72730) and Site Development Plan Review
(SDR-72731) shall be required, if approved.

2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.

3. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.

4. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.

5. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.

SUP-72730 CONDITIONS

Planning

1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Car
Wash, Full Service or Auto Detailing use.

2. Approval of and conformance to the Conditions of Approval for Rezoning (ZON-


72728), Variance (VAR-72941) and Site Development Plan Review (SDR-72731)
shall be required.

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GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Conditions Page Two
April 10, 2018 - Planning Commission Meeting

3. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.

4. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.

5. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.

6. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.

SDR-72731 CONDITIONS

Planning

1. Approval of and conformance to the Conditions of Approval for Rezoning (ZON-


72728), Variance (VAR-72941), and Special Use Permit (SUP-72730) shall be
required, if approved.

2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.

3. All development shall be in conformance with the site plan, landscape plan, and
building elevations, date stamped 02/20/18, except as amended by conditions
herein.

4. A Waiver from Title 19.08 is hereby approved, to allow a seven-foot wide


landscape buffer along a portion of the north and west property lines where eight
feet is required.

5. A Waiver from Title 19.08 is hereby approved, to allow the buildings to not be
oriented to the corner and street frontages where such is required.

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GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Conditions Page Three
April 10, 2018 - Planning Commission Meeting

6. A Waiver from Title 19.08 is hereby approved, to allow the car wash bay and drive
through lane to face the public right-of-way where such is not allowed.

7. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.

8. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.

9. The applicant shall coordinate with the City Surveyor and other city staff to
determine the most appropriate mapping action necessary to consolidate the
existing lots. The mapping action shall be completed and recorded prior to the
issuance of any building permits.

10. A technical landscape plan, signed and sealed by a Registered Architect,


Landscape Architect, Residential Designer or Civil Engineer, must be submitted
prior to or at the same time application is made for a building permit. A permanent
underground sprinkler system is required, and shall be permanently maintained in
a satisfactory manner; the landscape plan shall include irrigation specifications.
Installed landscaping shall not impede visibility of any traffic control device. The
technical landscape plan shall include the following changes from the conceptual
landscape plan:
 Required 24-inch box trees within the landscape buffer areas adjacent to the
public right-of-way shall be planted every 20 feet on-center.

11. A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.

12. Prior to the submittal of a building permit application, the applicant shall meet with
Department of Planning staff to develop a comprehensive address plan for the
subject site. A copy of the approved address plan shall be submitted with any
future building permit applications related to the site.

13. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.

Public Works

14. Grant Public Pedestrian Access Easements for all public sidewalks located outside
the public right-of-way.

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GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Conditions Page Four
April 10, 2018 - Planning Commission Meeting

15. Construct all incomplete half-street improvements on Ann Road and Leggett Road
per current City of Las Vegas standards adjacent to this site. All existing paving
damaged or removed by this development shall be restored at its original location
and to its original width concurrent with development of this site.

16. Unless otherwise allowed by the City Engineer, construct sidewalk on at least one
side of all access drives connecting this site to the adjacent public streets
concurrent with development of this site. The connecting sidewalk shall extend
from the sidewalk on the public street to the first intersection of the on-site roadway
network and shall be terminated on-site with a handicap ramp.

17. Landscape and maintain all unimproved right-of-way adjacent to this site. All
landscaping and private improvements installed with this project shall be situated
and maintained so as to not create sight visibility obstructions for vehicular traffic at
all development access drives and abutting street intersections.

18. Submit a License Agreement for landscaping and private improvements in the Ann
Road and Leggett Road right-of-way prior to the issuance of permits for these
improvements. The applicant must carry an insurance policy for the term of the
License Agreement and add the City of Las Vegas as an additionally insured entity
on this insurance policy. If requested by the City, the applicant shall remove
property within the public right-of-way at the applicant's expense pursuant to the
terms of the City's License Agreement. The installation and maintenance of all
private improvements in the public right of way shall be the responsibility of the
applicant and any successors in interest to the property and assigns pursuant to
the terms of the License Agreement. Coordinate all requirements for the License
Agreement with the Land Development Section of the Department of Building and
Safety (229-4836).

19. Meet with the Fire Protection Engineering Section of the Department of Fire
Services to discuss fire requirements for the proposed use of this facility. The
design and layout of all onsite private circulation and access drives shall meet the
approval of the Department of Fire Services. Appropriate fire lanes and turning
radii shall be provided at the rear of the structure.

20. A Traffic Impact Analysis must be submitted to and approved by the Department of
Public Works prior to the issuance of any building or grading permits, submittal of
any construction drawings or the recordation of a Map subdividing this site,
whichever may occur first. Comply with the recommendations of the approved
Traffic Impact Analysis prior to occupancy of the site. The Traffic Impact Analysis
shall also include a section addressing Standard Drawings #234.1 #234.2 and
#234.3 to determine additional right-of-way requirements for bus turnouts adjacent

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GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Conditions Page Five
April 10, 2018 - Planning Commission Meeting

to this site, if any; dedicate all areas recommended by the approved Traffic Impact
Analysis. All additional rights of way required by Standard Drawing #201.1 for
exclusive right turn lanes and dual left turn lanes shall be dedicated prior to or
concurrent with the commencement of on site development activities unless
specifically noted as not required in the approved Traffic Impact Analysis. Phased
compliance will be allowed if recommended by the approved Traffic Impact
Analysis. No recommendation of the approved Traffic Impact Analysis, nor
compliance therewith, shall be deemed to modify or eliminate any condition of
approval imposed by the Planning Commission or the City Council on the
development of this site.

21. A Drainage Plan and Technical Drainage Study must be submitted to and
approved by the Department of Public Works prior to the issuance of any building
or grading permits or submittal of any construction drawings, whichever may occur
first. Provide and improve all drainageways recommended in the approved
drainage plan/study. The developer of this site shall be responsible to construct
such neighborhood or local drainage facility improvements as are recommended
by the City of Las Vegas Neighborhood Drainage Studies and approved Drainage
Plan/Study concurrent with development of this site.

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GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The applicant has proposed to construct a 25,350 square-foot shopping center that
includes a convenience store with car wash, full pumps and canopy, and tenant space
for a drive through restaurant and retail shops on 3.21 acres at the northwest corner of
Ann Road and Leggett Road.

ISSUES

 A General Plan Amendment is requested to amend the Northwest Sector of the


General Plan from O (Office) to SC (Service Commercial). Staff is recommending
denial of this request.
 A request to Rezone the subject site from P-R (Professional Office and Parking)
to C-1 (Limited Commercial) is also included. Staff does not support this request
and is recommending denial.
 A Variance is requested to allow a 20-foot rear and side yard setback where
Residential Adjacency Standards require 69 feet. Staff is recommending denial of
the Variance request.
 A Special Use Permit is requested to allow a Car Wash, Full Service or Auto
Detailing use in the C-1 (Limited Commercial) zoning district. Staff is
recommending denial of this application.
 A Site Development Plan Review is requested for a 25,350 square-foot shopping
center that includes a convenience store with car wash, full pumps and canopy,
and tenant space for a drive through restaurant and retail shops. Staff is
recommending denial of the Site Development Plan Review.
 A Waiver is requested to allow a drive through lane to face the public right-of-
way. Staff does not support this request.
 A Waiver is requested to allow a car wash bay opening to face the public right-of-
way where such is not required.
 A Waiver is requested to not orient the buildings to the corner and street
frontages where such is required. Staff does not support this request.
 A Waiver is requested to allow a seven-foot wide landscape buffer along portions
of the west and north landscape buffer where eight feet is required. Staff does
not support this request.

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GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting

ANALYSIS
The subject site consists of three, contiguous 1.07-acre parcels adjacent to the
northwest corner of Ann Road and Leggett Road. The 3.21-acre subject site is currently
zoned P-R (Professional Office and Parking) with a General Plan designation of O
(Office). If approved, the applicant will be required to re-map the separate parcels into
one single parcel or a commercial subdivision prior to the issuance of building permits.

General Plan Amendment


The subject site is currently designated O (Office). The Office category provides for
small lot office conversions and for large planned office areas, as a transition along
primary and secondary streets as a buffer for residential properties from commercial
uses. Permitted uses include business, professional and financial offices as well as
offices for individuals, civic, social, fraternal and other non-profit organizations.

The applicant has proposed to amend the General Plan from O (Office) to SC (Service
Commercial), which would allow low to medium intensity retail, office, or other
commercial uses that serve primarily local area patrons. Examples include
neighborhood shopping centers, theaters, and other places of public assembly and
public and semi-public uses. This category could also include offices either singly or
grouped as office centers with professional and business services. The Service
Commercial category may also allow mixed-use development with a residential
component where appropriate.

The proposed SC (Service Commercial) land use designation would allow uses such as
restaurants with drive throughs, retail shops, beauty salons, convenience stores, and
movie theaters which are too intense for residential adjacency. The current designation
of O (Office) is appropriate for residential adjacency as it provides a buffer for the
residents from more intense commercial uses such as the proposed shopping center.
Staff is recommending denial of the proposed General Plan Amendment.

Rezoning
The subject site is currently zoned P-R (Professional Office and Parking) which is
intended to allow for office uses in an area which is predominantly residential but
because of traffic and other factors is no longer suitable for the continuation of low
density residential uses. This district is designed to be a transitional zone to allow low
intensity administrative and professional offices such as medical, dental, and law
offices. These uses are characterized by a low volume of direct daily client and
customer contact in order to decrease the impact to adjacent residential uses. The P-R
The P-R (Professional Office and Parking) district is consistent with the subject sites
current General Plan designation of O (Office).

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GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

The applicant has proposed to rezone the subject site from P-R (Professional Office and
Parking) to C-1 (Limited Commercial). The C-1 (Limited Commercial) district is
intended to provide most retail shopping and personal services, and should be confined
to the intersections of primary and secondary thoroughfares along major retail corridors.
The subject site is adjacent to a primary arterial and a local street that carries mostly
residential traffic. This particular section of Ann Road is predominantly residential, and
not a retail corridor. The C-1 (Limited Commercial) zoning district would be consistent
with the proposed SC (Service Commercial) category of the General Plan.

Additionally, the C-1 (Limited Commercial) zoning district allows such land uses as
Clinics, General Personal Services (e.g. beauty salons and dry cleaners), restaurants,
health clubs, and rental stores by right. Other land uses such as auto brokers, auto
smog check facilities, auto parts stores with accessory installation, automobile
repossession agencies, and social service providers are conditional uses in the C-1
(Limited Commercial) zoning district. These particular uses are permitted as long as
they meet the conditions specified by Title 19.12.070. With a majority of these
requirements being related to parking requirements and office area, these uses would
meet the conditions set forth by Title 19.12.070 and would therefore be permitted in the
proposed shopping center adjacent to detached, single family homes. These land uses
are too intense to be located 20 feet from residential properties, and staff is
recommending denial of the rezoning request.

Variance
All property to be developed for nonresidential or multifamily residential use that is
located adjacent to (share a common property line) property which is zoned R-E, R-D,
R-1, R-SL or R-CL, shall conform to the Residential Adjacency Standards set forth in
Title 19.08. The Residential Adjacency Standard is measured by drawing a line from the
property line of a protected property at a 3:1 slope directly into the property subject to
the standards. In this instance, the proposed single-story building structures are 22 feet,
eight-inches tall, or 23 feet. At a 3:1 ratio, the proposed structures are required to be set
back 69 feet. The applicant has proposed to construct the structures at the minimum
setback line for the C-1 (Limited Commercial) zoning district, which is 20 feet from the
rear property line, and they have proposed a 20-foot side setback where 10 feet would
be required if not adjacent to residentially zoned property. The proposed 20-foot
setback is not sufficient to buffer the adjacent residential properties from the errant
lighting and sounds associated with a 25,350 square-foot shopping center. Land uses
that commonly occur within this zoning district such as the proposed fast-food
restaurants with drive through and convenience stores are open late into the evening, if
not 24-hours and will be intrusive and disruptive to the adjacent residential properties.
Staff finds the Variance request to be a self-imposed hardship and preferential in
nature; therefore, staff recommends denial of the Variance request.

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GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting

Special Use Permit


The applicant has proposed an automated car wash as part of the convenience store
with fuel pumps use. The Car Wash, Full Service or Auto Detailing use is defined as “an
establishment that provides for the washing, cleaning, waxing or detailing of passenger
vehicles, either by means of employees or by means of automated or semi-automated
methods of cleaning, or by a combination thereof. This use requires a Special Use
Permit in the proposed C-1 (Limited Commercial) zoning district.

The Minimum Special Use Permit Requirements for this use include:

1. Requirement 1: Each wash bay shall have a stacking lane that will accommodate
at least 6 cars.

The proposed use meets this requirement as the stacking lane demonstrated on
the site plan accommodates six vehicles, plus one vehicle in the wash tunnel.

Although the proposed use has met the minimum Special Use Permit Requirements set
forth by Title 19, staff finds the use to be too intense for residential adjacency, as the
proposed automated car wash would be located approximately 105 feet from the
existing single family residences to the west, and is recommending denial of the Special
Use Permit application.

Site Development Plan Review


The proposed shopping center consists of a 4,900 square-foot convenience store with
an attached 1,050 square-foot automated car wash and a 3,990 square-foot fuel canopy
to be oriented to the southeast corner of the subject site, adjacent to Ann Road and
Leggett Road. Surrounding the proposed convenience store adjacent to the interior lot
lines, the applicant has proposed to construct three retail pad sites. The first pad site
located on the northeast corner of the subject site is 3,580 square feet, with a second
pad site located in the northwest corner of the subject site measuring 8,170 square feet,
and finally a third retail pad site located adjacent to the western property line that
measures 4,770 square feet. A fourth pad site proposed for the southwest corner of the
site would have a restaurant with drive through as a future tenant. The drive through
lane with order box would be located approximately eight feet from the property line of
the single family detached home to the west.

The elevations depict single-story structures with stucco facades accented with stone
veneers which present a cohesive and orderly environment. When adjacent to
residential property, in order to utilize the minimum required setbacks set forth by Title
19.08 for the proposed C-1 (Limited Commercial) zoning district, the height is limited to
15 feet. When the proposed structures exceed 15 feet in height, Residential Adjacency

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GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting

Standards must be adhered to. In this case, the proposed single-story structures are
approximately 23 feet in height and require a 69-foot setback from the residentially
zoned properties to the north and west. Staff is not supporting the Variance request to
deviate from this standard.

Proposed landscaping materials include ‘Shoestring Acacia’ trees accented with ‘Desert
Cassia’ and ‘Angelita Daisy’ shrubs, which are all appropriate for a desert climate such
as ours. The perimeter landscape buffer areas adjacent to the right-of-way depict
‘Shoestring Acacia’ trees planted every 30 feet on-center. Title 19.08 requires perimeter
landscape buffer tress to be planted every 20 feet on-center unless utilizing an
alternative planting pattern. Staff has included a Condition of Approval to ensure the
perimeter landscape buffer areas adjacent to the right-of-way are planted in accordance
with Title 19.08. The applicant has proposed to plant the ‘Shoestring Acacia’ trees every
15 feet on-center within the interior landscape buffer areas to increase the density of
plant materials buffering the adjacent residential homes.

The subject site shares a northern and western property line with existing, detached
single family homes on lots ranging in size from 0.18-acres to 1.07 -acres in size. When
commercially zoned property is proposed adjacent to residentially zoned and used
property, Residential Adjacency Standards are in place to protect the adjacent
residential properties from the intense land uses that usually occur within commercially
zoned properties. The applicant has proposed to construct a shopping center with a 20-
foot setback to the building structures, and an eight-foot setback to the drive through
lane with order box from existing single family residences to the north and west. The
intensity proposed is not compatible with the surrounding residential uses, nor can the
proposed uses be conducted in a harmonious or compatible manner with the adjacent
residential properties; therefore, staff is recommending denial of all applications.

FINDINGS (GPA-72727)

Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following
conditions be met in order to justify a General Plan Amendment:

1. The density and intensity of the proposed General Plan Amendment is


compatible with the existing adjacent land use designations,

The intensity of the proposed SC (Service Commercial) General Plan designation


would allow land uses that are not compatible with the adjacent detached, single
family residences to the north and west of the subject site.

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April 10, 2018 - Planning Commission Meeting

2. The zoning designations allowed by the proposed amendment will be


compatible with the existing adjacent land uses or zoning districts,

The SC (Service Commercial) General Plan designation supports the C-1 (Limited
Commercial) as requested by the applicant in the Rezoning application, which is
too intense for direct adjacency to existing single family homes to the north and
west of the subject site.

3. There are adequate transportation, recreation, utility, and other facilities to


accommodate the uses and densities permitted by the proposed General
Plan Amendment; and

There are adequate facilities to accommodate the uses and densities permitted by
the proposed General Plan Amendment.

4. The proposed amendment conforms to other applicable adopted plans and


policies.

The Centennial Hills Sector Plan provides specific design standards for
neighborhoods that include buffering these residential neighborhoods from
intense development such as the proposed shopping center. The proposed
development does not support the recommendations set forth by the Centennial
Hills Sector Plan to protect residential neighborhoods from dense, use intensive
developments.

FINDINGS (ZON-72728)

In order to approve a Rezoning application, pursuant to Title 19.16.090(L), the Planning


Commission or City Council must affirm the following:

1. The proposal conforms to the General Plan.

If approved, the requested C-1 (Limited Commercial) zoning district would


conform to the proposed SC (Service Commercial) General Plan designation.

2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.

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GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting

If approved, such land uses as Clinics, General Personal Services (e.g. beauty
salons and dry cleaners), restaurants, health clubs, and rental stores would be
permitted in the C-1 (Limited Commercial) zoning district by right. These land
uses are too intense to be located 20 feet from residential properties.

3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.

The existing development directly adjacent to the subject site is detached, single
family residences. This existing residential development does not indicate the
need for the requested rezoning as it would allow intense, commercial land uses
directly adjacent to residential property.

4. Street or highway facilities providing access to the property are or will be


adequate in size to meet the requirements of the proposed zoning district.

Ann Road is a 100-foot Primary Arterial as defined by the Master Plan of Streets
and Highways and is adequate in size to meet the needs of a shopping center.
Leggett Road is a local street as defined by Title 13, which is designed to carry a
combination of light commercial and residential traffic between minor collectors,
major collectors and primary arterials that does not function as a collector or
arterial.

FINDINGS (VAR-72941)

In accordance with the provisions of Title 19.16.140(B), Planning Commission and City
Council, in considering the merits of a Variance request, shall not grant a Variance in
order to:

1. Permit a use in a zoning district in which the use is not allowed;


2. Vary any minimum spacing requirement between uses;
3. Relieve a hardship which is solely personal, self-created or financial in nature.”

Additionally, Title 19.16.140(L) states:


“Where by reason of exceptional narrowness, shallowness, or shape of a specific
piece of property at the time of enactment of the regulation, or by reason of
exceptional topographic conditions or other extraordinary and exceptional
situation or condition of the piece of property, the strict application of any zoning
regulation would result in peculiar and exceptional practical difficulties to, or
exceptional and undue hardships upon, the owner of the property, a variance

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GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
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April 10, 2018 - Planning Commission Meeting

from that strict application may be granted so as to relieve the difficulties or


hardship, if the relief may be granted without substantial detriment to the public
good, without substantial impairment of affected natural resources and without
substantially impairing the intent and purpose of any ordinance or resolution.”

No evidence of a unique or extraordinary circumstance has been presented, in that the


applicant has created a self-imposed hardship by proposing commercial development
within the required residential adjacency setback area. An alternative site design would
allow conformance to the Title 19 requirements. In view of the absence of any
hardships imposed by the site’s physical characteristics, it is concluded that the
applicant’s hardship is preferential in nature, and it is thereby outside the realm of NRS
Chapter 278 for granting of Variances.

FINDINGS (SUP-72730)

In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:

1. The proposed land use can be conducted in a manner that is harmonious


and compatible with existing surrounding land uses, and with future
surrounding land uses as projected by the General Plan.

The proposed land use is too intense for residential adjacency as the General
Plan has the subject site designated for an office use that would provide for small
lot office conversions and for large planned office areas office as a transition along
primary and secondary streets from residential and commercial uses. A use other
than an office use approved for this site would not provide the residential
properties the necessary buffer and transition zone from intense commercial uses.

2. The subject site is physically suitable for the type and intensity of land use
proposed.

The subject site is adjacent to residentially zoned property to the north and west.
Although the car wash itself meets residential adjacency standards itself, it is part
of a shopping area that is too intense for residential adjacency and is not
physically suited for the type and intensity of the development.

3. Street or highway facilities providing access to the property are or will be


adequate in size to meet the requirements of the proposed use.

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April 10, 2018 - Planning Commission Meeting

Ann Road is a 100-foot Primary Arterial as defined by the Master Plan of Streets
and Highways and is adequate in size to meet the needs of a shopping center.
Leggett Road is a local street as defined by Title 13, which is designed to carry a
combination of light commercial and residential traffic between minor collectors,
major collectors and primary arterials that does not function as a collector or
arterial.

4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.

The approval of the requested Special Use Permit does not support the Las
Vegas 2020 Master Plan, which stresses the importance of infill development to
be compatible with the existing surroundings. The subject site was formally three
residentially zoned properties who were rezoned to P-R (Professional Office and
Parking) in order to provide the remaining single family detached homes that
surround the site a buffer to more intense commercial land uses. Amending the
General Plan and rezoning the subject site to C-1 (Limited Commercial) will allow
a commercial shopping center to development directly adjacent to detached single
family homes which do not meet the objectives of the General Plan for compatible
infill development.

5. The use meets all of the applicable conditions per Title 19.12.

The Las Vegas 2020 Master Plan The proposed Car Wash, Full Service or Auto
Detailing use meets the minimum Special Use Permit requirements set forth by
Title19.12.

FINDINGS (SDR-72731)

In order to approve a Site Development Plan Review application, per Title 19.16.100(E)
the Planning Commission and/or City Council must affirm the following:

1. The proposed development is compatible with adjacent development and


development in the area;

The proposed development is not compatible with the adjacent detached single
family homes as evidenced by the need for a Variance to allow a 20-foot setback
where Residential Adjacency Standards require a 3:1 slope, or 69 feet for 23-foot
tall buildings.

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2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;

The proposed development is not consistent with the General Plan as evidenced
by the General Plan Amendment and companion rezoning requests. The
proposed development does not meet residential adjacency standards which
require a 3:1 slope when adjacent to residential, and a Variance has been
requested to relieve the applicant of this requirement. In addition, Waivers have
been requested to allow a service lane, or drive through, and a car wash bay to
face the public right-of-way where such is prohibited.

3. Site access and circulation do not negatively impact adjacent roadways or


neighborhood traffic;

Site access is provided by both Ann Road and Leggett Road. The Traffic Division
of Public Works will work with the applicant during the construction phase to
ensure curb cuts and medians are installed in a manner to not negatively impact
these adjacent roadways.

4. Building and landscape materials are appropriate for the area and for the
City;

The applicant has proposed 24-inch box ‘Shoestring Acacia’ trees with ‘Desert
Cassia’ and ‘Angelita Daisy’ shrubs for the landscape islands and perimeter buffer
areas; and stucco with stone veneer accents for the building materials, which are
all appropriate for the area and the City.

5. Building elevations, design characteristics and other architectural and


aesthetic features are not unsightly, undesirable, or obnoxious in
appearance; create an orderly and aesthetically pleasing environment; and
are harmonious and compatible with development in the area;

The proposed building elevations are not unsightly, or obnoxious in appearance


and create an orderly environment, but are not compatible with the adjacent single
family residences, nor can the future land uses housed by the proposed buildings
be operated in a harmonious manner adjacent to single family residences.

6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.

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If approved, the proposed shopping center would be subject to building permit


review as well as regular inspections during the construction phase, protecting the
public health, safety and general welfare. Individual land uses within the shopping
center are subject to a variety of regulations; including those enforced by business
licensing and code enforcement.

BACKGROUND INFORMATION

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The City Council denied a request for a General Plan Amendment
(GPA-1451) to amend a portion of the Centennial Hills Sector Plan
03/19/03 from L (Low Density Residential) to O (Office) on 3.21 acres adjacent
to the northwest corner of Ann Road and Leggett Road. The Planning
Commission and staff recommended denial.
The City Council approved a request for a General Plan Amendment
(GPA-12378) to amend a portion of the Centennial Hills Sector Plan of
the Master Plan from L (Low Density Residential) to O (Office) on 3.21
acres at 5500, 5510, and 5520 Leggett Road. The Planning
Commission could not reach a supermajority which tantamount to a
denial recommendation. Staff recommended denial.
The City Council approved a request for a Rezoning (ZON-12379)
from R-E (Residence Estates) to P-R (Professional Office and Parking)
on 3.21 acres at 5500, 5510, and 5520 Leggett Road. The Planning
Commission recommended approval. Staff recommended denial.
06/07/06 The City Council approved a request for a Variance (VAR-12382) to
allow a Residential Adjacency setback of 30 feet where 51 feet is
required on 3.21 acres at 5500, 5510, and 5520 Leggett Road. The
Planning Commission recommended approval. Staff recommended
denial.
The City Council approved a request for a Site Development Plan
Review (SDR-12380) for a proposed 21,750 square-foot office
development with a Waiver to allow a 10-foot perimeter landscape
buffer where 15 feet is required on 3.21 acres at 5500, 5510, and 5520
Leggett Road. The Planning Commission recommended approval.
Staff recommended denial.
The Planning Commission approved a request for a Tentative Map
(TMP-17943) for a proposed one-lot commercial subdivision on 3.21
12/21/06
acres at 5600, 5610, and 5620 Leggett Road. Staff recommended
approval.

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GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
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April 10, 2018 - Planning Commission Meeting

Related Relevant City Actions by Planning, Fire, Bldg., etc.


A request for a Site Development Plan Review (SDR-22239) for a
proposed one-story 32,750 square-foot office development on 3.21
10/11/07
acres at the northwest corner of Ann Road and Leggett Road was
tabled.
The City Council approved a request for an Extension of Time (EOT-
28307) of an approved Rezoning (ZON-12379) from R-E (Residence
Estates) to P-R (Professional Office and Parking) on 3.21 acres at
5500, 5510, and 5520 Leggett Road. Staff recommended approval.
The City Council approved a request for an Extension of Time (EOT-
28309) of an approved Variance (VAR-12382) to allow Residential
Adjacency Setback of 30 feet where 51 feet is required on 3.21 acres
07/16/08
at 5500, 5510, and 5520 Leggett Road. Staff recommended approval.
The City Council approved a request for an Extension of Time (EOT-
28308) of an approved Site Development Plan Review (SDR-12380)
for a proposed 21,750 square-foot office development with a Waiver to
allow a 10-foot perimeter landscape buffer where 15 feet is required on
3.21 acres at 5500, 5510, and 5520 Leggett Road. Staff recommended
approval.
The Planning Commission approved a request for a Site Development
Plan Review (SDR-28853) for a proposed one-story, 29,700 square-
09/11/08 foot office development with a Waiver of commercial building
placement standards on 3.21 acres at the northwest corner of Ann
Road and Leggett Road. Staff recommended approval.
Code Enforcement processed a complaint (#79832) for illegal dumping
07/13/09 on a vacant lot at 5610 Leggett Road. The case was closed on
07/28/09.
Code Enforcement processed a complaint (#97633) for illegal dumping
01/26/11 on a vacant lot at 5610 Leggett Road. The case was closed on
03/02/11.
Code Enforcement processed a complaint (#152450) for a trailer on a
03/30/15
vacant lot at 5600 Leggett Road. The case was closed on 04/01/15.
Code Enforcement processed a complaint (#168733) for semis parked
07/18/16 on a vacant lot at 5600 Leggett Road. The case was closed on
02/01/17.
Code Enforcement processed a complaint (#176882) for illegal
03/30/17 dumping on a vacant lot at 5620 Leggett Road. The case was closed
on 09/06/17.
Code Enforcement processed a complaint (#179742) for semis parked
06/14/17 on a vacant lot at 5610 Leggett Road. The case was closed on
06/20/17.

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GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page Thirteen
April 10, 2018 - Planning Commission Meeting

Most Recent Change of Ownership


02/15/07 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


There are no related, relevant building permits or business licenses associated with the
subject sites.

Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
02/05/18 requirements for a General Plan Amendment, Rezoning, Special Use
Permit, and Site Development Plan Review were discussed.

Neighborhood Meeting
A neighborhood meeting is scheduled for April 5, 2018 at 6:00 p.m. at
04/05/18 the Centennial Hills Community Center YMCA located at 6601 North
Buffalo Drive, 89131.

Field Check
Staff performed a routine field check where the subject site was
03/01/18
observed. Nothing of concern was noted by staff.

Details of Application Request


Site Area
Net Acres 3.21

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
Subject P-R (Professional
Undeveloped O (Office)
Property Office and Parking)
Single Family, L (Low Density R-E (Residence
North
Detached Residential) Estates)

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GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
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April 10, 2018 - Planning Commission Meeting

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
R-PD5 (Residential
Single Family, ML (Medium Low
South Planned Development –
Detached Density Residential)
5 Units per Acre)
L (Low Density C-2 (General
East Shopping Center
Residential) Commercial)
R-1 (Single Family
Single Family, L (Low Density Residential)
West
Detached Residential) R-E (Residence
Estates)

Master and Neighborhood Plan Areas Compliance


No Applicable Master Plan Area N/A
Special Area and Overlay Districts Compliance
Centennial Hills Sector Plan N*
Other Plans or Special Requirements Compliance
Trails N/A
Las Vegas Redevelopment Plan Area N/A
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A
*The proposed General Plan Amendment does not comply with the Centennial Hills
Sector Plan to buffer existing single family residences from dense and/or intense
development.

DEVELOPMENT STANDARDS

Pursuant to Title 19.08, the following standards apply:


Standard Required/Allowed Provided Compliance
Min. Lot Width 100 Feet 257 Feet Y
Min. Setbacks
 Front 10 Feet 31 Feet Y
 Side 10 Feet 20 Feet Y
 Corner 10 Feet 15 Feet Y
 Rear 20 Feet 20 Feet Y

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GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page Fifteen
April 10, 2018 - Planning Commission Meeting

Standard Required/Allowed Provided Compliance


Max. Lot Coverage 50 % 21 % Y
Max. Building Height 15 Feet 23 Feet N*
Screened, Gated, w/ a By
Trash Enclosure By Condition
Roof or Trellis Condition
By
Mech. Equipment Screened Condition By Condition
*Residential Adjacency Standards limit the building height to 15 feet; the applicant is
requesting a Variance to allow 23-foot tall buildings to be set back 20 feet where 69 feet
is required (3:1 proximity slope).

Residential Adjacency Standards Required/Allowed Provided Compliance


3:1 proximity slope 69 Feet 20 Feet N*
Trash Enclosure 50 Feet 124 Feet Y
*The applicant has requested a Variance to allow a 20-foot Residential Adjacency
Setback.

Pursuant to Title 19.08, the following standards apply:


Landscaping and Open Space Standards
Standards Required Provided Compliance
Ratio Trees
Buffer Trees:
 North 1 Tree / 20 Linear Feet 11 Trees 19 Trees Y
 South 1 Tree / 20 Linear Feet 9 Trees 8 Trees N*
 East 1 Tree / 20 Linear Feet 17 Trees 14 Trees N*
 West 1 Tree / 20 Linear Feet 19 Trees 29 Trees Y
TOTAL PERIMETER TREES 56 Trees 70 Trees Y
1 Tree / 6 Uncovered
Parking Area Spaces, plus 1 tree at the
20 Trees 20 Trees Y
Trees end of each row of
spaces
LANDSCAPE BUFFER WIDTHS
Min. Zone Width
 North 8 Feet 7 Feet N**
 South 15 Feet 15 Feet Y
 East 15 Feet 15 Feet Y
 West 8 Feet 7 Feet N**

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GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page Sixteen
April 10, 2018 - Planning Commission Meeting

Landscaping and Open Space Standards


Standards Required Provided Compliance
Ratio Trees
Not Y or N
Wall Height 6 to 8 Feet Adjacent to Residential
Indicated
*The landscape plan depicts trees planted at thirty feet on-center where Title 19.08 requires
them to be planted at 20 feet on center. A Condition of Approval has been added to ensure
compliance with Title 19.08 planting requirements.

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Master Plan of
Ann Road Primary Arterial Streets and 100 Y
Highways
Leggett Road Local Street Title 13 42 N*
*If approved, the applicant will be required to install the half street improvements, including a
pedestrian pathway (sidewalk) for Leggett Road.

Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
Shopping
25,350 SF 1:250 SF 102
Center
TOTAL SPACES REQUIRED 102 102 Y
Regular and Handicap Spaces Required 96 6 97 5 Y
Loading
25,350 SF 2 2 Y
Spaces

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GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-72629]
Staff Report Page Seventeen
April 10, 2018 - Planning Commission Meeting

Waivers
Requirement Request Staff Recommendation
To allow a portion of
An eight-foot wide landscape
the north and west
buffer along the north and Denial
landscape buffer to
west property line.
be seven feet wide.
Buildings on corner lots To not orient the
should be oriented to the buildings to the
corner and to the street corner, nor make a
Denial
fronts, and should make a strong tie to the
strong tie to the building lines building lines of each
of each street. street.
Openings to the wash bay
doors shall not face public
To allow the wash
rights-of-way and shall be
bay to face the public Denial
designed to minimize the
right-of-way.
visual intrusion into adjoining
properties.
Drive through lanes (service
zones) shall be located to the
rear, side or in an internal To allow the drive
location where visibility from through lane to face
Denial
public rights-of-way and the public right-of-
views from neighboring way.
buildings and properties will
be minimized.

NE
GPA-72727

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MARCH BROWN AVE

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DRIFT BOAT ST
BLUE CHARM AVE
JANELL DR

QUILL GORDON AVE

W EL CAMPO GRANDE AVE ROW


WIND DRIFT RD PINE FALLS DR RAVEN HILLS D
EDWARD BAHER AVE
L

OCEAN BEACH DR

BERWICK FALLS LN

HEATHERWOOD ST
CLIFF POINT CT
SANDRIDGE CT
CENTRALIA ST

BOLTON BAY WAY


CANLEY AVE
WHALE ROCK ST
OWL BUTTE CT

MISSION POINT LN
N CIMARRON RD

LEGGETT RD
SAVANT CT

KASMERE FALLS DR DESERT BREE


BURDEL ST

KIOWA CIR

PEBBLE ROCK DR

DESERT CREEK WAY


CANYON WREN AVE
O BEACH FALLS CT CROSS LN

DIVERNON AVE FALL CLIFF RD

SUBJECT
W ANN RD

PROPERTY
WHITE LEAF CT
RIVERWOOD CT
DEEP STONE AVE HIGH DESERT DR VISTA SUNRISE DR
DESERT VALLEY DR

DESERT SPRING RD
ESCALLONIA ST

BIG SKY LN

LN
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VALL

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ARM CT BRONZEWOOD AVE
IRISH SPRING ST

VIS
RED SUN DR

ML
AL
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ROY
ROSE HILLS ST

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RO
MILKWOOD LN

KIMWOOD AVE

PR-OS
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VERDE RIVER WAY

±
ALABASTER CT
R

W HAMMER LN
SU NSET D

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F ER A TI
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A
C
T

FROM O TO SC
General Plan Amendment
RNP - Rural Neighborhood MLA - Medium - Low Attached GTC - Tourist Commercial PF-CC Public Facility
Preservation
LVMD - Las Vegas Medical
Clark County 1500' Buffer
RE - Rural Estates M - Medium
District TC - Town Center
GIS maps are normally produced

DR - Desert Rural
H - High LI/R - Light Industrial / Research City Limits only to meet the needs of the City.
RC - Resource Conservation Due to continuous development activity
PCD - Planned Community this map is for reference only.
R - Rural O - Office Geographic Information System
Development C - Downtown - Commercial
Not City Planning & Development Dept.
702-229-6301
L - Low SC - Service Commercial PR-OS - Park/Recreation/
MXU - Downtown - Mixed Use
Open Space Date: Thursday, March 01, 2018
GC - General Commercial TND - Tradional Neighborhood
Subject Property
ML - Medium - Low PF - Public Facility
Development
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ƆОDzb●AՁ7ⓈƆDz7ОDzŐҜ●╗Ɔ̬ฌ ЋDzĠ●bՁDz7ÛAƆĠ7ӧAbbDzƆƆḶŐùỏฌ
ԱDzDzŐ゜Û●ЌDz゜bḶḶՁDzŐ7ӧḶֱОŐDzҜ●ƆDzỏฌ

ԱⓈ●ՁC●ЌḚ7AŐDzAƆ̬7 bḶЌЋDzЌ●DzЌbDz7Ɔ╗ḶŐDzֱ7 ㅡⓒ″xxƆฌ


bAŐ7ÛAƆĠֱ7 ‫ں‬ⓒxㄦxƆฌ
ŐDzƆ╗AⓈŐAЌ╗7 ̶ⓒธxxƆฌ
ŐDz╗A●Ձ7 ‫ں‬″ⓒㄦxxƆฌ
ƆĠḶОО●ЌḚ7bDzЌ╗DzŐ7╗Ḷ╗AՁ̬7 ธㄦⓒ̶ㄦxƆฌ

ԱⓈ●ՁC●ЌḚ7ĠDz●ḚĠ╗Ɔ̬7 bḶЌЋDzЌ●DzЌbDz7Ɔ╗ḶŐDz7ֱ7 ̶xƥֱxफ7ҜAṲ㈠ฌ


‫ں‬ɱƥֱxफ7╗ùО㈠ฌ
ⓈDzՁ7Ɔ╗A╗●ḶЌ7bAЌḶОù7ֱ7 ‫ں‬ɱƥֱ″फฌ
bAŐ7ÛAƆĠ7ֱ7 ธธƥֱxफฌ
ŐDzƆ╗AⓈŐAЌ╗7ֱ7 ธxƥֱฎफฌ
ŐDz╗A●Ձ7ֱ7 ธธƥֱฎफฌ

ОAŐì●ЌḚ7ŐDzỢⓈ●ŐDzҜDzЌ╗Ɔ̬7 ŐDzỢⓈ●ŐDzCฌ
ƆĠḶОО●ЌḚ7bDzЌ╗DzŐฌ
ธㄦⓒ̶ㄦxƆ 7㌀7‫̬ں‬ธㄦxƆ 7 ‫ں‬xธฌ

╗Ḷ╗AՁ7ŐDzỢⓈ●ŐDzC̬7 ‫ں‬xธฌ

╗Ḷ╗AՁ7ОŐḶЋ●CDzC̬7 ‫ں‬xธฌ

AbbDzƆƆ●ԱՁDz7ОAŐì●ЌḚ7ŐDzỢⓈ●ŐDzҜDzЌ╗Ɔ̬7 ŐDzỢⓈ●ŐDzCฌ
bḶЌЋDzЌ●DzЌbDz7Ɔ╗ḶŐDzֱ7 ㄦฌ

AbbDzƆƆ●ԱՁDz7ОAŐì●ЌḚ7ОŐḶЋ●CDzCฌ
″ฌ

ОŐḶİDzb╗ฌ
ƆbAՁDz̬7 ‫ں‬फए̶xƥֱxफ7 AฌЌḶŐ╗Ġฌ
x7 ‫ں‬ㄦ7 ̶x7 ″x7 ɱxฌ

ḶÛЌDzŐ̬ฌ
ḶÛЌDzŐ̬ ОŐḶİDzb╗7 ̬ฌ
ОAŐAҜḶⓈЌ╗ ⓈЌC ●● ՁՁbⓒ ‫ں‬ՙֱ‫ں‬ธฎฌ
ОAŐAҜḶⓈЌ╗7ⓈЌC7●●7ՁՁbⓒฌ
ACCŐDzƆƆ̬
ACCŐDzƆƆ̬ฌ CA╗Dz̬ฌ
ㄦ″xx ՁDzḚḚDz╗ ŐC
ㄦ″xx7ՁDzḚḚDz╗7ŐCฌ xㄦ7DzԱ7‫ں‬ฎฌ
ՁAƆ ЋDzḚAƆⓒ ЌЋฎɱ‫ں‬ㅡɱ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ں‬ㅡɱฌ
╗DzŐŐ●ԱՁDz7ĠDzŐԱƆ╗ ОŐİֱՙธ″ธɱ
İⓈŐ●ƆC●b╗●ḶЌ̬
İⓈŐ●ƆC●b╗●ḶЌ̬7 AОЌ̬ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7
ՁAƆ ЋDzḚAƆⓒ ЌЋ
xธ゜ธx゜‫ں‬ฎ ‫ں‬ธㄦֱธฎֱฎx‫ֱں‬x‫ں‬ㅡฌ
AЌЌ7゜7ՁDzḚḚDz╗ฌ

GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731


╗ŐDzDzƆ̬

AbAb●A7Ɔ╗DzЌḶОĠùՁՁA゜ƆĠḶDzƆ╗Ő●ЌḚ7AbAb●A7 ธㅡफԱḶṲ7 ɱx

ƆĠŐⓈԱƆ̬
ҜⓈĠՁDzЌԱDzŐḚ●A7bAОƆ●ՁAŐ●Ɔ゜CDzDzŐ7ḚŐAƆƆ ㄦ7ḚAՁ㈠7 ธㅡฌ

bAƆƆ●A7ЌDzҜḶОĠ●ՁA゜CDzƆDzŐ╗7bAƆƆ●A7 ㄦ7ḚAՁ㈠7 ธx

ĠùҜDzЌḶṲùƆ7AbAⓈՁ●Ɔ゜AЌḚDzՁ●╗A7CA●Ɔù ‫ں‬7ḚAՁ㈠ ฎㅡฌ

ŐḶbì7ҜⓈՁbĠ̬
ḚḶՁC7C㈠Ḛ㈠7A╗7ธफ7CDzО╗Ġ7●Ќ7AՁՁ7ОՁAЌ╗●ЌḚ ̶゜ㅡफ
AŐDzAƆ7ⓈЌՁDzƆƆ7ЌḶ╗DzC7ḶЌ7ОՁAЌ ƆbŐDzDzЌDzCฌ

AՁՁ7╗ŐDzDzƆ゜ƆĠŐⓈԱƆ7╗Ḷ7ԱDz7ОՁAЌ╗DzC7●Ќ7Aฌ
bbḶฌ
ŐCAЌbDz7Û●╗Ġ
╗ĠDz7b●╗ù7Ḷ&7ՁAƆ7ЋDzḚAƆ7ⓈЌ●&●DzC7CDzЋDzՁḶОҜDzЌ╗7bḶCDz
ӧbĠAО╗DzŐ7‫ں‬ɱ㈠xฎ㈠xㅡxֱCDzЋDzՁḶОDzҜDzЌ╗7Ɔ╗AЌCAŐCƆỏ㈠ฌ
ՁAЌCƆbAОDz7CDzƆ●ḚЌ7●Ɔ7bḶЌbDzО╗ⓈAՁ7ִ7&ḶŐ7ՁAЌCֱⓈƆDz
ОⓈŐОḶƆDzƆ7ḶЌՁù7ƆĠḶÛ●ЌḚ7●Ќ╗DzЌ╗7╗Ḷ7ҜDzDz╗7CDzЋDzՁḶОҜDzЌ╗
bḶCDz7Ҝ●Ќ●ҜⓈҜƆ㈠ฌ

xธ゜ธx゜‫ں‬ฎ
ОŐİֱՙธ″ธɱ
ОŐḶİDzb╗
‫ں‬फए̶xƥֱxफฌ
ƆbAՁDz̬ฌ AฌЌḶŐ╗Ġ
x ‫ں‬ㄦ ̶x ″x ɱx

ḶÛЌDzŐ̬ ОŐḶİDzb╗7 ̬
ОAŐAҜḶⓈЌ╗ฌ
ⓈЌC7●●7ՁՁbⓒ ‫ں‬ՙֱ‫ں‬ธฎ

ACCŐDzƆƆ̬ CA╗Dz̬
ㄦ″xxฌ
ՁDzḚḚDz╗7ŐC xㄦ7DzԱ7‫ں‬ฎ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ں‬ㅡɱฌ
╗DzŐŐ●ԱՁDzฌ
ĠDzŐԱƆ╗
İⓈŐ●ƆC●b╗●ḶЌ̬ AОЌ̬
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7 ‫ں‬ธㄦֱธฎֱฎx‫ֱں‬x‫ں‬ㅡ
AЌЌ7゜7ՁDzḚḚDz╗

GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731


ƆbAՁDz̬ ‫゜ں‬ฎफए‫ں‬ƥֱxफ7 ƆbAՁDz̬ ‫゜ں‬ฎफए‫ں‬ƥֱxफฌ

ƆbAՁDz̬ ‫゜ں‬ฎफए‫ں‬ƥֱxफ7
‫゜ں‬ฎफए‫ں‬ƥֱxफ ƆbAՁDz̬ ‫゜ں‬ฎफए‫ں‬ƥֱxफฌ

xธ゜ธx゜‫ں‬ฎ
ОŐİֱՙธ″ธɱ
ùฌ
Ő
A Őฌ
● Ќ Ḷ
● Ҝ  Ќฌ
Dz Ձ ●Ḷ
О Ő ╗ b╗
Ḷ Ő Ⓢ
Ќ Ɔ ╗
Ḷ Ќ
ƆbAՁDz̬ ‫゜ں‬ฎफए‫ں‬ƥֱxफฌ ‫゜ں‬ฎफए‫ں‬ƥֱxफฌ
ƆbAՁDz̬ฌ b

ḶÛЌDzŐ̬ฌ ОŐḶİDzb╗7 ̬ฌ
ОAŐAҜḶⓈЌ╗ฌ
ⓈЌC7●●7ՁՁbⓒฌ ‫ں‬ՙֱ‫ں‬ธฎฌ

ACCŐDzƆƆ̬ฌ CA╗Dz̬ฌ
ㄦ″xxฌ
ՁDzḚḚDz╗7ŐC7 ㅡ7CDzb7‫ں‬ՙฌ
ՁAƆฌ
ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ں‬ㅡɱฌ
╗DzŐŐ●ԱՁDzฌ
ĠDzŐԱƆ╗ฌ
İⓈŐ●ƆC●b╗●ḶЌ̬ฌ AОЌ̬ฌ
ՁAƆฌ
ЋDzḚAƆⓒ7ЌЋฌ ‫ں‬ธㄦֱธฎֱฎx‫ֱں‬x‫ں‬ㅡฌ
AЌЌ7゜7ՁDzḚḚDz╗

GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731


ƆbAՁDz̬ ‫゜ں‬ฎफए‫ں‬ƥֱxफ7
‫゜ں‬ฎफए‫ں‬ƥֱxफ ƆbAՁDz̬ ‫゜ں‬ฎफए‫ں‬ƥֱxफฌ

xธ゜ธx゜‫ں‬ฎ
ОŐİֱՙธ″ธɱ
ƆbAՁDz̬ ‫゜ں‬ฎफए‫ں‬ƥֱxफฌ ‫゜ں‬ฎफए‫ں‬ƥֱxफฌ
ƆbAՁDz̬ฌ

ùฌ
Ő
A Őฌ
● Ќ Ḷ
● Ҝ ฌ
 ● Ḷ Ќ
Dz Ձ ╗
ОฌŐ ╗ Ⓢ b
Ḷ Ő
Ќ Ɔ ╗
Ḷ Ќ
b

ḶÛЌDzŐ̬ฌ ОŐḶİDzb╗7 ̬ฌ
ОAŐAҜḶⓈЌ╗ฌ
ⓈЌC7●●7ՁՁbⓒฌ ‫ں‬ՙֱ‫ں‬ธฎฌ

ACCŐDzƆƆ̬ฌ CA╗Dz̬ฌ
ㄦ″xxฌ
ՁDzḚḚDz╗7ŐC7 ㅡ7CDzb7‫ں‬ՙฌ
ՁAƆฌ
ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ں‬ㅡɱฌ
╗DzŐŐ●ԱՁDzฌ
ĠDzŐԱƆ╗ฌ
İⓈŐ●ƆC●b╗●ḶЌ̬ฌ AОЌ̬ฌ
ՁAƆฌ
ЋDzḚAƆⓒ7ЌЋฌ ‫ں‬ธㄦֱธฎֱฎx‫ֱں‬x‫ں‬ㅡฌ
AЌЌ7゜7ՁDzḚḚDz╗

GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731


ƆbAՁDz̬ ‫゜ں‬ฎफए‫ں‬ƥֱxफฌ

ƆbAՁDz̬ ‫゜ں‬ฎफए‫ں‬ƥֱxफ7
‫゜ں‬ฎफए‫ں‬ƥֱxफ ƆbAՁDz̬ ‫゜ں‬ฎफए‫ں‬ƥֱxफฌ

xธ゜ธx゜‫ں‬ฎ
ОŐİֱՙธ″ธɱ
ùฌ
Ő
A Őฌ
● Ќ Ḷ
● Ҝ ฌ
 ● Ḷ Ќ
Dz Ձ ╗
ОฌŐ ╗ Ⓢ b
Ḷ Ő
‫゜ں‬ฎफए‫ں‬ƥֱxफฌ
ƆbAՁDz̬ฌ Ќ Ɔ ╗
Ḷ Ќ
b

ḶÛЌDzŐ̬ฌ ОŐḶİDzb╗7 ̬ฌ
ОAŐAҜḶⓈЌ╗ฌ
ⓈЌC7●●7ՁՁbⓒฌ ‫ں‬ՙֱ‫ں‬ธฎฌ

ACCŐDzƆƆ̬ฌ CA╗Dz̬ฌ
ㄦ″xxฌ
ՁDzḚḚDz╗7ŐC7 ㅡ7CDzb7‫ں‬ՙฌ
ՁAƆฌ
ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ں‬ㅡɱฌ
╗DzŐŐ●ԱՁDzฌ
ĠDzŐԱƆ╗ฌ
İⓈŐ●ƆC●b╗●ḶЌ̬ฌ AОЌ̬ฌ
ՁAƆฌ
ЋDzḚAƆⓒ7ЌЋฌ ‫ں‬ธㄦֱธฎֱฎx‫ֱں‬x‫ں‬ㅡฌ
AЌЌ7゜7ՁDzḚḚDz╗

GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731


ƆbAՁDz̬ ‫゜ں‬ฎफए‫ں‬ƥֱxफ7
‫゜ں‬ฎफए‫ں‬ƥֱxफ ƆbAՁDz̬ ‫゜ں‬ฎफए‫ں‬ƥֱxफฌ

xธ゜ธx゜‫ں‬ฎ
ОŐİֱՙธ″ธɱ
ƆbAՁDz̬ ‫゜ں‬ฎफए‫ں‬ƥֱxफฌ ‫゜ں‬ฎफए‫ں‬ƥֱxफฌ
ƆbAՁDz̬ฌ

ùฌ
Ő
A Őฌ
● Ќ Ḷ
● Ҝ ฌ
 ● Ḷ Ќ
Dz Ձ ╗
ОฌŐ ╗ Ⓢ b
Ḷ Ő
Ќ Ɔ ╗
Ḷ Ќ
b

ḶÛЌDzŐ̬ฌ ОŐḶİDzb╗7 ̬ฌ
ОAŐAҜḶⓈЌ╗ฌ
ⓈЌC7●●7ՁՁbⓒฌ ‫ں‬ՙֱ‫ں‬ธฎฌ

ACCŐDzƆƆ̬ฌ CA╗Dz̬ฌ
ㄦ″xxฌ
ՁDzḚḚDz╗7ŐC7 ㅡ7CDzb7‫ں‬ՙฌ
ՁAƆฌ
ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ں‬ㅡɱฌ
╗DzŐŐ●ԱՁDzฌ
ĠDzŐԱƆ╗ฌ
İⓈŐ●ƆC●b╗●ḶЌ̬ฌ AОЌ̬ฌ
ՁAƆฌ
ЋDzḚAƆⓒ7ЌЋฌ ‫ں‬ธㄦֱธฎֱฎx‫ֱں‬x‫ں‬ㅡฌ
AЌЌ7゜7ՁDzḚḚDz╗

GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731


GPA-72727 [PRJ-72629] - GENERAL PLAN AMENDMENT RELATED TO ZON-72728, VAR-72941, SUP-72730 AND
SDR-72731 - APPLICANT/OWNER: PARAMOUNT FUND II, LLC
NORTHWEST CORNER OF ANN ROAD AND LEGGETT ROAD
03/01/18
GPA-72727 [PRJ-72629] - GENERAL PLAN AMENDMENT RELATED TO ZON-72728, VAR-72941, SUP-72730 AND
SDR-72731 - APPLICANT/OWNER: PARAMOUNT FUND II, LLC
NORTHWEST CORNER OF ANN ROAD AND LEGGETT ROAD
03/01/18
GPA-72727 [PRJ-72629] - GENERAL PLAN AMENDMENT RELATED TO ZON-72728, VAR-72941, SUP-72730 AND
SDR-72731 - APPLICANT/OWNER: PARAMOUNT FUND II, LLC
NORTHWEST CORNER OF ANN ROAD AND LEGGETT ROAD
03/01/18
GPA-72727 [PRJ-72629] - GENERAL PLAN AMENDMENT RELATED TO ZON-72728, VAR-72941, SUP-72730 AND
SDR-72731 - APPLICANT/OWNER: PARAMOUNT FUND II, LLC
NORTHWEST CORNER OF ANN ROAD AND LEGGETT ROAD
03/01/18
֭⇡ผ—Ŵผੂ7‫ں‬ㅡⓒ7ธx‫ں‬ฎฌ

bħ‫ੂש‬7ਙ⑾7ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯7ОкŴ่่ħ่‫ف‬7Ŵ่₡7Ύਙ่ħ่‫ف‬ฌ
̶̶̶7Ќਙผ‫ש‬γ7ŐŴ่㌱γਙ7Cผħ‫֭ﭨ‬ฌ
ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7Ќ֭‫ﭨ‬Ŵ₡Ŵ7ฎɱ‫ں‬x″ฌ

ŐDz̬77ḚОA7⑾ผਙこ7ОŐ7Ŵ่₡7Ḷ7‫ש‬ਙ7Ɔb7ॅ7b‫ں‬7‫ں‬ธㄦֱธฎֱฎx‫ֱں‬x‫ں‬″ⓒ7x‫ں‬ՙⓒ7x‫ں‬ฎฌ

C֭Ŵผ7Ҝ⎯7Dz₡₡ਙʉ֭⎯̬ฌ

Û֭7ผ֭‫ש⎯֭—׀‬7ੂਙ—ผ7㌱ਙ่⎯ħ₡֭ผŴ‫ש‬ħਙ่7⑾ਙผ7ผ֭㌱кŴ⎯⎯ħ⑾ħ㌱Ŵ‫ש‬ħਙ่7ਙ⑾7‫ש‬γ֭7Ŵ⇡ਙ‫֭ﭨ‬7こ่֭‫ש‬ħਙ่֭₡7ऑผਙऑ֭ผ‫ש‬ħ֭⎯⊿7Ŵ7̶㈠ธ‫ں‬7Ŵ㌱ผ֭ฌ
㌱ਙこऑħкŴ‫ש‬ħਙ่77Ŵ‫ש‬7‫ש‬γ֭7่ਙผ‫ש‬γ7֭Ŵ⎯‫ש‬7㌱ਙผ่֭ผ7ਙ⑾7‫ש‬γ֭7A่่ӧŴ7‫ں‬xx7⑾ਙਙ‫ש‬7ŐḶÛỏ77Ŵ่₡7Ձ֭‫ש֭فف‬7ӧŴ7″x7⑾ਙਙ‫ש‬7ŐḶÛỏฌ
ħ่‫֭ש‬ผ⎯֭㌱‫ש‬ħਙ่㈠ฌ

╗γ֭7⎯ħ‫֭ש‬7ħ⎯7₡֭⎯ħ‫่֭ف‬₡7ʉħ‫ש‬γ7⑾ħ‫֭ﭨ‬7⇡—ħк₡ħ่‫⎯ف‬ⓒ7ਙ่֭7Ŵ7₡ผħ‫֭ﭨ‬7‫ש‬γผਙ—‫ف‬γ7ผ֭⎯‫ש‬Ŵ—ผŴ่‫ש‬7Ŵ่₡7Ŵ่ਙ‫ש‬γ֭ผ7Ŵ7㌱ਙ่‫่֭ﭨ‬ħ่֭㌱֭ฌ
⎯‫ש‬ਙผ֭7⑾—֭кħ่‫ف‬7⎯‫ש‬Ŵ‫ש‬ħਙ่7ʉħ‫ש‬γ7₡ผħ‫֭ﭨ‬7‫ש‬γผਙ—‫ف‬γ7㌱Ŵผ7ʉŴ⎯γ㈠77╗γ֭7㌱ਙ่‫่֭ﭨ‬ħ่֭㌱֭7⎯‫ש‬ਙผ֭゜⑾—֭кħ่‫ف‬7⎯‫ש‬Ŵ‫ש‬ħਙ่7ผ֭‫⎯ש⎯֭—׀‬ฌ
ऑ֭ผこħ⎯⎯ħਙ่7‫ש‬ਙ7⎯֭кк7ਙ⑾⑾ֱऑผ֭こħ⎯֭7⇡֭֭ผ7Ŵ่₡7ʉħ่֭㈠7Dzゥħ⎯‫ש‬ħ่‫ف‬7㌱ਙ่₡ħ‫ש‬ħਙ่⎯7ħ่₡ħ㌱Ŵ‫֭ש‬7Ŵ7ऑкŴ㌱֭7ਙ⑾7ʉਙผ⎯γħऑ7ħ่ฌ
‫ש‬γ֭7㌱ਙここ֭ผ㌱ħŴк7㌱่֭‫֭ש‬ผ7ਙऑऑਙ⎯ħ‫֭ש‬7Ձ֭‫ש֭فف‬㈠77Ɔγਙ—к₡7‫ש‬γŴ‫ש‬7֭⎯‫ש‬Ŵ⇡кħ⎯γこ่֭‫ש‬7γŴ‫֭ﭨ‬7Ŵ่7ਙ㌱㌱—ऑŴ่㌱ੂ7ऑ֭ผこħ‫ש‬7Ŵฌ
ʉŴħ‫֭ﭨ‬ผ7ਙ⑾7‫ש‬γ֭7ㅡxx7⑾ਙਙ‫ש‬7₡ħ⎯‫ש‬Ŵ่㌱֭7ผ֭‫—׀‬ħผ֭7ħ⎯7ผ֭‫֭ש⎯֭—׀‬₡㈠ฌ

╗γ֭7⎯ħ‫֭ש‬7γŴ⎯7⇡่֭֭7₡֭⎯ħ‫่֭ف‬₡7‫ש‬ਙ7Ŵ‫ﭨ‬ਙħ₡7⎯֭‫⇡ש‬Ŵ㌱=ⓒ7ऑผਙゥħこħ‫ੂש‬ⓒ7ऑŴผ=ħ่‫ف‬7Ŵ่₡7ਙผħ่֭‫ש‬Ŵ‫ש‬ħਙ่7ʉŴħ‫֭ﭨ‬ผ⎯7Ŵ⎯7㌱ਙ₡֭ฌ
Ŵऑऑкħ֭⎯7‫ש‬ਙ7㌱Ŵผ7ʉŴ⎯γ֭⎯㈠77A₡₡ħ‫ש‬ħਙ่Ŵккੂⓒ7Ŵ7₡֭‫ש‬Ŵ㌱γ֭₡7⎯ħ₡֭ʉŴк=7㌱ผਙ⎯⎯7⎯֭㌱‫ש‬ħਙ่7ħ⎯7ऑผਙऑਙ⎯֭₡7Ŵкਙ่‫⎯ف‬ħ₡֭7Ŵฌ
⇡ħ=֭7кŴ่֭7‫ש‬ਙ7ऑผਙ‫ﭨ‬ħ₡֭7Ŵ7⎯Ŵ⑾֭ผ7่֭‫ﭨ‬ħผਙ่こ่֭‫ש‬㈠7777A่7ħ่‫֭⎯่֭ש‬7кŴ่₡⎯㌱Ŵऑ֭7⇡—⑾⑾֭ผ7ħ⎯7ऑผਙ‫ﭨ‬ħ₡֭₡7⇡֭‫ש‬ʉ่֭֭7‫ש‬γ֭ฌ
⇡—ħк₡ħ่‫⎯ف‬7Ŵ่₡7Ŵ₡㈾Ŵ㌱่֭‫ש‬7ผ֭⎯ħ₡่֭‫ש‬ħŴк7▷ਙ่֭₡7ऑผਙऑ֭ผ‫ש‬ħ֭⎯㈠ฌ

Û֭7ผ֭‫ש⎯֭—׀‬7Ŵ7ऑผֱ֭Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่7㌱ਙ่⑾֭ผ่֭㌱֭7‫ש‬ਙ7₡ħ⎯㌱—⎯⎯7‫ש‬γħ⎯7֭ゥऑŴ่⎯ħਙ่㈠ฌ

Ћ֭ผੂ7‫ש‬ผ—кੂ7ੂਙ—ผ⎯ⓒฌ

ՁਙผŴ7Cผ֭㈾Ŵฌ
ՁŴ่₡7Dz่‫ש‬ħ‫ש‬к֭こ่֭‫⎯ש‬ฌ
ՁŴʉ7Ḷ⑾⑾ħ㌱֭⎯7ਙ⑾7İŴੂ7Աผਙʉ่ฌ

ОŐİֱՙธ″ธɱ
xธ゜ธx゜‫ں‬ฎ

GPA-72727, ZON-72728, VAR-72941, SUP-72730 AND SDR-72731


Agenda Item No.: 31.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
ZON-72728 - REZONING RELATED TO GPA-72727 - PUBLIC HEARING -
APPLICANT/OWNER: PARAMOUNT FUND II, LLC - For possible action on a request for a
Rezoning FROM: P-R (PROFESSIONAL OFFICE AND PARKING) TO: C-1 (LIMITED
COMMERCIAL) on 3.21 acres at the northwest corner of Ann Road and Leggett Road (APNs
125-28-801-014, 016 and 018), Ward 6 (Fiore) [PRJ-72629]. Staff recommends DENIAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 6 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps - ZON-72728, VAR-72941, SUP-72730 AND SDR-72731 [PRJ-
72629]
3. Supporting Documentation
4. Protest E-Comment Log
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
ZON-72728

ОŐİֱՙธ″ธɱ
xธ゜ธx゜‫ں‬ฎ
ZON-72728

ОŐİֱՙธ″ธɱ
xธ゜ธx゜‫ں‬ฎ
ZON-72728

MARCH BROWN AVE

T-C

RED GULL ST

DRIFT BOAT ST
BLUE CHARM AVE
JANELL DR

QUILL GORDON AVE

W EL CAMPO GRANDE AVE

WIND DRIFT RD PINE FALLS DR RAVEN HILLS D


EDWARD BAHER AVE
R-E

OCEAN BEACH DR

BERWICK FALLS LN

HEATHERWOOD ST
CLIFF POINT CT
SANDRIDGE CT
CENTRALIA ST

BOLTON BAY WAY


CANLEY AVE
WHALE ROCK ST
OWL BUTTE CT

R-1
MISSION POINT LN
N CIMARRON RD

LEGGETT RD
SAVANT CT

KASMERE FALLS DR DESERT BREE


BURDEL ST

KIOWA CIR

R-PD6

PEBBLE ROCK DR

DESERT CREEK WAY


CANYON WREN AVE BEACH FALLS CT CROSS LN
C-2
P-R
FALL CLIFF RD
DIVERNON AVE

SUBJECT
W ANN RD

PROPERTY
WHITE LEAF CT
C-V
RIVERWOOD CT
DEEP STONE AVE PAINTED ROCK LN HIGH DESERT DR VISTA SUNRISE DR
BAYFIELD ST

DESERT VALLEY DR

DESERT SPRING RD
ESCALLONIA ST

BIG SKY LN

LN
PAINTED

VALL

TA
ARM CT BRONZEWOOD AVE
IRISH SPRING ST

VIS
RED SUN DR

HIGH ROCK DR AL
GO RGE D

ROY
ROSE HILLS ST

BUCKWOOD CT
DESERT WILLOW DR
I
LL
R

RO

R-PD5
MILKWOOD LN

KIMWOOD AVE
AEGEAN WAY

VERDE RIVER WAY

±
ALABASTER CT
R

W HAMMER LN
SU NSET D

WAVING SAG E DR

GOL Y
F ER A TI
S W N
OA S
IS D CT TE
R PE D
AS M
ES
PAINTED

A
C
T

Zoning FROM P-R TO C-1


U - (GPA Designation) R-2 - Medium-Low P-O - Professional Office C-M - Commercial/Industrial
Undeveloped Density Residential
R-A - Ranch Acres R-3 - Medium Density N-S - Neighborhood Service M - Industrial 1500' Buffer
Residential
O - Office C-V - Civic
R-E - Residential Estates R-4 - High Density GIS maps are normally produced

Residential City Limits only to meet the needs of the City.


R-D - Single-Family C-D - Designed Commercial P-C - Planned Community Due to continuous development activity
Residential-Restricted R-5 - Apartment
this map is for reference only.
Geographic Information System
R-PD - Residential C-1 - Limited Commercial T-D - Traditional Development Not City
R-MH - Mobile/Manufactured
Planning & Development Dept.

Planned Development
702-229-6301
Home Residence C-2 - General Commercial PD - Planned Development
R-1 - Single Family Date: Thursday, March 01, 2018
Residential
R-MHP - Residential Mobile/ C-PB - Planned Business Subject Property
Manufactured Home Park T-C - Town Center
R-CL - Single-Family Park
Compact-Lot P-R - Professional Offices
and Parking
Agenda Item No.: 32.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
VAR-72941 - VARIANCE RELATED TO GPA-72727 AND ZON-72728 - PUBLIC
HEARING - APPLICANT/OWNER: PARAMOUNT FUND II, LLC - For possible action on a
request for a Variance TO ALLOW A 20-FOOT REAR AND SIDE YARD SETBACK WHERE
RESIDENTIAL ADJACENCY STANDARDS REQUIRE 69 FEET at the northwest corner of
Ann Road and Leggett Road (APNs 125-28-801-014, 016, and 018), P-R (Professional Office
and Parking) Zone [PROPOSED: C-1 (Limited Commercial)],Ward 6 (Fiore) [PRJ-72629].
Staff recommends DENIAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 8 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Protest Postcard/E-Comment Log for VAR-72941 and SUP-72730 [PRJ-72629]
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
VAR-72941

ОŐİֱՙธ″ธɱ
xธ゜ธx゜‫ں‬ฎ
VAR-72941

ОŐİֱՙธ″ธɱ
xธ゜ธx゜‫ں‬ฎ
Agenda Item No.: 33.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
SUP-72730 - SPECIAL USE PERMIT RELATED TO GPA-72727, ZON-72728 AND VAR-
72941 - PUBLIC HEARING - APPLICANT/OWNER: PARAMOUNT FUND II, LLC - For
possible action on a request for a Special Use Permit FOR A PROPOSED CAR WASH, FULL
SERVICE OR AUTO DETAILING USE at the northwest corner of Ann Road and Leggett Road
(APNs 125-28-801-014, 016 and 018), P-R (Professional Office and Parking) Zone
[PROPOSED: C-1 (Limited Commercial)], Ward 6 (Fiore) [PRJ-72629]. Staff recommends
DENIAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 7 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. E-Comment Log
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SUP-72730

ОŐİֱՙธ″ธɱ
xธ゜ธx゜‫ں‬ฎ
SUP-72730

ОŐİֱՙธ″ธɱ
xธ゜ธx゜‫ں‬ฎ
Agenda Item No.: 34.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
SDR-72731 - SITE DEVELOPMENT PLAN REVIEW RELATED TO GPA-72727, ZON-
72728, VAR-72941 AND SUP-72730 - PUBLIC HEARING - APPLICANT/OWNER:
PARAMOUNT FUND II, LLC - For possible action on a request for a Site Development Plan
Review FOR A PROPOSED 25,350 SQUARE-FOOT SHOPPING CENTER WITH WAIVERS
TO ALLOW A SEVEN-FOOT WIDE LANDSCAPE BUFFER ALONG A PORTION OF THE
NORTH AND WEST PROPERTY LINES WHERE EIGHT FEET IS REQUIRED, TO
ALLOW THE BUILDINGS TO NOT ORIENT TO THE CORNER AND STREET
FRONTAGES WHERE SUCH IS REQUIRED, AND TO ALLOW A CAR WASH BAY AND
DRIVE THROUGH LANE TO FACE THE PUBLIC RIGHT-OF-WAY WHERE SUCH IS
NOT ALLOWED on 3.21 acres at the northwest corner of Ann Road and Leggett Road (APNs
125-28-801-014, 016 and 018), P-R (Professional Office and Parking) Zone [PROPOSED: C-1
(Limited Commercial)], Ward 6 (Fiore) [PRJ-72629]. Staff recommends DENIAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 7 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Protest Postcards/E-Comment Log
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SDR-72731

ОŐİֱՙธ″ธɱ
xธ゜ธx゜‫ں‬ฎ
SDR-72731

ОŐİֱՙธ″ธɱ
xธ゜ธx゜‫ں‬ฎ
Agenda Item No.: 35.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
GPA-72732 - GENERAL PLAN AMENDMENT - PUBLIC HEARING -
APPLICANT/OWNER: C-SWDE348, LLC - For possible action on a request for a General Plan
Amendment FROM: PCD (PLANNED COMMUNITY DEVELOPMENT) TO: ML (MEDIUM
LOW DENSITY RESIDENTIAL) on 44.52 acres at the southwest corner of the Moccasin Road
and Rainbow Boulevard alignments (APN 125-03-501-001), Ward 6 (Fiore) [PRJ-72720]. Staff
recommends DENIAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 1 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL

BACKUP DOCUMENTATION:
1. Abeyance Request Letter - GPA-72732 AND ZON-72733 [PRJ-72720]
2. Location and Aerial Maps
3. Staff Report - GPA-72732 AND ZON-72733 [PRJ-72720]
4. Supporting Documentation
5. Photo(s) - GPA-72732 AND ZON-72733 [PRJ-72720]
6. Justification Letter - GPA-72732 AND ZON-72733 [PRJ-72720]
7. School Development Tracking Form from Clark County School District - GPA-72732 AND
ZON-72733 [PRJ-72720]
8. Protest Postcard for GPA-72732 and ZON-72733 [PRJ-72720]
APR 3 2018

Items 35-36
GPA-72732 AND ZON-72733
GPA-72732 AND ZON-72733 [PRJ-72720]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: C-SWDE348, LLC

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
GPA-72732 Staff recommends DENIAL.
ZON-72733 Staff recommends DENIAL. GPA-72732

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 4

NOTICES MAILED 47 - GPA-72732 and ZON-72733

PROTESTS 1 - GPA-72732 and ZON-72733

APPROVALS 0 - GPA-72732 and ZON-72733

NE
GPA-72732 AND ZON-72733 [PRJ-72720]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

This is a request for a General Plan Amendment from PCD (Planned Community
Development) to ML (Medium Low Density Residential); and a request to Rezone from
R-E (Residence Estates) to R-SL (Residential Small Lot) on 44.52 acres located
adjacent to the Moccasin Road and Rainbow Boulevard alignments as defined by the
Master Plan of Streets and Highways.

ISSUES

 The subject site abuts a national monument along the west, south, and east
property lines.
 There are no developed roadways or access to public utilities to service the
subject site; a right-of-way grant would be required from the National Park
Service in order to construct right-of-way through the national monument.

ANALYSIS

The subject 44.52 acres is an undeveloped parcel of land located within the Centennial
Hills Sector of the General Plan. The subject site abuts a Clark County flood channel to
the north, and the Tule Springs Fossil Beds National Monument along the west, south,
and east property lines.

The Tule Springs Fossil Beds National Monument was established as the 405th unit of
the National Park Service on December 19, 2014. The monument was established to
"conserve, protect, interpret and enhance for the benefit of present and future
generations the unique and nationally important paleontological, scientific, educational
and recreational resources and values of the land." The paleontological period
represented at Tule Springs ranges from 200,000 to 3,000 years ago, and is rich with
significant paleontological resources from the ice age, including the Columbian
Mammoth, extinct horses, camels and bison, and the dire wolf. The monument spans
22,650 acres along the northeastern edge of US Highway 95 north of the master plan
area of Aliante to Creech Air Force Base.

Currently, the City’s Master Plan of Streets and Highways depicts the Moccasin Road
alignment along the northern portion of the site with a companion Multi-Use Non-
Equestrian Trail. This alignment was established by the City of Las Vegas in 2003 and
has not been re-visited since the designation of the national monument in 2014.

NE
GPA-72732 AND ZON-72733 [PRJ-72720]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting

Currently the subject site is not accessed by any roadway, nor is it serviced by public
utilities. In order for a roadway to be constructed, and utilities extended, right-of-way
would have to be granted by the National Park Service to construct such infrastructure
within a national monument. The lack of roads and utilities prohibits the property owner
from developing the property at this time.

General Plan Amendment


The lack of access to the subject site indicates the prematurity of this General Plan
Amendment and Rezoning request as it typifies “Leap Frog” development. Development
on this site would require the extension of public facilities through undeveloped lands
since the nearest residential development is approximately three-quarters of a mile
away.

The current General Plan designation of PCD (Planned Community Development)


allows a mix of residential uses that maintain an average overall density ranging from
two to eight dwelling units per gross acre, depending upon compatibility with adjacent
uses (e.g. a density of two units per acre will be required when adjacent to DR
designated property). The nearest development to the subject site consist of R-PD2
(Residential Planned Development – 2 Units per Acre) to the west, R-PD3 (Residential
Planned Development – 3 Units per Acre) to the south, and large, two-acre home sites
zoned R-E [(Rural Estates Residential District) Clark County]. The current General Plan
designation of PCD (Planned Community Development) is compatible with the existing
residential development in the area as it would dictate a maximum density of no more
than 3 units per acre to be compatible with development in the area.

The proposed ML (Medium Low Density Residential) General Plan designation allows
up to 8 dwelling units per gross acre, and would allow a range of residential housing
including, single family detached homes, including compact lots and zero lot lines;
mobile home parks and two-family dwellings. This General Plan designation would
support multiple zoning districts including R-SL (Single Family Small Lot Residential), R-
CL (Single Family Compact-Lot), and R-MH (Mobile/Manufactured Home), which would
not be compatible with the existing development in the area.

It is the purpose and intent of the City Council that Title 19:
 maintains through orderly growth and development the character and stability of
present and future land use and development in the City;
 manages the orderly and efficient provisions of adequate levels of public facilities
and services necessary to support planned development;
 ensure that required on-site and off-site dedications and public improvements are
properly installed or guaranteed; and
 prevent the impacts of both overcrowding of land and undue concentrations of
population as well as the negative effects of leapfrogging sprawl and
underutilization of land and property.

NE
GPA-72732 AND ZON-72733 [PRJ-72720]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

In addition, The Las Vegas 2020 Master Plan contains numerous goals, objectives, and
policies pertaining directly and indirectly to conservation. One of which is to, “create an
inventory of any archeological resources within boundaries of proposed development
and make efforts to preserve any significant resources that are discovered.”

Staff finds the requested General Plan Amendment to be premature and incompatible
with the existing development in the area; therefore, staff is recommending denial of the
amendment request.

Rezoning
The subject site is currently zoned R-E (Residence Estates) which allows low density
residential units on large lots in order to convey a rural environment. This zoning district
requires a minimum lot size of 20,000 square feet. The applicant is proposing to rezone
the subject site to R-SL (Single Family Small Lot Residential) which requires a minimum
lot size of 4,500 square feet.

The closest parcel not part of the national monument is approximately 1,300 linear feet
from the subject site and is also zoned R-E (Residence Estates). Rezoning the subject
site to R-SL (Single Family Small Lot Residential) would allow a residential density that
is incompatible with the surrounding land uses which are rural in nature.

The approval of a General Plan Amendment and Rezoning application that would allow
the development of up to 356.16 residential units across a 45 acre site with no
roadways and/or utilities, nor a viable mechanism of extending such facilities is not
reflective of the goals, objectives, or policies of the Las Vegas 2020 Master Plan, or the
purpose and intent of Title 19; therefore, staff is also recommending denial of the
Rezoning request.

FINDINGS (GPA-72732)

Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following
conditions be met in order to justify a General Plan Amendment:

1. The density and intensity of the proposed General Plan Amendment is


compatible with the existing adjacent land use designations,

The density and intensity proposed is not compatible with the existing R-E
(Residence Estates), R-PD2 (Residential Planned Development – 2 Units per
Acre), R-PD3 (Residential Planned Development – 3 Units per Acre), and R-E
[(Rural Estates Residential District) Clark County] residentially zoned
developments found in this portion of the Northwest Sector, nor is it compatible
with the adjacent Tule Springs Fossil Beds National Monument.

NE
GPA-72732 AND ZON-72733 [PRJ-72720]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting

2. The zoning designations allowed by the proposed amendment will be


compatible with the existing adjacent land uses or zoning districts,

The ML (Medium Low Density Residential) General Plan designation supports


such zoning districts as R-SL (Single Family Small Lot Residential), R-CL
(Single Family Compact-Lot), and R-MH (Mobile/Manufactured Home). These
zoning districts are too intense and incompatible with the existing R-E
(Residence Estates), R-PD2 (Residential Planned Development – 2 Units per
Acre), R-PD3 (Residential Planned Development – 3 Units per Acre), and R-E
[(Rural Estates Residential District) Clark County] zoning districts that currently
govern land use in this portion of the Northwest Sector, nor is it compatible with
the adjacent Tule Springs Fossil Beds National Monument.

3. There are adequate transportation, recreation, utility, and other facilities to


accommodate the uses and densities permitted by the proposed General
Plan Amendment; and

There are no transportation or utility facilities to accommodate the proposed


residential densities permitted by the proposed ML (Medium Low Density
Residential) General Plan designation. In order to construct roadways to provide
access, right-of-way would need to be granted by the National Park Service in
order to build a roadway and provide utilities to the subject site within the national
monument.

4. The proposed amendment conforms to other applicable adopted plans and


policies.

The Las Vegas 2020 Master Plan contains numerous goals, objectives, and
policies pertaining directly and indirectly to conservation. One of which is to,
“create an inventory of any archeological resources within boundaries of proposed
development and make efforts to preserve any significant resources that are
discovered.” The approval of a General Plan Amendment and rezoning
application that would require federal right-of-way grants through a national
monument in order to construct the necessary infrastructure to service any future
development does not conform to the Master Plan goals, objectives, and policies.

In addition, on September 28, 2010, the Southern Nevada Regional Planning


Coalition (SNRPC) amended the Conservation, Open Space, and Natural
Resource Element of the Southern Nevada Regional Policy Plan that identified
four regional priorities. One of those priorities included “the coordination of
regional efforts to manage and preserve national resources.” The approval of
these requests do not support applicable adopted plans and policies as it
require future federal right-of-way grants to disturb a national resource for
roadways and utilities.

NE
GPA-72732 AND ZON-72733 [PRJ-72720]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting

FINDINGS (ZON-72733)

In order to approve a Rezoning application, pursuant to Title 19.16.090(L), the Planning


Commission or City Council must affirm the following:

1. The proposal conforms to the General Plan.

If approved, the requested R-SL (Residential Small Lot) would conform to the
proposed ML (Medium Low Density Residential).

2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.

A residential development is not compatible with the surrounding Tule Springs


Fossil Beds National Monument, as it would be necessary for the National Park
Service to issue right-of-way grants through the national monument in order to
provide both roadways and utilities to the subject site.

3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.

Growth and development factors in the community do not indicate the need for
“leap frog” development that would require would require the extension of public
facilities through undeveloped lands and grants from the National Park Service to
install such facilities through a national monument.

4. Street or highway facilities providing access to the property are or will be


adequate in size to meet the requirements of the proposed zoning district.

There are no street or highway facilities that provide access to the subject site. In
order to construct roadways to provide access a right-of-way grant would need to
be granted by the National Park Service in order to build a roadway within the
national monument.

BACKGROUND INFORMATION

Related Relevant City Actions by Planning, Fire, Bldg., etc.


There are no related relevant City actions for the subject site.

NE
GPA-72732 AND ZON-72733 [PRJ-72720]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting

Most Recent Change of Ownership


01/25/11 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


There are no related building permits or business licenses associated with the subject
site.

Pre-Application Meeting
Staff conducted a pre-application meeting followed up by a second
01/11/18
pre-application meeting where the submittal requirements for both a
And
Planned Community Development and a General Plan
02/20/18
Amendment/Rezoning application were discussed.

Neighborhood Meeting
Date: Thursday, March 15, 2018
Start Time: 5:30 p.m.
End Time: 6:30 p.m.

Attendees:
Two representatives for the applicant.
One representative from the Ward 6 Council office.
One representative from the Department of Planning.
Approximately 33 members of the public (neighbors).

Meeting Results:
03/15/18
 None of the neighbors in attendance were in support of the
proposed General Plan Amendment and Rezoning application.
 The neighbors questioned the validity of the Moccasin Drive
alignment demonstrated on the City map (Master Plan of
Streets and Highways).
 The neighbors feel any development this close to the national
monument is not compatible, not harmonious, and very
inappropriate.

NE
GPA-72732 AND ZON-72733 [PRJ-72720]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting

Field Check
Staff observed the approximate area of the undeveloped subject site
03/01/18 during a routine field check and noted there is no access (roadway) to
the subject site.

Details of Application Request


Site Area
Gross Acres 44.52

Existing Land
Surrounding Planned or Special Existing Zoning
Use Per Title
Property Land Use Designation District
19.12
PCD (Planned
Subject R-E (Residence
Undeveloped Community
Property Estates)
Development)
Clark County Clark County Clark County
North
Flood Channel Flood Channel Flood Channel
Tule Springs
PR-OS
Fossil Beds R-E (Residence
South (Parks/Recreation/Open
National Estates)
Space)
Monument
Tule Springs
PR-OS
Fossil Beds
East (Parks/Recreation/Open C-V (Civic)
National
Space)
Monument
Tule Springs
PR-OS
Fossil Beds R-E (Residence
West (Parks/Recreation/Open
National Estates)
Space)
Monument

Master and Neighborhood Plan Areas Compliance


No Applicable Master Plan Area N/A
Special Area and Overlay Districts Compliance
No Applicable Special Area or Overlay Districts N/A

NE
GPA-72732 AND ZON-72733 [PRJ-72720]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting

Other Plans or Special Requirements Compliance


Trails – Multi-Use Non-Equestrian Trail N/A*
Las Vegas Redevelopment Plan Area N/A
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A
*A Multi-Use Non-Equestrian Trial will be required on the Moccasin alignment, and will
be required on any Tentative Map along the trail alignment.

Existing General Plan Permitted Density Units Allowed


PCD
2 – 8 du/gross acre 89.04 – 356.16
(Planned Community Development)
Proposed General Plan Permitted Density Units Allowed
ML
5.6 – 8 du/gross acre 249.31 – 356.16
(Medium Low Density Residential)
Existing Zoning Permitted Density Units Allowed
R-E 20,000 SF
96.96
(Residence Estates) Minimum Lot Size
Proposed Zoning Permitted Density Units Allowed
R-SL 4,500 SF
430.95
(Single Family Small Lot Residential) Minimum Lot Size

NE
GPA-72732

ОŐİֱՙธՙธx
xธ゜ธՙ゜‫ں‬ฎ
GPA-72732

ОŐİֱՙธՙธx
xธ゜ธՙ゜‫ں‬ฎ
GPA-72732

TND

MOCCASIN RD

SUBJECT
CHESTNUT SWEET ST

PROPERTY
R

RK AVE

PR-OS

PF

IRO N M OUN
DR CRESCENTVILLE AVE TAIN R D
N RAINBOW BLVD

N TORREY PINES DR

±
N BUFFALO DR

RNP
PCD

FROM PCD TO ML
General Plan Amendment
RNP - Rural Neighborhood MLA - Medium - Low Attached GTC - Tourist Commercial PF-CC Public Facility
Preservation
LVMD - Las Vegas Medical
Clark County 1500' Buffer
RE - Rural Estates M - Medium
District TC - Town Center
GIS maps are normally produced

DR - Desert Rural
H - High LI/R - Light Industrial / Research City Limits only to meet the needs of the City.
RC - Resource Conservation Due to continuous development activity
PCD - Planned Community this map is for reference only.
R - Rural O - Office Geographic Information System
Development C - Downtown - Commercial
Not City Planning & Development Dept.
702-229-6301
L - Low SC - Service Commercial PR-OS - Park/Recreation/
MXU - Downtown - Mixed Use
Open Space Date: Thursday, March 01, 2018
GC - General Commercial TND - Tradional Neighborhood
Subject Property
ML - Medium - Low PF - Public Facility
Development
GPA-72732 [PRJ-72720] - GENERAL PLAN AMENDMENT RELATED TO ZON-72733 - APPLICANT/OWNER: C-
SWDE348, LLC
SOUTHWEST CORNER OF THE MOCCASIN ROAD AND RAINBOW BOULEVARD ALIGNMENTS
03/05/18
GPA-72732 [PRJ-72720] - GENERAL PLAN AMENDMENT RELATED TO ZON-72733 - APPLICANT/OWNER: C-
SWDE348, LLC
SOUTHWEST CORNER OF THE MOCCASIN ROAD AND RAINBOW BOULEVARD ALIGNMENTS
03/05/18
GPA-72732 [PRJ-72720] - GENERAL PLAN AMENDMENT RELATED TO ZON-72733 - APPLICANT/OWNER: C-
SWDE348, LLC
SOUTHWEST CORNER OF THE MOCCASIN ROAD AND RAINBOW BOULEVARD ALIGNMENTS
03/05/18
GPA-72732 [PRJ-72720] - GENERAL PLAN AMENDMENT RELATED TO ZON-72733 - APPLICANT/OWNER: C-
SWDE348, LLC
SOUTHWEST CORNER OF THE MOCCASIN ROAD AND RAINBOW BOULEVARD ALIGNMENTS
03/05/18
PRJ-72720
03/08/18

GPA-72732 AND ZON-72733 - REVISED


PRJ-72720
03/08/18

GPA-72732 AND ZON-72733 - REVISED


Agenda Item No.: 36.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
ZON-72733 - REZONING RELATED TO GPA-72732 - PUBLIC HEARING -
APPLICANT/OWNER: C-SWDE348, LLC - For possible action on a request for a Rezoning
FROM: R-E (RESIDENCE ESTATES) TO: R-SL (RESIDENTIAL SMALL LOT) on 44.52
acres at the southwest corner of the Moccasin Road and Rainbow Boulevard alignments (APN
125-03-501-001), Ward 6 (Fiore) [PRJ-72720]. Staff recommends DENIAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 1 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps
3. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
ZON-72733

ОŐİֱՙธՙธx
xธ゜ธՙ゜‫ں‬ฎ
ZON-72733

ОŐİֱՙธՙธx
xธ゜ธՙ゜‫ں‬ฎ
Agenda Item No.: 37.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
GPA-72771 - GENERAL PLAN AMENDMENT - PUBLIC HEARING -
APPLICANT/OWNER: MARIA L. LOEZA - For possible action on a request for a General
Plan Amendment FROM: L (LOW DENSITY RESIDENTIAL) TO: O (OFFICE) on 0.18 acres
at 4324 San Bernardino Avenue (APN 162-07-502-001), Ward 1 (Tarkanian) [PRJ-72737]. Staff
recommends DENIAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 4 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Staff Report- GPA-72771 AND ZON-72772 [PRJ-72737]
3. Supporting Documentation
4. Photo(s) - GPA-72771 AND ZON-72772 [PRJ-72737]
5. Justification Letter - GPA-72771 AND ZON-72772 [PRJ-72737]
6. Protest Postcards/Phone Log for GPA-72771 and ZON-72772 [PRJ-72737]
GPA-72771 AND ZON-72772 [PRJ-72737]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: MARIA L. LOEZA

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
GPA-72771 Staff recommends DENIAL.
ZON-72772 Staff recommends DENIAL. GPA-72771

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 21

NOTICES MAILED 277 - GPA-72771 and ZON-72772

PROTESTS 4 - GPA-72771 and ZON-72772

APPROVALS 0 - GPA-72771 and ZON-72772

SS
GPA-72771 AND ZON-72772 [PRJ-72737]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The applicant is proposing to rezone the property at 4324 San Bernardino Avenue to
allow for a future office conversion of the existing 1,912 square-foot single family
dwelling on the site.

ISSUES

 A General Plan Amendment is requested to change the General Plan land use
designation from L (Low Density Residential) to O (Office) on the subject property.
 A Rezoning is requested to change the zoning designation of the subject property
from R-1 (Single Family Residential) to P-O (Professional Office).
 At this time, the applicant is not prepared to present specific plans for conversion of
the existing single family dwelling.

ANALYSIS

The site is located to the south of Sahara Avenue on San Bernardino Avenue and is
buffered from existing C-1 (Limited Commercial) zoning and established commercial
uses by a 20-foot wide alley and six-foot block wall. Existing commercial development
is also located to the west of this site but is buffered from those uses by Arville Street.
Commercial properties along Sahara Avenue are zoned C-1 with an underlying C
(Commercial) General Plan land use designation. Commercial properties along Arville
Street are zoned C-1 with an underlying MXU (Mixed Use) General Plan designation.
The commercial properties are included in Redevelopment Area 2, whereas the subject
property is not.

The existing commercial uses face Sahara Avenue and Arville Street and have no
access or visual connection to San Bernardino Avenue. The subject site is situated to
receive access from San Bernardino Avenue. If the requested applications are
approved, offices and other low intensity commercial uses could be introduced into an
established single-family residential neighborhood, which could lead to further
disintegration of uses in this neighborhood in the future. There is no precedent for the
spread of commercial uses beyond the streets of Sahara Avenue and Arville Street, and
no indication that single-family uses along San Bernardino Avenue are no longer viable
due to increased traffic or other factors. Staff therefore recommends denial of the
requested changes to the General Plan and zoning. If denied, the property will remain
zoned R-1 (Single Family Residential) with an underlying L (Low Density Residential)
General Plan designation.

SS
GPA-72771 AND ZON-72772 [PRJ-72737]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting

It is noted that no development plans are proposed for conversion of the single-family
dwelling at this time. Therefore, there can be no specific assessment of the suitability of
the site for commercial uses until such time as site development plans are brought
forward for review.

FINDINGS (GPA-72771)

Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following
conditions be met in order to justify a General Plan Amendment:

1. The density and intensity of the proposed General Plan Amendment is


compatible with the existing adjacent land use designations,

The intensity of the proposed O (Office) General Plan designation is not


compatible with the existing L (Low Density Residential) designations to the east
and south of the subject property, but is compatible with the C (Commercial) and
MXU (Mixed Use) designations on properties to the north and west, which are fully
improved with commercial uses.

2. The zoning designations allowed by the proposed amendment will be


compatible with the existing adjacent land uses or zoning districts,

The proposed O (Office) designation, if approved, would allow for Rezoning to a


P-O (Professional Office) or O (Office) zoning district. These districts are not
compatible with the existing R-1 (Single Family Residential) zoning districts and
single-family residential uses that occupy the lots to the east and south, but would
be compatible with the C-1 zoning classification of the properties located to the
north and west of the subject site.

3. There are adequate transportation, recreation, utility, and other facilities to


accommodate the uses and densities permitted by the proposed General
Plan Amendment; and

Adequate transportation and utility facilities are existing in the area that would
accommodate the commercial uses allowed by the proposed O (Office) land use
designation.

4. The proposed amendment conforms to other applicable adopted plans and


policies.

SS
GPA-72771 AND ZON-72772 [PRJ-72737]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

Objective 2.4 of the Las Vegas 2020 Master Plan is “to ensure that the quality
of existing residential neighborhoods within the city of Las Vegas is maintained
and enhanced.” The proposed General Plan Amendment to O (Office) will not
meet this objective, as it would allow the introduction of commercial uses into
an existing residential neighborhood that shows no indication for the need to
transition to commercial uses.

FINDINGS (ZON-72772)

In order to approve a Rezoning application, pursuant to Title 19.16.090(L), the Planning


Commission or City Council must affirm the following:

1. The proposal conforms to the General Plan.

With approval of the associated General Plan Amendment to O (Office), the


request to rezone this property to P-O (Professional Office) will conform to the
General Plan.

2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.

The P-O (Professional Office) zoning district is designed to be a transitional zone


to allow low intensity administrative and professional offices with a residential
character. As a corner lot, the impact to adjacent R-1 (Single Family Residential)
lots is diminished when compared to lots midblock; however, there is no
precedent for the encroachment of commercial uses into this area that would
establish compatibility with the adjacent residential uses.

3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.

The P-O (Professional Office) District is intended to allow for low intensity office
uses with a residential character in residential areas where, because of increased
traffic or other factors over time, is no longer suitable for residential use. Neither
Arville Street nor San Bernardino Avenue are master planned streets, and the
primary structure faces other single family dwellings, none of which have been
approved for conversion to commercial uses. There are therefore no
development related indications that the proposed Rezoning is appropriate for this
site.

SS
GPA-72771 AND ZON-72772 [PRJ-72737]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting

4. Street or highway facilities providing access to the property are or will be


adequate in size to meet the requirements of the proposed zoning district.

Access to the property is from San Bernardino Avenue, a 60-foot wide Minor
Street as defined by Title 13. It is adequate in size to accommodate low intensity
office uses such as would be allowed by the proposed P-O (Professional Office)
zoning district. The property also has potential access from a rear alley that abuts
existing commercial uses along Sahara Avenue.

BACKGROUND INFORMATION

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The Board of City Commissioners approved a Rezoning (Z-0023-64)
from R-1 (Single Family Residential) to C-1 (Limited Commercial) on
approximately 2.85 acres at the southeast corner of Sahara Avenue
04/15/64
and Arville Street. The Planning Commission recommended denial.
The strip of land on the north side of San Bernardino Avenue was
conditioned to remain zoned R-1 (Single Family Residential).
The Board of Zoning Adjustment approved a request for a Variance
(V-0038-68) to allow the development of eight 63-foot by 100-foot
single-family residential lots that contain less than the minimum 6,500
01/23/69
square feet and 65-foot minimum frontage required on property
located north of San Bernardino Avenue between Arville Street and
Lenna Street. Staff recommended approval.
The Planning Commission approved a request for a Plot Plan Review
(Z-0023-64) for a proposed commercial strip building at the southeast
08/10/72
corner of Sahara Avenue and Arville Street. Staff recommended
approval.
The Planning Commission approved a request for a Plot Plan Review
(Z-0023-64) for a proposed commercial building at the southeast
08/12/76
corner of Sahara Avenue and Arville Street. Staff recommended
approval.
The Planning Commission approved a request for a Plot Plan Review
(Z-0023-64) for a proposed 3,075 square-foot convenience store and
07/12/84
to utilize the existing gasoline facilities at the southeast corner of
Sahara Avenue and Arville Street. Staff recommended approval.
A Code Enforcement Case (29517) was opened to investigate a
05/03/05 complaint concerning trash bins on the sidewalk at 4324 San
Bernardino Avenue. The case was resolved 05/17/05.

SS
GPA-72771 AND ZON-72772 [PRJ-72737]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting

Related Relevant City Actions by Planning, Fire, Bldg., etc.


A Code Enforcement Case (86615) was opened to investigate a
complaint for a large tarp attached to the house covering a vehicle with
02/19/10
vehicle parts all over the driveway at 4324 San Bernardino Avenue.
The case was resolved 03/19/10.
A Code Enforcement Case (94744) was opened to investigate a
09/22/10 complaint for a large tarp attached to the house covering vehicles at
4324 San Bernardino Avenue. The case was resolved 09/27/10.
A Code Enforcement Case (95495) was opened for numerous vehicles
in the driveway, lawn and street and running a car business out of the
10/18/10
dwelling at 4324 San Bernardino Avenue. The case was resolved
11/07/10.
A Code Enforcement Case (108562) was opened to investigate a
complaint concerning a truck in a residential driveway exceeding the
12/12/11
weight allowance at 4324 San Bernardino Avenue. The case was
resolved 01/03/12.
A Code Enforcement Case (151269) was opened to investigate a
03/09/15 complaint regarding trash on the east side of the house at 4324 San
Bernardino Avenue. The case was resolved 03/29/15.
A Code Enforcement Case (184770) was opened for a damaged block
wall, low, green water in pool and a leaning fence on the Arville side of
12/13/17
the property located at 4324 San Bernardino Avenue. The case was
resolved on 01/16/18.

Most Recent Change of Ownership


11/10/99 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


1969 The existing single family dwelling on this site was constructed.
Per Clark County Assessor, a 21-foot by 22-foot addition (garage
1989 enclosure) to the south side of the single-family dwelling at 4324 San
Bernardino Avenue was completed.
A building permit (#02016696) was issued for a single family dwelling
09/16/02 remodel, adding a bathroom and windows at 4324 San Bernardino
Avenue. The permit expired 04/26/03.

SS
GPA-72771 AND ZON-72772 [PRJ-72737]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting

Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss
02/20/18 submittal requirements for proposed General Plan Amendment and
Rezoning applications.

Neighborhood Meeting
A neighborhood meeting was held at Sahara Plaza, located at 2800
West Sahara Avenue, Unit 8A in Las Vegas. In attendance were four
memebers of the public, the applicant, one staff member from the Ward
1 City Council Office and one Department of Planning staff member.
Concerns raised included the following:

 There will be increased traffic and parking in the adjacent


neighborhood along San Bernardino Avenue. The applicant
indicated that she would submit a Site Development Plan at a
later time to develop the subject site. The applicant indicated
that her intention was to develop the property to have an
ingress/egress from the adjacent commercial property to the
north to prevent an increase of vehicle traffic on San Bernardino
03/19/18
Avenue.
 Once rezoned, what would be done with the property? The
applicant indicated that she intends to develop the subject site as
a small family office at a later date.
 The property is being rezoned to be sold off immediately. The
applicant indicated that is not her intention; she intends to
develop the subject site. However, she also indicated that if the
right deal is presented, she would consider the offer.
 General code enforcement violations occurring in the
neighborhood regarding illegally parked vehicles and homes
exceeding single family residential limits. Neighbors were
encouraged to report any violations to the City’s code
enforcement division, so an investigation can be conducted.

Field Check
The site contains a single family dwelling on a corner lot. The wall
along the west property line is leaning toward the sidewalk and
03/01/18 damaged. The site contains one large satellite dish in the side yard
and four smaller dishes in the side and rear yards. An empty pool is
located in the rear yard.

SS
GPA-72771 AND ZON-72772 [PRJ-72737]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting

Details of Application Request


Site Area
Net Acres 0.18

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
Subject Single Family, L (Low Density R-1 (Single Family
Property Detached Residential) Residential)
General Retail
Store C-1 (Limited
North C (Commercial)
(Convenience Commercial)
Store)
Single Family, L (Low Density R-1 (Single Family
South
Detached Residential) Residential)
Single Family, L (Low Density R-1 (Single Family
East
Detached Residential) Residential)
Liquor
Establishment C-1 (Limited
West MXU (Mixed Use)
(Tavern) Commercial)
Restaurant

Master and Neighborhood Plan Areas Compliance


No Applicable Master Plan Area N/A
Special Area and Overlay Districts Compliance
No Applicable Special Area or Overlay Districts N/A
Other Plans or Special Requirements Compliance
Trails N/A
Las Vegas Redevelopment Plan Area N/A
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification
N/A
Assessment)
Project of Regional Significance N/A

SS
GPA-72771 AND ZON-72772 [PRJ-72737]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting

DEVELOPMENT STANDARDS

Pursuant to Title 19.08, the following standards apply:


Standard Required/Allowed Provided* Compliance
Min. Lot Size N/A 7,841 SF N/A
Min. Lot Width 60 Feet 70 Feet Y
Min. Setbacks
 Front 20 Feet 25 Feet Y
 Side 5 Feet 5 Feet Y
 Corner 15 Feet 15 Feet Y
 Rear 15 Feet 22 Feet Y
Max. Lot Coverage 50 % 24 % Y
Max. Building Height 2 Stories/35 Feet 1 Story Y
*A conversion from an existing residential dwelling may maintain the existing setbacks. If
the building is demolished, the new structure must conform to the required P-O setbacks.

Existing Zoning Permitted Density Units Allowed


R-1 (Single Family
5.49 du/ac* 1
Residential)
Proposed Zoning Permitted Density Units Allowed
P-O (Professional Office) N/A N/A
Existing General Plan Permitted Density Units Allowed
L (Low Density Residential) 5.49 du/ac 1
Proposed General Plan Permitted Density Units Allowed
O (Office) N/A N/A
*Density is limited to the maximum allowable density of the existing General Plan
designation of the subject property.

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Arville Street Minor Collector Title 13 60 N/A
San Bernardino
Minor Collector Title 13 60 N/A
Avenue

SS
GPA-72771

ОŐİֱՙธՙ̶ՙ
xธ゜ธธ゜‫ں‬ฎ
GPA-72771

ОŐİֱՙธՙ̶ՙ
xธ゜ธธ゜‫ں‬ฎ
GPA-72771

VIA OLIVERO AVE


M

JUANA VISTA ST
ESMERALDA AVE

MXU
VIA VAQUERO AVE

W SAHARA AVE

SUBJECT C

PROPERTY
SAN BERNARDINO AVE

LENNA ST
QUANTANA CT
ARVILLE ST

AMARILLO ST
EL CONLON AVE

HANSEL CIR
SIERRA MADRE DR

SAN ANGELO AVE


CASTLEWOOD DR

LENNA ST

GRETEL CIR

SAN JOAQUIN AVE

± HEIDI CIR

CINDERELLA LN ML

FROM L TO O
General Plan Amendment
RNP - Rural Neighborhood MLA - Medium - Low Attached GTC - Tourist Commercial PF-CC Public Facility 1500' Buffer
Preservation Clark County
LVMD - Las Vegas Medical
M - Medium
RE - Rural Estates District TC - Town Center
City Limits GIS maps are normally produced
H - High LI/R - Light Industrial / Research only to meet the needs of the City.
DR - Desert Rural RC - Resource Conservation Due to continuous development activity
PCD - Planned Community this map is for reference only.

R - Rural O - Office
Development C - Downtown - Commercial Not City Geographic Information System
Planning & Development Dept.
702-229-6301
SC - Service Commercial PR-OS - Park/Recreation/
L - Low MXU - Downtown - Mixed Use
Open Space Subject Property Date: Thursday, March 01, 2018
ML - Medium - Low GC - General Commercial TND - Tradional Neighborhood
PF - Public Facility
Development
GPA-72771 [PRJ-72737] - GENERAL PLAN AMENDMENT RELATED TO ZON-72772 - APPLICANT/OWNER: MARIA
L. LOEZA
4324 SAN BERNARDINO AVENUE
03/01/18
GPA-72771 [PRJ-72737] - GENERAL PLAN AMENDMENT RELATED TO ZON-72772 - APPLICANT/OWNER: MARIA
L. LOEZA
4324 SAN BERNARDINO AVENUE
03/01/18
GPA-72771 [PRJ-72737] - GENERAL PLAN AMENDMENT RELATED TO ZON-72772 - APPLICANT/OWNER: MARIA
L. LOEZA
4324 SAN BERNARDINO AVENUE
03/01/18
GPA-72771 [PRJ-72737] - GENERAL PLAN AMENDMENT RELATED TO ZON-72772 - APPLICANT/OWNER: MARIA
L. LOEZA
4324 SAN BERNARDINO AVENUE
03/01/18
GPA-72771 [PRJ-72737] - GENERAL PLAN AMENDMENT RELATED TO ZON-72772 - APPLICANT/OWNER: MARIA
L. LOEZA
4324 SAN BERNARDINO AVENUE
03/01/18
GPA-72771 [PRJ-72737] - GENERAL PLAN AMENDMENT RELATED TO ZON-72772 - APPLICANT/OWNER: MARIA
L. LOEZA
4324 SAN BERNARDINO AVENUE
03/01/18
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ਙ⑾⑾ħ㌱֭⎯㈠ฌ

<ਙผ7Ŵ่ੂ7‫ש⎯֭—׀‬ħਙ่7ਙ่7‫ש‬γ֭7ऑผਙऑਙ⎯Ŵк7⑾֭֭к7⑾ผ֭֭7‫ש‬ਙ7㌱ਙ่‫ש‬Ŵ㌱‫ש‬7こ֭7Ŵ‫̬ש‬ฌ

ҜŴผħŴ7Ձ㈠7Ձਙ֭▷Ŵฌ

ӧՙxธỏ̶ธฎֱ″ㄦՙธฌ

╗γŴ่:7ùਙ—ฌ

ОŐİֱՙธՙ̶ՙ
xธ゜ธ″゜‫ں‬ฎ

GPA-72771 AND ZON-72772


Agenda Item No.: 38.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
ZON-72772 - REZONING RELATED TO GPA-72771 - PUBLIC HEARING -
APPLICANT/OWNER: MARIA L. LOEZA - For possible action on a request for a Rezoning
FROM: R-1 (SINGLE FAMILY RESIDENTIAL) TO: P-O (PROFESSIONAL OFFICE) on
0.18 acres at 4324 San Bernardino Avenue (APN 162-07-502-001), Ward 1 (Tarkanian) [PRJ-
72737]. Staff recommends DENIAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 4 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps
3. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
ZON-72772

ОŐİֱՙธՙ̶ՙ
xธ゜ธธ゜‫ں‬ฎ
ZON-72772

ОŐİֱՙธՙ̶ՙ
xธ゜ธธ゜‫ں‬ฎ
ZON-72772

R-3 VIA OLIVERO AVE

JUANA VISTA ST
ESMERALDA AVE

VIA VAQUERO AVE

W SAHARA AVE

SUBJECT
PROPERTY
C-1 SAN BERNARDINO AVE
ARVILLE ST
CASTLEWOOD DR

±
R-1

R-PD10

FROM R-1 TO P-O


Zoning
U - (GPA Designation) R-2 - Medium-Low P-O - Professional Office C-M - Commercial/Industrial
Undeveloped Density Residential
N-S - Neighborhood Service M - Industrial
1500' Buffer
R-A - Ranch Acres R-3 - Medium Density
Residential
O - Office C-V - Civic
R-E - Residential Estates R-4 - High Density City Limits GIS maps are normally produced

Residential
only to meet the needs of the City.
R-D - Single-Family C-D - Designed Commercial P-C - Planned Community Due to continuous development activity
Residential-Restricted R-5 - Apartment
this map is for reference only.

C-1 - Limited Commercial T-D - Traditional Development Not City Geographic Information System
R-PD - Residential R-MH - Mobile/Manufactured
Planning & Development Dept.

Planned Development
702-229-6301
Home Residence C-2 - General Commercial PD - Planned Development
R-1 - Single Family Subject Property Date: Thursday, March 01, 2018
R-MHP - Residential Mobile/ C-PB - Planned Business
Residential T-C - Town Center
Manufactured Home Park Park
R-CL - Single-Family
Compact-Lot P-R - Professional Offices
and Parking
Agenda Item No.: 39.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
GPA-72773 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: DR
HORTON - OWNER: UNITED STATES OF AMERICA - For possible action on a request for a
General Plan Amendment FROM: L (LOW DENSITY RESIDENTIAL) TO: MLA (MEDIUM
LOW ATTACHED DENSITY RESIDENTIAL) on 15.00 acres 612 feet north of the intersection
of Westcliff Drive and Rockmoss Street (APNs 138-28-801-002 and 003), Ward 2 (Seroka)
[PRJ-72760]. Staff recommends DENIAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 4 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Staff Report - GPA-72773 AND ZON-72774 [PRJ-72760]
3. Supporting Documentation
4. Photo(s) - GPA-72773 AND ZON-72774 [PRJ-72760]
5. Justification Letter - GPA-72773 AND ZON-72774 [PRJ-72760]
6. School Development Tracking Form from Clark County School District - GPA-72773 AND
ZON-72774 [PRJ-72760]
7. Protest Postcards/E-Comment Log for GPA-72773 and ZON-72774 [PRJ-72760]
GPA-72773 AND ZON-72774 [PRJ-72760]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT: DR HORTON - OWNER: UNITED STATES OF
AMERICA

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
GPA-72773 Staff recommends DENIAL.
ZON-72774 Staff recommends DENIAL. GPA-72773

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 36

NOTICES MAILED 430 - GPA-72774 and ZON-72774

PROTESTS 4 - GPA-72774
3 - ZON-72774

APPROVALS 0 - GPA-72774 and ZON-72774

NE
GPA-72773 AND ZON-72774 [PRJ-72760]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

This is a request to amend the General Plan designation and rezone two adjacent
parcels located approximately 612 feet north of the intersection of Westcliff Drive and
Rockmoss Street.

ISSUES

 A General Plan Amendment is requested to amend the designation of both


parcels from L (Low Density Residential) to MLA (Medium Low Attached Density
Residential). Staff is recommending denial of this request.
 A request to rezone both parcels from U (Undeveloped) [L (Low Density
Residential) General Plan Designation] to R-TH (Single Family Attached) is also
included. Staff is recommending denial of this request as well.
 A Tentative Map application was not submitted with the General Plan
Amendment and Rezoning applications.

ANALYSIS

General Plan Amendment


The subject parcels are surrounded by existing development to the west, south, and
east, and the Summerlin Parkway right-of-way adjacent to the north property lines.
Future development on these parcels would be classified as “infill,” which is typically
found within a downtown area or a suburb surrounded by development, with easy
access to already existing infrastructure. Developing an infill site adds to the density of a
community, even when the development mirrors the surrounding development.

It is important for infill development to be compatible with the existing surroundings. The
new building or buildings should be similar in proportion, height and setbacks to
surrounding buildings, to create visually organized development and promote
pedestrian activity. In addition, development should be compatible with street hierarchy.
For instance, higher density development is more appropriate for arterials, whereas
lower density might be more appropriate on local streets designed for a lower rate of
traffic speed.

NE
GPA-72773 AND ZON-72774 [PRJ-72760]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting

Currently, the subject parcels are designated L (Low Density Residential). This
designation allows a maximum of 5.5 dwelling units per gross acre, and permits single
family detached homes. Local supporting uses such as parks, other recreation facilities,
schools and churches are also allowed in this category. The proposed M (Medium Low
Attached Density Residential) category permits a maximum of 12 dwelling units per
gross acre, and includes a variety of multi-family units such as plexes, townhouses,
condominiums, and low density apartments. Increasing the density within an
established residential neighborhood will increase traffic counts to the existing
residential streets that are the only ingress and egress available to and from the subject
parcels.

In addition, the MLA (Medium Low Attached Density Residential) land use designation
allows two other residential zoning districts, R-2 (Medium-Low Density Residential), and
R-MH (Mobile/Manufactured Home). These zoning districts allow such residential uses
as duplexes, condominiums, and mobile/manufactured homes. Once the General Plan
is amended, future property owners could request a conforming zone change and
develop the site in accordance with those zoning districts minimum development
standards.

Staff finds the proposed General Plan Designation of MLA (Medium Low Attached
Density Residential) to be incompatible with the adjacent detached, single family
residential neighborhoods and is recommending denial of this request.

Rezoning
The subject sites are currently zoned U (Undeveloped) which is a temporary
classification used until property is ready to be developed for a permanent use, and to
prevent the premature development of property.

The applicant is proposing to rezone the subject parcels to R-TH (Single Family
Attached) which accommodates single family attached residences that transition
between multi-family uses such as condominiums, and single family attached uses such
as townhomes. The R-TH zoning district allows a minimum lot size of 1,600 square feet
and a lot width of 20 feet. Access to the site is provided by two local streets, Rockmoss
Street which is a 47-foot wide right-of-way, and Composer Way, a 50-foot wide right-of
way. These roadways serve the existing detached, single family neighborhoods and are
primarily travelled by residents and their visitors since both roadways dead end at the
undeveloped subject parcels. These residential neighborhoods consist of residentially
zoned lots that range in size from 3,500 square feet to 7,500 square feet. The proposed
R-TH zoning district would increase the density the land use and the neighborhood
traffic counts. Staff finds the proposed R-TH (Single Family Attached) zoning district is
incompatible with the existing, detached, single family residences that would provide
access to future developments on the subject sites and is therefore recommending
denial of the rezoning request.

NE
GPA-72773 AND ZON-72774 [PRJ-72760]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

FINDINGS (GPA-72773)

Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following
conditions be met in order to justify a General Plan Amendment:

1. The density and intensity of the proposed General Plan Amendment is


compatible with the existing adjacent land use designations,

The proposed density and intensity is not compatible with the adjacent detached,
single family residential neighborhoods.

2. The zoning designations allowed by the proposed amendment will be


compatible with the existing adjacent land uses or zoning districts,

The MLA (Medium Low Attached Density Residential) designation allows the R-2
(Medium-Low Density Residential), the proposed R-TH (Single Family Attached),
and the R-MH (Mobile/Manufactured Home) zoning districts. These residential
zoning districts allow low density multi-family such as duplexes, condominiums,
townhomes, and mobile/manufactured homes. The zoning districts allowed are
more intense and incompatible with adjacent single family residential homes.

3. There are adequate transportation, recreation, utility, and other facilities to


accommodate the uses and densities permitted by the proposed General
Plan Amendment; and

There are adequate utilities to accommodate the density proposed. The existing
site access is provided by two local streets designed to accommodate traffic for
lower density residential uses. Higher density residential uses such as duplexes,
condominiums, and mobile/manufactured homes are more appropriate for
arterials, and may increase traffic counts beyond the capabilities of a local street.

4. The proposed amendment conforms to other applicable adopted plans and


policies.

The proposed amendment does not comply with the Las Vegas 2020 Master Plan
policy for infill development. Infill development should be compatible with the
existing surroundings, and be similar in proportion, height and setbacks in order to
create a visually organized development. In addition, development should be
compatible with street hierarchy. Higher density development, such as what would
be permitted in the proposed MLA (Medium Low Attached Density Residential)
designation is more appropriate for arterials, whereas lower density, such as what
is currently adjacent to the subject site, is more appropriate on local streets
designed for a lower rate of traffic counts.

NE
GPA-72773 AND ZON-72774 [PRJ-72760]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting

FINDINGS (ZON-72774)

In order to approve a Rezoning application, pursuant to Title 19.16.090(L), the Planning


Commission or City Council must affirm the following:

1. The proposal conforms to the General Plan.

If approved, the requested R-TH (Single Family Attached) zoning district would
conform to the MLA (Medium Low Attached Density Residential) land use
designation.

2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.

The proposed R-TH (Single Family Attached) zoning district would allow a
minimum lot size of 1,600 square feet, and a minimum lot width of 20 feet. This
increased density adjacent to existing detached single-family residences with lot
sizes ranging from 3,500 square feet to 7,500 square feet is not compatible.

3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.

Development factors in the immediate area do not indicate the need for a future
residential development with a minimum lot size of 1,600 square feet, or more
than a 50 percent density increase compared to the adjacent single family
residential lot sizes that range in size from 3,500 square feet to 7,500 square feet.

4. Street or highway facilities providing access to the property are or will be


adequate in size to meet the requirements of the proposed zoning district.

Access to the subject sites is provided by two, existing local streets; Rockmoss
Street (47 feet in width) and Composer Way (50 feet in width). While these street
facilities providing access to the subject parcels are adequate in size, the
increased density requested will increase traffic on both roadways through
existing detached, single family residential neighborhoods.

BACKGROUND INFORMATION

Related Relevant City Actions by Planning, Fire, Bldg., etc.


There are no relevant, related City actions associated with the subject site(s).

NE
GPA-72773 AND ZON-72774 [PRJ-72760]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting

Related Building Permits/Business Licenses


There are no relevant, related building permits and/or business licenses associated with
the subject site(s).

Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
02/22/18 requirements for a General Plan Amendment and Rezoning
application were discussed.

Neighborhood Meeting
Date: 03/26/18
Start Time: 5:30 p.m.
End Time: 6:30 p.m.

Attendees:
One representative for the applicant.
One representative from the Ward 2 Council office.
One representative from the Planning Department.
Approximately 30 members of the public (neighbors).

The meeting began with the applicant’s representative providing an


overview of the proposed General Plan amendment and rezoning
applications. A site plan was also presented to provide a graphic
illustration of what the applicant would like to develop if the
03/26/18
applications are approved. The site plan demonstrated a townhome
development consisting of two-story, two units per building (152 units),
with attached garages and no amenities such as a pool or clubhouse.

The neighbors in attendance expressed their distaste and opposition


to the proposed General Plan amendment, rezoning, and site plan
presented at the meeting. The following is a summary of their primary
concerns:

 The 5:30 p.m. start time was too early and some of the
neighbors were unable to attend.
 The neighbors will only agree to R-1 zoning. This will allow for
the continuation of single family residences to be developed
adjacent and connected to their existing neighborhood.

NE
GPA-72773 AND ZON-72774 [PRJ-72760]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting

Neighborhood Meeting
 The only access to the subject site is through existing
residential neighborhoods consisting of single family homes
(Rockmoss Street and Composer Way). Constructing 152 units
will significantly increase traffic to and from the proposed
development through their existing single-family residential
neighborhood, and since the shortest route is through
Rockmoss Street, that road will see a significant change in
traffic with the new residents only using this roadway to access
their development. One neighbor suggested that any future
development should be divided into two in order for half of the
neighborhood to only have access through Composer Way and
the other half to only have access through Rockmoss Street.
The Fire Department would need to be consulted on a feasible
fire safety plan in order to do so.
 The amount of construction traffic traveling through the
residential neighborhoods in order to construct the density
proposed is unacceptable. The construction trucks will destroy
the roads, block driveways and make the neighborhood unsafe
for children. A question was raised as to whether or not there
would be some way for construction traffic to access the site
from Summerlin Parkway and not go through their
neighborhood.
 The existing residential streets will need to be dug up in order to
access utilities, which will also disrupt the neighbors lives and
ability to access their homes.
 The issue of caliche removal during construction was
mentioned and how disruptive and destructive that process is to
neighboring properties (broken windows, cracked foundations
and walls, etc.).
 The issue of fill dirt was mentioned and how much traffic from
large construction vehicles carrying tons of fill dirt would back-
up traffic on Rockmoss Street and Composer Way, blocking
homeowners from accessing their homes and driveways. These
large construction vehicles are not appropriate for an existing
residential neighborhood and would make the neighborhood
unsafe for their children.

The meeting concluded at 6:30 p.m.

NE
GPA-72773 AND ZON-72774 [PRJ-72760]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting

Field Check
During a routine field check staff observed the undeveloped site. Staff
03/01/18 noted the two access points to the subject site were through two
separate, existing single family residential neighborhoods.

Details of Application Request


Site Area
Gross Acres 15.00

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
Subject L (Low Density
Undeveloped U (Undeveloped)
Property Residential)
Summerlin
North Right-of-Way Right-of-Way
Parkway
ML (Medium Low R-CL (Single Family
Single Family, Density Residential) Compact-Lot)
South
Detached L (Low Density R-1 (Single Family
Residential) Designation)
Single Family, ML (Medium Low R-CL (Single Family
East
Detached Density Residential) Compact-Lot)
R-PD6 (Residential
Multi-Family M (Medium Density
West Planned Development –
(Condominium) Residential)
6 Units per Acre)

Master and Neighborhood Plan Areas Compliance


No Applicable Master Plan Area N/A
Special Area and Overlay Districts Compliance
No Applicable Special Area or Overlay Districts N/A
Other Plans or Special Requirements Compliance
Trails N/A
Las Vegas Redevelopment Plan Area N/A
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A

NE
GPA-72773 AND ZON-72774 [PRJ-72760]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting

15.00 Acres:
Existing Zoning Permitted Density Units Allowed
U (Undeveloped) 20,000 SF Lot Size 32.67
Proposed Zoning Permitted Density Units Allowed
R-TH (Single Family
1,600 SF Lot Size 408.38
Attached)
Existing General Plan Permitted Density Units Allowed
L (Low Density
5.49 82.35
Residential)
Proposed General Plan Permitted Density Units Allowed
MLA (Medium Low
12.49 187.35
Attached)

NE
GPA-72773

ОŐİֱՙธՙ″x
xธ゜ธธ゜‫ں‬ฎ
GPA-72773

ОŐİֱՙธՙ″x
xธ゜ธธ゜‫ں‬ฎ
GPA-72773

N CIMARRO N RD
W WASHINGTON AVE

PR-OS

W SUMMERLIN PKWY
ROW
E SUMMERLIN PKWY

LA RUE CT
SUBJECT
SC

BEETHOVEN ST
M L
PROPERTY

CLIFTON HEIGHTS DR
MLA

FIRESTONE DR
N CIMARRO N RD

ML
PF FANCIFUL AVE SPARKLE AVE
HUTTON LN

ROCKM OSS ST

FARKAS LN
DEERFLY WAY

REDBUTTE AVE
TOMICH AVE

WESTCLIFF DR

GENZER DR
S CIMARRON RD
STEELER DR

±
LN ALINA AVE
HYMAN PL
TIGHE WAY
SEDRAN PL
VEEDER DR

CELIA PL

R
EE
N
SCHERER ST

A
C
NULL LN

C
U
B

FROM L TO MLA
General Plan Amendment
RNP - Rural Neighborhood MLA - Medium - Low Attached GTC - Tourist Commercial PF-CC Public Facility 1500' Buffer
Preservation Clark County
LVMD - Las Vegas Medical
M - Medium
RE - Rural Estates District TC - Town Center
City Limits GIS maps are normally produced
H - High LI/R - Light Industrial / Research
only to meet the needs of the City.
DR - Desert Rural RC - Resource Conservation Due to continuous development activity
this map is for reference only.
PCD - Planned Community
R - Rural O - Office
C - Downtown - Commercial
Not City Geographic Information System
Development Planning & Development Dept.
702-229-6301

L - Low SC - Service Commercial PR-OS - Park/Recreation/


Open Space
MXU - Downtown - Mixed Use Subject Property Date: Thursday, March 01, 2018

ML - Medium - Low GC - General Commercial TND - Tradional Neighborhood


PF - Public Facility
Development
GPA-72773 [PRJ-72760] - GENERAL PLAN AMENDMENT RELATED TO ZON-72774 - APPLICANT: DR HORTON -
OWNER: UNITED STATES OF AMERICA
NORTH OF THE INTERSECTION OF WESTCLIFF DRIVE AND ROCKMOSS STREET
03/01/18
GPA-72773 [PRJ-72760] - GENERAL PLAN AMENDMENT RELATED TO ZON-72774 - APPLICANT: DR HORTON -
OWNER: UNITED STATES OF AMERICA
NORTH OF THE INTERSECTION OF WESTCLIFF DRIVE AND ROCKMOSS STREET
03/01/18
GPA-72773 [PRJ-72760] - GENERAL PLAN AMENDMENT RELATED TO ZON-72774 - APPLICANT: DR HORTON -
OWNER: UNITED STATES OF AMERICA
NORTH OF THE INTERSECTION OF WESTCLIFF DRIVE AND ROCKMOSS STREET
03/01/18
GPA-72773 [PRJ-72760] - GENERAL PLAN AMENDMENT RELATED TO ZON-72774 - APPLICANT: DR HORTON -
OWNER: UNITED STATES OF AMERICA
NORTH OF THE INTERSECTION OF WESTCLIFF DRIVE AND ROCKMOSS STREET
03/01/18

    7 7 ฌ
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֭⇡ผ—Ŵผੂ7ธ‫ں‬ⓒ7ธx‫ں‬ฎฌ

7 7 7 7 7 7
bħ‫ੂש‬7ਙ⑾7ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ฌ
C֭ऑŴผ‫ש‬こ่֭‫ש‬7ਙ⑾7ОкŴ่่ħ่‫ف‬ฌ
̶̶̶7Ɔ㈠7ŐŴ่㌱γਙ7ŐਙŴ₡ฌ
ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7ЌЋ77ฎɱ‫ں‬x″ฌ

ŐDz̬7 ԱՁҜ7̶̶

C㈠Ő㈠7 Ġਙผ‫ש‬ਙ่7 ħ⎯7 ऑк֭Ŵ⎯֭₡7 ‫ש‬ਙ7 ⎯—⇡こħ‫ש‬7 ‫ש‬γħ⎯7 Ḛ่֭֭ผŴк7 ОкŴ่7 Aこ่֭₡こ่֭‫ש‬7 Ŵ่₡7 Ύਙ่֭7 bγŴ่‫֭ف‬ฌ
Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่7 ⑾ਙผ7 ‫ש‬γ֭7 ऑผਙऑਙ⎯֭₡7 ‫ں‬ㄦ㈠″7 Ŵ㌱ผ֭7 ԱՁҜ7 ̶x7 ऑผਙ㈾֭㌱‫ש‬7 ㌱ਙこऑผħ⎯ħ่‫ف‬7 ‫ש‬γ֭7 ⑾ਙккਙʉħ่‫ف‬ฌ
A⎯⎯֭⎯⎯ਙผɸ⎯7ОŴผ㌱֭к7Ќ—こ⇡֭ผ⎯̬ฌ

AОЌ̬7 ‫̶ں‬ฎֱธฎֱฎx‫ֱں‬xxธ7Ŵ่₡7‫̶ں‬ฎֱธฎֱฎx‫ֱں‬xx̶ฌ

╗γ֭7ऑผਙ㈾֭㌱‫ש‬7ħ⎯7‫่֭֭ف‬ผŴккੂ7кਙ㌱Ŵ‫֭ש‬₡7‫ں‬ㄦxx7⑾֭֭‫ש‬7ʉ֭⎯‫ש‬7ਙ⑾7‫ש‬γ֭7ħ่‫֭ש‬ผ⎯֭㌱‫ש‬ħਙ่7ਙ⑾7Ɔ—ここ֭ผкħ่7ОŴผ9ʉŴੂฌ
Ŵ่₡7 Ա—⑾⑾Ŵкਙ7 Cผħ‫֭ﭨ‬ⓒ7 ħここ֭₡ħŴ‫֭ש‬кੂ7 ʉ֭⎯‫ש‬7 ਙ⑾7‫ש‬γ֭7 Ա֭֭‫ש‬γਙ‫่֭ﭨ‬7 Dz⎯‫ש‬Ŵ‫⎯֭ש‬7 Ɔ—⇡₡ħ‫ﭨ‬ħ⎯ħਙ่㈠7 7╗γ֭7 ऑŴผ㌱֭кฌ
ħ⎯7 ㌱—ผผ่֭‫ש‬кੂ7 ▷ਙ่֭₡7 Ⓢ㈠7 7╗γ֭7 кŴ่₡7 ħ⎯7 Ŵ่7ਫħ่⑾ħкк㈚7 ऑผਙऑ֭ผ‫ੂש‬ⓒ7 ʉħ‫ש‬γ7 ֭ゥħ⎯‫ש‬ħ่‫ف‬7 ₡֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7 ่֭Ŵผ⇡ੂ㈠ฌ
C㈠Ő㈠7Ġਙผ‫ש‬ਙ่7ऑผਙऑਙ⎯֭⎯7‫ש‬ਙ7㌱ਙ่⎯‫ש‬ผ—㌱‫ש‬7‫ں‬ㄦธ7⎯ħ่‫ف‬к֭7⑾Ŵこħкੂ7ผ֭⎯ħ₡่֭㌱֭⎯ⓒ7⑾ਙผ7Ŵ่7ਙ‫֭ﭨ‬ผŴкк7₡่֭⎯ħ‫ੂש‬7ਙ⑾
‫ں‬x㈠ธ″7—่ħ‫゜⎯ש‬Ŵ㌱ผ֭㈠ฌ

╗γ֭7 ⎯—⇡㈾֭㌱‫ש‬7 Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่7 ħ⎯7 ⑾ਙผ7 Ŵ7 ▷ਙ่֭7 ㌱γŴ่‫֭ف‬7 ⑾ผਙこ7 Ⓢ7 ӧⓈ่₡֭‫֭ﭨ‬кਙऑ֭₡ỏ7 ‫ש‬ਙ7 Őֱ╗Ġ7 ӧƆħ่‫ف‬к֭ฌ
Ŵこħкੂ7ॅA‫שש‬Ŵ㌱γ֭₡ỏ㈠7╗γ֭7ऑŴผ㌱֭к7ħ⎯7ऑкŴ่่֭₡7⑾ਙผ7Ձਙʉ7C่֭⎯ħ‫ੂש‬7ӧՁỏ7—⎯֭⎯㈠7╗γ֭7ऑผਙऑਙ⎯֭₡7 ҜՁAฌ
ӧҜ֭₡ħ—こ7 Ձਙʉ7 C่֭⎯ħ‫ੂש‬7 ॅA‫שש‬Ŵ㌱γ֭₡ỏ7 кŴ่₡7 —⎯֭7 ʉħ‫ש‬γ7 ‫ש‬γħ⎯7 ₡֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7 ʉħкк7 ㌱ผ֭Ŵ‫֭ש‬7 Ŵ7 кਙ‫ف‬ħ㌱Ŵкฌ
‫ש‬ผŴ่⎯ħ‫ש‬ħਙ่7 ⑾ผਙこ7 Ɔħ่‫ف‬к֭7 Ŵこħкੂ7 bਙこऑŴ㌱‫ֱש‬Ձਙ‫ש‬7 ₡֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7 ‫ש‬ਙ7 ‫ש‬γ֭7 ֭Ŵ⎯‫ש‬7 Ŵ่₡7 γħ‫ف‬γ֭ผ7 ₡่֭⎯ħ‫ੂש‬ฌ
Ő֭⎯ħ₡่֭‫ש‬ħŴк7 ОкŴ่֭₡7 C֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7 Cħ⎯‫ש‬ผħ㌱‫ש‬7 ‫ש‬ਙ7 ‫ש‬γ֭7 ʉ֭⎯‫ש‬㈠7 ╗γ֭7 ħ่‫ש่֭ש‬7 Ŵ่₡7 ऑ—ผऑਙ⎯֭7 ਙ⑾7 ‫ש‬γħ⎯ฌ
ऑผਙ㈾֭㌱‫ש‬7 ħ⎯7 ㌱ਙこऑŴ‫ש‬ħ⇡к֭7 ʉħ‫ש‬γ7 ‫ש‬γ֭7 ֭ゥħ⎯‫ש‬ħ่‫ف‬7 кŴ่₡7 —⎯֭⎯7 ħ่7 ‫ש‬γ֭7 ⎯—ผผਙ—่₡ħ่‫ف‬7 Ŵผ֭Ŵ㈠7 ╗γ֭7 ₡่֭⎯ħ‫ੂש‬ฌ
Ŵ่₡7ħ่‫⎯่֭ש‬ħ‫ੂש‬7ऑผਙऑਙ⎯֭₡7ʉħ‫ש‬γ7‫ש‬γ֭7▷ਙ่֭7㌱γŴ่‫֭ف‬7Ŵ‫ש‬7‫ש‬γħ⎯7кਙ㌱Ŵ‫ש‬ħਙ่7ʉħкк7่ਙ‫ש‬7⇡֭7Ŵ่7ਫਙ—‫ש‬кħ֭ผ㈚7‫ੂש‬ऑ֭ฌ
—⎯֭7⑾ਙผ7‫ש‬γ֭7Ŵผ֭Ŵ⊿7ħ‫ש‬7ʉħкк7⇡֭7㌱ਙこऑŴ‫ש‬ħ⇡к֭7ʉħ‫ש‬γ7‫ש‬γ֭7⎯—ผผਙ—่₡ħ่‫ف‬7ऑผਙऑ֭ผ‫ש‬ħ֭⎯㈠7 ਙผ7кਙ‫ש‬7₡ħこ่֭⎯ħਙ่⎯ⓒ
ऑк֭Ŵ⎯֭7⎯֭֭7Ŵ‫שש‬Ŵ㌱γ֭₡7ऑкŴ่⎯7ʉħ‫ש‬γ7‫ש‬γħ⎯7⎯—⇡こħ‫שש‬Ŵк㈠ฌ

╗γ֭7 ₡֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7 ʉħкк7 ‫ש‬Ŵ9֭7 ₡ħผ֭㌱‫ש‬7 ħ่‫ف‬ผ֭⎯⎯7 ⑾ผਙこ7 Őਙ㌱9こਙ⎯⎯7 Ɔ‫ש‬ผ֭֭‫ש‬7 Ŵ่₡7 bਙこऑਙ⎯֭ผ7 ÛŴੂⓒฌ
Ŵ่₡7ʉħкк7ऑผਙ‫ﭨ‬ħ₡֭7Ŵ㌱㌱֭⎯⎯7‫ש‬ਙ7֭Ŵ㌱γ7ħ่₡ħ‫ﭨ‬ħ₡—Ŵк7кਙ‫ש‬7‫ﭨ‬ħŴ7Ŵ7⎯‫ש‬Ŵ่₡Ŵผ₡7ऑ—⇡кħ㌱7ㅡՙֱ⑾‫ש‬7⎯֭㌱‫ש‬ħਙ่7ʉħ‫ש‬γ7̶″ֱ⑾‫ש‬ฌ
ਙ⑾7ऑŴ‫ﭨ‬ħ่‫ف‬ⓒ7Ձֱ㌱—ผ⇡ⓒ7Ŵ่₡7ㄦֱ⑾‫ש‬7⎯ħ₡֭ʉŴк97ਙ่7⇡ਙ‫ש‬γ7⎯ħ₡֭⎯7ਙ⑾7‫ש‬γ֭7ผਙŴ₡7ӧऑŴผ9ħ่‫ف‬7⇡ਙ‫ש‬γ7⎯ħ₡֭⎯ỏ㈠

Оਙ‫ש‬Ŵ⇡к֭7 ʉŴ‫֭ש‬ผ7 ħ⎯7 Ŵ‫ﭨ‬ŴħкŴ⇡к֭7 ‫ש‬ਙ7 ‫ש‬γ֭7 ⎯ħ‫֭ש‬7 ⑾ผਙこ7 bਙこऑਙ⎯֭ผ7 ÛŴੂ7 Ŵ่₡7 Őਙ㌱9こਙ⎯⎯7 Ɔ‫ש‬ผ֭֭‫ש‬㈠ฌ
ƆŴ่ħ‫ש‬Ŵผੂ7⎯֭ʉ֭ผ7ħ⎯7Ŵк⎯ਙ7Ŵ‫ﭨ‬ŴħкŴ⇡к֭7⑾ਙผ7㌱ਙ่่֭㌱‫ש‬ħਙ่7ħ่7Ɔ—ここ֭ผкħ่7ОŴผ9ʉŴੂ㈠7CผŴħ่Ŵ‫֭ف‬7ਙ⑾7⎯‫ש‬ਙผこฌ
ผ—่ਙ⑾⑾7 ħ⎯7 ⑾ผਙこ7 ⎯ਙ—‫ש‬γʉ֭⎯‫ש‬7 ‫ש‬ਙ7 ่ਙผ‫ש‬γ֭Ŵ⎯‫ש‬ⓒ7 Ŵ่₡7 ‫ש‬γ֭7 ่Ŵ‫—ש‬ผŴк7 ₡ผŴħ่Ŵ‫֭ف‬7 ऑŴ‫֭שש‬ผ่7 ʉħкк7 ⇡֭
こŴħ่‫ש‬Ŵħ่֭₡㈠ฌ

Ŵ่₡ —‫ש‬ħкħ‫ੂש‬7
╗γ֭ผ֭7 Ŵผ֭7 ⎯—⑾⑾ħ㌱ħ่֭‫ש‬7 ऑ—⇡кħ㌱7 ⎯Ŵ⑾֭‫ੂש‬ⓒ7 ‫ש‬ผŴ่⎯ऑਙผ‫ש‬Ŵ‫ש‬ħਙ่ⓒ7 ⑾кਙਙ₡7 ㌱ਙ่‫ש‬ผਙкⓒ7 Ŵ่₡7 —‫ש‬ħкħ‫⑾ ੂש‬Ŵ㌱ħкħ‫ש‬ħ֭⎯ฌ
⑾Ŵ㌱ħкħ‫ש‬ħ֭⎯
Ŵ‫ﭨ‬ŴħкŴ⇡к֭7 ‫ש‬ਙ7 ⎯֭ผ‫֭ﭨ‬7 ‫ש‬γ֭7 ⎯—⇡㈾֭㌱‫ש‬7 ऑผਙऑ֭ผ‫ੂש‬7 ʉγħк֭7 こŴħ่‫ש‬Ŵħ่ħ่‫ف‬7 ⎯—⑾⑾ħ㌱ħ่֭‫ש‬7 к֭‫֭ﭨ‬к⎯
к֭‫֭ﭨ‬к⎯7 ਙ⑾
ਙ⑾7 ⎯֭ผ‫ﭨ‬ħ㌱֭
⎯֭ผ‫ﭨ‬ħ㌱֭7 ‫ש‬ਙ
‫ש‬ਙฌ
֭ゥħ⎯‫ש‬ħ่‫ف‬7 ₡֭‫֭ﭨ‬кਙऑこ่֭‫⎯ש‬㈠7 Ġ֭к่֭7 ҜŴผħ֭7 Ɔこħ‫ש‬γ7 Dzк֭こ่֭‫ש‬Ŵผੂ7 Ɔ㌱γਙਙкⓒ7 ÛŴк‫֭ש‬ผ7 ‫֭ש‬ผ İਙγ่⎯ਙ่ İ—่ħਙผ
İਙγ่⎯ਙ่7 İ—่ħਙผฌ
—‫—ש‬ผ֭ ⎯‫—ש‬₡่֭‫⎯ש‬㈠
Ġħ‫ف‬γ7 Ɔ㌱γਙਙкⓒ7 Ŵ่₡7 Աਙ่Ŵ่▷Ŵ7 Ġħ‫ف‬γ7 Ɔ㌱γਙਙк7 Ŵผ֭7 Ŵкк7 ่֭Ŵผ⇡ੂ7 ‫ש‬ਙ7 ⎯֭ผ‫֭ﭨ‬7 ⑾—‫—ש‬ผ֭7 ⎯‫—ש‬₡่֭‫⎯ש‬㈠7 ╗γ֭╗γ֭ฌ

ОŐİֱՙธՙ″x
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xธ゜ธธ゜‫ں‬ฎ
33.0 456 #717# 7 8 9 456 #7:17# 7 " , (3  ฌ
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GPA-72773 AND ZON-72774


่—こ⇡֭ผ7 ਙ⑾7 ⎯‫—ש‬₡่֭‫⎯ש‬7 ⑾ਙผ7 ‫ש‬γ֭7 ‫ں‬ㄦธֱкਙ‫ש‬7 ผ֭⎯ħ₡่֭‫ש‬ħŴк7 ₡֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7 ʉħкк7 ่ਙ‫ש‬7 ⇡֭7 ⎯ħ‫่ف‬ħ⑾ħ㌱Ŵ่‫ש‬㈠
C֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7ਙ⑾7‫ש‬γħ⎯7⎯ħ‫֭ש‬7ʉħкк7ħこऑŴ㌱‫ש‬7‫ש‬γ֭7่Ŵ‫—ש‬ผŴк7่֭‫ﭨ‬ħผਙ่こ่֭‫ש‬7ਙ่кੂ7ħ่7Ŵ7ʉŴੂ7㌱ਙ่⎯ħ⎯‫ש่֭ש‬7ʉħ‫ש‬γฌ
ਙ‫ש‬γ֭ผ7₡֭‫֭ﭨ‬кਙऑこ่֭‫⎯ש‬7ħ่7‫ש‬γ֭7Ŵผ֭Ŵ㈠ฌ

Ок֭Ŵ⎯֭7⑾֭֭к7⑾ผ֭֭7‫ש‬ਙ7㌱ਙ่‫ש‬Ŵ㌱‫ש‬7ਙ—ผ7ਙ⑾⑾ħ㌱֭7Ŵ‫ש‬7ㅡ̶ธֱธธ̶ㅡ7ħ⑾7ੂਙ—7γŴ‫֭ﭨ‬7Ŵ่ੂ7Ŵ₡₡ħ‫ש‬ħਙ่Ŵк7‫ש⎯֭—׀‬ħਙ่⎯7ਙผฌ
㌱ਙここ่֭‫⎯ש‬7ผ֭‫ف‬Ŵผ₡ħ่‫ف‬7‫ש‬γħ⎯7ऑผਙ㈾֭㌱‫ש‬㈠ฌ

Ɔħ่㌱֭ผ֭кੂⓒ
A₡‫ﭨ‬Ŵ่‫ש‬Ŵ‫֭ف‬7bħ‫ﭨ‬ħк7C֭⎯ħ‫่ف‬7Ḛผਙ—ऑⓒ7ՁՁОฌ

ԱผŴ่₡ਙ่7Ḛ㈠7Cਙ‫ੂש‬ⓒ7О㈠Dz㈠ฌ
Оผਙ㈾֭㌱‫ש‬7ҜŴ่Ŵ‫֭ف‬ผฌ

222222222222222222222222222222222222222222222222222222222222222222 ฌ
ОŐİֱՙธՙ″x
33 456 77 7 8 9 456 7:7 7   3  ฌ
  3 
xธ゜ธธ゜‫ں‬ฎ

GPA-72773 AND ZON-72774


Agenda Item No.: 40.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
ZON-72774 - REZONING RELATED TO GPA-72773 - PUBLIC HEARING - APPLICANT:
DR HORTON - OWNER: UNITED STATES OF AMERICA - For possible action on a request
for a Rezoning FROM: U (UNDEVELOPED) [L (LOW DENSITY RESIDENTIAL)
GENERAL PLAN DESIGNATION] TO: R-TH (SINGLE FAMILY ATTACHED) on 15.00
acres 612 feet north of the intersection of Westcliff Drive and Rockmoss Street (APNs 138-28-
801-002 and 003), Ward 2 (Seroka) [PRJ-72760]. Staff recommends DENIAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 3 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps
3. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
ZON-72774

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ZON-72774

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Agenda Item No.: 41.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
GPA-72783 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT:
HARMONY HOMES - OWNER: VERLAINE, LLC, ET AL - For possible action on a request
for a General Plan Amendment FROM: SC (SERVICE COMMERCIAL) AND MLA
(MEDIUM LOW ATTACHED DENSITY RESIDENTIAL) TO: M (MEDIUM DENSITY
RESIDENTIAL) on 17.05 acres on the east side of Rancho Drive, 265 feet north of Vegas Drive
(APN 139-20-411-015), Ward 5 (Vacant) [PRJ-72752]. Staff recommends APPROVAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 2 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL

BACKUP DOCUMENTATION:
1. Abeyance Request Letter - GPA-72783 AND ZON-72784 [PRJ-72752].pdf
2. Location and Aerial Maps
3. Staff Report - GPA-72783 AND ZON-72784 [PRJ-72752]
4. Supporting Documentation
5. Photo(s) - GPA-72783 AND ZON-72784 [PRJ-72752]
6. Justification Letter - GPA-72783 AND ZON-72784 [PRJ-72752]
7. School Development Tracking Form from Clark County School District - GPA-72783 AND
ZON-72784 [PRJ-72752]
8. Protest Postcards for GPA-72783 and ZON-72784 [PRJ-72752]
TANEY ENGINEERING
6030 SOUTH JONES BLVD.
LAS VEGAS, NV 89118
TELEPHONE: 702-362-8844
FAX: 702-362-5233
MAR 29 2018

March 29, 2018

Steve Swanton, Senior Planner


City of Las Vegas Department of Planning
333 N. Rancho Drive
Las Vegas, NV 89106

RE: Abeyance Request – Rancho & Vegas GPA-72783 & ZON-72784


(APN: 139-20-411-015)

Dear Mr. Swanton:

Taney Engineering, on behalf of Harmony Homes, is respectfully requesting that the


following applications be held in abeyance from the April 10, 2018 Planning Commission
meeting to the May 8, 2018 Planning Commission meeting: GPA-72783 and ZON-72784.

This request is to allow our Tentative Map (TMP-73061) and Waiver (WVR-73060) to be
heard at the same meeting as the general plan amendment and rezoning applications
stated above.

We are hopeful that this letter clearly describes the project and the intent of the proposed
development. If you have any questions or require any additional information please call
702-362-8844

Sincerely,
TANEY ENGINEERING

Janna Felipe
Project Coordinator

GPA-72783 AND ZON-72784

Items 41-42
GPA-72783 AND ZON-72784 [PRJ-72752]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT: HARMONY HOMES - OWNER: VERLAINE, LLC,
ET AL

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
GPA-72783 Staff recommends APPROVAL.
ZON-72784 Staff recommends APPROVAL. GPA-72783

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 14

NOTICES MAILED 552 - GPA-72783 and ZON-72784 [PRJ-72752]

PROTESTS 2 - GPA-72783 and ZON-72784 [PRJ-72752]

APPROVALS 0 - GPA-72783 and ZON-72784 [PRJ-72752]

SS
GPA-72783 AND ZON-72784 [PRJ-72752]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The applicant is proposing to rezone 17.05 acres of undeveloped property generally


located east of Rancho Drive and north of Vegas Drive for residential use. A General
Plan Amendment is also requested so that the zoning district and General Plan will be
congruent.

ISSUES

 A General Plan Amendment is requested to change the General Plan land use
designation from SC (Low Density Residential) and MLA (Medium Low Attached
Density Residential) to M (Medium Density Residential) on the subject property.
 A Rezoning is requested to change the zoning designation of the subject property
from C-1 (Limited Commercial) and R-2 (Medium-Low Density Residential) to R-TH
(Single Family Attached).
 At this time, the applicant is not prepared to present specific plans for development
of the property.

ANALYSIS

Currently, the property is multizoned as the result of a prior city action (ZON-3420)
related to the Rancho Corridor Study that designated the portion of the property from
the east side of Rancho Drive 300 feet east as C-1 (Limited Commercial) and the
remainder as R-2 (Medium-Low Density Residential). Likewise, the General Plan was
amended (GPA-3418) to designate the first 300 feet along Rancho Drive as SC (Service
Commercial) and the remainder as MLA (Medium Low Attached Density Residential). If
approved, these proposed actions would redesignate the entire parcel as a single
zoning district with a single underlying General Plan designation that is appropriate for
residential development. The Department of Planning no longer allows for the
continuation of multiple designations or multiple zoning districts on the same parcel, so
the proposed actions would rectify this issue.

The intent of ZON-3418 and GPA-3418 was to buffer anticipated commercial


development along Rancho Drive from existing single family uses and zoning to the
east. Over the course of the past 14 years since those actions, the area along Rancho
Drive has not been developed for commercial uses, indicating that (1) there is no
market for commercial development in this area; (2) there is sufficient commercial

SS
GPA-72783 AND ZON-72784 [PRJ-72752]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting

development in the area to meet market demand; or (3) a combination of these factors.
By changing the general plan and zoning designations to accommodate higher
densities, the types of development proposed can be compatible with both adjacent
commercial uses and single family residential uses, and can act as a transition between
these uses.

The site is bound by Rancho Drive on the west, a 126-foot Expressway as classified by
the city’s Master Plan of Streets and Highways, and surrounded on the other three sides
by primarily residential development consisting of a mobile home park, small lot single-
family parcels, a large single-family lot and a multi-family apartment complex. Fourplex
apartments are located north of Holly Avenue. Access to the site would be from
Rancho Drive and Holly Avenue, a 60-foot wide right-of-way that is not improved on the
south side. At present, a single-family dwelling on an unincorporated parcel is built up
to the right-of-way line, with the front yard and fence encroaching into Holly Avenue.

The proposed M (Medium Density Residential) General Plan designation allows for a
variety of multi-family uses such as low density apartments and single family uses,
including townhomes, up to a maximum density of 25.49 dwelling units per acre. The
R-TH (Single Family Attached) zoning district is intended to accommodate single-family
attached residences with designs and densities that transition between single-family
and multi-family uses. The R-TH zoning district is consistent with the intent and policies
of the M (Medium Density Residential) General Plan designation.

The Clark County School District (CCSD) has commented on the impact future
development might have on the three levels of schools in the area. CCSD notes that
Ollie Detwiler Elementary School and West Prep Middle School are over capacity for
the 2017-18 school year. Ollie Detwiler is 147 percent of capacity and West Prep is 110
percent of program capacity. The specific impact cannot be projected until such time as
a tentative map showing a specific number of lots is submitted.

Although the site is located within one half-mile of the city’s boundary with
unincorporated Clark County, a Development Notice and Assessment (DINA) is not
required, as the proposed General Plan Amendment and Rezoning (to M and R-TH)
could not result in any of the thresholds for a Project of Regional Significance being
reached as described in LVMC Title 19.16.010.

If these requests are approved, the existing Off-Premise Sign on the property may
remain as a nonconforming use of land until such time as the site is redeveloped, at
which time it may be required to be removed pursuant to Title 19.14.

As conditions in the area have indicated that commercial uses are less viable in this
area of the city and higher density residential development can adequately transition
from commercial uses to single family uses in this area, staff recommends approval of
the proposed General Plan Amendment and Rezoning.

SS
GPA-72783 AND ZON-72784 [PRJ-72752]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

If denied, the property will remain with multiple General Plan land use and zoning
designations as approved in 2004.

FINDINGS (GPA-72783)

Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following
conditions be met in order to justify a General Plan Amendment:

1. The density and intensity of the proposed General Plan Amendment is


compatible with the existing adjacent land use designations,

The density of the proposed General Plan Amendment to M (Medium Density


Residential) is compatible with the adjacent M designation on adjacent parcels to
the north, south, and east of the subject property and with property to the east
designated ML (Medium Low Density Residential). Land to the south along
Vegas Drive is also designated SC (Service Commercial). The M designation is
an appropriate transition from commercial to residential uses in this area.

2. The zoning designations allowed by the proposed amendment will be


compatible with the existing adjacent land uses or zoning districts,

The proposed M (Medium Density Residential) designation allows for the R-2
(Medium-Low Density Residential), R-3 (Medium Density Residential) and R-TH
(Single Family Attached) zoning districts, which allow a range of residential
densities from 6.00 to 25.49 dwelling units per acre. These densities are
commensurate with the densities of the surrounding residential uses and zoning
districts to the north, south and east, which include R-4 (High Density Residential),
R-PD11 (Residential Planned Development – 11 Units per Acre) and R-3
(Medium Density Residential).

3. There are adequate transportation, recreation, utility, and other facilities to


accommodate the uses and densities permitted by the proposed General
Plan Amendment; and

Adequate transportation and utility facilities are existing in the area that would
accommodate the residential uses allowed by the proposed M (Medium Density
Residential) land use designation.

4. The proposed amendment conforms to other applicable adopted plans and


policies.

SS
GPA-72783 AND ZON-72784 [PRJ-72752]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting

The amendment proposed supports Policy 2.1.2 of the Las Vegas 2020 Master
Plan, which states that development on vacant or underutilized lots be sensitive
in use and design to surrounding development.

FINDINGS (ZON-72784)

In order to approve a Rezoning application, pursuant to Title 19.16.090(L), the Planning


Commission or City Council must affirm the following:

1. The proposal conforms to the General Plan.

If the companion General Plan Amendment (GPA-72783) to M (Medium Density


Residential) is approved, the proposed Rezoning to R-TH (Single Family
Attached) would conform to the General Plan for the subject property.

2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.

If approved, the R-TH (Single Family Attached) zoning district would allow for
single family attached units such as townhomes, which are compatible with the
higher density single family detached and multi-family apartment uses zoned R-
PD11 (Residential Planned Development – 11 Units per Acre), R-4 (High Density
Residential) and R-3 (Medium Density Residential) on the adjacent properties.

3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.

Rancho Drive is designated as a state highway and is primarily a commercial


corridor throughout the northwest portion of the city of Las Vegas. However, the
area to the east of Rancho, north of Vegas Drive is primarily residential in
character, and there are adequate and sufficient commercial uses serving
residents in the area. In addition, smaller lot residential development is
appropriate adjacent to major thoroughfares such as Rancho Drive.

4. Street or highway facilities providing access to the property are or will be


adequate in size to meet the requirements of the proposed zoning district.

Rancho Drive, a 126-foot Expressway as classified by the city’s Master Plan


of Streets and Highways, and Holly Avenue, a Minor Street as classified by LVMC Title 13,
are adequate in size to meet the requirements of the proposed R-TH (Single Family
Residential) zoning district. Only Rancho Drive would be appropriate as the primary
access to the site.

SS
GPA-72783 AND ZON-72784 [PRJ-72752]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting

BACKGROUND INFORMATION

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The City Council approved a General Plan Amendment (GPA-1363) on
this site as part of a larger request related to Segment 1 of the Rancho
Corridor Study. The Planning Commission and staff recommended
04/02/03 approval.
The City Council approved a Rezoning (ZON-1364) on this site as part
of a larger request related to Segment 1 of the Rancho Corridor Study.
The Planning Commission and staff recommended approval.
The City Council approved a General Plan Amendment (GPA-3418) to
amend a portion of the West Las Vegas Future Land Use Map from M
(Medium Density Residential) to SC (Service Commercial) and MLA
(Medium Low Attached Density Residential) on approximately 17.00
acres on the east side of Rancho Drive, 280 feet north of Vegas Drive.
The Planning Commission and staff recommended approval.
02/18/04 The City Council approved a Rezoning (ZON-3420) from C-2 (General
Commercial), R-MHP (Residential Mobile/Manufactured Home Park)
and U (Undeveloped) [M (Medium Density Residential) General Plan
Designation] to C-1 (Limited Commercial) and R-2 (Medium-Low
Density Residential) on approximately 17.00 acres on the east side of
Rancho Drive, 280 feet north of Vegas Drive. The Planning
Commission and staff recommended approval.
Code Enforcement processed a Case (185094) to investigate a
complaint regarding a homeless encampment on the subject site and
01/02/18
break-ins to the adjacent apartment complex. The Case was resolved
on 01/24/18.

Most Recent Change of Ownership


08/30/17 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


There are no related building permits or business licenses pertaining to this site.

Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss
submittal requirements for a General Plan Amendment and Rezoning.
A tentative map is planned for this site in conjunction with these
02/21/18
actions; however, there was not enough time for staff to review the
map prior to the submittal deadline. Therefore, the map will need to be
scheduled for a subsequent hearing.

SS
GPA-72783 AND ZON-72784 [PRJ-72752]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting

Neighborhood Meeting
A neighborhood meeting was held at the West Las Vegas Library,
located at 951 West Lake Mead Boulevard in Las Vegas. In attendance
were seven members of the public, one applicant representative and
one member of Department of Planning staff.

The applicant’s representative explained the request with an emphasis


on the type of residential product (townhomes) proposed for the site.
These townhome lots would be offered for sale in the range of $250,000
minimum. The community would have a homeowners’ association to
maintain common open space and townhome exteriors. The
representative explained that additional applications for a waiver to
allow narrow private streets and a tentative map for the townhome lots
would be submitted at a later time.

The following concerns were raised by members of the public:

 This is an area with a high crime rate and a development such as


the one proposed will contribute to the crime rate.
 The area should remain commercial along Rancho Drive for
residents in the area.
03/21/18
 Concerns were raised about additional traffic created by the
project and how it would impact Rancho Drive. There would be
an exit only for vehicles to Holly Avenue; the only project
entrance is along Rancho Drive.
 A right turn lane may be required by NDOT for access to the
property, which may also double as a bus stop. One neighbor
asked if the bus stop deceleration lane could be designed to be
longer than typical.
 Adequate, usable open space should be provided, especially for
children of the residents.
 Several neighbors were concerned about traffic coming from the
neighborhood to the elementary school to the northeast,
specifically that Alwill Street is not adequate to support traffic,
being only 30 feet wide or less on the route to the school.
 Onsite security for the project should be provided during
construction, and then permanently after.
 The project gates should be placed back far enough to prevent
cars from backing up on Rancho Drive. The representative
explained that gates would be at least 150 feet away from
Rancho, but could be moved further away if required.

SS
GPA-72783 AND ZON-72784 [PRJ-72752]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting

Neighborhood Meeting
 Pedestrian access to the community should not be open to allow
people to walk through from the adjacent streets, as this
increases crime and is not safe for the community. The
applicant’s representative clarified that access would not be open
to the general public, would be gated and only accessible with a
key, combination, or card.
 The representative explained that an existing residential home
has a large portion of its front yard in Holly Avenue; the
developer would still construct the full half street along Holly
adjacent to the property and construct a suitable barrier next to
the home.
 Multiple neighbors suggested increasing the perimeter block wall
height and gates at both entrances to be at least eight feet tall
from the exterior of the project to make it more difficult for
someone to jump over.
 The developer and proposed community should support the effort
to get rid of illegal street vendors that situate along Holly Avenue
on weekends.
 There were concerns that investors would buy up multiple units
and rent them out, making it a rental community. It was
requested by one neighbor for a possible agreement to not sell
more than two units to the same person or group to try to
minimize the rentals.
All union labor should be used to construct the project.

Field Check
The site is undeveloped and mostly level with desert vegetation and
minor trash and debris throughout. It is surrounded by chain link
fencing on three sides and a block wall on the east side. An Off-
03/01/18
Premise Sign is located along Rancho Drive at about the midpoint of
the parcel. Overhead utility lines are located along Rancho Drive and
Holly Lane/Avenue

Details of Application Request


Site Area
Net Acres 17.05

SS
GPA-72783 AND ZON-72784 [PRJ-72752]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
SC (Service C-1 (Limited
Commercial) Commercial)
Subject
Undeveloped MLA (Medium Low
Property R-2 (Medium-Low
Attached Density
Density Residential)
Residential)
R-PD11 (Residential
M (Medium Density
Planned Development –
Residential)
Single Family, 11 Units per Acre)
Detached RN (Rural R-E (Rural Estates
Neighborhood) – Residential) – Clark
North Clark County County
Multi-Family M (Medium Density R-4 (High Density
Residential Residential) Residential)
CG (Commercial H-2 (General Highway
Mobile Home
General) – Clark Frontage) – Clark
Park/Undeveloped
County County
Mobile Home Park
SC (Service C-2 (General
South (demolished) with
Commercial) Commercial)
Outdoor Storage
Multi-Family M (Medium Density R-3 (Medium Density
Residential Residential) Residential)
R-PD11 (Residential
M (Medium Density
Planned Development –
Residential)
11 Units per Acre)
Single Family, ML (Medium Low R-E (Residence
Detached Density Residential) Estates)
East
RN (Rural R-E (Rural Estates
Neighborhood) – Residential) – Clark
Clark County County
Multi-Family M (Medium Density R-3 (Medium Density
Residential Residential) Residential)

SS
GPA-72783 AND ZON-72784 [PRJ-72752]
Staff Report Page Nine
April 10, 2018 - Planning Commission Meeting

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
Office, Other Than
Listed
Liquor
Establishment
GC (General C-2 (General
(Tavern)
Commercial) Commercial)
Animal Hospital,
West
Clinic or Shelter
(with no Outside
Pens)
CG (Commercial H-2 (General Highway
Mobile Home Park General) – Clark Frontage) – Clark
County County

Master and Neighborhood Plan Areas Compliance


West Las Vegas Plan Y
Special Area and Overlay Districts Compliance
A-O (Airport Overlay) District (70 Feet) Y
Other Plans or Special Requirements Compliance
Trails (Pedestrian Path adjacent to east side of Rancho Drive) -
Y
constructed
Las Vegas Redevelopment Plan Area N/A
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification
N/A
Assessment)
Project of Regional Significance N/A

DEVELOPMENT STANDARDS

Pursuant to Title 19.06, the following standards apply:


Standard Required/Allowed (R-TH)
Min. Lot Size 1,600 SF
Min. Lot Width 20 Feet

SS
GPA-72783 AND ZON-72784 [PRJ-72752]
Staff Report Page Ten
April 10, 2018 - Planning Commission Meeting

Standard Required/Allowed (R-TH)


Min. Setbacks
 Front 10 Feet*
 Side N/A
 Corner 10 Feet
 Rear 5 Feet
Max. Lot Coverage 95 %
Max. Building Height 3 Stories/45 Feet
*Porches may encroach up to five feet into the required setback area.

Existing Zoning Permitted Density Units Allowed


C-1 (Limited Commercial) N/A N/A
R-2 (Medium-Low Density
6.70 du/ac 114
Residential)
Proposed Zoning Permitted Density Units Allowed
R-TH (Single Family
25.49 du/ac* 434
Attached)
Existing General Plan Permitted Density Units Allowed
SC (Service Commercial) N/A N/A
MLA (Medium Low Attached
12.49 du/ac 212
Density Residential)
Proposed General Plan Permitted Density Units Allowed
M (Medium Density
25.49 du/ac 434
Residential)
*Density is limited to the maximum allowable density of the proposed General Plan
designation of the subject property.

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Master Plan of
Rancho Drive Expressway Streets and 126 N*
Highways Map
Holly Avenue Minor Street Title 13.12 30 N*
*Street improvements will be reviewed as part of a tentative map for future development.

SS
GPA-72783

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GPA-72783

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GPA-72783

FERRELL ST
R

PF RNP
ANDERSON LN

SC

ALLEN LN
ROW

CINDYSUE ST

ALWILL ST
VALLEY LN
M

H
GC LN
Y
L OD
ME HOLLY LN HOLLY AVE
N
RA

WINDSTORM AVE

SUBJECT

PERIDOT POINT ST
NC

FERRELL ST
HO

PROPERTY
PR

CRYSTAL CHIMES DR
DR
I

WINDCHIME DR
MR

MLA

WILLOWBROOK DR
OSE
PA
TH

ML
MOUNTAI N TRL
EAST LN
SUNSET DR

VEGAS DR

PALM TER
PYRAMID DR

AR

L
RO

RD
SI

±
E
W

IS
TA
LV

HE

TU

UO
SM
SC

M
E

Q
AD

M
R
E

ER
OK

R
BL

TU
NI

LA

AC
AV
E
C

EW
KE

TR
W

K
EE
AY

AV
E
DR

E
AV

WOODGLEN CT
AV
E

FROM SC AND MLA TO M


General Plan Amendment
RNP - Rural Neighborhood MLA - Medium - Low Attached GTC - Tourist Commercial PF-CC Public Facility 1500' Buffer
Preservation Clark County
LVMD - Las Vegas Medical
M - Medium
RE - Rural Estates District TC - Town Center
City Limits GIS maps are normally produced
H - High LI/R - Light Industrial / Research
only to meet the needs of the City.
DR - Desert Rural RC - Resource Conservation Due to continuous development activity
this map is for reference only.
PCD - Planned Community
R - Rural O - Office
Development C - Downtown - Commercial
Not City Geographic Information System
Planning & Development Dept.
702-229-6301

L - Low SC - Service Commercial PR-OS - Park/Recreation/


MXU - Downtown - Mixed Use Subject Property Date: Thursday, March 01, 2018
Open Space
ML - Medium - Low GC - General Commercial TND - Tradional Neighborhood
PF - Public Facility
Development
GPA-72783 [PRJ-72752] - GENERAL PLAN AMENDMENT RELATED TO ZON-72784 - APPLICANT: HARMONY
HOMES - OWNER: VERLAINE, LLC, ET AL
EAST SIDE OF RANCHO DRIVE, NORTH OF VEGAS DRIVE
03/05/18
GPA-72783 [PRJ-72752] - GENERAL PLAN AMENDMENT RELATED TO ZON-72784 - APPLICANT: HARMONY
HOMES - OWNER: VERLAINE, LLC, ET AL
EAST SIDE OF RANCHO DRIVE, NORTH OF VEGAS DRIVE
03/05/18
GPA-72783 [PRJ-72752] - GENERAL PLAN AMENDMENT RELATED TO ZON-72784 - APPLICANT: HARMONY
HOMES - OWNER: VERLAINE, LLC, ET AL
EAST SIDE OF RANCHO DRIVE, NORTH OF VEGAS DRIVE
03/05/18
GPA-72783 [PRJ-72752] - GENERAL PLAN AMENDMENT RELATED TO ZON-72784 - APPLICANT: HARMONY
HOMES - OWNER: VERLAINE, LLC, ET AL
EAST SIDE OF RANCHO DRIVE, NORTH OF VEGAS DRIVE
03/05/18
GPA-72783 [PRJ-72752] - GENERAL PLAN AMENDMENT RELATED TO ZON-72784 - APPLICANT: HARMONY
HOMES - OWNER: VERLAINE, LLC, ET AL
EAST SIDE OF RANCHO DRIVE, NORTH OF VEGAS DRIVE
03/05/18
GPA-72783 [PRJ-72752] - GENERAL PLAN AMENDMENT RELATED TO ZON-72784 - APPLICANT: HARMONY
HOMES - OWNER: VERLAINE, LLC, ET AL
EAST SIDE OF RANCHO DRIVE, NORTH OF VEGAS DRIVE
03/05/18
GPA-72783 [PRJ-72752] - GENERAL PLAN AMENDMENT RELATED TO ZON-72784 - APPLICANT: HARMONY
HOMES - OWNER: VERLAINE, LLC, ET AL
EAST SIDE OF RANCHO DRIVE, NORTH OF VEGAS DRIVE
03/05/18
GPA-72783 [PRJ-72752] - GENERAL PLAN AMENDMENT RELATED TO ZON-72784 - APPLICANT: HARMONY
HOMES - OWNER: VERLAINE, LLC, ET AL
EAST SIDE OF RANCHO DRIVE, NORTH OF VEGAS DRIVE
03/05/18
GPA-72783 [PRJ-72752] - GENERAL PLAN AMENDMENT RELATED TO ZON-72784 - APPLICANT: HARMONY
HOMES - OWNER: VERLAINE, LLC, ET AL
EAST SIDE OF RANCHO DRIVE, NORTH OF VEGAS DRIVE
03/05/18
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ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ںں‬ฎฌ
╗ DzՁDzОĠḶЌDz̬7ՙxธ̶ֱ″ธֱฎฎㅡㅡฌ
AṲ̬7ՙxธ̶ֱ″ธֱㄦธ̶̶ฌ

֭⇡ผ—Ŵผੂ7ธ‫ں‬ⓒ7ธx‫ں‬ฎ

bħ‫ੂש‬7ਙ⑾7ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯
C֭ऑŴผ‫ש‬こ่֭‫ש‬7ਙ⑾7ОкŴ่่ħ่‫ف‬ฌ
̶̶̶7Ќ㈠7ŐŴ่㌱γਙ7Cผħ‫֭ﭨ‬ฌ
ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7ЌЋ7ฎɱ‫ں‬x″

ŐDz̬77 ŐŴ่㌱γਙ7ִ7Ћ֭‫ف‬Ŵ⎯7ॅ7Ḛ่֭֭ผŴк7ОкŴ่7Aこ่֭₡こ่֭‫ש‬7Ŵ่₡7Ő֭▷ਙ่ħ่‫ف‬ฌ
Оผֱ֭Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่7İ—⎯‫ש‬ħ⑾ħ㌱Ŵ‫ש‬ħਙ่7Ձ֭‫֭שש‬ผฌ
AОЌ̬7‫̶ں‬ɱֱธxֱㅡ‫ֱںں‬x‫ں‬ㄦ

╗ਙ7Ûγਙこ7●‫ש‬7ҜŴੂ7bਙ่㌱֭ผ่̬ฌ

╗Ŵ่֭ੂ7 Dz่‫ف‬ħ่֭֭ผħ่‫ف‬ⓒ7 ਙ่7 ⇡֭γŴк⑾7 ਙ⑾7 ĠŴผこਙ่ੂ7 Ġਙこ֭⎯ⓒ7 ħ⎯7 ผ֭⎯ऑ֭㌱‫—⑾ש‬ккੂ7 ⎯—⇡こħ‫שש‬ħ่‫ف‬7 Ŵ7 ऑผֱ֭
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╗γ֭7‫ں‬ՙ㈠xㄦ7Ŵ㌱ผ֭7ऑผਙऑ֭ผ‫ੂש‬7ħ⎯7кਙ㌱Ŵ‫֭ש‬₡7ਙ่7‫ש‬γ֭7่ਙผ‫ש‬γ7֭Ŵ⎯‫ש‬7㌱ਙผ่֭ผ7ਙ⑾7Ќ㈠7ŐŴ่㌱γਙ7Cผħ‫֭ﭨ‬7Ŵ่₡7Ћ֭‫ف‬Ŵ⎯
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Ŵ่₡7 Őֱธⓒ7 ╗ʉਙֱŴこħкੂ7 Ő֭⎯ħ₡่֭㌱֭7 Cħ⎯‫ש‬ผħ㌱‫ש‬7 ‫ש‬ਙ7 Őֱ╗Ġⓒ7 Ɔħ่‫ف‬к֭7 Ŵこħкੂ7 A‫שש‬Ŵ㌱γ֭₡7 Cħ⎯‫ש‬ผħ㌱‫ש‬㈠7 Û֭7 Ŵผ֭
ผ֭‫ש⎯֭—׀‬ħ่‫ف‬7 ‫ש‬ਙ7 ㌱γŴ่‫֭ف‬7 ‫ש‬γ֭7 кŴ่₡7 —⎯֭7 ⑾ผਙこ7 Ɔ֭ผ‫ﭨ‬ħ㌱֭7 bਙここ֭ผ㌱ħŴк7 Ŵ่₡7 Ҝ֭₡ħ—こ7 ॅ7 Ձਙʉฌ
A‫שש‬Ŵ㌱γ֭₡7‫ש‬ਙ7Ҝ֭₡ħ—こ㈠77ӧОк֭Ŵ⎯֭7⎯֭֭7Ŵ‫שש‬Ŵ㌱γ֭₡7▷ਙ่ħ่‫ف‬7こŴऑ7ħ⑾7⑾—ผ‫ש‬γ֭ผ7㌱кŴผħ⑾ħ㌱Ŵ‫ש‬ħਙ่7ħ⎯7่֭֭₡֭₡㈠ỏ

●⑾7ੂਙ—7γŴ‫֭ﭨ‬7Ŵ่ੂ7‫ש⎯֭—׀‬ħਙ่⎯7ਙผ7ผ֭‫—׀‬ħผ֭7Ŵ่ੂ7Ŵ₡₡ħ‫ש‬ħਙ่Ŵк7ħ่⑾ਙผこŴ‫ש‬ħਙ่7ऑк֭Ŵ⎯֭7㌱Ŵкк7ՙxธ̶ֱ″ธֱฎฎㅡㅡ

Ɔħ่㌱֭ผ֭кੂⓒฌ

Őਙ⇡֭ผ‫ש‬7b—่่ħ่‫ف‬γŴこⓒ7О㈠Dz㈠
╗AЌDzù7DzЌḚ●ЌDzDzŐ●ЌḚ

ОŐİֱՙธՙㄦธ
xธ゜ธธ゜‫ں‬ฎ

GPA-72783 AND ZON-72784


7777777777Ɔ●╗Dzฌ Ő֭▷ਙ่ħ่‫̬ف‬ฌ
Őֱธ7‫ש‬ਙ7Őֱ╗Ġฌ
AОЌ̬‫̶ں‬ɱֱธxֱㅡ‫ֱںں‬x‫ں‬ㄦฌ 〈ฌ
ḚОA̬ฌ
Ҝ֭₡ħ—こ7Ձਙʉฌ
A‫שש‬Ŵ㌱γ֭₡ฌ
‫ש‬ਙ7Ҝ֭₡ħ—こฌ

Ő֭▷ਙ่ħ่‫̬ف‬ฌ
bֱ‫ں‬7‫ש‬ਙ7Őֱ╗Ġฌ
〈ฌ
ḚОA̬ฌ
Ɔ֭ผ‫ﭨ‬ħ㌱֭7bਙここ֭ผ㌱ħŴкฌ
‫ש‬ਙ7Ҝ֭₡ħ—こฌ

ОŐİֱՙธՙㄦธ
xธ゜ธธ゜‫ں‬ฎ

GPA-72783 AND ZON-72784


Agenda Item No.: 42.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
ZON-72784 - REZONING RELATED TO GPA-72783 - PUBLIC HEARING - APPLICANT:
HARMONY HOMES - OWNER: VERLAINE, LLC, ET AL - For possible action on a request
for a Rezoning FROM: C-1 (LIMITED COMMERCIAL) AND R-2 (MEDIUM-LOW
DENSITY RESIDENTIAL) TO: R-TH (SINGLE FAMILY ATTACHED) on 17.05 acres on the
east side of Rancho Drive, 265 feet north of Vegas Drive (APN 139-20-411-015), Ward 5
(Vacant) [PRJ-72752]. Staff recommends APPROVAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 2 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps
3. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
ZON-72784

ОŐİֱՙธՙㄦธ
xธ゜ธธ゜‫ں‬ฎ
ZON-72784

ОŐİֱՙธՙㄦธ
xธ゜ธธ゜‫ں‬ฎ
ZON-72784

R-E
C-V
ANDERSON LN

C-2

R-3
N
RA

R-4
NC
HO
DR

SUBJECT
PROPERTY
R-2

C-1

VEGAS DR

R-1

±
Zoning
FROM C-1 AND R-2 TO R-TH
U - (GPA Designation) R-2 - Medium-Low P-O - Professional Office C-M - Commercial/Industrial
Undeveloped Density Residential
R-3 - Medium Density N-S - Neighborhood Service M - Industrial 1500' Buffer
R-A - Ranch Acres
Residential
O - Office C-V - Civic
R-E - Residential Estates R-4 - High Density City Limits GIS maps are normally produced

R-D - Single-Family Residential C-D - Designed Commercial P-C - Planned Community


only to meet the needs of the City.
Due to continuous development activity
Residential-Restricted R-5 - Apartment this map is for reference only.

R-PD - Residential C-1 - Limited Commercial T-D - Traditional Development Not City Geographic Information System
R-MH - Mobile/Manufactured Planning & Development Dept.
Planned Development Home Residence
702-229-6301
C-2 - General Commercial PD - Planned Development
R-1 - Single Family
R-MHP - Residential Mobile/ Subject Property Date: Thursday, March 01, 2018
Residential C-PB - Planned Business
Manufactured Home Park T-C - Town Center
R-CL - Single-Family Park
Compact-Lot P-R - Professional Offices
and Parking
Agenda Item No.: 43.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
GPA-72847 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: DR
HORTON - OWNER: UNITED STATES OF AMERICA - For possible action on a request for a
General Plan Amendment FROM: RNP (RURAL NEIGHBORHOOD PRESERVATION) TO:
R (RURAL DENSITY RESIDENTIAL) on 10.34 acres at the northwest corner of La Mancha
Avenue and Alpine Ridge Way (portion of APN 126-25-401-021), Ward 6 (Fiore) [PRJ-72846].
Staff recommends DENIAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 0 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Staff Report - GPA-72847 AND ZON-72848 [PRJ-72846]
3. Supporting Documentation - GPA-72847 AND ZON-72848 [PRJ-72846]
4. Photo(s) - GPA-72847 AND ZON-72848 [PRJ-72846]
5. Justification Letter - GPA-72847 AND ZON-72848 [PRJ-72846]
6. School Development Tracking Form from Clark County School District - GPA-72847 AND
ZON-72848 [PRJ-72846]
GPA-72847 AND ZON-72848 [PRJ-72846]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT: DR HORTON - OWNER: UNITED STATES OF
AMERICA

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
GPA-72847 Staff recommends DENIAL.
ZON-72848 Staff recommends DENIAL. GPA-72847

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 5

NOTICES MAILED 200 – GPA-72847 and ZON-72848

PROTESTS 0

APPROVALS 0

CS
GPA-72847 AND ZON-72848 [PRJ-72846]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

This is a request for a General Plan Amendment from RNP (Rural Preservation
Neighborhood) to R (Rural Density Residential); and a request to Rezone from R-E
(Residence Estates) to R-D (Single Family Residential-Restricted) on 10.34 acres
located at the northwest corner of La Mancha Avenue and Alpine Ridge Way.

ISSUES

 The proposed General Plan Amendment and Rezoning would allow density and
lot sizes that do not conform to the Interlocal Agreement.
 The subject site is in Planning Area A2, which is limited to a density of 2.0 and lot
sizes of 18,500 square feet.
 A proposed Tentative Map is not included with this project.

ANALYSIS

The Interlocal Agreement was adopted by the City of Las Vegas and Clark County on
December 21, 2016. It established a joint position on Corporate boundaries, Planning
and Public Facilities/Service Provisions within the defined Joint Land Use Planning
Area. The subject site is located within Planning Area A2 of the Interlocal Agreement. It
stipulates that the area must remain residential and designated at a density of no
greater than 2.0 units per gross acre. Furthermore, it states, “The Parties agree that
they shall not accept any General Plan Amendment (GPA) nor amend their respective
comprehensive plans, rezone such properties or approve special or conditional use
permits to allow industrial or commercial uses or residential densities above 2.0 Units
per Gross Acre and each lot will maintain a minimum buildable net lot area of at least
18,000 square feet with a goal of at least 18,500 square feet.”

The applicant requests a General Plan Amendment from RNP (Rural Preservation
Neighborhood) to R (Rural Density Residential). If approved, the maximum allowable
density will increase from two dwelling units per acre to 3.59 dwelling units per acre.
The applicant also requests a Rezoning from R-E (Residence Estates) to R-D (Single
Family Residential-Restricted). The minimum lot size will decrease from 20,000 square
feet to 10,000 square feet. Both proposals conflict with the requirements of the Interlocal
Agreement.

CS
GPA-72847 AND ZON-72848 [PRJ-72846]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting

There is a similar R-D (Single Family Residential-Restricted) zoned development on the


adjacent property to the north. However, as the proposed General Plan Amendment
and Rezoning do not adhere to the requirements established within the Interlocal
Agreement, staff recommends denial of the request.

FINDINGS (GPA-72847)

Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following
conditions be met in order to justify a General Plan Amendment:

1. The density and intensity of the proposed General Plan Amendment is


compatible with the existing adjacent land use designations,

While the proposed R (Rural Density Residential) is compatible with the adjacent
proposed single-family development to the north, the surrounding area is limited to
a lower density and larger lot sizes by the Interlocal Agreement.

2. The zoning designations allowed by the proposed amendment will be


compatible with the existing adjacent land uses or zoning districts,

The applicant has proposed a Rezoning (ZON-72848) from R-E (Residence


Estates) to R-D (Single Family Residential-Restricted) on the subject site, which
is consistent with the proposed R (Rural Density Residential) General Plan
designation.

3. There are adequate transportation, recreation, utility, and other facilities to


accommodate the uses and densities permitted by the proposed General
Plan Amendment; and

There are adequate transportation and recreation, utility and other facilities that
are adequate to accommodate the uses and densities permitted by the proposed
General Plan Amendment.

4. The proposed amendment conforms to other applicable adopted plans and


policies.

The proposed General Plan Amendment does not adhere to the Interlocal
Agreement as it would allow a density in excess of 2.0 and lots below 18,500
square feet.

CS
GPA-72847 AND ZON-72848 [PRJ-72846]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

FINDINGS (ZON-72848)

In order to approve a Rezoning application, pursuant to Title 19.16.090(L), the Planning


Commission or City Council must affirm the following:

1. The proposal conforms to the General Plan.

If approved, the proposed Rezoning from R-E (Residence Estates) to R-D


(Single Family Residential-Restricted) is in conformance with the proposed R
(Rural Density Residential) designation under the Centennial Hills Sector Plan
of the General Plan.

2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.

While the residential uses allowed by the proposed zoning district are compatible
with the surrounding land uses and zoning districts, the surrounding area is limited
to a lower density and larger lot sizes by the Interlocal Agreement.

3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.

While the proposed R-D (Single Family Residential-Restricted) zoning designation


is compatible with the adjacent proposed single-family development to the north,
the surrounding area is limited to a lower density and larger lot sizes by the
Interlocal Agreement.

4. Street or highway facilities providing access to the property are or will be


adequate in size to meet the requirements of the proposed zoning district.

The site can be accessed from La Mancha Avenue and Alpine Ridge Way, both
60-foot Local Streets, which provide adequate capacity to serve the
residentially zoned property.

CS
GPA-72847 AND ZON-72848 [PRJ-72846]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting

BACKGROUND INFORMATION

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The City Council approved a Petition for Annexation (ANX-59694) to
09/02/15 Annex 52.47 acres generally located north of Ann Road and east of
Shaumber Road.

Most Recent Change of Ownership


Month/date/year A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


There are no related building permits/business licenses on file.

Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal requirements
03/01/18
and deadlines were reviewed for the proposed entitlements.

Neighborhood Meeting
Date: Thursday, March 22, 2018
Start Time: 5:30 p.m.
End Time: 6:00 p.m.

Attendees:
One representative for the applicant.
One representative from Clark County
One representative from the Department of Planning
Two members of the public
03/22/18 Meeting Results:
 The applicant’s representative detailed the project proposal.
 Public attendees stated their preference for the lots to be a
minimum of 20,000 square feet.
 Public brought up the idea to utilize larger lots adjacent to the
existing larger lots as a buffer into smaller lots.
 The applicant’s representative stated they would discuss that
possibility with their client.
 Overall the public wants to protect the rural preservation of the
area.

CS
GPA-72847 AND ZON-72848 [PRJ-72846]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting

Field Check
Staff conducted a routine field check and found an undeveloped site
03/09/18
with desert vegetation.

Details of Application Request


Site Area
Net Acres 10.34 Acres

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
RNP (Rural
Subject R-E (Residence
Undeveloped Neighborhood
Property Estates)
Preservation)
R (Rural Density R-D (Single Family
North Undeveloped
Residential) Residential-Restricted)
RNP (Rural
Single Family, R-E (Residence
Neighborhood
Detached Estates)
Preservation)
South
R-E (Rural Estates
RL (Residential Low -
Undeveloped Residential – Clark
Clark County)
County)
Single Family, RNP (Rural
R-E (Rural Estates
Detached Neighborhood
East Residential – Clark
Preservation - Clark
Undeveloped County)
County)
L (Low Density R-E (Residence
West Undeveloped
Residential) Estates)

Master and Neighborhood Plan Areas Compliance


Centennial Hills Sector Plan Y
Northwest Open Space Plan Y
Special Area and Overlay Districts Compliance
No Applicable Special Area or Overlay Districts N/A

CS
GPA-72847 AND ZON-72848 [PRJ-72846]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting

Other Plans or Special Requirements Compliance


Trails N/A
Las Vegas Redevelopment Plan Area N/A
Interlocal Agreement N*
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A
* The proposed GPA and Rezoning would allow densities and lot sizes that do not
align with the requirements within the Interlocal Agreement.

DEVELOPMENT STANDARDS

Existing Zoning Permitted Density Units Allowed


20,000 SF
R-E (Residence Estates) 22.52
Minimum Lot Size
Proposed Zoning Permitted Density Units Allowed
R-D (Single Family 10,000 SF
45.04
Residential-Restricted) Minimum Lot Size

Existing General Plan Permitted Density Units Allowed


RNP (Rural Neighborhood
2 du/ac 20.68
Preservation)
Proposed General Plan Permitted Density Units Allowed
R (Rural Density
3.59 du/ac 37.12
Residential)

CS
GPA-72847

ОŐİֱՙธฎㅡ″
x̶゜x‫ں゜ں‬ฎ
GPA-72847
ОŐİֱՙธฎㅡ″
x̶゜x‫ں゜ں‬ฎ
ОŐİֱՙธฎㅡ″
x̶゜x‫ں゜ں‬ฎ

GPA-72847
GPA-72847

SKYLINE POINT DR
GOLDEN AROWANA WAY
DR

W TROPICAL PKWY
W TROPICAL PKWY

AMULET RIDGE CT

ROW
MYSTIC LEDGE CT
IRISH CLIFFS CT
N SHAUMBER RD

CORBETT ST
PF

IRELAND RIDGE CT
TEMPLE RIDGE CT

RUFFIAN RD
SCOTLAND RIDGE CT

MICHELLI CREST WAY

EGAN CREST DR
W EL CAMPO GRAND E AVE W E
GAISFORD ST

L
ASPEN FALLS CIR

W LA MANCHA AVE
W LA MANCHA AVE
N ALPINE RIDGE WAY

PCD
N MARLA ST

SUBJECT
PROPERTY W ANN RD

SIERRA BROOK CT
NS

W STEPHEN AVE
HA

W STEPHEN AVE
UM
BE

RNP
RR

±
D

FROM RNP TO R
General Plan Amendment
RNP - Rural Neighborhood PF-CC Public Facility
Preservation
MLA - Medium - Low Attached GTC - Tourist Commercial
Clark County 1500' Buffer
LVMD - Las Vegas Medical
RE - Rural Estates M - Medium
District TC - Town Center

City Limits
GIS maps are normally produced
H - High LI/R - Light Industrial / Research
DR - Desert Rural RC - Resource Conservation only to meet the needs of the City.
Due to continuous development activity
PCD - Planned Community this map is for reference only.
R - Rural O - Office
Development C - Downtown - Commercial Geographic Information System

Not City
Planning & Development Dept.

L - Low SC - Service Commercial PR-OS - Park/Recreation/ 702-229-6301


MXU - Downtown - Mixed Use
Open Space Date: Tuesday, March 06, 2018
ML - Medium - Low GC - General Commercial TND - Tradional Neighborhood
PF - Public Facility
Development Subject Property
GPA-72847 [PRJ-72846] - GENERAL PLAN AMENDMENT RELATED TO ZON-72848 - APPLICANT: DR HORTON -
OWNER: UNITED STATES OF AMERICA
NORTHWEST CORNER OF LA MANCHA AVENUE AND ALPINE RIDGE WAY
03/09/18
GPA-72847 [PRJ-72846] - GENERAL PLAN AMENDMENT RELATED TO ZON-72848 - APPLICANT: DR HORTON -
OWNER: UNITED STATES OF AMERICA
NORTHWEST CORNER OF LA MANCHA AVENUE AND ALPINE RIDGE WAY
03/09/18
GPA-72847 [PRJ-72846] - GENERAL PLAN AMENDMENT RELATED TO ZON-72848 - APPLICANT: DR HORTON -
OWNER: UNITED STATES OF AMERICA
NORTHWEST CORNER OF LA MANCHA AVENUE AND ALPINE RIDGE WAY
03/09/18
GPA-72847 [PRJ-72846] - GENERAL PLAN AMENDMENT RELATED TO ZON-72848 - APPLICANT: DR HORTON -
OWNER: UNITED STATES OF AMERICA
NORTHWEST CORNER OF LA MANCHA AVENUE AND ALPINE RIDGE WAY
03/09/18
ОŐİֱՙธฎㅡ″
x̶゜x‫ں゜ں‬ฎ

GPA-72847 AND ZON-72848


Agenda Item No.: 44.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
ZON-72848 - REZONING RELATED TO GPA-72847 - PUBLIC HEARING - APPLICANT:
DR HORTON - OWNER: UNITED STATES OF AMERICA - For possible action on a request
for a Rezoning FROM: R-E (RESIDENCE ESTATES) TO: R-D (SINGLE FAMILY
RESIDENTIAL-RESTRICTED) on 10.34 acres at the northwest corner of La Mancha Avenue
and Alpine Ridge Way (portion of APN 126-25-401-021), Ward 6 (Fiore) [PRJ-72846]. Staff
recommends DENIAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 0 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps
3. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
ZON-72848

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ZON-72848
ZON-72848

SKYLINE POINT DR
GOLDEN AROWANA WAY
W TROPICAL PKWY
W TROPICAL PKWY

U(PF) AMULET RIDGE CT

MYSTIC LEDGE CT
IRISH CLIFFS CT
N SHAUMBER RD

CORBETT ST
R-D

IRELAND RIDGE CT
TEMPLE RIDGE CT

RUFFIAN RD
SCOTLAND RIDGE CT

MICHELLI CREST WAY

EGAN CREST DR
W EL CAMPO GRAND E AVE W E
GAISFORD ST

ASPEN FALLS CIR


R-E

W LA MANCHA AVE
W LA MANCHA AVE
N ALPINE RIDGE WAY

U(PCD)
N MARLA ST

SUBJECT
PROPERTY W ANN RD

SIERRA BROOK CT
NS

W STEPHEN AVE
HA

W STEPHEN AVE
UM
BE

U(RNP)
RR

R-3

±
D

C-V

FROM R-E TO R-D


Zoning
U - (GPA Designation) R-2 - Medium-Low P-O - Professional Office C-M - Commercial/Industrial
Undeveloped Density Residential
N-S - Neighborhood Service M - Industrial
1500' Buffer
R-A - Ranch Acres R-3 - Medium Density
Residential
O - Office C-V - Civic
R-E - Residential Estates R-4 - High Density
City Limits
GIS maps are normally produced
only to meet the needs of the City.
R-D - Single-Family Residential C-D - Designed Commercial P-C - Planned Community Due to continuous development activity
this map is for reference only.
Residential-Restricted R-5 - Apartment Geographic Information System
C-1 - Limited Commercial T-D - Traditional Development
R-PD - Residential
Not City
Planning & Development Dept.
R-MH - Mobile/Manufactured 702-229-6301
Planned Development Home Residence C-2 - General Commercial PD - Planned Development
R-1 - Single Family Date: Tuesday, March 06, 2018
R-MHP - Residential Mobile/ C-PB - Planned Business
Residential
Manufactured Home Park Park
T-C - Town Center Subject Property
R-CL - Single-Family
Compact-Lot P-R - Professional Offices
and Parking
Agenda Item No.: 45.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
GPA-72837 - GENERAL PLAN AMENDMENT - PUBLIC HEARING -
APPLICANT/OWNER: CITY OF LAS VEGAS - For possible action on a request for a General
Plan Amendment TO AMEND THE 2020 MASTER PLAN LAND USE AND RURAL
NEIGHBORHOODS PRESERVATION ELEMENT, All Wards. Staff recommends
APPROVAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 0 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL

BACKUP DOCUMENTATION:
1. Staff Report
2. Justification Letter
3. Exhibit A - Downtown Area Map
4. Exhibit B - Southeast Sector Map
GPA-72837

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: CITY OF LAS VEGAS

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
GPA-72837 Staff recommends APPROVAL.

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 32

NOTICES MAILED NEWSPAPER ONLY

PROTESTS 0

APPROVAL 0

LM
GPA-72837
Staff Report Page One
April 10, 2018 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

This amendment of the Las Vegas 2020 Master Plan adds Form-Based Code (FBC) as
an allowed land use designation available for properties within the Downtown Area. As
such, the amendment introduces the Form-Based Code (FBC) designation in Table 5:
Master Plan Land Use Designation, and Table 14: Downtown Area Land Use
Designations. The amendment also introduces a description of the Form-Based Code
(FBC) designation within the Element; provisions regarding the change of land use
designation for the Form-Based Code (FBC) designation; and, where applicable,
references to the Form-Based Code (FBC) designation through the Element.

ISSUES

 A General Plan Amendment is required to change Table 5: Master Plan Land


Use Designations and Table 14: Downtown Area Land Use Designations to
include language that allows a Form-Based Code to be applied for properties
within downtown Las Vegas, as it was envisioned in the Vision 2045 Downtown
Las Vegas Masterplan adopted on 06/15/2016.

ANALYSIS

This action is required as part of the process of adopting a Form-Based Code (FBC) for
downtown Las Vegas as part of the Unified Development Code.

On June 15th, 2016 City Council adopted the Vision 2045 Downtown Las Vegas
Masterplan (Downtown Masterplan), and directed Staff to propose revisions that
implement the goals of the plan where appropriate. In the Implementation chapter of the
Downtown Masterplan, the first among twelve Key Implementation Actions for Land Use
and Community Development is to “Adopt a form-based Code that offers procedural
clarity and implements the Masterplan through place-based standards” (Downtown
Masterplan, p. 261). Since then, and upon Planning Commission and City Council
recommendation, Staff has been working with Lisa Wise Consulting to prepare and
publish a draft Form-Based Code for the Las Vegas Medical District (LVMD), which is
currently available in the Department of Planning, as well as online at the project’s
website www.formbasedcode.vegas. According to the implementation schedule, the Las
Vegas Medical District will be the first of the twelve downtown districts to have land use
regulated by the Form-Based Code, which is planned to be subsequently adopted for
the remaining portions of the Downtown Area as well.

LM
GPA-72837
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting

A major component of the draft Form-Based Code for the LVMD is the introduction of
new zoning districts, which in Form-Based Codes are referred to as Transect Zones, or
“T-Zones”. Transect Zones are classified in a range from one (1) to six (6), with
Transect Zone 1 (T1) allowing for the least intensity of development and Transect Zone
6 (T6) allowing the highest intensity of development. Form-Based Codes also allow for
Special Districts (SD), which are generally used for certain special areas, such as
employment centers and campus plans; the LVMD Form-Based Code draft currently
includes a Special District – Education (SD-E) to be utilized for the UNLV School of
Medicine.

This amendment introduces a Form-Based Code (FBC) land use designation in the
Land Use and Rural Neighborhoods Preservation Element, to be referenced in Table 5
and Table 14 of the document; the amendment also introduces the Transect Zones and
Special Districts as allowable zoning categories for properties under the Form-Based
Code (FBC) land use designation. Moreover, the amendment introduces a description
for the Form-Based Code land use designation, and adds references to it where
applicable within the Element.

Listed below are the proposed amendments:

1. The Mixed Use Development subsection within the Existing Land Use section is
hereby amended by adding an entry for the Form-Based Code (FBC) land use
designation, as follows:

Form-Based Code (FBC) is a land use regulating system that focuses on the
physical form of the built environment, and its relationship to the public realm,
instead of the segregation of land uses. As such, the FBC land use designation
encourages mixed-use and foster human scale, a walkable environment, and
provide access to employment, services and amenities to the community.
Following the adoption of the Vision 2045 Downtown Las Vegas Masterplan in
2016 the Department of Planning began drafting a Form-Based Code for
downtown Las Vegas, as this had been identified as a critical step towards the
implementation of the plan. The FBC land use designation was created in 2018
to provide a designation that allows for the utilization of Form-Based zoning
districts, also known as Transect Zones or T-Zones, within the Downtown Area
(see Exhibit 3).

2. The Downtown Area subsection within the Future Land Use section is hereby
amended by replacing Exhibit 3: Downtown Area Map with an updated map as
shown in Exhibit A, and by adding the following entry below the existing
description:

LM
GPA-72837
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

In 2016, the City of Las Vegas adopted the Vision 2045 Downtown Las Vegas
Masterplan, which identified the adoption of a Form-Based Code for the twelve
identified Districts of downtown as a key step towards implementing the vision
established by the policy document. The Vision 2045 Downtown Las Vegas
Masterplan also conceptualized the expansion of the overall Downtown Area,
which was established through the adoption of the Downtown Las Vegas
Overlay (DTLV-O) in 2017 which replaced the previous Downtown Centennial
Plan Overlay (DCP-O). To set the framework for the Form-Based Code, a Form-
Based Code (FBC) land use designation was created in 2018, to allow for Form-
Based Zoning Districts, also known as Transect Zones or T-Zones, to be utilized
for properties within the Downtown Area (see Exhibit 3). The FBC land use
designation is consistent and concurrent with the Downtown Land Use map of
the Las Vegas Redevelopment Area Plan.

3. The Southeast Sector subsection within the Future Land Use section is hereby
amended by replacing Exhibit 5: Southeast Sector Map with an updated map as
shown in Exhibit B, and to amend the Southeast Sector description to read as
follows:

The Southeast Sector of the Master Plan is located along portions of Jones and
Rainbow Boulevards to the west, and the city limit boundaries to the northeast of
Rancho Drive, south, and east. The Southeast Sector is comprised of many of
the city’s more mature areas. Much of the Southeast Sector is built out, and
future growth in the area will most likely consist of infill development and
neighborhood revitalization. The Southeast Sector includes Downtown and
Downtown North, West Las Vegas, and the Las Vegas Medical District. The
historic John S. Park and Las Vegas High School neighborhoods are also
located here.

Following the adoption of the Vision 2045 Downtown Las Vegas Masterplan in
2016 and the establishment of the Downtown Las Vegas Overlay District (DTLV-
O) in 2017, the Downtown Area boundary was expanded in 2018. The Downtown
Area now includes the entirety of the Las Vegas Medical District, as well as
portions of the Downtown North Plan Area and the West Las Vegas Plan Area
(see Exhibit 5).

4. The Land Use Tables subsection of the Future Land Use section is hereby
amended by amending the Master Plan Land Use Designations – Table 5
appearing therein to add a new column pertaining to the Form-Based Code
(FBC) Master Plan Designation, indicating the maximum allowable density and
allowable zoning categories applicable to that designation, and by amending the
footnote † below Table 5. The new column to be incorporated into Table 5 under

LM
GPA-72837
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting

the column indicated as “OTHER” among the Master Plan Land Use Designations, and
the amended footnote, are shown below, with new material indicated by underlining and
the Form-Based Code Master Plan Designation being shown as FBC.

Table 5. Master Plan Land Use Designations

OTHER
FBC
Variable†
See Downtown Area Chart

† The density of a development within the TND and FBC category categories is limited
by the approved Zoning Districts or the Development Standards and Design Guidelines
document in the case of an approved master planned development.

5. The Land Use Tables subsection of the Future Land Use section is hereby
amended by amending the Downtown Area Land Use Designations – Table 14
appearing therein to add a new column pertaining to the Form-Based Code
(FBC) Master Plan uand use designation, indicating the corresponding general
plan categories and allowable zoning categories applicable to that designation,
and a footnote related to the FBC Allowable Zoning Categories entry. The new
column to be incorporated into Table 14 under the column indicated as “OTHER”
among the Downtown Land Use Plan Area entries, and the footnote, are shown
below, with new material indicated by underlining and the Form-Based Code
Master Plan Designation being shown as FBC.

Table 14. Downtown Area Land Use Designations

Downtown Land Use


RESIDENTIAL COMMERCIAL OTHER
Plan Area
Master Plan Land Use MXU MXU C LI/R PF FBC
Designation

Corresponding General Plan L, ML, M, H, O, SC, L, ML, M, H, O, SC, O, SC, LI/R PF FBC
Categories GC GC GC
Allowable Zoning Categories R-E, R-MH, R-1, R- R-E, R-MH, R-1, R- O, P-O, C- C-V T1, T2, T3,
2, R-3, R-4, R-TH, 2, R-3, R-4, R-TH, C-1, C- M, T4, T5, T6,
O, P-O, C-1, C-2 O, P-O, C-1, C-2 2 M SD*

LM
GPA-72837
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting

*The Allowable Zoning Categories indicated as T1, T2, T3, T4, T5, T6, and SD include
all Form-Based Code Zoning Districts and Sub-Districts, also referred to as Transect
Zones and Sub-Zones, that are indicated as pertaining to the Las Vegas Transect as
described in the Unified Development Code,

6. The Description of Master Plan Land Use Categories section is hereby amended by
adding thereto, in the Downtown Land Use Plan subsection, an entry for the Form-
Based Code (FBC), as follows:

FBC (Form-Based Code) – The Form-Based Code category allows for a wide
array of uses and development types, which vary depending on the specific
neighborhood context and character of the area. Because of the importance of
the individual place when considering the application of a Form-Based Code for
future development, a comprehensive study and extensive outreach must be
carried on before the FBC can be properly utilized on properties.

The focus of the FBC is on:

 The physical character and quality of the public realm

 The human scale of the built environment, including the way that city blocks,
structures and the public right-of-way interact with the people

 Accessibility to employment, services and amenities, as well as more


transportation options

 Simplification of the by-right development process that has been deemed


contextual to the surrounding area

The Zoning Districts allowed within the FBC category are also referred to as
Transect Zones, or T-Zones, and are classified using a numbering system that
goes from one (1) to six (6). The intensity of development and mix of uses varies
depending on the Transect Zone that is taken into consideration, with T1 Zones
allowing for the least intensity and mix of uses, and T6 Zones allowing for the
most intensity and mix of uses.

7. The Overview of General Plan Amendment / Major Modification Process section


is hereby amended by adding thereto, below the existing description, a new
subsection, to read as follows:

Form-Based Code (FBC)

LM
GPA-72837
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting

A change of land use designation for a property that is designated with the FBC
designation is generally considered not in the best interest of the effective and
consistent development of the community, as the contextual character of the
Form-Based Code designation would be dramatically altered for the Downtown

District or Special Area identified as part of a Form-Based Code as a whole.


Additionally, the FBC land use designation allows for a great variety of Zoning
Districts, also referred to as Transect Zones or T-Zones, which allow for a wide
array of land uses, densities, and types of development. For these reasons, if a
special circumstance, which may necessitate the modification of the FBC
designation, arise, the applicant should first consider to address such special
circumstance not by means of General Plan Amendment, but by maintaining the
FBC designation and using, instead, the flexibility provided by the Transect
Zones allowed under the FBC.

For a change of land use designation for a property designated with the FBC
designation, a property owner must submit a General Plan Amendment (GPA)
application for review by city staff, Planning Commission, and approval by City
Council, following the procedure as provided by the Unified Development Code.

Notwithstanding the provisions above, for a parcel-specific GPA, because of the


holistic approach of the FBC and its critical link to the character of the area, in
addition to the requirements as set forth in LVMC 19.16, the following shall apply:

 A Notice of Public Hearing shall be mailed to each owner of real property


located within the Downtown District, or Special Area identified as part of a
Form-Based Code, in which the property is located. The applicant shall
pay all such fees derived from the Notice of Public Hearing.

 As part of the application, the applicant shall submit to the Director a study
containing clear and convincing evidence that:

o viable use of the property cannot be achieved under the FBC


designation; and

o the GPA is necessary to achieve the long-term goals of the specific


Downtown District as envisioned in the Vision 2045 Downtown
Masterplan or character of the area as described in the Special
Area Plan.

LM
GPA-72837
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting

This amendment is consistent with the City’s goals, policies and objectives of the Las
Vegas 2020 Master Plan and its Elements, including the Land Use & Rural
Neighborhoods Preservation Element and the Community Design Element.
Furthermore, the amendment is consistent with Vision 2045 Downtown Las Vegas
Masterplan, and the Las Vegas Redevelopment Area Plan.

Staff recommends approval of this amendment to the Las Vegas 2020 Master Plan.

FINDINGS (GPA-72837)

This amendment is consistent with the City’s goals, policies and objectives of the Las
Vegas 2020 Master Plan and its related Elements; with the recently adopted Vision
2045 Downtown Las Vegas Masterplan; and with the City of Las Vegas Redevelopment
Plan. It is required in order to move towards the adoption of a Form-Based Code for the
Downtown Las Vegas Area. The Form-Based Code (FBC) land use designation fosters
density and intensity of development that is compatible with existing land use
designations, and the zoning designations allowed by the proposed amendment will be
compatible with the existing adjacent land uses and zoning districts. Staff recommends
approval of this General Plan Amendment.

BACKGROUND INFORMATION

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The City Council adopted Ordinance #5238, formally adopting the
06/05/00
Las Vegas Downtown Centennial Plan document.

The City Council adopted Ordinance #5250, formally adopting the Las
09/06/00
Vegas 2020 Master Plan.

City Council adopted Ordinance #6056, formally adopting the Land


09/08/09 Use & Rural Neighborhoods Preservation Element of the Las Vegas
2020 Master Plan.
The City Council adopted Resolution R-05-2016, formally adopting the
Vision 2045 Downtown Las Vegas Masterplan, and directing staff to
06/15/16
propose revisions that implement the goals of the plan where appropriate.

LM
GPA-72837
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting

Related Relevant City Actions by Planning, Fire, Bldg., etc.


During a Special Joint City Council and Planning Commission both
bodies unanimously accepted the presentation regarding the
12/06/16
implementation of an Urban Form Code for the area covered by the
Vision 2045 Downtown Las Vegas Masterplan.

City Council received a report from city Staff and Lisa Wise Consulting
11/15/17 on the status of the Las Vegas Medical district Form-Based Code draft
document.

The City Council (7-0) adopted Ordinance #6608, which amended Title 19
to replace references to the Downtown Centennial Plan Overlay District
12/06/17
with the updated Downtown Las Vegas Overlay District.

LM
GPA-72837
Downtown Las Vegas
Exhibit 3:
Overlay District
Downtown Area Map City of Las Vegas Printed: Wednesday, August 09, 2017

W Lake Mead Blvd E Lake Mead South Blvd E Lake Mead Blvd

Losee Rd
Simmons St

Civic Center Dr
N 5th St
N Martin L King Blvd

N Las Vegas Blvd


Vegas Dr W Owens Ave E Owens Ave
N Tonopah Dr
N
Ra
nc
ho

St
E Washington Ave
Dr

W Washington Ave

ain

N Eastern Ave
NM
W Bonanza Rd

E Bonanza Rd
Downtown Las Vegas
Overlay District City of Las Vegas NU

St
Ste S9
Rd Blvd

Printed: Wednesday, August 09, 2017

wa 5

th
rt A

N4

N Bruce St
W Lake Mead Blvd E Lake Mead South Blvd E Lake Mead Blvd
ve
King
Simmons St

Civic Center Dr
N 5th St
S Martin LLosee

S US 95
N Martin L King Blvd
S Tonopah Dr

AltaVegas
Dr Dr
S Rancho Dr

N Las Vegas Blvd

W Owens Ave E Owens Ave


Fre
m on
N Tonopah Dr

t
St

St
St
N
Ra

th
rce
nc

S4
ho

St

E Washington Ave
me
Dr

W Washington Ave
ain

N Eastern Ave
NM

om
St S C

W Bonanza Rd
W Charleston Blvd E Charleston Blvd
E Bonanza Rd
S Main St

NU
St

Ste
S Commerce

S9

S Eastern Ave
S Martin L King Blvd

w 5
th

a rt
S 15th St
N4

Av
N Bruce St

e
S US 95
S Tonopah Dr

Alta Dr
S Rancho Dr

Fre
S Maryland Pkwy

m on
t
E Oakey Blvd
St

W Oakey Blvd St
St

th

d
e
erc

S4

lR
m
om

tria

Spencer St
St S C

W Charleston Blvd E Charleston Blvd


us
S Main St

lvd
Ind
S Commerce

S Eastern Ave
s St
S 15th B
ga
S Maryland Pkwy

E Oakey Blvd
Ve

W Oakey Blvd
d

W Sahara Ave
lR

E Sahara Ave
as
tria

Spencer St
Paradise Rd
us

SL
lvd
Ind

sB
ga

T
Ve

W Sahara Ave
E Sahara Ave
as

0 0.175 0.35 0.7 1.05


Paradise Rd
SL

Miles

F
0 0.175 0.35 0.7 1.05
Miles

printed: 2018 GIS maps are normally produced


GIS maps are normally produced
only to meet the needs of the City.
Due to continuous development activity
only to meet the needs of the City.
Due to continuous development activity
this map is for reference only.
this map is for reference only.

A
Geographic Information System

Southeast Sector Geographic Information System


Planning & Development Dept.
702-229-6301

Planning & Development Dept.

Legend 702-229-6301

R
City Boundary
Downtown Area
City Limits
Downtown Las Vegas Overlay District
D
Future Land Use

PD-0006-05-2012 RS LU_RNP page 25


Exhibit 5: ALEXANDER RD.

Southeast Sector Map


GOWAN RD.

MARTIN L.KING BLVD.


CHEYENNE AVE.

RA
NC
HO
DR
CAREY AVE.

SANDHILL RD.
MOJAVE RD.
LAKE MEAD BLVD.

93
4

S.
OWENS AVE.

U.
3 WASHINGTON AVE.

BONANZA RD.

2 1 STEWART AVE.

5 CHARLESTON BLVD.

NELLIS BLVD.
PECOS RD.

LAMB BLVD.

MARION DR.
US 95
·
BOSAHARA AVE.

EASTERN AVE.
TORREY PINES DR.

MARYLAND PKWY.
JONES BLVD.

LD
D.
LINDELL RD.
RAINBOW BLVD.

ER
LV
SB

H
W
Y.
GA
VE
DECATUR BLVD.

S
LA
VALLEY VIEW BLVD.

0 0.5 1 2 3
Miles

printed: 2018
3 Downtown North Plan Area

1 Downtown Area 4 West Las Vegas Plan Area

2 Southeast Sector 5 Las Vegas Medical District

F T
R A
D
Future Land Use

PD-0006-05-2012 RS LU_RNP page 29


Agenda Item No.: 46.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
MDR-72841 - GENERAL DEVELOPMENT PLAN REVIEW - PUBLIC HEARING -
APPLICANT/OWNER: HOWARD HUGHES COMPANY, LLC - For possible action on a
request for a Summerlin General Development Plan Review for the undeveloped portions of
Summerlin West on 5,054.53 acres at the northwest corner of Far Hills Drive and Clark County
215 (APNs 137-14-401-002, 137-21-000-002, 137-22-000-017, 137-28-000-001 and 137-32-
000-003), P-C (Planned Community) Zone, Ward 2 (Seroka) [PRJ-72832]. Staff recommends
APPROVAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 2 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Summerlin Approval Letter
7. Protest Postcard and E-comment Log
MDR-72841 [PRJ-72832]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: HOWARD HUGHES COMPANY, LLC

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
MDR-72841 Staff recommends APPROVAL, subject to conditions: N/A

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 34

NOTICES MAILED 2178

PROTESTS 2

APPROVALS 0

SS
MDR-72841 [PRJ-72832]
Conditions Page One
April 10, 2018 - Planning Commission Meeting

** CONDITIONS **

MDR-72841 CONDITIONS

Planning

1. Conformance to the Summerlin West Development Agreement as amended.

2. Conformance with the Summerlin West general development plan, date stamped
03/29/18, except as amended by conditions herein.

3. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.

Public Works

4. Prior to or concurrent with development of each parcel/village, appropriate right of


way dedications, street improvements, drainage plan/study submittals, drainage
improvements, sanitary sewer collection system extensions and traffic impact
analyses including traffic mitigation plans along with signal participation schedules
and pedestrian circulation plans may be required by the Department of Public
Works. Provide appropriate easements for all public facilities (sewer, drainage,
sidewalk, traffic signal, streetlighting, etc.) as required by the Department of Public
Works. Comply with such requirements when imposed and/or when compliance is
indicated.

5. Provide a minimum of two lanes of paved legal access from an existing paved
public street to each individual development area prior to occupancy of any
buildings within each development area.

6. Development of this site shall substantially conform to Summerlin Improvement


Standards. Approval of deviations to the Summerlin Improvement Standards may
be approved through the approval of a Master Tentative Map. Street lighting shall
be per Standard Drawing #300.S3. Public parking shall meet the approval of the
City Traffic Engineer.

SS
MDR-72841 [PRJ-72832]
Conditions Page Two
April 10, 2018 - Planning Commission Meeting

7. All landscaping within public rights of way or common areas shall be maintained by
the Master Developer or his designee. A License Agreement shall be obtained
prior to installation of any private improvements or landscaping within public rights
of way. All installed landscaping, whether in public rights-of-way or within common
area properties, shall be situated and maintained so as to not create sight visibility
obstructions for vehicular traffic at all development access drives and all adjacent,
abutting street intersections.

8. An update to the “Summerlin West” Master Sewer Plan for the overall site must be
submitted to and approved by the Department of Public Works prior to the
issuance of any site grading or building permits or the recordation of a Parent Final
Map, whichever may occur first. Additional specific village and/or site sewer
plan/studies may be required with each individual pod or phase of development
activity based upon sewer capacities at the time of development. Comply with all
recommendations of the “Summerlin West” Master Sewer Plan.

9. An update to the “Summerlin West” Master Traffic Impact Analysis (including


sections addressing impacts to the proposed roadway network based on the
proposed maximum densities, proposed street widths, locations of turn lanes, Las
Vegas Beltway Project impacts, proposed traffic signal locations, proposed multi
use trail corridors and a master pedestrian circulation plan including
pedestrian/school crosswalks) shall be submitted to and approved by the
Department of Public Works prior to the recordation of any Parent Final Maps. The
required Traffic Impact Analysis shall include a section specifically addressing
those subdivisions with single point entries and provide an Access Analysis for
those sites. The Impact analysis shall also include a section addressing Standard
Drawings #201.1, #234.1 and #234.2 to determine additional right of way
requirements adjacent to each village, if any; dedicate all areas recommended by
the approved Village Traffic Impact Analysis. The Master Developer shall be
responsible for its proportionate share of all related signal systems with
construction and funding details to be contained in a written agreement to be
developed within the Master Traffic Impact Analysis and acceptable to the Director
of Public Works prior to or concurrent with the approval of the Master Traffic
Impact Analysis. The Pedestrian Circulation section shall identify the location and
width of all proposed pedestrian crossing signals (if any) and how each Village’s
pedestrian circulation plan integrates with adjoining development areas. Phased
compliance will be allowed if recommended by the approved “Summerlin West”
Master Traffic Impact Analysis. No recommendation of the approved Village
Traffic Impact Analyses or the Master Traffic Impact Analysis, nor compliance
therewith, shall be deemed to modify or eliminate any condition of approval
imposed by the Planning Commission or the City Council on the development of
this site.

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10. An update to the “Summerlin West” Master Drainage Plan and Technical Drainage
Study must be submitted to and approved by the Department of Public Works prior
to submittal of any construction drawings or the issuance of any building or grading
permits, or the recordation of Final Maps, whichever may occur first. Provide and
improve all drainageways recommended in the approved drainage study update.

11. The approval of all Public Works related improvements shown on this Master
Development Review is in concept only. Cross Sections provided may be used in
construction provided that their uses in roadway designs are acceptable to the
Department of Public Works. Specific design and construction details relating to
size, type and/or alignment of improvements, including but not limited to street,
sewer and drainage improvements, shall be resolved prior to approval of the
construction plans by the City. No deviations from adopted Summerlin and/or City
Standards shall be allowed unless specific written approval for such is received
from the City Engineer prior to the recordation of a Final Map or the approval of
subdivision related construction plans, whichever may occur first. We reserve the
right to impose additional conditions of approval for each individual development
site when such plans are known. We anticipate the need for additional conditions
concurrent with approval of the Master Tentative Map(s) and/or Village Map(s) for
this site.

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Staff Report Page One
April 10, 2018 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The Master Developer of the Summerlin Planned Community requests a revision to the
General Development Plan of Summerlin West, specifically for those areas that are yet
to be developed.

ISSUES

 The current General Development Plan for Summerlin West is outdated and requires
modification in order to approve future changes to village boundaries and major
changes in land use.
 The Master Developer reviewed and approved the submitted General Development
Plan on 01/22/18.
 Modifications to the Summerlin Improvement Standards may be made, at the Master
Developer’s discretion, through approval of the individual village tentative maps.

ANALYSIS

Pursuant to the Summerlin Development Standards Section V, the Master Developer


may, at its option, prepare a General Development Plan for one or more villages which
establish uses and density ranges for smaller development parcels. The previous
General Development Plan for Summerlin West was approved through the adoption of
the Summerlin West Development Agreement in 1997. This plan does not accurately
depict the existing roadway network or the land use designations adopted through the
2004 update to the Summerlin Development Standards. With this plan, the Master
Developer intends to redefine the boundaries and numeric designations of the nine
remaining undeveloped villages and the mix of land uses and residential densities
contained within.

According to the Master Developer, this General Development Plan is designed to fulfill
its development obligations and entitlements under the Summerlin Development
Agreement. The entitlements include the following:

 Up to 30,000 residential dwelling units, of which approximately 22,000 are


undeveloped
 Up to 5.75 million square feet of commercial, retail and office uses on 495 acres
 Two 18-hole golf courses
 Two boutique hotel and casino gaming sites within an area defined by the
Gaming Enterprise Overlay District

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April 10, 2018 - Planning Commission Meeting

Obligations for this area include:


 Development of a police substation
 Development of an electrical substation
 Development of water reservoirs and pump stations
 Development of parks and open space
 Identification of school sites

The General Development Plan includes the general boundaries, land use designations
and major roadways contained within future Villages 21, 22, 24A, 25, 27, 28, 29, 30, 31
and 32. Except for Village 24A, each future village is characterized by multiple use
categories, as depicted on the map by hatching of various colors. In general, villages
abutting Clark County 215 (namely, 21 and 22) are designed to act as a dense urban
core, with a mix of single family, multi-family and high intensity commercial designations
contained within. Villages 29 and 27 are also to contain commercial designations in the
central portion of the map area, but to a lesser extent than Villages 21 and 22. Finally,
low to ultra-low density residential and open space (primarily consisting of drainage
features and recreation areas) would be contained in the westernmost villages. The
multiple land use categories allow for development options over time. At this time it is
unknown except in limited areas which specific land uses will be developed. In general
the categories shown are compatible with the area and with each other in the locations
depicted on the General Development Plan.

The Master Developer has also proposed modified roadway standards to accommodate
complete streets, which seeks to include multiple modes of transportation. On-street
parking is proposed in the denser villages. Specific street sections are provided for
Village 21, although these could apply elsewhere if approved through the Summerlin
Improvement Standards. Public parking must meet the approval of the City Traffic
Engineer.

There are no changes to the Gaming Enterprise District boundary proposed at this time.
The Gaming Enterprise District boundary was established with the adoption of the
Summerlin West Development Agreement.

FINDINGS (MDR-72778)

The proposed General Development Plan transitions from high density residential and
high intensity commercial land use designations along Clark County 215 to low density
single family residential and open space land use designations moving westward,
allowing for separation of uses. However, the plan also allows for flexibility to allow for
a range of residential product types and possible mixed use opportunities in
concentrated areas. The western areas contain some severe slopes, which may

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Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

require modification of the Summerlin Development Standards to provide specific


hillside development regulation. Mixed use is not currently defined or specifically
allowed within the Summerlin Development Standards; a future modification of those
standards will be needed to address those issues prior to development of those specific
parcels. Staff recommends approval of the General Development Plan, with conditions.

BACKGROUND INFORMATION

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The City Council approved a Development Agreement (DA-0001-96)
for the development of the Summerlin Planned Community west of the
215 Beltway between Charleston Boulevard and Cheyenne Avenue.
01/27/97 The Planning Commission and staff recommended approval. The
agreement was adopted as Ordinance 4069 on 02/24/97 and was
recorded 11/21/97. This document included the General Development
Plan for Summerlin West.
The City Council approved a Rezoning (Z-0119-96) from N-U (Non-
Urban) to P-C (Planned Community) on 8,318 acres along the west
01/27/97 side of Clark County 215, between Charleston Boulevard and Lake
Mead Boulevard. The Planning Commission and staff recommended
approval.
The City Council approved a Summerlin Development Plan (SV-0042-
97) for Village 20 on 815.00 acres at the northwest corner of
02/09/98
Charleston Boulevard and the Western Beltway. The Planning
Commission and staff recommended approval.
The City Referral Group approved a Minor Modification (SV-0012-00)
to the Development Plan for Village 20 to change land use
designations from MF2 (Medium Density Multi-Family) and SF3 (Single
07/10/00
Family Detached) to VC (Village Center) and from SF3 (Single Family
Detached) to VC (Village Center) on property located at the northwest
corner of Charleston Boulevard and the Western Beltway.
The City Council approved a Summerlin Development Plan (SV-0018-
01) for Villages 23A and 23B on 856.00 acres at the northwest corner
01/16/02
of Charleston Boulevard and Desert Foothills Drive. The Planning
Commission and staff recommended approval.
The City Council approved a request for a Master Development Plan
Review (MDR-3867) for Summerlin Village 24 on 502.20 acres
05/05/04 adjacent to the west side of Sky Vista Drive, between Alta Drive and
Charleston Boulevard. The Planning Commission and Staff
recommended approval.

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April 10, 2018 - Planning Commission Meeting

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The City Council approved a revised Summerlin Development
09/15/04
Standards document (DIR-3934), which is still in effect.
Department of Planning staff approved a request for a Minor
Modification (MOD-54315) of the approved Summerlin Village 24
06/19/14 Master Development Plan (MDR-3867) for a proposed 20-pod Planned
Community on 501.10 acres at the northwest corner of Charleston
Boulevard and Sky Vista Drive.
Department of Planning staff approved a request for a Minor
Modification (MOD-57324) of the approved Summerlin Village 24
01/07/15 Master Development Plan (MDR-3867) for a proposed 16-pod Planned
Community with seven common open space parcels on 502.10 acres
at the northwest corner of Charleston Boulevard and Sky Vista Drive.
A four-lot Parcel Map (PMP-72289) on 5,053.24 acres generally
located at the southwest corner of Lake Mead Boulevard and Clark
12/14/17 County 215 was submitted for technical review. This map has not yet
been recorded, but shows the proposed Summerlin Village 21 area as
Lot 1.
A four-lot Parcel Map (PMP-72276) on 5055.08 acres generally
02/06/18 located at the southwest corner of Lake Mead Boulevard and Clark
County 215 was recorded.
A two-year review of the Development Agreement for Summerlin West
06/06/18
is expected to be presented to the City Council.

Most Recent Change of Ownership


12/18/97 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


A building permit (278503) was issued for demolition of an existing
01/28/15 wireless communication facility at 11350 Summerlin Parkway. A final
inspection was completed 03/19/15.
A building permit (C18-00050) was issued for rough grading, clear and
grub and stockpiling on a portion of 5056.14 acres at the northeast and
1/04/18
northwest corners of Far Hills Drive and Sky Vista Drive (12515 Far
Hills Avenue). A final inspection has not been completed.

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Staff Report Page Five
April 10, 2018 - Planning Commission Meeting

Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss
01/08/18
submittal requirements for a Summerlin Master Development Review.

Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.

Field Check
The site is largely undeveloped except for a few civic and utility facility
uses and is situated in a mountain foothill setting. Single family
03/01/18
residences in Village 26 (Reverence) are under construction to the
north. The current developed western boundary is Sky Vista Drive.

Details of Application Request


Site Area
Gross Acres 5,054.53

Master and Neighborhood Plan Areas Compliance


Summerlin West Development Agreement Y
Special Area and Overlay Districts Compliance
P-C (Planned Community) District Y
Other Plans or Special Requirements Compliance
Trails (within the Development Plan) Y
Las Vegas Redevelopment Plan Area N/A
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification
Y
Assessment)
Project of Regional Significance Y

DEVELOPMENT STANDARDS

Each development is reviewed by the Summerlin Design Review Committee or


Residential Design Review Committee (whichever applies) prior to submittal to the City
of Las Vegas for review. There may be more restrictive standards for a specific
development than required by the Summerlin Development Standards. Individual
village development plans may further define standards within the boundaries of their
subject villages.

SS
MDR-72841

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Ġ̬⇓ՙฎxɱ⇓ОкŴ่่ħ่‫⇓ف‬C֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7ОкŴ่⇓CÛḚ⇓Ḛ่֭֭ผŴк7C֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7ОкŴ่㈠₡ʉ‫ف‬7777ҜŴผ㌱γ7ธɱⓒ7ธx‫ ں‬ฎฌ

Ġ̬⇓ՙฎxɱ⇓ОкŴ่่ħ่‫⇓ف‬C֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7ОкŴ่⇓CÛḚ⇓Ḛ่֭֭ผŴк7C֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7ОкŴ่㈠₡ʉ‫ف‬7777̶゜ธɱ゜ธx‫ ں‬ฎ7‫̬ ں ں‬ㄦx̶̬″7AҜฌ

MDR-72841 - REVISED
ƥฌ
ㅡ ƥฌ
ธ xƥฌ

ธx
ՙ″
ƥ7Ő


Û

ƥฌ
ธ xƥ ธ xƥ

ธx
ธ″ฌ

ƥ7Ő

Ûฌ
ƥ
″ x ㈠ㄦ

ㅡ‫ں‬

ƥ7Ő
ธx
Ő●Ḛ Ġ ╗ֱḶ ֱÛ Aù7Û ●C ╗ĠՁAЌ C ƆbAОDz7ՁDz ╗7Û ●C ╗Ġ
ՁAЌ C ƆbAОDz7Ő●Ḛ Ġ ╗7Û ●C Ġ 7 ƆDzb╗●Ḷ Ќ 7╗AḚ ฌ

ㅡ‫ں‬
ธ ‫ ں‬ƥฌ ƥ7Ő Û
Ձ A ì Dz 7Ҝ ՙ″7 ㅡx7 ธㅡ7 C ֱC ฌ ฌ
ธՙฌ DzAC
7Ա ՁЋ

xƥ
Cฌ

ƥฌ
̶‫ں‬ฌ ՙ″7 ̶x7 ธㅡ7 DzֱDzฌ
ธธ7

ธx
ḚŐḶƆƆ7ОAŐbDzՁ7Ձ●ЌDzƆฌ

b b ֱธ‫ں‬ㄦฌ
ՙ″7 ธx7 ธx7 ԱֱԱฌ
ธ‫ ں‬ƥฌ
̶ x7 ธㄦฌ Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ
ՙ″7 ธx7 ธㅡ7 bֱbฌ Ћ●ՁՁAḚDz7ԱḶⓈЌCAŐùฌ
7О ì Û ùฌ
ŐDzЋ●Ɔ●ḶЌฌ

ㅡฎ7 ธx ƥ ธㅡ7 ㅡx7 Ġ ֱĠ ฌ ธㅡ ƥ


ธ‫ں‬ฌ
″x㈠″x
ㄦ7㈠ㄦ ธ‫ں‬7 ธx7 ●ֱ●ฌ ОAŐbDzՁ7AbbDzƆƆฌ
ƥ7

CŐฌ
 A Ő 7Ġ
ㅡ‫ں‬7 Ő Û ธx7 ธx7 ì‫ֱں‬ì‫ں‬ⓒ7ìธֱìธฌ

7C Ő ฌ
̶ ธฌ ●ՁՁƆ
ธ xƥ
7A Ћ Dz ฌ ฌ

Ṳ 7Ġ ●ՁՁ7
Ḷ
╗ŐA●b7ՁḶÛฌ

╗ Ġ ●ՁՁƆ
ธɱฌ ̶ՙ7 ธㅡ7 ธx7 Ќ ֱЌ ฌ


ธ̶Ա ฌ
A7 Aฌ

Dz Ɔ Dz Ő ╗ ฌ Ḷ Ḷ
ธ ㅡA 7 Ձ╗ A 7
CŐฌ
ՙ″7 ̶x7 ธㅡ7 ЋֱЋฌ


A

Ɔì ù 7Ћ ●Ɔ ╗ A 7
ธ xฌ

ЌḶŐ╗Ġฌ
ƥ7Ő
ŐḶACÛAù7ƆDzb╗●ḶЌ7╗AḚฌ

CŐฌ
ㅡ‫ں‬
ธ ฎฌ

Û Dz Ɔ ╗ Dz Ő Ќ 7Ա Dz Ձ╗ Û A ù ฌ
ธx
ธㅡ7 ธ ̶A ฌ
ฌ ОŐḶОḶƆDzC7╗ŐA●b7Ɔ●ḚЌAՁฌ
7C Ő
ḚDz
●C
Աù7

ԱŐ
ƆƆ
ŐḶ
b

ƥฌ
b Ġ A Ő ՁDz Ɔ ╗ Ḷ Ќ 7Ա ՁЋ C 7
″ x ㈠ㄦ ธ x ƥ

ธx
ƥ7Ő Û
Ḛ Ő A О Ġ ●b 7Ɔ b A ՁDz ฌ ฌ
ƥ ธ ‫ں‬ƥ
ธxx7 x7 ‫ں‬xx7 ธxx7ธ ㅡ ㅡxxฌ
CA╗Dz7

Ћ●b●Ќ●╗ù7ҜAОฌ ƥฌ

ธxƥฌ
ธx
ŐDzЋ7

ӧЌḶ╗7╗Ḷ7ƆbAՁDzỏ7 ‫ں‬फ7ए77ธxx
7777777ƥฌ

ƥ7Ő Û
ՙ″

ⓈҜ
Ҝ
Û Dz Ɔ Dz Ő Ձ ●Ќ 7
╗Ա Ḷ О ì Û
Ⓢ Ќ C ùฌ

ㅡ xƥฌ
Ġฌ
●ฌ


ӧ Ќ Dz●Ḛ
● Ġ ԱḶ
ŐĠ Ḷ

ŐÛ
Ḷ C 7A Ћ●ՁՁAḚDz7ธธฌ
Ő ╗Dz Ő


●AՁỏ

ㅡ ฎƥ7
Ġ

ธ ㅡƥ
Ġฌ
ㅡxƥ
ธ xƥ
ธ ‫ں‬ƥฌ

Ġ
ธ ㅡƥ
″x㈠ㄦƥ7Ő Û ฌ
ธՙธՙ7ƆḶⓈ╗Ġ7ŐA●ЌԱḶÛ7ԱḶⓈՁDzЋAŐCฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌDzЋACA7ฎɱ‫ ں‬ㅡ″ֱㄦ‫ ں‬ㅡฎฌ
ОĠ㈠7ӧՙxธỏ7ฎՙ̶ֱՙㄦㄦx7AṲ7ӧՙxธỏ7̶″ธֱธㄦɱՙ77ÛDzԱ7ÛÛÛ㈠Ћ╗ЌЌЋ㈠bḶҜฌ
bḶЌƆⓈՁ╗●ЌḚ7DzЌḚ●ЌDzDzŐƆ77777ОՁAЌЌDzŐƆ77777ՁAЌC7ƆⓈŐЋDzùḶŐƆ7

ㅡฎ ƥ7Ő Û ฌ

Ḷ ╗Ġ ●ՁՁ Ɔ ฌ
●AՁỏ
ธxƥฌ
‫ں‬″ƥ
″ x㈠ㄦƥ7Ő Û ฌ

Ḷ Ő Ġ Ḷ Ḷ C 7AŐ ╗DzŐ
●ฌ

Ɔ Ḷ Ⓢ ╗Ġ Ա Ḷ
●ฌ

ӧЌ Dz●Ḛ Ġ Ա
C Dz ฌƆ Dz Ő ╗7Ḷ Ⓢ Ќ C ฌ
Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ
7О ì Û ù ฌ
7Dz A Ɔ ╗Ա Ḷ Ⓢ 7О ì Û ù ฌ
ЌCฌ ӧЌ Dz●Ḛ Ġ Ա Ḷ Ő Ġ Ḷ Ḷ

ธ ㅡƥ
C 7AŐ ╗DzŐ ●AՁỏฌ

Ġฌ
ㅡx
ƥฌ

Ġ
ธㅡƥ
ì‫ں‬
ì ‫ں‬ฌ

ㅡxƥฌ

ㅡฎƥ7Ő Û ฌ
ธ xƥ ธxƥ

Ġ
ㅡxƥ

ㅡฎ ƥ7Ő Û ฌ
ㅡ ‫ں‬ƥ7Ő Û
ธ xƥฌ
ธxƥฌ

ธx ƥฌ
ì ธฌ
Աฌ ՙ ″ƥ7Ő Û ฌ

ㅡ ‫ں‬ƥ7Ő Û
Աฌ


bฌ

ìธ
ùฌ

ìธฌ

ธ xƥ
ㅡ ‫ں‬ƥ7Ő Û ฌ
ธxƥฌ
ㅡ ƥฌ ธxƥฌ Ɔ ╗Ő Dz Dz ╗7b ฌ
ธ xƥ ӧОAŐ b DzՁ7DzЌ ╗Ő ù7Ő

ธxƥ
ธ Ḷ AC ỏ

ìธ

ธx

ìธ
ƥฌ ㅡ ‫ں‬ƥ7Ő Û ฌ

ƥฌ

ㅡ‫ں‬
″x

b
b b ֱธ‫ ں‬ㄦฌ

ธ xƥ
ŐÛ ฌ ì‫ں‬
̶ ՙƥ7
Ա Dz Ձ╗ Û A

ì ‫ں‬ฌ

ƥ7Ő Û

ìธ
ธxƥ ì‫ں‬


ì ‫ں‬ฌ
Ợฌ ธxƥ
Ợฌ

ՙ ″ƥ7Ő Û ฌ ธ xƥ ธxƥ
Ա ㅡ ‫ں‬ƥ7Ő Û ฌ
Աฌ

Cฌ
Ḷ AC ỏฌ

ธ xƥฌ
ㅡ‫ ں‬ƥ7Ő Û ฌ
ì ‫ں‬ฌ
ㅡ ‫ں‬ƥ7Ő Û
ธ xƥ
ì ‫ں‬ฌ
ՙ ″ƥ7Ő Û ฌ
ธㅡƥ

AŐ b DzՁ7DzЌ ╗Ő ù7Ő
ธ xƥฌ

ธ xƥ
ธ xƥฌ

Ɔ ╗Ő Dz Dz ╗7
ㅡ‫ں‬ƥ7Ő Û ฌ

ӧО
ì ‫ں‬ฌ
Ɔ ╗Ő Dz Dz ╗7Ա ฌ

ì‫ں‬
ӧОAŐ b DzՁ7DzЌ ╗Ő ù7Ő
Ḷ AC ỏฌ

ธ xƥ
ì‫ں‬
ธ xƥ
ՙ ″ƥ7Ő Û ฌ
ㅡxƥฌ

ì‫ں‬

ธㅡƥ ธㅡƥฌ
C ธ xƥ

Ő
Ợฌ Cฌ
ƥ ՙ ″ƥ7Ő Û ฌ
ธx ฌ
Û
ƥ7Ő
ㅡ ƥฌ ̶ՙ

Ќฌ
Dz 7Ġ ●ՁՁ 7C
Ћ●ՁՁAḚDz7ธ‫ں‬ฌ

ธ ㅡƥ
″ x ƥฌ
Ќ
ƆⓈҜҜDzŐՁ●Ќ7ÛDzƆ╗ฌ

̶ ՙ ƥ7

b A ŐӧЌŐDz●Ḛ●ĠAԱ ḶḚŐ Ġ Ḷ Ḷ C 7AŐ ╗DzŐ ●AՁỏฌ

ŐÛ
ŐḶACÛAù7bŐ●╗DzŐ●A7ҜAОฌ

ฌ ՙ ″ƥ7Ő Û


ƥ7Ő Û
ธ xƥ

ธx ƥ
̶ՙ
ธㅡ ƥฌ

bฌ
Ќฌ
ธ xƥ

ƥฌ
b

ธㅡ
Ќฌ

Ћ●ՁՁ Ḛ Dz7ธㄦฌ
̶ ՙƥ7Ő Û ฌ

ธxƥ

Ûฌ
ธㅡ ƥฌ

″x
ƥ Cฌ
Ќ


̶ՙƥ7Ő Û ฌ

Ќฌ

ธㅡƥฌ

ธㅡƥ
Ɔ ╗Ő Dz Dz ╗7A ฌ
ㅡ xƥฌ ì ‫ں‬ฌ ӧŐ
‫ں‬ฌ DzƆ●C DzЌ ╗●AՁ7b Ḷ ՁՁDzb ╗Ḷ Ő ỏฌ
Ћ●ՁՁAḚDz7ธㄦ7 ՙ ″ƥ7Ő Û ฌ ธxƥฌ ธ xƥฌ
̶ xƥฌ
ฌ ธㅡ ƥ
7Ő Û

Ɔ 7C Ő
ㅡ ‫ں‬ƥ

╗DzŐ ●AՁỏฌ
ՙ ″ƥ7Ő Û ฌ

Ḷ Ő Ġ Ḷ Ḷ C 7AŐ
ӧЌ Dz●Ḛ Ġ Ա
ฌ Ḷ ╗Ġ ●ՁՁ
Dz Ő ╗ "Ḷ
Ő ●CӧОA Ő b DzՁ7DzЌ ╗Ő
О ●Ќ Dz

C DzƆ
Ḛ Dz 7 ù7Ő Ḷ AC ỏฌ
7Ɔ ╗

ՙ ″ ƥ7
ㅡ xƥฌ ŐÛ

ธ ㅡƥฌ
ОA Őb DzՁ7ㅡฌ

●ՁDz7ɱ‫ں‬ⓒ7ОA Ḛ Dz7ธฎฌ

7ОA Őb DzՁ7Ҝ A ОƆฌ
C Ќ Ћ 7DzЌ DzŐḚ ùฌ
Cฌ
ƆⓈ ԱƆ╗A ╗●Ḷ Ќ ฌ
Ќ Ḷ ╗7A 7ОA Ő╗ฌ
ЋDzŐ╗㈠ฌ

ธ‫ں‬㈠ฎ7A b ㈠ฌ
̶ֱธฎֱ‫ ں‬ฎฌ

̶ ㄦƥฌ
ՁḶ ╗7‫ں‬ฌ ‫ ں‬xƥฌ ธ ㅡƥ
ОՁA ╗ฌ ̶ xƥฌ
ƆbAՁDz̬ฌ ‫ ں‬फ7ए7ธxxƥฌĠḶŐ●Ύ㈠ฌ

ԱḶ Ḷ ì7‫̶ں‬xฌ
ОA Ḛ Dz7ㄦ″ฌ Ûฌ Dzฌ

●ŐDz7Ɔ╗A 7ㅡՙฌ ՙ ″ƥŐ
Dz
Ќ ㈠A ㈠О㈠ฌ
̶ ㄦƥฌ
̶ㄦ ƥฌ

Ћฌ
╗‫ﭨ‬Ġ7
ՙฎxɱฌ

CŐAÛЌ7Աù̬ฌ
CDzƆ●ḚЌDzC7Աù̬ฌ
bĠDzbìDzC7Աù̬ฌ
ОŐḶİDzb╗7ЌḶ̬ฌ

Ћ
̶ㄦ ƥฌ

" A Ő 7Ġ
ӧЌ Dz●Ḛ
●ՁՁ Ɔ 7A
Ћ●ՁՁAḚDz7ธ̶Աฌ Ġ ԱḶ ŐĠ
Ḷ Ḷ C 7AŐ
ЋDzฌ
╗DzŐ ●AՁỏ

AҜฌ

Ћ●ՁՁAḚDz7ธxฌ
ЌḶ╗Dz̬ฌ ОŐİֱՙธฎ̶ธ
╗Ġ●Ɔ7DzṲĠ●Ա●╗7●Ɔ7ḶŐ7bḶЌbDzО╗ⓈAՁ7ŐḶACÛAù7ƆDzb╗●ḶЌ7AЌAՁùƆ●Ɔ7ḶЌՁù㈠ฌ
ŐḶACÛAù7bDzЌ╗DzŐՁ●ЌDz7ḚDzḶҜDz╗Őù7ҜⓈƆ╗7ԱDz7ACİⓈƆ╗DzC7╗Ḷ7bḶҜОՁù7Û●╗Ġ7Ɔ╗AЌCAŐCƆ㈠ฌ
Ɔ╗AЌCAŐCƆ㈠
x̶゜ธɱ゜‫ں‬ฎ ƆĠDzDz╗ฌ

‫ں‬ฌ
Ḷ7 ƆĠDzDz╗Ɔฌ

MDR-72841 - REVISED CŐAÛ●ЌḚ7ЌḶ㈠ฌ


Ġ̬⇓ՙฎxɱ⇓ОкŴ่่ħ่‫⇓ف‬bผħ‫֭ש‬ผħŴ7ҜŴऑ⇓CÛḚ⇓bผħ‫֭ש‬ผħŴֱЋธ‫ ں‬㈠₡ʉ‫ف‬ฌ7̶゜ธฎ゜ธx‫ ں‬ฎ7‫̬ ں ں‬ธฎ̬ธՙฌ
MDR-72841
Ɔ Dz b ╗●Ḷ Ќ 7Ա ֱԱ ฌ
Ձb ฌ
Ɔ Dz b ╗●Ḷ Ќ 7b ֱb ฌ Ɔ Dz b ╗●Ḷ Ќ 7C ֱC ฌ

ŐDzЋ●Ɔ●ḶЌฌ
ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ՙ″ƥ7Ő Ḷ Û ฌ ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ bՁฌ bՁฌ
ㄦƥฌ ㄦƥฌ ธㅡƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ՙ″ƥ7Ő Ḷ Û ฌ ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ㅡxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A 7 ՙ″ƥ7Ő Ḷ Û 7 ธㅡƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ
‫ں‬xƥฌ ㄦƥฌ ㄦƥฌ ‫ںں‬ƥฌ ‫ںں‬㈠″ՙƥฌ ‫ں‬″㈠″″ƥฌ ‫ںں‬㈠″ՙƥฌ ‫ںں‬ƥฌ ″ƥ7 ㄦƥฌ ɱƥฌ
ƆÛ ฌ ธƥฌ Ա ●ì Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ Ҝ Dz C ●A Ќ ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ Ա ●ì Dz ฌ ธƥฌ
╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ՁA ƆÛ 7
ՁA Ќ Dz ฌ Ќ Dzฌ
ㄦƥฌ ‫ںں‬ƥฌ ‫ںں‬㈠″ՙƥฌ ‫ں‬″㈠″″ƥฌ ‫ںں‬㈠″ՙƥฌ ‫ںں‬ƥฌ ㄦƥฌ ฎƥฌ ㄦƥฌ ㄦƥฌ
ɱƥ7 ㄦƥฌ ธƥ7 Ա ●ì Dz ฌ Ա ●ì Dz ฌ ธƥฌ ″ƥฌ ″ƥฌ ฎƥฌ ‫ںں‬ƥฌ ‫ ںں‬″ՙƥฌ ‫ں‬″㈠″″ƥฌ ‫ںں‬㈠″ՙƥฌ ‫ںں‬ƥฌ ฎƥฌ
ƆÛ ฌ ‫ں‬xƥฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ Ҝ Dz C ●A Ќ ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ՁA ƆÛ ฌ ธㅡƥฌ ƆÛ ฌ ฎƥฌ ธƥ7 Ա ●ì Dz ฌ Ա ●ì Dz ฌ ธƥฌ ฎƥ7 ƆÛ ฌ ฎƥฌ
ՁA Ќ Dz ฌ Ќ Dzฌ ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ Ҝ Dz C ●A Ќ ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ՁA Ќ Dzฌ
̶ ̬‫ں‬7Ҝ A Ṳฌ Ҝ A Ṳฌ
ธ੧ 7Ҝ ●Ќ ฌ ̶̬‫ں‬77Ҝ ●Ќ ฌ 7̶ ̬‫ں‬ฌ ̶ ̬‫ں‬7Ҝ A
ธ ㈠x੧ ฌ ธ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ㈠x੧ ฌ ธ੧ ̶̬‫ں‬7Ҝ A Ṳฌ Ṳฌ
Ҝ A ●Ќ ฌ Ṳฌ
ธ ੧ 7Ҝ ●Ќ ฌ 7Ҝ A Ṳฌ
ธ ੧ 7Ҝ ●Ќ ฌ ธ੧
7Ҝ 7̶̬‫ ں‬7Ҝ ●Ќ ฌ
ธ ㈠x੧ ฌ ธ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ㈠x੧ ฌ ธ੧
Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ फA फ7╗ùО Dz ฌ फA फ7╗ù О Dz ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ ธ ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ㈠x੧ ฌ ธ ㈠x੧ ฌ
╗ùО Dz 7●●ฌ
Û A Ձì Û A ùฌ
О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Ḛ Ő A Ћ Dz Ձฌ Ҝ Dz C ●A Ќ ฌ Ҝ Dz C ●A Ќ ฌ ╗ùО Dz 7●ฌ Û A Ձì Û A ùฌ
Ḛ Ő A Ћ Dz Ձฌ
b Ⓢ Ő Ա 7ӧ╗ùО ỏฌ A Ɔ О Ġ A Ձ╗7b Ќ b Ő Dz ╗Dz ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
╗ùО Dz 7●●ฌ Ա A Ɔ Dz ฌ b Ⓢ Ő Ա 7ӧ╗ù О ỏฌ ԱAƆDzฌ ╗ù О Dz 7●●ฌ Û A Ձì Û A ùฌ ╗ùО Dz 7●●ฌ फA फ7╗ù О Dz ฌ फA फ7╗ùО Dz ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
╗ù О Dz 7●●ฌ फA फ7╗ù О Dz ฌ फA फ7╗ù О Dz ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
Ҝ Dz C ●A Ќ 7 ╗ù Dz 7●ฌ

Աù7
Û A Ձì Û A ùฌ
Ḛ Ő A Ћ Dz Ձ7 फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ Ḛ Ő A Ћ Dz Ձฌ फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Ḛ Ő A Ћ Dz Ձฌ Ҝ Dz C ●A Ќ ฌ ╗ùО Dz 7●●7 Û A Ձì Û A ùฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Ḛ Ő A Ћ Dz Ձฌ Ҝ Dz C ●A Ќ ฌ Ҝ Dz C ●A Ќ 7 ╗ù О Dz 7●ฌ ╗ù О Dz 7●●ฌ Û A Ձì Û A ùฌ
Ա A Ɔ Dz 7 ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ Ա Aฌ ฌƆ Dz ฌ ╗ùО Dz 7●●ฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ Ա A Ɔ Dz ฌ b Ⓢ Ő Ա 7ӧ╗ùО ỏฌ b Ⓢ Ő Ա 7ӧ╗ù О ỏḚ Ő A Ћ Dz Ձฌ A Ɔ О Ġ A Ձ╗7b Ḷ Ќ b Ő Dz ╗Dz ฌ ╗ù О Dz 7●●ฌ b Ⓢ Ő Ա 7ӧ╗ù О ỏḚ Ő A Ћ Dz Ձฌ A Ɔ О Ġ A Ձ╗7b Ḷ Ќ b Ő Dz ╗Dz ฌ
फՁफ7╗ùО Dz 7b Ⓢ Őฌ ฌԱ ฌ Ḛ Ő A Ћ Dz Ձฌ Ա A Ɔ7 Dz ฌ Ḛ Ő A Ћ Dz Ձฌ ִ 7Ḛ Ⓢ ╗Dz Ő 7ӧ╗ùО ỏฌ Ա A Ɔ Dz ฌ b Ⓢ Ő Ա 7ӧ╗ù О ỏฌ A7ƆDzฌ Ḛ Ő A Ћ Dz Ձฌ
ԱAƆDzฌ Ḛ Ő A Ћ Dz Ձฌ ԱAƆDzฌ
ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ ԱAƆDzฌ ԱAƆDzฌ
Ḷ Ⓢ Ő 7ՁA Ќ Dz Ɔ 7ֱ7Û ●╗Ġ 7Ҝ Dz C ●A Ќ ฌ

CA╗Dz7
फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ
Ḷ Ⓢ Ő 7ՁA Ќ Dz Ɔ 7ֱ7Û ●╗Ġ 7Ҝ Dz C ●A Ќ ฌ
ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ
Ḷ Ⓢ Ő 7ՁA Ќ Dz Ɔ 7ֱ7Û ●╗Ġ 7Ҝ Dz C ●A Ќ ฌ
ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ
О Dz Ő 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ֱㄦA ฌ
О Dz Ő 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ֱㄦA 7777777777Ќ7╗Ɔ
7777777777 О Dz Ő 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ֱㄦA 7777777777Ќ7╗Ɔ
7777777777

ŐDzЋ7
ОĠ㈠7ӧՙxธỏ7ฎՙ̶ֱՙㄦㄦx7AṲ7ӧՙxธỏ7̶″ธֱธㄦɱՙ77ÛDzԱ7ÛÛÛ㈠Ћ╗ЌЌЋ㈠bḶҜฌ
bḶЌƆⓈՁ╗●ЌḚ7DzЌḚ●ЌDzDzŐƆ77777ОՁAЌЌDzŐƆ77777ՁAЌC7ƆⓈŐЋDzùḶŐƆ7
ธՙธՙ7ƆḶⓈ╗Ġ7ŐA●ЌԱḶÛ7ԱḶⓈՁDzЋAŐCฌ

ՁAƆ7ЋDzḚAƆⓒ7ЌDzЋACA7ฎɱ‫ ں‬ㅡ″ֱㄦ‫ ں‬ㅡฎฌ


Ɔ Dz b ╗●Ḷ Ќ 7Dz ֱDz ฌ Ɔ Dz b ╗●Ḷ Ќ 7Ġ ֱĠ ฌ Ɔ Dz b ╗●Ḷ Ќ 7●ֱ●ฌ
bՁฌ
bՁฌ
ธㅡƥฌ ㅡฎƥ7Ő Ḷ Û ฌ ㅡxƥฌ
ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ
̶xƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ՙ″ƥ7Ő Ḷ Û ฌ ธㅡƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ″x㈠ㄦƥ7Ő Ḷ Û ฌ
ธ‫ں‬ƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ
‫ں‬ธƥฌ ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ bՁฌ
ɱƥ7 ㄦƥฌ ‫ں‬xƥฌ ‫ںں‬ƥฌ ‫ںں‬ƥฌ ‫ںں‬ƥฌ ‫ ں‬ƥฌ ‫ں‬″ƥฌ
ㄦƥฌ ㄦƥฌ ƆÛ ฌ ธƥฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz 7 ธƥฌ ‫ں‬ธƥฌ Ҝ Ⓢ Ձ╗●ֱҜ Ḷ C A Ձฌ ธƥฌ
ㄦƥฌ ฎƥฌ ‫ںں‬ƥฌ ‫ںں‬㈠″ՙƥฌ ‫ں‬″㈠″″ƥฌ ‫ںں‬㈠″ՙƥฌ ‫ںں‬ƥฌ ฎƥฌ ฎƥฌ ฎƥฌ ╗Ő A ●Ձฌ
‫ں‬ՙƥฌ ƆÛ ฌ ธƥฌ Ա ●ì Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ Ҝ Dz C ●A Ќ ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ Ա ●ì Dz ฌ ธƥฌ
╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ՁA ƆÛ ฌ ‫ںں‬ƥฌ ‫ںں‬ƥฌ ‫ںں‬ƥฌ ‫ں‬xƥฌ
ՁA Ќ Dz ฌ Ќ Dzฌ ㄦƥฌ ㄦƥฌ ՙ㈠ㄦƥฌ ″ƥฌ ‫ں‬xƥฌ ㄦƥฌ
‫ں‬xƥฌ ОAŐìֱ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ О A Ő ì ●Ќ Ḛ ฌ Ա ●ì Dz ฌ Ɔ Dz Ҝ ●ֱ
ƆÛ ฌ ОAŐìֱ ƆÛ ฌ
̶̬‫ں‬7Ҝ A Ṳฌ Û A ù7 ธƥฌ Û A ùฌ ╗Ő A ●Ձฌ О Ő ●Ћ A ╗Dz ฌ
″ƥฌ
Ҝ A Ṳฌ
ธ ੧ 7Ҝ ●Ќ ฌ
ธ ㈠x੧ ฌ 7̶̬‫ں‬77Ҝ ●Ќ ฌ ̶ ̬‫ں‬7Ҝ A Ṳฌ
̶ ̬‫ں‬7Ҝ A Ṳฌ Ҝ A Ṳฌ ธ੧ ธ ੧ 7Ҝ A Ṳฌ ̶ ̬‫ں‬7Ҝ ●Ќ ฌ
ธ੧ 7Ҝ ●Ќ ฌ 7̶̬‫ں‬77Ҝ ●Ќ ฌ ธ ㈠x੧ ฌ ธ㈠x੧ ฌ ●Ќ ฌ ธ੧

ธ ㈠x੧ ฌ ธ㈠x੧ ฌ ธ੧ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ ธ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ㈠x੧ ฌ
ธ㈠x੧ ฌ ธ ㈠x੧ ฌ
Û A Ձì Û A ùฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
╗ùО Dz 7●●ฌ О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ ╗ùО Dz 7●●ฌ Û A Ձì Û A ùฌ
Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ḛ Ő A Ћ Dz Ձฌ ╗ù О Dz 7●ฌ
╗ùО Dz 7●●ฌ फA फ7╗ù О Dz ฌ फA फ7╗ùО Dz ฌ Ḛ Ő A Ћ Dz Ձฌ Ḛ Ő A Ћ Dz Ձฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
Û A Ձì Û A ùฌ Ҝ Dz C ●A Ќ 7 ╗ù О Dz 7●ฌ ╗ùО Dz 7●●ฌ
फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Ḛ Ő A Ћ Dz Ձฌ Ҝ Dz C ●A Ќ ฌ ╗ù О Dz 7●●ฌ Û A Ձì Û A ùฌ ԱAƆDzฌ ԱAƆDzฌ A Ɔ О Ġ A Ձ╗ฌ
Ա A Ɔ Dz ฌ b Ḷ Ќ b Ő Dz ╗Dz ฌ
फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ
Ḛ Ő A Ћ Dz Ձฌ Û A Ձì Û A ùฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ
╗ùО Dz 7●●ฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ Ա A Ɔ Dz ฌ b Ⓢ Ő Ա 7ӧ╗ùО ỏฌ b Ⓢ Ő Ա 7ӧ╗ù О ỏḚ Ő A Ћ Dz Ձฌ A Ɔ О Ġ A Ձ╗7b Ḷ Ќ b Ő Dz ╗Dz ฌ Ḛ Ő A Ћ Dz Ձฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ Ḛ Ő A Ћ Dz Ձฌ Ḛ Ő A Ћ Dz Ձฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ
Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
Ḛ Ő A Ћ Dz Ձฌ Ա A 7Ɔ Dz ฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ ԱAƆDzฌ Ḛ Ő A Ћ Dz Ձฌ Û A Ձì Û A ù7 ╗ùО Dz 7●●ฌ
ԱAƆDzฌ ԱAƆDzฌ ԱAƆDzฌ ԱAƆDzฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ ╗ùО Dz 7●●ฌ
ԱAƆDzฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ Ḛ Ő A Ћ Dz Ձฌ
फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Ḛ Ő A Ћ Dz Ձฌ ԱAƆDzฌ
Ḷ Ⓢ Ő 7ՁA Ќ Dz Ɔ 7ֱ7Ḷ Ќ Dz 7Û A ù ฌ
О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ
Ḷ Ⓢ Ő 7ՁA Ќ Dz Ɔ 7ֱ7Û ●╗Ġ 7Ҝ Dz C ●A Ќ ฌ
ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ ԱAƆDzฌ
О Dz Ő 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ֱㄦA 7777777777Ќ7╗Ɔ
7777777777 Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Û Dz Ɔ ╗7b Ⓢ Ɔ ╗Ḷ Ҝ 7Ɔ ╗Ő Dz Dz ╗7Ɔ Dz b ╗●Ḷ Ќ ฌ ╗Ġ Ő Dz Dz 7ՁA Ќ Dz Ɔ 7ֱ7Ḷ Ќ Dz 7Û A ù 7Û ●╗Ġ 7О A Ő ì ●ЌƆÛ ●ḚฌCA ՁìDz ÛฌÛAAՁìù 7Ḷ Ő ฌ
A C A О ╗Dz C 7+Ő Ḷ Ҝ 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ֱㄦA ฌ Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Û Dz Ɔ ╗7b Ⓢ Ɔ ╗Ḷ Ҝ 7Ɔ ╗Ő Dz Dz ╗7Ɔ Dz b ╗●Ḷ Ќ 777777777777777Ќ7╗Ɔ
7777777777777777
Ќ ╗Ɔ ฌ A C A О ╗Dz C 7+Ő Ḷ Ҝ 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ֱ″ฌ
Ɔ Dz b ╗●Ḷ Ќ ฌ
ì ‫ֱں‬ì ‫ں‬ฌ Ɔ Dz b ╗●Ḷ Ќ 7ì ธֱì ธฌ Ɔ Dz b ╗●Ḷ Ќ 7Ќ ֱЌ ฌ
bՁฌ bՁฌ
bՁฌ
ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ㅡ‫ں‬ƥ7Ő Ḷ Û ฌ ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ㅡ‫ں‬ƥ7Ő Ḷ Û ฌ ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ธㅡƥฌ
ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ̶ՙƥ7Ő Ḷ Û ฌ ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ
″㈠ㄦƥฌ ธㅡƥ7+●Ő Dz 7ՁA Ќ Dz ฌ ″㈠ㄦƥฌ ″㈠ㄦƥฌ ธㅡƥ7+●Ő Dz 7ՁA Ќ Dz ฌ ″㈠ㄦƥฌ
ㄦƥฌ b ⓈŐԱฌ ‫ں‬ธƥฌ ‫ں‬ธƥฌ b ⓈŐԱฌ ㄦƥฌ ㄦƥฌ b ⓈŐԱฌ ‫ں‬ธƥฌ ‫ں‬ธƥฌ b ⓈŐԱฌ ㄦƥฌ
ՙƥฌ ƆÛ ฌ ฎƥฌ ธƥฌ Ɔ ●C Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ Ɔ ●C Dz ฌ ธƥฌ ฎƥฌ ƆÛ 7 ՙƥฌ ฎƥฌ ƆÛ 7 ՙƥ7 ธƥฌ Ɔ ●C Dz ฌ ╗Ő A Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ Ɔ ●C Dz ฌ ธƥฌ ՙƥฌ ƆÛ 7 ฎƥฌ ㄦƥฌ ฎƥฌ
ɱƥฌ ƆÛ ฌ ‫ں‬xƥฌ ธƥ7 ̶̶ƥฌ ธƥฌ ″ƥฌ ƆÛ 7 ″ƥฌ
О A Ő ì ●Ќ Ḛ ฌ О A Ő ì ●Ќ Ḛ ฌ О A Ő ì ●Ќ Ḛ ฌ О A Ő ì ●Ќ Ḛ ฌ
̶ ̬‫ں‬7Ҝ A Ṳฌ Ṳฌ ̶ ̬‫ں‬7Ҝ A Ҝ A Ṳฌ
̶̬‫ں‬7Ҝ A Ќ ฌ Ṳฌ ̶ ̬‫ں‬77Ҝ ●Ќ ฌ ̶ ̬‫ں‬7Ҝ A Ҝ A Ṳฌ
ธ੧ 7Ҝ ●Ќ ฌ 7Ҝ ● ธ ੧ 7Ҝ ●Ќ ฌ Ṳฌ ̶ ̬‫ں‬77Ҝ ●Ќ ฌ
ธ ㈠x੧ ฌ
ธ㈠x੧ ฌ ธ㈠x੧ ฌ ธ ੧ ธ ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ ੧ ธ ੧ 7Ҝ ●Ќ ฌ ธ੧
ธ ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ ㈠x੧ ฌ

bḶЌbDzО╗ⓈAՁ7ŐḶACÛAù7ОՁAЌฌ
ธ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ㈠x੧ ฌ
Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
Û A Ձì Û A ùฌ Û A Ձì Û A ùฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Û A Ձì Û A ùฌ О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Û A Ձì Û A ùฌ Û A Ձì Û A ùฌ
╗ùО Dz 7●ฌ A Ɔ О Ġ A Ձ╗ฌ ╗ùО Dz 7●ฌ A Ɔ О Ġ A Ձ╗ฌ Û A Ձì Û A ùฌ
╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ ╗ù О Dz 7●●ฌ ╗ù О Dz 7●ฌ A Ɔ О Ġ A Ձ╗ฌ
Ḛ Ő A Ћ Dz Ձฌ फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ Ḛ Ő A Ћ Dz Ձฌ Ḛ Ő A Ћ Dz Ձ7b Ḷ Ќ b Ő Dz ╗Dz ฌ Ḛ Ő A Ћ Dz Ձฌ Ḛ Ő A Ћ Dz Ձฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ Ḛ Ő A Ћ Dz Ձฌ Ḛ Ő A Ћ Dz Ձ7b Ḷ Ќ b Ő Dz ╗Dz ฌ ╗ùО Dz 7●●ฌ Ḛ Ő A Ћ Dz Ձฌ b Ḷ Ќ b Ő Dz ╗Dz ฌ ╗ùО Dz 7●●ฌ
Ḛ Ő A Ћ Dz Ձฌ

ƆⓈҜҜDzŐՁ●Ќ7ÛDzƆ╗ฌ
ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ Ա A Ɔ Dz ฌ ԱAƆDzฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ Ա A Ɔ Dz ฌ ԱAƆDzฌ Ḛ Ő A Ћ Dz Ձฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ ԱAƆDzฌ Ḛ Őฌ A Ћ Dz Ձฌ Ḛ Ő A Ћ Dz Ձฌ
ԱAƆDzฌ ԱAƆDzฌ ԱAƆDzฌ ԱAƆDzฌ ԱAƆDzฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ Ա A Ɔ Dz ฌ
फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ ԱAƆDzฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ
ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ
╗Û Ḷ 7ՁA Ќ Dz Ɔ 7ֱ7Û ●╗Ġ 7О A Ő ì ●Ќ Ḛִ 7ฌḚ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ ╗Û Ḷ 7ՁA Ќ Dz Ɔ 7ֱ7Û ●╗Ġ 7О A Ő ì ●Ќ Ḛִ 7ฌḚ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ ̶ՙƥ7Ő Dz Ɔ ●C Dz Ќ ╗●A Ձ7b Ḷ ՁՁDz b ╗Ḷ Ő ฌ

Ћ●ՁՁAḚDz7ธ‫ں‬ฌ
ƆDzb╗●ḶЌƆฌ
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MDR-72841 [PRJ-72832] - GENERAL DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: HOWARD HUGHES
COMPANY, LLC
NORTHWEST CORNER OF FAR HILLS DRIVE AND CLARK COUNTY 215
03/01/18
MDR-72841 [PRJ-72832] - GENERAL DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: HOWARD HUGHES
COMPANY, LLC
NORTHWEST CORNER OF FAR HILLS DRIVE AND CLARK COUNTY 215
03/01/18
MDR-72841 [PRJ-72832] - GENERAL DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: HOWARD HUGHES
COMPANY, LLC
NORTHWEST CORNER OF FAR HILLS DRIVE AND CLARK COUNTY 215
03/01/18
ОŐİֱՙธฎ̶ธ
x̶゜xㄦ゜‫ں‬ฎ

MDR-72841
ОŐİֱՙธฎ̶ธ
x̶゜xㄦ゜‫ں‬ฎ

MDR-72841
ОŐİֱՙธฎ̶ธ
x̶゜xㄦ゜‫ں‬ฎ

MDR-72841
Agenda Item No.: 47.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
MDR-72778 - MASTER DEVELOPMENT PLAN REVIEW - PUBLIC HEARING -
APPLICANT/OWNER: HOWARD HUGHES COMPANY, LLC - For possible action on a
request for a Summerlin Development Plan Review for Village 21 on 321.00 acres at the
northwest corner of Far Hills Drive and Clark County 215 (portion of APN 137-22-000-017), P-
C (Planned Community) Zone, Ward 2 (Seroka) [PRJ-72462]. Staff recommends APPROVAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 2 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Summerlin Approval Letter
7. Protest Postcard and E-comment Log
MDR-72778 [PRJ-72462]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: HOWARD HUGHES COMPANY, LLC

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
MDR-72778 Staff recommends APPROVAL, subject to conditions:

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 34

NOTICES MAILED 2178

PROTESTS 2

APPROVALS 0

SS
MDR-72778 [PRJ-72462]
Conditions Page One
April 10, 2018 - Planning Commission Meeting

** CONDITIONS **

MDR-72778 CONDITIONS

Planning

1. Approval of a General Development Plan Review (MDR-72841) for the


undeveloped portions of Summerlin West.

2. Conformance with the Summerlin Village 21 development plan, date stamped


03/28/18, except as amended by conditions herein.

3. The maximum number of dwelling units shall be 5,717.

4. Prior to development of Parcels N through AA, a Major Modification of the Village


21 Development Plan shall be submitted that details the specific land use
categories and development standards that apply to these parcels.

5. Recordation of a Parcel Map, such as PMP-72289, defining the boundaries of


Summerlin Village 21 prior to submittal of a Tentative Map over this area.

6. All development shall be in conformance with the Summerlin Development


Standards, unless amended through a separate action.

7. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.

Public Works

8. Prior to or concurrent with development of each parcel/village, appropriate right of


way dedications, street improvements, drainage plan/study submittals, drainage
improvements, sanitary sewer collection system extensions and traffic impact
analyses including traffic mitigation plans along with signal participation schedules
and pedestrian circulation plans may be required by the Department of Public
Works. Provide appropriate easements for all public facilities (sewer, drainage,
sidewalk, traffic signal, streetlighting, etc.) as required by the Department of Public
Works. Comply with such requirements when imposed and/or when compliance is
indicated.

SS
MDR-72778 [PRJ-72462]
Conditions Page Two
April 10, 2018 - Planning Commission Meeting

9. Provide a minimum of two lanes of paved legal access from an existing paved
public street to each individual development area prior to occupancy of any
buildings within each development area.

10. Development of this site shall substantially conform to Summerlin Improvement


Standards. Approval of deviations to the Summerlin Improvement Standards may
be approved through the approval of a Master Tentative Map. Street lighting shall
be per Standard Drawing #300.S3. Public parking shall meet the approval of the
City Traffic Engineer.

11. All landscaping within public rights of way or common areas shall be maintained by
the Master Developer or his designee. A License Agreement shall be obtained
prior to installation of any private improvements or landscaping within public rights
of way. All installed landscaping, whether in public rights-of-way or within common
area properties, shall be situated and maintained so as to not create sight visibility
obstructions for vehicular traffic at all development access drives and all adjacent,
abutting street intersections.

12. An update to the “Summerlin West” Master Sewer Plan for the overall site must be
submitted to and approved by the Department of Public Works prior to the
issuance of any site grading or building permits or the recordation of a Parent Final
Map, whichever may occur first. Additional specific village and/or site sewer
plan/studies may be required with each individual pod or phase of development
activity based upon sewer capacities at the time of development. Comply with all
recommendations of the “Summerlin West” Master Sewer Plan.

13. An update to the “Summerlin West” Master Traffic Impact Analysis (including
sections addressing impacts to the proposed roadway network based on the
proposed maximum densities, proposed street widths, locations of turn lanes, Las
Vegas Beltway Project impacts, proposed traffic signal locations, proposed multi
use trail corridors and a master pedestrian circulation plan including
pedestrian/school crosswalks) shall be submitted to and approved by the
Department of Public Works prior to the recordation of any Parent Final Maps. The
required Traffic Impact Analysis shall include a section specifically addressing
those subdivisions with single point entries and provide an Access Analysis for
those sites. The Impact analysis shall also include a section addressing Standard
Drawings #201.1, #234.1 and #234.2 to determine additional right of way
requirements adjacent to each village, if any; dedicate all areas recommended by
the approved Village Traffic Impact Analysis. The Master Developer shall be
responsible for its proportionate share of all related signal systems with
construction and funding details to be contained in a written agreement to be
developed within the Master Traffic Impact Analysis and acceptable to the Director

SS
MDR-72778 [PRJ-72462]
Conditions Page Three
April 10, 2018 - Planning Commission Meeting

of Public Works prior to or concurrent with the approval of the Master Traffic
Impact Analysis. The Pedestrian Circulation section shall identify the location and
width of all proposed pedestrian crossing signals (if any) and how each Village’s
pedestrian circulation plan integrates with adjoining development areas. Phased
compliance will be allowed if recommended by the approved “Summerlin West”
Master Traffic Impact Analysis. No recommendation of the approved Village
Traffic Impact Analyses or the Master Traffic Impact Analysis, nor compliance
therewith, shall be deemed to modify or eliminate any condition of approval
imposed by the Planning Commission or the City Council on the development of
this site.

14. An update to the “Summerlin West” Master Drainage Plan and Technical Drainage
Study must be submitted to and approved by the Department of Public Works prior
to submittal of any construction drawings or the issuance of any building or grading
permits, or the recordation of Final Maps, whichever may occur first. Provide and
improve all drainageways recommended in the approved drainage study update.

15. The approval of all Public Works related improvements shown on this Master
Development Review is in concept only. Cross Sections provided may be used in
construction provided that their uses in roadway designs are acceptable to the
Department of Public Works. Specific design and construction details relating to
size, type and/or alignment of improvements, including but not limited to street,
sewer and drainage improvements, shall be resolved prior to approval of the
construction plans by the City. No deviations from adopted Summerlin and/or City
Standards shall be allowed unless specific written approval for such is received
from the City Engineer prior to the recordation of a Final Map or the approval of
subdivision related construction plans, whichever may occur first. We reserve the
right to impose additional conditions of approval for each individual development
site when such plans are known. We anticipate the need for additional conditions
concurrent with approval of the Master Tentative Map(s) and/or Village Map(s) for
this site.

SS
MDR-72778 [PRJ-72462]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

As required by the Summerlin Development Standards, a Development Plan Review is


requested for a large parcel of land in Summerlin West (Village 21), generally located
on the west side of Clark County 215 between Far Hills Avenue and Summerlin
Parkway.

ISSUES

 The Summerlin Development Standards Section V requires City Council approval of


a plan for development of each village identifying the location and size of interior
development parcels, uses and density ranges, community facilities and other
amenities that will steer future development of the village.
 The Master Developer reviewed and approved the submitted Development Plan on
01/22/18.
 Prior to development of Parcels N through AA, a Major Modification of the Village 21
Development Plan shall be submitted that details the specific land use categories
and development standards that apply to these parcels.
 The maximum number of dwelling units based on the proposed land use categories
is 5,717, as fractions of dwelling units cannot be rounded up.
 Prior to submittal of a Tentative Map over the area proposed for Summerlin Village
21, a Parcel Map, such as PMP-72289, must be recorded that defines the village
boundaries.

DETAILS OF DEVELOPMENT PLAN

Max.
Development Land Use Max. Density Gross Area
Residential
Parcel Designation (unit/acre) (acres)
Units*
A SF3 10 16.88 168
B SF3 10 16.32 163
C SF3 10 16.42 164
D SF3 10 17.70 177
E SF3 10 22.43 224
F SF3 10 19.23 192
G EC --- 6.65 0
H EC --- 6.26 0

SS
MDR-72778 [PRJ-72462]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting

Development Land Use Max. Density Gross Area Max.


Parcel Designation (unit/acre) (acres) Residential
Units*
I SFA 18 19.96 359
J SFA 18 13.51 243
K SFA 18 9.43 169
L SF3 10 9.49 94
M SFA 18 11.94 214
N VC-SFA 18 3.19 57
O VC-SFA 18 4.59 82
P VC-SFA 18 4.46 80
Q VC-SFA 18 3.74 67
R VC-SFA 18 4.15 74
S VC-MF3 40 9.55 382
T VC-MF3 40 8.87 354
U EC-MF3 40 22.24 889
V EC-MF3 40 9.18 367
W EC-MF3 40 10.42 416
X VC-MF3 40 4.43 177
Y VC-MF3 40 4.90 196
Z VC-MF3 40 5.60 224
AA VC-MF3 40 4.64 185

COS-1 COS --- 9.78 0


COS-2 COS --- 0.63 0
COS-3 COS --- 7.78 0
DC-1 DC --- 8.22 0
DC-2 DC --- 1.37 0
NP-1 COS --- 1.82 0
NP-2 COS --- 1.37 0
NP-3 COS --- 2.34 0
NP-4 COS --- 1.10 0
TOTAL 320.59 5,717
*For each development parcel, fractions on the maximum number of dwelling units are
rounded down to the whole unit.

ANALYSIS

Per Section V of the Summerlin Development Standards, a Development Plan is


required for each village which identifies general location and size of development
parcels, establishes uses and density ranges for each parcel, locates community
facilities, amenities and open space, establishes major pedestrian pathways and
classifies roadways in the vehicular circulation system. The development plan includes
the following:

SS
MDR-72778 [PRJ-72462]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

1. A narrative that briefly describes the project, restates previous actions on the
property, provides information about all planned phases of the village, and
provides information regarding amenities, services and open space not indicated
on the land use plan; and
2. A land use plan showing all development parcels in the village, along with their
respective land uses, densities and acreages; and pedestrian and vehicular
circulation systems.

The Master Developer has submitted the above materials and provided staff with a
letter of approval from the Summerlin Design Review Committee.

On the General Development Plan approved with the Summerlin West Development
Agreement recorded 11/21/97, the subject area was shown as Village 21 and contained
a dual General Plan designation of M (Medium Density Residential) and SC (Service
Commercial). Concurrently with this Development Plan, an updated General
Development Plan (MDR-72841) is proposed that redefines the boundaries of Village 21
and changes the projected land use designations within this area to SF3 (Single Family
Detached), EC (Employment Center), SFA (Single Family Attached), VC (Village
Center), DC (Drainage Channel) and COS (Community Open Space). A future final
subdivision map will define the true boundaries and area of the village.

As the Master Developer’s narrative explains, Village 21 is intended to serve as the


primary gateway into Summerlin West from Summerlin Parkway and Far Hills Avenue.
The village fronts and will have visibility from Clark County 215. An urban core of
commercial uses and high density residential is envisioned in the northern half of the
village, while the southern half is proposed to consist of lower density residential, open
space and civic uses providing a suitable transition from lower density residential in
Village 20 to the south of Far Hills Avenue to the urban core. Specifically, a police
substation is proposed on Parcel G.

A number of development parcels in the north half are designated with multiple land use
classifications, such as EC-MF3 (Employment Center-High Density Multi-Family).
Previous villages with multiple designations eventually became single use designations
after specific development was proposed. In Village 21, the goal is to be able to
integrate commercial and residential uses on the same development parcel to obtain
the objective of creating a vibrant urban core. Such uses could be vertically or
horizontally integrated. Currently, the Summerlin Development Standards do not
specifically address mixed use development. The Master Developer will have the
option to request a future review of the standards to either create a new land use
designation for mixed use and specify standards for mixed use development and/or to
modify the Development Plan to specify a single use designation for a parcel or set of

SS
MDR-72778 [PRJ-72462]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting

parcels with redefined boundaries. A condition of approval will require a Major


Modification of the Development Plan prior to to specify the mechanism for development
of these parcels.

Development standards for this village are determined by the Summerlin Development
Standards through the authority of the Summerlin West Development Agreement.
Development of streets and other offsite improvements are subject to the Summerlin
Improvement Standards. Deviations to such standards may be submitted for review by
the city as part of the village tentative map.

The Summerlin Development Standards currently allow for single family attached
residential uses through the SFA (Single Family Attached) special land use designation.
The side yard setback is specified as 10 feet. This use is not clearly defined in the
Summerlin Development Standards; therefore, it is unclear how this setback standard
might apply to attached units on separate parcels. It is recommended that this issue be
considered when reviewing the development standards.

Another change to the development standards proposed through the Development Plan
is the capping of the MF3 (High Density Multi-Family) special land use category at 40
dwelling units per acre. The Summerlin Development Standards currently do not
impose a limit on density or building height in this district. Without changing the
standards document, the 40 units per acre density cap can be enforced for this specific
village, while other villages using the MF3 designation may continue to have no density
cap.

The main north-south thoroughfares proposed in Village 21 are Desert Foothills Drive
and Carriage Hill Drive. Both link this village to Village 20 and will connect to
Summerlin Parkway, the primary east-west route into the village. West of Clark County
215, the westbound and eastbound lanes of Summerlin Parkway will be further
separated to allow for intervening development. The westbound leg is to proceed in a
northwesterly direction to serve a large park area and future villages. The eastbound
leg will be fed by Sky Vista Drive, which forms the western boundary of Village 23.
Sidewalk trails are planned along each of the major streets in the village, and a multi-
modal trail is planned along Summerlin Parkway. Modified street sections are proposed
to complement the urban core concept, allowing for complete streets with the option for
parallel parking along the street edges. These modifications may be proposed and
approved as part of the village tentative map.

The residential parcels may add up to 5,717 new units based on parcel area. At the
most recent review of the Summerlin West Development Agreement in 2016, research
revealed that 5,583 dwelling units of the maximum allowed 30,000 units (about 19%)
have already been developed within Summerlin West. Although additional units have

SS
MDR-72778 [PRJ-72462]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting

been constructed since 2016, the dwelling units proposed as part of this Development
Plan will be well short of the maximum number of units allowed through the
Development Agreement.

A parcel map that defines the area and boundaries of Summerlin Village 21 must record
prior to the submittal of a tentative map over the village area. A Parcel Map (PMP-
72289) for this purpose is currently in review. A condition of approval addresses this
issue.

This request was determined to be a Project of Regional Significance as defined in LVMC


Title 19.18.020. The project area lies within one half-mile of the city limits and could result
in a project with a tentative map including 500 lots or more, or a planned unit development
of 500 units or more. A Development Impact Notice and Assessment (DINA) was sent to
affected agencies for review. No comments pertaining to this project have been received.

FINDINGS (MDR-72778)

With approval of the concurrent review of the proposed update to the General
Development Plan for the undeveloped portions of Summerlin West, the proposed
Development Plan for Village 21 will be viable. The lower density uses proposed on
development parcels in the southern half will provide a transition from the low density
uses in Village 20 to the proposed high density and commercial uses proposed in the
northern half of the village. The location of the urban core is appropriate given the
gentler slope of the land and the hub of opportunities created by the intersection of
Summerlin Parkway and Clark County 215. Staff therefore recommends approval,
subject to conditions. In order to address the specific type and manner of development
within the urban core, staff recommends that the Master Developer request a
modification to the Development Plan prior to development of those parcels.

BACKGROUND INFORMATION

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The City Council approved a Development Agreement (DA-0001-96)
for the development of the Summerlin Planned Community west of the
215 Beltway between Charleston Boulevard and Cheyenne Avenue.
01/27/97 The Planning Commission and staff recommended approval. The
agreement was adopted as Ordinance 4069 on 02/24/97 and was
recorded 11/21/97. This document included the General Development
Plan for Summerlin West.

SS
MDR-72778 [PRJ-72462]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The City Council approved a Rezoning (Z-0119-96) from N-U (Non-
Urban) to P-C (Planned Community) on 8,318 acres along the west
01/27/97 side of Clark County 215, between Charleston Boulevard and Lake
Mead Boulevard. The Planning Commission and staff recommended
approval.
The City Council approved a Special Use Permit (U-0119-98) for two
Electric Utility Substations and Overhead Transmission Lines at the
11/23/98
northwest corner of Far Hills Avenue and the proposed Western
Beltway. The Planning Commission and staff recommended approval.
The Planning Commission approved a Tentative Map (TMP-4277) for
a one-lot subdivision (Summerlin Village 21 Fire Station 47) on 3.86
05/27/04 acres on the north side of Far Hills Drive, west of Carriage Hill Drive.
Staff recommended approval. A Final Map (FMP-4938) over this site
was recorded 10/20/04.
The City Council approved a revised Summerlin Development
09/15/04
Standards document (DIR-3934), which is still in effect.
The Planning Commission approved a Tentative Map (TMP-6375) for
a one-lot subdivision (Summerlin Village 20/21 Far Hills Avenue Fire
Station 47) on 3.19 acres on the north side of Far Hills Drive,
05/26/05
approximately 1,500 feet west of Carriage Hill Drive. Staff
recommended approval. A Final Map (FMP-8510) over this site was
recorded 04/03/06.
A four-lot Parcel Map (PMP-72289) on 5,053.24 acres generally
located at the southwest corner of Lake Mead Boulevard and Clark
12/14/17 County 215 was submitted for technical review. This map has not yet
been recorded, but shows the proposed Summerlin Village 21 area as
Lot 1.
A four-lot Parcel Map (PMP-72276) on 5055.08 acres generally
02/06/18 located at the southwest corner of Lake Mead Boulevard and Clark
County 215 was recorded.
The Planning Commission will review a proposed revision (MDR-
72841) to the General Development Plan for the undeveloped portions
04/10/18
of Summerlin West on 5,054.53 acres at the northwest corner of Far
Hills Avenue and Clark County 215.
A two-year review of the Development Agreement for Summerlin West
06/06/18
is expected to be presented to the City Council.

Most Recent Change of Ownership


12/18/97 A deed was recorded for a change in ownership.

SS
MDR-72778 [PRJ-72462]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting

Related Building Permits/Business Licenses


There are no related building permits or business licenses pertaining to this request.

Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss
01/08/18
submittal requirements for a Summerlin Development Review.

Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.

Field Check
The site is undeveloped and abuts an existing City of Las Vegas fire
station, Las Vegas Valley Water District pump station and a Nevada
03/01/18
Energy Electric Substation. Summerlin Parkway is not developed past
Clark County 215 at this time.

Details of Application Request


Site Area
Gross Acres 319.10

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12/SDS Designation
SC (Service
Commercial) –
Summerlin General
Development Plan
Subject Designation P-C (Planned
Undeveloped
Property M (Medium Density Community)
Residential) –
Summerlin General
Development Plan
Designation

SS
MDR-72778 [PRJ-72462]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12/SDS Designation
M (Medium Density
Aggregate Residential) –
Processing Batch Summerlin General
Plant Development Plan
Designation P-C (Planned
North
M (Medium Density Community)
Residential) –
Undeveloped Summerlin General
Development Plan
Designation
Drainage Channel PF (Public Facilities)
Multi-Family MF2 (Medium Density
P-C (Planned
South Residential Multi-Family)
Community)
Single Family, SF3 (Single Family
Detached Detached)
Electric Utility P-C (Planned
PF (Public Facilities)
East Substation Community)
Clark County 215 Right-of-Way Right-of-Way
Pump Station PF (Public Facilities)
M (Medium Density
Residential) –
P-C (Planned
West Undeveloped Summerlin General
Community)
Development Plan
Designation
Fire Stations PF (Public Facilities)

Master and Neighborhood Plan Areas Compliance


Summerlin West Development Agreement Y
Special Area and Overlay Districts Compliance
P-C (Planned Community) District Y
Other Plans or Special Requirements Compliance
Trails (within the Development Plan) Y
Las Vegas Redevelopment Plan Area N/A
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification
Y
Assessment)
Project of Regional Significance Y

SS
MDR-72778 [PRJ-72462]
Staff Report Page Nine
April 10, 2018 - Planning Commission Meeting

DEVELOPMENT STANDARDS

(SF3) Single Family Detached Required/Allowed


Min. Lot Size N/A
Min. Lot Width N/A
Max. Density 10 du/gross acre
Min. Setbacks
 Front 18 Feet*
 Side 5 Feet
 Corner 15 Feet
 Rear 15 Feet
Max. Lot Coverage N/A
Max. Building Height 45 Feet
*The front yard building setback, exclusive of the garage, may be 10 feet, and may be
reduced to 6 feet from the back of sidewalk if the sidewalk is detached from the curb by
at least 4 feet. Side entry garages may have a 10-foot front yard setback, and may be
reduced to 6 feet from the back of sidewalk if the sidewalk is detached from the curb by
at least 4 feet.

(SFA) Single Family Attached Required/Allowed


Min. Lot Size N/A
Min. Lot Width N/A
Max. Density 18 du/gross acre
Min. Setbacks
 Front 18 Feet or more/5 Feet or less*
 Side 10 Feet
 Corner 15 Feet
 Rear 15 Feet
Max. Lot Coverage N/A
Max. Building Height 45 Feet
*The front yard building setback, exclusive of the garage, may be 10 feet, and may be
reduced to 6 feet from the back of sidewalk if the sidewalk is detached from the curb by
at least 4 feet. Side entry garages may have a 10-foot front yard setback, and may be
reduced to 6 feet from the back of sidewalk if the sidewalk is detached from the curb by
at least 4 feet.

SS
MDR-72778 [PRJ-72462]
Staff Report Page Ten
April 10, 2018 - Planning Commission Meeting

(MF3) High Density Multi-Family Required/Allowed


Min. Lot Size N/A
Min. Lot Width N/A
Max. Density 40 du/gross acre*
Min. Setbacks 25 Feet from exterior property lines
Min. Distance Between Buildings 10 Feet
Max. Lot Coverage N/A
Max. Building Height None
*This Development Plan proposes a stricter density requirement than the Summerlin
Development Standards, which does not place a cap on density in the MF3 District.

Each development is reviewed by the Summerlin Design Review Committee or


Residential Design Review Committee (whichever applies) prior to submittal to the City
of Las Vegas for review. There may be more restrictive standards for a specific
development than required by the Summerlin Development Standards.

SS
MDR-72778

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MDR-72778

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ฌ bฌ Ɔ ╗Ő Dz Dz ╗7A ฌ C ผŴħ่Ŵ‫֭ ف‬7b ਙ ผผħ₡ ਙ ผฌ
Ġฌ ฎ㈠ธธ7A b ㈠7Ḛ Ő Ḷ Ɔ Ɔ ฌ
Ɔ ̶ฌ Ɔ  ̶ฌ ӧŐ DzƆ●C DzЌ ╗●AՁ7b Ḷ ՁՁDzb ╗Ḷ Ő ỏฌ ฎ㈠ธธ7A b ㈠7Ќ ֱЌ ฌ ╗ĠDz7ĠḶÛAŐC7ĠⓈḚĠDzƆ7bḶҜОAЌùⓒ7ՁՁbฌ

Ձ7C Ő ฌ
‫ں‬ɱ㈠ธ̶7A b ㈠7Ḛ Ő Ḷ Ɔ Ɔ ฌ ‫ں‬″㈠ㅡธ7A b ㈠7Ḛ Ő Ḷ Ɔ Ɔ ฌ
‫ں‬″㈠ɱ̶7A b ㈠7Ќ ֱЌ ฌ ‫ں‬ㅡ㈠xธ7A b ㈠7Ќ ֱЌ ฌ Dzb ฌ
″㈠ธ″7A b ㈠7Ḛ Ő Ḷ Ɔ Ɔ ฌ A7CDzՁAÛAŐDz7Ձ●Ҝ●╗DzC7Ձ●AԱ●Ձ●╗ù7bḶŐОḶŐA╗●ḶЌฌ
Ḛฌ ㄦ㈠ฎ‫ں‬7A b ㈠7Ќ ֱЌ 7 ‫ ں‬xฎx‫ ں‬7Û㈠7bĠAŐՁDzƆ╗ḶЌ7ԱՁЋC㈠7̶ผ₡7ՁḶḶŐฌ
Աฌ Dzb ฌ
Ɔ ̶ฌ ″㈠″ㄦ7A b ㈠7Ḛ Ő Ḷ Ɔ Ɔ ฌ ՁAƆ7ЋDzḚAƆⓒ7ЌDzЋACA7ฎɱ‫̶ ں‬ㄦฌ
‫ں‬″㈠̶ธ7A b ㈠7Ḛ Ő Ḷ Ɔ Ɔ ฌ ㄦ㈠‫̶ں‬7A b ㈠7Ќ ֱЌ ฌ Ḷ●bDz7ОĠḶЌDz7ЌḶ㈠7ӧՙxธỏ7ՙɱ‫ֱ ں‬ㅡxxxฌ

CŐ
‫̶ں‬㈠″x7A b ㈠7Ќ ֱЌ ฌ
Ќ О ֱ‫ں‬ฌ
b Ḷ Ɔฌ Ḷ●bDz7AṲ7ЌḶ㈠7777777ӧՙxธỏ7ՙɱ‫ֱ ں‬ㅡㅡㄦxฌ
‫ں‬㈠ฎธ7A b ㈠7Ḛ Ő Ḷ Ɔ ฌ

ՁƆ 7
‫ں‬㈠̶ㄦ7A b ㈠7Ќ ֱЌ ฌ

Ġ ●Ձ
DzЌḚ●ЌDzDzŐ̬ฌ

Ḷ╗
Dzฌ

●AՁỏฌ
Ɔ ̶ฌ Ћ╗Ќฌ
ОA Őb DzՁ7ㅡฌ ЌḶ╗DzƆฌ ธՙธՙ7ƆḶⓈ╗Ġ7ŐA●ЌԱḶÛ7ԱḶⓈՁDzЋAŐCฌ
ธธ㈠ㅡ̶7A b ㈠7Ḛ Ő Ḷ Ɔ Ɔ ฌ Cฌ ՁAƆ7ЋDzḚAƆⓒ7ЌDzЋACA7ฎɱ‫ ں‬ㅡ″ֱㄦ‫ ں‬ㅡฎฌ

7AŐ ╗Dz Ő

●ՁDz7ɱ‫ں‬ⓒ7ОA Ḛ Dz7ธฎฌ

ฌ Ḷ
‫ں‬ɱ㈠ɱɱ7A b ㈠7Ќ ֱЌ ฌ ‫ں‬㈠7 ҜAṲ●ҜⓈҜ77ŐDzƆ●CDzЌ╗●AՁ77ⓈЌ●╗Ɔ77ԱAƆDzC77ḶЌฌ ОĠ㈠7ӧՙxธỏ7ฎՙ̶ֱՙㄦㄦx7AṲ7ӧՙxธỏ7̶″ธֱธㄦɱՙ77ÛDzԱ7ÛÛÛ㈠Ћ╗ЌЌЋ㈠bḶҜฌ
Ɔ ̶ฌ Ḷ
7ОA Őb DzՁ7Ҝ A ОƆฌ bḶЌƆⓈՁ╗●ЌḚ7DzЌḚ●ЌDzDzŐƆ77777ОՁAЌЌDzŐƆ77777ՁAЌC7ƆⓈŐЋDzùḶŐƆฌ
ḚŐḶƆƆ77AbŐDzAḚDz77ҜⓈՁ╗●ОՁ●DzC77Աù77ҜAṲ●ҜⓈҜฌ

ĠḶḶC
‫ں‬ՙ㈠ՙx7A b ㈠7Ḛ Ő Ḷ Ɔ Ɔ ฌ Ќ Ћ 7DzЌ DzŐḚ ùฌ
‫ں‬ㄦ㈠ㅡㅡ7A b ㈠7Ќ ֱЌ ฌ CDzЌƆ●╗ù㈠ฌ

ԱḶ Ő
ƆⓈ ԱƆ╗A ╗●Ḷ Ќ ฌ

ƆDzŐ ╗
Ќ Ḷ ╗7A 7ОA Ő╗ฌ

Dz 7Ɔ ╗

ӧЌ Dz●Ḛ Ġ

ธ‫ں‬㈠ฎ7A b ㈠ฌ

CDz
ՁḶ ╗7‫ں‬ฌ
ОՁA ╗ฌ C●ƆbՁA●ҜDzŐฌ

ù7Ő Ḷ AC
ԱḶ Ḷ ì 7‫̶ں‬xฌ

Dz 7О ●Ќ
ОA Ḛ Dz7ㄦ″ฌ
Aฌ ╗Ġ●Ɔ77ҜAО77CDzО●b╗Ɔ77DzṲ●Ɔ╗●ЌḚ77AЌC77ОŐḶОḶƆDzCฌ
Ɔ ̶ฌ

DzՁ7DzЌ ╗Ő

●ŐDz Ɔ╗A 7ㅡՙฌ CDzЋDzՁḶОҜDzЌ╗7●Ќ77ƆⓈҜҜDzŐՁ●Ќ㈠777ОŐḶОḶƆDzCฌ
‫ں‬″㈠ฎฎ7A b ㈠7Ḛ Ő Ḷ Ɔ Ɔ ฌ CDzЋDzՁḶОҜDzЌ╗Ɔ77ƆĠḶÛЌ77ḶЌ77╗ĠDz77ОՁAЌ77AŐDzฌ
Ќ ㈠A ㈠О㈠ฌ ‫̶ں‬㈠ɱฎ7A b ㈠7Ќ ֱЌ ฌ
ӧО AŐ b
bḶЌbDzО╗ⓈAՁ77AЌC77ОŐDzՁ●Ҝ●ЌAŐùⓒ77AЌC7AŐDz77●ЌbՁⓈCDzCฌ

Ő ●ฌC Ḛ

●Ҝ ●╗ ฌ Ќ Dz

ḶЌՁù77╗Ḷ77ƆĠḶÛ77●Ќ╗DzЌ╗77AЌC77ŐDzՁA╗●ḶЌƆĠ●О77╗Ḷ77╗ĠDzฌ

╗ฌ
Ќ


DzṲ●Ɔ╗●ЌḚ77bḶҜҜⓈЌ●╗ù㈠777ОŐḶОḶƆDzC77CDzЋDzՁḶОҜDzЌ╗Ɔ77ҜAùฌ

●Ҝ ●╗ Dz

Dz Ő 7Ձ
 A Ő 7Ġ
ŐDzỢⓈ●ŐDz77AООŐḶЋAՁƆ77Աù77ḚḶЋDzŐЌҜDzЌ╗AՁ77AḚDzЌb●DzƆฌ


ӧЌ Dz●Ḛ Ġ
Ҝ ●╗ฌ Dz

●Ҝ ●╗
●Ձ Ձ Ɔ 7A

Ő 7Ձ●Ҝ ●
ԱḶ ŐĠ Ḷ
ÛĠ●bĠ77ҜAù77ЌḶ╗77ԱDz77ḶԱ╗A●ЌDzC㈠ฌ

A
Ḷ C 7AŐ ╗Dz ЋDzฌ ƆⓈҜҜDzŐՁ●Ќ Û
ƆⓈҜҜDzŐՁ●Ќ7ÛDzƆ╗ฌ

Dz Ő 7Ձ Ύ Ḷ Ќ

Ⓢ О О A ╗ Dz Ő 7Ύ Ḷ
Ő ●AՁỏฌ

̶ㄦㄦx
ㄦ 7Û
Dz Ő 7Ձ Ύ Ḷ Ќ Dz
Dz Ő 7Ձ●

AՁՁ77ОŐḶОḶƆDzC77ՁAЌC77ⓈƆDzƆ77AЌC77●ҜОŐḶЋDzҜDzЌ╗Ɔ77AŐDzฌ

Ⓢ О О A ╗Dz Ő 7
Û

ՁḶ Û Dz ╗Dz Ő 7ΎḶ Ќ Dz
ƆⓈԱİDzb╗77╗Ḷ77ҜḶC●●bA╗●ḶЌ77ḶŐ77DzՁ●Ҝ●ЌA╗●ḶЌ77Û●╗ĠḶⓈ╗ฌ
●ՁՁAḚDz ธ‫ں‬
Ћ●ՁՁAḚDz7ธ‫ں‬ฌ

̶ㅡ ̶

̶″ ″ㄦ 7Û
ОŐİֱՙธㅡ″ธ

ՁḶ Û A ╗ Dz Ő 7
ՁḶ Û A ╗Dz Ő 7Ύ Ḷ

ЌḶ╗●bDz㈠777╗ĠDz77●ЌḶŐҜA╗●ḶЌ77CDzО●b╗DzC77ĠDzŐDzḶЌ77ƆĠḶⓈՁCฌ

ㄦㄦx7
̶
̶ㅡ̶ ㄦ7

ЌḶ╗77ԱDz77A77ԱAƆ●Ɔ77ḶŐ77A77CDzb●Ɔ●ḶЌ77╗Ḷ77ОⓈŐbĠAƆDz77ḶŐฌ CDzЋDzՁḶОҜDzЌ╗7ОՁAЌฌ
CDzЋDzՁḶОҜDzЌ╗ ОՁ
Ձ
ՁDzAƆDz77ОŐḶОDzŐ╗ù77●Ќ77ƆⓈҜҜDzŐՁ●Ќ㈠ฌ x̶゜ธฎ゜‫ں‬ฎ
ҜAŐbĠ7ธx‫ں‬
ҜAŐbĠ ธx‫ ں‬ฎ
ฎฌ
Ġ̬⇓ՙฎxɱ⇓ОкŴ่่ħ่‫⇓ف‬C֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7ОкŴ่⇓CÛḚ⇓C֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7ОкŴ่7Ћธ‫ ں‬㈠₡ʉ‫ف‬7777ҜŴผ㌱γ7ธՙⓒ7ธx‫ ں‬ฎฌ

MDR-72778
Ɔ Dz b ╗●Ḷ Ќ 7Ա ֱԱ ฌ
Ձb ฌ
Ɔ Dz b ╗●Ḷ Ќ 7b ֱb ฌ Ɔ Dz b ╗●Ḷ Ќ 7C ֱC ฌ
ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ՙ″ƥ7Ő Ḷ Û ฌ ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ bՁฌ bՁฌ
ŐDzЋ●Ɔ●ḶЌฌ

ㄦƥฌ ㄦƥฌ ธㅡƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ՙ″ƥ7Ő Ḷ Û ฌ ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ㅡxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A 7 ՙ″ƥ7Ő Ḷ Û 7 ธㅡƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ


‫ں‬xƥฌ ㄦƥฌ ㄦƥฌ ‫ںں‬ƥฌ ‫ںں‬㈠″ՙƥฌ ‫ں‬″㈠″″ƥฌ ‫ںں‬㈠″ՙƥฌ ‫ںں‬ƥฌ ″ƥ7 ㄦƥฌ ɱƥฌ
ƆÛ ฌ ธƥฌ Ա ●ì Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ Ҝ Dz C ●A Ќ ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ Ա ●ì Dz ฌ ธƥฌ ƆÛ 7
ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ՁA Ќ Dzฌ
ㄦƥฌ ‫ںں‬ƥฌ ‫ںں‬㈠″ՙƥฌ ‫ں‬″㈠″″ƥฌ ‫ںں‬㈠″ՙƥฌ ‫ںں‬ƥฌ ㄦƥฌ ฎƥฌ ㄦƥฌ ㄦƥฌ
ɱƥ7 ㄦƥฌ ธƥ7 Ա ●ì Dz ฌ Ա ●ì Dz ฌ ธƥฌ ″ƥฌ ″ƥฌ ฎƥฌ ‫ںں‬ƥฌ ‫ ںں‬″ՙƥฌ ‫ں‬″㈠″″ƥฌ ‫ںں‬㈠″ՙƥฌ ‫ںں‬ƥฌ ฎƥฌ
ƆÛ ฌ ‫ں‬xƥฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ Ҝ Dz C ●A Ќ ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ƆÛ ฌ ธㅡƥฌ ƆÛ ฌ ฎƥฌ ธƥ7 Ա ●ì Dz ฌ Ա ●ì Dz ฌ ธƥฌ ฎƥ7 ƆÛ ฌ ฎƥฌ
ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ՁA Ќ Dzฌ ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ Ҝ Dz C ●A Ќ ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ՁA Ќ Dzฌ

̶ ̬‫ں‬7Ҝ A Ṳฌ Ҝ A Ṳฌ
ธ੧ 7Ҝ ●Ќ ฌ ̶̬‫ں‬77Ҝ ●Ќ ฌ 7̶ ̬‫ں‬ฌ
ธ ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ㈠x੧ ฌ ธ੧ Ṳฌ ̶ ̬‫ں‬7Ҝ A
Ṳฌ
ธ㈠x੧ ฌ ̶̬‫ں‬7Ҝ A Ṳฌ Ҝ A ●Ќ ฌ 7Ҝ A Ṳฌ
7Ҝ ธ ੧ 7Ҝ ●Ќ ฌ
ธ ੧ 7Ҝ ●Ќ ฌ
ธ ㈠x੧ ฌ ธ੧ 7̶̬‫ ں‬7Ҝ ●Ќ ฌ
ธ ㈠x੧ ฌ ธ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ㈠x੧ ฌ ธ੧
Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ फA फ7╗ùО Dz ฌ फA फ7╗ù О Dz ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ ธ ㈠x੧ ฌ ธ㈠x੧ ฌ
Û A Ձì Û A ùฌ ╗ùО Dz 7●●ฌ Û A Ձì Û A ùฌ
О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Ḛ Ő A Ћ Dz Ձฌ Ҝ Dz C ●A Ќ ฌ Ҝ Dz C ●A Ќ ฌ ╗ùО Dz 7●ฌ
Ḛ Ő A Ћ Dz Ձฌ
b Ⓢ Ő Ա 7ӧ╗ùО ỏฌ A Ɔ О Ġ A Ձ╗7b Ќ b Ő Dz ╗Dz ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ फA फ7╗ù О Dz ฌ फA फ7╗ùО Dz ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
╗ùО Dz 7●●ฌ Ա A Ɔ Dz ฌ b Ⓢ Ő Ա 7ӧ╗ù О ỏฌ ԱAƆDzฌ ╗ù О Dz 7●●ฌ Û A Ձì Û A ùฌ ╗ùО Dz 7●●ฌ ╗ù О Dz 7●●ฌ फA फ7╗ù О Dz ฌ फA फ7╗ù О Dz ฌ
Û A Ձì Û A ùฌ
Աù7

Ḛ Ő A Ћ Dz Ձ7 फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ Ḛ Ő A Ћ Dz Ձฌ फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Ḛ Ő A Ћ Dz Ձฌ Ҝ Dz C ●A Ќ ฌ Ҝ Dz C ●A Ќ 7 ╗ù Dz 7●ฌ ╗ùО Dz 7●●7 Û A Ձì Û A ùฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Ҝ Dz C ●A Ќ ฌ Ҝ Dz C ●A Ќ 7 ╗ù О Dz 7●ฌ ╗ù О Dz 7●●ฌ Û A Ձì Û A ùฌ


╗ùО Dz 7●●ฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ b Ⓢ Ő Ա 7ӧ╗ù О ỏḚ Ő A Ћ Dz Ձฌ A Ɔ О Ġ A Ձ╗7b Ḷ Ќ b Ő Dz ╗Dz ฌ Ḛ Ő A Ћ Dz Ձฌ A Ɔ О Ġ A Ձ╗7b Ḷ Ќ b Ő Dz ╗Dz ฌ
Ա A Ɔ Dz 7 ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ Ա Aฌ ฌƆ Dz ฌ Ա A Ɔ Dz ฌ b Ⓢ Ő Ա 7ӧ╗ùО ỏฌ Ḛ Ő A Ћ Dz Ձฌ ╗ù О Dz 7●●ฌ ִ 7Ḛ Ⓢ ╗Dz Ő 7ӧ╗ùО ỏฌ Ա A Ɔ Dz ฌ b Ⓢ Ő Ա 7ӧ╗ù О ỏฌ b Ⓢ Ő Ա 7ӧ╗ù О ỏḚ Ő A Ћ Dz Ձฌ Ḛ Ő A Ћ Dz Ձฌ
फՁफ7╗ùО Dz 7b Ⓢ Őฌ ฌԱ ฌ Ḛ Ő A Ћ Dz Ձฌ Ա A Ɔ7 Dz ฌ A7ƆDzฌ
ԱAƆDzฌ Ḛ Ő A Ћ Dz Ձฌ ԱAƆDzฌ
ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ ԱAƆDzฌ ԱAƆDzฌ
फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ
ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ
CA╗Dz7

Ḷ Ⓢ Ő 7ՁA Ќ Dz Ɔ 7ֱ7Û ●╗Ġ 7Ҝ Dz C ●A Ќ ฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ


О Dz Ő 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ֱㄦA ฌ Ḷ Ⓢ Ő 7ՁA Ќ Dz Ɔ 7ֱ7Û ●╗Ġ 7Ҝ Dz C ●A Ќ ฌ Ḷ Ⓢ Ő 7ՁA Ќ Dz Ɔ 7ֱ7Û ●╗Ġ 7Ҝ Dz C ●A Ќ ฌ
О Dz Ő 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ֱㄦA 7777777777Ќ7╗Ɔ
7777777777 О Dz Ő 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ֱㄦA 7777777777Ќ7╗Ɔ
7777777777
ŐDzЋ7

Ɔ Dz b ╗●Ḷ Ќ 7Dz ֱDz ฌ Ɔ Dz b ╗●Ḷ Ќ 7Ġ ֱĠ ฌ Ɔ Dz b ╗●Ḷ Ќ 7●ֱ●ฌ


bՁฌ
bՁฌ
ธㅡƥฌ ㅡฎƥ7Ő Ḷ Û ฌ ㅡxƥฌ
ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ
̶xƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ՙ″ƥ7Ő Ḷ Û ฌ ธㅡƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ″x㈠ㄦƥ7Ő Ḷ Û ฌ
ธ‫ں‬ƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ
‫ں‬ธƥฌ ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ bՁฌ
ธՙธՙ7ƆḶⓈ╗Ġ7ŐA●ЌԱḶÛ7ԱḶⓈՁDzЋAŐCฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌDzЋACA7ฎɱ‫ ں‬ㅡ″ֱㄦ‫ ں‬ㅡฎฌ
ОĠ㈠7ӧՙxธỏ7ฎՙ̶ֱՙㄦㄦx7AṲ7ӧՙxธỏ7̶″ธֱธㄦɱՙ77ÛDzԱ7ÛÛÛ㈠Ћ╗ЌЌЋ㈠bḶҜฌ
bḶЌƆⓈՁ╗●ЌḚ7DzЌḚ●ЌDzDzŐƆ77777ОՁAЌЌDzŐƆ77777ՁAЌC7ƆⓈŐЋDzùḶŐƆ7

ɱƥ7 ㄦƥฌ ‫ں‬xƥฌ ‫ںں‬ƥฌ ‫ںں‬ƥฌ ‫ںں‬ƥฌ ‫ ں‬ƥฌ ‫ں‬″ƥฌ


ㄦƥฌ ㄦƥฌ ƆÛ ฌ ธƥฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz 7 ธƥฌ ‫ں‬ธƥฌ Ҝ Ⓢ Ձ╗●ֱҜ Ḷ C A Ձฌ ธƥฌ
ㄦƥฌ ฎƥฌ ‫ںں‬ƥฌ ‫ںں‬㈠″ՙƥฌ ‫ں‬″㈠″″ƥฌ ‫ںں‬㈠″ՙƥฌ ‫ںں‬ƥฌ ฎƥฌ ฎƥฌ ฎƥฌ ╗Ő A ●Ձฌ
‫ں‬ՙƥฌ ƆÛ ฌ ธƥฌ Ա ●ì Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ Ҝ Dz C ●A Ќ ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ Ա ●ì Dz ฌ ธƥฌ ƆÛ ฌ ‫ںں‬ƥฌ ‫ںں‬ƥฌ ‫ںں‬ƥฌ ‫ں‬xƥฌ
ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ՁA Ќ Dzฌ ㄦƥฌ ㄦƥฌ ՙ㈠ㄦƥฌ ″ƥฌ ‫ں‬xƥฌ ㄦƥฌ
‫ں‬xƥฌ ОAŐìֱ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ О A Ő ì ●Ќ Ḛ ฌ Ա ●ì Dz ฌ Ɔ Dz Ҝ ●ֱ
ƆÛ ฌ ОAŐìֱ ƆÛ ฌ
Û A ù7 ธƥฌ ╗Ő A ●Ձฌ О Ő ●Ћ A ╗Dz ฌ
̶̬‫ں‬7Ҝ A Ṳฌ Û A ùฌ ″ƥฌ
ธ ੧ 7Ҝ ●Ќ ฌ Ҝ A Ṳฌ
ธ ㈠x੧ ฌ 7̶̬‫ں‬77Ҝ ●Ќ ฌ ̶ ̬‫ں‬7Ҝ A Ṳฌ
̶ ̬‫ں‬7Ҝ A Ṳฌ Ҝ A Ṳฌ ธ੧ ̶ ̬‫ں‬7Ҝ ●Ќ ฌ
ธ ㈠x੧ ฌ ธ㈠x੧ ฌ ธ ੧ 7Ҝ A Ṳฌ
●Ќ ฌ 7Ҝ
ธ੧ 7Ҝ ●Ќ ฌ 7̶̬‫ں‬77Ҝ ●Ќ ฌ ธ੧
ธ ㈠x੧ ฌ ธ㈠x੧ ฌ ธ੧ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ ธ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ㈠x੧ ฌ
ธ㈠x੧ ฌ ธ ㈠x੧ ฌ
Û A Ձì Û A ùฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
╗ùО Dz 7●●ฌ О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ ╗ùО Dz 7●●ฌ Û A Ձì Û A ùฌ
Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ḛ Ő A Ћ Dz Ձฌ ╗ù О Dz 7●ฌ
╗ùО Dz 7●●ฌ फA फ7╗ù О Dz ฌ फA फ7╗ùО Dz ฌ Ḛ Ő A Ћ Dz Ձฌ Ḛ Ő A Ћ Dz Ձฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
Û A Ձì Û A ùฌ फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ Ҝ Dz C ●A Ќ ฌ Ҝ Dz C ●A Ќ 7 ╗ù О Dz 7●ฌ ԱAƆDzฌ A Ɔ О Ġ A Ձ╗ฌ फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ ╗ùО Dz 7●●ฌ
О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Ḛ Ő A Ћ Dz Ձฌ ╗ù О Dz 7●●ฌ Û A Ձì Û A ùฌ ԱAƆDzฌ Ḛ Ő A Ћ Dz Ձฌ Û A Ձì Û A ùฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ
╗ùО Dz 7●●ฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ b Ⓢ Ő Ա 7ӧ╗ù О ỏḚ Ő A Ћ Dz Ձฌ A Ɔ О Ġ A Ձ╗7b Ḷ Ќ b Ő Dz ╗Dz ฌ Ḛ Ő A Ћ Dz Ձฌ
Ա A Ɔ Dz ฌ b Ḷ Ќ b Ő Dz ╗Dz ฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ Ḛ Ő A Ћ Dz Ձฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
Ա A Ɔ Dz ฌ b Ⓢ Ő Ա 7ӧ╗ùО ỏฌ Ա A 7Ɔ Dz ฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ ԱAƆDzฌ Ḛ Ő A Ћ Dz Ձฌ Ḛ Ő A Ћ Dz Ձฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ Û A Ձì Û A ù7 ╗ùО Dz 7●●ฌ
Ḛ Ő A Ћ Dz Ձฌ ԱAƆDzฌ ԱAƆDzฌ ԱAƆDzฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ
ԱAƆDzฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ ԱAƆDzฌ ╗ùО Dz 7●●ฌ Ḛ Ő A Ћ Dz Ձฌ
फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Ḛ Ő A Ћ Dz Ձฌ ԱAƆDzฌ
О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ ԱAƆDzฌ
ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ
Ḷ Ⓢ Ő 7ՁA Ќ Dz Ɔ 7ֱ7Û ●╗Ġ 7Ҝ Dz C ●A Ќ ฌ Ḷ Ⓢ Ő 7ՁA Ќ Dz Ɔ 7ֱ7Ḷ Ќ Dz 7Û A ù ฌ
О Dz Ő 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ֱㄦA 7777777777Ќ7╗Ɔ
7777777777 Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Û Dz Ɔ ╗7b Ⓢ Ɔ ╗Ḷ Ҝ 7Ɔ ╗Ő Dz Dz ╗7Ɔ Dz b ╗●Ḷ Ќ ฌ ╗Ġ Ő Dz Dz 7ՁA Ќ Dz Ɔ 7ֱ7Ḷ Ќ Dz 7Û A ù 7Û ●╗Ġ 7О A Ő ì ●ЌƆÛ ●ḚฌCA ՁìDz ÛฌÛAAՁìù 7Ḷ Ő ฌ
A C A О ╗Dz C 7+Ő Ḷ Ҝ 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ֱㄦA ฌ Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Û Dz Ɔ ╗7b Ⓢ Ɔ ╗Ḷ Ҝ 7Ɔ ╗Ő Dz Dz ╗7Ɔ Dz b ╗●Ḷ Ќ 777777777777777Ќ7╗Ɔ
7777777777777777
Ќ ╗Ɔ ฌ A C A О ╗Dz C 7+Ő Ḷ Ҝ 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ֱ″ฌ

Ɔ Dz b ╗●Ḷ Ќ ฌ
ì ‫ֱں‬ì ‫ں‬ฌ Ɔ Dz b ╗●Ḷ Ќ 7ì ธֱì ธฌ Ɔ Dz b ╗●Ḷ Ќ 7Ќ ֱЌ ฌ
bՁฌ bՁฌ
bՁฌ
ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ㅡ‫ں‬ƥ7Ő Ḷ Û ฌ ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ㅡ‫ں‬ƥ7Ő Ḷ Û ฌ ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ธㅡƥฌ
ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ̶ՙƥ7Ő Ḷ Û ฌ ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ

″㈠ㄦƥฌ ธㅡƥ7+●Ő Dz 7ՁA Ќ Dz ฌ ″㈠ㄦƥฌ ″㈠ㄦƥฌ ธㅡƥ7+●Ő Dz 7ՁA Ќ Dz ฌ ″㈠ㄦƥฌ


ㄦƥฌ b ⓈŐԱฌ ‫ں‬ธƥฌ ‫ں‬ธƥฌ b ⓈŐԱฌ ㄦƥฌ ㄦƥฌ b ⓈŐԱฌ ‫ں‬ธƥฌ ‫ں‬ธƥฌ b ⓈŐԱฌ ㄦƥฌ
ՙƥฌ ƆÛ ฌ ฎƥฌ ธƥฌ Ɔ ●C Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ Ɔ ●C Dz ฌ ธƥฌ ฎƥฌ ƆÛ 7 ՙƥฌ ฎƥฌ ƆÛ 7 ՙƥ7 ธƥฌ Ɔ ●C Dz ฌ ╗Ő A Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ Ɔ ●C Dz ฌ ธƥฌ ՙƥฌ ƆÛ 7 ฎƥฌ ㄦƥฌ ฎƥฌ
ɱƥฌ ƆÛ ฌ ‫ں‬xƥฌ ธƥ7 ̶̶ƥฌ ธƥฌ ″ƥฌ ƆÛ 7 ″ƥฌ
О A Ő ì ●Ќ Ḛ ฌ О A Ő ì ●Ќ Ḛ ฌ О A Ő ì ●Ќ Ḛ ฌ О A Ő ì ●Ќ Ḛ ฌ

̶ ̬‫ں‬7Ҝ A Ṳฌ Ṳฌ ̶ ̬‫ں‬7Ҝ A
Ṳฌ Ҝ A Ṳฌ
̶̬‫ں‬7Ҝ A Ќ ฌ ̶ ̬‫ں‬7Ҝ A
Ṳฌ Ҝ A Ṳฌ
ธ੧ 7Ҝ ●Ќ ฌ
ธ ㈠x੧ ฌ 7Ҝ ● ธ ੧ 7Ҝ ●Ќ ฌ
ธ ㈠x੧ ฌ
̶ ̬‫ں‬77Ҝ ●Ќ ฌ ̶ ̬‫ں‬77Ҝ ●Ќ ฌ
ธ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ㈠x੧ ฌ ธ ੧ ธ ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ ੧ ธ ੧ 7Ҝ ●Ќ ฌ ธ੧
ธ ㈠x੧ ฌ ธ ㈠x੧ ฌ
ธ ㈠x੧ ฌ ธ㈠x੧ ฌ
ธ㈠x੧ ฌ
Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
Û A Ձì Û A ùฌ Û A Ձì Û A ùฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Û A Ձì Û A ùฌ О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Û A Ձì Û A ùฌ Û A Ձì Û A ùฌ
╗ùО Dz 7●ฌ A Ɔ О Ġ A Ձ╗ฌ ╗ùО Dz 7●ฌ A Ɔ О Ġ A Ձ╗ฌ Û A Ձì Û A ùฌ
╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ ╗ù О Dz 7●●ฌ ╗ù О Dz 7●ฌ A Ɔ О Ġ A Ձ╗ฌ
Ḛ Ő A Ћ Dz Ձฌ फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ Ḛ Ő A Ћ Dz Ձฌ Ḛ Ő A Ћ Dz Ձ7b Ḷ Ќ b Ő Dz ╗Dz ฌ Ḛ Ő A Ћ Dz Ձฌ Ḛ Ő A Ћ Dz Ձฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ Ḛ Ő A Ћ Dz Ձฌ Ḛ Ő A Ћ Dz Ձ7b Ḷ Ќ b Ő Dz ╗Dz ฌ ╗ùО Dz 7●●ฌ Ḛ Ő A Ћ Dz Ձฌ b Ḷ Ќ b Ő Dz ╗Dz ฌ ╗ùО Dz 7●●ฌ
ԱAƆDzฌ ԱAƆDzฌ Ḛ Ő A Ћ Dz Ձฌ Ḛ Őฌ A Ћ Dz Ձฌ
ԱAƆDzฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ Ա A Ɔ Dz ฌ ԱAƆDzฌ ԱAƆDzฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ Ա A Ɔ Dz ฌ Ḛ Ő A Ћ Dz Ձฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ ԱAƆDzฌ Ḛ Ő A Ћ Dz Ձฌ
ԱAƆDzฌ ԱAƆDzฌ
फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ ԱAƆDzฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ Ա A Ɔ Dz ฌ
ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ
╗Û Ḷ 7ՁA Ќ Dz Ɔ 7ֱ7Û ●╗Ġ 7О A Ő ì ●Ќ Ḛִ 7ฌḚ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ ╗Û Ḷ 7ՁA Ќ Dz Ɔ 7ֱ7Û ●╗Ġ 7О A Ő ì ●Ќ Ḛִ 7ฌḚ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ ̶ՙƥ7Ő Dz Ɔ ●C Dz Ќ ╗●A Ձ7b Ḷ ՁՁDz b ╗Ḷ Ő ฌ
Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Û Dz Ɔ ╗7b Ⓢ Ɔ ╗Ḷ Ҝ 7Ɔ ╗Ő Dz Dz ╗7Ɔ Dz b ╗●Ḷ Ќ ฌ Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Û Dz Ɔ ╗7b Ⓢ Ɔ ╗Ḷ Ҝ 7Ɔ ╗Ő Dz Dz ╗7Ɔ Dz b ╗●Ḷ Ќ ฌ
A C A О ╗Dz C 7+Ő Ḷ Ҝ 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ֱ‫̶ں‬ฌ A C A О ╗Dz C 7+Ő Ḷ Ҝ 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ֱ‫̶ں‬ฌ О Dz Ő 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ֱՙ7777777777777Ќ77╗Ɔ
7777777777
Ќ ╗Ɔ ฌ Ќ ╗Ɔ ฌ
ƆDzb╗●ḶЌƆฌ
Ћ●ՁՁAḚDz7ธ‫ں‬ฌ
ƆⓈҜҜDzŐՁ●Ќ7ÛDzƆ╗ฌ

bḶЌbDzО╗ⓈAՁ7ŐḶACÛAù7ОՁAЌฌ

Ɔ Dz b ╗●Ḷ Ќ 7Ћ ֱЋ ฌ
bՁฌ

̶xƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ธㅡƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ
ՙ″ƥ7Ő Ḷ Û ฌ

ㄦƥฌ ‫ںں‬ƥฌ ‫ںں‬㈠″ՙƥฌ ‫ںں‬ƥฌ


ㄦƥฌ ƆĠ AŐDzC ฌ ㄦ㈠″″ƥฌ ‫ںں‬㈠″ՙƥฌ ‫ںں‬ƥฌ ㄦƥฌ ฎƥฌ
‫ں‬ՙƥฌ ƆÛ ฌ ฎƥฌ ธƥ7 Ա ●ì Dz ฌ ՁDz +╗ฌ ՁDz +╗ฌ Ա ●ì Dz ฌ ธƥฌ ฎƥฌ ฎƥฌ
ՁA Ќ Dz ฌ ╗Ġ Ő Ḷ Ⓢ Ḛ Ġ ゜Ő ●Ḛ Ġ ╗ฌ ╗Ⓢ Ő Ќ 7Ḷ Ќ Ձùฌ ╗Ⓢ Ő Ќ 7Ḷ Ќ Ձùฌ Ҝ Dz C ●A Ќ ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ՁA Ќ Dzฌ ƆÛ ฌ
ՁA Ќ Dz ฌ

̶ ̬‫ں‬7Ҝ Ҝ A Ṳฌ
A Ṳฌ
ธ ੧ 7Ҝ ●Ќ ฌ 7 ̶̬‫ں‬77Ҝ ●Ќ ฌ
ธ ㈠x੧ ฌ ธ੧
ธ ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ ㈠x੧ ฌ

Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ फA फ7╗ù О Dz ฌ फA फ7╗ù О Dz ฌ Ɔ ●C Dz Û A Ձì 7Ḷ
Û A Ձì Û A ùฌ ╗ùО Dz 7●●ฌ Ҝ Dz C ●A Ќ ฌ
О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Ḛ Ő A Ћ Dz Ձฌ Ҝ Dz C ●A Ќ 7 ╗ùО Dz 7●ฌ ╗ùО Dz 7●●ฌ Û A Ձì Û A ùฌ
╗ùО Dz 7●●ฌ b Ⓢ Ő Ա 7ӧ╗ùО ỏฌ b Ⓢ Ő Ա 7ӧ╗ù О ỏḚ Ő A Ћ Dz Ձฌ A Ɔ О Ġ A Ձ╗7b Ḷ Ќ b Ő Dz ╗Dz ฌ
ԱAƆDzฌ Ա A 7Ɔ Dz ฌ Ḛ Ő A Ћ Dz Ձฌ
Ḛ Ő A Ћ Dz Ձฌ फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ ԱAƆDzฌ
ԱAƆDzฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ
ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ

b A Ő Ő ●A Ḛ Dz 7Ġ ●ՁՁ7ִ 7A Ő 7Ġ ●ՁՁƆ 7●Ќ ╗Dz Ő Ɔ Dz b ╗●Ḷ Ќ ฌ


Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Û Dz Ɔ ╗7b Ⓢ Ɔ ╗Ḷ Ҝ 7Ɔ ╗Ő Dz Dz ╗7Ɔ Dz b ╗●Ḷ Ќ 777777Ќ77╗Ɔ
77777777777777
ĠḶŐ●Ύ㈠ฌ
ЋDzŐ╗㈠ฌ

xธ゜‫ ں‬ธ゜ธx‫ ں‬ฎฌ


xธ゜‫ ں‬ธ゜ธx‫ ں‬ฎฌ
xธ゜‫ ں‬ɱ゜ธx‫ ں‬ฎฌ
Ќ゜A7
ƆbAՁDz̬ฌ Ќ゜A7

ì╗b7
CDzĠ7
ҜİҜฌ
ՙฎㄦ‫ں‬ฌ

CŐAÛЌ7Աù̬ฌ
CDzƆ●ḚЌDzC7Աù̬ฌ
bĠDzbìDzC7Աù̬ฌ
ОŐḶİDzb╗7ЌḶ̬ฌ

ОŐİֱՙธㅡ″ธ
xธ゜ธธ゜‫ں‬ฎ ƆĠDzDz╗ฌ

C╗ฌ
‫ں‬7 Ḷฌ ‫ں‬7 ƆĠDzDz╗Ɔฌ
CŐAÛ●ЌḚ7ЌḶ㈠ฌ
MDR-72778
Ġ̬⇓ՙฎㄦ‫⇓ ں‬Aผ֭Ŵ7‫ ں‬7bਙこ⇡ħ่֭₡⇓Dzゥγħ⇡ħ‫⇓⎯ש‬ŐḶACÛAù7ƆDzb╗●ḶЌƆ㈠₡ʉ‫ف‬ฌ
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MDR-72778
MDR-72778 [PRJ-72462] - MASTER DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: HOWARD HUGHES
COMPANY, LLC
NORTHWEST CORNER OF FAR HILLS DRIVE AND CLARK COUNTY 215
03/01/18
MDR-72778 [PRJ-72462] - MASTER DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: HOWARD HUGHES
COMPANY, LLC
NORTHWEST CORNER OF FAR HILLS DRIVE AND CLARK COUNTY 215
03/01/18
MDR-72778 [PRJ-72462] - MASTER DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: HOWARD HUGHES
COMPANY, LLC
NORTHWEST CORNER OF FAR HILLS DRIVE AND CLARK COUNTY 215
03/01/18
ОŐİֱՙธㅡ″ธ
xธ゜ธธ゜‫ں‬ฎ

MDR-72778
ОŐİֱՙธㅡ″ธ
xธ゜ธธ゜‫ں‬ฎ

MDR-72778
PRJ-72462
03/05/18

MDR-72778
Agenda Item No.: 48.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
MDR-72833 - MASTER DEVELOPMENT PLAN REVIEW - PUBLIC HEARING -
APPLICANT/OWNER: HOWARD HUGHES COMPANY, LLC - For possible action on a
request for a Summerlin Development Plan Review for Village 24A on 102.56 acres at the
northwest corner of Alta Drive and Sky Vista Drive (portions of APNs 137-22-000-017 and 137-
28-000-001), P-C (Planned Community) Zone, Ward 2 (Seroka) [PRJ-72831]. Staff
recommends APPROVAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 2 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Protest Postcard and E-comment Log
MDR-72833 [PRJ-72831]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: HOWARD HUGHES COMPANY, LLC

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
MDR-72833 Staff recommends APPROVAL, subject to conditions: N/A

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 34

NOTICES MAILED 2178

PROTESTS 2

APPROVALS 0

SS
MDR-72833 [PRJ-72831]
Conditions Page One
April 10, 2018 - Planning Commission Meeting

** CONDITIONS **

MDR-72833 CONDITIONS

Planning

1. Approval of a General Development Plan Review (MDR-72841) for the


undeveloped portions of Summerlin West.

2. Conformance with the Summerlin Village 24A development plan, date stamped
02/22/18, except as amended by conditions herein.

3. The maximum number of dwelling units shall be 527.

4. Recordation of a Parcel Map, such as PMP-72289, defining the boundaries of


Summerlin Village 24A prior to submittal of a Tentative Map over this area.

5. All development shall be in conformance with the Summerlin Development


Standards.

6. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.

Public Works

7. On the Final Map for this site, dedicate rights-of-way per Standard Drawing #201.1
at the intersection of Sky Vista Drive and Alta Drive and a bus turnout per Standard
Drawing #234.1 on Alta Drive just west of Sky Vista Drive.

8. Prior to or concurrent with development of each parcel/village, appropriate right of


way dedications, street improvements, drainage plan/study submittals, drainage
improvements, sanitary sewer collection system extensions and traffic impact
analyses including traffic mitigation plans along with signal participation schedules
and pedestrian circulation plans may be required by the Department of Public
Works. Provide appropriate easements for all public facilities (sewer, drainage,
sidewalk, traffic signal, streetlighting, etc.) as required by the Department of Public
Works. Comply with such requirements when imposed and/or when compliance is
indicated.

SS
MDR-72833 [PRJ-72831]
Conditions Page Two
April 10, 2018 - Planning Commission Meeting

9. Provide a minimum of two lanes of paved legal access from an existing paved
public street to each individual development area prior to occupancy of any
buildings within each development area.

10. Development of this site shall substantially conform to Summerlin Improvement


Standards. Approval of deviations to the Summerlin Improvement Standards may
be approved through the approval of a Master Tentative Map. Street lighting shall
be per Standard Drawing #300.S3.

11. All landscaping within public rights of way or common areas shall be maintained by
the Master Developer or his designee. A License Agreement shall be obtained
prior to installation of any private improvements or landscaping within public rights
of way. All installed landscaping, whether in public rights-of-way or within common
area properties, shall be situated and maintained so as to not create sight visibility
obstructions for vehicular traffic at all development access drives and all adjacent,
abutting street intersections.

12. An update to the “Summerlin West” Master Sewer Plan for the overall site must be
submitted to and approved by the Department of Public Works prior to the
issuance of any site grading or building permits or the recordation of a Parent Final
Map, whichever may occur first. Additional specific village and/or site sewer
plan/studies may be required with each individual pod or phase of development
activity based upon sewer capacities at the time of development. Comply with all
recommendations of the “Summerlin West” Master Sewer Plan.

13. A Traffic Impact Analysis must be submitted to and approved by the Department of
Public Works prior to the issuance of any building or grading permits, submittal of
any construction drawings or the recordation of a Map subdividing this site,
whichever may occur first. Comply with the recommendations of the approved
Traffic Impact Analysis prior to occupancy of the site. The Traffic Impact Analysis
shall also include a section addressing Standard Drawings #234.1 #234.2 and
#234.3 to determine additional right-of-way requirements for bus turnouts adjacent
to this site, if any; dedicate all areas recommended by the approved Traffic Impact
Analysis. All additional rights of way required by Standard Drawing #201.1 for
exclusive right turn lanes and dual left turn lanes shall be dedicated prior to or
concurrent with the commencement of on site development activities unless
specifically noted as not required in the approved Traffic Impact Analysis. Phased
compliance will be allowed if recommended by the approved Traffic Impact
Analysis. No recommendation of the approved Traffic Impact Analysis, nor
compliance therewith, shall be deemed to modify or eliminate any condition of
approval imposed by the Planning Commission or the City Council on the
development of this site. The Traffic Study required by MDR-72778 and MDR-
72841 may be used to satisfy this condition, provided it addresses impacts related
to this site.

SS
MDR-72833 [PRJ-72831]
Conditions Page Three
April 10, 2018 - Planning Commission Meeting

14. A Drainage Plan and Technical Drainage Study must be submitted to and
approved by the Department of Public Works prior to the issuance of any building
or grading permits or submittal of any construction drawings, whichever may occur
first. Provide and improve all drainageways recommended in the approved
drainage plan/study. The developer of this site shall be responsible to construct
such neighborhood or local drainage facility improvements as are recommended
by the City of Las Vegas Neighborhood Drainage Studies and approved Drainage
Plan/Study concurrent with development of this site.

15. The approval of all Public Works related improvements shown on this Master
Development Review is in concept only. Cross Sections provided may be used in
construction provided that their uses in roadway designs are acceptable to the
Department of Public Works. Specific design and construction details relating to
size, type and/or alignment of improvements, including but not limited to street,
sewer and drainage improvements, shall be resolved prior to approval of the
construction plans by the City. No deviations from adopted Summerlin and/or City
Standards shall be allowed unless specific written approval for such is received
from the City Engineer prior to the recordation of a Final Map or the approval of
subdivision related construction plans, whichever may occur first. We reserve the
right to impose additional conditions of approval for each individual development
site when such plans are known. We anticipate the need for additional conditions
concurrent with approval of the Master Tentative Map(s) and/or Village Map(s) for
this site.

SS
MDR-72833 [PRJ-72831]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

As required by the Summerlin Development Standards, a Development Plan Review is


requested for a proposed Summerlin village (Village 24A), located directly north of
Village 24 at the northwest corner of Alta Drive and Sky Vista Drive.

ISSUES

 The Summerlin Development Standards Section V requires City Council approval of


a plan for development of each village identifying the location and size of interior
development parcels, uses and density ranges, community facilities and other
amenities that will steer future development of the village.
 The Master Developer reviewed and approved the submitted Development Plan on
01/22/18.
 Prior to submittal of a Tentative Map over the area proposed for Summerlin Village
24A, a Parcel Map, such as PMP-72289, must be recorded that defines the village
boundaries.

DETAILS OF DEVELOPMENT PLAN

Max.
Development Land Use Max. Density Gross Area
Residential
Parcel Designation (unit/acre) (acres)
Units
N SF3 10 25.57 255
O SF3 10 27.28 272
DB 4/5 COS N/A 48.39 0
DC-1 DC N/A 1.32 0
TOTAL 102.56 527
*For each developer parcel, fractions on the maximum number of dwelling units are
rounded down to the whole unit.

ANALYSIS

On the General Development Plan approved with the Summerlin West Development
Agreement recorded 11/21/97, the subject area was shown as part of Village 28 and
contained a General Plan designation of ML (Medium Low Density Residential), which
allowed up to 11.49 dwelling units per acre. Concurrently with this Development Plan,

SS
MDR-72833 [PRJ-72831]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting

an updated General Development Plan (MDR-72841) is proposed that defines the


boundaries of Village 24A and changes the projected land use designations to SF3
(Single Family Detached) and COS (Community Open Space).

Village 24A will be a northern extension of Village 24 (Stonebridge), with two residential
developer parcels (N and O) proposed along Alta Drive and Sky Vista Drive. The two
parcels are to be separated by a drainage channel feeding from an existing detention
basin (labeled as Parcel DB 4/5 to the west. Sky Vista Drive and Alta Drive are the
main thoroughfares that define the boundaries of Village 24A. Access to the two
residential parcels will be provided by a new collector street with a traffic circle near the
entrance to Parcel O. Trails will be provided along each of these streets and along the
edge of the detention basin. No recreation facilities or other open space amenities are
planned at this time.

The residential parcels may add up to 527 new units based on parcel area. At the most
recent review of the Summerlin West Development Agreement in 2016, research
revealed that 5,583 dwelling units of the maximum allowed 30,000 units (about 19%)
have been developed within Summerlin West. Although additional units have been
constructed since 2016, the dwelling units proposed as part of this Development Plan
will not significantly add to the total number of units. The maximum density in the SF3
(Single Family Detached) District is 10 dwelling units per acre; in most cases, the actual
developed density is much less than 10 units per acre.

Development standards are determined by the Summerlin Development Standards by


authority of the Summerlin West Development Agreement. Summerlin intends to follow
the design criteria for Stonebridge, although the City does not enforce such standards.
Development of streets and other offsite improvements are subject to the Summerlin
Improvement Standards. Deviations to such standards may be submitted for review by
the city as part of the village tentative map.

A parcel map that defines the area and boundaries of Summerlin Village 24A must
record prior to the submittal of a tentative map over the village area. A Parcel Map
(PMP-72289) for this purpose is currently in review. A condition of approval addresses
this issue.

This request was determined to be a Project of Regional Significance as defined in LVMC


Title 19.18.020. The project area lies within one half-mile of the city limits and could result
in a project with a tentative map including 500 lots or more, or a planned unit development
of 500 units or more. A Development Impact Notice and Assessment (DINA) was sent to
affected agencies for review. No comments pertaining to this project have been received.

SS
MDR-72833 [PRJ-72831]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

FINDINGS (MDR-72833)

With approval of the concurrent review of the proposed update to the General
Development Plan for the undeveloped portions of Summerlin West, the proposed
Development Plan for Village 24A will be viable. The mix of uses proposed is an
extension of Village 24, primarily adding low to medium low density single family
residential, which will not significantly affect traffic flow in this area. These uses are
compatible with the adjacent Village 23B to the east, which also includes the SF3
(Single Family Detached) designation along its boundary with Sky Vista Drive. Staff
therefore recommends approval, subject to conditions.

BACKGROUND INFORMATION

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The City Council approved a Development Agreement (DA-0001-96)
for the development of the Summerlin Planned Community west of the
215 Beltway between Charleston Boulevard and Cheyenne Avenue.
01/27/97 The Planning Commission and staff recommended approval. The
agreement was adopted as Ordinance 4069 on 02/24/97 and was
recorded 11/21/97. This document included the General Development
Plan for Summerlin West.
The City Council approved a Rezoning (Z-0119-96) from N-U (Non-
Urban) to P-C (Planned Community) on 8,318 acres along the west
01/27/97 side of Clark County 215, between Charleston Boulevard and Lake
Mead Boulevard. The Planning Commission and staff recommended
approval.
The City Council approved a request for a Master Development Plan
Review (MDR-3867) for Summerlin Village 24 on 502.20 acres
05/05/04 adjacent to the west side of Sky Vista Drive, between Alta Drive and
Charleston Boulevard. The Planning Commission and Staff
recommended approval.
The City Council approved a revised Summerlin Development
09/15/04
Standards document (DIR-3934), which is still in effect.
Department of Planning staff approved a request for a Minor
Modification (MOD-54315) of the approved Summerlin Village 24
06/19/14 Master Development Plan (MDR-3867) for a proposed 20-pod Planned
Community on 501.10 acres at the northwest corner of Charleston
Boulevard and Sky Vista Drive.

SS
MDR-72833 [PRJ-72831]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting

Related Relevant City Actions by Planning, Fire, Bldg., etc.


Department of Planning staff approved a request for a Minor
Modification (MOD-57324) of the approved Summerlin Village 24
01/07/15 Master Development Plan (MDR-3867) for a proposed 16-pod Planned
Community with seven common open space parcels on 502.10 acres
at the northwest corner of Charleston Boulevard and Sky Vista Drive.
A four-lot Parcel Map (PMP-72289) on 5056.14 acres at the southwest
corner of Lake Mead Boulevard and Clark County 215 was submitted
12/14/17
for technical review. This map has not yet been recorded, but intends
to show the proposed Summerlin Village 24A area as Lot 3.
The Planning Commission will review a proposed revision (MDR-
72841) to the General Development Plan for the undeveloped portions
04/10/18
of Summerlin West on 5,054.53 acres at the northwest corner of Far
Hills Avenue and Clark County 215.
A two-year review of the Development Agreement for Summerlin West
06/06/18
is expected to be presented to the City Council.

Most Recent Change of Ownership


12/18/97 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


There are no related building permits or business licenses pertaining to the subject site.

Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss
01/08/18
submittal requirements for a Summerlin Development Review.

Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.

Field Check
The site is undeveloped, except for a detention basin west of the
03/01/18
intersection of Alta Drive and Sky Vista Drive.

SS
MDR-72833 [PRJ-72831]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting

Details of Application Request


Site Area
Gross Acres 102.56

Existing Land
Use Per Title Planned or Special
Surrounding Existing Zoning
19.12/Summerlin Land Use
Property District
Development Designation
Standards
SF3 (Single Family
Subject Detached) P-C (Planned
Undeveloped
Property COS (Community Community)
Open Space)
Medium Low Density
Residential (General P-C (Planned
North Undeveloped
Development Plan Community)
Designation)
MF2 (Medium Density
Undeveloped
Multi-Family)
SF3 (Single Family P-C (Planned
South Undeveloped
Detached) Community)
Elementary/Junior NF (Neighborhood
High/High School Focus)
Single Family SF3 (Single Family P-C (Planned
East
Detached Detached) Community)
Medium Low Density
Residential (General P-C (Planned
West Undeveloped
Development Plan Community)
Designation)

Master and Neighborhood Plan Areas Compliance


Summerlin West Development Agreement Y
Special Area and Overlay Districts Compliance
P-C (Planned Community) District Y

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MDR-72833 [PRJ-72831]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting

Other Plans or Special Requirements Compliance


Trails (within the Development Plan) Y
Las Vegas Redevelopment Plan Area N/A
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification
Y
Assessment)
Project of Regional Significance Y

DEVELOPMENT STANDARDS

(SF3) Single Family Detached Required/Allowed


Min. Lot Size N/A
Min. Lot Width N/A
Max. Density 10 du/gross acre
Min. Setbacks
 Front 18 Feet*
 Side 5 Feet
 Corner 15 Feet
 Rear 15 Feet
Max. Lot Coverage N/A
Max. Building Height 45 Feet
*The front yard building setback, exclusive of the garage, may be 10 feet, and may be
reduced to 6 feet from the back of sidewalk if the sidewalk is detached from the curb by
at least 4 feet. Side entry garages may have a 10-foot front yard setback, and may be
reduced to 6 feet from the back of sidewalk if the sidewalk is detached from the curb by
at least 4 feet.

Each development is reviewed by the Summerlin Residential Design Review Committee


prior to submittal to the City of Las Vegas for review. There may be more restrictive
standards for a specific development than required by the Summerlin Development
Standards.

SS
MDR-72833

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ㄦƥฌ ฎƥฌ ‫ںں‬ƥฌ ‫ںں‬㈠″ՙƥฌ ‫ں‬″㈠″″ƥฌ ‫ںں‬㈠″ՙƥฌ ‫ںں‬ƥฌ ฎƥฌ ฎƥฌ ฎƥฌ ╗Ő A ●Ձฌ
‫ں‬ՙƥฌ ƆÛ ฌ ธƥฌ Ա ●ì Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ Ҝ Dz C ●A Ќ ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ Ա ●ì Dz ฌ ธƥฌ
╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ՁA ƆÛ ฌ ‫ںں‬ƥฌ ‫ںں‬ƥฌ ‫ںں‬ƥฌ ‫ں‬xƥฌ
ՁA Ќ Dz ฌ Ќ Dzฌ ㄦƥฌ ㄦƥฌ ՙ㈠ㄦƥฌ ″ƥฌ ‫ں‬xƥฌ ㄦƥฌ
‫ں‬xƥฌ ОAŐìֱ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ О A Ő ì ●Ќ Ḛ ฌ Ա ●ì Dz ฌ Ɔ Dz Ҝ ●ֱ
ƆÛ ฌ ОAŐìֱ ƆÛ ฌ
̶̬‫ں‬7Ҝ A Ṳฌ Û A ù7 ธƥฌ Û A ùฌ ╗Ő A ●Ձฌ О Ő ●Ћ A ╗Dz ฌ
″ƥฌ
Ҝ A Ṳฌ
ธ ੧ 7Ҝ ●Ќ ฌ
ธ ㈠x੧ ฌ 7̶̬‫ں‬77Ҝ ●Ќ ฌ ̶ ̬‫ں‬7Ҝ A Ṳฌ
̶ ̬‫ں‬7Ҝ A Ṳฌ Ҝ A Ṳฌ ธ੧ ธ ੧ 7Ҝ A Ṳฌ ̶ ̬‫ں‬7Ҝ ●Ќ ฌ
ธ੧ 7Ҝ ●Ќ ฌ 7̶̬‫ں‬77Ҝ ●Ќ ฌ ธ ㈠x੧ ฌ ธ㈠x੧ ฌ ●Ќ ฌ ธ੧

ธ ㈠x੧ ฌ ธ㈠x੧ ฌ ธ੧ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ ธ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ㈠x੧ ฌ
ธ㈠x੧ ฌ ธ ㈠x੧ ฌ
Û A Ձì Û A ùฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
╗ùО Dz 7●●ฌ О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ ╗ùО Dz 7●●ฌ Û A Ձì Û A ùฌ
Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ḛ Ő A Ћ Dz Ձฌ ╗ù О Dz 7●ฌ
╗ùО Dz 7●●ฌ फA फ7╗ù О Dz ฌ फA फ7╗ùО Dz ฌ Ḛ Ő A Ћ Dz Ձฌ Ḛ Ő A Ћ Dz Ձฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
Û A Ձì Û A ùฌ Ҝ Dz C ●A Ќ 7 ╗ù О Dz 7●ฌ ╗ùО Dz 7●●ฌ
फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Ḛ Ő A Ћ Dz Ձฌ Ҝ Dz C ●A Ќ ฌ ╗ù О Dz 7●●ฌ Û A Ձì Û A ùฌ ԱAƆDzฌ ԱAƆDzฌ A Ɔ О Ġ A Ձ╗ฌ
Ա A Ɔ Dz ฌ b Ḷ Ќ b Ő Dz ╗Dz ฌ
फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ
Ḛ Ő A Ћ Dz Ձฌ Û A Ձì Û A ùฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ
╗ùО Dz 7●●ฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ Ա A Ɔ Dz ฌ b Ⓢ Ő Ա 7ӧ╗ùО ỏฌ b Ⓢ Ő Ա 7ӧ╗ù О ỏḚ Ő A Ћ Dz Ձฌ A Ɔ О Ġ A Ձ╗7b Ḷ Ќ b Ő Dz ╗Dz ฌ Ḛ Ő A Ћ Dz Ձฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ Ḛ Ő A Ћ Dz Ձฌ Ḛ Ő A Ћ Dz Ձฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ
Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
Ḛ Ő A Ћ Dz Ձฌ Ա A 7Ɔ Dz ฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ ԱAƆDzฌ Ḛ Ő A Ћ Dz Ձฌ Û A Ձì Û A ù7 ╗ùО Dz 7●●ฌ
ԱAƆDzฌ ԱAƆDzฌ ԱAƆDzฌ ԱAƆDzฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ ╗ùО Dz 7●●ฌ
ԱAƆDzฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ Ḛ Ő A Ћ Dz Ձฌ
फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Ḛ Ő A Ћ Dz Ձฌ ԱAƆDzฌ
Ḷ Ⓢ Ő 7ՁA Ќ Dz Ɔ 7ֱ7Ḷ Ќ Dz 7Û A ù ฌ
О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ
Ḷ Ⓢ Ő 7ՁA Ќ Dz Ɔ 7ֱ7Û ●╗Ġ 7Ҝ Dz C ●A Ќ ฌ
ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ ԱAƆDzฌ
О Dz Ő 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ֱㄦA 7777777777Ќ7╗Ɔ
7777777777 Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Û Dz Ɔ ╗7b Ⓢ Ɔ ╗Ḷ Ҝ 7Ɔ ╗Ő Dz Dz ╗7Ɔ Dz b ╗●Ḷ Ќ ฌ ╗Ġ Ő Dz Dz 7ՁA Ќ Dz Ɔ 7ֱ7Ḷ Ќ Dz 7Û A ù 7Û ●╗Ġ 7О A Ő ì ●ЌƆÛ ●ḚฌCA ՁìDz ÛฌÛAAՁìù 7Ḷ Ő ฌ
A C A О ╗Dz C 7+Ő Ḷ Ҝ 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ֱㄦA ฌ Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Û Dz Ɔ ╗7b Ⓢ Ɔ ╗Ḷ Ҝ 7Ɔ ╗Ő Dz Dz ╗7Ɔ Dz b ╗●Ḷ Ќ 777777777777777Ќ7╗Ɔ
7777777777777777
Ќ ╗Ɔ ฌ A C A О ╗Dz C 7+Ő Ḷ Ҝ 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ֱ″ฌ
Ɔ Dz b ╗●Ḷ Ќ ฌ
ì ‫ֱں‬ì ‫ں‬ฌ Ɔ Dz b ╗●Ḷ Ќ 7ì ธֱì ธฌ Ɔ Dz b ╗●Ḷ Ќ 7Ќ ֱЌ ฌ
bՁฌ bՁฌ
bՁฌ
ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ㅡ‫ں‬ƥ7Ő Ḷ Û ฌ ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ㅡ‫ں‬ƥ7Ő Ḷ Û ฌ ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ธㅡƥฌ
ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ̶ՙƥ7Ő Ḷ Û ฌ ธxƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ
″㈠ㄦƥฌ ธㅡƥ7+●Ő Dz 7ՁA Ќ Dz ฌ ″㈠ㄦƥฌ ″㈠ㄦƥฌ ธㅡƥ7+●Ő Dz 7ՁA Ќ Dz ฌ ″㈠ㄦƥฌ
ㄦƥฌ b ⓈŐԱฌ ‫ں‬ธƥฌ ‫ں‬ธƥฌ b ⓈŐԱฌ ㄦƥฌ ㄦƥฌ b ⓈŐԱฌ ‫ں‬ธƥฌ ‫ں‬ธƥฌ b ⓈŐԱฌ ㄦƥฌ
ՙƥฌ ƆÛ ฌ ฎƥฌ ธƥฌ Ɔ ●C Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ Ɔ ●C Dz ฌ ธƥฌ ฎƥฌ ƆÛ 7 ՙƥฌ ฎƥฌ ƆÛ 7 ՙƥ7 ธƥฌ Ɔ ●C Dz ฌ ╗Ő A Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ Ɔ ●C Dz ฌ ธƥฌ ՙƥฌ ƆÛ 7 ฎƥฌ ㄦƥฌ ฎƥฌ
ɱƥฌ ƆÛ ฌ ‫ں‬xƥฌ ธƥ7 ̶̶ƥฌ ธƥฌ ″ƥฌ ƆÛ 7 ″ƥฌ
О A Ő ì ●Ќ Ḛ ฌ О A Ő ì ●Ќ Ḛ ฌ О A Ő ì ●Ќ Ḛ ฌ О A Ő ì ●Ќ Ḛ ฌ
̶ ̬‫ں‬7Ҝ A Ṳฌ Ṳฌ ̶ ̬‫ں‬7Ҝ A Ҝ A Ṳฌ
̶̬‫ں‬7Ҝ A Ќ ฌ Ṳฌ ̶ ̬‫ں‬77Ҝ ●Ќ ฌ ̶ ̬‫ں‬7Ҝ A Ҝ A Ṳฌ
ธ੧ 7Ҝ ●Ќ ฌ 7Ҝ ● ธ ੧ 7Ҝ ●Ќ ฌ Ṳฌ ̶ ̬‫ں‬77Ҝ ●Ќ ฌ
ธ ㈠x੧ ฌ
ธ㈠x੧ ฌ ธ㈠x੧ ฌ ธ ੧ ธ ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ ੧ ธ ੧ 7Ҝ ●Ќ ฌ ธ੧
ธ ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ ㈠x੧ ฌ

bḶЌbDzО╗ⓈAՁ7ŐḶACÛAù7ОՁAЌฌ
ธ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ㈠x੧ ฌ
Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
Û A Ձì Û A ùฌ Û A Ձì Û A ùฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ
О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Û A Ձì Û A ùฌ О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Û A Ձì Û A ùฌ Û A Ձì Û A ùฌ
╗ùО Dz 7●ฌ A Ɔ О Ġ A Ձ╗ฌ ╗ùО Dz 7●ฌ A Ɔ О Ġ A Ձ╗ฌ Û A Ձì Û A ùฌ
╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ ╗ùО Dz 7●●ฌ О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ ╗ù О Dz 7●●ฌ ╗ù О Dz 7●ฌ A Ɔ О Ġ A Ձ╗ฌ
Ḛ Ő A Ћ Dz Ձฌ फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ Ḛ Ő A Ћ Dz Ձฌ Ḛ Ő A Ћ Dz Ձ7b Ḷ Ќ b Ő Dz ╗Dz ฌ Ḛ Ő A Ћ Dz Ձฌ Ḛ Ő A Ћ Dz Ձฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ Ḛ Ő A Ћ Dz Ձฌ Ḛ Ő A Ћ Dz Ձ7b Ḷ Ќ b Ő Dz ╗Dz ฌ ╗ùО Dz 7●●ฌ Ḛ Ő A Ћ Dz Ձฌ b Ḷ Ќ b Ő Dz ╗Dz ฌ ╗ùО Dz 7●●ฌ
Ḛ Ő A Ћ Dz Ձฌ

ƆⓈҜҜDzŐՁ●Ќ7ÛDzƆ╗ฌ
ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ Ա A Ɔ Dz ฌ ԱAƆDzฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ Ա A Ɔ Dz ฌ ԱAƆDzฌ Ḛ Ő A Ћ Dz Ձฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ ԱAƆDzฌ Ḛ Őฌ A Ћ Dz Ձฌ Ḛ Ő A Ћ Dz Ձฌ
ԱAƆDzฌ ԱAƆDzฌ ԱAƆDzฌ ԱAƆDzฌ ԱAƆDzฌ फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ Ա A Ɔ Dz ฌ
फՁफ7╗ùО Dz 7b Ⓢ Ő Ա ฌ फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ ԱAƆDzฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ
ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ
╗Û Ḷ 7ՁA Ќ Dz Ɔ 7ֱ7Û ●╗Ġ 7О A Ő ì ●Ќ Ḛִ 7ฌḚ Ⓢ ╗╗Dz Ő 7ӧ╗ù О ỏฌ ╗Û Ḷ 7ՁA Ќ Dz Ɔ 7ֱ7Û ●╗Ġ 7О A Ő ì ●Ќ Ḛִ 7ฌḚ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ ̶ՙƥ7Ő Dz Ɔ ●C Dz Ќ ╗●A Ձ7b Ḷ ՁՁDz b ╗Ḷ Ő ฌ

Ћ●ՁՁAḚDz7ธ‫ں‬ฌ
ƆDzb╗●ḶЌƆฌ
Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Û Dz Ɔ ╗7b Ⓢ Ɔ ╗Ḷ Ҝ 7Ɔ ╗Ő Dz Dz ╗7Ɔ Dz b ╗●Ḷ Ќ ฌ Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Û Dz Ɔ ╗7b Ⓢ Ɔ ╗Ḷ Ҝ 7Ɔ ╗Ő Dz Dz ╗7Ɔ Dz b ╗●Ḷ Ќ ฌ
A C A О ╗Dz C 7+Ő Ḷ Ҝ 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ֱ‫̶ں‬ฌ A C A О ╗Dz C 7+Ő Ḷ Ҝ 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ֱ‫̶ں‬ฌ О Dz Ő 7Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Ɔ ╗C 7C Û Ḛ 7Ɔ ֱՙ7777777777777Ќ77╗Ɔ
7777777777
Ќ ╗Ɔ ฌ Ќ ╗Ɔ ฌ
Ɔ Dz b ╗●Ḷ Ќ 7Ћ ֱЋ ฌ
bՁฌ
̶xƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ ธㅡƥ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ฌ
ՙ″ƥ7Ő Ḷ Û ฌ
ㄦƥฌ ‫ںں‬ƥฌ ‫ںں‬㈠″ՙƥฌ ‫ںں‬ƥฌ
ㄦƥฌ ƆĠ AŐDzC ฌ ㄦ㈠″″ƥฌ ‫ںں‬㈠″ՙƥฌ ‫ںں‬ƥฌ ㄦƥฌ ฎƥฌ
‫ں‬ՙƥฌ ƆÛ ฌ ฎƥฌ ธƥ7 Ա ●ì Dz ฌ ՁDz +╗ฌ ՁDz +╗ฌ Ա ●ì Dz ฌ ธƥฌ ฎƥฌ ฎƥฌ
ՁA Ќ Dz ฌ ╗Ġ Ő Ḷ Ⓢ Ḛ Ġ ゜Ő ●Ḛ Ġ ╗ฌ ╗Ⓢ Ő Ќ 7Ḷ Ќ Ձùฌ ╗Ⓢ Ő Ќ 7Ḷ Ќ Ձùฌ Ҝ Dz C ●A Ќ ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ╗Ő A Ћ Dz Ձ7ՁA Ќ Dz ฌ ՁA Ќ Dzฌ ƆÛ ฌ
ՁA Ќ Dz ฌ
̶ ̬‫ں‬7Ҝ Ҝ A Ṳฌ
A Ṳฌ
ธ ੧ 7Ҝ ●Ќ ฌ 7 ̶̬‫ں‬77Ҝ ●Ќ ฌ
ธ ㈠x੧ ฌ ธ੧
ธ ㈠x੧ ฌ ธ ㈠x੧ ฌ ธ ㈠x੧ ฌ
Ɔ ●C Dz Û A Ձì 7Ḷ Ő ฌ फA फ7╗ù О Dz ฌ फA फ7╗ù О Dz ฌ Ɔ ●C Dz Û A Ձì 7Ḷ
Û A Ձì Û A ùฌ ╗ùО Dz 7●●ฌ
О Ő ●Ҝ Dz 7b Ḷ A ╗ฌ Ḛ Ő A Ћ Dz Ձฌ
Ҝ Dz C ●A Ќ ฌ Ҝ Dz C ●A Ќ 7 ╗ùО Dz 7●ฌ ╗ùО Dz 7●●ฌ Û A Ձì Û A ùฌ
╗ùО Dz 7●●ฌ ԱAƆDzฌ
b Ⓢ Ő Ա 7ӧ╗ùО ỏฌ b Ⓢ Ő Ա 7ӧ╗ù О ỏḚ Ő A Ћ Dz Ձฌ A Ɔ О Ġ A Ձ╗7b Ḷ Ќ b Ő Dz ╗Dz ฌ Ḛ Ő A Ћ Dz Ձฌ
Ḛ Ő A Ћ Dz Ձฌ Ա A 7Ɔ Dz ฌ
फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ ԱAƆDzฌ
ԱAƆDzฌ ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ फՁफ7╗ù О Dz 7b Ⓢ Ő Ա ฌ
ִ 7Ḛ Ⓢ ╗╗Dz Ő 7ӧ╗ùО ỏฌ
b A Ő Ő ●A Ḛ Dz 7Ġ ●ՁՁ7ִ 7A Ő 7Ġ ●ՁՁƆ 7●Ќ ╗Dz Ő Ɔ Dz b ╗●Ḷ Ќ ฌ
Ɔ Ⓢ Ҝ Ҝ Dz Ő Ձ●Ќ 7Û Dz Ɔ ╗7b Ⓢ Ɔ ╗Ḷ Ҝ 7Ɔ ╗Ő Dz Dz ╗7Ɔ Dz b ╗●Ḷ Ќ 777777Ќ77╗Ɔ
77777777777777

ĠḶŐ●Ύ㈠ฌ
ЋDzŐ╗㈠ฌ
xธ゜‫ ں‬ธ゜ธx‫ ں‬ฎฌ

xธ゜‫ ں‬ธ゜ธx‫ ں‬ฎฌ

xธ゜‫ ں‬ɱ゜ธx‫ ں‬ฎฌ

ƆbAՁDz̬ฌ Ќ゜A7
Ќ゜A7
CDzƆ●ḚЌDzC7Աù̬ฌ

bĠDzbìDzC7Աù̬ฌ

ОŐḶİDzb╗7ЌḶ̬ฌ
CŐAÛЌ7Աù̬ฌ

ҜİҜฌ

ՙฎㄦ‫ں‬ฌ
CDzĠ7
ì╗b7

Ġ̬⇓ՙฎㄦ‫⇓ ں‬Aผ֭Ŵ7‫ ں‬7bਙこ⇡ħ่֭₡⇓Dzゥγħ⇡ħ‫⇓⎯ש‬ŐḶACÛAù7ƆDzb╗●ḶЌƆ㈠₡ʉ‫ف‬ฌ


ОŐİֱՙธฎ̶‫ں‬
xธ゜ธฎ゜‫ں‬ฎ ƆĠDzDz╗ฌ
C╗ฌ
‫ں‬7 Ḷฌ ‫ں‬7 ƆĠDzDz╗Ɔฌ
CŐAÛ●ЌḚ7ЌḶ㈠ฌ
MDR-72833 [PRJ-72831] - MASTER DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: HOWARD HUGHES
COMPANY, LLC
NORTHWEST CORNER OF ALTA DRIVE AND SKY VISTA DRIVE
03/01/18
MDR-72833 [PRJ-72831] - MASTER DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: HOWARD HUGHES
COMPANY, LLC
NORTHWEST CORNER OF ALTA DRIVE AND SKY VISTA DRIVE
03/01/18
PRJ-72831
02/28/18

MDR-72833
Agenda Item No.: 49.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
MOD-72805 - MAJOR MODIFICATION - PUBLIC HEARING - APPLICANT: GREAT
AMERICAN CAPITAL - OWNER: ISAIAH 55:11 SERIES MICAH 6:8 - For possible action
on a request for a Major Modification of the Town Center Land Use Plan FROM: UC-TC
(URBAN CENTER MIXED USE - TOWN CENTER) AND MS-TC (MAIN STREET MIXED
USE - TOWN CENTER) TO: SC-TC (SERVICE COMMERCIAL - TOWN CENTER) on 5.68
acres at the southwest corner of Rome Boulevard and Riley Street (APN 125-20-802-003), Ward
6 (Fiore) [PRJ-72701]. Staff recommends APPROVAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 1 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL

BACKUP DOCUMENTATION:
1. Location and Aerial Maps - MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-
72701]
2. Conditions and Staff Report - MOD-72805, VAR-72806, SUP-72807 AND SDR-72808
[PRJ-72701]
3. Supporting Documentation - MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-
72701]
4. Photo(s) - MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
5. Justification Letter - MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
6. Protest E-Comment Log for MOD-72805, VAR-72806, SUP-72807 and SDR-72808 [PRJ-
72701]
MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT: GREAT AMERICAN CAPITAL - OWNER:
ISAIAH 55:11 SERIES MICAH 6:8

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
MOD-72805 Staff recommends APPROVAL.
VAR-72806 Staff recommends DENIAL, if approved subject to MOD-72805
conditions:
SUP-72807 Staff recommends DENIAL, if approved subject to MOD-72805
conditions: VAR-72806
SDR-72808 Staff recommends DENIAL, if approved subject to MOD-72805
conditions: VAR-72806
SUP-72807

** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED 28

NOTICES MAILED 170 - MOD-72805 and VAR-72806


170 - SUP-72807
170 - SDR-72808

PROTESTS 1 - MOD-72805 and VAR-72806


1 - SUP-72807
1 - SDR-72808

APPROVALS 0 - MOD-72805 and VAR-72806


0 - SUP-72807
0 - SDR-72808

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April 10, 2018 - Planning Commission Meeting

** CONDITIONS **

VAR-72806 CONDITIONS

Planning

1. Approval of and conformance to the Conditions of Approval for Major Modification


(MOD-72805), Special Use Permit (SUP-72807) and Site Development Plan
Review (SDR-72808) shall be required, if approved.

2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.

3. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.

4. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.

5. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.

SUP-72807 CONDITIONS

Planning

1. Conformance to all Minimum Requirements under the Town Center Development


Standards Manual for an Auto Repair Garage, Minor use.

2. Approval of and conformance to the Conditions of Approval for Major Modification


(MOD-72805), Variance (VAR-72806), and Site Development Plan Review (SDR-
72808) shall be required.

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3. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.

4. A Waiver from the Town Center Development Standards Manual is hereby


approved, to allow a 114-foot distance separation from a single-family detached
dwelling where 330 feet is required.

5. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.

6. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.

7. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.

SDR-72808 CONDITIONS
Planning

1. Approval of and conformance to the Conditions of Approval for Major Modification


(MOD-72805), Variance (VAR-72806), and Special Use Permit (SUP-72807) shall
be required, if approved.

2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.

3. All development shall be in conformance with the site plan, landscape plan, and
building elevations, date stamped 02/27/18, except as amended by conditions
herein.

4. A Waiver from the Town Center Development Standards Manual is hereby


approved, to allow three-foot front yard setback where 15 feet is required.

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5. A Waiver from the Town Center Development Standards Manual is hereby


approved, to allow three-foot rear yard setback where 20 feet is required.

6. A Waiver from the Town Center Development Standards Manual is hereby


approved, to allow zero-foot side yard setback where 10 feet is required.

7. A Waiver from the Town Center Development Standards Manual is hereby


approved, to allow three-foot wide landscape buffer along a portion of the north
property line where 15 feet is required.

8. A Waiver from Title 19.08 is hereby approved, to allow zero-foot wide landscape
buffer along a portion of the east, west, and south property lines where eight feet is
required.

9. A Waiver from Title 19.10 is hereby approved, to allow 11 percent of open space
where 20 percent is required.

10. A Waiver of the Town Development Standards Manual is hereby approved, to


allow the same level of detail to not occur on all four sides of the proposed
buildings where such is required.

11. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.

12. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.

13. A technical landscape plan, signed and sealed by a Registered Architect,


Landscape Architect, Residential Designer or Civil Engineer, must be submitted
prior to or at the same time application is made for a building permit. A permanent
underground sprinkler system is required, and shall be permanently maintained in
a satisfactory manner; the landscape plan shall include irrigation specifications.
Installed landscaping shall not impede visibility of any traffic control device. The
technical landscape plan shall include the following changes from the conceptual
landscape plan:
 Landscape buffer areas shall be planted with one, 24-inch box tree every 20
feet on center with plant materials in accordance with the Town Center
Development Standards Manual.

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14. A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.

15. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.

Public Works

16. Dedicate appropriate right-of-way for a cul-de-sac meeting current City standards
at the south edge of Riley Street prior to the issuance of permits for this site, or in
conjunction with a Map subdividing this site, whichever occurs first.

17. Construct all half-street improvements meeting Town Center Development


Standards on Rome Boulevard adjacent to the portion of this site proposed for
development, including appropriate transition paving, concurrent with the
development of this site. Also, extend temporary asphalt sidewalk eastward along
Rome Boulevard for pedestrian continuity to the intersection of Riley Street.
Required improvements for the remainder of Rome Boulevard and Riley Street
may be deferred subject to a Covenant Agreement guaranteeing such future
improvements.

18. Prior to the approval of Construction drawings for this site, sign a Covenant
Running with Land agreement for the possible future installation of any off-site
improvements per requirements of the Town Center Development Standards that
are deferred by this action. The Covenant agreement must be recorded with the
County Recorder and a copy of the recorded document must be provided to the
City prior to the issuance of building permits for this site.

19. Unless otherwise allowed by the City Engineer, construct sidewalk on at least one
side of all access drives connecting this site to the adjacent public streets
concurrent with development of this site. The connecting sidewalk shall extend
from the sidewalk on the public street to the first intersection of the on-site roadway
network and shall be terminated on-site with a handicap ramp.

20. All landscaping and private improvements installed with this project shall be
situated and maintained so as to not create sight visibility obstructions for vehicular
traffic at all development access drives and abutting street intersections.

21. Meet with the Fire Protection Engineering Section of the Department of Fire
Services to discuss fire requirements for the proposed use of this facility. The
design and layout of all onsite private circulation and access drives shall meet the
approval of the Department of Fire Services. Appropriate fire lanes and turning
radii shall be provided at the rear of the structure.

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22. Submit a License Agreement for landscaping and private improvements in the
Rome Boulevard public right-of-way prior to this issuance of permits for these
improvements. The applicant must carry an insurance policy for the term of the
License Agreement and add the City of Las Vegas as an additionally insured entity
on this insurance policy. If requested by the City, the applicant shall remove
property encroaching in the public right-of-way at the applicant's expense pursuant
to the terms of the City's License Agreement. The installation and maintenance of
all private improvements in the public right of way shall be the responsibility of the
applicant and any successors in interest to the property and assigns pursuant to
the terms of the License Agreement. Coordinate all requirements for the License
Agreement with the Land Development Section of the Department of Building and
Safety (229-4836).

23. A Traffic Impact Analysis must be submitted to and approved by the Department of
Public Works prior to the issuance of any building or grading permits, submittal of
any construction drawings. Comply with the recommendations of the approved
Traffic Impact Analysis prior to occupancy of the site. The Traffic Impact Analysis
shall also include a section addressing Standard Drawings #234.1 #234.2 and
#234.3 to determine additional right-of-way requirements for bus turnouts adjacent
to this site, if any; dedicate all areas recommended by the approved Traffic Impact
Analysis. All additional rights of way required by Standard Drawing #201.1 for
exclusive right turn lanes and dual left turn lanes shall be dedicated prior to or
concurrent with the commencement of on site development activities unless
specifically noted as not required in the approved Traffic Impact Analysis. If
additional rights of way are not required and Traffic Control devices are or may be
proposed at this site outside of the public right of way, all necessary easements for
the location and/or access of such devices shall be granted prior to the issuance of
permits for this site. Phased compliance will be allowed if recommended by the
approved Traffic Impact Analysis. No recommendation of the approved Traffic
Impact Analysis, nor compliance therewith, shall be deemed to modify or eliminate
any condition of approval imposed by the Planning Commission or the City Council
on the development of this site.

24. A Drainage Plan and Technical Drainage Study must be submitted to and
approved by the Department of Public Works prior to the issuance of any building
or grading permits or submittal of any construction drawings, whichever may occur
first. Provide and improve all drainageways recommended in the approved
drainage plan/study. The developer of this site shall be responsible to construct
such neighborhood or local drainage facility improvements as are recommended
by the City of Las Vegas Neighborhood Drainage Studies and approved Drainage
Plan/Study concurrent with development of this site.

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April 10, 2018 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The applicant has proposed to construct a 61,130 square-foot shopping center on a


portion of 5.68 acres at the southwest corner of Rome Boulevard and Riley Street.

ISSUES

 A Major Modification of the Town Center Land Use Plan is requested from UC-
TC (Urban Center – Mixed Use – Town Center) and MS-TC (Main Street Mixed
Use – Town Center) to SC-TC (Service Commercial – Town Center). Staff is
recommending approval of this request.
 A Variance from the Town Center Development Standards Manual is requested
to allow 11 percent of open space where 20 percent is required. Staff is
recommending denial of this request.
 A Special Use Permit is requested to allow an Auto Repair Garage, Minor use in
the proposed SC-TC (Service Commercial – Town Center) district. The request
includes a waiver to allow a 114-foot distance separation from a single-family
detached dwelling where 330 feet is required. Staff is recommending denial of
these requests.
 A Waiver from Title 19.10 is requested to allow 11 percent of open space where
20 percent is required. Staff is recommending denial of this request.
 A Waiver from the Town Center Development Standards Manual is requested to
allow a three-foot front yard setback where 15 feet is required. Staff is
recommending denial of this request.
 A Waiver from the Town Center Development Standards Manual is requested to
allow a three-foot rear yard setback where 20 feet is required. Staff is
recommending denial of this request.
 A Waiver from the Town Center Development Standards Manual is requested to
allow a zero-foot side yard setback where 10 feet is required. Staff is
recommending denial of this request.
 A Waiver from the Town Center Development Standards Manual is requested to
allow a three-foot wide landscape buffer along a portion of the north property line
where 15 feet is required. Staff is recommending denial of this request.
 A Waiver of the Town Development Standards Manual is requested to allow the
same level of detail to not occur on all four sides of the proposed buildings where
such is required. Staff is recommending denial of this request.
 A Waiver from Title 19.08 is requested to allow a zero-foot wide landscape buffer
along a portion of the east, west, and south property lines where eight feet is
required. Staff is recommending denial of this request.

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ANALYSIS
The proposed shopping center consists of a 40,000 square-foot, two-story health club,
15,779 square feet of single-story general retail space, and a 5,351 square-foot single-
story Minor Auto Repair Garage. A small portion of the site includes an existing parking
area for the auto repair garage located on the parcel to the west.

Major Modification
The western portion of the subject site is currently designated UC-TC (Urban Center
Mixed Use – Town Center), with the eastern portion of the subject site being designated
MS-TC (Main Street Mixed Use – Town Center). In order for the subject parcel to be
designated as one district, the applicant has proposed a Major Modification to SC-TC
(Service Commercial-Town Center) on the entire parcel. The proposed Service
Commercial District allows low to medium intensity retail, office or other commercial
uses that are intended to serve primarily the Centennial Hills area. Examples include
neighborhood shopping centers, theaters, bowling alleys and other places of public
assembly and public/ quasi-public uses.

Modifying the Town Center designation to SC (Service Commercial-Town Center) would


eliminate the current split designation and continue the existing designation of SC
(Service Commercial – Town Center) that exists to the west. Staff finds the proposed
SC (Service Commercial-Town Center) district to be compatible with the existing
surrounding districts and is recommending approval of the Major Modification request.

Variance
Title 19.10 requires a minimum of 20 percent of the gross property area proposed to be
added to or developed within the T-C District to be of any combination of open space,
recreation facilities, multi-purpose trails, pedestrian and bikeway facilities, other
common community facilities and landscaped areas in public rights-of-way. Any private
recreation facility which serves more than one individual lot may be counted as a part of
the minimum requirement. The applicant has provided approximately 11 percent of
open space consisting of parking lot landscaping and landscape buffer areas. The
proposed development does not encompass the entire lot and is over parked. Staff finds
the inability to meet the 20 percent open space requirement to be preferential in nature
as there is space available to provide enough landscape buffer area and parking lot
landscaping to meet the 20 percent requirement set forth by both Title 19.10 and the
Town Center Development Standards Manual; therefore, staff is recommending denial
of the Variance request.

Special Use Permit


The Auto Repair Garage, Minor use is defined by Title 19.12 as “a facility for the
performance of minor repairs and service on vehicles of 10,000 pounds gross vehicle
weight or less. Such repairs and service are limited to electronic tune-ups, brake repairs

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Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

(including drum turning), air conditioning repairs, generator and starter repairs, tire
repairs, front end alignments, battery recharging, lubrication, selling/installing minor
parts and accessories, and other similar activities. This use also includes the repair and
installation of other minor elements of an automobile such as windshield wipers, hoses,
windows, etc., but excludes general engine repairs, engine installation, and the repair
and installation of transmissions and differentials.”

The Minimum Special Use Permit Requirements for this use include:

1. Requirement a: All repair and service work shall be performed within a


completely enclosed building.

The proposed use meets this requirement as the proposed structure for the Auto
Repair Garage, Minor use provides enclosed service bays.

2. Requirement b: Openings to the service bays shall not face public rights-of-way
and shall be designed to minimize the visual intrusion into adjoining properties.

The proposed use meets this requirement as the service bays will face south, or
inward toward the shopping center and not towards Rome Boulevard or Riley
Street.

3. Requirement c: No used or discarded automotive parts or equipment shall be


located in any open area outside of an enclosed building.

The proposed use meets this requirement as the structure proposed for the Auto
Repair Garage, Minor provides an enclosed area for automotive parts to be
stored.

4. Requirement d: No outside storage of stock, equipment or residual used


equipment is permitted.

The proposed use meets this requirement as the structure proposed for the Auto
Repair Garage, Minor provides an enclosed area for automotive parts to be
stored.

5. Requirement e: All disabled vehicles shall be stored in an area which is screened


from view from the surrounding properties and adjoining streets. Vehicles shall
not be stored on the property longer than 45 days.

The proposed use meets this requirement as the proposed use is for minor auto
repairs such as oil changes and windshield wiper blade replacement that are

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performed as a same day service, nor has the applicant proposed a screened
storage area for disabled vehicles within the proposed shopping center. If this
condition is not conformed to, the Department of Planning – Code Enforcement
Division will be notified of violations for investigation and possible action.

6. Requirement f: Shall not locate within 330 feet of any single-family detached
dwelling.

The proposed use does not meet this requirement and the applicant has
requested a Waiver to allow the use to be located approximately 114 feet away
from single-family detached dwellings. Staff does not support this Waiver
request.

7. Requirement g: The installation and use of an outside public address or bell


system is prohibited.

The proposed use meets this requirement as no outside public address or bell
system has been proposed or requested for.

The proposed Auto Repair Garage, Minor use does not satisfy Requirement “f” as the
proposed use would be located approximately 114 feet away from a protected use
(existing single-family detached dwellings) to the northeast of the subject site. Staff
does not support a Special Use Permit application with a Waiver of the distance
separation requirement from residential property as the use would be separated by
right-of-way and does not provide the opportunity to shield the existing residences from
errant sounds and smells with alternative buffer means such as a dense landscape
buffer; therefore staff recommends denial of this request.

Site Development Plan Review


The applicant has proposed to develop the western 3.96 acre portion of the subject 5.68
acre site with a 61,130 square-foot shopping center that consist of both single-story and
two-story buildings. The easternmost portion of the site is already developed with a
small parking area for the auto repair garage on the parcel to the west.

The building elevations proposed depict typical storefronts with stucco and stone
veneers. The proposed two-story health club depicts the branding style of the health
club that includes stucco with aluminum accents. The Town Center Development
Standards Manual requires the same level of detail and finish around all sides of a
building in order to provide for a more consistent design and higher quality
development. The applicant is requesting a Waiver to not provide a consistent level of
finish on all sides of the proposed buildings. Staff does not support this request and is
recommending denial as blank and expressionless walls do not provide the level of

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development outlined by both the Town Center Development Standards manual and
Title 19.08. The signage depicted in the submitted elevations is not part of this
application and will be reviewed at a later date through a building permit application.

The retail building floor plan depicts flexible “vanilla” shell space that can be customized
in size depending on future tenant’s special needs. The proposed Auto Repair Garage,
Minor use will inhabit the proposed structure located on the northeast portion of the site
and provide seven roll-up service bays typically found in service facilities such as this.
Level one of the proposed floor plan for the health club depicts men’s and women’s
locker room areas, an indoor pool, kids club (day care facilities for members), and an
open gym area with fitness equipment. The second floor depicts a cardio cinema room,
a spin room (cycling), basketball facilities, and a group exercise room.

The eastern portion of the parcel would not to be developed or improved as part of the
proposed shopping center, and remapped as a separate lot as part of a mapping action
to be done at a later date. Staff of both the Department of Public Works and Planning is
concerned that the narrow, linear shape of this undeveloped portion combined with no
internal access to the proposed shopping center will cause this undeveloped portion of
the site to remain undeveloped indefinitely due to its irregular shape. Once required
landscape buffer areas and setback requirements are provided, the building envelop will
not be sufficient enough to support a viable project, thus leaving an undeveloped lot
adjacent to future right-of-way (Riley Street) indefinitely. As a result, Riley Street will be
left unimproved indefinitely as well. The applicant’s desire to not include this portion of
the subject site adjacent to Riley Street as part of the entire shopping center or a
commercial subdivision is preferential in nature and would only benefit this applicant
and the land owner as the costs of developing the site without improving Riley Street
would be less. Including this remaining 1.72 acre portion of the site as part of a
commercial subdivision to be developed at a later date would eliminate the need for
interior landscape buffers, and would allow for cross axis and shared parking; all of
which increase the buildable envelope, increasing its viability for development at a later
date. If approved as proposed, this portion of the site and the adjacent right-of-way
(Riley Street) will be left unimproved, with the linear portion of the site eligible for
remapping since the Town Center Development Standards Manual does not have
requirements for minimum lot width or size.

Staff finds the proposed Site Development Plan Review with multiple Waivers is
evidence of the applicant’s preference to not comply with the Town Center Development
Standards Manual and is recommending denial of the requested Variance, Special Use
Permit, and Site Development Plan Review.

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FINDINGS (VAR-72806)

In accordance with the provisions of Title 19.16.140(B), Planning Commission and City
Council, in considering the merits of a Variance request, shall not grant a Variance in
order to:

1. Permit a use in a zoning district in which the use is not allowed;


2. Vary any minimum spacing requirement between uses;
3. Relieve a hardship which is solely personal, self-created or financial in nature.”

Additionally, Title 19.16.140(L) states:


“Where by reason of exceptional narrowness, shallowness, or shape of a specific
piece of property at the time of enactment of the regulation, or by reason of
exceptional topographic conditions or other extraordinary and exceptional
situation or condition of the piece of property, the strict application of any zoning
regulation would result in peculiar and exceptional practical difficulties to, or
exceptional and undue hardships upon, the owner of the property, a variance
from that strict application may be granted so as to relieve the difficulties or
hardship, if the relief may be granted without substantial detriment to the public
good, without substantial impairment of affected natural resources and without
substantially impairing the intent and purpose of any ordinance or resolution.”

No evidence of a unique or extraordinary circumstance has been presented, in that the


applicant has created a self-imposed hardship by not complying with the minimum
standards set forth by the Town Center Development Standards Manual for open
space. An alternative site design would allow conformance to the Title 19 requirements.
In view of the absence of any hardships imposed by the site’s physical characteristics, it
is concluded that the applicant’s hardship is preferential in nature, and it is thereby
outside the realm of NRS Chapter 278 for granting of Variances.

FINDINGS (SUP-72807)

In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:

1. The proposed land use can be conducted in a manner that is harmonious


and compatible with existing surrounding land uses, and with future
surrounding land uses as projected by the General Plan.

The proposed Auto Repair Garage, Minor would be located 114 feet from single-
family detached dwellings where the Town Center Development Standards

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requires a minimum of 330 feet. Distance separation requirements were


established to protect such protected uses as a single family residential home
from intense land uses such as an auto repair garage. The proposed use is not
able to be conducted in a manner that is harmonious with the existing single
family homes to the northeast of the subject site.

2. The subject site is physically suitable for the type and intensity of land use
proposed.

Due to the close proximity to single family dwellings, the proposed site is not
suitable for an Auto Repair Garage, Minor use.

3. Street or highway facilities providing access to the property are or will be


adequate in size to meet the requirements of the proposed use.

Site Access is proposed from Rome Boulevard. If approved, the proposed


development will be required to complete the half street improvements for Rome
Boulevard adjacent to the site which will provide adequate access to meet the
requirements of the proposed use.

4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.

The approval of the requested Special Use Permit with a Waiver to allow a 114-
foot distance separation from a protected use (single-family detached dwellings) is
not consistent with the objectives of the Town Center Development Standards
Manual.

5. The use meets all of the applicable conditions per Title 19.12.

The proposed use does not meet Requirement F of the minimum Special Use
Permit requirements set forth by the Town Center Development Standards
Manual and requires a Waiver of the distance separation requirement of 330 feet,
as the use would be approximately 114 feet from existing single-family dwellings
to the northeast.

FINDINGS (SDR-72808)

In order to approve a Site Development Plan Review application, per Title 19.16.100(E)
the Planning Commission and/or City Council must affirm the following:

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1. The proposed development is compatible with adjacent development and


development in the area;

The subject site is south of an existing shopping center and is compatible with
adjacent development and future development in the area.

2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;

The proposed development is not consistent with the Town Center Development
Standards and Waivers have been requested to allow reduced setbacks and
landscape buffer widths.

3. Site access and circulation do not negatively impact adjacent roadways or


neighborhood traffic;

Site Access is proposed from Rome Boulevard. If approved, the proposed


development will be required to complete the half street improvements for Rome
Boulevard adjacent to the site which will provide adequate access and not
negatively impact circulation through the existing shopping center or
neighborhood traffic.

4. Building and landscape materials are appropriate for the area and for the
City;

Building materials include stucco, stone veneer, aluminum siding, and steel
channeling. The Landscape materials proposed are appropriate for the area,
although Town Center requires a particular plant palette for the street trers and
landscape buffer areas and a Condition of Approval has been added by staff to
ensure compliance with the Town Center Development Standards Manual.

5. Building elevations, design characteristics and other architectural and


aesthetic features are not unsightly, undesirable, or obnoxious in
appearance; create an orderly and aesthetically pleasing environment; and
are harmonious and compatible with development in the area;

The proposed building elevations do not carry finish levels equally on all four sides
of the structures and therefore do not create an aesthetically pleasing
environment. The building scale are harmonious and compatible with the existing
shopping center to the north, and future development to the east.

6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.

NE
MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
Staff Report Page Ten
April 10, 2018 - Planning Commission Meeting

The proposed development if approved would be subject to both building permit


review and regular inspections during construction. Once construction was
completed, the subject buildings and land uses would remain subject to both
business licensing requirements and Title 19. These measures are taken to
secure the public health, safety and general welfare are protected.

BACKGROUND INFORMATION

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The City Council approved a request for a Site Development Plan
Review (SDR-36953) for a proposed 6,126 square-foot Auto Repair
Garage (Minor) with Waivers of the Town Center Development
Standards to allow zero percent build-to-line where 80 percent is
required, to allow the parking area to encroach seven feet into the front
landscape planter where a maximum of five feet is allowed, a Waiver
03/03/10
of Town Center Parking Lot Standards and Waivers of Title 19
landscape buffer standards to allow a zero-foot landscape buffer along
portions of the side property lines where eight feet is required on a
portion of 5.93 acres on the south side of Rome Boulevard,
approximately 640 feet west of Riley Street. The Planning
Commission recommended approval, staff recommended denial.

Most Recent Change of Ownership


01/14/14 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


A building permit for off-site improvements (L-39167) was issued
1/13/11 1/13/11 and was finalized 7/28/11. This permit was for the parking lot
for the auto repair garage on the parcel to the west.

Pre-Application Meeting
A pre-application meeting was held to discuss the submittal
02/14/18
requirements for a shopping center in Town Center.

NE
MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
Staff Report Page Eleven
April 10, 2018 - Planning Commission Meeting

Neighborhood Meeting
Meeting Start Time: 5:30 p.m.
Meeting End Time: 5:50 p.m.

Attendance: 1 representative from the Department of Planning.


03/22/18 3 representatives for the property owner/applicant.
Zero members of the public (neighbors).

Representatives waited 20 minutes to see if anyone would attend, then


concluded the meeting.

Field Check
Staff performed a routine field check and observed a mostly
03/01/18 undeveloped lot in Town Center. Nothing of concern was noted by
staff.

Details of Application Request


Site Area
Net Acres 5.68

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
Subject Small parking lot,
TC (Town Center) T-C (Town Center)
Property Undeveloped
North Shopping Center TC (Town Center) T-C (Town Center)
South CC 215 Right-of-Way Right-of-Way
Convalescent
Care Facility
East TC (Town Center) T-C (Town Center)
(Under
Construction)
Auto Repair
West TC (Town Center) T-C (Town Center)
Garage (Minor)

NE
MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
Staff Report Page Twelve
April 10, 2018 - Planning Commission Meeting

Master and Neighborhood Plan Areas Compliance


No Applicable Master Plan Area N/A
Special Area and Overlay Districts Compliance
T-C (Town Center) District N*
Other Plans or Special Requirements Compliance
Centennial Hills Sector Plan Y
Trails N/A
Las Vegas Redevelopment Plan Area N/A
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A
*The applicant is requesting Waivers of the Town Center Development Standards.

DEVELOPMENT STANDARDS

Pursuant to the Town Center Development Standards Manual the following


standards apply:
Standard Required/Allowed Provided Compliance
Min. Setbacks
 Front 15 Feet 3 Feet N*
 Side 10 Feet Zero Feet N*
 Corner 15 Feet N/A N/A
 Rear 20 Feet 3 Feet N*
Max. Building Height 2 Stories 2 Stories Y
Zero
Built-to-Line 80% N*
Percent
Screened, Gated, w/ a
Trash Enclosure By Condition
Roof or Trellis
Mech. Equipment Screened By Condition
*The subject site is located within the Town Center Core which requires an 80 percent
built-to-line standard. The applicant has proposed alternative setback standards which
require a Waiver. Staff does not support this Waiver request.

NE
MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
Staff Report Page Thirteen
April 10, 2018 - Planning Commission Meeting

Pursuant to the Town Center Development Standards Manual and Title 19.08, the
following standards apply:
Landscaping and Open Space Standards
Standards Required Provided Compliance
Ratio Trees
Buffer Trees:
 North 1 Tree / 20 Linear Feet 15 Trees 15 Trees Y
 South 1 Tree / 20 Linear Feet 18 Trees 18 Trees Y
 East 1 Tree / 20 Linear Feet 15 Trees 9 Trees N*
 West 1 Tree / 20 Linear Feet 8 Trees 8 Trees Y
TOTAL PERIMETER TREES 56 Trees 50 Trees N*
1 Tree / 6 Uncovered
Parking Area Spaces, plus 1 tree at the
57 Trees 57 Trees Y
Trees end of each row of
spaces
LANDSCAPE BUFFER WIDTHS
Min. Zone Width
 North 15 Feet 3 Feet N*
 South 8 Feet Zero Feet N*
 East 8 Feet Zero Feet N*
 West 8 Feet Zero Feet N*
Open Space 20% 11% N**
*The proposed portion of the landscape buffer to reduce to zero feet does not allow sufficient
landscape buffer area to meet the minimum requirements for trees.
**The applicant has requested Waivers to allow reduced landscape buffer widths.
***Both Title 19.10 and the Town Center Development Standards require 20 percent open
space that includes outdoor recreation facilities, multi-purpose trails, pedestrian and bikeway
facilities, other common facilities and landscaped areas in public rights-of-way. The applicant
has requested a Variance from Title 19.10 and a Waiver of the Town Center Development
Standards to allow 11 percent open space that consists of landscape areas within the
proposed development.

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Town Center
Rome Town Center
Development 31 N*
Boulevard Collector
Standards Manual
Riley Street Local Street Title 13 Zero N*
*Half street improvements will be required as part of the approved land entitlements.

NE
MOD-72805, VAR-72806, SUP-72807 AND SDR-72808 [PRJ-72701]
Staff Report Page Fourteen
April 10, 2018 - Planning Commission Meeting

Town Center Development Standards for Streetscape:


Street Name Streetscape Required Compliance
Standards
Town Center Match/align with existing
Rome Boulevard Collector half-street improvements to By Condition
the west and east.
Riley Street Defer until development occurs adjacent to Riley Street. By Condition

Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
Shopping
61,130 SF 1:250 245
Center
TOTAL SPACES REQUIRED 245 295 Y
Regular and Handicap Spaces Required 238 7 287 8 Y

Waivers
Requirement Request Staff Recommendation
80% Built-to-line, or 15-foot To allow a three-foot
Denial
front yard setback. front yard setback.
To allow a three-foot
20-foot rear yard setback. Denial
rear yard setback.
To allow a zero-foot
10-foot side yard setback. Denial
side yard setback.
To allow a three-foot
15-foot wide landscape wide landscape
buffer adjacent to the north buffer along a portion Denial
property line. of the north property
line.
To allow a zero-foot
Eight-foot wide landscape
wide landscape
buffer adjacent to the east,
buffer along a portion Denial
west, and south property
of the east, west, and
lines.
south property lines.
20 percent of gross property
To allow 11 percent
area within T-C District shall Denial
of open space.
be open space.

NE
MOD-72805

PRJ-72701
03/05/18
MOD-72805
PRJ-72701
03/05/18
ОŐİֱՙธՙx‫ں‬
xธ゜ธՙ゜‫ں‬ฎ

MOD-72805, VAR-72806, SUP-72807 AND SDR-72808


ОŐİֱՙธՙx‫ں‬
xธ゜ธՙ゜‫ں‬ฎ

MOD-72805, VAR-72806, SUP-72807 AND SDR-72808


ОŐİֱՙธՙx‫ں‬
xธ゜ธՙ゜‫ں‬ฎ

MOD-72805, VAR-72806, SUP-72807 AND SDR-72808


ОŐİֱՙธՙx‫ں‬
xธ゜ธՙ゜‫ں‬ฎ

MOD-72805, VAR-72806, SUP-72807 AND SDR-72808


ОŐİֱՙธՙx‫ں‬
xธ゜ธՙ゜‫ں‬ฎ

MOD-72805, VAR-72806, SUP-72807 AND SDR-72808


ОŐİֱՙธՙx‫ں‬
xธ゜ธՙ゜‫ں‬ฎ

MOD-72805, VAR-72806, SUP-72807 AND SDR-72808


ОŐİֱՙธՙx‫ں‬
xธ゜ธՙ゜‫ں‬ฎ

MOD-72805, VAR-72806, SUP-72807 AND SDR-72808


ОŐİֱՙธՙx‫ں‬
xธ゜ธՙ゜‫ں‬ฎ

MOD-72805, VAR-72806, SUP-72807 AND SDR-72808


ОŐİֱՙธՙx‫ں‬
xธ゜ธՙ゜‫ں‬ฎ

MOD-72805, VAR-72806, SUP-72807 AND SDR-72808


MOD-72805 [PRJ-72701] - MAJOR MODIFICATION RELATED TO VAR-72806, SUP-72807 AND SDR-72808 -
APPLICANT: GREAT AMERICAN CAPITAL - OWNER: ISAIAH 55:11 SERIES MICAH 6:8
SOUTHWEST CORNER OF ROME BOULEVARD AND RILEY STREET
03/05/18
MOD-72805 [PRJ-72701] - MAJOR MODIFICATION RELATED TO VAR-72806, SUP-72807 AND SDR-72808 -
APPLICANT: GREAT AMERICAN CAPITAL - OWNER: ISAIAH 55:11 SERIES MICAH 6:8
SOUTHWEST CORNER OF ROME BOULEVARD AND RILEY STREET
03/05/18
MOD-72805 [PRJ-72701] - MAJOR MODIFICATION RELATED TO VAR-72806, SUP-72807 AND SDR-72808 -
APPLICANT: GREAT AMERICAN CAPITAL - OWNER: ISAIAH 55:11 SERIES MICAH 6:8
SOUTHWEST CORNER OF ROME BOULEVARD AND RILEY STREET
03/05/18
MOD-72805 [PRJ-72701] - MAJOR MODIFICATION RELATED TO VAR-72806, SUP-72807 AND SDR-72808 -
APPLICANT: GREAT AMERICAN CAPITAL - OWNER: ISAIAH 55:11 SERIES MICAH 6:8
SOUTHWEST CORNER OF ROME BOULEVARD AND RILEY STREET
03/05/18
MOD-72805 [PRJ-72701] - MAJOR MODIFICATION RELATED TO VAR-72806, SUP-72807 AND SDR-72808 -
APPLICANT: GREAT AMERICAN CAPITAL - OWNER: ISAIAH 55:11 SERIES MICAH 6:8
SOUTHWEST CORNER OF ROME BOULEVARD AND RILEY STREET
03/05/18
MOD-72805 [PRJ-72701] - MAJOR MODIFICATION RELATED TO VAR-72806, SUP-72807 AND SDR-72808 -
APPLICANT: GREAT AMERICAN CAPITAL - OWNER: ISAIAH 55:11 SERIES MICAH 6:8
SOUTHWEST CORNER OF ROME BOULEVARD AND RILEY STREET
03/05/18
MOD-72805 [PRJ-72701] - MAJOR MODIFICATION RELATED TO VAR-72806, SUP-72807 AND SDR-72808 -
APPLICANT: GREAT AMERICAN CAPITAL - OWNER: ISAIAH 55:11 SERIES MICAH 6:8
SOUTHWEST CORNER OF ROME BOULEVARD AND RILEY STREET
03/05/18
MOD-72805 [PRJ-72701] - MAJOR MODIFICATION RELATED TO VAR-72806, SUP-72807 AND SDR-72808 -
APPLICANT: GREAT AMERICAN CAPITAL - OWNER: ISAIAH 55:11 SERIES MICAH 6:8
SOUTHWEST CORNER OF ROME BOULEVARD AND RILEY STREET
03/05/18
MOD-72805 [PRJ-72701] - MAJOR MODIFICATION RELATED TO VAR-72806, SUP-72807 AND SDR-72808 -
APPLICANT: GREAT AMERICAN CAPITAL - OWNER: ISAIAH 55:11 SERIES MICAH 6:8
SOUTHWEST CORNER OF ROME BOULEVARD AND RILEY STREET
03/05/18
MOD-72805 [PRJ-72701] - MAJOR MODIFICATION RELATED TO VAR-72806, SUP-72807 AND SDR-72808 -
APPLICANT: GREAT AMERICAN CAPITAL - OWNER: ISAIAH 55:11 SERIES MICAH 6:8
SOUTHWEST CORNER OF ROME BOULEVARD AND RILEY STREET
03/05/18
MOD-72805 [PRJ-72701] - MAJOR MODIFICATION RELATED TO VAR-72806, SUP-72807 AND SDR-72808 -
APPLICANT: GREAT AMERICAN CAPITAL - OWNER: ISAIAH 55:11 SERIES MICAH 6:8
SOUTHWEST CORNER OF ROME BOULEVARD AND RILEY STREET
03/05/18
MOD-72805 [PRJ-72701] - MAJOR MODIFICATION RELATED TO VAR-72806, SUP-72807 AND SDR-72808 -
APPLICANT: GREAT AMERICAN CAPITAL - OWNER: ISAIAH 55:11 SERIES MICAH 6:8
SOUTHWEST CORNER OF ROME BOULEVARD AND RILEY STREET
03/05/18
MOD-72805 [PRJ-72701] - MAJOR MODIFICATION RELATED TO VAR-72806, SUP-72807 AND SDR-72808 -
APPLICANT: GREAT AMERICAN CAPITAL - OWNER: ISAIAH 55:11 SERIES MICAH 6:8
SOUTHWEST CORNER OF ROME BOULEVARD AND RILEY STREET
03/05/18
MOD-72805 [PRJ-72701] - MAJOR MODIFICATION RELATED TO VAR-72806, SUP-72807 AND SDR-72808 -
APPLICANT: GREAT AMERICAN CAPITAL - OWNER: ISAIAH 55:11 SERIES MICAH 6:8
SOUTHWEST CORNER OF ROME BOULEVARD AND RILEY STREET
03/05/18
MOD-72805 [PRJ-72701] - MAJOR MODIFICATION RELATED TO VAR-72806, SUP-72807 AND SDR-72808 -
APPLICANT: GREAT AMERICAN CAPITAL - OWNER: ISAIAH 55:11 SERIES MICAH 6:8
SOUTHWEST CORNER OF ROME BOULEVARD AND RILEY STREET
03/05/18
ОŐİֱՙธՙx‫ں‬
xธ゜ธՙ゜‫ں‬ฎ

MOD-72805, VAR-72806, SUP-72807 AND SDR-72808


ОŐİֱՙธՙx‫ں‬
xธ゜ธՙ゜‫ں‬ฎ

MOD-72805, VAR-72806, SUP-72807 AND SDR-72808


ОŐİֱՙธՙx‫ں‬
xธ゜ธՙ゜‫ں‬ฎ

MOD-72805, VAR-72806, SUP-72807 AND SDR-72808


Agenda Item No.: 50.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
VAR-72806 - VARIANCE RELATED TO MOD-72805 - PUBLIC HEARING - APPLICANT:
GREAT AMERICAN CAPITAL - OWNER: ISAIAH 55:11 SERIES MICAH 6:8 - For possible
action on a request for a Variance TO ALLOW 11 PERCENT OPEN SPACE WHERE TITLE
19 REQUIRES 20 PERCENT on a portion of 5.68 acres at the southwest corner of Rome
Boulevard and Riley Street (APN 125-20-802-003), T-C (Town Center) Zone [UC-TC (Urban
Center Mixed Use - Town Center) and MS-TC (Main Street Mixed Use - Town Center) Special
Land Use Designations] [PROPOSED: SC-TC (Service Commercial - Town Center)], Ward 6
(Fiore) [PRJ-72701]. Staff recommends DENIAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 1 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
VAR-72806

PRJ-72701
03/05/18
VAR-72806
PRJ-72701
03/05/18
Agenda Item No.: 51.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
SUP-72807 - SPECIAL USE PERMIT RELATED TO MOD-72805 AND VAR-72806 -
PUBLIC HEARING - APPLICANT: GREAT AMERICAN CAPITAL - OWNER: ISAIAH
55:11 SERIES MICAH 6:8 - For possible action on a request for a Special Use Permit FOR A
PROPOSED AUTO REPAIR GARAGE, MINOR USE WITH A WAIVER TO ALLOW A 114-
FOOT DISTANCE SEPARATION FROM A SINGLE-FAMILY DETACHED DWELLING
WHERE 330 FEET IS REQUIRED at the southwest corner of Rome Boulevard and Riley Street
(APN 125-20-802-003), T-C (Town Center) Zone [UC-TC (Urban Center Mixed Use - Town
Center) and MS-TC (Main Street Mixed Use - Town Center) Special Land Use Designation]
[PROPOSED: SC-TC (Service Commercial - Town Center)], Ward 6 (Fiore) [PRJ-72701]. Staff
recommends DENIAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 1 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SUP-72807

PRJ-72701
03/05/18
SUP-72807
PRJ-72701
03/05/18
Agenda Item No.: 52.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
SDR-72808 - SITE DEVELOPMENT PLAN REVIEW RELATED TO MOD-72805, VAR-
72806 AND SUP-72807 - PUBLIC HEARING - APPLICANT: GREAT AMERICAN
CAPITAL - OWNER: ISAIAH 55:11 SERIES MICAH 6:8 - For possible action on a request for
a Site Development Plan Review FOR A PROPOSED 61,142 SQUARE-FOOT SHOPPING
CENTER WITH WAIVERS TO ALLOW A THREE-FOOT FRONT YARD SETBACK
WHERE 15 FEET IS REQUIRED; A THREE-FOOT REAR YARD SETBACK WHERE 20
FEET IS REQUIRED; A ZERO-FOOT SIDE YARD SETBACK WHERE 10 FEET IS
REQUIRED; A THREE-FOOT WIDE LANDSCAPE BUFFER ALONG A PORTION OF THE
NORTH PROPERTY LINE WHERE 15 FEET IS REQUIRED; A ZERO-FOOT WIDE
LANDSCAPE BUFFER ALONG A PORTION OF THE EAST, WEST AND SOUTH
PROPERTY LINES WHERE EIGHT FEET IS REQUIRED; AND TO ALLOW 11 PERCENT
OF OPEN SPACE WHERE 20 PERCENT IS REQUIRED on a portion of 5.68 acres at the
southwest corner of Rome Boulevard and Riley Street (APN 125-20-802-003), T-C (Town
Center) Zone [UC-TC (Urban Center Mixed Use - Town Center) and MS-TC (Main Street
Mixed Use - Town Center) Special Land Use Designation] [PROPOSED: SC-TC (Service
Commercial - Town Center)], Ward 6 (Fiore) [PRJ-72701]. Staff recommends DENIAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 1 Planning Commission Mtg. 0
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SDR-72808

PRJ-72701
03/05/18
SDR-72808
PRJ-72701
03/05/18
Agenda Item No.: 53.

AGENDA SUMMARY PAGE - PLANNING


PLANNING COMMISSION MEETING OF: APRIL 10, 2018
DEPARTMENT: PLANNING
DIRECTOR: ROBERT SUMMERFIELD Consent Discussion

SUBJECT:
ZON-72785 - REZONING - PUBLIC HEARING - APPLICANT: NINETY-FIVE/TWO-
FIFTEEN CENTER, LLC - OWNER: RIBIT, LLC, ET AL - For possible action on a request for
a Rezoning FROM: C-1 (LIMITED COMMERCIAL) TO: T-C (TOWN CENTER) on 3.14
acres on the west side of Oso Blanca Road, 698 feet south of Deer Springs Way (APN 125-21-
301-003), Ward 6 (Fiore) [PRJ-72642]. Staff recommends APPROVAL.

C.C.: 5/16/2018

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:


Planning Commission Mtg. 11 Planning Commission Mtg. 2
City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL

BACKUP DOCUMENTATION:
1. Location and Aerial Maps - ZON-72785 AND SDR-72786 [PRJ-72642]
2. Conditions and Staff Report - ZON-72785 AND SDR-72786 [PRJ-72642]
3. Supporting Documentation - ZON-72785 AND SDR-72786 [PRJ-72642]
4. Photo(s) - ZON-72785 AND SDR-72786 [PRJ-72642]
5. Justification Letter - ZON-72785 AND SDR-72786 [PRJ-72642]
6. School Development Tracking Form from Clark County School District - ZON-72785 AND
SDR-72786 [PRJ-72642]
7. Protest E-Comment Log and Support Postcards for ZON-72785 and SDR-72786 [PRJ-72642]
ZON-72785 AND SDR-72786 [PRJ-72642]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: APRIL 10, 2018
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT: NINETY-FIVE/TWO-FIFTEEN CENTER, LLC -
OWNER: RIBIT, LLC, ET AL

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
ZON-72785 Staff recommends APPROVAL.
SDR-72786 Staff recommends DENIAL, if approved subject to ZON-72785
conditions:

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 27

NOTICES MAILED 493 - ZON-72785 and SDR-72786

PROTESTS 11 - ZON-72785 and SDR-72786

APPROVALS 2 - ZON-72785 and SDR-72786

JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Conditions Page One
April 10, 2018 - Planning Commission Meeting

** CONDITIONS **

SDR-72786 CONDITIONS

Planning

1. Approval of and conformance to the Conditions of Approval for Rezoning (ZON-


72785) shall be required.

2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.

3. All development shall be in conformance with the site plan, landscape plan, and
building elevations, date stamped 03/22/18, except as amended by conditions
herein.

4. A Waiver from Town Center Edge Zone development standards is hereby


approved, to allow a three story structure where two stories is the maximum
allowed and to allow the structures to not meet required build-to-line and stepback
requirements.

5. A Waiver of Town Center Streetscape Improvements to allow the Town Center


Frontage Road improvements to be deferred until after Nevada Department of
Transportation (NDOT) has reconstructed the frontage road. Notwithstanding this
deferred improvement allowance, the property owner shall construct all remaining
off-site/streetscape improvements on Oso Blanca Road within 1 year after NDOT
has completed the reconstruction.

6. A Waiver from Town Center Landscaping development standards is hereby


approved, to allow trees within the provided landscape buffers to be planted 30
feet off center, where 20 feet is the minimum allowed.

7. A Required Review (RQR) shall be conducted one year from the date of issuance
of a building permit for certificate of occupancy for the proposed development to
review the coordination and installation of required Town Center Streetscape
Improvements along Oso Blanca Road.

8. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.

JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Conditions Page Two
April 10, 2018 - Planning Commission Meeting

9. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.

10. A technical landscape plan, signed and sealed by a Registered Architect,


Landscape Architect, Residential Designer or Civil Engineer, must be submitted
prior to or at the same time application is made for a building permit. A permanent
underground sprinkler system is required, and shall be permanently maintained in
a satisfactory manner; the landscape plan shall include irrigation specifications.
Installed landscaping shall not impede visibility of any traffic control device. The
technical landscape plan shall include the following changes from the conceptual
landscape plan. The technical landscape plan shall be revised to indicate that 24-
inch box Aleppo Pine trees will be installed within the provided landscape buffer
areas.

11. A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.

12. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.

Public Works

13. Prior to the issuance of any permits, meet with Nevada Department of
Transportation (NDOT) to coordinate the construction of Oso Blanca Road. Unless
otherwise directed by NDOT, construct full street improvements on Oso Blanca
Road as a Town Center Frontage Road adjacent to this site concurrent with the
development of this site. The Town Center Frontage Road improvements may be
deferred until after NDOT has reconstructed the frontage road. Notwithstanding
this deferred improvement allowance, the property owner shall construct all
remaining off-site/streetscape improvements on Oso Blanca Road within 1 year
after NDOT has completed the reconstruction.

14. Unless otherwise allowed by the City Engineer, construct sidewalk on at least one
side of all access drives connecting this site to the adjacent public streets
concurrent with development of this site. The connecting sidewalk shall extend
from the sidewalk on the public street to the first intersection of the on-site roadway
network and shall be terminated on-site with a handicap ramp.

15. Coordinate with the Sanitary Sewer Planning Section of the Department of Public
Works to determine an appropriate location for public sewer connection to this site,
prior to the issuance of any permits. Comply with the recommendations of the
Sanitary Sewer Planning Section. Provide public sewer easements for all public

JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Conditions Page Three
April 10, 2018 - Planning Commission Meeting

sewers not located within existing public street right-of-way prior to the issuance of
any permits. Improvement Drawings submitted to the City for review shall not be
approved for construction until all required public sewer easements necessary to
connect this site to the existing public sewer system have been granted to the City.

16. Landscape and maintain all unimproved right-of-way adjacent to this site. All
landscaping and private improvements installed with this project shall be situated
and maintained so as to not create sight visibility obstructions for vehicular traffic at
all development access drives and abutting street intersections.

17. Obtain an Occupancy Permit from the Nevada Department of Transportation


(NDOT) for all driveways or other improvements, if any, in the Oso Blanca Road
public right-of-way adjacent to this site prior to constructing any improvements
within NDOT jurisdiction.

18. Meet with the Fire Protection Engineering Section of the Department of Fire
Services to discuss fire requirements for the proposed use of this facility. The
design and layout of all onsite private circulation and access drives shall meet the
approval of the Department of Fire Services. Appropriate fire lanes and turning
radii shall be provided at the rear of the structure.

19. The gated entry shall be constructed per Clark County Area Standard Drawing
#222.1.

20. A Drainage Plan and Technical Drainage Study must be submitted to and
approved by the Department of Public Works prior to the issuance of any building
or grading permits or submittal of any construction drawings, whichever may occur
first. Provide and improve all drainageways recommended in the approved
drainage plan/study. The developer of this site shall be responsible to construct
such neighborhood or local drainage facility improvements as are recommended
by the City of Las Vegas Neighborhood Drainage Studies and approved Drainage
Plan/Study concurrent with development of this site.

JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Staff Report Page One
April 10, 2018 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The applicant is proposing to construct a 68-unit apartment complex, consisting of three


three-story buildings and one one-story leasing office on approximately 3.14 acres
located on the west side of Oso Blanca Road, approximately 698 feet south of Deer
Springs Way.

ISSUES

 The applicant has proposed to rezone the property from C-1 (Limited Commercial) to
T-C (Town Center). Staff supports this request.
 The subject site currently has MS-TC (Main Street Mixed Use – Town Center)
special land use designation within the Centennial Hills Town Center land use plan..
 The Medium Residential (12.1 – 25 du/ac) use is permitted in the MS-TC (Main
Street Mixed Use – Town Center) special land use designation.
 A Waiver from Town Center Edge Zone development standards has been requested
to allow three story structures where two stories is the maximum allowed and to
allow the structures to not meet required build to line and stepback requirements.
Staff does not support these requests.
 A Waiver from Town Center streetscape development standards has been
requested to allow deferment of the installation of required Streetscape
Improvements. Staff does not support this request.
 A Waiver from Town Center landscaping development standards has been
requested to allow trees within the provided landscape buffers to be planted 30 feet
off center, where 20 feet is the minimum allowed. Staff does not support this
request.

ANALYSIS

This is a request for a Rezoning (ZON-72785) from C-1 (Limited Commercial) to T-C
(Town Center) on 3.41 acres located on the west side of Oso Blanca Road, 698 feet
south of Deer Springs Way. The applicant has proposed to develop the subject site into
a three-story Medium Residential (12.1 – 25 du/ac) development containing 22 one-
bedroom units and 46 two-bedroom units, which requires an associated Site
Development Plan Review (SDR-72786). As proposed, the 68-unit development will
have a density of 21.65 units per acre, which complies with Town Center Development
Standards.

JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Staff Report Page Two
April 10, 2018 - Planning Commission Meeting

The subject site is located within Centennial Hills Sector Plan area and has a TC (Town
Center) general plan designation. In addition, the subject site is located within the Town
Center Master Plan area and has a MS-TC (Main Street Mixed Use – Town Center)
special land use designation. The MS-TC designation is intended to encourage a
cohesive mix of inter-dependent uses, including leisure shopping and offices on the
main floor with similar uses and/or medium to high density residential on the upper
floor(s). The objective of this district is to provide amenities which are conducive to
attracting pedestrian activity rather than automotive access. The proposed T-C (Town
Center) zoning district, will bring the subject site into conformance with its existing TC
(Town Center) General Plan designation.

In addition, the subject site is located within the Town Center Edge Zone which has
specific development standards limiting building height to two stories, a 60 percent
build-to-line requirement, and an eight-foot minimum stepback for 50 percent of the
building. The applicant has requested a waiver of the Town Center Edge Zone
development standards to allow three story structures, to not be oriented to the build-to-
line and to not provide the required building stepbacks. The submitted drawings
indicated the subject site will be developed with four buildings, consisting of three multi-
family residential structures and a leasing office. The three multi-family residential
structures are proposed to be three stories and 35 feet in height measured to the top of
the flat roof line, with the associated leasing office proposed at 17.66 feet in height
measured to the top of the flat roof line. The submitted elevations indicated the building
facades will have a combination of “slate grey” smooth stucco, “apache white” dash
stucco, tinted blue windows with aluminum glazing and wrought iron railings.

The subject site is not currently located adjacent to the existing Oso Blanca Road
roadway. Access to the site is provided through the adjacent parcel (APN 125-21-399-
015) located to the east if the subject site, which is currently designated as right-of-way.
The Oso Blanca Road alignment is identified in the Town Center Development
Standards Manual as a Town Center Collector Street. However the Department of
Public Works has indicated that they prefer for the applicant to install the Town Center
Frontage Road streetscape design. The applicant has indicated that the proposed Town
Center Frontage Road streetscape improvements are proposed to be installed on the
east perimeter of the adjacent right-of-way parcel APN 125-21-399-015 at a later date
once the parcel has been vacated and added to the subject site through a mapping
action. Since these improvements are not associated with the proposed development
on the subject site APN 125-21-301-003. Nor have the applicants assumptions been
substantiated as final designs have not been established, a waiver of Town Center
Streetscape standards is required for this project.

JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Staff Report Page Three
April 10, 2018 - Planning Commission Meeting

The on-site parking area is located within the interior of the subject site. The site will
provide 123 total parking spaces, including six handicapped parking spaces, which
complies with the 121 parking spaces required by Title 19.12.010 for a Multi-Family
Residential development with 22 one-bedroom units and 46 two-bedroom units. The
submitted site plan indicates all proposed parking spaces will be covered by a seven-
foot tall carport structure. In addition, the submitted site plan indicates approximately
30.5% open space will be provided, which complies with Town Center Development
Standards which requires a minimum of 20 percent open space within the MS-TC (Main
Street Mixed Use – Town Center) special land use designation. The submitted drawings
indicate that open space will be provided on-site adjacent to the proposed pool, spa,
dog park and landscape buffer areas.

The trash enclosures are located on the northern and southern perimeters of the site
and are designed to comply with Town Center development standards, which require
them to be screened, gated and covered. The submitted landscape plan indicates that a
six-foot wide landscape buffer has been provided along the interior northern, western
and southern perimeters of the site, which complies with Town Center development
standards. However, the submitted landscape plan shows the proposed trees planted
approximately 30 feet off center, where 20 feet is the minimum distance required. Also,
the submitted landscape plans fails to indicate the size of the proposed trees within the
landscape buffer, where 24-inch box trees are required landscape. A waiver of Town
Center landscaping development standards has been requested to address this
deviation from this development standard. A condition has also been added that will
require submittal of a revised landscape plan, which indicates 24-inch box trees will be
installed on-site although the preferred tree size is 36-inch box trees. The primary tree
species being utilized are Aleppo Pine trees, which are consistent with the Southern
Nevada Regional Plan Coalition Regional Plant List. In addition, the applicant has
proposed to install a six-foot tall wrought iron wall/fence on the perimeter of the subject
site which complies with Figure 20 in the Town Center development standards manual.

The Department of Public Works has identified that Oso Blanca Road will be re-aligned
to tie into Centennial Center Boulevard with an Nevada Department of Transportation
(NDOT) project. Preliminary design shows a slight shift to the west. The Department of
Public Works is not sure how much of APN 125-21-399-015 will be needed for right-of-
way, but the applicant will need to work with NDOT to finalize those details before they
can start construction, per a recommended condition. This concern has been addressed
by condition. In addition, the sewer is approximately 2000 to 2500 feet away from the
site in the Centennial Center Boulevard right-of-way. Depending on extensions
completed at the time construction documents are submitted, the applicant may need to
construct sewer for that entire length including the possibility they’ll need to bore under
the Clark County 215 if NDOT has not done the Oso Blanca/Centennial Center

JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Staff Report Page Four
April 10, 2018 - Planning Commission Meeting

Boulevard connection yet. Also, because the subject sites frontage is controlled by
NDOT the driveway must be approved by NDOT. Any work they do in NDOT right-of-
way will require a NDOT permit and overall the project will require extensive
coordination with NDOT.

As the development is inconsistent with Town Center development standards pertaining


to the Town Center Edge Zone, landscaping and streetscape, staff recommends
approval of the Rezoning as it conforms to the existing TC (Town Center) General Plan
designation and denial of the Site Development Plan Review request.

FINDINGS (ZON-72785)

In order to approve a Rezoning application, pursuant to Title 19.16.090(L), the Planning


Commission or City Council must affirm the following:

1. The proposal conforms to the General Plan.

The proposed Rezoning from C-1 (Limited Commercial) to T-C (Town Center) is
in conformance with the existing TC (Town Center) designation under the
Centennial Hills Sector Plan of the General Plan.

2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.

The proposed T-C (Town Center) zoning designation will be consistent with
Town Center Development Standards, which provides a Master Plan to achieve
compatible development in the area.

3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.

The proposed T-C (Town Center) zoning designation will be consistent with
existing development in the surrounding area, and will be compatible with Town
Center Development Standards.

4. Street or highway facilities providing access to the property are or will be


adequate in size to meet the requirements of the proposed zoning district.

JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Staff Report Page Five
April 10, 2018 - Planning Commission Meeting

Primary site access is from Oso Blanca Road, a Town Center Collector Street
(80-foot wide) street according to the Town Center Development Standards
manual. However, for this development Public Works has requested the 90-foot
wide Town Center Frontage Street. These street facilities are adequate in size
to provide suitable access to the site.

FINDINGS (SDR-72786)

In order to approve a Site Development Plan Review application, per Title 19.16.100(E)
the Planning Commission and/or City Council must affirm the following:

1. The proposed development is compatible with adjacent development and


development in the area;

The proposed 68-unit Medium Residential development is not compatible with the
adjacent single-family residential developments in the area as evidenced by the
required waivers of Town Center Development Standards.

2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;

The proposed 68-unit Medium Residential development does not comply with
established Town Center Edge Zone, Landscaping and Streetscape Development
Standards as evidenced by the requested waivers.

3. Site access and circulation do not negatively impact adjacent roadways or


neighborhood traffic;

Primary site access is from Oso Blanca Road which is classified as a 80-foot
Town Center Collector Street in the Town Center Development Standards
Manual. However, for this development Public Works has requested the 90-foot
wide Town Center Frontage Street, which provides adequate capacity to serve the
proposed use.

4. Building and landscape materials are appropriate for the area and for the
City;

The proposed landscape buffers will have a combination of Aleppo Pine trees and
shrubs which are consistent with the Southern Nevada Regional Plant List. The
submitted building elevations indicate the building facades will have a combination
of “slate grey” smooth stucco, “apache white” dash stucco, tinted blue windows
with aluminum glazing and wrought iron railings in conformance with Town Center
Development Standards.

JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Staff Report Page Six
April 10, 2018 - Planning Commission Meeting

5. Building elevations, design characteristics and other architectural and


aesthetic features are not unsightly, undesirable, or obnoxious in
appearance; create an orderly and aesthetically pleasing environment; and
are harmonious and compatible with development in the area;

The design characteristics of the proposed building elevations are not unsightly,
undesirable, or obnoxious compatible, they are compatible with development in
the surrounding area.

6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.

The proposed 68-unit Medium Residential development will be subject to


inspections in order to protect the public health, safety and general welfare by City
staff.

BACKGROUND INFORMATION

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The City Council approved a request for a Petition to Annex (A-0038-
02) undeveloped property located in various parts of the city under the
02/05/03 provisions of NRS 268.597 No. 1(b) containing approximately 495
acres. The Planning Commission recommended approval of the
request.
The applicant pulled a request for a Special Use Permit (SUP-11435)
for a Mixed-Use development generally located at the intersection of
U.S. 95 and the Clark County 215.
The applicant pulled a request for a Rezoning (ZON-11436) from C-1
(Limited Commercial) and U (Undeveloped) zone [TC (Town Center)
General Land Use Designation] to T-C (Town Center [MS-TC (Main
Street Mixed Use - Town Center] Special Land Use Designation) on
03/09/06 6.93 acres generally located at the intersection of U.S. 95 and the
Clark County 215.
The applicant pulled a request for a Site Development Plan Review
(SDR-11438) for an eight story Mixed-Use development containing
447 residential units and 78,850 square feet of commercial area with
Waivers of the two-story town center edge zone height, stepback and
build-to-line standards generally located at the intersection of U.S. 95
and the Clark County 215.

JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Staff Report Page Seven
April 10, 2018 - Planning Commission Meeting

Related Relevant City Actions by Planning, Fire, Bldg., etc.


The applicant pulled a request for a Variance (VAR-11440) to allow
three two story buildings to be 18 feet from the west property line
where the residential adjacency standards require a setback of 88 feet
six inches; and to allow one eight story building to be 184 feet from the
west property line where the residential adjacency standards require a
setback of 237 feet on 6.93 acres generally located at the intersection
of U.S. 95 and the Clark County 215.

Most Recent Change of Ownership


06/05/17 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


There are no related Building Permits or Business Licenses associated with the subject
site.

Pre-Application Meeting
A pre-application meeting was held to discuss submittal requirements
02/06/18 for applications related to a proposed Rezoning and Site Development
Plan Review for a proposed multi-family residential development.

Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.

Field Check
During a routine site visit staff observed an undeveloped site with an
03/01/18
existing billboard and natural desert vegetation.

Details of Application Request


Site Area
Net Acres 3.14

JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Staff Report Page Eight
April 10, 2018 - Planning Commission Meeting

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
Subject C-1 (Limited
Undeveloped TC (Town Center)
Property Commercial)
C-1 (Limited
Commercial)
North Undeveloped TC (Town Center) U(TC) – U
(Undeveloped) [TC
(Town Center) ]
C-1 (Limited
Commercial)
South Undeveloped TC (Town Center) U(TC) – U
(Undeveloped) [TC
(Town Center) ]
East US 95 ROW (Right-of-Way) ROW (Right-of-Way)
C-1 (Limited
Commercial)
West Undeveloped TC (Town Center) U(TC) – U
(Undeveloped) [TC
(Town Center) ]

Master and Neighborhood Plan Areas Compliance


Town Center Development Standards *N
Special Area and Overlay Districts Compliance
T-C (Town Center) District *N
Other Plans or Special Requirements Compliance
Trails N/A
Las Vegas Redevelopment Plan Area N/A
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A
* The applicant has requested waivers of required Town Center Edge Zone,
Landscaping and Streetscape development standards

JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Staff Report Page Nine
April 10, 2018 - Planning Commission Meeting

DEVELOPMENT STANDARDS

Pursuant to Town Center Development Standards, the following standards apply:


Standard Required/Allowed Provided Compliance
3 Stories
Max. Building Height 2 Stories (35 Feet) *N
Build-to-line 60% 0% *N
Stepback 8’ – 50% None *N
Screened,
Gated, w/ a
Trash Enclosure Y
Screened, Gated, w/ a Roof or
Roof or Trellis Trellis
Mech. Equipment Screened Screened Y
*A Waiver from Town Center Edge Zone development standards has been requested to
allow three story structures where two stories is the maximum allowed and to allow the
structures to meet required build to line requirements.

Review the following from Title 19.08.040 for compliance


Residential Adjacency Standards Required/Allowed Provided Compliance
3:1 proximity slope 105 Feet 170 Feet Y
Trash Enclosure 50 Feet 267 Feet Y

Existing Zoning Permitted Density Units Allowed


C-1 (Limited Commercial) N/A N/A
Proposed Zoning Permitted Density Units Allowed
T-C (Town Center) N/A N/A
General Plan Permitted Density Units Allowed
TC (Town Center) N/A N/A

Pursuant to Town Center Development Standards, the following standards apply:


Landscaping and Open Space Standards
Standards Required Provided Compliance
Ratio Trees
Buffer Trees:
 North 1 Tree / 20 Linear Feet 10 Trees 7 Trees *N
 South 1 Tree / 20 Linear Feet 19 Trees 13 Trees *N
 East 1 Tree / 0 Linear Feet 0 Trees 16 Trees Y
 West 1 Tree / 20 Linear Feet 20 Trees 14 Trees *N

JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Staff Report Page Ten
April 10, 2018 - Planning Commission Meeting

Landscaping and Open Space Standards


Standards Required Provided Compliance
Ratio Trees
TOTAL PERIMETER TREES 49 Trees 50 Trees *N
1 Tree / 6 Uncovered
0 Trees
Parking Area Spaces, plus 1 tree at the
(All spaces 0 Trees Y
Trees end of each row of
are covered)
spaces
LANDSCAPE BUFFER WIDTHS
Min. Zone Width
 North 6 Feet 6 Feet Y
 South 6 Feet 6 Feet Y
 East 0 Feet 0 Feet Y
 West 6 Feet 6 Feet Y
Wall Height 6 to 8 Feet Adjacent to Residential 6 Feet Y
*A Waiver from Town Center Landscaping development standards has been requested
to allow 24-inch box trees within the provided landscape buffers to be planted 30 feet off
center, where 20 feet is the minimum allowed.

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Town Center
Oso Blanca Town Center
Development 44 Feet *N
Road Collector Street
Standards Manual
* The subject roadway is controlled by NDOT and will be built in the future.

Pursuant to Town Center Development Standards, the following standards apply:


Streetscape Standards Required Provided Compliance
90-foot right-of-way,
Town Center Frontage with a four-foot
No Improvements *N
Street amenity zone and five-
foot sidewalk
* The subject roadway is controlled by NDOT and will be built in the future.

JB
ZON-72785 AND SDR-72786 [PRJ-72642]
Staff Report Page Eleven
April 10, 2018 - Planning Commission Meeting

Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
46 Units 1.75
(Two spaces/ 81
Medium bedroom) unit
Residential 22 Units 1.25
(One spaces/ 28
Bedroom) unit
Guest 1 space/
68 Units 12
Spaces 6 units
TOTAL SPACES REQUIRED 121 123 Y
Regular and Handicap Spaces Required 116 5 117 6 Y

Waivers
Requirement Request Staff Recommendation
To allow a three story
structure where two
Town Center Edge Zone
stories is the
requirements limit building
maximum allowed
height to two stories, 60
and to allow the Denial
percent build-to-line and
structures to meet
eight-foot to 50 percent
required build-to-line
building stepback
and stepback
requirements
Town Center Streetscape To allow deferment
development standards of the installation of
Denial
requires installation of Town required Streetscape
Center Frontage Road Improvements
To allow the
Town Center Landscaping
proposed trees within
development standards defer
the landscape buffers
to Title 19 for tree spacing
to be planted 30 feet Denial
requirements which requires
off center where 20
for the proposed trees to be
feet is the minimum
spaced 20-feet off center
required

JB
ZON-72785

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C Ŵ ‫̬֭ש‬ฌ
Աธ゜Աธฌ ԱŐΎÛ A ‫ ゜ں‬A ‫ں‬Ġ A ‫ ゜ں‬A ‫ں‬Ġ  ԱŐΎÛ Աธ゜Աธฌ
ธ゜ ธธ゜ ธx‫ں‬ฎฌ
О ผ ਙ ㈾ ֭ ㌱ ‫ ש‬Ќ ਙ ㈠ ̬ ฌ

‫ں‬ฎֱ xx‫ں‬ฌ
C ผ Ŵ ʉ ่ Ա ੂ ̬ ฌ

A ธ ㈠ ̶ ֱ Ա Ⓢ ● Ձ C ● Ќ Ḛ ธ ֱ Dz Ձ Dz Ћ A ╗ ● Ḷ Ќ ฌ ОŐİֱՙธ″ㅡธ  γ ֭ ㌱ 6 Ա ੂ ̬ ฌ
‫ں‬ฌ Ɔ  A Ձ Dz ̬ ‫ ゜ ں‬ฎ फ ए ‫ ں‬ƥ ֱ x फ ฌ x ㄦƥ ‫ ں‬x ƥ ธ x ƥ ㅡxƥ
x̶゜ธธ゜‫ں‬ฎ Ɔ γ ֭ ֭ ‫ ש‬Ќ ਙ ㈠ ̬ ฌ

A ธ ㈠̶
‫ں‬x ਙ ⑾ฌ ‫ں‬″ฌ

ZON-72785 AND SDR-72786 - REVISED


Ҝ A Ṳ ㈠ Ա Ձ C Ḛ ㈠ Ġ Dz ● Ḛ Ġ ╗ ฌ Ҝ A Ṳ ㈠ Ա Ձ C Ḛ ㈠ Ġ Dz ● Ḛ Ġ ╗ ฌ

О Ձ ㈠ฌ О Ձ ㈠ฌ

ธ ƥֱ x फ ฌ ธ ƥֱ x फ ฌ
ธ ƥֱ x फ ฌ ธ ƥֱ x फ ฌ

ɱ ƥֱ x फ ฌ
ɱ ƥֱ x फ ฌ
С С ㈠ฌ С С ㈠ฌ

‫ ں‬ƥ ֱ ฎ ‫ ゜ ں‬ธ फ ฌ
‫ ں‬ƥ ֱ ฎ ‫ ゜ ں‬ธ फ ฌ

̶ ㄦ ƥֱ x फ ㌫ ฌ
̶ ㄦ ƥֱ x फ ㌫ ฌ

ɱ ƥֱ x फ ฌ
ɱ ƥֱ x फ ฌ

С С ㈠ฌ С С ㈠ฌ
Ҝ  C Dz Ћ Dz Ձ Ḷ О Ҝ Dz Ќ ╗  Ḷ Ő О ㈠ ฌ
ㄦ ธ ธ Dz Ŵ  ‫ ש‬╗ ʉ Ŵ ħ ่ A ‫ ֭ ﭨ‬ฌ
Ձ Ŵ  Ћ ֭ ‫ ف‬Ŵ  ⓒ Ќ ֭ ‫ ﭨ‬Ŵ ₡ Ŵ ฎ ɱ ‫ ں‬″ ɱ ฌ

‫ ں‬ƥ ֱ ฎ ‫ ゜ ں‬ธ फ ฌ
‫ ں‬ƥ ֱ ฎ ‫ ゜ ں‬ธ फ ฌ

ɱ ƥֱ x फ ฌ
ɱ ƥֱ x फ ฌ

С С ㈠ฌ С С ㈠ฌ
ḚŐACDzฌ ḚŐACDzฌ

Աธ゜Աธ Աธ゜Աธฌ Ɔ ╗ Ḷ Ő A Ḛ Dz ゜ Ő Dz  ฌ

″ ㅡ ƥ ֱ ฎ ‫ ゜ ں‬ㅡ फ ฌ
″ ㅡ ƥ ֱ ฎ ‫ ゜ ں‬ㅡ फ ฌ

A ̶ ㈠ ̶ ֱ Ա Ⓢ ● Ձ C ● Ќ Ḛ ̶ ֱ Dz Ձ Dz Ћ A ╗ ● Ḷ Ќ ฌ A ̶ ㈠ ̶ ֱ Ա Ⓢ ● Ձ C ● Ќ Ḛ ̶ ֱ Dz Ձ Dz Ћ A ╗ ● Ḷ Ќ ฌ
ธฌ Ɔ  A Ձ Dz ̬ ‫ ゜ ں‬ฎ फ ए ‫ ں‬ƥ ֱ x फ 
̶ฌ Ɔ  A Ձ Dz ̬ ‫ ゜ ں‬ฎ फ ए ‫ ں‬ƥ ֱ x फ ฌ
Ձ A Ɔ Ћ Dz Ḛ A Ɔ ⓒ Ќ Dz Ћ A C A ฌ

A ̶ ㈠ ̶ ֱ Ա Ⓢ ● Ձ C ● Ќ Ḛ ̶ Dz Ձ Dz Ћ A ╗ ● Ḷ Ќ Ɔ ฌ
ธ ‫ ں‬ㄦ ֱ ɱ ㄦ A О A Ő ╗ Ҝ Dz Ќ ╗ Ɔ ฌ

Ҝ A Ṳ ㈠ Ա Ձ C Ḛ ㈠ Ġ Dz ● Ḛ Ġ ╗ ฌ
ธ ƥֱ x फ ฌ

О Ձ ㈠ฌ
ธ ƥֱ x फ ฌ

ɱ ƥֱ x फ ฌ
ોฌ
ֱ

СС㈠
‫ ں‬ƥ ֱ ฎ ‫ ゜ ں‬ธ फ ฌ
̶ ㄦ ƥֱ x फ ฌ

ɱ ƥֱ x फ ฌ

С С ㈠ฌ

О Ձ ㈠ฌ
‫ ں‬ƥ ֱ ฎ ‫ ゜ ں‬ธ फ ฌ

ɱ ƥֱ x फ ฌ

С С ㈠ฌ
ḚŐACDzฌ

Ɔ╗ḶŐAḚDz A ‫ ゜ں‬A ‫ں‬Ġ  ԱŐΎÛ Աธ゜Աธฌ


Ő ֭ ‫ ﭨ‬ħ ħਙ ่  ̬ ฌ

‫ ں‬″ ̶ ƥ ֱ ̶ ‫ ゜ ں‬ㅡ फ ฌ

C Ŵ ‫̬֭ש‬ฌ

ธ゜ ธธ゜ ธx‫ں‬ฎฌ
О ผ ਙ ㈾ ֭ ㌱ ‫ ש‬Ќ ਙ ㈠ ̬ ฌ

‫ں‬ฎֱ xx‫ں‬ฌ
C ผ Ŵ ʉ ่ Ա ੂ ̬ ฌ

A ̶ ㈠ ̶ ֱ Ա Ⓢ ● Ձ C ● Ќ Ḛ ̶ ֱ Dz Ձ Dz Ћ A ╗ ● Ḷ Ќ ฌ
ОŐİֱՙธ″ㅡธ  γ ֭ ㌱  Ա ੂ ̬ ฌ
‫ں‬ฌ Ɔ  A Ձ Dz ̬ ‫ ゜ ں‬ฎ फ ए ‫ ں‬ƥ ֱ x फ ฌ x  ㄦ ƥฌ ‫ ں‬x ƥ ธ x ƥ ㅡxƥ
x̶゜ธธ゜‫ں‬ฎ Ɔ γ ֭ ֭ ‫ ש‬Ќ ਙ ㈠ ̬ ฌ

A ̶ ㈠̶
‫̶ں‬ ਙ ⑾ฌ ‫ں‬″

ZON-72785 AND SDR-72786 - REVISED


‫ں‬ธฌ Ҝ Dz ╗ A Ձ C Dz   ฌ
‫ں‬ฌ

Ҝ Dz ╗ A Ձ С Ő A Ҝ Dz ฌ

ՙ ƥֱ x फ ฌ
ḚŐACDz

‫ ں‬ฎ ƥֱ x फ  ‫ ں‬ฎ ƥֱ x फ ฌ

ӧC Ḷ Ⓢ Ա ՁDz ỏฌ

‫ں‬ธฌ Ҝ Dz ╗ A Ձ C Dz   ฌ
‫ں‬ฌ

Ҝ Dz ╗ A Ձ С Ő A Ҝ Dz ฌ

ՙ ƥֱ x फ ฌ
ḚŐACDzฌ
Ҝ  C Dz Ћ Dz Ձ Ḷ О Ҝ Dz Ќ ╗  Ḷ Ő О ㈠ ฌ
ㄦ ธ ธ Dz Ŵ  ‫ ש‬╗ ʉ Ŵ ħ ่ A ‫ ֭ ﭨ‬ฌ
Ձ Ŵ  Ћ ֭ ‫ ف‬Ŵ  ⓒ Ќ ֭ ‫ ﭨ‬Ŵ ₡ Ŵ ฎ ɱ ‫ ں‬″ ɱ ฌ

‫ ں‬ฎ ƥֱ x फ ฌ

ӧ Ɔ ●Ќ Ḛ Ձ Dz ỏ ฌ

 A Ő О Ḷ Ő ╗ C Dz ╗ A ● Ձ ӧ  Ḷ Ћ Dz Ő Dz C О A Ő  ● Ќ Ḛ ỏ ฌ
‫ں‬ฌ Ɔ  A Ձ Dz ̬ ‫ ゜ ں‬ฎ फ ए ‫ ں‬ƥ ֱ x फ ฌ

x ㄦ ƥฌ ‫ ں‬x ƥ ธ x ƥ ㅡxƥ
A ″ ㈠ ‫ ں‬ֱ C Dz ╗ A ● Ձ Ɔ ฌ

Ő Dz Ɔ ● C Dz Ќ ╗ ● A Ձ Ҝ A Ɔ Ḷ Ќ Ő  Û A Ձ Ձ Ɔ ฌ
Ő Dz Ɔ ㈠ Û Ő Ḷ Ⓢ Ḛ Ġ ╗ ● Ő Ḷ Ќ Û A Ձ Ձ Ɔ ฌ ธฌ Ɔ  A Ձ Dz ̬ Ќ ㈠ ╗ ㈠ Ɔ ㈠
̶ฌ Ɔ  A Ձ Dz ̬ Ќ ㈠ ╗ ㈠ Ɔ ㈠ ฌ
Ձ A Ɔ Ћ Dz Ḛ A Ɔ ⓒ Ќ Dz Ћ A C A ฌ

ธ ‫ ں‬ㄦ ֱ ɱ ㄦ A О A Ő ╗ Ҝ Dz Ќ ╗ Ɔ ฌ

Ő ֭ ‫ ﭨ‬ħ ħਙ ่  ̬ ฌ

C Ŵ ‫̬֭ש‬ฌ

ธ゜ ธธ゜ ธx‫ں‬ฎฌ
О ผ ਙ ㈾ ֭ ㌱ ‫ ש‬Ќ ਙ ㈠ ̬ ฌ

‫ں‬ฎֱ xx‫ں‬ฌ
C ผ Ŵ ʉ ่ Ա ੂ ̬ ฌ

ОŐİֱՙธ″ㅡธ  γ ֭ ㌱  Ա ੂ ̬ ฌ

x̶゜ธธ゜‫ں‬ฎ Ɔ γ ֭ ֭ ‫ ש‬Ќ ਙ ㈠ ̬ ฌ

A ″ ㈠‫ں‬
‫ں‬″ ਙ ⑾ฌ ‫ں‬″

ZON-72785 AND SDR-72786 - REVISED


ㅡฌ

A ㄦ ㈠‫ ں‬ฌ

ՙ ธ ƥֱ ㅡ फ ฌ

‫ ں‬ƥֱ ฎ फ ฌ
‫ ں‬ㄦ ƥֱ ㅡ फ  ‫ ں‬ธ ƥֱ x फ  ㄦ ƥֱ ฎ फ  ‫ ں‬ธ ƥֱ ฎ फ  ㄦ ƥֱ ฎ फ  ‫ ں‬ɱ ƥֱ ㅡ फ ฌ

ธ ƥֱ x फ ฌ
̶ ƥֱ x फ ฌ
ธ ƥֱ ฎ फ ฌ
ธ ƥֱ ฎ फ ฌ

ธ ƥֱ x फ ฌ
‫ ں‬ՙ ƥֱ ฎ फ ฌ

‫ ں‬x ƥֱ x फ ฌ
О A ╗ ●Ḷ ฌ

 Ձ Ⓢ Ա Ő Ḷ Ḷ Ҝ ฌ

‫ ں‬ฎ ƥֱ ɱ फ ฌ
ธ ‫ ں‬ƥ ֱ ฎ फ Ṳ ธ ธ ƥ ֱ ฎ फ ฌ

ฎ फฌ
ССฌ

ḚŐḶⓈЌCฌ
̶ x ƥֱ ″ फ ฌ

A ㄦ ㈠ ‫ ں‬Ձ Dz A Ɔ ● Ќ Ḛ Ḷ С С ●  Dz Dz Ձ Dz Ћ A ╗ ● Ḷ Ќ ฌ
ธฌ Ɔ  A Ձ Dz ̬ ‫ ゜ ں‬ฎ फ ए ‫ ں‬ƥ ֱ x फ
Ҝ  C Dz Ћ Dz Ձ Ḷ О Ҝ Dz Ќ ╗  Ḷ Ő О ㈠ ฌ
ㄦ ธ ธ Dz Ŵ  ‫ ש‬╗ ʉ Ŵ ħ ่ A ‫ ֭ ﭨ‬ฌ
Ձ Ŵ  Ћ ֭ ‫ ف‬Ŵ  ⓒ Ќ ֭ ‫ ﭨ‬Ŵ ₡ Ŵ ฎ ɱ ‫ ں‬″ ɱ ฌ

̶ ƥֱ ‫ ں‬x फ ฌ
CÛฌ

ธ Ṳ ″ Û A Ձ Ձ ฌ
ҜAЌAḚDzŐฌ  ●╗  Ġ Dz Ќ ฌ
Ҝ A ●Ձ Ա Ḷ Ṳ Dz Ɔ ฌ
‫ ں‬ㅡ ƥ ֱ ㅡ फ Ṳ ‫ ں‬″ ƥ ֱ ธ फ ฌ ‫ ں‬x ƥ  Dz ●Ձ ●Ќ Ḛ ฌ
‫ ں‬x ƥ  Dz ●Ձ ●Ќ Ḛ ฌ
‫ ں‬x ƥ  Dz ●Ձ ●Ќ Ḛ ฌ

ธ ƥֱ x फ ฌ
Ő Dz С ㈠ฌ

DzÛฌ DzÛ

‫ ں‬ธ ƥֱ ฎ फ ฌ

̶ ƥֱ x फ ฌ
Ġ A ՁՁÛ A ฌ
‫ ں‬x ƥ  Dz ●Ձ ●Ќ Ḛ ฌ

ธ Ṳ ″ Û A Ձ Ձ ฌ
″ ƥֱ x फ ฌ

ธ ƥֱ x फ ฌ
ธ Ṳ ″ Û A Ձ Ձ ฌ ธ Ṳ ″ Û A Ձ Ձ ฌ
ՙ ՙ ƥֱ ธ फ ฌ

Dz Ṳ ●╗ ฌ

‫ ں‬ՙ ƥֱ ฎ फ ฌ
ㄦ ƥֱ x फ ฌ

ฎ ‫ ں‬ƥֱ ɱ फ ฌ
Ա Ⓢ Ɔ ● Ќ Dz Ɔ Ɔ  Dz Ќ ╗ Dz Ő ฌ ̶ฌ
ธ Ṳ ″ Û A Ձ Ձ ฌ

ธ Ṳ ″ Û A Ձ Ձ ฌ

‫ ں‬ㅡ ƥ ֱ ″ फ Ṳ ɱ ƥ ֱ x फ ฌ

‫ ں‬x ƥֱ x फ ฌ
‫ ں‬x ƥ  Dz ●Ձ ●Ќ Ḛ ฌ A ㄦ ㈠‫ ں‬ฌ

Dz Ҝ О Ձ  ㈠ฌ
 ●╗  Ġ Dz Ќ ฌ

ฎ फฌ
ССฌ
‫ ں‬x ƥ  Dz ●Ձ ●Ќ Ḛ ฌ
ธ Ṳ ″ Û A Ձ Ձ ฌ
ㄦฌ
ḚŐḶⓈЌCฌ

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