04.09.19 PC FINAL Agenda Packet

Mayor Carolyn G.
Goodman (At-Large) Commissioner Sam Cherry, Chair

Mayor Pro-Tem Lois Tarkanian (Ward 1) Commissioner Louis De Salvio, Vice Chair
Vacant (Ward 2) Commissioner Vicki Quinn
Councilman Bob Coffin (Ward 3) Commissioner Trinity Haven Schlottman
Councilman Stavros S. Anthony (Ward 4) Commissioner Donna Toussaint
Councilman Cedric Crear (Ward 5) Commissioner Christina E. Roush
Councilwoman Michele Fiore (Ward 6) Commissioner Brenda J. Williams
Planning Commission Agenda

Council Chambers - 495 South Main Street - Phone 229-6011
City of Las Vegas Internet Address: www.lasvegasnevada.gov
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 9, 2019
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.
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.
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 have 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.
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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 12, 2019.
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.
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.
7. TMP-75817 - TENTATIVE MAP - 3100-3190 WEST SAHARA AVENUE (A COMMERCIAL SUBDIVISION) -
APPLICANT/OWNER: SAHARA WEST EXECUTIVE PARK, LLC - For possible action on a request for a Tentative
Map FOR A ONE-LOT COMMERCIAL SUBDIVISION on 6.73 acres at 3100, 3150 and 3190 West Sahara Avenue
(APNs 162-05-403-001, 002 and 004), C-1 (Limited Commercial) Zone, Ward 1 (Tarkanian) [PRJ-75758]. Staff
recommends APPROVAL.
8. GPA-75784 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: ASPECT HOMES - OWNER:
CHARLESTON LAMB, LLC - For possible action on a request for a General Plan Amendment FROM: MLA
(MEDIUM LOW ATTACHED DENSITY RESIDENTIAL) TO: ML (MEDIUM LOW DENSITY RESIDENTIAL) on
3.62 acres at the northwest corner of Wales Green Lane and Corwood Green Lane (APN 140-31-801-001), Ward
3 (Coffin) [PRJ-75766]. Staff recommends APPROVAL.
9. ZON-75786 - REZONING RELATED TO GPA-75784 - PUBLIC HEARING - APPLICANT: ASPECT HOMES -

OWNER: CHARLESTON LAMB, LLC - For possible action on a request for a Rezoning FROM: R-1 (SINGLE
FAMILY RESIDENTIAL) TO: R-CL (SINGLE FAMILY COMPACT-LOT) on 3.62 acres at the northwest corner
of Wales Green Lane and Corwood Green Lane (APN 140-31-801-001), Ward 3 (Coffin) [PRJ-75766]. Staff
10. GPA-75827 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER: MARKS GARAGE
ONE, LLC - For possible action on a request for a General Plan Amendment FROM: O (OFFICE) AND SC
(SERVICE COMMERCIAL) TO: GC (GENERAL COMMERCIAL) on 2.60 acres at 1700 East Sahara Avenue
(APNs 162-02-801-001 and 002), Ward 3 (Coffin) [PRJ-74677]. Staff recommends APPROVAL.
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11. ZON-75828 - REZONING RELATED TO GPA-75827 - PUBLIC HEARING - APPLICANT/OWNER: MARKS
GARAGE ONE, LLC - For possible action on a request for a Rezoning FROM: P-R (PROFESSIONAL OFFICE
AND PARKING) TO: C-2 (GENERAL COMMERCIAL) on 2.60 acres at 1700 East Sahara Avenue (APNs
162-02-801-001 and 002), Ward 3 (Coffin) [PRJ-74677]. Staff recommends APPROVAL.
12. SDR-74835 - SITE DEVELOPMENT PLAN REVIEW RELATED TO GPA-75827 AND ZON-75828 - PUBLIC
HEARING - APPLICANT/OWNER: MARKS GARAGE ONE, LLC - For possible action on a request for a Major
Amendment to previously approved Plot Plan Reviews (Z-0071-80 and Z-71-86) FOR A PROPOSED 5,906
SQUARE-FOOT ADDITION TO AN EXISTING 28,969 SQUARE-FOOT MOTOR VEHICLE SALES (NEW)
DEALERSHIP on 2.60 acres at 1700 East Sahara Avenue (APNs 162-02-801-001 and 002), C-2 (General
Commercial) and P-R (Professional Office and Parking) Zones [PROPOSED: C-2 (General Commercial)], Ward
3 (Coffin) [PRJ-74677]. Staff recommends APPROVAL.
13. GPA-75846 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER: SCHOOL BOARD
OF TRUSTEES - For possible action on a request for a General Plan Amendment FROM: M (MEDIUM DENSITY
RESIDENTIAL) TO: PF (PUBLIC FACILITIES) on 15.64 acres at 491 North Lamb Boulevard (APN
140-31-601-002), C-1 (Limited Commercial) Zone, Ward 3 (Coffin) [PRJ-75613]. Staff recommends APPROVAL.
14. ZON-75847 - REZONING RELATED TO GPA-75846 - PUBLIC HEARING - APPLICANT/OWNER: SCHOOL

BOARD OF TRUSTEES - For possible action on a request for a Rezoning FROM: C-1 (LIMITED COMMERCIAL)
TO: C-V (CIVIC) on 15.64 acres at 491 North Lamb Boulevard (APN 140-31-601-002), C-1 (Limited Commercial)
Zone, Ward 3 (Coffin) [PRJ-75613]. Staff recommends APPROVAL.
15. VAR-75848 - VARIANCE RELATED TO GPA-75846 AND ZON-75847 - PUBLIC HEARING -

APPLICANT/OWNER: SCHOOL BOARD OF TRUSTEES - For possible action on a request for a Variance TO
ALLOW DEVIATIONS FROM TITLE 19.10.020 C-V (CIVIC) DEVELOPMENT STANDARDS on 15.64 acres at
491 North Lamb Boulevard (APN 140-31-601-002), C-1 (Limited Commercial) Zone, Ward 3 (Coffin) [PRJ-75613].
Staff recommends APPROVAL.
16. SDR-75849 - SITE DEVELOPMENT PLAN REVIEW RELATED TO GPA-75846, ZON-75847 AND VAR-75848 -
PUBLIC HEARING - APPLICANT/OWNER: SCHOOL BOARD OF TRUSTEES - For possible action on a request
for a Site Development Plan Review FOR A PROPOSED 22,927 SQUARE-FOOT BUILDING ADDITION TO AN
EXISTING 69,315 SQUARE-FOOT PUBLIC SCHOOL, PRIMARY DEVELOPMENT on 15.64 acres at 491 North
Lamb Boulevard (APN 140-31-601-002), C-1 (Limited Commercial) Zone, Ward 3 (Coffin) [PRJ-75613]. Staff
17. WVR-75948 - WAIVER - PUBLIC HEARING - APPLICANT/ OWNER: 201 CHARLESTON, LLC - For possible
action on a request for a Waiver of the INTERIM DOWNTOWN LAS VEGAS OVERLAY DISTRICT
STREETSCAPE STANDARDS on 0.65 acres at the northwest corner of Charleston Boulevard and Casino Center
Boulevard (APN Multiple), C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-75910]. Staff recommends
APPROVAL.
18. SUP-75757 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: LAUREN OWENS - OWNER: CIM/116
N. 3RD LV, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED 90 SQUARE-
FOOT OFF-PREMISE SIGN USE at 116 North 3rd Street (APN 139-34-510-021), C-2 (General Commercial)
Zone, Ward 5 (Crear) [PRJ-75622]. Staff recommends APPROVAL.
PUBLIC HEARING ITEMS

19. ABEYANCE - SUP-75084 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: ON 3010
SAHARA, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED 3,000
SQUARE-FOOT BEER/WINE/COOLER OFF-SALE ESTABLISHMENT USE at 3010 West Sahara Avenue
(APN 162-05-403-005), C-1 (Limited Commercial) Zone, Ward 1 (Tarkanian) [PRJ-74991]. Staff recommends
DENIAL.
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20. ABEYANCE - SDR-75082 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-75084 - PUBLIC
HEARING - APPLICANT/OWNER: ON 3010 SAHARA, LLC - For possible action on a request for a Major
Amendment to an approved Site Development Plan Review (SDR-56141) FOR A PROPOSED 3,000 SQUARE-
FOOT GENERAL RETAIL STORE, OTHER THAN LISTED [CONVENIENCE STORE] WITH FUEL PUMPS AND
CANOPY WITH A WAIVER TO NOT ORIENT THE BUILDING TO THE CORNER WHERE SUCH IS REQUIRED
on 0.91 acres at 3010 West Sahara Avenue (APN 162-05-403-005), C-1 (Limited Commercial) Zone, Ward 1
(Tarkanian) [PRJ-74991]. Staff recommends DENIAL.
21. ABEYANCE – VAR-75636 - VARIANCE - PUBLIC HEARING - APPLICANT: FISHER BROTHERS - OWNER:
INTEGRAL PARTNERS PARK PLACE CENTRE-LAS VEGAS, LLC - For possible action on a request for a
Variance TO ALLOW PROPOSED WALL SIGNS TO COVER 29 PERCENT OF THE EAST ELEVATION AND
24 PERCENT OF THE NORTH ELEVATION OF THE BUILDING WHERE 20 PERCENT IS THE MAXIMUM
ALLOWED on 14.72 acres at the southwest corner of Sirius Avenue and Rancho Drive (APN 162-08-418-002),
C-2 (General Commercial) Zone, Ward 1 (Tarkanian) [PRJ-75581]. Staff recommends APPROVAL.
22. ABEYANCE – MSP-75637 - MASTER SIGN PLAN RELATED TO VAR-75636 - PUBLIC HEARING - APPLICANT:
FISHER BROTHERS - OWNER: INTEGRAL PARTNERS PARK PLACE CENTRE-LAS VEGAS, LLC - For
possible action on a request for a Master Sign Plan FOR AN APPROVED COMMERCIAL
RECREATION/AMUSEMENT (INDOOR AND OUTDOOR) DEVELOPMENT on 14.72 acres at the southwest
corner of Sirius Avenue and Rancho Drive (APN 162-08-418-002), C-2 (General Commercial) Zone, Ward 1
(Tarkanian) [PRJ-75581]. Staff recommends APPROVAL.
23. TABLED - RENOTIFICATION - GPA-74312 - GENERAL PLAN AMENDMENT - PUBLIC HEARING -

APPLICANT: CENTURA DEVELOPMENT - OWNER: CHARLIE RAH RAH IRREVOCABLE BUSINESS TRUST,
ET AL - For possible action on a request for a General Plan Amendment FROM: SC (SERVICE COMMERCIAL)
TO: H (HIGH DENSITY RESIDENTIAL) on 4.62 acres at the southeast corner of Charleston Boulevard and Lindell
Road (APNs 163-01-501-001 and 002), Ward 1 (Tarkanian) [PRJ-74089]. Staff recommends DENIAL.
24. TABLED - RENOTIFICATION - ZON-74313 - REZONING RELATED TO GPA-74312 - PUBLIC HEARING -

APPLICANT: CENTURA DEVELOPMENT - OWNER: CHARLIE RAH RAH IRREVOCABLE BUSINESS TRUST,
ET AL - For possible action on a request for a Rezoning FROM: C-1 (LIMITED COMMERCIAL) TO: R-4 (HIGH
DENSITY RESIDENTIAL) on 4.62 acres at the southeast corner of Charleston Boulevard and Lindell Road (APNs
163-01-501-001 and 002), Ward 1 (Tarkanian) [PRJ-74089]. Staff recommends DENIAL.
25. SDR-75858 - SITE DEVELOPMENT PLAN REVIEW RELATED TO GPA-74312 AND ZON-74313 - PUBLIC
HEARING - APPLICANT/OWNER: CHARLIE RAH RAH IRREVOCABLE BUSINESS TRUST, ET AL - For
possible action on a request for a Site Development Plan Review FOR A PROPOSED 144-UNIT SENIOR
CITIZEN APARTMENTS DEVELOPMENT on 4.62 acres at the southeast corner of Charleston Boulevard and
Lindell Road (APNs 163-01-501-001 and 002), C-1 (Limited Commercial) Zone [PROPOSED: R-4 (High Density
Residential)], Ward 1 (Tarkanian) [PRJ-75792]. Staff recommends DENIAL.
26. GPA-75814 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER: CITY OF LAS
VEGAS - For possible action on a request for a General Plan Amendment to amend portions of the Southeast
Sector Land Use Map of the General Plan FROM: C (COMMERCIAL) AND MXU (MIXED USE) TO: FBC (FORM-
BASED CODE) on approximately 226 acres in the Fremont East District generally located south of Interstate 515,
west of Eastern Avenue, north of Carson Avenue, and east of Las Vegas Boulevard (APNs Multiple), Wards 3
(Coffin) and 5 (Crear) [PRJ-75868]. Staff recommends APPROVAL.
27. ZON-75886 - REZONING - PUBLIC HEARING - APPLICANT/OWNER: ROMAN CATHOLIC BISHOP LAS
VEGAS - For possible action on a request for a Rezoning FROM: R-E (RESIDENCE ESTATES) TO: R-1 (SINGLE
FAMILY RESIDENTIAL) on 55.52 acres at the southeast corner of Elkhorn Road and Jones Boulevard (APNs
125-24-101-001 and 125-24-201-001), Ward 6 (Fiore) [PRJ-75680]. Staff recommends APPROVAL.
28. VAR-75956 - VARIANCE RELATED TO ZON-75886 - PUBLIC HEARING - APPLICANT/OWNER: ROMAN

CATHOLIC BISHOP LAS VEGAS - For possible action on a request for a Variance TO ALLOW A 1.09
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CONNECTIVITY RATIO WHERE 1.30 IS REQUIRED on 55.52 acres at the southeast corner of Elkhorn Road
and Jones Boulevard (APNs 125-24-101-001 and 125-24-201-001), R-E (Residence Estates) Zone [PROPOSED:
R-1 (Single Family Residential)], Ward 6 (Fiore) [PRJ-75680]. Staff recommends DENIAL.
29. TMP-75888 - TENTATIVE MAP RELATED TO ZON-75886 AND VAR-75956 - JONES / ELKHORN - PUBLIC
HEARING - APPLICANT/OWNER: ROMAN CATHOLIC BISHOP LAS VEGAS - For possible action on a request
for a Tentative Map FOR A PROPOSED 199-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION WITH
WAIVERS TO ALLOW NON-STANDARD PUBLIC STREET IMPROVEMENTS INCLUDING NO CURB, GUTTER
OR SIDEWALK AND NO EXTERIOR STREETLIGHTS FOR LEON AVENUE WHERE SUCH ARE REQUIRED
FOR A PROPOSED SINGLE-FAMILY RESIDENTIAL SUBDIVISION on 55.52 acres at the southeast corner of
Elkhorn Road and Jones Boulevard (APNs 125-24-101-001 and 125-24-201-001), R-E (Residence Estates) Zone
[PROPOSED: R-1 (Single Family Residential)], Ward 6 (Fiore) [PRJ-75680]. Staff recommends DENIAL.
30. VAR-75808 - VARIANCE RELATED TO SUP-75807 - PUBLIC HEARING - APPLICANT/OWNER: HARRIS

INVESTMENT HOLDINGS, LLC - For possible action on a request for a Variance TO ALLOW ZERO ADDITIONAL
PARKING SPACES WHERE TWO ADDITIONAL PARKING SPACES ARE REQUIRED FOR A PARKING-
IMPAIRED DEVELOPMENT on 0.17 acres at 444 East Sahara Avenue (APN 162-03-416-026), C-1 (Limited
Commercial) Zone, Ward 3 (Coffin) [PRJ-75616]. Staff recommends DENIAL.
31. SUP-75807 - SPECIAL USE PERMIT RELATED TO VAR-75808 - PUBLIC HEARING - APPLICANT/OWNER:
HARRIS INVESTMENT HOLDINGS, LLC - For possible action on a request for a Special Use Permit FOR A
PROPOSED 2,300 SQUARE-FOOT DAILY LABOR SERVICE USE at 444 East Sahara Avenue (APN
162-03-416-026), C-1 (Limited Commercial) Zone, Ward 3 (Coffin) [PRJ-75616]. Staff recommends DENIAL.
32. VAR-75819 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: SK USA, LLC - For possible action on
a request for a Variance TO ALLOW RESIDENTIAL BUILDINGS TO HAVE A HEIGHT OF THREE STORIES
WHERE TWO STORIES IS THE MAXIMUM ALLOWED ON LOT ONE OF A TWO LOT PROPOSED
RESIDENTIAL SUBDIVISION on 2.14 acres on the north side of Bonanza Road, approximately 1,550 feet east
of Decatur Boulevard (APN 139-30-306-003), R-2 (Medium-Low Density Residential) Zone, Ward 5 (Crear)
[PRJ-75700]. Staff recommends DENIAL.
33. VAR-75820 - VARIANCE RELATED TO VAR-75819 - PUBLIC HEARING - APPLICANT/OWNER: SK USA, LLC
- For possible action on a request for a Variance TO ALLOW RESIDENTIAL BUILDINGS TO HAVE A HEIGHT
OF THREE STORIES WHERE TWO STORIES IS THE MAXIMUM ALLOWED ON LOT TWO OF A TWO LOT
PROPOSED RESIDENTIAL SUBDIVISION on 2.14 acres on the north side of Bonanza Road, approximately
1,550 feet east of Decatur Boulevard (APN 139-30-306-003), R-2 (Medium-Low Density Residential) Zone, Ward
5 (Crear) [PRJ-75700]. Staff recommends DENIAL.
34. VAR-75821 - VARIANCE RELATED TO VAR-75819 AND VAR-75820 - PUBLIC HEARING -

APPLICANT/OWNER: SK USA, LLC - For possible action on a request for a Variance TO ALLOW A 47-FOOT
WIDE ACCESS CONTROL GATE WHERE 50 FEET IS REQUIRED; TO ALLOW SIDEWALKS ON ONE SIDE
WHERE SIDEWALKS ON BOTH SIDES ARE REQUIRED AND TO ALLOW A CONNECTIVITY RATIO OF 1.00
WHERE 1.30 IS REQUIRED on 2.14 acres on the north side of Bonanza Road, approximately 1,550 feet east
of Decatur Boulevard (APN 139-30-306-003), R-2 (Medium-Low Density Residential) Zone, Ward 5 (Crear)
35. SDR-75822 - SITE DEVELOPMENT PLAN REVIEW RELATED TO VAR-75819, VAR-75820 AND VAR-75821
- PUBLIC HEARING - APPLICANT/OWNER: SK USA, LLC - For possible action on a request for a Site
Development Plan Review FOR A PROPOSED 18-UNIT RESIDENTIAL SUBDIVISION on 2.14 acres on the
north side of Bonanza Road, approximately 1,550 feet east of Decatur Boulevard (APN 139-30-306-003), R-2
(Medium-Low Density Residential) Zone, Ward 5 (Crear) [PRJ-75700]. Staff recommends DENIAL.
36. TMP-75823 - TENTATIVE MAP RELATED TO VAR-75819, VAR-75820, VAR-75821 AND SDR-75822 -
MONTAGE ESTATES - PUBLIC HEARING - APPLICANT/OWNER: SK USA, LLC - For possible action on a
request for a Tentative Map FOR A THREE-LOT RESIDENTIAL SUBDIVISION on 2.14 acres on the north side
Page 5 of 1332
of Bonanza Road, approximately 1,550 feet east of Decatur Boulevard (APN 139-30-306-003), R-2 (Medium-Low
Density Residential) Zone, Ward 5 (Crear) [PRJ-75700]. Staff recommends DENIAL.
37. VAR-75829 - VARIANCE - PUBLIC HEARING - APPLICANT: JASON MAHEU - OWNER: MICHAEL & DIANA
MOORE TRUST AND MATTHEWS FAMILY TRUST - For possible action on a request for a Variance TO ALLOW
20 PARKING SPACES WHERE 32 PARKING SPACES ARE REQUIRED on 0.42 acres at 1807 West Charleston
Boulevard (APN 162-04-112-021), C-1 (Limited Commercial) Zone, Ward 1 (Tarkanian) [PRJ-75798]. Staff
recommends DENIAL.
38. VAR-75832 - VARIANCE RELATED TO VAR-75829 - PUBLIC HEARING - APPLICANT: APPLICANT:JASON

MAHEU - OWNER: MICHAEL & DIANA MOORE TRUST AND MATTHEWS FAMILY TRUST - For possible
action on a request for a Variance TO ALLOW A FIVE-FOOT SIDE YARD SETBACK WHERE 10 FEET IS
REQUIRED AND TO ALLOW A SIX-FOOT REAR YARD SETBACK WHERE 20 FEET IS REQUIRED on 0.42
acres at 1807 West Charleston Boulevard (APN 162-04-112-021), C-1 (Limited Commercial) Zone, Ward 1
39. SDR-75833 - SITE DEVELOPMENT PLAN REVIEW RELATED TO VAR-75829 AND VAR-75832 - PUBLIC
HEARING - APPLICANT: JASON MAHEU - OWNER: MICHAEL & DIANA MOORE TRUST AND MATTHEWS
FAMILY TRUST - For possible action on a request for a Site Development Plan Review FOR A PROPOSED 4,860
SQUARE-FOOT MEDICAL OFFICE DEVELOPMENT WITH WAIVERS TO ALLOW A SIX-FOOT LANDSCAPE
BUFFER ALONG A PORTION OF THE EAST PROPERTY LINE WHERE 15 FEET IS REQUIRED; TO ALLOW
A ZERO-FOOT LANDSCAPE BUFFER ALONG THE NORTH, SOUTH AND WEST PROPERTY LINE WHERE
EIGHT FEET IS REQUIRED; TO ALLOW BLANK FACADES WHERE SUCH IS NOT ALLOWED; AND TO
ALLOW LESS PARKING LOT LANDSCAPING THAN WHAT IS ALLOWED on 0.42 acres at 1807 West
Charleston Boulevard (APN 162-04-112-021), C-1 (Limited Commercial) Zone, Ward 1 (Tarkanian) [PRJ-75798].
Staff recommends DENIAL.
40. VAR-75852 - VARIANCE - PUBLIC HEARING - APPLICANT: FISHER BROTHERS - OWNER: INTEGRAL
PARTNERS PARK PLACE CENTRE-LAS VEGAS, LLC - For possible action on a request for a Variance TO
ALLOW 921 PARKING SPACES WHERE 1,065 PARKING SPACES ARE REQUIRED on 14.71 acres at the
southwest corner of Sirius Avenue and Rancho Drive (APN 162-08-418-002), C-2 (General Commercial) Zone,
Ward 1 (Tarkanian) [PRJ-75760]. Staff recommends DENIAL.
41. SDR-75854 - SITE DEVELOPMENT PLAN REVIEW RELATED TO VAR-75852 - PUBLIC HEARING -
APPLICANT: FISHER BROTHERS - OWNER: INTEGRAL PARTNERS PARK PLACE CENTRE-LAS VEGAS,
LLC - For possible action on a request for a Major Amendment of an approved Site Development Plan Review
(SDR-70652) FOR A PROPOSED 6,800 SQUARE-FOOT INDOOR FLOOR AREA ADDITION TO AN
APPROVED 205,972 SQUARE-FOOT COMMERCIAL RECREATION/AMUSEMENT (INDOOR AND
OUTDOOR) DEVELOPMENT on 14.71 acres at the southwest corner of Sirius Avenue and Rancho Drive (APN
162-08-418-002), C-2 (General Commercial) Zone, Ward 1 (Tarkanian) [PRJ-75760]. Staff recommends DENIAL.
42. VAR-75869 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: JEANNINE LEE, ET AL - For possible
action on a request for a Variance TO ALLOW FIVE PARKING SPACES WHERE 12 ARE REQUIRED on 0.16
acres at 2517 Valley Street (APN 139-36-410-015), R-3 (Medium Density Residential) Zone, Ward 3 (Coffin)
43. SDR-75870- SITE DEVELOPMENT PLAN REVIEW RELATED TO VAR-75869 - PUBLIC HEARING -
APPLICANT/OWNER: JEANNINE LEE, ET AL - For possible action on a request for a Site Development Plan
Review FOR A PROPOSED SIX-UNIT MULTI-FAMILY RESIDENTIAL DEVELOPMENT WITH WAIVERS TO
ALLOW A THREE-FOOT LANDSCAPE BUFFER WIDTH ALONG THE EAST AND WEST PROPERTY LINES
WHERE SIX FEET IS REQUIRED AND A FOUR-FOOT LANDSCAPE BUFFER WIDTH ALONG THE SOUTH
PROPERTY LINE WHERE 10 FEET IS REQUIRED on 0.16 acres at 2517 Valley Street (APN 139-36-410-015),
R-3 (Medium Density Residential) Zone, Ward 3 (Coffin) [PRJ-75270]. Staff recommends DENIAL.
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44. VAR-75818 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: SERENITY BIRTH CENTER, LLC - For
possible action on a request for a Variance TO ALLOW A ZERO-FOOT SETBACK WHERE A FIVE-FOOT
SETBACK IS THE MINIMUM REQUIRED FOR A PROPOSED MONUMENT SIGN at 332 South Jones Boulevard
(APN 138-36-210-008), O (Office) Zone, Ward 1 (Tarkanian) [PRJ-75764]. Staff recommends DENIAL.
45. VAR-75824 - VARIANCE - PUBLIC HEARING - APPLICANT: RAD MANAGEMENT, LLC - OWNER: DSRS
PROPERTIES, LLC - For possible action on a request for a Variance TO ALLOW REDUCED LOT SIZES AND
WIDTHS FOR THREE PROPOSED LOTS WHERE A 20,000 SQUARE-FOOT LOT SIZE AND A 100-FOOT LOT
WIDTH ARE REQUIRED AND TO ALLOW A REAR YARD SETBACK OF 26 FEET WHERE 35 FEET IS THE
MINIMUM REQUIRED on 0.70 acres at 835 Shetland Road (APN 139-32-802-025), R-E (Residence Estates)
Zone, Ward 1 (Tarkanian) [PRJ-75738]. Staff recommends DENIAL.
46. VAR-75831 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: BRO HYMN, LLC - For possible action on
a request for a Variance TO ALLOW TWO PROPOSED 60-FOOT TALL FREESTANDING SIGNS WHERE 40
FEET IS THE MAXIMUM HEIGHT ALLOWED on 0.72 acres at 1736 South Las Vegas Boulevard (APN
162-03-302-010), C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-75734]. Staff recommends DENIAL.
47. VAR-75834 - VARIANCE - PUBLIC HEARING - APPLICANT: OSEVENA NOEL - OWNER: MARIE GENISTE
- For possible action on a request for a Variance TO ALLOW A TWO-FOOT CORNER SIDE YARD SETBACK
WHERE 15 FEET IS REQUIRED FOR AN EXISTING ADDITION TO A SINGLE FAMILY DWELLING AND AN
EXISTING NINE-FOOT TALL PERIMETER WALL WHERE EIGHT FEET IS THE MAXIMUM ALLOWED at 500
Vincent Way (APN 138-34-711-009), R-1 (Single Family Residential) Zone, Ward 1 (Tarkanian) [PRJ-75747].
Staff recommends DENIAL.
48. SUP-75850 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: MIGUEL GUTIERREZ - For
possible action on a request for a Special Use Permit FOR A BUILDING MAINTENANCE SERVICE AND SALES
USE at 4485 North Rainbow Boulevard (APN 138-03-602-013), C-1 (Limited Commercial) Zone, Ward 4 (Anthony)
[PRJ-75587]. Staff recommends APPROVAL.
49. SDR-75851 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-75850 - APPLICANT/OWNER: MIGUEL
GUTIERREZ - For possible action on a request for a Site Development Plan Review FOR THE ADDITION OF
A PROPOSED 9,000 SQUARE-FOOT BUILDING TO A SITE CONTAINING AN EXISTING 4,053 SQUARE-
FOOT COMMERCIAL BUILDING WITH WAIVERS TO ALLOW A FIVE-FOOT LANDSCAPE BUFFER ON A
PORTION OF THE SOUTH PERIMETER AND A ZERO-FOOT LANDSCAPE BUFFER ON A PORTION OF THE
NORTH PERIMETER WHERE EIGHT FEET IS REQUIRED on 1.21 acres at 4485 North Rainbow Boulevard
(APN 138-03-602-013), C-1 (Limited Commercial) Zone, Ward 4 (Anthony) [PRJ-75587]. Staff recommends
APPROVAL.
50. SUP-75861 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: TERRIBLE HERBST, INC. - OWNER:
GRAND TETON LODGE LAND, LLC - For possible action on a request for a Special Use Permit FOR A
PROPOSED 4,330 SQUARE-FOOT BEER/WINE/COOLER OFF-SALE ESTABLISHMENT USE at the northeast
corner of Grand Teton Drive and Durango Drive (APN 125-09-401-031), C-1 (Limited Commercial) Zone, Ward
6 (Fiore) [PRJ-75685]. Staff recommends APPROVAL.
51. SUP-75862 - SPECIAL USE PERMIT RELATED TO SUP-75861 - PUBLIC HEARING - APPLICANT: TERRIBLE
HERBST, INC. - OWNER: GRAND TETON LODGE LAND, 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 northeast corner
of Grand Teton Drive and Durango Drive (APN 125-09-401-031), C-1 (Limited Commercial) Zone, Ward 6 (Fiore)
52. SDR-75863 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-75861 AND SUP-75862 - PUBLIC
HEARING - APPLICANT: TERRIBLE HERBST, INC. - OWNER: GRAND TETON LODGE LAND, LLC - For
possible action on a request for a Major Amendment to an approved Site Development Plan Review (SDR-5689)
FOR A PROPOSED 4,330 SQUARE-FOOT GENERAL RETAIL STORE [CONVENIENCE STORE] WITH FUEL
PUMPS AND 1,080 SQUARE-FOOT CAR WASH, FULL SERVICE on a portion of 2.71 acres at the northeast
Page 7 of 1332
corner of Grand Teton Drive and Durango Drive (APN 125-09-401-031), C-1 (Limited Commercial) Zone, Ward
6 (Fiore) [PRJ-75685]. Staff recommends APPROVAL.
53. SUP-75838 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: ROMMEL V. FAJARDO AND
LORENA DE LIOS FAJARDO - For possible action on a request for a Special Use Permit FOR A COMMUNITY
RESIDENCE USE WITH A WAIVER TO ALLOW A 455-FOOT DISTANCE SEPARATION FROM A SIMILAR USE
WHERE 660 FEET IS REQUIRED at 125 Antelope Way (APN 138-34-514-001), R-1 (Single Family Residential)
Zone, Ward 1 (Tarkanian) [PRJ-75806]. Staff recommends DENIAL.
54. VAC-75859 - VACATION - PUBLIC HEARING - APPLICANT: BP HOLDINGS, INC. - OWNER: VFR-
SOUTHWEST DESERT EQUITIES, LLC - For possible action on a request for a Petition to Vacate a U.S.
Government Patent Easement located on the north and east perimeter of the site and a 30-foot portion of the north
half of Darling Road located east of Hualapai Way, Ward 6 (Fiore) [PRJ-75736]. Staff recommends DENIAL.
55. SDR-75860 - SITE DEVELOPMENT PLAN REVIEW RELATED TO VAC-75859 - PUBLIC HEARING -
APPLICANT: BP HOLDINGS, INC. - OWNER: VFR-SOUTHWEST DESERT EQUITIES, LLC - For possible action
on a request for a Major Amendment to a previously approved Site Development Plan Review (SDR-73576) FOR
THE PROPOSED EXPANSION OF THE SUBJECT SITE AND PARKING LOT RECONFIGURATION FOR A
9,043 SQUARE-FOOT COMMERCIAL DEVELOPMENT WITH A WAIVER TO ALLOW AN EIGHT-FOOT
LANDSCAPE BUFFER ON THE SOUTH PERIMETER WHERE 15 FEET IS REQUIRED on 2.02 acres at 6840
North Hualapai Way (APN 125-19-401-002), C-1 (Limited Commercial) Zone, Ward 6 (Fiore) [PRJ-75736]. Staff
recommends DENIAL.
DIRECTOR'S BUSINESS:
56. TXT-75815 - TEXT AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER: CITY OF LAS VEGAS - For
possible action on a request to remove and replace LVMC Title 19.09 Form-Based Code with an updated version
of LVMC Title 19.09 Form-Based Code, amend the LVMC Title 19 Appendix F Interim Downtown Las Vegas
Development Standards as applicable, and to provide for other related matters. Staff recommends APPROVAL.
Citizens Participation:
57. Citizens Participation: Public comment during this portion of the agenda must be limited to matters
within the jurisdiction of the Planning Commission. No subject may be acted upon by the Planning
Commission unless that subject is on the agenda and is scheduled for action. If you wish to be
heard, come to the podium and give your name for the record. The amount of discussion on any
single subject, as well as the amount of time any single speaker is allowed, may be limited.
Facilities are provided throughout City Hall for the convenience of persons with disabilities. 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 City Clerk’s office at 702-229-6311 and advise of your need at least 48 hours
in advance of the meeting. Dial 7-1-1 for Relay Nevada.
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
Page 8 of 1332
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 9, 2019 1
DEPARTMENT: Planning
DIRECTOR: Robert Summerfield
SUBJECT:
CALL TO ORDER
Page 9 of 1332
AGENDA SUMMARY PAGE
SUBJECT:
ANNOUNCEMENT: COMPLIANCE WITH OPEN MEETING LAW
Page 10 of 1332
AGENDA SUMMARY PAGE
SUBJECT:
ROLL CALL
Page 11 of 1332
AGENDA SUMMARY PAGE
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
Page 12 of 1332
AGENDA SUMMARY PAGE
SUBJECT:
FOR POSSIBLE ACTION TO APPROVE THE FINAL MINUTES FOR THE PLANNING
COMMISSION MEETING OF MARCH 12, 2019.
Page 13 of 1332
AGENDA SUMMARY PAGE
DEPARTMENT: Planning 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.
Page 14 of 1332
AGENDA SUMMARY PAGE
DEPARTMENT: Planning CONSENT

SUBJECT:
TMP-75817 - TENTATIVE MAP - 3150-3190 WEST SAHARA AVENUE (A COMMERCIAL
SUBDIVISION) - APPLICANT/OWNER: SAHARA WEST EXECUTIVE PARK, LLC - For possible
action on a request for a Tentative Map FOR A ONE-LOT COMMERCIAL SUBDIVISION on 3.75
acres at 3150 and 3190 West Sahara Avenue (APNs 162-05-403-001 and 002), C-1 (Limited
Commercial) Zone, Ward 1 (Tarkanian) [PRJ-75758]. Staff recommends APPROVAL.
May go to City Council on: 05/01/2019

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
Page 15 of 1332
Page 16 of 1332
Page 17 of 1332
TMP-75817 [PRJ-75758]
AGENDA MEMO - PLANNING

PLANNING COMMISSION MEETING DATE: APRIL 9, 2019
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: SAHARA WEST EXECUTIVE PARK,
LLC
** STAFF RECOMMENDATION(S) **
CASE REQUIRED FOR

RECOMMENDATION
NUMBER APPROVAL
TMP-75817 Staff recommends APPROVAL, subject to conditions:
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED 25
NOTICES MAILED N/A
PROTESTS 0
APPROVALS 0
CS
Page 18 of 1332
TMP-75817 [PRJ-75758]
Conditions Page One
April 9, 2019 - Planning Commission Meeting
** CONDITIONS **
TMP-75817 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. 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.
4. The Final Map shall contain a note granting perpetual common access and parking
across the entire subdivision.
5. All development is subject to the conditions of City Departments and State

Subdivision Statutes.
Public Works
6. Per Title 19.16.060.W.1, provide a note on the Final Map that states “All parcels
created through this map shall have perpetual unobstructed access to all driveways
servicing the overall subdivision unless incompatible uses can be demonstrated to
the satisfaction of the City Engineer.”
7. Per Title 19.16.060.W.2, sewer service for this commercial subdivision shall be
shown in accordance with one of the following three alternatives, and the appropriate
note shall appear on the face of the recorded Final Map:
I. On-site sewers, 8-inches in diameter or larger, are public sewers where
located within 20-foot wide dedicated public sewer easements.
II. On-site sewers are a common element privately owned and maintained per
the Conditions, Covenants, and Restrictions (CC&Rs) of this commercial
subdivision.
III. On-site sewers are a common element privately owned and maintained per
the Joint Use Agreement of this commercial subdivision.
CS
Page 19 of 1332
TMP-75817 [PRJ-75758]
Conditions Page Two
8. Per Title 19.16.060.W.3, provide a note on the Final Map that states “All subdivided
lots within this Final Map shall provide perpetual inter-lot drainage rights across all
existing and future parcel limits.” A technical drainage study shall be submitted and
approved prior to further development of this site.
9. 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. No 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.
CS
Page 20 of 1332
TMP-75817 [PRJ-75758]
Staff Report Page One
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant requests approval of a Tentative Map for a one-lot commercial subdivision
on a 6.73-acre site at 3100, 3150 and 3190 Sahara Avenue.
ISSUES
• The subject site is developed with an existing shopping center. There are no proposed
changes or additions to the site.
• As the site has been in existence for several years, all walls are existing and no
retaining walls are anticipated.
ANALYSIS
The subject site is home to an existing shopping center and is zoned C-1 (Limited
Commercial). No development changes or additions have been proposed at this time.
Any future development will have to be developed to Title 19 development standards for
the C-1 (Limited Commercial) zoning district. Access to the site will remain from Sahara
Avenue, Richfield Boulevard and Spanish Oaks Drive, all public right-of-ways adequate
in size to continue servicing the subject site.
Parking and access is intended to be allowed across the one-lot commercial subdivision.
A condition of approval will require that common perpetual access and parking will be
granted across the entire proposed commercial subdivision. The map meets and
complies with the Title 19 and NRS 278 requirements for a Tentative Map; therefore, staff
recommends approval with conditions. If denied, the existing parcels would remain.
FINDINGS (TMP-75817)
All Title 19 zoning and NRS 278 and technical requirements regarding tentative maps are
satisfied. Therefore, staff recommends approval of the subject tentative map with
conditions.
CS
Page 21 of 1332
TMP-75817 [PRJ-75758]
Staff Report Page Two
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., etc

The Board of City Commissioners approved a Rezoning (Z-0066-73)
application for the reclassification of property generally located between
West Oakey Boulevard on the north, West Sahara Avenue on the south,
South Valley View Boulevard on the west, and Richfield Boulevard on
the east, south of Westwood Village Tract and west of Springhurst
09/26/73
Townhouses, from R-1 (Single Family Residential) and R 3 (Medium
Density Residential) to R-PD6 (Residential Planned Development - 6
Units per Acre), R-4 (High Density Residential) and C-1 (Limited
Commercial). The Planning Commission and staff recommended
approval.
The Board of Zoning Adjustment approved a Variance (V-0099-84) to
allow auto sales for one day only in the months of February, May, August
09/27/84
and November of every year where such is not permitted on property
located at 3100 West Sahara Avenue. Staff recommended denial.
The Planning Commission accepted a request to Withdraw Without
Prejudice a Special Use Permit (SUP-5471) for a Facility to provide
12/02/04
testing, treatment, or counseling for drug or alcohol abuse at 3150 West
Sahara Boulevard Avenue, Suite #B22. Staff recommended approval.
Prejudice a Special Use Permit (SUP-5472) for a Sex Offender
12/02/04
Counseling Facility at 3150 West Sahara Boulevard Avenue, Suite
#B22. Staff recommended approval.
The Planning Commission accepted the applicant’s request to Withdraw
Without Prejudice a Special Use Permit (SUP-5783) and Site
01/27/05 Development Plan Review (SDR-5779) for a proposed Mixed-Use
Development on the properties located at the northwest corner of
Sahara Avenue and Richfield Boulevard.
The City Council approved requests for a Special Use Permit (SUP-
6219) and for a Site Development Plan Review (SDR-6220) for a seven-
story mixed-use development including 303 residential units and 20,250
06/01/05
square-feet of office, and a waiver of the 15-foot rear yard setback. The
Planning Commission recommended approval on 04/14/05. Staff had
recommended approval.
The City Council approved a request for a Major Amendment to an
approved Site Development Plan Review (SDR-8583) for a seven-story
mixed-use development, consisting of 325 residential units and 23,695
10/19/05 square feet of office space and a waiver to permit a side yard setback
of zero feet where 10 feet is the minimum setback required on 7.78
acres adjacent to the north side of Sahara Boulevard, between Spanish
Oaks Drive and Richfield Boulevard.
CS
Page 22 of 1332
TMP-75817 [PRJ-75758]
Staff Report Page Three

The City Council approved a request for a Site Development Plan
Review (SDR-18693) for a four-story, 42,000 square-foot office building,
with a 2,450 square-foot restaurant with Drive-through, and a 14,550
06/06/07
square-foot General Retail Establishment on 7.68 acres at 3100-3190
West Sahara Avenue. The Planning Commission recommended
approval and Staff recommended denial.
Review (SDR-44168) for a proposed 2,800 square-foot restaurant (with
drive-through) with Waivers to allow no landscape buffer along the north
03/21/12 and west perimeters where eight feet is required on approximately 0.91
acres at the northwest corner of Sahara Avenue and Richfield
Boulevard. The Planning Commission and staff both recommended
approval. This expired on 03/20/14 as it was not exercised.
The City Council denied Special Use Permit (SUP-55291) request for a
Medical Marijuana Dispensary use at 3190 West Sahara Avenue. The
10/28/14
Planning Commission recommended denial. Planning staff recommend
approval.
The Planning Commission approved a request for a Site Development
Plan Review (SDR-56141) for a proposed 4,295 square-foot restaurant
with drive through with waivers to allow no landscape buffer along the
11/04/14
north and west perimeters where eight feet is required at the northwest
corner of Sahara Avenue and Richfield Boulevard. Staff recommended
approval.
Most Recent Change of Ownership

A deed was recorded for a change in ownership. (APNs: 162-05-403-
04/23/12
001 and 003)
A deed was recorded for a change in ownership. (APN: 162-05-403-
04/23/13
004)
Related Building Permits/Business Licenses

There are no related building permits/business licenses.
Pre-Application Meeting
Planning Staff conducted a pre-application meeting with the applicant
02/11/19 where the submittal requirements and deadlines were reviewed for a
proposed Tentative Map.
CS
Page 23 of 1332
TMP-75817 [PRJ-75758]
Staff Report Page Four
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
Planning Staff conducted a routine field check and found an active
02/28/19
shopping center. No issues were noted.
Details of Application Request

Site Area
Net Acres 6.73
Planned or Special
Surrounding Existing Land Use
Land Use Existing Zoning District
Property Per Title 19.12
Designation
Subject
Shopping Center C (Commercial) C-1 (Limited Commercial)
Property
R-PD6 (Residential
Single Family, L (Low Density
North Planned Development – 6
Detached Residential)
units per acre)
General Retail,
South C (Commercial) C-1 (Limited Commercial)
other than listed
Office, other than
East listed C (Commercial) C-1 (Limited Commercial)
Vacant
West Shopping Center C (Commercial) C-1 (Limited Commercial)
Master and Neighborhood Plan Areas Compliance

Rancho Charleston Land Use Study Area Y
Special Area and Overlay Districts Compliance
A-O (Airport Overlay) District (200 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
CS
Page 24 of 1332
TMP-75817 [PRJ-75758]
Staff Report Page Five
DEVELOPMENT STANDARDS
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 145 Y
Highways
Spanish Oaks
Local Title 13 75 Y
Drive
Richfield
Local Title 13 90 Y
Boulevard
CS
Page 25 of 1332
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AGENDA SUMMARY PAGE

SUBJECT:
GPA-75784 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: ASPECT
HOMES - OWNER: CHARLESTON LAMB, LLC, - For possible action on a request for a General
Plan Amendment FROM: MLA (MEDIUM LOW ATTACHED) TO: ML (MEDIUM LOW) on 3.62
acres at the northwest corner of Wales Green Lane and Cornwood Green Lane (APN 140-31-801-
001), Ward 3 (Coffin) [PRJ-75766]. Staff recommends APPROVAL.
C.C.: 05/15/2019
RECOMMENDATION:
Staff recommends APPROVAL
2. Land Use Map
3. Staff Report - GPA-75784 and ZON-75786 [PRJ-75766]
4. Supporting Documentation - GPA-75784 and ZON-75786 [PRJ-75766]
5. Photo(s) - GPA-75784 and ZON-75786 [PRJ-75766]
6. Justification Letter - GPA-75784 and ZON-75786 [PRJ-75766]
Page 35 of 1332
Page 36 of 1332
Page 37 of 1332
Page 38 of 1332
GPA-75784 and ZON-75786 [PRJ-75766]

ITEM DESCRIPTION: APPLICANT: ASPECT HOMES - OWNER: CHARLESTON
LAMB, LLC
CASE REQUIRED FOR

RECOMMENDATION
NUMBER APPROVAL
GPA-75784 Staff recommends APPROVAL.
ZON-75786 Staff recommends APPROVAL. GPA-75784
** NOTIFICATION **
NOTICES MAILED 695
PROTESTS 0
APPROVAL 0
JB
Page 39 of 1332
GPA-75784 and ZON-75786 [PRJ-75766]
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a General Plan Amendment from MLA (Medium Low Attached
Density Residential) to ML (Medium Low Density Residential); and a request to Rezone
from R-1 (Single Family Residential) to R-CL (Single Family Compact-Lot) on 3.62 acres
at the northwest corner of Wales Green Lane and Corwood Green Lane.
ISSUES
• 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. There are single-family detached dwellings located to the north and west of the
subject site. Neighboring lots to the north are zoned R-PD7 (Residential Planned
Development – 7 Units per Acre) and are approximately 0.13 acres; lots to the west are
zoned R-1 (Single family Residential) and are approximately 0.20 acres. The south and
east perimeters of the site are bordered by an existing multi-family residential
development, which is currently zoned R-PD6 (Residential Planned Development – 6
Units per Acre).
The subject site consists of one parcel zoned R-1 (Single Family Residential) with a MLA
(Medium Low Attached Density Residential) General Plan land use designation, which
has an allowable density of 12.49 dwelling units per gross acre. The MLA (Medium Low
Attached Density Residential) General Plan land use designation allows the R-2
(Medium-Low Density Residential), R-TH (Single Family Attached) and R-MH
(Mobile/Manufactured) zoning districts.
The proposed ML (Medium Low Density Residential) General Plan designation generally
permits single-family detached homes on various lot sizes, including mobile and
manufactured homes. The ML (Medium Low Density Residential) designation supports
the U (Undeveloped), R-E (Residence Estates), R-1 (Single Family Residential), R-2
(Medium-Low Density Residential), R-SL (Residential Small Lot), R-CL (Single Family
Compact-Lot), R-MH (Mobile/Manufactured Home) zoning districts, with a maximum
gross density of 8.49 dwelling units per acre.
JB
Page 40 of 1332
GPA-75784 and ZON-75786 [PRJ-75766]
The proposed R-CL (Single Family Compact-Lot) zoning district would allow single family
residential residences with a minimum lot size of 3,000 square feet and lot widths of 35
feet. If the proposed designations are approved, a maximum of 30 units could be
constructed on the site, a decrease of 15 units from the current MLA (Medium Low
Attached Density Residential) designation, not excluding nonresidential area such as
streets, drainage areas or open space that would further decrease density.
Staff has determined the proposed ML (Medium Low Density Residential) General Plan
designation and R-CL (Single Family Compact-Lot) zoning district are compatible with the
existing residential developments in the area; therefore, staff recommends approval of
these two applications.
FINDINGS (GPA-75784)
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 ML (Medium Low Density Residential) General Plan designation

is consistent with the adjacent ML (Medium Low Density Residential), single and
multi-family residential land uses to the north, south and east. In addition, the
proposed ML (Medium Low Density Residential) General Plan designation is
harmonious with the existing L (Low Density Residential) single-family residential
uses to the west of the subject site.
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-75786) from R-1 (Single Family
Residential) to R-CL (Single Family Compact-Lot) on the subject site, which is
consistent with the proposed ML (Medium Low 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 facilities within close proximity
to the subject site.
JB
Page 41 of 1332
GPA-75784 and ZON-75786 [PRJ-75766]
4. The proposed amendment conforms to other applicable adopted plans and

policies.
All applicable plans and policies are met with the proposed amendment.
FINDINGS (ZON-75786)
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 R-CL (Single Family Compact-Lot) zoning district conforms to the
proposed ML (Medium Low Density Residential) General Plan designation which
allows seven zoning districts: U (Undeveloped), R-E (Residence Estates), R-1
(Single Family Residential), R-2 (Medium-Low Density Residential), R-SL
(Residential Small Lot), R-CL (Single Family Compact-Lot), R-MH
(Mobile/Manufactured Home).
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 residential uses allowed in the proposed R-CL (Single Family Compact-Lot)
zoning district are compatible with the existing surrounding single and multi-family
land uses and zoning districts located within the area.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
The subject site is an infill parcel that closely resembles the R-PD (Residential
Planned Development) and R-1 (Single Family Residential) zoning districts
adjacent to the subject site. As the R-PD (Residential Planned Development)
zoning district is no longer available, staff has deemed that the proposed R-CL
(Single Family Compact-Lot) zoning district is appropriate for the subject site.
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 site will remain unchanged. The property is located on
Essex Green Court, Wales Green Lane and Corwood Green Lane, which are
classified as a 33-foot Local Streets, as defined by Title 13.
JB
Page 42 of 1332
GPA-75784 and ZON-75786 [PRJ-75766]
Related Relevant City Actions by Planning, Fire, Bldg., etc

The City Council approved a request for a General Plan Amendment
(GPA-5102) from ML (Medium-Low Density Residential) to MLA
(Medium-Low Attached Density Residential) on 3.40 acres
approximately 750 feet west of Lamb Boulevard and 350 feet south of
Sunrise Avenue. The Planning Commission recommended approval
and Staff recommended denial of the request.
The City Council approved a request for a Rezoning (ZON-5106) from
R-1 (Single Family Residential) to R-PD11 (Residential Planned
Development - 11 Units per Acre) on 3.40 acres approximately 750 feet
west of Lamb Boulevard and 350 feet south of Sunrise Avenue. The
Planning Commission recommended approval and Staff recommended
denial of the request.
Review (SDR-5108) for a proposed 37-lot single-family residential
development approximately 750 feet west of Lamb Boulevard and 350
feet south of Sunrise Avenue. The Planning Commission recommended
approval and Staff recommended denial of the request.
The City Council approved a request for a Variance (VAR-5110) to allow
12/21/05
no open space where 26,570 square feet of open space is the minimum
required in conjunction with a proposed 37-lot single-family residential
development approximately 750 feet west of Lamb Boulevard and 350
an R-PD (Residential Planned Development) zoning district on 3.40
acres where five acres is the minimum required approximately 750 feet
west of Lamb Boulevard and 350 feet south of Sunrise Avenue. The
Planning Commission recommended approval and Staff recommended
denial of the request.
The City Council approved a request for a Waiver (WVR-5294) of Title
18.12.100 to allow 32-foot wide private streets where 39 feet is the
minimum width required with roll curbs, and of Title 18.12.130 to allow
a drive in excess of 150 feet without a circular turnaround or emergency
access gate approximately 750 feet west of Lamb Boulevard and 350
JB
Page 43 of 1332
GPA-75784 and ZON-75786 [PRJ-75766]

The Planning Commission approved a request for a Tentative Map
(TMP-10753) for a 37-lot single family residential subdivision on 3.40
01/26/06 acres approximately 750 feet west of Lamb Boulevard and 350 feet
south of Sunrise Avenue. The Planning Commission and Staff
recommended approval of the request.
The City Council approved a request for an Extension of Time (EOT-
26153) of an approved Site Development Plan Review (SDR-5108) for
a proposed 37-lot single-family residential development approximately
750 feet west of Lamb Boulevard and 350 feet south of Sunrise Avenue.
Staff recommended approval of the request.
26154) of an approved Rezoning (ZON-5106) from R-1 (Single Family
Residential) to R-PD11 (Residential Planned Development - 11 Units
per Acre) on 3.40 acres approximately 750 feet west of Lamb Boulevard
and 350 feet south of Sunrise Avenue. Staff recommended approval of
the request.
02/06/08 The City Council approved a request for an Extension of Time (EOT-
26155) of an approved Variance (VAR-5110) to allow no open space
where 26,570 square feet of open space is the minimum required in
conjunction with a proposed 37-lot single-family residential development
approximately 750 feet west of Lamb Boulevard and 350 feet south of
Sunrise Avenue. Staff recommended approval of the request.
26156) of an approved Variance (VAR-5113) to allow an R-PD
(Residential Planned Development) zoning district on 3.40 acres where
five acres is the minimum required approximately 750 feet west of Lamb
Boulevard and 350 feet south of Sunrise Avenue. Staff recommended
approval of the request.

01/25/05 A deed was recorded for a change in ownership.

A Code Enforcement case (#3183) was processed for a vacant lot with
trash, debris and overgrown vegetation on property located on the
08/27/03
northwest corner of Wales Green Lane and Corwood Green Lane. The
case was resolved on 09/15/03.
JB
Page 44 of 1332
GPA-75784 and ZON-75786 [PRJ-75766]
Staff Report Page Six

03/12/04
07/29/04
09/13/05
trash, debris, overgrown vegetation and dumped furniture on property
02/26/07
located on the northwest corner of Wales Green Lane and Corwood
Green Lane. The case was resolved on 04/30/07.
09/27/07
08/28/09
trespassers and vandalism on property located on the northwest corner
03/29/10
of Wales Green Lane and Corwood Green Lane. The case was resolved
on 04/29/10.
A Code Enforcement case (#104505) was processed for a vacant lot
with trash, debris and overgrown vegetation on property located on the
08/08/11
with trash and debris on property located on the northwest corner of
06/04/12
Wales Green Lane and Corwood Green Lane. The case has not been
resolved.
with trash, debris and overgrown vegetation on property located on the
08/14/13
JB
Page 45 of 1332
GPA-75784 and ZON-75786 [PRJ-75766]
Staff Report Page Seven

A Code Enforcement case (#193316) was processed for squatters on a
09/26/18 vacant lot on property located on the northwest corner of Wales Green
Lane and Corwood Green Lane. The case was resolved on 10/16/18.
A pre-application meeting was conducted with the applicant to go over
02/04/19 the application materials and submittal requirements for a General Plan
Amendment and Rezoning on the subject site.
A neighborhood meeting is scheduled at the East Las Vegas
Community Center at 250 North Eastern Avenue at 6:15 pm to discuss
04/03/19 the proposed General Plan Amendment and Rezoning on property
located on the northwest corner of Wales Green Lane and Corwood
Green Lane, Assessor’s Parcel 140-31-801-001.
Field Check
Staff conducted a routine site visit and found the subject site to be an
undeveloped parcel of land with desert vegetation throughout the site.
02/26/19
The perimeter wall on the north perimeter of the site has been
vandalized with graffiti.

Site Area
Net Acres 3.62
Existing Land Planned or Special

Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
MLA (Medium Low
Subject R-1 (Single Family
Undeveloped Attached Density
Property Residential)
Residential)
JB
Page 46 of 1332
GPA-75784 and ZON-75786 [PRJ-75766]
Staff Report Page Eight

Property District
19.12 Designation
R-PD7 (Residential
Single-Family ML (Medium Low
North Planned Development –
Detached Density Residential)
7 Units per Acre)
R-PD6 (Residential
South Planned Development –
Attached Density Residential)
6 Units per Acre)
R-PD6 (Residential
East Planned Development –
Attached Density Residential)
6 Units per Acre)
Single-Family L (Low Density R-1 (Single Family
West
Detached Residential) Residential)

No Applicable Master Plan Area N/A
No Applicable Special Area or Overlay Districts N/A
Trails N/A
Assessment)
Pursuant to Title 19.06.080, the following standards apply:

Standard Required/Allowed
Min. Lot Size 3,000 SF
Min. Lot Width 35 Feet
Min. Setbacks
• Front 14 Feet to House / 18 Feet to Front Entry Garage
• Side 10 Feet (combined)
• Corner 10 Feet
• Rear 10 Feet
Max. Lot Coverage 70 %
Max. Building Height Two Stories / 35 Feet
JB
Page 47 of 1332
GPA-75784 and ZON-75786 [PRJ-75766]
Staff Report Page Nine
Existing Zoning Permitted Density Units Allowed

R-1 (Single Family
1 du/lot 1
Residential)
Proposed Zoning Permitted Density Units Allowed
R-CL (Single Family
1 du/lot 1
Compact-Lot)
Existing General Plan Permitted Density Units Allowed
MLA (Medium Low Attached
12.49 du/ac 45
Density Residential)
Proposed General Plan Permitted Density Units Allowed
ML (Medium Low Density
8.49 du/ac 30
Residential)

Governing
Document
Essex Green Private Local
N/A 33 N/A
Court Street
Wales Green Private Local
N/A 33 N/A
Lane Street
Corwood Green Private Local
N/A 33 N/A
Lane Street
JB
Page 48 of 1332
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‫̶ں‬ｘɸ7ħ่7₡֭ऑ‫ש‬γ㈠7
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AGENDA SUMMARY PAGE

SUBJECT:
ZON-75786 - REZONING RELATED TO GPA-75784 - PUBLIC HEARING - APPLICANT:
ASPECT HOMES - OWNER: CHARLESTON LAMB, LLC, - For possible action on a request for
a Rezoning FROM: R-1 (SINGLE FAMILY RESIDENTIAL) TO: R-CL (SINGLE FAMILY
COMPACT-LOT) on 3.62 acres at the northwest corner of Wales Green Lane and Cornwood
Green Lane (APN 140-31-801-001), Ward 3 (Coffin) [PRJ-75766]. Staff recommends
APPROVAL.
C.C.: 05/15/2019
RECOMMENDATION:
1. Consolidated Backup
3. Land Use Map
Page 56 of 1332
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.
Page 57 of 1332
Page 58 of 1332
Page 59 of 1332
Page 60 of 1332
P a 6g 1
oe 1f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
GPA-75827 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER:
MARKS GARAGE ONE, LLC - For possible action on a request for a General Plan Amendment
FROM: O (OFFICE) AND SC (SERVICE COMMERCIAL) TO: GC (GENERAL COMMERCIAL) on
2.60 acres at 1700 East Sahara Avenue (APN 162-02-801-001 and 002), Ward 3 (Coffin) [PRJ-
74677]. Staff recommends APPROVAL.
C.C.: 05/15/2019
RECOMMENDATION:
2. Land Use Map
3. Conditions and Staff Report - GPA-75827, ZON-75828 and SDR-74835 [PRJ-74677]
4. Supporting Documentation - GPA-75827, ZON-75828 and SDR-74835 [PRJ-74677]
5. Photo(s) - GPA-75827, ZON-75828 and SDR-74835 [PRJ-74677]
6. Justification Letter - GPA-75827, ZON-75828 and SDR-74835 [PRJ-74677]
Page 62 of 1332
Page 63 of 1332
Page 64 of 1332
GPA-75827
S BRUCE ST
S 16TH ST
E ST LOUIS AVE
S 16TH ST
PHILLIPS AVE LAMPLIGHTER LN
S 17TH ST
MOORE ST
SUBJECT
BURNHAM AVE
KASSABIAN AVE
EXLEY AVE PROPERTY
COCHRAN ST
SPENCER ST
SAN PEDRO AVE
E SAHARA AVE
S BRUCE ST
General Plan Amendment

Rural Neighborhood Preservation Form-Based Code Downtown Redevelopment Area
Rural Estates Planned Community Development Parks/Recreation/Open Space
FROM (O and SC) TO GC
Desert Rural Office Public Facilities
Rural Service Commercial Public Facilities - School
Subject Property
Low General Commercial Public Facilities - Clark County
Medium Low Tourist Commercial Town Center
GIS maps a re n ormally produced
1000ft B uffer
Medium Low Attached Las Vegas Medical District Resource Conservation only to mee t the ne eds of the City .
Due to continuo us development activ ity
this map is for reference only .
Medium Light Industry / Research Commercial (Downtown Land-Use) Ge ographic Inf ormation System
Plannin g & Development Dept.
High Page 65 of
Traditional Neighborhood Development 1332
Mixed Use (Downtown Land-Use)
City Limits 702-229-6301
Date: Monday, April 01, 2019

GPA-75827, ZON-75828 and SDR-74835 [PRJ-74677]

ITEM DESCRIPTION: APPLICANT/OWNER: MARKS GARAGE ONE, LLC
CASE REQUIRED FOR

RECOMMENDATION
NUMBER APPROVAL
GPA-75827 Staff recommends APPROVAL
ZON-75828 Staff recommends APPROVAL GPA-75827
SDR-74835 Staff recommends APPROVAL, subject to conditions: GPA-75827
ZON-75828
** NOTIFICATION **
NOTICES MAILED 418 - GPA-75827 and ZON-75828

418 - SDR-74835
PROTESTS 0 - GPA-75827 and ZON-75828

0 - SDR-74835
APPROVALS 0 - GPA-75827 and ZON-75828

0 - SDR-74835
JAB
Page 66 of 1332
Conditions Page One
** CONDITIONS **
SDR-74835 CONDITIONS
Planning
1. Approval of General Plan Amendment (GPA-75827) and Rezoning (ZON-75828)

shall be required, if approved, and conformance to the Conditions of Approval for
Plot Plan Reviews (Z-0032-80 and Z-0071-86), except as amended herein.
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, stamped 02/19/19, except as amended by conditions herein.
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.
6. 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.
7. 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.
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Page 67 of 1332
Conditions Page Two
9. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
10. Correct all American’s with Disabilities Act (ADA) deficiencies on the sidewalks and
driveways adjacent to this site in accordance with code requirements of Title
13.56.040, if any, to the satisfaction of the City Engineer concurrent with
development of this site.
11. Landscape and maintain all unimproved rights-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.
12. Submit a License Agreement for landscaping and private improvements in the City
of Las Vegas portion of the Sahara Avenue and Spencer Avenue public rights-of-
way, if any, 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).
13. Meet with the Flood Control Section of the Department of Public Works for
assistance with establishing finished floor elevations and drainage paths for this site
prior to submittal of construction plans, the issuance of any building or grading
permits or the submittal of a map for this site, whichever may occur first. Provide and
improve all drainage ways as recommended.
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Page 68 of 1332
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a proposed addition to an existing Motor Vehicle Sales (New)
Dealership at 1700 and 1710 East Sahara Avenue.
ISSUES
• The applicant requests a General Plan Amendment from O (Office) and SC (Service
Commercial) to GC (General Commercial) at 1710 East Sahara Avenue. Staff
supports this request.
• The applicant requests to rezone from P-R (Professional Office and Parking) to C-2
(General Commercial) at 1710 East Sahara Avenue. Staff supports this request.
• According to Title 19.16.100(G), SDR-74835 qualifies as a Major Amendment of the
previously approved Reclassification of Property (Z-0032-80) and Plot Plan Review
(Z-0071-86).
ANALYSIS
In June of 1980, the City Council approved a Reclassification of Property (Z-0032-80) that
established the existing Motor Vehicle Sales (New) Dealership on Sahara Avenue. The
Dealership was approved on two adjacent parcels. The City Council required that the east
parcel be split-classified and split-zoned to provide a land use buffer between the busy
Dealership on Sahara Avenue and the residential homes along Kassabian Avenue. In
October 1986, the City Council approved a Plot Plan Review (Z-0071-86) for a building
expansion that reaffirmed the split land use designation and split-zoning. There have
been no further related, relevant city actions on the subject site since 1986. Title 19 does
not support single parcels with two or more zoning districts and/or land use designations.
The applicant is proposing to add and demolish portions of two existing buildings that are
part of the Dealership on two adjacent parcels at 1700 and 1710 East Sahara Avenue.
The proposal will ultimately add 5,906 square feet of floor space. Because there is a split
land use designation and split-zoning at the subject site, the proposed expansion of the
Dealership requires a General Plan Amendment and a Rezoning.
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Page 69 of 1332
City Council approved the Dealership use on an east and west parcel. The west parcel
has a land use designation of GC (General Commercial) and a zoning of C-2 (General
Commercial). This complies with current code. The east parcel, however, has a northern
arm and a southern arm. The northern arm is adjacent to residential properties; the
southern arm is adjacent to an office park. The northern arm has a land use classification
of O (Office) with a zoning of P-R (Professional Office & Parking). The southern arm has
a land use classification of SC (Service Commercial) with a zoning of C-2 (General
Commercial). The applicant requests General Plan Amendment (GPA-75827) and
Rezoning (ZON-75828) to make the east parcel match the west parcel, to eliminate the
split land use designation and split-zoning, and to comply with current code.
The proposed GC classification allows for business uses of a more intense commercial
character, including outdoor storage or display of products that is currently prohibited by
the Reclassification of Property from 1980 and the Plot Plan Review from 1986. The
proposed GC classification would also eliminate the split-classification of a single parcel,
would bring the land use to current code, and would match the adjacent parcel currently
used by the same Dealership. The proposed C-2 zone is intended to provide the broadest
scope of compatible services for the general public which specifically includes retail,
service, and automotive uses along commercial corridors. The proposed C-2 zoning
district conforms to the GC land use classification. The proposed use is appropriate for
the area, and the request for a General Plan Amendment and Rezoning will make the
subject site match current code. Therefore, staff recommends approval.
The elevations and site plan stamped 02/19/19 show two existing, single story buildings,
one on each parcel. The building at 1700 East Sahara Avenue will have 1,831 square
feet demolition and 7,102 square feet added. The additions will come from a show room,
service drive, canopy, and car wash. The building at 1710 East Sahara Avenue will have
7,285 square feet demolished. Both buildings will receive a “brand upgrade” for the
Dealership consisting of new storefront and colors. The elevations reflect an architectural
character that meets the design guidelines for a commercial development. There is a
coherent design on all sides. Both buildings provide façade articulation, variations in bulk
and height, linear jogs and offsets, and variations of the roof line to provide visual interest.
The materials consist of an anodized storefront façade, metal paneling, stucco, concrete
masonry, cap flashes, and paint to reflect the Dealership brand. With the proposed
building expansion, the Dealership will require 80 parking spaces. The submitted site plan
shows that the Dealership will provide 462 spaces, mostly for inventory parking.
The landscape plan stamped 02/19/19 complies with the species, quantities, and
landscape buffer widths required by previously approved Z-0032-80. While the
justification letter acknowledges that the current landscaping “has either died or been
removed,” the applicant agrees to bring the landscaping up to the originally approved
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Page 70 of 1332
plan, or better. The prosed plan show palms, shrubs and grasses that consist of drought
tolerant species according to the Southern Nevada Regional Planning Coalition Regional
Plant List. The plan also reflects the addition of several landscaped islands in the current
guest parking lot.
The Las Vegas Valley Water District has noted that these parcels are currently served for
both fire and domestic. Civil and plumbing plans will need to be submitted to LVVWD for
domestic meter sizing and fire flow availability. To comply with District Service Rules,
consolidation of parcels or the proof of a commercial subdivision is required. A Condition
has been added to coordinate with the City Surveyor and other city staff to determine the
most appropriate mapping action necessary to consolidate the existing lots.
The General Plan Amendment and Rezoning is required to allow continued inventory
parking on site, and will bring the site into conformance with current code. The building
addition and landscaping, along with the colors and design, will be an appropriate
upgrade to the existing development. Consequently, staff supports this request for Major
Amendment to a previously approved Plot Plan Review.
1. The density and intensity of the proposed General Plan Amendment is compatible
with the existing adjacent land use designations,
The existing land use designation on a portion of the subject site is already SC (Service
Commercial). This General Plan Amendment will bring the split-zoning into compliance
with current land use designations. The existing land use will be the same Motor Vehicle
Sales. The density and intensity of the proposed SC (Service Commercial) General Plan
designation is compatible with existing and adjacent land use designations.
2. The zoning designations allowed by the proposed amendment will be compatible

with the existing adjacent land uses or zoning districts,
The zoning districts supported by the proposed SC (Service Commercial) General Plan
Designation include the proposed C-2 (General Commercial), which is compatible with
existent and adjacent zoning districts.

accommodate the uses and densities permitted by the proposed General Plan
Amendment; and
JAB
Page 71 of 1332
There are adequate transportation and utility facilitates to accommodate the existing
Motor Vehicle Sales use permitted by the SC (Service Commercial) General Plan
Designation.

policies.
The proposed amendment conforms to the intent and policies of the 2020 Master Plan.

If approved, the proposed C-2 (General Commercial) zoning district would conform to the
proposed SC (Service Commercial) General Plan designation.
rezoning will be compatible with the surrounding land uses and zoning districts.
The C-2 (General Commercial) zoning district allows for the existing Motor Vehicle Sales
(New) Dealership on the current and adjacent lots.
The subject site was split zoned in 1980. As community growth and development require
changes in the zoning code, it is appropriate to rezone the site to bring it into conformance
with current code.
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 at the corner of Sahara Avenue, a 135-foot primary arterial, and Spencer
Street, a 51-foot local street. Both are adequate in size and capacity to serve the existing
use.
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Page 72 of 1332
FINDINGS (SDR-74835)
In order to approve a Site Development Plan Review application, per Title 19.16.100(E) the
Planning Commission and City Council must affirm the following:
1. The proposed development is compatible with adjacent development and

development in the area;
The proposed building additions are compatible with adjacent development and
development along the Sahara Avenue commercial corridor.
2. The proposed development is consistent with the General Plan, this Title, and
other duly-adopted city plans, policies and standards;
The development is consistent with the proposed General Plan Amendment and
Rezoning. The building additions comply with the previously approved Plot Plan
Review.
3. Site access and circulation do not negatively impact adjacent roadways or

neighborhood traffic;
Access to the site is provided by Sahara Avenue and Spencer Street. Circulation around
the site is acceptable.
4. Building and landscape materials are appropriate for the area and for the City;
Building materials are typical for commercial development in this area. Landscape
materials are drought tolerant and provide adequate shading and screening properties.
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 Motor Vehicle Sales (New) Dealership elevations and design
characteristics are visually appealing.
6. Appropriate measures are taken to secure and protect the public health, safety
and general welfare.
Development of the site will be subject to building permit review and inspection, thereby
protecting the health, safety and general welfare of the public.
JAB
Page 73 of 1332

The Board of City Commissioners approved a Rezoning (Z-0054-71) from R-
09/15/71 1 to C-V on a parcel located on the east side of Spencer St, 350 feet north of
Sahara Ave.
The Board of City Commissioners denied a Reclassification of Property (Z-
06/20/79 0033-79) from R-1 & R-2 to C-2 at the northeast corner of Sahara Ave and
Spencer St.
The Board of City Commissioners approved a Reclassification of Property
06/25/80 (Z-0032-80) from R-1 & R-2 to P-R, C-1 & C-2 on the northeast corner of
Spencer St and Sahara Ave.
The City Council approved a Rezoning (Z-0071-86) from R-1 (Single Family
10/01/86 Residence) and R-2 (Two Family Residence) to P-R (Professional Office
and Parking ) and C-2 (General Commercial) at 1700 E Sahara Ave.
The Planning Commission approved a Plot Plan Review (Z-0071-86) for an
02/12/87
auto dealership sales office at 1700 E Sahara Ave.
The Planning Commission approved a Plot Plan Review (Z-0071-86) for the
06/11/87
expansion of a new car sales facility at 1700 E Sahara Ave.
The City Council denied a request for a Review of Condition (Z-0071-86(1))
01/16/02 which prohibited a public address system in conjunction with an automobile
dealership at 1700 E Sahara Ave. Staff recommended denial.


A business license (A65-00007) was issued for New & Used Auto Sale 1700
01/01/51
E Sahara Ave. The license was renewed on 07/01/18.
A business license (A01-01018) was issued for an Administrative Office at
03/25/93
1710 E Sahara Ave. The license was renewed on 10/01/18.
A business license (A60-00179) was issued for Major Auto Repair at 1700 E
03/21/11
Sahara Ave. The license was renewed on 09/01/18.
A building permit (C-221463) was issued to install cabinet head and cladding
10/18/12 on an existing sign at 1700 E Sahara Ave. The permit was finalized on
06/19/13.
A building permit (C-234557) was issued for a wall sign at 1700 E Sahara
04/25/13
Ave. The permit was finalized on 09/09/14.
JAB
Page 74 of 1332

A business license (A28-01050) was issued for Automobile Leasing at 1700
05/14/13
E Sahara Ave. The license was renewed on 05/01/18.
A business license (G62-09696) was issued for Insurance Firm at 1700 E
01/21/15
Sahara Ave. The license was renewed on 01/01/18.
Staff conducted a pre-application meeting with the applicant where the
10/01/18 submittal requirements and deadlines were reviewed for a proposed Variance
and Site Development Plan Review.
Christ Church Episcopal
2000 Maryland Parkway
03/11/19
6:00 – 6:30pm
0 neighborhood residents, 1 consultant, 2 developers
Field Check
During a routine field check, staff observed the subject site. No signs of trash,
02/28/19 debris or graffiti. All new auto inventory parking is on the northern arm of the
east parcel.

Site Area
Net Acres 2.60
Existing Land
Surrounding Planned or Special Land Existing Zoning
Use Per Title
Property Use Designation District
19.12
C-2 (General
SC (Service Commercial)
Subject Motor Vehicle Commercial)
Property Sales (New) P-R (Professional
O (Office)
Office and Parking)
JAB
Page 75 of 1332
Existing Land
Surrounding Planned or Special Land Existing Zoning
Use Per Title
Property Use Designation District
19.12
Single Family
R-1 (Single Family
North Detached L (Low Density)
Residential)
Dwelling
Clark
Clark County GC (General Clark County C-2
South CountyParking
Commercial) (General Commercial)
Lot
C-1 (Limited
SC (Service Commercial)
Office, Other Commercial)
East
Than Listed P-R (Professional
O (Office)
Office and Parking)
Energy Sub-
West PF (Public Facilities) C-V (Civic)
Station

A-O (Airport Overlay) District – 200 Feet Y
Trails N/A
Project of Significant Impact (Development Impact Notification
N/A
Assessment)
Pursuant to Title 19.08, the following standards apply:
Standard Required/Allowed Provided Compliance
Min. Setbacks
• Front 10 Feet 139 Feet Y
• Side 10 Feet 0 Feet Y*
• Corner 10 Feet 52 Feet Y
• Rear 20 Feet 165 Feet Y
Max. Lot Coverage 50 % 17 % Y
Max. Building Height N/A 31 Feet Y
Screened, Gated, w/ a Screened, Gated,
Trash Enclosure Y
Roof or Trellis Covered
*Approved by Plot Plan Review Z-0032-80.
JAB
Page 76 of 1332

Landscaping and Open Space Standards
Standards Required Provided Compliance
Ratio Trees
Buffer Trees:
• North 1 Tree / 20 Linear Feet 17 Trees 0 Trees Y*
• South 1 Tree / 20 Linear Feet 17 Trees 5 Trees Y*
• East 1 Tree / 20 Linear Feet 22 Trees 0 Trees Y*
• West 1 Tree / 20 Linear Feet 17 Trees 8 Trees Y*
TOTAL PERIMETER TREES 73 Trees 13 Trees Y*
1 Tree / 6 uncovered spaces, plus
Parking Area
1 tree at end of each row of 37 Trees 21 Trees Y*
Trees
spaces
LANDSCAPE BUFFER WIDTHS
Min. Zone Width
• North 10 Feet 0 Feet Y**
• South 10 Feet 3 Feet Y**
• East 10 Feet 0 Feet Y**
• West 10 Feet 7 Feet Y**
Wall Height 6 - 8 Feet Adjacent to Residential existing Y
* Perimeter landscaping complies with species and quantity required by Z-0032-80.
** Landscape buffer widths approved by Z-0032-80.

Governing
Document
Planned Streets and
Sahara Ave Primary Arterial 135 Y
Highways Map
Planned Streets and
Spencer St Local Street 51 Y
Highways Map
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Required Provided Compliance
Gross Floor Parking Parking
Use Parking
Area or # of Ratio Handi- Handi-
Regular Regular
Units capped capped
Motor Vehicle
40,153 1:500 80
Sales (New)
TOTAL SPACES REQUIRED 80 462 Y
Regular and Handicap Spaces Required 76 4 458 4 Y
Loading Spaces 3 3 Y
JAB
Page 77 of 1332
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‫ں‬ｘ゜ธธ゜‫ں‬ฎ
Page 78 of 1332
Page 79 of 1332
Ɔ‫ש‬Ŵ่‫֭ש‬㌱7Aผ㌱γħ‫֭ש‬㌱‫—ש‬ผ֭ฌ
bਙऑੂผħ‫ف‬γ‫ש‬7Ő֭⎯֭ผ‫֭ﭨ‬₡ฌ
bਙ่⎯—к‫ש‬Ŵ่‫⎯ש‬ฌ
bкħ่֭‫ש‬ฌ
Ћ̬⇓ธｘｘՙ⇓Ŵ㌱‫ש‬ħ‫⇓֭ﭨ‬ธｘｘՙ‫ ں‬ｘㄦｘｘ̶⇓Ŵผ㌱γħ‫֭ש‬㌱‫—ש‬ผ֭⇓₡ผŴʉħ่‫⇓ف‬ऑкŴ่่ħ่‫⇓ف‬Ŵ่㈠㈾ऑ‫ف‬ฌ
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4ḶŐ╗7ՁAⓈＣǲŐＣAՁǲⓒ74Ձ7̶̶̶ｘ‫ں‬ฌ
ì֭ੂ7ОкŴ่̬ฌ
AＣA7bḶҜОՁ●AЌbǲ774ḶŐ7╗Ġǲ7ӧǲỏฌ
ＣŐ●ЋǲÛAù7╗Ḷ7Աǲ7Ｃǲ╗ǲŐҜ●ЌǲＣฌ
AЌＣ7bḶҜОՁ●ǲＣ7AƆ7ЌǲǲＣǲＣฌ
ǲ7ƆAĠAŐA7AЋǲЌⓈǲฌ
Page 80 of 1332
Ő֭‫ﭨ‬ħ⎯ħਙ่ฌ
●⎯⎯—֭₡ฌ
AＣA7bḶҜОՁ●AЌbǲฌ
╗Ḷ7Աǲ7Ｃǲ╗ǲŐҜ●ЌǲＣฌ AＣA7bḶҜОՁ●AЌbǲฌ
AЌＣ7bḶҜОՁ●ǲＣ7AƆฌ ╗Ḷ7Աǲ7Ｃǲ╗ǲŐҜ●ЌǲＣฌ
ƆОǲЌbǲŐ7Ɔ╗Őǲǲ╗ฌ ЌǲǲＣǲＣฌ AЌＣ7bḶҜОՁ●ǲＣ7AƆฌ
ЌǲǲＣǲＣฌ О֭ผこħ‫ֱש‬Ɔ֭Ŵкฌ
ОŐḶОḶƆǲＣ7Ɔ●╗ǲ7ОՁAЌฌ
Оผਙ㈾֭㌱‫̬ש‬ฌ
╗ħ‫ש‬к̬֭ฌ
Ɔ●╗ǲ7ОՁAЌฌ
Оผਙ㈾֭㌱‫ש‬7Ќਙ㈠7 Ɔ㌱Ŵк֭ฌ
ธｘ‫ں‬ㅡՙ‫ں‬ՙｘㅡｘฌ AƆ7ЌḶ╗ǲＣฌ
ＣผŴʉħ่‫ف‬7Ќਙ㈠7 Ɔγ֭֭‫ש‬7 Ő֭‫ﭨ‬ħ⎯ħਙ่ฌ
ƆО‫ں‬7 ਙ⑾7 ｘฌ
Page 81 of 1332
Ɔ‫ש‬Ŵ่‫֭ש‬㌱7Aผ㌱γħ‫֭ש‬㌱‫—ש‬ผ֭ฌ
bਙऑੂผħ‫ف‬γ‫ש‬7Ő֭⎯֭ผ‫֭ﭨ‬₡ฌ
bਙ่⎯—к‫ש‬Ŵ่‫⎯ש‬ฌ
bкħ่֭‫ש‬ฌ
ธｘｘ7ƆÛ7‫ں‬Ɔ╗7AЋǲ㈠ⓒ7‫ں‬ㅡ╗Ġ7+ՁḶḶŐฌ
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ì֭ੂ7ОкŴ่̬ฌ
Page 82 of 1332
Ő֭‫ﭨ‬ħ⎯ħਙ่ฌ
●⎯⎯—֭₡ฌ
ƆОǲЌbǲŐ7Ɔ╗Őǲǲ╗7
О֭ผこħ‫ֱש‬Ɔ֭Ŵкฌ
ОŐǲՁ●Ҝ●ЌAŐù7ՁAЌＣƆbAОǲ7ОՁAЌฌ
Оผਙ㈾֭㌱‫̬ש‬ฌ
╗ħ‫ש‬к̬֭
ОŐǲՁ●Ҝ●ЌAŐù7ՁAЌＣƆbAОǲ7ОՁAЌฌ
О Ő ǲ Ձ ●Ҝ ●Ќ A Ő ù Ձ A
Оผਙ㈾֭㌱‫ש‬ Ќਙ㈠
Оผਙ㈾֭㌱‫ש‬7Ќਙ㈠ฌ Ɔ㌱Ŵк֭
Ɔ㌱Ŵк֭ฌ
ธｘ‫ں‬ㅡՙ‫ں‬ՙｘㅡｘฌ
ธ ｘ‫ں‬ㅡՙ‫ں‬ՙｘㅡｘ AƆ7ЌḶ╗ǲＣฌ
ＣผŴʉħ่‫ف‬7Ќਙ㈠7
ＣผŴʉħ่‫ف‬ Ќਙ㈠ Ɔγ֭֭‫ש‬
Ɔγ֭֭‫ש‬7 Ő֭‫ﭨ‬ħ⎯ħਙ่ฌ
Ձ‫ں‬7
Ձ‫ں‬ ਙ⑾7 ｘฌ
Page 83 of 1332
ƆОǲЌbǲŐ7Ɔ╗Őǲǲ╗ฌ
Page 84 of 1332
Ɔ ‫ש‬Ŵ่‫֭ש‬㌱7A ผ㌱γħ‫֭ש‬㌱‫—ש‬ผ֭ฌ
b ਙऑੂผħ‫ف‬γ‫ש‬7Ő ֭⎯֭ผ‫֭ﭨ‬₡ ฌ
b ਙ่⎯—к‫ש‬Ŵ่‫⎯ש‬ฌ
b кħ่֭‫ש‬ฌ
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ì ֭ੂ7О кŴ่̬ฌ
Û ǲ Ɔ ╗ 7ǲ Ձǲ Ћ A ╗ ●Ḷ Ќ ฌ
Page 85 of 1332
Ő ֭‫ﭨ‬ħ⎯ħਙ่ ฌ
Ќ Ḷ Ő ╗ Ġ 7ǲ Ձǲ Ћ A ╗●Ḷ Ќ 7 ●⎯⎯—֭₡ ฌ
О ֭ผこ ħ‫ֱש‬Ɔ ֭Ŵкฌ
О ผਙ㈾֭㌱‫̬ש‬ฌ
Ա Ⓢ ●ՁＣ ●Ќ Ḛ 7ǲ Ձǲ Ћ A ╗ ●Ḷ Ќ Ɔ ฌ
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ǲ A Ɔ ╗ 7ǲ Ձǲ Ћ A ╗ ●Ḷ Ќ 7
A ㄦｘธ7 ਙ⑾7 ｘฌ
bਙкਙผ7Ձ֭‫่֭ف‬₡̬ฌ
Ћ֭ผ⎯ħਙ่7ㄦ゜‫゜ں‬ธｘ‫ں‬ฎฌ
Ｃ֭⎯ħ‫่ف‬7Ћħ⎯—Ŵкħ▷Ŵ‫ש‬ħਙ่ฌ
Ġਙ่₡Ŵ7Աк—֭ฌ
ӧҜ֭‫ש‬Ŵк7ОŴ่֭кỏฌ
bк֭Ŵผ7A่ਙ₡ħ▷֭₡7Aк—こħ่—こฌ
ӧƆ‫ש‬ਙผ֭⑾ผਙ่‫ש‬ỏฌ
Ġਙ่₡Ŵ7Ûγħ‫֭ש‬ฌ
ӧǲ●+Ɔỏฌ
ǲŴ⎯‫ש‬7ǲк֭‫ﭨ‬Ŵ‫ש‬ħਙ่ฌ
Ġਙ่₡Ŵ7Ɔħк‫֭ﭨ‬ผ7Ҝ֭‫ש‬Ŵккħ㌱ฌ
Page 86 of 1332
Ա่֭㈾Ŵこħ่7Ҝਙਙผ֭ฌ
ਫAкŴ⇡Ŵ⎯‫֭ש‬ผ㈚ฌ
ӧǲゥ‫֭ש‬ผħਙผ7ОŴħ่‫ש‬ỏฌ
Ɔਙ—‫ש‬γ7ǲк֭‫ﭨ‬Ŵ‫ש‬ħਙ่ฌ
A—‫ש‬ਙЌŴ‫ש‬ħਙ่ Ġ
A—‫ש‬ਙЌŴ‫ש‬ħਙ่7Ġਙ่₡Ŵฌ
ǲŴ⎯‫ש‬7ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ฌ
ǲŴ⎯‫ש‬ ՁŴ⎯ Ћ
ｘｘｘธ゜‫ں‬ɱ゜‫ں‬ɱ
ǲ㈠ Ɔ ŴγŴผŴ
‫ ں‬ՙｘｘ7ǲ㈠7ƆŴγŴผŴ7A‫֭ﭨ‬㈠ฌ
ՁŴ⎯ Ћ֭‫ف‬Ŵ
ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7ЌЋฌ
ӧǲ●+Ɔỏฌ
Û֭⎯‫ש‬7ǲк֭‫ﭨ‬Ŵ‫ש‬ħਙ่ฌ
Page 87 of 1332
Ќਙผ‫ש‬γ7ǲк֭‫ﭨ‬Ŵ‫ש‬ħਙ่ฌ
ӧǲ●+Ɔỏฌ
Û֭⎯‫ש‬7ǲк֭‫ﭨ‬Ŵ‫ש‬ħਙ่7 Ɔਙ—‫ש‬γ7ǲк֭‫ﭨ‬Ŵ‫ש‬ħਙ่ฌ
Page 88 of 1332
ǲŴ⎯‫ש‬7ǲк֭‫ﭨ‬Ŵ‫ש‬ħਙ่7 Ќਙผ‫ש‬γ7ǲк֭‫ﭨ‬Ŵ‫ש‬ħਙ่ฌ
Ɔ ‫ש‬Ŵ่‫֭ש‬㌱7A ผ㌱γħ‫֭ש‬㌱‫—ש‬ผ֭ฌ
b ਙऑੂผħ‫ف‬γ‫ש‬7Ő ֭⎯֭ผ‫֭ﭨ‬₡ ฌ
b ਙ่⎯—к‫ש‬Ŵ่‫⎯ש‬ฌ
b кħ่֭‫ש‬ฌ
ԱⓈ ●ՁＣ ●Ќ Ḛ 7Ա7ֱ7Ҝ A Ṳ 7Ḷ b b 7ए 7̶ｘฌ
ธｘｘ7Ɔ Û 7‫ں‬Ɔ ╗ 7A Ћ ǲ ㈠ⓒ7‫ں‬ㅡ╗ Ġ 7 ՁḶ Ḷ Ő ฌ

Ḷ Ő ╗ 7ՁA Ⓢ Ｃ ǲ Ő Ｃ A Ձǲ ⓒ7 Ձ7̶̶̶ｘ‫ں‬ฌ
ì ֭ੂ7О кŴ่̬ฌ
Ա ՁＣ Ḛ 7Ա 7ֱ7ՁḶ Ḷ Ő 7О ՁA Ќ ฌ
Page 89 of 1332
Ő ֭‫ﭨ‬ħ⎯ħਙ่ ฌ
●⎯⎯—֭₡ ฌ
О ֭ผこ ħ‫ֱש‬Ɔ ֭Ŵкฌ
Ṳ7 Ṳฌ
О ผਙ㈾֭㌱‫̬ש‬ฌ
ԱⓈ ●ՁＣ ●Ќ Ḛ 7A 7ֱ7Ҝ A Ṳ㈠7Ḷ b b 7ए 7ธㅡㅡฌ
ՁḶ Ḷ Ő 7О ՁA Ќ ฌ
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A Ɔ 7Ќ Ḷ ╗ ǲ Ｃ ฌ
Ｃ ผŴʉ ħ่‫ف‬7Ќ ਙ㈠7 Ɔ γ֭֭‫ש‬7 Ő ֭‫ﭨ‬ħ⎯ħਙ่ ฌ
Ա ՁＣ Ḛ 7A 7ֱ7 ՁḶ Ḷ Ő 77О ՁA Ќ 7
A ธｘ‫ں‬7 ਙ⑾7 ｘฌ
Page 90 of 1332
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Őǲ̬77ОŐİՙㅡ″ՙՙ﹝İｘｘ‫ں‬ฌ
Ｃ֭Ŵผ7Ҝผ㈠7Աħ่⎯̬ฌ
Ок֭Ŵ⎯֭7Ŵ㌱㌱֭ऑ‫ש‬7‫ש‬γħ⎯7к֭‫֭שש‬ผ7Ŵ⎯7ਙ—ผ7㈾—⎯‫ש‬ħ⑾ħ㌱Ŵ‫ש‬ħਙ่7к֭‫֭שש‬ผ7⑾ਙผ7Ŵ7Ḛ่֭֭ผŴк7ОкŴ่7Aこ่֭₡こ่֭‫ש‬7ӧḚОAỏⓒฌ
Ő֭▷ਙ่֭7Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่ⓒ7Ŵ่₡7Ɔħ‫֭ש‬7Ｃ֭⎯ħ‫่ف‬7Ő֭‫ﭨ‬ħ֭ʉ7ӧƆＣŐỏⓒ7⑾ਙผ7Ŵ่7—ऑ‫ف‬ผŴ₡֭7‫ש‬ਙ7Ŵ่7֭ゥħ⎯‫ש‬ħ่‫ف‬7Ŵ—‫ש‬ਙこਙ⇡ħк֭ฌ
₡֭Ŵк֭ผ⎯γħऑ㈠77╗γħ⎯7ħ⎯7‫ש‬γ֭7⎯ħ‫֭ש‬7ਙ⑾7A—‫ש‬ਙЌŴ‫ש‬ħਙ่ɸ⎯7Ġਙ่₡Ŵ7Ｃ֭Ŵк֭ผ⎯γħऑⓒ7‫ש‬γŴ‫ש‬7ʉŴ⎯7⇡—ħк‫ש‬7ħ่7‫ں‬ɱฎ‫ں‬㈠7Ûγ่֭7‫ש‬γ֭ฌ
ऑผਙऑ֭ผ‫ੂש‬7ʉŴ⎯7₡֭‫֭ﭨ‬кਙऑ֭₡ⓒ7ħ‫ש‬7ʉŴ⎯7▷ਙ่֭₡7bֱธ7ਙ่7‫ש‬γ֭7ऑŴผ㌱֭к7⑾ผਙ่‫ש‬ħ่‫ف‬7ƆŴγŴผŴ7A‫֭—่֭ﭨ‬7Ŵ่₡7Ɔऑ่֭㌱֭ผฌ
Ɔ‫ש‬ผ֭֭‫ש‬ⓒ7Ŵ่₡7Ŵкਙ่‫ف‬7‫ש‬γ֭7ผ֭Ŵผⓒ7Ŵ₡㈾Ŵ㌱่֭‫ש‬7‫ש‬ਙ7‫ש‬γ֭7ผ֭⎯ħ₡่֭㌱֭⎯ⓒ7▷ਙ่֭₡7ਙ⑾⑾ħ㌱֭㈠7●‫ש‬7⎯֭֭こ⎯7‫ש‬γħ⎯7ʉŴ⎯7₡ਙ่֭7‫ש‬ਙฌ
ऑผਙ‫֭ש‬㌱‫ש‬7‫ש‬γ֭7ผ֭⎯ħ₡่֭㌱֭⎯7‫ש‬ਙ7‫ש‬γ֭7่ਙผ‫ש‬γ7⑾ผਙこ7γŴ‫ﭨ‬ħ่‫ف‬7Ŵ่7Ŵ—‫ש‬ਙこਙ⇡ħк֭7₡֭Ŵк֭ผ⎯γħऑ7ħ่7‫ש‬γ֭ħผ7⇡Ŵ㌱ੂŴผ₡㈠ฌ
Ḷ⑾⑾ħ㌱֭7▷ਙ่ħ่‫ف‬7ʉਙ—к₡7ऑผਙ‫ﭨ‬ħ₡֭7ਙ่кੂ7֭こऑкਙੂ֭֭⎯7⑾ผਙこ7ऑŴผħ่‫ف‬7ਙ่7‫ש‬γ֭7่ਙผ‫ש‬γ֭ผ่7ऑਙผ‫ש‬ħਙ่7ਙ⑾7‫ש‬γ֭7⎯ħ‫֭ש‬㈠ฌ
Ⓢ่⑾ਙผ‫่—ש‬Ŵ‫֭ש‬кੂⓒ7Ŵ⎯7‫ש‬ħこ֭7γŴ⎯7ऑŴ⎯⎯֭₡ⓒ7‫ש‬γ֭7ਙผħ‫ف‬ħ่Ŵк7ऑ֭ਙऑк֭7ħ่‫ﭨ‬ਙк‫֭ﭨ‬₡7ħ่7‫ש‬γ֭7ऑผਙ㈾֭㌱‫ש‬7Ŵผ֭7่ਙ7кਙ่‫֭ف‬ผฌ
ħ่‫ﭨ‬ਙк‫֭ﭨ‬₡7Ŵ่₡7‫ש‬γ֭7่֭ʉ7ħ่‫ש่֭ﭨ‬ਙผੂ7Ŵ—‫ש‬ਙこਙ⇡ħк֭⎯7γŴ‫֭ﭨ‬7⇡่֭֭7ऑŴผ֭₡7ħ่7‫ש‬γ֭7Ŵผ֭Ŵ7Ŵкਙ่‫ف‬7‫ש‬γ֭7่ਙผ‫ש‬γ֭ผ่ฌ
⇡ਙ—่₡Ŵผੂ7⑾ਙผ7ੂ֭Ŵผ⎯㈠7╗γ֭ผ֭7Ŵऑऑ֭Ŵผ⎯7‫ש‬ਙ7⇡֭7Ŵ7ऑŴ‫֭ﭨ‬₡ⓒ7่ਙ7こŴ่ɸ⎯7кŴ่₡7Ŵкਙ่‫ف‬7‫ש‬γ֭7่ਙผ‫ש‬γ7‫ש‬γŴ‫ש‬7่ਙ‫ש‬γħ่‫ف‬7ħ⎯ฌ
ऑŴผ֭₡7ਙ่7Ŵ่₡7ħ⎯7₡֭⎯ħ‫่֭ف‬₡7‫ש‬ਙ7㌱ผ֭Ŵ‫֭ש‬7Ŵ7⎯֭ऑŴผŴ‫ש‬ħਙ่7⑾ผਙこ7‫ש‬γ֭7γਙ—⎯֭⎯7‫ש‬ਙ7‫ש‬γ֭7่ਙผ‫ש‬γ㈠ฌ
Û֭7Ŵผ֭7ผ֭‫ש⎯֭—׀‬ħ่‫ف‬7Ŵ7‫่֭֭ف‬ผŴк7ऑкŴ่7Ŵこ่֭₡こ่֭‫ש‬7‫ש‬ਙ7Ŵккਙʉ7㌱ਙここ֭ผ㌱ħŴк7ʉγ֭ผ֭7‫ש‬γ֭7ऑผਙऑ֭ผ‫ੂש‬7ħ⎯ฌ
㌱—ผผ่֭‫ש‬кੂ7▷ਙ่֭₡7⑾ਙผ7ਙ⑾⑾ħ㌱֭⎯㈠7●‫ש‬7Ŵऑऑ֭Ŵผ⎯7‫ש‬γ֭7₡֭Ŵк֭ผ⎯γħऑ7γŴ⎯7ऑŴผ֭₡7ħ่‫ש่֭ﭨ‬ਙผੂ7ਙ่7‫ש‬γ֭7ਙ⑾⑾ħ㌱֭7▷ਙ่֭₡ฌ
кŴ่₡7⑾ਙผ7ੂ֭Ŵผ⎯ⓒ7Ŵ่₡7‫ש‬γħ⎯7ḚОA7ʉਙ—к₡7ผ֭⑾к֭㌱‫ש‬7‫ש‬γ֭7֭ゥħ⎯‫ש‬ħ่‫ف‬7㌱ਙ่₡ħ‫ש‬ħਙ่⎯㈠7╗γ֭7₡֭Ŵк֭ผ⎯γħऑ7ʉਙ—к₡7Ŵ‫ف‬ผ֭֭ฌ
‫ש‬ਙ7㌱ਙ่₡ħ‫ש‬ħਙ่⎯7ผ֭⎯‫ש‬ผħ㌱‫ש‬ħ่‫ف‬7‫ש‬γ֭7‫ੂש‬ऑ֭7ਙ⑾7—⎯֭⎯7่֭ゥ‫ש‬7‫ש‬ਙ7‫ש‬γ֭7ผ֭⎯ħ₡่֭㌱֭⎯㈠77●่7Ŵ₡₡ħ‫ש‬ħਙ่ⓒ7ʉ֭7Ŵผ֭7—ऑ₡Ŵ‫ש‬ħ่‫ف‬ฌ
‫ש‬γ֭7⎯ħ‫֭ש‬7‫ש‬ਙ7ħこऑผਙ‫֭ﭨ‬7Ŵ่₡7่֭γŴ่㌱֭7‫ש‬γ֭7Ŵऑऑ֭ŴผŴ่㌱֭7ਙ⑾7‫ש‬γ֭7₡֭Ŵк֭ผ⎯γħऑ㈠ฌ
Ḷ่7⇡—ħк₡ħ่‫ف‬7Aⓒ7‫ש‬γ֭7ऑкŴ่7ħ⎯7‫ש‬ਙ7₡֭こਙкħ⎯γ7‫ں‬ฎ̶‫ں‬7⎯‫—׀‬Ŵผ֭7⑾֭֭‫ש‬7Ŵ่₡7Ŵ₡₡7ㄦՙ″7⎯‫—׀‬Ŵผ֭7⑾֭֭‫ש‬7ਙ⑾7⎯γਙʉผਙਙこⓒฌ
⎯‫—׀‬Ŵผ֭ ⑾֭֭‫ ש‬ਙ⑾ ⎯γਙ
γ֭ ㌱Ŵ่ਙऑੂ Ŵ่₡ Ŵ
̶ธธธ7⎯‫—׀‬Ŵผ֭7⑾֭֭‫ש‬7ਙ⑾7⎯֭ผ‫ﭨ‬ħ㌱֭7₡ผħ‫֭ﭨ‬7Ŵผ֭Ŵⓒ7‫ںں‬ɱ″7⎯‫—׀‬Ŵผ֭7⑾ਙਙ‫ש‬7Ŵ₡₡ħ‫ש‬ħਙ่7‫ש‬ਙ7‫ש‬γ֭7㌱Ŵ่ਙऑੂ7Ŵ่₡7Ŵ7ธ‫ں‬ｘฎ7㌱Ŵผฌ
ʉŴ⎯γ7Ŵ₡₡ħ‫ש‬ħਙ่㈠77Ḷ่7Ա—ħк₡ħ่‫ف‬7Աⓒ7ՙⓒธฎㄦ7⎯‫—׀‬Ŵผ֭7⑾֭֭‫ש‬7Ŵผ֭7⇡֭ħ่‫ف‬7₡֭こਙкħ⎯γ֭₡7ผ֭⎯—к‫ש‬ħ่‫ف‬7ħ่7ㄦɱ‫̶ں‬7⎯‫—׀‬Ŵผ֭ฌ
₡ ผ֭⎯—к‫ש‬ħ่‫ ف‬ħ่ ㄦɱ‫ں‬
‫ש‬γ֭ ੂ֭Ŵผ⎯ⓒ ħ‫ ש‬Ŵऑऑ֭֭
⑾֭֭‫ש‬7ผ֭こŴħ่ħ่‫ف‬㈠77╗γ֭7ਙ‫֭ﭨ‬ผŴкк7⇡—ħк₡ħ่‫ف‬7⎯‫—׀‬Ŵผ֭7⑾ਙਙ‫ש‬Ŵ‫֭ف‬7ħ⎯7ㅡｘⓒ‫ں‬ㄦ̶㈠77Ḷ‫֭ﭨ‬ผ7‫ש‬γ֭7ੂ֭Ŵผ⎯ⓒ7ħ‫ש‬7Ŵऑऑ֭Ŵผ⎯7‫ש‬γ֭ฌ
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кŴ่₡⎯㌱Ŵऑħ่‫ف‬7ਙผħ‫ف‬ħ่Ŵккੂ7Ŵऑऑผਙ‫֭ﭨ‬₡7γŴ⎯7֭ħ‫ש‬γ֭ผ7₡ħ֭₡7ਙผ7⇡่֭֭7ผ֭こਙ‫֭ﭨ‬₡㈠77╗γ֭7кŴ่₡⎯㌱Ŵऑħ่‫ف‬7Ŵкਙ่‫ف‬7‫ש‬γ֭ฌ
ऑ֭ผħこ֭‫֭ש‬ผ7ħ⎯7⇡֭ħ่‫ف‬7ผ֭ऑкŴ㌱֭₡7ħ่7㌱ਙ่㈾—่㌱‫ש‬ħਙ่7ʉħ‫ש‬γ7‫ש‬γħ⎯7Ŵ₡₡ħ‫ש‬ħਙ่゜ħこऑผਙ‫֭ﭨ‬こ่֭‫ש‬7‫ש‬ਙ7‫ש‬γ֭7⎯ħ‫֭ש‬㈠77╗γ֭ฌ
֭к֭‫ﭨ‬Ŵ‫ש‬ħਙ่⎯7Ŵผ֭7⇡֭ħ่‫ف‬7—ऑ₡Ŵ‫֭ש‬₡7‫ש‬ਙ7ผ֭⑾к֭㌱‫ש‬7‫ש‬γ֭7㌱—ผผ่֭‫ש‬7Ġਙ่₡Ŵ7֭к֭‫ﭨ‬Ŵ‫ש‬ħਙ่⎯㈠77Û֭7⇡֭кħ֭‫֭ﭨ‬7‫ש‬γ֭⎯֭ฌ
ħこऑผਙ‫֭ﭨ‬こ่֭‫⎯ש‬7ʉħкк7่֭γŴ่㌱֭7‫ש‬γ֭7่֭ħ‫ف‬γ⇡ਙผγਙਙ₡7Ŵ่₡7⇡֭7Ŵ่7֭ゥ㌱֭кк่֭‫ש‬7Ŵ₡₡ħ‫ש‬ħਙ่7‫ש‬ਙ7‫ש‬γ֭7Ŵผ֭Ŵ㈠7Û֭ฌ
ผ֭⎯ऑ֭㌱‫—⑾ש‬ккੂ7ผ֭‫ש⎯֭—׀‬7Ŵऑऑผਙ‫ﭨ‬Ŵк7ਙ⑾7ਙ—ผ7ผ֭‫ש⎯֭—׀‬㈠ฌ
ùਙ—ผ⎯7‫ש‬ผ—кੂⓒ
Ձ—㌱ੂ7Ɔ‫֭ש‬ʉŴผ‫ש‬
Ձ—㌱ੂ7Ɔ‫֭ש‬ʉŴผ‫ש‬ฌ
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AGENDA SUMMARY PAGE

SUBJECT:
ZON-75828 - REZONING RELATED TO GPA-75827 - PUBLIC HEARING -
APPLICANT/OWNER: MARKS GARAGE ONE, LLC - For possible action on a request for a
Rezoning FROM: P-R (PROFESSIONAL OFFICE AND PARKING) TO: C-2 (GENERAL
COMMERCIAL) on 2.60 acres at 1700 East Sahara Avenue (APN 162-02-801-001 and 002),
Ward 3 (Coffin) [PRJ-74677]. Staff recommends APPROVAL.
C.C.: 05/15/2019
RECOMMENDATION:
2. Location and Aerial Maps - ZON-75828 and SDR-74835 [PRJ-74677]
3. Land Use Map
Page 98 of 1332
paper use, backup
Page 99 of 1332
Page 100 of 1332
Page 101 of 1332
Page 102 of 1332
P a 1g 0eo 31f 3 3 2
P a 1g 0eo 41f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
SDR-74835 - SITE DEVELOPMENT PLAN REVIEW RELATED TO GPA-75827 AND ZON-75828
- PUBLIC HEARING - APPLICANT/OWNER: MARKS GARAGE ONE, LLC - For possible action
on a request for a Site Development Plan Review FOR A PROPOSED 5,271 SQUARE-FOOT
ADDITION TO AN EXISTING 28,969 SQUARE-FOOT MOTOR VEHICLE SALES (NEW)
DEALERSHIP on 2.60 acres at 1700 East Sahara Avenue (APN 162-02-801-001 and 002), C-2
(General Commercial) and P-R (Professional Office and Parking) Zones, Ward 3 (Coffin) [PRJ-
C.C.: 05/15/2019
RECOMMENDATION:
Page 105 of 1332

paper use, backup
Page 106 of 1332

P a 1g 0eo 71f 3 3 2
P a 1g 0eo 81f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
GPA-75846 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER:
SCHOOL BOARD OF TRUSTEES - For possible action on a request for a General Plan
Amendment FROM: M (MEDIUM DENSITY RESIDENTIAL) TO: PF (PUBLIC FACILITIES) on
15.64 acres at 491 North Lamb Boulevard (APN 140-31-601-002), C-1 (Limited Commercial)
C.C.: 05/15/2019
RECOMMENDATION:
2. Land Use Map
3. Conditions and Staff Report - GPA-75846, ZON-75847, VAR-75848 and SDR-75849 [PRJ-
75613]
4. Supporting Documentation - GPA-75846, ZON-75847, VAR-75848 and SDR-75849 [PRJ-
75613]
5. Photo(s) - GPA-75846, ZON-75847, VAR-75848 and SDR-75849 [PRJ-75613]
6. Justification Letter - GPA-75846, ZON-75847, VAR-75848 and SDR-75849 [PRJ-75613]
Page 109 of 1332

Page 110 of 1332
Page 111 of 1332
Page 112 of 1332
GPA-75846, ZON-75847, VAR-75848 and SDR-75849 [PRJ-75613]

ITEM DESCRIPTION: APPLICANT/OWNER: SCHOOL BOARD OF TRUSTEES
CASE REQUIRED FOR

RECOMMENDATION
NUMBER APPROVAL
ZON-75847 Staff recommends APPROVAL. GPA-75846
VAR-75848 Staff recommends APPROVAL, subject to conditions: GPA-75846
ZON-75847
SDR-75849 Staff recommends APPROVAL, subject to conditions: GPA-75846
ZON-75847
VAR-75848
** NOTIFICATION **

664 - VAR-75848 and SDR-75849

0 - VAR-75848 and SDR-75849

0 - VAR-75848 and SDR-75849
CS
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Conditions Page One
** CONDITIONS **
VAR-75848 CONDITIONS
Planning
1. Approval of and conformance to the Conditions of Approval for General Plan

Amendment (GPA-75846), Rezoning (ZON-75847) and Site Development Plan
Review (SDR-75849) shall be required, if approved.
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.
5. All City Code requirements and design standards of all City departments must be
Planning

Amendment (GPA-75846), Rezoning (ZON-75847) and Variance (VAR-75848) shall
be required, if approved.
CS
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Conditions Page Two
building elevations, date stamped 02/19/19, except as amended by conditions
herein.

Public Works
9. A Traffic Impact Analysis or other information acceptable to the City Traffic Engineer
must be submitted to and approved by the Department of Public Works prior to
issuance of any building or grading permits. Comply with the recommendation of
the City Traffic Engineer.
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.
CS
Page 115 of 1332
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request to construct a new 14-classroom building addition to the existing William
K. Moore Elementary School located at 491 North Lamb.
ISSUES
• A General Plan Amendment (GPA-75846) is requested to change the land use

designation of the subject site from M (Medium Density Residential) to PF (Pubilc
Facilities). Staff supports the request.
• A Rezoning (ZON-75847) is requested to change the zoning designation from C-
1 (Limited Commercial) to C-V (Civic). Staff supports the request.
• A Variance (VAR-75848) is requested to allow a 37-foot building height where the
35 feet is the maximum height allowed adjacent to an R-1 (Single Family
Residential) zoning district. Staff supports the request
• A Site Development Plan Review (SDR-75849) is requested to allow the
construction of a 14 classroom, 22,927 square-foot building addition. Staff
supports the request.
ANALYSIS
The subject site is home to an existing 69,315 square-foot elementary school building on
a 15.64-acre parcel. It is surrounded by residential uses on all adjacent properties. The
applicant proposes to construct a 22,927 square-foot, two-story building addition
consisting of 14 new classrooms located within the southwest corner of the subject site.
With the new building addition, the total building area for the subject site will be 92,242
square feet.
A General Plan Amendment is requested to change the land use designation from M
(Medium Density Residential) to PF (Public Facilities), which is more appropriate for the
existing land use. A PF designation is intended to allow for public and semi-public uses
such as utility facilities, as well as large governmental building sites and complexes, police
and fire facilities, schools, hospitals, sewage treatment and stormwater control facilities.
Staff recommends approval of the General Plan Amendment, as the PF designation is
best suited to the current use and is compatible with the existing surrounding residential
uses.
CS
Page 116 of 1332
The conforming zoning district within the PF designation is C-V (Civic); therefore, the
applicant has requested to rezone this same parcel to C-V. Staff recommends approval,
as the proposed C-V district would conform to the proposed General Plan designation of
PF and clean up the General Plan map where the designation does not match the current
land use or zoning district.
Per Title 19.10.020, the development standards for a C-V (Civic) property are established
by approval of a Site Development Plan Review. However, when adjacent to a residential
use in certain residential zoning districts, additional standards are applied. Those
standards include the maximum building height for proposed buildings adjacent to the
R-1 (Single Family Residential) zoning district, the landscape buffer standards of the P-
O (Professional Office) District, and the Title 19.08 commercial and industrial parking
design standards. If these specific standards cannot be met, a variance is required. In
this case, the school property is adjacent to single-family residential parcels to the west
zoned R-1 (Single Family Residential). The proposed new building addition is capped at
a maximum 35 feet in height.
The applicant has requested a Variance (VAR-75848) to allow a two-foot increase to 37

feet. The submitted elevation plans depict a building with varying pop outs that add
character to the building design. The majority of the building has a maximum height of 35
feet. Staff finds that the requested Variance is minimal and it will not have a negative
impact for the surrounding neighbors. The submitted site plan and landscape plan depicts
the newly constructed area will have 14-foot landscape buffer width along the south and
west property lines. Seventy-Nine parking spaces will also be added to the area adjacent
to the new 14-classroom building. An adequate amount of screening and parking lot trees
are provided.
The City of Las Vegas Public Works – Engineering Department has commented, “This
project will add approximately 237 trips per day on Lamb Boulevard, Bonanza Road. and
Stewart Avenue. Currently, Lamb is at about 70 percent of capacity, Bonanza is at about
50 percent of capacity and Stewart is at about 56 percent of capacity. With this project,
Lamb is expected to remain at about 70 percent of capacity, Bonanza to be at about 51
percent of capacity and Stewart to be at about 57 percent of capacity. Based on Peak
Hour use, this development will add about 84 additional peak hour trips into the area, or
about three every two minutes.”
Staff finds the proposed development to be compatible and harmonious with the existing
surrounding residential neighborhood and recommends approval of the General Plan
Amendment, Rezoning, Variance and Site Development Plan Review requests.
CS
Page 117 of 1332

The proposed PF (Public Facilities) designation is appropriate for the existing

school at the subject site and will remain compatible with the adjacent residential
land use designations.

The proposed C-V (Civic) zoning district conforms to the proposed PF (Public
Facilities) General Plan designation which is compatible with the existing school at
the subject site.

Plan Amendment; and
There are adequate transportation, recreation, utility and other facilities to continue
the accommodation of the existing school.

policies.
The proposed PF (Public Facilities) designation allows the proposed C-V (Civic)
zoning district, which allows the development of public and quasi-public land uses
such as schools, libraries, and public parks. The subject site is developed with an
existing elementary school.

If approved, the proposed C-V (Civic) zoning district would conform to the proposed
PF (Public Facilities) General Plan Designation.
districts.
CS
Page 118 of 1332
The land uses permitted in the proposed C-V (Civic) zoning district include any use
operated or controlled by the City, County, State, or Federal Government; any
public or quasi-public use operated or controlled by a recognized religious, fraternal,
veteran, civic or service organization; and utility company facilities which are
compatible land uses for the existing surrounding residential neighborhood.
The proposed rezoning is appropriate and will bring the existing school
development into compliance with Title 19.

The subject site is accessed by Lamb Boulevard, a 100-foot public right-of-way, and
is adequate to continue to service the need of the existing elementary school.
FINDINGS (VAR-75848)
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.”
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Page 119 of 1332
Staff finds that sufficient evidence of a unique or extraordinary circumstance has been
presented, in that proposed two-foot height increase is minimal and it will not negatively
impact the adjacent properties. Therefore, it is concluded that the applicant’s hardship is
not preferential in nature, and it is thereby within the realm of NRS Chapter 278 for
granting of Variances.
Planning Commission and/or City Council must affirm the following:

The proposed 14-classroom addition is compatible with the existing school and
adjacent residential land uses in the area.
If the related General Plan Amendment and Rezoning are approved, the proposed
development will be consistent with the majority of all applicable city plans. Staff
supports the requested building height Variance.

Site access is provided by Lamb Boulevard, a 100-foot Primary Arterial, which is

adequate in size to continue serving the subject school.
The proposed building and landscape materials are compatible with the existing
development within the surrounding area and will enhance the area.
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;
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Page 120 of 1332
The submitted building elevation design characteristics are not unsightly,

undesirable or obnoxious in appearance. The proposed building addition is
compatible with the existing school and adjacent residential land uses in the area.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
If approved, the proposed development will be subject to building permits thereby

ensuring that the public health, safety and general welfare are protected.

The City Council approved Special Use Permit and Plot Plan Review
08/12/99 (U-0067-99) request for an Elementary School. The Planning
Commission and Planning Staff recommended approval.


There are no related building permits/business licenses on record.
01/16/19 submittal requirements and deadlines were reviewed for a proposed
building addition.
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Page 121 of 1332
Meeting Start Time: 6:00 p.m.
Meeting End Time: 6:30 p.m.
Attendance: 4 Applicant Representatives

1 Planning Staff Member
03/01/17 1 Member of the Public
Concerns/Questions:
• Concern was raised about possible removal of school (applicant
detailed the scope of the project and assured there were no plans
for the school to be removed).
Field Check
Staff conducted a routine field check and found an active elementary
02/28/19
school. No issues were noted.

Site Area
Net Acres 15.64
Planned or Special
Designation
Subject Public or Private M (Medium Denstiy
C-1 (Limited Commercial)
Property School, Primary Residential)
Multi-Family M (Medium Denstiy R-3 (Medium Density
North
Residential Residential) Residential)
R-PD16 (Residential
Multi-Family M (Medium Denstiy
South Planned Development –
Residential Residential)
16 Units per Acre)
Single Family, L (Low Density R-1 (Single Family
East
West
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Page 122 of 1332

Trails N/A
Assessment)
Pursuant to the submitted site development plans and Title 19.10.020, the following
standards apply:
Min. Lot Size N/A 681,278 SF N/A
Min. Lot Width N/A 478 Feet N/A
Min. Setbacks
(Building addition only)
• Side N/A 169 Feet Y
• Rear N/A 105 Feet Y
Max. Building Height 35 Feet 37 Feet N*
*The applicant has requested Variance (VAR-75848) to allow an increased building
height.

C-1 (Limited Commercial) N/A N/A
C-V (Civic) N/A N/A
Existing General Plan Permitted Density Units Allowed
M (Medium Density
25.49 du/ac 398
Residential)
PF (Public Facilities) N/A N/A
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Page 123 of 1332
Staff Report Page Ten
Pursuant to Title 19.10.020.E.2, the following standards apply:

Ratio Trees
Buffer Trees
(adjacent to new
addition):
• South 1 Tree / 20 Linear Feet 13 Trees 13 Trees Y
• West 1 Tree / 20 Linear Feet 11 Trees 12 Trees Y
TOTAL PERIMETER TREES 24 Trees 25 Trees Y
1 Tree / 6 Uncovered
Parking Area Spaces, plus 1 tree at the
12 Trees 12 Trees Y
Trees end of each row of
spaces
Min. Zone Width
• South 8 Feet 14 Feet Y
• West 8 Feet 14 Feet Y

Governing
Document
Planned Streets and
Lamb Boulevard Primary Arterial Highways Map 100 Feet Y
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Page 124 of 1332
Staff Report Page Eleven
Pursua
nt to Title 19.10 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compli
Area or Parking Parking ance
Use Parking
Number of Handi- Handi-
Ratio Regular Regular
Units capped capped
Public or
Private 3 spaces
48
School, per 144
classrooms
Primary classroom
(existing)
Public or
Private
3 spaces
School, 14
per 42
Primary classrooms
classroom
(proposed
addition)
Regular and Handicap Spaces Y
180 6 182 6
Required
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Page 125 of 1332
ОŐİֱՙㄦ″‫̶ں‬
Page 126 of 1332

Page 127 of 1332

Page 128 of 1332

Page 129 of 1332
Page 130 of 1332
ｘธ゜‫ں‬ɱ゜‫ں‬ɱ ‫ں‬ㅡ‫ں‬ธธฌ
ǲ‫ں‬ՙฌ
ǲ‫ں‬ธฌ ╗ùО㈠7 ǲ‫ں‬ธฌ ǲɱฌ
╗㈠Ḷ㈠7ОAŐAОǲ╗ฌ
╗㈠Ḷ㈠7О㈠ฌ ǲ‫ں‬ฌ
ǲՁ㈠7ો‫̶ں‬ՙƥֱｘफฌ ǲՁǲЋA╗●ḶЌ7ЌḶ╗ǲƆฌ
ǲՁ㈠7ો‫̶ں‬ㄦƥֱｘफฌ
ǲɱฌ ǲ‫ں‬ｘฌ
ǲ̶ฌ
ǲ‫ں‬ฌ ǲ‫ں‬7 ̶ֱbḶA╗7Ɔ╗ⓈbbḶ7Ḷ゜7ǲṲОAЌＣǲＣ7Ҝǲ╗AՁฌ
ǲ‫ں‬ｘฌ
╗ùО㈠ฌ ՁA╗ĠǲḶ゜7ÛA╗ǲŐֱŐǲƆ●Ɔ╗AЌ╗7ԱAŐŐ●ǲŐฌ
ǲธ‫ں‬ฌ Ḷ゜ǲṲ╗ǲŐ●ḶŐ7ḚŐAＣǲ7ОՁùÛḶḶＣฌ
ǲ‫ں‬ｘฌ ƆĠǲA╗Ġ●ЌḚ㈠77ҜAbĠ●Ќǲ7ＣAƆĠ7+●Ќ●ƆĠ㈠ฌ
ǲ‫ں‬ｘ7 ǲㅡฌ
ธЌＣ7+Ձ㈠7++Ձฌ ธЌＣ7+Ձ㈠7++Ձ7ǲ‫ں‬ฌ ǲธ7 ฎफ7Ṳ7‫ں‬″फ7Ṳ7ธफ7╗Ġ●bì7bҜⓈ7ЋǲЌǲǲŐ7Ḷ゜ฌ
ǲՁ㈠7ો‫ںں‬ㄦƥֱｘफฌ ǲɱฌ ҜḶŐ╗AŐ7ƆbŐA╗bĠ7bḶA╗7Ḷ゜7Ҝ╗Ձ㈠7ՁA╗Ġฌ
ǲ‫ں‬7 ǲՁ㈠7ો‫ںں‬ㄦƥֱｘफฌǲ″ฌ
ḶЌ7‫゜ں‬ธफ7ǲṲ╗ǲŐ●ḶŐ7ƆĠǲA╗Ġ●ЌḚ7ⓈО7╗Ḷฌ
ǲ‫ں‬ㅡฌ ‫ں‬ｘƥ7A㈠+㈠+㈠7╗ùО㈠㈠ĠA╗bĠǲƆ7●ЌＣ●bA╗ǲƆฌ
ǲ‫ں‬″ฌ Ｃ●ƆƆ●Ҝ●ՁAŐ7bḶՁḶŐ7+●Ќ●ƆĠ7Ḷ+7bҜⓈฌ
ǲธ7 ǲธฌ ЋǲЌǲǲŐฌ
‫ں‬Ɔ╗7+Ձ㈠7++Ձฌ ‫ں‬Ɔ╗7+Ձ㈠7++Ձฌ
ǲՁ㈠7ો‫ں‬ｘｘƥֱｘफฌ ǲ‫̶ں‬7 ╗ùО㈠7 ǲㅡ7 ǲ‫ں‬ㅡ7 ǲՁ㈠7ો‫ں‬ｘｘƥֱｘफ7 ǲㅡ7 ǲ‫̶ں‬ฌ ǲธ7 ǲ̶7 Ҝǲ╗AՁ7bՁAＣ7bAЌḶОù7ӧԱǲŐŐ●ＣḚǲ7╗Ġ●Ќฌ
╗ùО㈠ฌ
Ձ●Ќǲ7ОAЌǲՁ7A╗7ƆḶ++●╗Ɔⓒ7+Ab●A7AЌＣฌ
77ʉʉʉ㈠֭‫ש‬γਙ⎯‫ש‬γผ֭֭㈠㌱ਙこฌ
Ɔ●ＣǲƆ㈠ฌ
ƆḶⓈ╗ĠÛǲƆ╗7ǲՁǲЋA╗●ḶЌ7 ЌḶŐ╗ĠǲAƆ╗7ǲՁǲЋA╗●ḶЌฌ
ǲㅡ7 AՁⓈҜ●ЌⓈҜ7Ɔ╗ḶŐǲ+ŐḶЌ╗7ＣḶḶŐ㈠7bՁǲAŐฌ
AЌḶＣ●ΎǲＣ7+●Ќ●ƆĠฌ
77⑾̬7ՙｘธ㈠ㅡㄦ″㈠ՙｘธｘฌ
ǲɱ7 ǲ‫ں‬ｘ7 ╗ùО㈠ฌ ǲ‫ں‬ธ7 ╗ùО㈠ฌ

╗ùО㈠ฌ
ǲ‫ں‬ฌ ǲㄦฌ Ɔ╗ǲǲՁ7bḶՁⓈҜЌ7ਙผ7ԱǲAҜⓒ7ОA●Ќ╗ǲＣ㈠ฌ
ǲ‫ں‬ՙ7 ╗ùО㈠ฌ
ऑ̬7ՙｘธ㈠ㅡㄦ″㈠‫ں‬ｘՙｘฌ
ฎɱㄦㄦ7Ɔ7ǲŴ⎯‫֭ש‬ผ่7A‫֭—่֭ﭨ‬ⓒ7Ɔ—ħ‫֭ש‬7ธธｘⓒ7ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7ЌЋ7ฎɱ‫ں‬ธ̶ฌ
ǲՁ㈠7ો‫̶ں‬ㄦƥֱｘफ7 ǲ̶7 ǲ″ฌ Ɔ╗ǲǲՁ7Ɔ╗A●Ő7ŐA●Ձ●ЌḚ7AЌＣ7Ɔ╗Ő●ЌḚǲŐⓒฌ

ОA●Ќ╗ǲＣ㈠ฌ
ǲՙฌ ＣǲbḶŐA╗●Ћǲ7bҜⓈ7ЋǲЌǲǲŐฌ
ǲㄦฌ
ǲฎฌ ОǲŐ+ḶŐA╗ǲＣ7Ҝǲ╗AՁ7Ｃǲbìฌ
ธЌＣ7+Ձ㈠7++Ձฌ
ǲՁ㈠7ો‫ںں‬ㄦƥֱｘफ7 ǲɱฌ bǲҜǲЌ╗●╗●ḶⓈƆ7ОAЌǲՁ7Ḷ゜7ŐA●Ќ7ƆbŐǲǲЌฌ
ƆùƆ╗ǲҜฌ
ǲ‫ں‬ㄦ7
ǲ‫ں‬ｘฌ फbĠAЌЌǲՁ7ƆbŐǲǲＣफ7ŐǲЋǲAՁ7ҜḶՁＣ●ЌḚฌ
ǲ″ฌ
‫ں‬Ɔ╗7+Ձ㈠7++Ձฌ ǲ‫ںں‬ฌ ОA●Ќ╗ǲＣ7ＣḶḶŐฌ
ǲՁ㈠7ો‫ں‬ｘｘƥֱｘफ7 ǲ‫̶ں‬7 ǲ‫ں‬ՙ7 ╗ùО㈠7 ǲธ7 ǲ‫ں‬ฌ
╗ùО㈠ฌ
ǲ‫ں‬ธฌ ƆĠǲǲ╗7Ҝǲ╗AՁ7bAО7+ՁAƆĠ●ЌḚⓒ7╗ùО㈠ฌ
ОA●Ќ╗7╗Ḷ7ҜA╗bĠ7ԱⓈ●ՁＣ●ЌḚ7bḶՁḶŐƆฌ
ƆḶⓈ╗ĠǲAƆ╗7ǲՁǲЋA╗●ḶЌฌ
Page 131 of 1332

ǲ‫̶ں‬7 ÛǲǲО7ƆbŐǲǲＣ7A╗7ԱAƆǲ7Û●╗Ġฌ
ǲṲОḶƆǲＣ7bḶЌbŐǲ╗ǲ7ԱǲՁḶÛ㈠77ƆAbìฌ
ƆҜḶḶ╗Ġ7AЌＣ7ОA●Ќ╗ⓒ7╗ùО㈠ฌ
ǲ‫ں‬ㅡฌ ÛAՁՁ7ҜḶⓈЌ╗ǲＣ7Ձ●ḚĠ╗7+●Ṳ╗ⓈŐǲ㈠ฌ
ǲ‫ں‬ՙฌ ǲɱ7 ǲ‫ں‬ธฌ ǲ‫ں‬ｘ7 ǲ‫ں‬ธ7 ╗ùО㈠ฌ
╗ùО㈠7 ╗ùО㈠ฌ
ǲ‫ں‬ㄦฌ Ձ●Ќǲ7Ḷ+7AƆƆⓈҜǲＣ7ḚŐAＣǲฌ
ǲ‫ں‬″ฌ ＣŐ●Ќì●ЌḚ7+ḶⓈЌ╗A●Ќฌ
ǲɱฌ
ǲ‫ں‬ՙฌ ‫ں‬फ7●ЌƆⓈՁA╗ǲＣ7ƆḶՁAŐḚŐAù7ƆḶՁAŐԱAЌฌ
″ｘ7ḚՁAΎ●ЌḚฌ
ǲ‫ں‬ฎ7 ＣAƆĠǲＣ7Ձ●ЌǲƆ7●ЌＣ●bA╗ǲ7Ɔ╗A●ŐƆฌ
ƆĠḶÛЌ7+ḶŐ7bՁAŐ●╗ùฌ
ǲՁ㈠7ો‫ںں‬ㄦƥֱｘफ7 ǲธฌ
ǲ‫ں‬″7 ǲ‫ں‬ɱฌ Ɔ╗ǲǲՁ7ŐAҜО7ŐA●Ձ●ЌḚⓒ7ОA●Ќ╗ǲＣ㈠ฌ
ǲ‫ں‬ㄦฌ
ǲธｘฌ Ҝǲ╗AՁ7Ձǲ╗╗ǲŐƆฌ
‫ں‬Ɔ╗7+Ձ㈠7++Ձฌ
ǲՁ㈠7ો‫ں‬ｘｘƥֱｘफ7 ǲ‫̶ں‬ฌ ǲ‫ں‬ՙฌ ǲธ7 ǲ‫ں‬7
╗ùО㈠ฌ ╗ùО㈠7 ǲธ‫ں‬ฌ ƆḶ++●╗7Ձ●ḚĠ╗ฌ
ЌḶŐ╗ĠÛǲƆ╗7ǲՁǲЋA╗●ḶЌฌ
㈠㈠7
bՁAƆƆŐḶḶҜ7ǲՁǲЋA╗●ḶЌƆฌ
bՁAƆƆŐḶḶҜ7ǲՁǲЋA╗●ḶЌƆ7 ‫ں‬ㅡ‫ں‬ธธฌ
㈠㈠7‫ں‬ㅡ‫ں‬
ƆbAՁǲ7̬7̶゜̶ธफ7ए7‫ں‬ƥֱｘफ7 ｘ7 ㅡƥ7 ฎƥ7 ‫ں‬″ƥ7 ｘธ゜‫ں‬ɱ゜‫ں‬ɱ
A″㈠ｘ‫ں‬ฌ
A″
‫ں‬7 ธ7 ̶7 ㅡ7 ㄦ7 ″ฌ
‫ں‬″ƥֱｘफ7 ㄦ″ƥֱｘफ7 ㄦㄦƥֱ‫ں‬ｘफ7 ㄦｘƥֱธफ7 ‫ں‬ㄦƥֱ‫ں‬फฌ

‫ں‬ƥֱｘफ7 ‫ں‬ㄦƥֱｘफ7 ‫ں‬ธƥֱ‫ں‬ｘफ7 ธㅡƥֱㅡफ7 ฎƥֱ‫ں‬ｘफ7 ㄦㅡƥֱｘफ7 ̶ｘƥֱ″फ7 ̶‫ں‬ƥֱ″फ7 ՙƥ̶ֱफ7 ՙƥֱ‫ں‬ｘफฌ
A7 Aฌ
Ɔ╗Ḷ㈠ฌ
ֱ
Ɔ╗ǲҜฌ
Ɔ╗A●Ő7 ‫ں‬ฌ
bՁAƆƆŐḶḶҜฌ +ՁǲṲฌ
ֱ7 bՁAƆƆŐḶḶҜ7 bՁAƆƆŐḶḶҜ7 bՁAƆƆŐḶḶҜฌ
ֱ7 ֱ7 ֱ
╗㈠Ő㈠7 ОŐǲО㈠ฌ
ֱ7 ֱ
Aɱฌ
Ա7 Աฌ
b7 bฌ
″ƥֱ‫ں‬फ7 İAЌ㈠7 Ɔ╗ḶŐ㈠ฌ

ֱ7 ֱ
ԱḶùƥƆ7 Ḛ●ŐՁƥƆ7 Ɔ╗ḶŐ㈠ฌ

ֱ7 ֱ7 ֱ
ƆОǲb㈠7ǲＣ㈠ฌ bՁAƆƆŐḶḶҜฌ
bՁAƆƆŐḶḶҜฌ ƆОǲb●AՁ7ǲＣ㈠ฌ
Ɔ╗ḶŐ㈠7 bՁAƆƆŐḶḶҜฌ ֱ
Û7 Ｃฌ
77ʉʉʉ㈠֭‫ש‬γਙ⎯‫ש‬γผ֭֭㈠㌱ਙこฌ
ֱ7 bՁAƆƆŐḶḶҜฌ
ֱ ֱ
ֱ7 ЋǲƆ╗㈠ฌ
Ɔ╗A●Ő7 ธฌ
ֱ
bฎฌ
╗Ձ╗㈠ฌ
″ƥֱ‫ںں‬फ‫ں‬ƥֱｘफ″ƥֱ‫ں‬ｘफฌ
77⑾̬7ՙｘธ㈠ㅡㄦ″㈠ՙｘธｘฌ
ֱ7
Ｃ7 Ｃฌ
ฎƥֱ‫ںں‬फ7 ̶‫ں‬ƥֱ″फ7 ธㅡƥֱ″फ7 ̶ㅡƥֱｘफ7 ฎƥֱｘफ7 ̶ธƥֱ″फ7 ̶‫ں‬ƥֱ″फฌ

ऑ̬7ՙｘธ㈠ㅡㄦ″㈠‫ں‬ｘՙｘฌ
ฎɱㄦㄦ7Ɔ7ǲŴ⎯‫֭ש‬ผ่7A‫֭—่֭ﭨ‬ⓒ7Ɔ—ħ‫֭ש‬7ธธｘⓒ7ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7ЌЋ7ฎɱ‫ں‬ธ̶ฌ
‫ں‬ՙｘƥֱ‫ںں‬फฌ
+ՁḶḶŐ7ОՁAЌ7ֱ7ՁǲЋǲՁ7ธฌ
‫ں‬7 ธ7 ̶7 ㅡ7 ㄦ7 ″ฌ
‫ں‬ɱ̶ƥֱ‫ں‬फฌ
‫ں‬″ƥֱｘफ7 ㄦ″ƥֱｘफ7 ㄦㄦƥֱ‫ں‬ｘफ7 ㄦｘƥֱธफ7 ‫ں‬ㄦƥֱ‫ں‬फฌ
‫ں‬ƥֱｘफ7 ‫ں‬ㄦƥֱｘफ7 ‫̶ں‬ƥֱｘफ7 ㅡ̶ƥֱｘफ7 ″ƥֱㅡफ7 ㅡ̶ƥֱธफ7 ″ƥֱㅡफ7 ㅡ̶ƥֱธफ7 ՙƥֱｘफฌ
A7 Aฌ
Ɔ╗ḶŐ㈠ฌ ╗Ձ╗㈠ฌ
╗Ձ╗㈠ฌ ╗Ձ╗㈠ฌ ╗Ձ╗㈠ฌ
ֱ ֱ
ֱ7 ֱ7 ֱ
Page 132 of 1332

İAЌ㈠ฌ
ЋǲƆ╗㈠ฌ ЋǲƆ╗㈠ฌ
ֱ7 Ɔ╗ḶŐ㈠ฌ
ֱ7 ֱ7
ì●ЌＣǲŐḚAŐ╗ǲЌฌ Ɔ╗ḶŐ㈠ฌ
ֱ ì●ЌＣǲŐḚAŐ╗ǲЌฌ ì●ЌＣǲŐḚAŐ╗ǲЌฌ
bՁAƆƆŐḶḶҜฌ ֱ
bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜฌ
Ɔ╗ḶŐ㈠7 ֱ
ֱ Ɔ╗ḶŐ㈠7 ֱ
ֱ7 ֱ7
Ő●ƆǲŐฌ
╗㈠Ő㈠7 ֱ
ֱ Ɔ╗ḶŐ㈠7
Ɔ╗A●Ő7 ‫ں‬ฌ Ɔ╗ḶŐ㈠ฌ +AҜ●Ձùฌ
ֱ7 ֱ7 Ő㈠Őฌ Aɱฌ
ֱ
Աฌ Աฌ
b7 bฌ
Ɔ╗ḶŐ㈠ฌ Ɔ╗ḶŐ㈠ฌ
ǲՁǲЋ㈠ฌ
ֱ7 ֱ7 Ɔ╗ḶŐ㈠ฌ
ֱ
╗Ձ╗㈠7 ╗ǲAbĠǲŐฌ Ɔ╗ḶŐ㈠7 Ɔ╗ḶŐ㈠ฌ
ֱ7 ÛḶŐì7 ֱ7 ֱ
ֱ ì●ЌＣǲŐḚAŐ╗ǲЌฌ ì●ЌＣǲŐḚAŐ╗ǲЌฌ ì●ЌＣǲŐḚAŐ╗ǲЌฌ Ɔ╗ḶŐ㈠ฌ

bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜฌ Ɔ╗A●Ő7 ธฌ
ЋǲƆ╗㈠7 ЋǲƆ╗㈠ฌ ֱ
ǲՁǲb╗㈠ฌ ֱ7 ֱ ֱ
ֱ ֱ7
ŐḶḶҜฌ
ֱ
Ɔ╗ḶŐ㈠7 bฎฌ
╗Ձ╗㈠7 ╗Ձ╗㈠7 ╗Ձ╗㈠ฌ ╗Ձ╗㈠ฌ
ֱ
ֱ7 ֱ
ֱ ֱ
Ｃ7 Ｃฌ
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╗ùО㈠ฌ
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ǲՁ㈠7ો‫̶ں‬ㄦƥֱｘफ7 ǲ̶ฌ
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ǲɱฌ
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Ɔ╗ḶŐAḚǲฌ
‫ںں‬ｘՙฌ
О╗ֱㅡ7 О╗ֱㅡฌ
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О╗̶ֱ7 ‫ںںں‬ธฌ О╗̶ֱ7 ‫ںںں‬ฎฌ О╗̶ֱฌ Ћb╗ֱ‫ں‬ฌ
‫ںں‬ｘฎฌ Ա7 ǲ7 Աฌ ‫ںں‬ธㅡ7 Ћb╗ֱ‫ں‬7 Ћb╗ֱ‫ں‬ฌ
ǲОḶṲùฌ ǲОḶṲù ЋǲƆ╗㈠ฌ ǲОḶṲù7 ǲОḶṲùฌ Ћb╗ֱธฌ
Ɔ╗ḶŐAḚǲฌ
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ОḶ●Ќ╗ฌ
İAЌฌ ЋǲƆ╗㈠ฌ ‫ںںں‬ՙฌ Ɔ╗ḶŐAḚǲฌ
Ɔbֱ‫ں‬ฌ ǲ7 Ա7 ǲ7 Աฌ ธธｘㄦฌ
‫ںں‬ｘ̶ฌ ‫ںںںں‬ฌ ǲ7 ǲฌ Ɔ╗A●Ő7 ‫ں‬7 Աฌ
ÛḶŐìฌ
ОḶ●Ќ╗ฌ
Ћb╗ֱ‫ں‬7 ì●ЌＣǲŐḚAŐ╗ǲЌฌ ì●ЌＣǲŐḚAŐ╗ǲЌฌ ‫ںں‬ธ̶ฌ
ì●ЌＣǲŐḚAŐ╗ǲЌฌ ì●ЌＣǲŐḚAŐ╗ǲЌฌ Ћb╗ֱ‫ں‬7 Ա7 ●Őǲ7Ő●ƆǲŐฌ Ɔ㈠╗㈠ǲ㈠Ҝ㈠ฌ Ћb╗ֱ‫ں‬7 ՁǲṲฌ ՁǲṲ ฌ bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜ ฌ
ì●ЌＣǲŐḚAŐ╗ǲЌฌ ì●ЌＣǲŐḚAŐ╗ǲЌฌ Ћb╗ֱ‫ں‬ฌ ‫ںںں‬ɱฌ ‫ںں‬ธｘฌ Ћb╗ֱ‫ں‬ฌ bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜ ฌ bՁAƆƆŐḶḶҜฌ
Աฌ ‫ںںں‬ㅡฌ ‫ںں‬ธธฌ
Ա7 ‫̶ںںں‬ฌ Ћb╗ֱ‫ں‬7 Ɔ╗ḶŐAḚǲ7 Ћb╗ֱ‫ں‬ฌ Ћb╗ֱ‫ں‬ฌ ธธｘ̶ฌ ธธｘ″ฌ ธธｘՙฌ ธธｘฎฌ ธธｘɱฌ
‫ںں‬ｘㅡฌ ‫ںں‬ｘㄦฌ Ћb╗ֱ‫ں‬7 Ћb╗ֱ‫ں‬7
Ћb╗ֱ‫ں‬7 Ɔ╗ḶŐAḚǲฌ ‫ںںں‬″7 Ɔ╗ḶŐAḚǲ bОֱ‫ں‬ฌ bОֱ‫ں‬ฌ bОֱ‫ں‬7 bОֱ‫ں‬7 bОֱ‫ں‬ฌ
Ћb╗ֱ‫ں‬ฌ Ա7 Աฌ Ġฌ ОŐǲО㈠ Ћb╗ֱ‫ں‬ฌ
╗㈠Ő㈠ฌ bОֱ‫ں‬7 Ɔbֱ‫ں‬ฌ
‫ںں‬ｘɱฌ Ћb╗ֱ‫ں‬ฌ ‫ںںں‬ㄦ7 Աฌ ╗㈠Ő㈠ฌ ธธｘㅡฌ
‫ںں‬ｘธฌ Ɔ╗ḶŐAḚǲฌ bОֱ‫ں‬ฌ AҜ●Ձùฌ
bОֱ‫ں‬ฌ ธธｘธฌ
ÛḶŐìฌ
ОḶ●Ќ╗ฌ
Ћb╗̶ֱฌ Աฌ ŐǲƆ╗ŐḶḶҜฌ
Ձ7 ‫ںںں‬ｘฌ Ձ7 Ա7 Ձ7 Ձฌ Ձ7 Ձ7 Աฌ Ձ7 Ձฌ
Ћb╗̶ֱฌ
ÛḶŐìฌ
ОḶ●Ќ╗ฌ
‫ںں‬ธ‫ں‬ฌ ＣЌฌ Ћb╗ֱธฌ Ћb╗ֱธฌ
Page 133 of 1332

Ќ7 Ɔ╗A●Ő7 ‫ں‬7 Ћb╗ֱ‫ں‬7 ǲОḶṲùฌ Ҝฌ Ա7 ╗ùО Ћb╗ֱ‫ں‬7 Ћb╗ֱ‫ں‬ฌ ╗ùО
Ա7 Ա7 Ա7 Ա7 Ա7 Ա7 Աฌ
ⓈОฌ bḶŐŐ●ＣḶŐฌ
Ћb╗ֱ‫ں‬7 Ա7 Ћb╗ֱ‫ں‬7 О╗̶ֱ7 Ḛ7 Ћb╗ֱ‫ں‬ฌ Ա7 Ա7 О╗ֱㅡฌ Ա7 Աฌ
Ձฌ
ÛḶŐìฌ
ÛḶŐìฌ
ОḶ●Ќ╗ฌ
ОḶ●Ќ╗ฌ
Ћb╗ֱธฌ Ћb╗ֱธฌ bḶŐŐ●ＣḶŐฌ Ћb╗ֱธ7 Ћb╗ֱธฌ ÛḶҜฌ Ա7 ธธｘ‫ں‬ฌ
ÛḶҜฌ ╗ùО ╗ùО ╗ùО Ձ7 Ћb╗ֱธฌ
О╗̶ֱ7 ╗ùО ‫ںں‬ｘ‫ں‬ฌ О╗̶ֱ7 Ա7 Ձฌ
Ա7 7 Ա7 Ћb╗ֱ‫ں‬7 Ա7 Աฌ Ա7 Աฌ
Ա7 ╗ùО
Ա7 Ћb╗ֱ‫ں‬ฌ Ա7 Ɔ╗ḶŐAḚǲฌ Ա7 ⓈО7 Ɔ╗ḶŐAḚǲฌ Ҝ7 Ɔ╗A●Ő7 ธฌ
╗ǲAbĠǲŐ7ÛḶŐìฌ Ա7 Ա7 Ա7
ǲՁǲЋA╗ḶŐฌ Ɔ╗ḶŐAḚǲฌ ‫̶̶ںں‬ฌ ՁAЋA╗ḶŐùฌ
‫ںں‬ㅡㅡฌ Ձฌ Ɔ╗ḶŐAḚǲฌ Ɔbֱ‫ں‬ฌ ธธ‫ں‬ㄦฌ
Ձ7 Ձ7 Ձ7 Ա7 Ձ7 Ձฌ
Ћb╗ֱ‫ں‬ฌ Ա7 ‫̶ںں‬ɱฌ Ћb╗ֱ‫ں‬ฌ ǲՁǲЋA╗ḶŐ7
Ћb╗ֱ‫ں‬ ธธ‫ں‬ฎฌ Ћb╗ֱ‫ں‬ฌ ＣЌฌ
‫ںں‬ธՙฌ Ћb╗ֱ‫ں‬7
ÛḶŐìฌ
ОḶ●Ќ╗ฌ
Ɔ╗ḶŐAḚǲฌ Ћb╗ֱ‫ں‬7 b7 Ｃฌ Ћb╗ֱธ7 Ћb╗ֱธฌ
Ћb╗ֱ‫ں‬ฌ Ћb╗ֱ‫ں‬7 Ћb╗ֱ‫ں‬7 Ɔ╗ḶŐAḚǲฌ
╗Ḷ●Ձǲ╗ฌ
ÛḶŐìฌ
ОḶ●Ќ╗ฌ
Ћb╗ֱ‫ں‬7 Ɔ╗ḶŐAḚǲฌ Աฌ Ћb╗ֱ‫ں‬ฌ ԱḶùƥƆฌ Ḛ●ŐՁƥƆฌ
‫̶ںں‬ธฌ Աฌ ธธ‫ں‬ㅡฌ
‫ںں‬ㅡ″ฌ ǲฌ Ɔ╗ḶŐAḚǲฌ bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜ ฌ
Ћb╗ֱธ7 Ћb╗ֱ‫ں‬7 ‫̶ںں‬ฎฌ Ћb╗ֱ‫ں‬7 Ա7 bՁAƆƆŐḶḶҜ ฌ ธธธｘฌ ธธ‫ں‬ɱฌ bՁAƆƆŐḶḶҜฌ
ì●ЌＣǲŐḚAŐ╗ǲЌฌ ì●ЌＣǲŐḚAŐ╗ǲЌฌ Ћb╗ֱ‫ں‬7 Ɔ╗ḶŐAḚǲฌ Ћb╗ֱ‫ں‬ฌ
ǲОḶṲù ì●ЌＣǲŐḚAŐ╗ǲЌฌ ì●ЌＣǲŐḚAŐ╗ǲЌฌ ì●ЌＣǲŐḚAŐ╗ǲЌฌ ì●ЌＣǲŐḚAŐ╗ǲЌฌ ธธ‫ںں‬ฌ ธธ‫ں‬ｘฌ
ธธธธฌ ธธธ‫ں‬ฌ ธธ‫ں‬″ฌ
‫ںں‬ㅡ‫ں‬ฌ ‫ںں‬ㅡｘฌ ‫ںں‬ธฎฌ Ћb╗ֱ‫ں‬7 ЋǲƆ╗㈠ฌ Ћb╗ֱ‫ں‬ฌ
Ћb╗ֱ‫ں‬7 ‫̶ںں‬ㄦฌ ‫̶ںں‬ㅡฌ Ћb╗ֱ‫ں‬7 ‫ںں‬ธ″ฌ ‫ںں‬ธㄦฌ Ա7 bОֱ‫ں‬ฌ bОֱ‫ں‬ฌ
ǲՁǲb╗Ő●bAՁฌ Ћb╗ֱ‫ں‬ฌ ЋǲƆ╗㈠ฌ
Ћb╗ֱ‫ں‬ฌ Ɔbֱ‫ں‬7 bОֱ‫ں‬ฌ ǲОḶṲù 7 ǲОḶṲù7 bОֱ‫ں‬ฌ ธธ‫̶ں‬ฌ
bОֱ‫ں‬7 bОֱ‫ں‬7 ЋǲƆ╗●ԱⓈՁǲฌ bОֱ‫ں‬ฌ
О╗̶ֱฌ
‫ںں‬ㅡㄦฌ ‫̶ںں‬ՙฌ ǲ7 Ա7 ǲ7 ǲ7 Ա7 ǲฌ
О╗ֱㅡฌ Ћb╗ֱ‫ں‬ฌ
‫ں̶ںں‬ฌ Ћb╗ֱธ7 Ћb╗ֱธฌ
Ɔbֱ‫ں‬7 ╗Ḷ●Ձǲ╗ฌ Ћb╗ֱ‫ں‬7 ╗Ḷ●Ձǲ╗ฌ ╗Ḷ●Ձǲ╗ฌ
ǲОḶṲùฌ ╗Ḷ●Ձǲ╗ฌ
‫ںں‬ㅡ̶ฌ Ա7 ╗Ḷ●Ձǲ╗ฌ ‫̶ںں‬ｘฌ Ա7 ‫ںں‬ธɱฌ Ћb╗ֱ‫ں‬ฌ Ћb╗ֱ‫ں‬ฌ
ǲ7 ธธ‫ں‬ธฌ
ǲОḶṲùฌ О╗̶ֱฌ О╗̶ֱ7 О╗̶ֱฌ ǲОḶṲùฌ
Ա7 ‫̶ںں‬″ฌ ǲОḶṲù7 О╗ֱㅡ7 О╗ֱㅡ7 ǲОḶṲùฌ О╗ֱㅡ7 О╗ֱㅡฌ
Ɔ╗ḶŐAḚǲฌ
‫ںں‬ㅡธฌ
‫ں‬ㅡฌ
Page 134 of 1332
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P a 1g 3eo 71f 3 3 2
P a 1g 3eo 81f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
ZON-75847 - REZONING RELATED TO GPA-75846 - PUBLIC HEARING -
APPLICANT/OWNER: SCHOOL BOARD OF TRUSTEES - For possible action on a request for a
Rezoning FROM: C-1 (LIMITED COMMERCIAL) TO: C-V (CIVIC) on
15.64 acres at 491 North Lamb Boulevard (APN 140-31-601-002), C-1 (Limited Commercial)
C.C.: 05/15/2019
RECOMMENDATION:
2. Location and Aerial Maps - ZON-75847, VAR-75848 and SDR-75849 [PRJ-75613]
3. Land Use Map
Page 139 of 1332

paper use, backup
Page 140 of 1332

Page 141 of 1332
Page 142 of 1332
Page 143 of 1332
P a 1g 4eo 41f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
VAR-75848 - VARIANCE RELATED TO GPA-75846 AND ZON-75847 - PUBLIC HEARING -
APPLICANT/OWNER: SCHOOL BOARD OF TRUSTEES - For possible action on a request for a
Variance TO ALLOW DEVIATIONS FROM TITLE 19.10.020 C-V (CIVIC)
DEVELOPMENTSTANDARDS on 15.64 acres at 491 North Lamb Boulevard (APN 140-31-601-
002), C-1 (Limited Commercial) Zone,Ward 3 (Coffin) [PRJ-75613]. Staff recommends
APPROVAL.
C.C.: 05/15/2019
RECOMMENDATION:
Page 145 of 1332

paper use, backup
Page 146 of 1332

P a 1g 4eo 71f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
SDR-75849 - SITE DEVELOPMENT PLAN REVIEW RELATED TO GPA-75846, ZON-75847
AND VAR-75848 - PUBLIC HEARING - APPLICANT/OWNER: SCHOOL BOARD OF TRUSTEES
- For possible action on a request for a Site Development Plan Review FOR A PROPOSED 12,120
SQUARE-FOOT BUILDING ADDITION TO AN EXISTING 69,315 SQUARE-FOOT PUBLIC OR
PRIVATE SCHOOL, PRIMARY on 15.64 acres at 491 North Lamb Boulevard (APN 140-31-601-
002), C-1 (Limited Commercial) Zone, Ward 3 (Coffin) [PRJ-75613]. Staff recommends
APPROVAL.
C.C.: 05/15/2019
RECOMMENDATION:
3. Comments from City of Las Vegas Department of Public Works Traffic Engineering Division
Page 148 of 1332

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Page 149 of 1332

P a 1g 5eo 01f 3 3 2
SDR 75849
School Board of Trustees
491 N Lamb Boulevard

Proposed 12.12 thousand square foot expansion of an existing 69.315 thousand square foot public elementary school.
Traffic produced by proposed development:
RATE/#
New Use DESCRIPTION #UNIT UNIT TOTAL
Average Daily Traffic (ADT) 19.52 237

AM Peak Hour ELEMENTARY SCHOOL [1000SF] 12.12 6.97 84
PM Peak Hour 1.37 17
(heaviest 60 minutes)
RATE/#
Existing Use DESCRIPTION #UNIT UNIT TOTAL
Average Daily Traffic (ADT) 19.52 1,353

RATE/#
Total Use DESCRIPTION #UNIT UNIT TOTAL

Existing traffic on all nearby streets:
Lamb Boulevard
Average Daily Traffic (ADT) 35,604
PM Peak Hour 2848
Bonanza Road
PM Peak Hour 275
Stewart Avenue
PM Peak Hour 275
Page 151 of 1332

Traffic Capacity of adjacent streets:
Adjacent street ADT

Capacity
Lamb Boulevard 50,900
Bonanza Road 50,900
Stewart Avenue 35,490
This project will add approximately 237 trips per day on Lamb Blvd., Bonanza Rd. and Stewart Ave. Currently, Lamb is at
about 70 percent of capacity, Bonanza is at about 50 percent of capacity and Stewart is at about 56 percent of capacity. With
this project, Lamb is expected to remain at about 70 percent of capacity, Bonanza to be at about 51 percent of capacity and
Stewart to be at about 57 percent of capacity.
Based on Peak Hour use, this development will add about 84 additional peak hour trips into the area, or about three every
two minutes.
Note that this report assumes all traffic from this development uses all named streets.
Page 152 of 1332

AGENDA SUMMARY PAGE

SUBJECT:
WVR-75948 - WAIVER - PUBLIC HEARING - APPLICANT/ OWNER: 201 CHARLESTON, LLC -
For possible action on a request for a Waiver of the INTERIM DOWNTOWN LAS VEGAS
OVERLAY DISTRICT STREETSCAPE STANDARDS on 0.65 acres at the northwest corner of
Charleston Boulevard and Casino Center Boulevard (APN Multiple), C-2 (General Commercial)
C.C.: 05/15/2019
RECOMMENDATION:
Page 153 of 1332

Page 154 of 1332
Page 155 of 1332
WVR-75948 [PRJ-75910]

ITEM DESCRIPTION: APPLICANT/ OWNER: 201 CHARLESTON, LLC
CASE REQUIRED FOR

RECOMMENDATION
NUMBER APPROVAL
WVR-75948 Staff recommends APPROVAL, subject to conditions:
** NOTIFICATION **
NOTICES MAILED 464
PROTESTS 0
APPROVALS 0
FS
Page 156 of 1332
WVR-75948 [PRJ-75910]
Conditions Page One
** CONDITIONS **
WVR-75948 CONDITIONS
Planning
1. Conformance to the Conditions of Approval for Site Development Plan Reviews

(SDR-65423 and SDR-69515) shall be required, except where amended herein.
2. All development shall be in conformance with the site plan and landscape plan date
stamped 03/05/19.
3. A Waiver from Appendix F Development Standards is hereby approved, to allow

zero street trees adjacent to Charleston Boulevard where eight were required by
previously approved Site Development Plan Review (SDR-65423).
FS
Page 157 of 1332
WVR-75948 [PRJ-75910]
** STAFF REPORT **
PROJECT DESCRIPTION
The request is for a Waiver of Title 19 Appendix F Development Standards to allow zero
street trees along Charleston Boulevard where eight were previously required by
approved Site Development Plan Review (SDR-65423).
ISSUES
• On September 21, 2016, the City Council approved a Site Development Plan Review
(SDR-65423) for an 18,657 square-foot retail establishment with a waiver to allow
eight street trees along Charleston Boulevard where 14 were required.
• It was discovered during construction that the presence of underground utilities would
not allow for the installation of the eight required street trees along Charleston
Boulevard.
• The request is for a Waiver to allow zero street trees along Charleston Boulevard
where eight were previously required. Staff recommends approval of the request.
ANALYSIS
On September 9, 2018, the City Council approved a Site Development Plan Review
(SDR-65423) for an 18,657 square-foot retail establishment with a waiver to allow eight
street trees along Charleston Boulevard where 14 were required. During construction, it
was discovered that the presence of underground utilities would not permit the installation
of the eight required street trees along Charleston Boulevard. The applicant is requesting
a waiver of Title 19 Appendix F Development Standards to allow zero street trees along
Charleston Boulevard where eight were previously required by the approved site plan
(SDR-65423). In order to mitigate the impacts of the street tree removal, the applicant
has agreed to install seven large Century Plant Agaves on-site adjacent to the Charleston
Boulevard sidewalk to soften up the hardscaped area.
FS
Page 158 of 1332
WVR-75948 [PRJ-75910]
FINDINGS
The site constraints caused by the underground utilities along Charleston Boulevard
results in a situation where the required street trees cannot be installed. The applicant
has made an effort to mitigate the impacts of the street tree removal by adding seven
large Century Plant Agaves on-site adjacent to the Charleston Boulevard sidewalk.
Given the hardship caused by the underground utilities, and the fact additional on-site
landscaping is being provided, Staff recommends approval of the Waiver request.

The City Council approved a request for a Site Development Plan Review
(SDR-65423) for a proposed three-story, 18,657 square-foot Office and
Restaurant building with a Waiver of Downtown Centennial Plan
09/21/16 Streetscape and Parking Lot Landscaping requirements on 0.56 acres at
the northwest corner of Charleston Boulevard and Casino Center
Boulevard. The Planning Commission recommended approval and Staff
recommended denial of the request.
Department of Planning staff approved a minor amendment to an
04/06/17 approved Site Development Plan Review (SDR-69515) for a building
area reduction and parking lot reconfiguration.


07/02/18 A civil improvement plan was approved for the subject site (L17-01555)
07/18/18 A building permit was issued for the subject site (PRC18-00016)
Field Check
03/12/19 There is ongoing construction activity on the subject site.
FS
Page 159 of 1332
WVR-75948 [PRJ-75910]

Site Area
Net Acres 0.65

Property District
19.12 Designation
C (Commercial) and
MXU (Mixed Use) Las
Subject C-2 (Limited
Undeveloped Vegas
Property Commercial)
Redevelopment Plan
Designation
MXU (Mixed Use) Las
Vegas C-2 (Limited
North Civic Space
Redevelopment Plan Commercial)
Designation
C (Commercial) Las
Vegas C-2 (Limited
South General Retail
Designation
C (Commercial) Las
Vegas C-2 (Limited
East General Retail
Designation
MXU (Mixed Use) and
C (Commercial) Las
Restaurant/Tavern C-2 (Limited
West Vegas
and Parking Lot Commercial)
Redevelopment Plan
Designation
Master Plan Areas Compliance

2045 Downtown Master Plan Y
Special Purpose and Overlay Districts Compliance
Downtown Las Vegas Overlay District Y
Live/Work Overlay District Y
Trails N/A
Las Vegas Redevelopment Plan Area Y
Assessment)
FS
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WVR-75948 [PRJ-75910]
Actual Complian
Functional
Governing Street ce with
Street Name Classification of
Document Width Street
Street(s)
(Feet) Section
Art Way N/A N/A 40 feet Y
Planned Streets and
South Casino
Major Collector Highways Map 80 feet Y
Center Boulevard
Planned Streets and
East Charleston
Primary Arterial Highways Map 100 feet Y
Boulevard
Waivers
Requirement Request Staff Recommendation
8 Street Trees Adjacent to 0 Street Trees Adjacent to
Approval
Charleston Boulevard* Charleston Boulevard
*Per Waiver approved though SDR-65423
FS
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AGENDA SUMMARY PAGE

SUBJECT:
SUP-75757 - PUBLIC HEARING - APPLICANT: LAUREN OWENS - OWNER: CIM/116 N. 3RD
LV, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED 90
SQUARE-FOOT OFF-PREMISE PROJECTING SIGN AT AN GENERAL RETAIL STORE at 116
North 3rd Street (APN 139-34-510-021), C-2 (General Commercial) Zone, Ward 5 (Crear) [PRJ-

RECOMMENDATION:
4. Photo(s)
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SUP-75757 [PRJ-75622]

ITEM DESCRIPTION: APPLICANT: LAUREN OWENS - OWNER: CIM/116 N. 3RD
LV, LLC
CASE REQUIRED FOR

RECOMMENDATION
NUMBER APPROVAL
SUP-75757 Staff recommends APPROVAL, subject to conditions:
** NOTIFICATION **
NOTICES MAILED 144
PROTESTS 0
APPROVALS 0
CC
Page 169 of 1332
SUP-75757 [PRJ-75622]
Conditions Page One
** CONDITIONS **
SUP-75757 CONDITIONS
Planning
1. Conformance to all Minimum Requirements under LVMC Title 19.10.100 for an Off-
Premise Sign use.
submitted for building permit, as well as submitted as part of any business license
application.
5. Only one advertising sign is permitted per sign face.
6. If the existing Off-Premise Sign is voluntarily demolished, this Special Use Permit
shall be expunged and a new Off-Premise Sign shall not be permitted in the same
location unless a Special Use Permit is approved for the new structure by the City
Council.
CC
Page 170 of 1332
SUP-75757 [PRJ-75622]
** STAFF REPORT **
PROJECT DESCRIPTION
The request is for a Special Use Permit to reface an existing projecting sign as a 71
square-foot Off-Premise Sign at 116 North 3rd Street.
ISSUES
• An Off-Premise Sign use is permitted in the C-2 (General Commercial) zoning district
with the approval of a Special Use Permit (SUP-75757). Staff recommends approval.
ANALYSIS
The applicant is requesting a Special Use Permit for a proposed 71 square-foot Off-
Premise Sign. The Off-Premise Sign use is defined as “Any sign advertising or
announcing any place, product, goods, services, idea or statement whose subject is
available or located at or on the lot, same site, or within the same Master Sign Plan area
where the sign is erected or placed.” The submitted elevations indicate the proposed sign
will advertise a Hotel/Casino located within the Downtown Casino Overlay District. The
proposed sign matches the location and dimensions of an existing projecting sign on the
subject site. No approvals could be found for the existing projecting sign; however, aerial
photography records indicate that the existing projecting sign has been in place since
1990 when records began.
The subject property is located within the Downtown Casino Overlay District Special
Signage Area. Signage within this area is subject to Title 19.10.100 standards and
procedures, and the standards of Title 19.08.120 insofar as they do not conflict with Title
19.10.100. Within this area, at least 50 percent of the surface area of each sign must
contain neon or LED illumination, animation or a combination of these. The submitted
plans indicate that the 50 percent of the proposed sign will feature LED illumination,
meeting the illumination requirement. The proposed Off-Premise Sign complies with the
requirements for Off-Premise Signs in Title 19.12.120, and the requirements of the
Downtown Casino Overlay in Title 19.10.100; as such, staff recommends approval.
CC
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SUP-75757 [PRJ-75622]
FINDINGS (SUP-75757)
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 Off-Premise Sign meets the requirements of Title 19, is of a scale
and design compatible with the Downtown Casino Overlay district.
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 land use proposed.

adequate in size to meet the requirements of the proposed use.
The proposed Off-Premise sign will not generate any additional site traffic.
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 sign will be required to be reviewed for building code compliance and
therefore will not compromise the public health, safety, and welfare or the overall
objectives of the General Plan.
5. The use meets all of the applicable conditions per Title 19.10.100.
The proposed sign meets all of the applicable conditions per Title 19.10.100.
CC
Page 172 of 1332
SUP-75757 [PRJ-75622]
Related Relevant City Actions by Planning, Fire, Bldg., etc.

The City Council approved Rezoning (Z-0100-64) from R-1 (Single Family
Residential), R-4 (High Density Residential), C-1 (Limited Commercial), C-2
(General Commercial) and C-V (Civic) to C-2 (General Commercial) for
12/16/64 approximately 230 Acres generally located on property bounded by Main
Street to the west, Bonanza Road on the north, Las Vegas Boulevard on the
east, and Charleston Boulevard on the south, Wards 1 and 3. The Planning
Commission recommended approval on 12/10/64.
The City Council denied a request for a Variance (V-0074-92) to allow a
06/17/92
secondhand dealership where such use is not permitted at 116 N 3rd Street.
The City Council approved a request for a Special Use Permit (U-0155-92)
to allow a Class III secondhand dealership for the buying and selling of new
09/02/92
and used gold and jewelry at 116 N 3rd Street. Staff and the Board of Zoning
Adjustment recommended approval.


c. 1946 The existing building was constructed at 116 North 3rd Street.
A Pre-Application Meeting was conducted to discuss the submittal
01/15/19 requirements for a Special Use Permit for an off-premise sign with the
applicant.
CC
Page 173 of 1332
SUP-75757 [PRJ-75622]
Field Check
Site visit revealed an existing Off-Premise projecting sign on the building
02/28/19
contained within the subject parcel.

Site Area
Net Acres 0.15
Planned or Special
Designation
Subject
Vacant C (Commercial) C-2 (General Commercial)
Property
North Parking Garage C (Commercial) C-2 (General Commercial)
South Retail C (Commercial) C-2 (General Commercial)
Tavern-Limited
East C (Commercial) C-2 (General Commercial)
Establishment
Restaurant
Casino
West C (Commercial) C-2 (General Commercial)
Hotel
Parking Garage

Downtown Las Vegas Y
DC-O (Downtown Casino Overlay) District Y
DTLV-O (Downtown Las Vegas Overlay) District – Area 1 Y
LW-O (Live/Work Overlay) District Y
CC
Page 174 of 1332
SUP-75757 [PRJ-75622]

Trails Y
Assessment)

Governing
Document
North 3rd Street Local Street Title 13 91 Y

Projecting Sign:
Standards Allowed Provided Compliance
Maximum Number 1 sign per entrance 1 sign Y
Maximum Area 1,500 SF 71 SF Y
20 Feet above the height 14 Feet above the
Maximum Height Y
of the parapet height of the parapet
10 Feet vertically above
the height of the finished Approximately 24 Feet
Maximum Clearance sidewalk along public from finished sidewalk Y
rights-of-way and public to base of sign area
pedestrian pathways
Maximum Projection 8 Feet 6 Feet Y
Illumination 50% neon/LED/animation 50% LED Y
Minimum Separation
Distance between Off- 5 Feet Greater than 5 Feet Y
Premise Signs
CC
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P a 1g 8eo 41f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
ABEYANCE - SUP-75084 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER:
ON 3010 SAHARA, LLC - For possible action on a request for a Special Use Permit FOR A
PROPOSED 3,000 SQUARE-FOOT BEER/WINE/COOLER OFF-SALE ESTABLISHMENT USE
at 3010 West Sahara Avenue (APN 162-05-403-005), C-1 (Limited Commercial) Zone, Ward 1

RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
1. Location and Aerial Maps - SUP-75084 and SDR-75082 [PRJ-74991]
2. Conditions and Staff Report - SUP-75084 and SDR-75082 [PRJ-74991]
3. Supporting Documentation - SUP-75084 and SDR-75082 [PRJ-74991]
4. Photo(s) - SUP-75084 and SDR-75082 [PRJ-74991]
5. Justification Letter - SUP-75084 and SDR-75082 [PRJ-74991]
6. Letter from Child Watson & Gallagher for SUP-75084 and SDR-75082 [PRJ-74991]
7. Protest and Support Postcards for SUP-75084 and SDR-75082 and Documentation Not
Vetted – Protest Comment Forms (27) and Support Comment Forms (3) for SUP-75084 and
Protest
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SUP-75084 and SDR-75082 [PRJ-74991]

ITEM DESCRIPTION: APPLICANT/OWNER: ON 3010 SAHARA, LLC
CASE REQUIRED FOR

RECOMMENDATION
NUMBER APPROVAL
SUP-75084 Staff recommends DENIAL, if approved subject to
conditions:
SDR-75082 Staff recommends DENIAL, if approved subject to
conditions:
** NOTIFICATION **
NOTICES MAILED 659 - SUP-75084 and SDR-75082
PROTESTS 0 - SUP-75084 and SDR-75082
APPROVALS 0 - SUP-75084 and SDR-75082
CS
Page 189 of 1332
SUP-75084 and SDR-75082 [PRJ-74991]
Conditions Page One
** CONDITIONS **
Planning
1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a

Beer/Wine/Cooler Off-Sale Establishment use.
2. Approval of and conformance to the Conditions of Approval for Site Development

Plan Review (SDR-75082) shall be required.
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.
CS
Page 190 of 1332
SUP-75084 and SDR-75082 [PRJ-74991]
Conditions Page Two
Planning
herein.
3. A Waiver from Title 19.08.040.B.6.a is hereby approved, to allow the proposed

building to not orient to the corner where such is required.
8. All utility or mechanical equipment shall comply with the provisions of the
Downtown Centennial Plan, unless approved by a separate Waiver.
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 changes from the conceptual
landscape plan.
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.
CS
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SUP-75084 and SDR-75082 [PRJ-74991]
Conditions Page Three
11. All City Code requirements and design standards of all City Departments must
be satisfied, except as modified herein.
Public Works
12. Correct all American’s with Disabilities Act (ADA) deficiencies on the sidewalks and
driveways adjacent to this site in accordance with code requirements of Title
13.56.040, if any, to the satisfaction of the City Engineer concurrent with
development of this site.
13. An update to the previously approved 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, whichever may occur first. Provide and improve all drainageways
recommended in the approved drainage study update.
CS
Page 192 of 1332
SUP-75084 and SDR-75082 [PRJ-74991]
** STAFF REPORT **
PROJECT DESCRIPTION
This is a Site Development Plan Review and Special Use Permit request to allow a
Convenience Store with fuel pumps and canopy and a Beer/Wine/Cooler Off-Sale use
at 3010 West Sahara Avenue.
ISSUES
• A Waiver has been requested to allow the proposed building to not orient to the
corner where such is required. Staff does not support the request.
• A Beer/Wine/Cooler Off-Sale Establishment use is permitted in the C-1 (Limited
Commercial) zoning district with the approval of a Special Use Permit. Staff does
not support the request.
ANALYSIS
The subject site is located on a corner lot within an existing shopping center. The lot is
currently occupied by a vacant building, formerly utilized as a Restaurant. The applicant
has proposed to demolish the existing building and construct a General Retail Store,
other than listed building to be utilized as a Convenience Store with Fuel Pumps and
Canopy.
A Beer/Wine/Cooler Off-Sale Establishment use is permitted in the C-1 (Limited

Commercial) zoning district with the approval of a Special Use Permit. Per Title 19, the
Beer/Wine/Cooler Off-Sale Establishment use is defined 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 premise where the same are sold, and is operated in connection
with a grocery store, drug store, convenience store or specialty merchandise store.”
The proposed use meets the definition as it is in connection with a convenience store.
CS
Page 193 of 1332
SUP-75084 and SDR-75082 [PRJ-74991]
The Minimum Special Use Permit Requirements 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.
The proposed use meets this requirement 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 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
*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.
CS
Page 194 of 1332
SUP-75084 and SDR-75082 [PRJ-74991]
This requirement is not applicable as the subject site is 0.91 acres.
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 not applicable as there are no protected land uses within 400
feet of the subject site.
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, as the proposed use will not be operated
within a non-restricted gaming hotel with 200 rooms or a retail establishment with
more than 50,000 square feet of floor area.
*6. All businesses which sell alcoholic beverages shall conform to the provisions of
LVMC Chapter 6.50.
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 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
CS
Page 195 of 1332
SUP-75084 and SDR-75082 [PRJ-74991]
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.
While the proposed Convenience Store development is appropriate for the subject
shopping center, it fails to meet the minimum requirements of Title 19. Due to the
associated Waiver request, staff recommends denial of both entitlements. If approved,
the entitlements are subject to conditions.
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 cannot be conducted in a harmonious and compatible

manner with the surrounding land uses due to the requested waivers associated
with the proposed Site Development Plan Review.
proposed.
The subject commercial development is physically suitable for a Beer/Wine/Cooler

Off-Sale Establishment use, however staff recommends denial due to the
associated Waivers with the Site Development Plan Review.

CS
Page 196 of 1332
SUP-75084 and SDR-75082 [PRJ-74991]
Site access will remain from Sahara Avenue and Richfield Boulevard, both
adequate in size to continue servicing the subject shopping center.
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
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.
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:

The proposed development is compatible with the adjacent commercial

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 Title 19 as the applicant has
requested a Waiver to allow the proposed building to not orient to the corner
where such is required.

Site access will remain from Sahara Avenue and Richfield Boulevard, both
adequate in size to continue servicing the subject shopping center.
4. Building and landscape materials are appropriate for the area and for the
City;
CS
Page 197 of 1332
SUP-75084 and SDR-75082 [PRJ-74991]
The design characteristics of the proposed building elevations are not unsightly
and are compatible with development in the area. The existing landscape
materials will remain appropriate for the subject area.

The design characteristics of the proposed building elevations are not unsightly
and are compatible with development in the area. The proposed materials are
suitable for the surrounding commercial uses.
The proposed commercial development will be subject to building permit review

and inspections; therefore, protecting the public health, safety and general
welfare.

application for the reclassification of property generally located
between West Oakey Boulevard on the north, West Sahara Avenue on
the south, South Valley View Boulevard on the west, and Richfield
Boulevard on the east, south of Westwood Village Tract and west of
09/26/73
Springhurst Townhouses, from R-1 (Single Family Residential) and R
3 (Medium Density Residential) to R-PD6 (Residential Planned
Development - 6 Units per Acre), R-4 (High Density Residential) and
C-1 (Limited Commercial). The Planning Commission and staff
The Board of Zoning Adjustment approved a Variance (V-0099-84) to
allow auto sales for one day only in the months of February, May,
09/27/84 August and November of every year where such is not permitted on
property located at 3100 West Sahara Avenue. Staff recommended
denial.
CS
Page 198 of 1332
SUP-75084 and SDR-75082 [PRJ-74991]

Prejudice a Special Use Permit (SUP-5471) for a Facility to provide
12/02/04 testing, treatment, or counseling for drug or alcohol abuse at 3150
West Sahara Boulevard Avenue, Suite #B22. Staff recommended
approval.
Prejudice a Special Use Permit (SUP-5472) for a Sex Offender
12/02/04
Counseling Facility at 3150 West Sahara Boulevard Avenue, Suite
#B22. Staff recommended approval.
The Planning Commission accepted the applicant’s request to
Withdraw Without Prejudice a Special Use Permit (SUP-5783) and
01/27/05 Site Development Plan Review (SDR-5779) for a proposed Mixed-Use
Development on the properties located at the northwest corner of
Sahara Avenue and Richfield Boulevard.
The City Council approved requests for a Special Use Permit (SUP-
6219) and for a Site Development Plan Review (SDR-6220) for a
seven-story mixed-use development including 303 residential units
06/01/05
and 20,250 square-feet of office, and a waiver of the 15-foot rear yard
setback. The Planning Commission recommended approval on
04/14/05. Staff had recommended approval.
The City Council approved a request for a Major Amendment to an
approved Site Development Plan Review (SDR-8583) for a seven-
story mixed-use development, consisting of 325 residential units and
10/19/05 23,695 square feet of office space and a waiver to permit a side yard
setback of zero feet where 10 feet is the minimum setback required on
7.78 acres adjacent to the north side of Sahara Boulevard, between
Spanish Oaks Drive and Richfield Boulevard.
Review (SDR-18693) for a four-story, 42,000 square-foot office
building, with a 2,450 square-foot restaurant with Drive-through, and a
06/06/07
14,550 square-foot General Retail Establishment on 7.68 acres at
3100-3190 West Sahara Avenue. The Planning Commission
recommended approval and Staff recommended denial.
Review (SDR-44168) for a proposed 2,800 square-foot restaurant
(with drive-through) with Waivers to allow no landscape buffer along
the north and west perimeters where eight feet is required on
03/21/12
approximately 0.91 acres at the northwest corner of Sahara Avenue
and Richfield Boulevard. The Planning Commission and staff both
recommended approval. This expired on 03/20/14 as it was not
exercised.
CS
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SUP-75084 and SDR-75082 [PRJ-74991]

The Planning Commission approved a request for a Site Development
Plan Review (SDR-56141) for a proposed 4,295 square-foot restaurant
with drive through with waivers to allow no landscape buffer along the
11/04/14
north and west perimeters where eight feet is required at the northwest
corner of Sahara Avenue and Richfield Boulevard. Staff recommended
approval.
The Planning Commission voted (7-0) to hold in ABEYANCE SUP-
01/08/19 75084 and SDR-75082 [PRJ-74991] to the February 12, 2019
Planning Commission meeting.
The Planning Commission voted (7-0) to hold in ABEYANCE SUP-
02/12/19 75084 and SDR-75082 [PRJ-74991] to the April 9, 2019 Planning
Commission meeting.


Business License (#G63-04161) was issued for a Restaurant use at
07/07/15 3010 West Sahara Avenue. The license is listed as inactive as of
10/24/18.
Convenience Store and canopy.
A neighborhood meeting was not required, nor was one held.
Field Check
Staff conducted a routine field check and found an existing vacant
11/29/18
former restaurant building. No issues were noted.

Site Area
Net Acres 0.91
CS
Page 200 of 1332
SUP-75084 and SDR-75082 [PRJ-74991]

Property District
19.12 Designation
Subject C-1 (Limited
Shopping Center C (Commercial)
North R-PD6 (Residential
Single-Family L (Low Density
Planned Development –
Dwellings Residential)
6 Units per Acre)
South C-1 (Limited
Restaurant C (Commercial)
Commercial)
East Office
C-1 (Limited
Financial MXU (Mixed-Use)
Commercial)
Institution
West C-1 (Limited
Office C (Commercial)
Commercial)

Rancho Charleston Land Use Study Y
A-O (Airport Overlay) District – (200 feet) Y
Trails N/A
Assessment)

Min. Lot Width 100 Feet 110 Feet Y
Min. Setbacks
• Side 10 Feet 18 Feet Y
CS
Page 201 of 1332
SUP-75084 and SDR-75082 [PRJ-74991]

Screened
Trash Enclosure Screened, Gated, and Y
w/ a Roof or Trellis Gated
Mech. Equipment Screened Screened Y

Ratio Trees
Buffer Trees:
• North 1 Tree / 20 Linear Feet 6 Trees 0 Trees Y*
• South 1 Tree / 20 Linear Feet 6 Trees 7 Trees Y*
• East 1 Tree / 20 Linear Feet 11 Trees 5 Trees Y*
• West 1 Tree / 20 Linear Feet 9 Trees 0 Trees Y*
TOTAL PERIMETER TREES 32 Trees 12 Trees Y*
3 Trees 10 Trees Y
spaces
Min. Zone Width
• North 8 Feet 0 Feet Y**
• East 15 Feet 20 Feet Y
• West 8 Feet 0 Feet Y**
*Per Site Development Plan Review (SDR-56141), an exception was approved to allow
12 perimeter landscape buffer trees.
**Per Site Development Plan Review (SDR-56141), a Waiver was approved to allow no
landscape buffers along the north and west interior perimeter lot lines.
CS
Page 202 of 1332
SUP-75084 and SDR-75082 [PRJ-74991]
Actual
Functional Compliance
Governing Street
Street Name Classification of with Street
Document Width Section
Street(s)
(Feet)
Master Plan of Streets
Sahara Avenue Primary Arterial 145 Y
and Highways
Richfield
Local Title 13 90 Y
Boulevard
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Units capped capped
General Retail
Store, Other
Than Listed 3,000 SF 1:175 SF 18
(Convenience
Store)
Regular and Handicap Spaces
17 1 16 2 Y
Required
Waivers
To not orient the
Buildings on corner lots shall
proposed building to
be oriented to the corner and Denial
the corner and street
street fronts
front
CS
Page 203 of 1332
ОŐİֱՙㅡɱɱ‫ں‬
‫ں゜ںں‬ㅡ゜‫ں‬ฎ
Page 204 of 1332

Page 205 of 1332

ǲṲ●Ɔ╗●Ќ Ḛ ฌ
ǲЌ ╗Őù7Ｃ Ő●Ћǲฌ
Ձ ●Ҝ ●╗ǲＣ 7b Ḷ Ҝ Ҝ ǲŐb●AՁฌ
Ｃ ●Ɔ╗Ő●b ╗ฌ
bֱ‫ں‬ฌ Ɔħ‫֭ש‬7ＣŴ‫ש‬Ŵ̬ฌ
Ќ7ฎɱƥ7ㅡｘƥ7ㅡㄦ7Û7‫ں‬″ｘ㈠ｘｘƥฌ
AƆƆǲƆƆḶŐƆ7ОAŐbǲՁ7ЌⓈҜԱǲŐ7ӧAОЌỏ7 ‫ں‬″ธֱｘㄦֱㅡｘ̶ֱｘｘㄦฌ
ǲṲ●Ɔ╗●Ќ Ḛ ฌ ǲṲ●Ɔ╗●Ќ Ḛ ฌ bⓈŐŐǲЌ╗7ΎḶЌ●ЌḚ7 ӧbֱ‫ں‬ỏ7Ձ●Ҝ●╗ǲＣ7bḶҜҜǲŐb●AՁฌ
ОAŐì●Ќ Ḛ ฌ ՁAЌ Ｃ ƆbAОǲฌ
ǲṲ●Ɔ╗●Ќ Ḛ ฌ ОAŐbǲՁ7AŐǲA7 ો゜ֱ7㈠ɱ‫ں‬77AbŐǲƆ7ḚŐḶƆƆฌ
ՁAЌ Ｃ ƆbAОǲฌ
ОAŐì●ЌḚ7ŐǲỢⓈ●ŐǲＣฌ
ǲṲ●Ɔ╗●Ќ Ḛ ฌ bֱƆ╗ḶŐǲ77ӧ̶ⓒｘｘｘ7Ɔ㈠'㈠ỏ7 Ձ֭⎯⎯7‫ש‬γŴ่7ธㄦⓒｘｘｘ7⎯⑾7ए7‫ں゜ں‬ՙㄦ7Ɔ㈠'㈠7‫ں‬ՙ7ƆОAbǲƆฌ
ՁAЌ Ｃ ƆbAОǲฌ
●ƆՁAЌ Ｃ 7 ǲṲ●Ɔ╗●Ќ Ḛ ฌ ╗Ḷ╗AՁ7ОAŐì●ЌḚ7ŐǲỢⓈ●ŐǲＣ7ӧ̶ⓒｘｘｘ7Ɔ㈠'㈠ỏ7 ‫ں‬ՙ7ƆОAbǲƆฌ
╗ŐAƆĠ ฌ
ǲṲ●Ɔ╗●Ќ Ḛ ฌ ǲЌ b ՁḶ ƆⓈ Őǲฌ ǲṲ●Ɔ╗●ЌḚ7ОAŐì●ЌḚ7 ՙ77ƆОAbǲƆฌ
ǲAƆǲҜ ǲЌ ╗ฌ ǲṲ ●Ɔ╗●Ќ Ḛ ฌ ЌǲÛ7ОAŐì●ЌḚ7 ‫ں‬ｘ77ƆОAbǲƆฌ
╗ùО㈠ฌ ╗ŐA Ќ ƆḶ ŐҜ ǲŐ 7 ǲṲ ●Ɔ╗●Ќ Ḛ ฌ ╗Ḷ╗AՁ7ОŐḶЋ●ＣǲＣ7 ㄦ㈠ՙ゜‫ں‬ｘｘｘ7Ɔ㈠'㈠7‫ں‬ՙ77ƆОAbǲƆฌ
Ⓢ ╗●Ձ●╗●ǲƆฌ
ԱⓈ ●ՁＣ ●Ќ Ḛ 7 bֱƆ╗ḶŐǲฌ
̶ⓒｘｘｘ7Ɔ'ฌ
ОAŐì●Ќ Ḛ ฌ
Ќ 7ｘｘƥ7‫ں‬ɱƥ7‫ں‬ㄦ7ǲ7ธธｘ㈠ｘｘƥฌ
Ћ AЌ ฌ ǲṲ●Ɔ╗●Ќ Ḛ ฌ
●Őǲ7Ġ ùＣ ŐAЌ ╗ฌ
Ќ 7ｘｘƥ7‫ں‬ɱƥ7‫ں‬ㄦ7ǲ7ธㄦｘ㈠ｘｘƥฌ
Ձ●Ҝ ●╗ǲＣ 7bḶ Ҝ Ҝ ǲŐb●AՁฌ Ύ ǲŐḶ 7bⓈ ŐԱ7Ab ǲฌ
Ｃ ●Ɔ╗Ő●b╗ฌ ǲṲ ●Ɔ╗●Ќ Ḛ ฌ
bֱ‫ں‬ฌ ОAŐ ì●Ќ Ḛ ฌ ǲṲ●Ɔ╗●Ќ Ḛ ฌ
Û AՁì 7Ⓢ О7A╗Ҝ ฌ
ḚAƆฌ ǲṲ●Ɔ╗●Ќ Ḛ ฌ
ǲṲ●Ɔ╗●Ќ Ḛ ฌ ●ƆՁAЌＣ7 ՁAЌ Ｃ ƆbAОǲฌ
ǲṲ●Ɔ╗●Ќ Ḛ ฌ ՁAЌ Ｃ ƆbAОǲฌ
ОAŐì●Ќ Ḛ ฌ ǲṲ●Ɔ╗●Ќ Ḛ ฌ
b Ⓢ ŐԱⓒ7Ḛ Ⓢ ╗╗ǲŐⓒฌ
AЌ Ｃ 7Ɔ●Ｃ ǲÛ AՁì ฌ
ǲṲ●Ɔ╗●Ќ Ḛ ฌ Ⓢ Ќ Ｃ ǲŐ7Ḛ ŐḶ Ⓢ Ќ Ｃ ฌ
Ћħ㌱ħ่ħ‫ੂש‬7ҜŴऑ̬ฌ
ǲṲ●Ɔ╗●Ќ Ḛ ฌ ǲЌ ╗Őù7Ｃ Ő●Ћǲฌ Ⓢ ǲՁ7╗AЌ ìƆฌ
ՁAЌ Ｃ ƆbAОǲฌ ÛAƆĠ●ЌḚ╗ḶЌ7ԱՁЋＣฌ
ฌ
Ҝ AŐ╗●Ќ7Ձ
ЋǲЌ ╗ฌ ֱ‫ں‬ㄦ
●
b ●Ћ●b7bǲЌ╗ǲ
7 ḶŐAЌ77ì7ḚŐAḚƆḶЌ7ĠÛùฌ
Ő ●ƆǲŐ ฌ
A ●Ő゜ฌ
Û A╗ǲŐ ฌ A Ձ╗A7ＣŐฌ
ОŐḶİǲb╗ฌ
ՁḶbA╗●ḶЌฌ
ŐAЌbĠḶ7ＣŐฌ
Page 206 of 1332

ｘƥฌ Ձ AƆ7ЋǲḚAƆฌ
ｘ㈠ｘ Ḷ Aìǲù7ԱՁЋＣฌ
ㄦฌ
̶
ǲ7‫ں‬
Ő7
ＣǲbA╗ⓈŐ7ԱՁЋＣฌ
Ќ7ฎɱƥ7̶ฎƥ7‫ں‬ㄦ7Û7‫̶ں‬ｘ㈠ｘｘƥฌ Ɔ AĠAŐA7AЋǲฌ
A╗
ǲAƆ╗ǲŐЌ7AЋǲฌ
İḶЌǲƆ7ԱՁЋＣฌ
Ɔ╗
ŐA●ЌԱḶÛ7ԱՁЋＣฌ
Ő Ｃ
ǲŐ
7Őฌ
Ｃ7Ｃ ՁЋ
Ћ ǲḚAƆ7ЋAՁՁǲù7ＣŐฌ
Ќ╗
●
7О7Ő
AЌ Ɔ7Ա
╗ḶŐŐǲù7О●ЌǲƆ7ＣŐฌ
Ћ AՁՁǲù7Ћ●ǲÛ7ԱՁЋＣฌ
ĠՁ ǲḚA
Ձ
●Ḛ
ŐＣฌ Ｃ ǲƆǲŐ╗7●ЌЌ7ŐＣฌ
ĠฌAƆ7Ћ
ǲṲ ●Ɔ╗●Ќ Ḛ ฌ Ɔ ОŐ●ЌḚ7ҜḶⓈЌ╗A●Ќ7ŐＣฌ Ɔ ОŐ●ЌḚ7ҜḶⓈЌ╗A●Ќ7ŐＣฌ
ОḶ Û ǲŐ7ОḶ Ձǲ㈠ฌ Ɔ AЌＣƆ7AЋǲฌ ╗ ÛA●Ќ7AЋǲฌ
ǲṲ●Ɔ╗●Ќ Ḛ ฌ ǲṲ●Ɔ╗●Ќ Ḛ ฌ
ҜAŐùՁAЌＣ7ОìÛùฌ
Ⓢ ╗●Ձ●╗●ǲƆฌ ОŐḶ ОǲŐ╗ù7Ձ●Ќ ǲbฌⓈ ŐԱⓒ7Ḛ Ⓢ ╗╗ǲŐⓒฌ ՁAҜ●ЌḚḶ

ОAŐ
Ɔ●╗ǲ7Ћ●Ɔ●Ա●Ձ●╗ùฌ ǲṲ●Ɔ╗●Ќ Ḛ ฌ ╗ùО㈠ฌ A Ќ Ｃ 7Ɔ●Ｃ ǲÛ AՁì ฌ Ġ AŐҜḶЌ AЋǲฌ

AＣ●Ɔ
ΎḶ Ќ ǲฌ ՁAЌ Ｃ ƆbAОǲฌ
╗ ŐḶО●bAЌ
ǲ7ＣŐฌ
Őħ㌱γ⑾ħ֭к₡7Աк‫ﭨ‬₡㈠ฌ
ǲṲ ●Ɔ╗●Ќ Ḛ ฌ Ћǲ
Ġ Ab●ǲЌＣA
b Ⓢ ŐԱⓒ7Ḛ Ⓢ ╗╗ǲŐ ฌ Ҝ㌱bAŐŐAЌฌ
● Ќ╗ǲŐЌA╗●ḶЌAฌ
7ִ 7Ｃ ŐA●Ќ AḚ ǲฌ Ձฌ Ő ⓈƆƆǲՁՁ
A ●ŐОḶŐ╗ฌ
b Ġ AЌ Ќ ǲՁฌ
Û㈠7ƆŴγŴผŴ7A‫֭ﭨ‬ฌ
●ЌＣⓈƆ╗Ő●AՁ7ŐＣฌ
О A╗Ő●bฌ
ì
╗ǲŐЌ7AЋǲฌ
Ḷʉ่֭ผ゜Ｃ֭‫֭ﭨ‬кਙऑ֭ผ̬ฌ
Ḷʉ
Ɔħ‫֭ש‬7ОкŴ่ฌ ḶƆОŐǲù7ŐǲAՁ7ǲƆ╗A╗ǲ7bAО●╗AՁฌ
Ḷ ƆОŐ
Ɔ㌱Ŵк̬֭7‫ں‬फ7ए7ธｘƥֱｘफฌ ฎㄦ″ｘ Û
ฎㄦ″ｘ7Û㈠7ƆⓈЌƆǲ╗7ԱՁЋＣ㈠7Ɔ╗ǲ7ㅡ″ｘฌ
ОŐİֱՙㅡɱɱ‫ں‬ ÛǲƆ╗7ĠḶՁՁùÛḶḶＣⓒ7bA㈠7ɱｘｘ″ɱฌ
ÛǲƆ╗ ╗
ｘƥ7 ‫ں‬ｘƥ7 ธｘƥ7 ㅡｘƥฌ bḶЌ╗ ╗
bḶЌ╗Ab╗̬7ƆǲAЌ7ＣAՁǲƆAЌＣŐḶฌ
ӧㅡธㅡỏ
ӧㅡธㅡỏ7ธ‫ں‬ฎֱɱธ‫ں‬ｘฌ
Ɔ㌱Ŵк̬֭7‫ں‬फ7ए7ธｘƥֱｘफ7 Оผਙ㈾֭㌱‫ש‬7Ќਙ㈠7
Оผਙ㈾
ਙ ֭㌱‫ ש‬Ќਙ㈠
ｘ‫ں゜ں‬″゜‫ں‬ɱ
Ҝħ⎯㌱7ธｘ‫ں‬ฎฌ
Ҝħ⎯㌱ ธｘ‫ں‬ฎ
ƆŴγŴผŴ7A‫֭ﭨ‬7ִ7Őħ㌱γ⑾ħ֭к₡7Աк‫ﭨ‬₡ฌ
Ќਙผ‫ש‬γฌ
bฌ
Ő֭‫ש‬Ŵħк7ОŴ₡7 A7 AŐⓈⓈƆ
╗γħ⎯7₡֭⎯ħ‫่ف‬7ħ⎯7㌱ਙ่㌱֭ऑ‫—ש‬Ŵк7ħ่7่Ŵ‫—ש‬ผ֭7Ŵ่₡7่ਙฌ ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7Ќ֭‫ﭨ‬Ŵ₡Ŵ7 Ɔ7777Ḷ777777●77777Ｃ77777Ⓢ77777╗7777Ɔ
‫—ف‬ŴผŴ่‫֭֭ש‬7ਙ⑾7ħ‫⎯ש‬7Ŵ㌱㌱—ผŴ㌱ੂ7ħ⎯7ħこऑкħ֭₡㈠7 b7 bਙऑੂผħ‫ف‬γ‫ש‬7AЋAŐⓈⓈƆ7Ɔ‫—ש‬₡ħਙ⎯ⓒ7●่㌱㈠7ธｘ‫ں‬ฎ7 Ｃ֭㌱֭こ⇡֭ผ7ธｘⓒ7ธｘ‫ں‬ฎ7
Ｃ֭㌱֭こ⇡֭ผ ธｘⓒ ธｘ‫ں‬ฎ ӧՙｘธỏ7ՙՙ″ֱՙՙՙㅡฌ
ǲṲ●Ɔ╗●ЌḚฌ
ǲ Ќ╗Őù7ＣŐ●Ћǲฌ
Ձ●Ҝ●╗ǲＣ7bḶҜҜǲŐb●AՁฌ
Ｃ●Ɔ╗Ő●b╗ฌ
bֱ‫ں‬ฌ Ɔħ‫֭ש‬7ＣŴ‫ש‬Ŵ̬ฌ
Ќ 7ฎɱƥ7ㅡｘƥ7ㅡㄦ7Û7‫ں‬″ｘ㈠ｘｘƥฌ
AƆƆǲƆƆḶŐƆ7ОAŐbǲՁ7ЌⓈҜԱǲŐ7ӧAОЌỏฌ ‫ں‬″ธֱｘㄦֱㅡｘ̶ֱｘｘㄦฌ
ǲṲ●Ɔ╗●ЌḚฌ ǲṲ●Ɔ╗●ЌḚฌ bⓈŐŐǲЌ╗7ΎḶЌ●ЌḚ7 ӧbֱ‫ں‬ỏ7Ձ●Ҝ●╗ǲＣ7bḶҜҜǲŐb●AՁฌ
ОAŐì●ЌḚฌ ՁAЌＣƆbAОǲฌ
ો゜̶ֱㅡƥֱｘफ
ǲ Ṳ ●Ɔ ╗ ●Ќ Ḛ ฌ
Ｃ Ő ●Ћ ǲ 7Û A ù ฌ
ОAŐbǲՁ7AŐǲA7 ો゜ֱ7㈠ɱ‫ں‬77AbŐǲƆ7ḚŐḶƆƆฌ
ՁAЌＣƆbAОǲฌ
ОAŐì●ЌḚ7ŐǲỢⓈ●ŐǲＣฌ
⇓A ‫⊿ں‬ો゜ֱㄦ̶ƥֱ‫ںں‬फฌ
ǲṲ●Ɔ╗●ЌḚฌ bֱƆ╗ḶŐǲ77ӧ̶ⓒｘｘｘ7Ɔ㈠&㈠ỏ7 Ձ֭⎯⎯7‫ש‬γŴ่7ธㄦⓒｘｘｘ7⎯⑾7ए7‫ں゜ں‬ՙㄦ7Ɔ㈠&㈠7‫ں‬ՙ7ƆОAbǲƆฌ
ՁAЌＣƆbAОǲฌ ╗ ㈠7
● ƆՁAЌＣ7 ǲṲ●Ɔ╗●ЌḚฌ ╗Ḷ╗AՁ7ОAŐì●ЌḚ7ŐǲỢⓈ●ŐǲＣ7ӧ̶ⓒｘｘｘ7Ɔ㈠&㈠ỏ7 ‫ں‬ՙ7ƆОAbǲƆฌ
⇓A ‫⊿ں‬ો゜ֱ‫ں‬ՙƥֱ‫ں‬फฌ ╗ŐAƆĠฌ
ǲṲ●Ɔ╗●ЌḚ7ОAŐì●ЌḚ7 ՙ77ƆОAbǲƆฌ
ǲ Ṳ●Ɔ╗●ЌḚฌ ǲЌbՁḶƆⓈŐǲฌ ЌǲÛ7ОAŐì●ЌḚ7 ‫ں‬ｘ77ƆОAbǲƆฌ
ǲAƆǲҜǲЌ╗ฌ ǲ Ṳ●Ɔ╗●ЌḚฌ
╗ùО㈠ฌ ╗ ŐAЌƆ&ḶŐҜǲŐ7 ㄦ㈠ՙ゜‫ں‬ｘｘｘ7Ɔ㈠&㈠7‫ں‬ՙ77ƆОAbǲƆฌ
ǲṲ●Ɔ╗●ЌḚฌ ╗Ḷ╗AՁ7ОŐḶЋ●ＣǲＣ7
Ⓢ╗●Ձ●╗●ǲƆฌ
ԱⓈ●ՁＣ●ЌḚ7 bֱƆ╗ḶŐǲฌ
̶ⓒｘｘｘ7Ɔ&ฌ
⇓A ‫̶⊿ں‬″ƥֱㅡफฌ
ՙƥ̶ֱफ
⇓A ‫⇓⊿ں‬A‫ں⊿ں‬ฎƥ
ֱธफ7
‫ں‬ｘƥֱｘफฌ
ՁA Ќ Ｃ Ɔ b A О ǲ ฌ
Ɔ ǲ ╗Ա A b ì ฌ
ОAŐì●ЌḚฌ
Ќ7ｘｘƥ7‫ں‬ɱƥ7‫ں‬ㄦ7ǲ7ธธｘ㈠ｘｘƥฌ
⇓A‫⊿ں‬ՙƥֱｘफฌ
ЋAЌฌ ǲṲ●Ɔ╗●ЌḚฌ
⇓A ‫ں⊿ں‬ฎƥֱｘफ7
⇓A ‫⊿ں‬ɱƥֱｘफฌ &●Őǲ7ĠùＣŐAЌ╗ฌ
⇓A ‫⊿ں‬ɱƥ⇓
ֱｘफ
A ‫⊿ں‬ɱƥֱｘफ
⇓A‫⊿ں‬ㄦƥֱｘफ7⇓A‫⊿ں‬ɱƥֱｘफฌ
ֱｘफ7
Ձ●Ҝ●╗ǲＣ7bḶҜҜǲŐb●AՁฌ ΎǲŐḶ7bⓈŐԱ7&Abǲฌ
Ｃ●Ɔ╗Ő●b╗ฌ ǲṲ●Ɔ╗●ЌḚฌ ⇓A ‫⊿ں‬ธㅡƥֱｘफฌ
bֱ‫ں‬ฌ О AŐì●ЌḚฌ
⇓A ‫ں̶⊿ں‬ƥ
ÛAՁì7ⓈО7A╗Ҝฌ
⇓A‫⊿ں‬ธㅡƥֱｘफ7
⇓A‫⊿ں‬ฎ″ƥֱｘफ7 ḚAƆฌ
ǲ Ṳ●Ɔ╗●ЌḚฌ
ՁAЌＣƆbAОǲฌ
⇓A ‫̶⊿ں‬″ƥֱｘफฌ
●ƆՁAЌＣ7
ǲṲ●Ɔ╗●ЌḚฌ ՁAЌＣƆbAОǲฌ
ОAŐì●ЌḚ7 ǲ Ṳ●Ɔ╗●ЌḚฌ
b ⓈŐԱⓒ7ḚⓈ╗╗ǲŐⓒฌ
AЌＣ7Ɔ●ＣǲÛAՁìฌ
ǲṲ●Ɔ╗●ЌḚฌ ⓈЌＣǲŐ7ḚŐḶⓈЌＣฌ
Ћħ㌱ħ่ħ‫ੂש‬7ҜŴऑ̬ฌ
ǲṲ●Ɔ╗●ЌḚฌ ǲЌ╗Őù7ＣŐ●Ћǲฌ & ⓈǲՁ7╗AЌìƆฌ
ՁAЌＣƆbAОǲฌ Û AƆĠ●ЌḚ╗ḶЌ7ԱՁЋＣฌ
ҜAŐ╗●Ќ7Ձ
ЋǲЌ╗ฌ ㄦฌ
● ֱ‫ں‬
b ●Ћ●b7bǲЌ╗ǲ
7 ḶŐAЌ77ì7ḚŐAḚƆḶЌ7ĠÛùฌ
A●Ő゜Ő●ƆǲŐฌ
Û A╗ǲŐฌ A Ձ╗A7ＣŐฌ
ОŐḶİǲb╗ฌ
ՁḶbA╗●ḶЌฌ
ŐAЌbĠḶ7ＣŐฌ
Page 207 of 1332

Ձ AƆ7ЋǲḚAƆฌ
ｘｘƥฌ Ḷ Aìǲù7ԱՁЋＣฌ
̶ｘ㈠
ㄦฌ
Ő7
ǲ7‫ں‬
Ќ 7ฎɱƥ7̶ฎƥ7‫ں‬ㄦ7Û7‫̶ں‬ｘ㈠ｘｘƥฌ Ɔ AĠAŐA7AЋǲฌ
A╗
Ｃ ǲbA╗ⓈŐ7ԱՁЋＣฌ
ǲAƆ╗ǲŐЌ7AЋǲฌ
Ɔ╗
İ ḶЌǲƆ7ԱՁЋＣฌ
ฌ
Ő Ｃฌ
Ő A●ЌԱḶÛ7ԱՁЋＣฌ
ǲŐ
7Ő7Ő
Ｃ7Ｃ ՁЋ
Ћ ǲḚAƆ7ЋAՁՁǲù7ＣŐฌ
Ќ╗
●
A Ќ Ɔ7Ա
Ⓢ 7О
Ћ AՁՁǲù7Ћ●ǲÛ7ԱՁЋＣฌ
╗ḶŐŐǲù7О●ЌǲƆ7ＣŐฌ
ĠՁ ǲḚA
ՁA
●Ḛ
ŐＣฌ ＣǲƆǲŐ╗7●ЌЌ7ŐＣฌ
Ġฌ Ɔ7Ћ
⇓A‫ںں⊿ں‬ƥֱฎफฌ
ǲṲ●Ɔ╗●ЌḚฌ ƆОŐ●ЌḚ7ҜḶⓈЌ╗A●Ќ7ŐＣฌ Ɔ ОŐ●ЌḚ7ҜḶⓈЌ╗A●Ќ7ŐＣฌ
ОḶÛǲŐ7ОḶՁǲ㈠ฌ Ɔ AЌＣƆ7AЋǲฌ ╗ ÛA●Ќ7AЋǲฌ
ǲ Ṳ●Ɔ╗●ЌḚฌ
ો゜ֱ‫ں‬ฎƥֱ‫ں‬ｘफ
ǲ Ṳ ●Ɔ ╗ ●Ќ Ḛ 7ՁA Ќ Ｃ Ɔ b A О ǲ ฌ
ҜAŐùՁAЌＣ7ОìÛùฌ
ો゜̶ֱɱƥֱɱफฌ ОŐḶОǲŐ╗ù7Ձ●Ќǲฌ b ⓈŐԱⓒ7ḚⓈ╗╗ǲŐⓒฌ ՁAҜ●ЌḚḶ
⇓A‫⊿ں‬ો゜ֱ‫ں‬ㅡƥֱ‫ں‬फ
ǲ Ṳ ●Ɔ ╗ ●Ќ Ḛ ฌ
Ⓢ╗●Ձ●╗●ǲƆฌ
ОAŐ
╗ùО㈠ฌ A ЌＣ7Ɔ●ＣǲÛAՁìฌ
Ｃ Ő ●Ћ ǲ 7Û A ù ฌ ǲ Ṳ●Ɔ╗●ЌḚ7 Ġ AŐҜḶЌ7AЋǲฌ
Ɔ●╗ǲ7Ћ●Ɔ●Ա●Ձ●╗ùฌ
AＣ●Ɔ
ΎḶЌǲฌ ՁAЌＣƆbAОǲฌ
ՙㄦƥֱｘफ
Ő ㈠Ḷ ㈠Û ㈠7
╗ ŐḶО●bAЌ
ǲ7ＣŐฌ
ǲṲ●Ɔ╗●ЌḚฌ Ћǲฌ
Ћǲ
Ġ Ab●ǲЌＣA
bⓈŐԱⓒ7ḚⓈ╗╗ǲŐฌ Ҝ㌱bAŐŐAЌฌ
● Ќ╗ǲŐЌA╗●ḶЌAՁฌ
Ｃ ǲbA╗ⓈŐ7ԱՁЋＣฌ
7ִ7ＣŐA●ЌAḚǲฌ ŐⓈƆƆǲՁՁ
A●ŐОḶŐ╗ฌ
bĠAЌЌǲՁฌ
О A╗Ő●bì7
●ЌＣⓈƆ╗Ő●AՁ7ŐＣฌ
ો゜ֱธㄦƥֱㅡफ
╗ǲŐЌ7AЋǲฌ
Ḷʉ
Ɔħ‫֭ש‬7ОкŴ่7 ḶƆОŐǲù7ŐǲAՁ7ǲƆ╗A╗ǲ7bAО●╗AՁฌ
Ḷ ƆОŐ
ОŐİֱՙㅡɱɱ‫ں‬ ÛǲƆ╗ ╗
ÛǲƆ╗7ĠḶՁՁùÛḶḶＣⓒ7bA㈠7ɱｘｘ″ɱฌ
ӧㅡธㅡỏ
Ɔ㌱Ŵк̬֭7‫ں‬फ7ए7ธｘƥֱｘफ7 Оผਙ㈾֭㌱‫ש‬7Ќਙ㈠7
Оผਙ㈾
ਙ ֭㌱‫ ש‬Ќਙ㈠
bฌ
╗γħ⎯7₡֭⎯ħ‫่ف‬7ħ⎯7㌱ਙ่㌱֭ऑ‫—ש‬Ŵк7ħ่7่Ŵ‫—ש‬ผ֭7Ŵ่₡7่ਙฌ ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7Ќ֭‫ﭨ‬Ŵ₡Ŵ7 Ɔ7777╗77777Ⓢ77777Ｃ777777●77777Ḷ77777Ɔฌ
Ｃ ֭㌱֭こ⇡ ֭ผ ธ ｘⓒ ธｘ‫ں‬ฎ ӧՙｘธỏ7ՙՙ″ֱՙՙՙㅡฌ
Ձ●Ҝ●╗ǲＣ7bḶҜҜǲŐb●AՁฌ
Ｃ●Ɔ╗Ő●b╗ฌ
bֱ‫ں‬ฌ
Ќ 7ฎɱƥ7ㅡｘƥ7ㅡㄦ7Û7‫ں‬″ｘ㈠ｘｘƥฌ
╗ ผ֭֭7Ձ֭‫่֭ف‬₡̬ฌ
ƆùҜԱḶՁ7 ԱḶ╗AЌ●bAՁ゜bḶҜҜḶЌ7ЌAҜǲ7 Ɔ●Ύǲ7 ỢⓈAЌ●╗ù7 ƆОAb●ЌḚฌ
㈠7‫ﭨ‬㈠7ḚՁAԱŐAฌ ธㅡफ7ԱḶṲ7 ̶7 AƆ7ƆĠḶÛЌ7ḶЌ7ОՁAЌฌ

ЌǲÛ ฌ ҜḶＣǲƆ╗Ḷ7AƆĠฌ
AОǲฌ
ՁAЌＣƆbฌ ╗ ㈠ฌ
bǲŐb●Ｃ●ⓈҜ7ՁḶŐ●ＣⓈҜ゜ฌ ธㅡफ7ԱḶṲ7 ̶7 AƆ7ƆĠḶÛЌ7ḶЌ7ОՁAЌฌ

ＣǲƆǲŐ╗7ОAՁḶ7ЋǲŐＣǲฌ
Ќ ǲÛ ฌ
ՁAЌＣƆbAОǲฌ
ԱⓈ●ՁＣ●ЌḚฌ bֱƆ╗ḶŐǲฌ
̶ⓒｘｘｘ7Ɔฌ
ḶЌǲ7ՁAŐḚǲ7╗Őǲǲ7ŐǲỢⓈ●ŐǲＣ7ОǲŐ7̶ｘ7Ձ●ЌǲAŐ7ǲǲ╗7Ḷ7Ɔ╗Őǲǲ╗7ŐḶЌ╗AḚǲ㈠ฌ
‫ں‬ｘƥ7ƆОAb●ЌḚ7●ЌbŐǲAƆǲ7ＣⓈǲ7╗Ḷ7ⓈƆǲ7Ḷ7ธㅡफ7ԱḶṲ7╗ŐǲǲƆ7AՁՁḶÛƆ7ㅡｘƥ7Ձ●ЌǲAŐ7ǲǲ╗㈠ฌ
AＣİAbǲЌ╗7╗Ḷ7ŐǲƆ●ＣǲЌ╗●AՁ7‫ں‬7╗Őǲǲ7ОǲŐ7ธｘƥ7ธㅡफ7ԱḶṲ7ՁAŐḚǲ7ǲЋǲŐḚŐǲǲЌ㈠ฌ
Ќ7ｘｘƥ7‫ں‬ɱƥ7‫ں‬ㄦ7ǲ7ธธｘ㈠ｘｘƥฌ
Ձ●Ҝ●╗ǲＣ7bḶҜҜǲŐb●AՁฌ ЌǲÛ ฌ
Ｃ●Ɔ╗Ő●b╗ฌ ՁAЌＣƆbAОǲ7 ธｘƥֱｘफฌ
bֱ‫ں‬ฌ ǲ Ṳ ●Ɔ ╗ ●Ќ Ḛ ฌ
ՁA Ќ Ｃ Ɔ b A О ǲ ฌ Ɔ —‫֭ש⎯֭فف‬₡7Ɔ γผ—⇡7Ձħ⎯‫ש‬ฌ
Ɔ ǲ ╗Ա A b ì ฌ ԱḶ╗AЌ●bAՁ゜bḶҜҜḶЌ7ЌAҜǲ7 Ɔ●Ύǲ7 ƆОAb●ЌḚฌ
AbAb●A7ŐǲＣḶՁǲЌƆ7ƥＣǲƆǲŐ╗7bAŐОǲ╗ƥ7ֱ7ＣǲƆǲŐ╗7bAŐОǲ╗7AbAb●A7 ‫ں‬7ִ7ㄦ7ḚAՁ7Ҝ●Ṳฌ
bAƆƆ●A7ОĠùՁՁḶＣǲЌ●A7ֱ7Ɔ●ՁЋǲŐ7bAƆƆ●Aฌ ‫ں‬7ִ7ㄦ7ḚAՁ7Ҝ●Ṳฌ
ḚAƆฌ ĠǲƆОǲŐAՁḶǲ7ОAŐЋ●ՁḶŐA7ֱ7ŐǲＣ7ùⓈbbAฌ ‫ں‬7ִ7ㄦ7ḚAՁ7Ҝ●Ṳฌ
ǲṲ●Ɔ╗●ЌḚฌ ՁǲⓈbḶОĠùՁՁⓈҜ7ΎùḚḶОĠùՁՁⓈҜ7ֱ7ԱՁⓈǲ7ŐA●Ќ7ƆAḚǲฌ ‫ں‬7ִ7ㄦ7ḚAՁ7Ҝ●Ṳฌ
ՁAЌＣƆbAОǲฌ ҜⓈĠՁǲЌԱǲŐḚ●A7bAО●ՁՁAŐ●Ɔ7ƥŐǲḚAՁ7Ҝ●Ɔ╗ƥ7ֱ7ŐǲḚAՁ7Ҝ●Ɔ╗7ＣǲǲŐ7ḚŐAƆƆฌ ‫ں‬7ִ7ㄦ7ḚAՁ7Ҝ●Ṳฌ
О●╗╗ḶƆОḶŐⓈҜ7╗ḶԱ●ŐA7ƥＣÛAŐƥ7ֱ7ＣÛAŐ7ҜḶbì7ḶŐAЌḚǲฌ ‫ں‬7ִ7ㄦ7ḚAՁ7Ҝ●Ṳฌ
●ƆՁAЌＣฌ
ŐAОĠ●ḶՁǲО●Ɔ7●ЌＣ●bA7ֱ7●ЌＣ●AЌ7ĠAÛ╗ĠḶŐЌฌ ‫ں‬7ִ7ㄦ7ḚAՁ7Ҝ●Ṳฌ
ŐḶƆҜAŐ●ЌⓈƆ7Ḷ●b●ЌAՁ●Ɔ7ֱ7ŐḶƆǲҜAŐùฌ ‫ں‬7ִ7ㄦ7ḚAՁ7Ҝ●Ṳฌ
ƆAՁЋ●A7ḚŐǲḚḚ●●7ƥbĠǲŐŐù7ŐǲＣƥ7ֱ7AⓈ╗ⓈҜЌ7ƆAḚǲฌ ‫ں‬7ִ7ㄦ7ḚAՁ7Ҝ●Ṳฌ
╗ǲⓈbŐ●ⓈҜ7bĠAҜAǲＣŐùƆ7ֱ7ḚǲŐҜAЌＣǲŐฌ ‫ں‬7ִ7ㄦ7ḚAՁ7Ҝ●Ṳฌ
Ḛ ผਙ—่₡7b ਙ‫֭ﭨ‬ผฌ
ＣǲbḶҜОḶƆǲＣ7ḚŐAЌ●╗ǲ̬7ӧ‫゜ں‬ธफ7Ҝ●ЌⓈƆỏฌ
ⓈЌＣǲŐ7AՁՁ7╗ŐǲǲƆ7AЌＣ7AŐḶⓈЌＣ7ƆĠŐⓈԱƆ㈠ฌ
AŐǲA7Ḷ7ǲṲ●Ɔ╗●ЌḚ7ՁAЌＣƆbAОǲ㈠ฌ
ŐǲОA●Ő7ִ7ŐǲОՁAЌ╗7╗Ḷ7ǲṲ●Ɔ╗●ЌḚ ฌ
bḶЌＣ●╗●ḶЌƆ7AƆ7Aǲb╗ǲＣ7Աù7ЌǲÛ7bḶЌƆ╗ŐⓈb╗●ḶЌฌ
Page 208 of 1332

ｘｘƥฌ
̶ｘ㈠
Ќ 7ฎɱƥ7̶ฎƥ7‫ں‬ㄦ7Û7‫̶ں‬ｘ㈠ｘｘƥฌ Ő7
Ɔ●╗ǲ7Ћ●Ɔ●Ա●Ձ●╗ùฌ
ΎḶЌǲฌ
ો゜ֱธㄦƥֱㅡफ
Ḷʉ
ՁŴ่₡⎯㌱Ŵऑ֭7Ɔħ‫֭ש‬7ОкŴ่7 ḶƆОŐǲù7ŐǲAՁ7ǲƆ╗A╗ǲ7bAО●╗AՁฌ
Ḷ ƆОŐ
ӧㅡธㅡỏ
Ɔ㌱Ŵк̬֭7‫ں‬फ7ए7ธｘƥֱｘफ7 Оผਙ㈾
ਙ ֭㌱‫ ש‬Ќਙ㈠
Оผਙ㈾֭㌱‫ש‬7Ќਙ㈠7
bฌ
Ｃ ֭㌱֭こ⇡֭ผ ธｘⓒ ธ ｘ‫ں‬ฎ ӧՙｘธỏ7ՙՙ″ֱՙՙՙㅡฌ
‫ں‬ธ̶ㅡㄦฌ
Û֭⎯‫ש‬7ǲк֭‫ﭨ‬Ŵ‫ש‬ħਙ่7 Ɔਙ—‫ש‬γ7ǲк֭‫ﭨ‬Ŵ‫ש‬ħਙ่ฌ
Ɔ㌱Ŵк̬֭7‫゜ں‬ฎफ7ए7‫ں‬ƥֱｘफ7 Ɔ㌱Ŵк̬֭7‫゜ں‬ฎफ7ए7‫ں‬ƥֱｘफฌ
ǲŴ⎯‫ש‬7ǲк֭‫ﭨ‬Ŵ‫ש‬ħਙ่7 Ќਙผ‫ש‬γ7ǲк֭‫ﭨ‬Ŵ‫ש‬ħਙ่ฌ
Ɔ㌱Ŵк̬֭7‫゜ں‬ฎफ7ए7‫ں‬ƥֱｘफ7 Ɔ㌱Ŵк̬֭7‫゜ں‬ฎफ7ए7‫ں‬ƥֱｘफฌ
Page 209 of 1332

ƆĠǲŐÛ●ЌֱÛ●ՁՁ●AҜƆฌ
ƆÛ7 ՙｘｘㄦ7ОⓈŐǲ7ÛĠ●╗ǲฌ
ƆĠǲŐÛ●Ќ7Û●ՁՁ●AҜƆฌ
ƆÛ7 ՙｘՙㄦ7ÛǲԱ7ḚŐAùฌ
ƆĠǲŐÛ●Ќ7Û●ՁՁ●AҜƆฌ
ƆÛ7ՙ″ՙ‫ں‬7ḶЌ7╗Ġǲ7ŐḶbìƆฌ
ǲՁ7ＣḶŐAＣḶ7Ɔ╗ḶЌǲฌ
Ɔ●ՁЋǲŐ7Ձ●Ќ●ЌḚ7Û゜77ƆОՁ●╗ֱǲＣḚǲฌ
ÛA●ЌƆbḶ ╗7Ɔ●ՁՁⓒ7bḶՁḶŐ7╗Ḷฌ
ҜA╗bĠ7Ɔ╗ḶЌǲ㈠ฌ
Ḷʉ
Ɔħ₡֭7ǲк֭‫ﭨ‬Ŵ‫ש‬ħਙ่7ḚŴ⎯7bŴ่ਙऑੂ7╗ੂऑ㈠7 Cผਙ่‫ש‬7ǲк֭‫ﭨ‬Ŵ‫ש‬ħਙ่7ḚŴ⎯7bŴ่ਙऑੂ7╗ੂऑ㈠ฌ ḶƆОŐǲù7ŐǲAՁ7ǲƆ╗A╗ǲ7bAО●╗AՁฌ
Ḷ ƆОŐǲ
Ɔ㌱Ŵк̬֭7‫゜ں‬ฎफ7ए7‫ں‬ƥֱｘफ7 Ɔ㌱Ŵк̬֭7‫゜ں‬ฎफ7ए7‫ں‬ƥֱｘफฌ ฎㄦ″ｘ7Û㈠7ƆⓈЌƆǲ╗7ԱՁЋＣ㈠7Ɔ╗ǲ7ㅡ″ｘฌ
ฎㄦ″ｘ Û
ОŐİֱՙㅡɱɱ‫ں‬ ǲƆ╗7ĠḶՁՁùÛ
Û ǲƆ╗ ╗ ḶḶＣⓒ7bA㈠7ɱｘｘ″ɱฌ
ｘƥ7 ㅡƥ7 ฎƥ7 ‫ں‬″ƥฌ bḶЌ╗Ab╗̬7ƆǲAЌ7ＣAՁǲƆAЌＣŐḶฌ
bḶЌ╗ ╗
ӧㅡธㅡỏ7 ธ‫ں‬ฎֱɱธ‫ں‬ｘฌ
ӧㅡธㅡỏ
Ɔ㌱Ŵк̬֭7‫゜ں‬ฎफ7ए7‫ں‬ƥֱｘफ7
Оผਙ㈾
ਙ ֭㌱‫ ש‬Ќਙ㈠
Оผਙ㈾֭㌱‫ש‬7Ќਙ㈠7
Ő֭‫ש‬Ŵħк7ОŴ₡7 A7 AŐⓈⓈƆ bฌ
╗γħ⎯7₡֭⎯ħ‫่ف‬7ħ⎯7㌱ਙ่㌱֭ऑ‫—ש‬Ŵк7ħ่7่Ŵ‫—ש‬ผ֭7Ŵ่₡7่ਙฌ ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7Ќ֭‫ﭨ‬Ŵ₡Ŵ7 Ɔ7777Ḷ777777●77777Ｃ7777Ⓢ77777╗7777Ɔ

‫—ف‬ŴผŴ่‫֭֭ש‬7ਙ⑾7ħ‫⎯ש‬7Ŵ㌱㌱—ผŴ㌱ੂ7ħ⎯7ħこऑкħ֭₡㈠7 b7 bਙऑੂผħ‫ف‬γ‫ש‬7AЋAŐⓈⓈƆ7Ɔ‫—ש‬₡ħਙ⎯ⓒ7●่㌱㈠7ธｘ‫ں‬ɱ7 İŴ่—Ŵผੂ7‫ں‬″ⓒ7ธｘ‫ں‬ɱ7
İŴ่—Ŵผੂ ‫ں‬″ⓒ ธｘ‫ں‬ɱ ӧՙｘธỏ7ՙՙ″ֱՙՙՙㅡฌ
⇓A ‫⊿ں‬″ｘƥֱธफฌ
⇓A ‫⊿ں‬ㅡɱƥֱธफฌ
Page 210 of 1332

Ḷʉ
1кਙਙผ7ОкŴ่7 ḶƆОŐǲù7ŐǲAՁ7ǲƆ╗A╗ǲ7bAО●╗AՁฌ
Ḷ ƆОŐ
Ɔ㌱Ŵк̬֭7‫゜ں‬ㅡफ7ए7‫ں‬ƥֱｘफฌ ฎㄦ″ｘ Û
ｘƥ7 ธƥ7 ㅡƥ7 ฎƥฌ bḶЌ╗ ╗
ӧㅡธㅡỏ
Ɔ㌱Ŵк̬֭7‫゜ں‬ㅡफ7ए7‫ں‬ƥֱｘफ7 Оผਙ㈾
ਙ ֭㌱‫ ש‬Ќਙ㈠
Оผਙ㈾֭㌱‫ש‬7Ќਙ㈠7 ｘ‫ں゜ں‬″゜‫ں‬ɱ
bฌ
Ｃ ֭㌱֭こ⇡֭ผ ธｘⓒ ธ ｘ‫ ں‬ฎ ӧՙｘธỏ7ՙՙ″ֱՙՙՙㅡฌ
Page 211 of 1332

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Page 213 of 1332

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Page 214 of 1332

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‫ں‬ธ゜‫ں‬ｘ゜‫ں‬ฎ
P a 2g 1eo 51f 3 3 2
‫ں‬ธ゜‫ں‬ｘ゜‫ں‬ฎ
P a 2g 1eo 61f 3 3 2
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Page 235 of 1332
AGENDA SUMMARY PAGE

SUBJECT:
ABEYANCE - SDR-75082 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-75084 -
PUBLIC HEARING - APPLICANT/OWNER: ON 3010 SAHARA, LLC - For possible action on a
request for a Major Amendment to an approved Site Development Plan Review (SDR-56141) FOR
A PROPOSED 3,000 SQUARE-FOOT GENERAL RETAIL STORE, OTHER THAN LISTED
[CONVENIENCE STORE] WITH FUEL PUMPS AND CANOPY WITH A WAIVER TO NOT
ORIENT THE BUILDING TO THE CORNER WHERE SUCH IS REQUIRED on 0.91 acres at 3010
West Sahara Avenue (APN 162-05-403-005), C-1 (Limited Commercial) Zone, Ward 1 (Tarkanian)

RECOMMENDATION:
Page 300 of 1332

paper use, backup
Page 301 of 1332

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Page 303 of 1332

SDR 75082
On 3010 Sahara, LLC
3010 W Sahara Avenue

Proposed 3 thousand square foot convenience store with gas sales.
Proposed Use

CONVENIENCE MARKET W/GAS [1000
AM Peak Hour 3 40.92 123
SF]
Previous Use

FAST-FOOD WITH DRIVE-THRU [1000
AM Peak Hour 4.283 45.42 195
SF]
Net Change

SHOPPING CENTER/GENERAL RETAIL
AM Peak Hour 7.283 0.94 -72
[1000 SF]
Existing traffic on nearby streets:

Sahara Avenue
PM Peak Hour (heaviest 60 minutes) 4,144
Richfield Boulevard
PM Peak Hour (heaviest 60 minutes) 344
Valley View Boulevard

PM Peak Hour (heaviest 60 minutes) 2,325

Adjacent Street ADT Capacity
Sahara Avenue 53,445
Richfield Boulevard 15,600
Valley View Boulevard 42,350
This project will remove approximately 412 trips per day on Sahara Ave., Richfield Blvd., and Valley View Blvd.
Currently, Charleston is at about 97 percent of capacity, Richfield is at about 28 percent of capacity and Valley View is
at about 69 percent of capacity. With this project, Sahara is expected to be at about 89 percent of capacity, Richfield is
expected to be at about 30 percent of capacity and Valley View to be at about 70 percent of capacity.
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Based on Peak Hour use, this development will add into the area roughly 13 additional cars, or about one every five
minutes.
Page 310 of 1332

AGENDA SUMMARY PAGE
Meeting of: March 12, 2019 21

SUBJECT:
VAR-75636 - VARIANCE - PUBLIC HEARING - APPLICANT: FISHER BROTHERS - OWNER:
INTEGRAL PARTNERS PARK PLACE CENTRE-LAS VEGAS, LLC - For possible action on a
request for a Variance TO ALLOW PROPOSED WALL SIGNS TO COVER 31 PERCENT OF
THE EAST ELEVATION AND 24 PERCENT OF THE NORTH ELEVATION OF THE BUILDING
WHERE 20 PERCENT IS THE MAXIMUM ALLOWED on 21.03 acres at the southwest corner of
Sirius Avenue and Rancho Drive (APNs 162-08-418-002), C-2 (General Commercial) and M
(Industrial) Zones, Ward 1 (Tarkanian) [PRJ-75581]. Staff recommends APPROVAL.

RECOMMENDATION:
Staff recommends APPROVAL subject to conditions:
1. Location and Aerial Maps - VAR-75636 and MSP-75634 [PRJ-75581]
2. Conditions and Staff Report - VAR-75636 and MSP-75634 [PRJ-75581]
3. Supporting Documentation - VAR-75636 and MSP-75634 [PRJ-75581]
4. Photo(s) - VAR-75636 and MSP-75634 [PRJ-75581]
5. Justification Letter - VAR-75636 and MSP-75634 [PRJ-75581]
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VAR-75636 and MSP-75637 [PRJ-75581]

ITEM DESCRIPTION: APPLICANT: FISHER BROTHERS - OWNER: INTEGRAL
PARTNERS PARK PLACE CENTRE-LAS VEGAS, LLC
CASE REQUIRED FOR

RECOMMENDATION
NUMBER APPROVAL
VAR-75636 Staff recommends APPROVAL, subject to conditions:
MSP-75637 Staff recommends APPROVAL, subject to conditions: VAR-75636
** NOTIFICATION **
NOTICES MAILED 88 - VAR-75636 and MSP-75637
PROTESTS 0 - VAR-75636 and MSP-75637
APPROVALS 0 - VAR-75636 and MSP-75637
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Conditions Page One
** CONDITIONS **
Planning
1. Approval of and conformance to the Conditions of Approval for Master Sign Plan
(MSP-75637) shall be required, if approved.
MSP-75637 CONDITIONS
Planning
1. Approval of and conformance to the Conditions of Approval for Variance (VAR-

75636) shall be required, if approved.
exercised pursuant to the provisions of 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, the Sign Analysis Table
and sign elevations date stamped 03/13/19.
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VAR-75636 and MSP-75637 [PRJ-75581]
Conditions Page Two
Public Works
7. The proposed sign shall not be constructed within a Clark County Water
Reclamation District (CCWRD) Sewer Easement. If sign foundations are
constructed with 5 feet of any existing CCWRD Sewer Easement, it shall be
backfilled with Controlled Low Strength Material (CLSM).
8. The proposed signs shall not be located within the public right-of–way, interfere
with pedestrian access paths or interfere with Site Visibility Restriction Zones. The
proposed ground mounted bases shall not be located within existing or proposed
public sewer or drainage easements.
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VAR-75636 and MSP-75637 [PRJ-75581]
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Master Sign Plan for a previously approved Commercial
Recreation/Amusement (Indoor and Outdoor) development at the southwest corner of
Sirius Avenue and Rancho Drive.
ISSUES
• A Variance has been requested to allow proposed wall signs to cover 29 percent
of the east elevation and 24 percent of the north elevation of the building where
20 percent is the maximum allowed. Staff recommends approval of the request.
• This Master Sign Plan is required through a Condition of Approval associated
with approved Site Development Plan Review (SDR-70652). Staff recommends
• Code Enforcement Case #196427 was opened for adjacent parcel (APN: 162-08-
418-003) for unpermitted signage on an existing building related to the proposed
future Commercial Recreation/Amusement (Indoor and Outdoor) development on
the subject site. The case remains open.
ANALYSIS
The City Council approved Site Development Plan Review (SDR-70652) to allow a
proposed 146,494 square-foot Commercial Recreation/Amusement (Indoor and
Outdoor) development on August 16, 2017. This entitlement was approved subject to
conditions. Condition #10 states, “A Master Sign Plan shall be submitted for approval by
the City of Las Vegas prior to the issuance of a Certificate of Occupancy for any building
on the site and prior to the issuance of any sign permits.” The applicant has submitted a
proposed Master Sign Plan that includes one freestanding sign, one incidental sign, two
monument signs and several other wall signs.
The proposed freestanding sign, identified as “Sign A” on the submitted sign summary
table, will be located off Rancho Drive. It has a maximum height of eighty feet and is
1,120 square feet. Per the submitted justification letter, the sign will have an electronic
display, with color changing up-lighting on the decorative pole covers. In addition, Title
19 requires the erection of a consolidated sign have a minimum of three tenants or
individual uses on the same site. The submitted floor plan depicts three individual tenant
spaces called out. The Clark County Water Reclamation District submitted the following
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VAR-75636 and MSP-75637 [PRJ-75581]
comment, “(CCWRD) is okay with the placement of the sign as long as it is not in the
sewer easement (including excavation for the footings). If they are within 5ft of the
sewer easement when excavating for the footings, we request they backfill with (CLSM)
Controlled Low Strength Material.” The Public Works Departments has added a
condition of approval regarding this issue.
The proposed incidental sign, identified as “Sign C” on the submitted sign summary
table, will be located off Sirius Avenue. It is nine square feet and has a maximum height
of seven feet. Two proposed monument signs, identified as “Sign B” on the submitted
sign summary table will be located off Rancho Drive and Sirius Avenue. Both signs will
be externally illuminated, 42 square feet and have a maximum height of four feet. The
primary purpose of these signs is for directional purposes. They all comply with Title 19
requirements.
A proposed wall sign, identified as “Sign D” on the submitted sign summary table will be
located on the south side of the building. This is the main entrance sign, which is 1,330
square feet and has a maximum height of 38 feet. Per the submitted justification letter,
the sign will have one set of animated, internally illuminated RGB addressable LED
pixel illuminated numbers to read “15” with the peak logo mounted over the south entry.
The sign complies with all Title 19 requirements.
Proposed wall signs, identified as “Signs E1 and E2” on the submitted sign summary
table will be located on the east and north elevations of the building. The signs will read
“Area 15.” Proposed wall signs, identified as “Signs F1, F2, F3 and F4” on the submitted
sign summary table will be located on the east building elevation and will be utilized for
tenant space. Per the submitted justification letter, the signs will be animated externally
and/or internally illuminated RGB addressable LED pixel and or wall washers. The
background of the sign areas will also be changeable. A Variance (VAR-75636) has
been requested to allow these proposed wall signs to cover 24 and 29 percent of the
east and north elevations respectively, where 20 percent is the maximum allowed. Staff
recommends approval of the request.
The applicant has also submitted examples of additional signage that will be located on
the building elevations. These do not have a commercial message and are considered
to be “works of art.” Per Title 19, “Works of art or decorative architectural graphics that
do not include a commercial message and are not symbolic of any commercial business
and are not symbolic of commercial activities taking place on the premises on which the
graphic is located,” are exempt from regulation under this code.
Staff recommends approval of the Variance and Master Sign Plan as all proposed signs
are consistent with the proposed Commercial Recreation/Amusement (Indoor and
Outdoor) development of this scope. The signs are located in satisfactory locations that
do not adversely impact commercial or residential properties in the immediate vicinity.
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VAR-75636 and MSP-75637 [PRJ-75581]
order to:


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.”
Sufficient evidence has been provided to approve the requested wall coverage Variance
as the proposed signs are appropriate in scale to the building for the future Commercial
Recreation/Amusement (Indoor and Outdoor) development. The signs are located in
satisfactory locations that do not adversely impact commercial or residential properties
in the immediate vicinity. It is concluded that the applicant’s hardship is not preferential
in nature, and it is thereby within the realm of NRS Chapter 278 for granting of
Variances. Therefore, staff recommends approval, subject to conditions.
FINDINGS (MSP-75637)
With the exception of the requested Variance to allow a minimal increase in building
elevation coverage for the proposed wall signage, the proposed Master Sign Plan
adheres to all other Title 19 requirements. All proposed signs are consistent with the
future Commercial Recreation/Amusement (Indoor and Outdoor) development at the
subject site. The signs are located in satisfactory locations that do not adversely impact
commercial or residential properties in the immediate vicinity. Therefore, staff
recommends approval, subject to conditions.
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VAR-75636 and MSP-75637 [PRJ-75581]

A Final Map (FMP-4056) for a one-lot commercial subdivision (Fletcher
07/16/04 Jones Imports Property) on 21.04 acres at 3100 and 3200 South Rancho
Drive was recorded.
The City Council approved a General Plan Amendment (GPA-9219) to add
the subject property to the Las Vegas Redevelopment Area as part of a
05/17/06
larger request and designate the area as C (Commercial). The Planning
Commission and staff recommended approval.
The City Council approved a request for a Rezoning (ZON-70650) from C-1
(Limited Commercial) to C-2 (General Commercial) on 14.72 acres at the
southwest corner of Sirius Avenue and Rancho Drive. The Planning
The City Council approved a Site Development Plan Review (SDR-70652)
for a proposed 146,494 square-foot Commercial Recreation/Amusement
08/16/17
(Indoor and Outdoor) Development with Waivers to allow a building to not
be oriented to the corner and street frontages where such is required, a
non-coherent building design with no changes in wall plane or color, and
large windowless areas on 21.03 acres at the southwest corner of Sirius
Avenue and Rancho Drive. The Planning Commission and staff
Major Amendment (SDR-73309) of an approved Site Development Plan
Review (SDR-70652) for a proposed 59,478 square-foot addition to an
approved 146,494 square-foot Commercial Recreation/Amusement (Indoor
and Outdoor) development at the southwest corner of Sirius Avenue and
08/14/18 Rancho Drive. Staff recommended approval of the request.
The Planning Commission approved a Special Use Permit (SUP-73921) for
an Alternative Parking Standard to allow 921 parking spaces where 1,031
parking spaces are required at the southwest corner of Sirius Avenue and
Rancho Drive.
The Planning Department – Code Enforcement Division opened Code
Enforcement Case #196427 for unpermitted signage on an existing building
02/07/19
related to the proposed future recreation/amusement development on the
subject site on adjacent APN: 162-08-418-003. The case remains open.
The Planning Commission voted (5-0) to hold in abeyance VAR-75636 and
03/12/19 MSP-75637 [PRJ-75581] to the April 9, 2019 Planning Commission
meeting.

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VAR-75636 and MSP-75637 [PRJ-75581]

A building permit (#94355263) was issued for a freestanding sign at 3100
11/03/94
South Rancho Drive. A final inspection was completed 07/06/95.
A building permit (#95883297) was issued for an off-premise sign at 3200
South Rancho Drive. The permit expired 11/02/96.
11/30/95
A building permit (#96390565) was issued for an addition to an existing
01/12/96 auto showroom at 3100 South Rancho Drive. A final inspection was
completed 11/21/96.
A building permit (#80227) was processed for a chain link fence with barbed
01/23/07 wire on top at 3200 South Rancho Drive. A permit was never issued and
the application expired on 08/06/07.
A building permit (#C18-01463) was issued for grading, clear and grub and
04/12/18 stockpiling on property located at 3215 South Rancho Drive. A final
inspection has not been approved.
A building permit (#L18-00678) was issued for a 4’x5’ bellhole at 3200
South Rancho Drive. The permit has not been finaled.
04/17/18
A building permit (#L18-00679) was issued for a 4’x5’ bellhole at 3200
South Rancho Drive. The permit has not been finaled.
A building permit (#L18-00086) was issued for Civil Improvements for a
proposed Commercial Recreation/Amusement (Indoor and Outdoor)
05/31/18
development at 3200 South Rancho Drive. The permit has not been
finaled.
Building plan revisions (#PRC18-00018-R001) were submitted for a 2nd
07/02/18
floor addition to a commercial shell building at 3215 South Rancho Drive.
A building permit (#C18-00607) was issued for a proposed standard
07/16/18 commercial shell building at 3215 South Rancho Drive. A final inspection
has not been approved.
Staff conducted a pre-application meeting with the applicant where
01/08/19 the submittal requirements and deadlines were reviewed for a
proposed Variance and Master Sign Plan.
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VAR-75636 and MSP-75637 [PRJ-75581]
Field Check
Staff conducted a routine field check and found unpermitted signage
on an adjacent lot relating to the proposed development on the
01/23/19
subject site. Staff has forwarded the issue to the Code Enforcement
Division.

Site Area
Net Acres 14.72
Planned or
Surrounding Existing Land Use Existing Zoning
Special Land Use
Property Per Title 19.12 District
Designation
Commercial
Subject C-2 (General
Recreation/Amusement C (Commercial)
(Indoor and Outdoor)
Commercial
(Outdoor)
North M (Industrial)
Warehouse
LI/R (Light
Auto Repair Garage,
Industry/Research)
Major
CT (Commercial M-1 (Light
Office, Other Than
South Tourist) – Clark Manufacturing) – Clark
Listed
County County
East Interstate 15 Right-of Way Right-of-Way
General Retail Store C (Commercial)
West LI/R (Light M (Industrial)
Warehouse
Industry/Research)

A-O (Airport Overlay) District (140 Feet/175 Feet) Y
Trails N/A
Assessment) N/A
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VAR-75636 and MSP-75637 [PRJ-75581]
Pursuant to Title 19.08.120 Development Standards

Consolidated Sign – “A”
Parcels of 5 acres or
more in area, or parcels
covered by a Master
Sign Plan, that front on
a street eighty or more
feet in width, and qualify
to have more than one
freestanding sign along
the same such street
frontage, may
consolidate the
permitted sign area for
all freestanding signs on
the same street
frontage into one 1 proposed Monument
consolidated sign, or as Sign &
Maximum Number approved through a 1 Proposed Y
Master Sign Plan. If the Consolidated Sign on
development or Rancho Drive Frontage
commercial subdivision
elects to consolidate the
permitted freestanding
signs, parcels
containing individual
freestanding buildings
within the development
or commercial
subdivision shall be
limited to one
monument sign per
street frontage in
addition to the
consolidated sign
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Consolidated Sign – “A”

2 square feet per lineal
foot of street frontage,
counting frontage on all 1,120 SF (Proposed
abutting streets, up to Consolidated Sign)
1000 square feet, or 42 SF (Proposed
Maximum Area Y
1500 square feet if part Monument sign “B1” on
of an approved Master Rancho Drive)
Sign Plan (Sirius – Total SF: 1,162
871’/Rancho –
1084’/Desert Inn – 350’)
1. 50 feet
2. 80 feet, if approved
Maximum Height 80 Feet Y
as part of a Master
Sign Plan
5 feet from all property
lines, measured from
Minimum Setback 5 Feet Y
the leading edge of the
sign
1. The erection of a
consolidated sign
requires a minimum
of three tenants or
Submitted floor plan
Additional individual uses on the
depicts three individual Y
Standards same site.
tenant spaces
2. See also Residential
Protection Standards
in LVMC 19.08.120
(C)
Internal and external
illumination, animated Animated Electronic
Illumination Y
and electronic message Message Unit
units are permitted
Certificate
Yes
Required
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VAR-75636 and MSP-75637 [PRJ-75581]
Pursuant to Title 19.08 Development Standards

Monument Sign – “B1” – Sirius Avenue
1 sign per each two
hundred lineal feet of
street frontage or
portion therof
1. The total number of 1 proposed Monument
all freestanding and Sign &
Maximum Number monument signs shall 1 Proposed Y
not exceed one per Freestanding Sign on
each two hundred lineal Rancho Drive Frontage
feet of street frontage or
portion thereof (1,084
Feet of Street Frontage
– 5 Signs Allowed)
Maximum Area 75 SF 42 SF Y
Maximum Height 10Feet 4.25 Feet Y
lines
Minimum 100-foot
separation between all
100+ Feet
Additional freestanding and
from Freestanding Sign Y
Standards monument signs on the
– “A” on Rancho Drive
same lot or in the same
development
illumination. In addition,
signs over 200 feet from
property which is
designated in the
Illumination External Illumination Y
General Plan for future
residential development
may be animated or
contain an electronic
message unit
Certificate
Yes
Required
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VAR-75636 and MSP-75637 [PRJ-75581]

Monument Sign – “B2” – Middle of Rancho Drive
1 sign per each two
street frontage or
portion therof
1. The total number of 1 proposed Monument
all freestanding and Sign &
Maximum Number monument signs shall 1 Proposed Y
not exceed one per Freestanding Sign on
each two hundred lineal Rancho Drive Frontage
feet of street frontage or
portion thereof (1,084
Feet of Street Frontage
– 5 Signs Allowed)
Maximum Area 75 SF 42 SF Y
Maximum Height 10Feet 4.25 Feet Y
lines
Minimum 100-foot
separation between all 100+ Feet
Additional freestanding and (496’ from
Y
Standards monument signs on the Freestanding Sign –
same lot or in the same “A” on Rancho Drive)
development
illumination. In addition,
signs over 200 feet from
property which is
designated in the
Illumination External Illumination Y
General Plan for future
residential development
may be animated or
contain an electronic
message unit
Certificate
Yes
Required
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VAR-75636 and MSP-75637 [PRJ-75581]

Incidental Sign (Directional) – “C” – Sirius Northwest Corner
2 per driveway or 1 proposed Incidental
Maximum Number Y
vehicular access Sign per driveway
12 SF - (If the sign
includes a business 9 SF Proposed
name or logo, it shall Incidental Sign –
Maximum Area Y
not comprise more than Directional – including
50% of the permitted a 3 SF Logo
sign area)
Maximum Height 7 feet 7 Feet Y
lines
Illumination Internal only Internal Illumination Y
Certificate
No
Required

Wall Sign – D – South Elevation
Maximum Number Limited by total area One Wall Sign Y
20% of building 11% of building
Maximum Area elevation (2455.4 SF – elevation Y
12,277 SF Total) (1,330 SF)
12 inches above top of
Maximum Height 1 foot below Y
wall or parapet
Maximum Below the parapet on
4 feet from structure Y
Projection building
Illumination Internal & External Internal Y
Certificate
Yes
Required
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VAR-75636 and MSP-75637 [PRJ-75581]
Staff Report Page Twelve

Wall Sign – E1 – East Elevation
29% of building
20% of building elevation
Maximum Area elevation (16,647 SF [(2,775 SF – D1) & N*
Total) (2116 SF – E1-4) =
4,891 SF Total)
12 inches above top of Below the parapet on
Maximum Height Y
wall or parapet building
Maximum
4 feet from structure 1 foot from structure Y
Projection
Animated
Illumination Internal & External externally/Illuminated Y
internally
Certificate
Yes
Required
*The applicant has requested VAR-75636 to allow a 29% elevation coverage where
20% is allowed. Staff supports the request.

Wall Sign – E2 – North Elevation
20% of building 24% of building
Maximum Area elevation (11,700 SF elevation N*
Total) [(2,775 SF – E2)
Maximum Height Y
Maximum
Projection
Painted w/ Laser
Illumination Internal & External Y
Projected Graphics
Certificate
Yes
Required
CS
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VAR-75636 and MSP-75637 [PRJ-75581]
Staff Report Page Thirteen

Wall Sign – F1 thru F4 – East Elevation
29% of building
20% of building elevation
Maximum Area elevation (16,647 SF [(2,775 SF – D1) & N*
Total) (2116 SF – E1-4) =
4,891 SF Total)
Maximum Height Y
Maximum
Projection
Painted w/ Laser
Illumination Internal & External Y
Projected Graphics
Certificate
Yes
Required
CS
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VAR-75636 [PRJ-75581] - VARIANCE RELATED TO MSP-75637 - APPLICANT: FISHER BROTHERS - OWNER:
INTEGRAL PARTNERS PARK PLACE CENTRE-LAS VEGAS, LLC
SOUTHWEST CORNER OF SIRIUS AVENUE AND RANCHO DRIVE
01/23/2019
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AGENDA SUMMARY PAGE
Meeting of: March 12, 2019 22

SUBJECT:
MSP-75637 - MASTER SIGN PLAN RELATED TO VAR-75636 - PUBLIC HEARING -
APPLICANT: FISHER BROTHERS - OWNER: INTEGRAL PARTNERS PARK PLACE CENTRE-
LAS VEGAS, LLC - For possible action on a request for a Master Sign Plan FOR AN APPROVED
COMMERCIAL RECREATION/AMUSEMENT (INDOOR AND OUTDOOR) DEVELOPMENT on
21.03 acres at the southwest corner of Sirius Avenue and Rancho Drive (APNs 162-08-418-002),
C-2 (General Commercial) and M (Industrial) Zones, Ward 1 (Tarkanian) [PRJ-75581]. Staff

RECOMMENDATION:
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AGENDA SUMMARY PAGE

SUBJECT:
TABLED - RENOTIFICATION - GPA-74312 - GENERAL PLAN AMENDMENT - PUBLIC
HEARING - APPLICANT: CENTURA DEVELOPMENT - OWNER: CHARLIE RAH RAH
IRREVOCABLE BUSINESS TRUST, ET AL - For possible action on a request for a General Plan
Amendment FROM: SC (SERVICE COMMERCIAL) TO: H (HIGH DENSITY RESIDENTIAL) on
4.62 acres at the southeast corner of Charleston Boulevard and Lindell Road (APNs 163-01-501-
001 and 002), Ward 1 (Tarkanian) [PRJ-74089]. Staff recommends DENIAL.
C.C.: 05/15/2019
RECOMMENDATION:
Staff recommends DENIAL
2. Conditions and Staff Report - GPA-74312, ZON-74313 [PRJ-74089] and SDR-75858 [PRJ-
75792]
3. Supporting Documentation - GPA-74312, ZON-74313 [PRJ-74089] and SDR-75858 [PRJ-
75792]
4. Photo(s) - GPA-74312, ZON-74313 [PRJ-74089] and SDR-75858 [PRJ-75792]
5. Justification Letter - GPA-74312, ZON-74313 [PRJ-74089] and SDR-75858 [PRJ-75792]
6. School Development Tracking Form - Submitted by Clark County School District
7. Protest and Support Postcards for GPA-74312 and ZON-74313 and Documentation Not
Vetted – Protest Comment Forms (5) and Support Comment Forms (1) for GPA-74312 [PRJ-
74089]
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GPA-74312 and ZON-74313 [PRJ-74089] and SDR-75858 [PRJ-75792]

ITEM DESCRIPTION: APPLICANT: CENTURA DEVELOPMENT - OWNER:
CHARLIE RAH RAH IRREVOCABLE BUSINESS TRUST, ET AL
CASE REQUIRED FOR

RECOMMENDATION
NUMBER APPROVAL
GPA-74312 Staff recommends DENIAL.
ZON-74313 Staff recommends DENIAL. GPA-74312
SDR-75858 Staff recommends DENIAL, if approved subject to GPA-74312
conditions: ZON-74313
** NOTIFICATION **

355 - SDR-75858

0 - SDR-75858

0 - SDR-75858
CS
Page 386 of 1332
Conditions Page One
** CONDITIONS **
Planning

Amendment (GPA-74312) and Rezoning (ZON-74313) shall be required, if
approved.
3. All development shall be in conformance with the site plan, date stamped 03/26/19,
building elevations, date stamped 02/19/19 and the landscape plan, date stamped
03/13/19, except as amended by conditions herein.

8. Sign and record a deed restriction with language determined to be satisfactory by

the City Attorney which restricts the use of the site to an age-restricted community
for those persons 55 years of age or older, to the full extent of the law.
CS
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Conditions Page Two
Public Works
10. Dedicate 40-feet of right-of-way adjacent to this site for Lindell Road and dedicate a
25-foot radius along with granting a Traffic Signal Chord Easement on the southeast
corner of Charleston Boulevard and Lindell Road prior to the issuance of any
permits. Additionally, grant a 5-foot Pedestrian Access Easement adjacent to
Charleston Boulevard prior to the issuance of building permits for this site.
11. Construct all half-street improvements meeting Current City Standards on Lindell
Road including the possible reconstruction of the curb return at the southeast corner
of Lindell Road and Charleston Boulevard adjacent to this site including appropriate
transition paving, concurrent with the development of this site. Correct all
American’s with Disabilities Act (ADA) deficiencies and remove all unused driveway
cuts, if any, on the sidewalk along Charleston Boulevard 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.
12. Concurrent with development of this site, connect to the public sewer line in
Charleston Boulevard at a location acceptable to the Sanitary Sewer Section of the
Department of Public Works.
13. Obtain an Occupancy Permit from the Nevada Department of Transportation

(NDOT) for the construction of improvements in the Charleston Boulevard public
right-of-way adjacent to this site prior to constructing any improvements within
NDOT jurisdiction.
14. All landscaping and private improvements installed with this project shall be situated
15. Contact the City Engineer’s Office at 702-229-6272 to coordinate the development
of this project with the “West Charleston Bus Turnouts” improvement project and any
other public improvement projects adjacent to this site. Comply with the
recommendations of the City Engineer.
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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. If
the site is deed restricted and developed as senior apartments, then no Traffic
Impact Analysis will be required.
Provide and improve all drainage ways recommended in the approved drainage
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** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a 144-unit Senior Citizen Apartments development on 4.62 acres
located at the southeast corner of Charleston Boulevard and Lindell Road.
ISSUES
• Previously tabled General Plan Amendment (GPA-74312) is requested to amend a

portion of the Southeast Sector Plan from SC (Service Commercial) to H (High Density
Residential). Staff does not support this request.
• Previously tabled Rezoning (ZON-74313) is requested to rezone the subject site from
C-1 (Limited Commercial) to R-4 (High Density Residential). Staff does not support
this request.
ANALYSIS
Proposed General Plan Amendment (GPA-74312) and Rezoning (ZON-74313) were

tabled at the 01/08/19 Planning Commission Hearing. The previously associated Site
Development Plan Review (SDR-74315) for a 106-unit Multi-Family Residential
development was withdrawn without prejudice. The Applicant has now returned with an
alternative development, proposing a 144-unit Senior Citizen Apartments use in
conjunction with the previously tabled General Plan Amendment and Rezoning.
The applicant is requesting to amend the Southeast Sector Plan from SC (Service
Commercial) to H (High Density Residential) and to rezone the property from C-1 (Limited
Commercial) to R-4 (High Density Residential) on two parcels, a total of 4.62 acres
located at the southeast corner of Charleston Boulevard and Lindell Road. The proposed
Rezoning (ZON-74313) from C-1 (Limited Commercial) to R-4 (High Density Residential)
is consistent with the proposed High (High Density Residential) General Plan Land Use
Designation. The adjacent properties to the west are designated MXU (Mixed Use) and
SC (Service Commercial). The land to the north of Charleston Boulevard and east of the
property are designated MXU (Mixed Use). Land is designated L (Low Density
Residential) to the south. The requested H (High Density Residential) is not compatible
with the land use designations of the properties to the north, south, west and the east.
Staff therefore recommends denial of the General Plan Amendment.
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Properties to the west are zoned R-E (Residence Estates) and C-2 (General
Commercial); to the north and east are C-1 (Limited Commercial); and the south is zoned
R-1 (Single Family Residential). The proposed R-4 (High Density Residential) zoning
district conforms to the proposed H (High Density Residential) General Plan designation.
The current proposal is for four, three-story apartment buildings containing 144 units and
has a proposed density of 31.17 dwelling units per acre, which is allowed under the
proposed H (High Density Residential) General Plan designation.
A Senior Citizen Apartments use is described in Title 19.12 as: “An apartment house or
other multi-family dwelling in which each unit is occupied by at least one person 55 years
of age or older, or in which the units are intended and operated for occupancy by persons
55 years of age or older. This use includes an apartment house or other multi-family
dwelling that qualifies as “housing for older persons” under the provisions of Federal law,
including without limitation housing developments that:
1. Provide significant facilities and services specifically designed to meet the

physical or social needs of older persons; and
2. Publish and adhere to policies and procedures that demonstrate intent to

provide housing for persons 55 years of age or older to the extent allowed by
applicable State or Federal law.”
Per the submitted justification letter, the proposed development classifies as a Senior
Citizen Apartments use. A condition of approval has been added to ensure the required
age restriction for tenants is abided. The submitted site plan and elevations depict four
three-story apartment buildings, a clubhouse and a pool area. Of the 144 proposed units,
54 will be one bedroom and 90 will be two bedroom units. The buildings are proposed to
have a white stucco façade. Site access will be provided by Lindell Road, an 80-foot
Collector as designated on the city’s Master Plan of Streets and Highways. A total of 116
parking spaces are provided where 108 are required. All Title 19 landscaping requirements
are met. Planting materials adhere to the Southern Nevada Regional Plant List. A 36-inch
tall hedge is provided along Charleston Boulevard to adequately buffer the proposed parking
area adjacent to the right-of-way.
The City of Las Vegas Public Works Department – Engineering Division has commented
that this project will add approximately 533 trips per day on Charleston Boulevard and
Lindell Road. Currently, Charleston is at about 77 percent of capacity and Lindell is at
about 28 percent of capacity. With this project, Charleston is expected to be at about 78
percent of capacity and Lindell is expected to be at about 31 percent of capacity. Based
on Peak Hour use, this development will add into the area roughly 37 additional cars, or
about two every three minutes.
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The Las Vegas Valley Water District (LVVWD) has commented that civil and plumbing
plans will need to be submitted to LVVWD for domestic meter sizing and fire flow
availability. The closest available distribution water main to serve the property is located
in Lindell Road. The development may propose a shared onsite fire system and domestic
service. Southern Nevada Water Authority (SNWA) Regional Connection Charges for
the apartment units will be assessed on a per unit basis and all fees are due at the time
of civil plan approval and building permit issuance. Proof of parcel lot consolidation, or
the recordation of a commercial subdivision map, is required prior to civil plan approval
by LVVWD.
In summary staff does not support the requested General Plan Amendment, Rezoning
and Site Development Plan Review as the proposed development is not compatible with
the existing development in the surrounding area; therefore, staff recommends denial of
all requested entitlements. If this request is approved, it is subject to conditions.

The proposed H (High Density Residential) designation is not compatible with the
existing adjacent land use designations. The proposed amendment would allow for
a high density multi-family residential to be developed at this location.

The proposed amendment would allow for R-4 (High Density Residential) zoning,
which is not compatible with the commercial properties fronting Charleston
Boulevard and properties to the south and west which are low density residential.

Plan Amendment; and
There are transportation, recreation, utility and other facilities that are adequate to
accommodate the uses and densities permitted by the proposed General Plan
Amendment.
CS
Page 392 of 1332

policies.
The amendment proposed does not support Policy 2.1.4 of the Las Vegas 2020
Master Plan, which states that mixed-use residential/commercial developments
occur on sites currently occupied by declining commercial centers or vacant land.

The proposed Rezoning to R-4 (High Density Residential) would conform to the
proposed H (High Density Residential) General Plan designation if approved.
districts.
The proposed R-4 (High Density Residential) zoning district would allow for the
proposed 144-unit Senior Citizen Apartments development. This is not compatible
with the surrounding uses at the subject site.
The proposed H (High Density Residential) land use designation and R-4 (High
Density Residential) zone is not appropriate at the subject location located at the
southeast corner of Charleston Boulevard and Lindell Road. The area consists of
limited commercial and low-density residential development. There is no indication
of need for high density residential zoning.

The subject parcel has access to Charleston Boulevard, a 100-foot primary arterial
and Lindell Road, an 80-foot Collector as designated on the city’s Master Plan of
Streets and Highways. These roads are adequate in size to accommodate
development in an R-4 zoning district.
CS
Page 393 of 1332

The proposed Senior Citizen Apartments development is not compatible with the
adjacent commercial and residential development in the area. Specifically, the
proposed development is not compatible with the adjacent commercial properties
fronting Charleston Boulevard and properties to the south and west which are low
density residential.
If associated General Plan Amendment (GPA-74312) and Rezoning (ZON-74313)

are approved, the proposed development will be consistent with all applicable City
code/plan requirements.

Access to the site is provided via Charleston Boulevard and Lindell Road.
Circulation around the site is acceptable.
Building materials are compatible with those used in the surrounding development
in the area. Perimeter landscaping consists of drought-tolerant trees and plants
that are compatible with other landscaping in this area.

The submitted building elevations are not unsightly, undesirable or obnoxious in

appearance.
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Page 394 of 1332
Development of the site will be subject to building permit review and inspection,
thereby protecting the health, safety and general welfare of the public.
Related Relevant City Actions by P&D, Fire, Bldg., etc.

(GPA-5120) to amend a portion of the southwest sector plan of the
General Plan from GC (General Commercial) to ML (Medium-Low
Density Residential) on 5 acres adjacent to the southwest corner of
Charleston Boulevard and Lindell Road. Planning Commission
recommended approval. Staff recommended denial.
C-2 (General Commercial) to R-PD8 (Residential Planned Development
– 8 Units Per Acre) on 5 acres adjacent to the southeast corner of
Charleston Boulevard and Lindell Road. Planning Commission
12/15/04 recommended approval. Staff recommended denial.
Review (SDR-5122) for a 40-lot single-family residential development
on 5 acres adjacent to the southwest corner of Charleston Boulevard
and Lindell Road. Planning Commission recommended approval. Staff
recommended denial.
0.44 acres of open space where 0.66 acres is the minimum required for
a 40-lot single-family residential development on 5 acres adjacent to the
southwest corner of Charleston Boulevard and Lindell Road. Planning
Commission recommended approval. Staff recommended denial.
18785) of an approved Rezoning (ZON-5121) from C-2 (General
02/07/07 Commercial) to R-PD8 (Residential Planned Development – 8 Units Per
Acre) on 5 acres adjacent to the southeast corner of Charleston
Boulevard and Lindell Road. Staff recommended approval.
19548) of an approved Site Development Plan Review (SDR-5122) for
03/07/07
a 40-lot single-family residential development on 5 acres at the
southwest corner of Charleston Boulevard and Lindell Road. Staff
CS
Page 395 of 1332

19549) of an approved Variance (VAR-5124) to allow 0.44 acres of open
space where 0.66 acres is the minimum required for a proposed 40-lot
single-family residential development on 5 acres at the southwest corner
of Charleston Boulevard and Lindell Road. Staff recommended
approval.
(GPA-50835) from ML (Medium Low Density Residential) to GC
(General Commercial) on 4.62 acres at the southeast corner of
Charleston Boulevard and Lindell Road. The Planning Commission and
10/08/13
staff recommended approval.
U (Undeveloped) to C-2 (General Commercial) on 4.62 acres at the
southeast corner of Charleston Boulevard and Lindell Road. The
Planning Commission and staff recommended approval.
The Planning Commission voted (7-0) to hold in ABEYANCE GPA-
10/09/18 74312, ZON-74313, VAR-74314 and SDR-74315 [PRJ-74089] to the
December 11, 2018 Planning Commission meeting.
The Planning Commission voted (7-0) to hold in ABEYANCE GPA-
12/11/18 74312, ZON-74313, VAR-74314 and SDR-74315 [PRJ-74089] to the
January 8, 2019 Planning Commission meeting.
The applicant withdrew without prejudice Site Development Plan
Review (SDR-74315) for a proposed 106-unit Multi-Family Residential
development on 4.62 acres at the Planning Commission Hearing.
Planning Staff recommended denial.
The applicant withdrew without prejudice Variance (VAR-74314)
request to allow 172 parking spaces where 189 were required at the
01/08/19
Planning Commission Hearing. Planning Staff recommended denial.
General Plan Amendment (GPA-74312) request from SC (Service
Commercial) to H (High Density Residential) was tabled at the Planning
Commission. Planning Staff recommended denial.
Rezoning (ZON-74313) request from C-1 (Limited Commercial) to R-4
(High Density Residential) was tabled at the Planning Commission.
Planning Staff recommended denial.

CS
Page 396 of 1332

No building permits or business licenses have been issued at the subject site.
proposed Senior Citizen Apartments deadlines.
Attendance
• Four (4) representative from the developer
• Two (2) representatives present from the Office of the City
Council
• One (1) member of the Planning Department in attendance.
Thirty-one (31) members of the public were in attendance
Issues
• The public expressed concern about increase in crimes
associated with a multi-family residential development. An
individual pointed out the Condominium development located
around Charleston Boulevard and Jones Boulevard, where it
became an apartment instead of a condo and has increased
crime in the area.
09/19/18 • One member of the public discussed the additional number of
students to be added to the nearby schools that are already
crowded. Questioned where the pupils living to the proposed
apartment will be attending schools. The developer has
acknowledged that classroom size is an issue.
• Other concern is the additional traffic that will be added on Lindell
Road. The intersection is already difficult to get onto Charleston
Boulevard. Is there going to be controlled traffic light to be
installed? The neighbors would like to see the copy of the traffic
study or traffic impact analysis for this area. The developer states
that they are still working on the traffic study.
• Questions about entire Lindell Road alignment between
Charleston Boulevard and Sahara Avenue is going to be
improved as complete street. The developer states that the
portion of his parcel which has not been dedicated yet will be
dedicated to the City and has to develop his portion of the street.
CS
Page 397 of 1332
• The developer was asked if this development will be offered as a
low income rental and what is the price for rent. The developer
states that the rental will start as low as $1400 per month.
• The public states that they prefer either a commercial
development or a single family residential subdivision, with a
single story, ranch-style only homes and not a multi-family
residential development.
The public has issues about the parking Variance and questioned as to
where the other remaining vehicles would park if the site has 17 less
parking spaces than the required 189 parking spaces. The surrounding
neighbors do not want cars to be parked on Lindell Road.
The applicant held a voluntary meeting regarding a proposed Senior
02/26/19 Citizen Apartments development at the subject site. Planning
Department Staff did not attend.
Field Check
Staff conducted a routine field check and found an undeveloped site
02/28/19
surrounded by a chain link fence. No issues were noted.

Site Area
Net Acres 4.62

Property District
19.12 Designation
Subject SC (Service C-1 (Limited
Undeveloped
Property Commercial) Commercial)
Car Wash, Full
Service
Financial
C-1 (Limited
North Institution, General MXU (Mixed Use)
Commercial)
General Retail
Store, Other Than
Listed
CS
Page 398 of 1332

Property District
19.12 Designation
South
General Retail
C-1 (Limited
East Store, Other Than MXU (Mixed Use)
Commercial)
Listed
Motor Vehicle C-2 (General
MXU (Mixed Use)
Sales (Used) Commercial)
West
Single Family, SC (Service R-E (Residence
Detached Commercial) Estates)

Trails N/A
Project of Significant Impact (Development Impact Notification Y
Assessment)
Project of Regional Significance Y

Min. Lot Size 7,000 SF 201,247 SF Y
Min. Setbacks
Min. Distance Between Buildings 10 Feet 10 Feet Y
Screen,
Trash Enclosure Screened, Gated, w/ a Gated, w/a Y
Roof or Trellis Roof
As
Not Shown
Mech. Equipment Screened Conditioned
CS
Page 399 of 1332
Residential Adjacency Standards Required/Allowed Provided Compliance

3:1 proximity slope 97.5 Feet 97.6 Feet Y
Trash Enclosure 50 Feet 54 Feet Y
General Plan Permitted Density Units Allowed

SC (Service Commercial) N/A N/A
H (High Density Residential) 25.50 du/ac 118
C-1 (Limited Commercial) N/A N/A
R-4 (Medium Density
Unlimited* 25-118
Residential)
*Pursuant to Title 19.06.120, the maximum density is unlimited. However, the height limit
on development imposes a de facto limitation on density in all areas except as provided
for by LVMC 19.06.040. Maximum dwelling units per acre (DUA) is determined by the
underlying General Plan Designation and may not exceed the density permitted under
said designation.

Ratio Trees
Buffer Trees:
• North 1 Tree / 20 Linear Feet 14 Trees 14 Trees Y
• East 1 Tree / 20 Linear Feet 30 Trees 30 Trees Y
26 Trees 26 Trees Y
spaces
Min. Zone Width
• North 10 Feet 12 Feet Y
Wall Height 6 to 8 Feet Adjacent to Residential 6 Feet Y
CS
Page 400 of 1332

Governing
Document
Charleston Planned Streets and
Primary Arterial 90 Y
Boulevard Highways Map
Planned Streets and
Lindell Road Collector 27 N
Highways Map
Parking Requirement
Gross Required Provided Compliance
Floor Parking Parking
Use Area or Parking
Handi- Handi-
Number Ratio Regular Regular
capped capped
of Units
Senior
Citizen 144 units .75/unit 108
Apartments
Regular and Handicap Spaces Y
102 6 110 6
Required
CS
Page 401 of 1332
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Ɔ●ḚЌAḚǲ7ḶЌฌ ̶7Ɔ╗ḶŐù7 ธㄦ ̶7Ɔ╗ḶŐùฌ
ƥ7ֱ7
‫ں‬ㄦ
ㅡฎफ7Ġ╗7ÛAՁՁฌ ƥ7ֱ
ｘफฌ
7ｘ
फ
ธ̶ƥ7ֱ7ธफฌ
ฌ
ธｘƥ7ֱ7ɱफฌ
Ɔǲ╗ԱAbìฌ
Ɔǲ╗ԱAbìฌ
ǲЌbǲฌ
ǲЌbǲฌ
ОŐḶОǲŐ╗ù7Ձ●Ќǲ7 ОŐḶОǲŐ╗ù7Ձ●Ќǲ7 ǲҜǲŐḚǲЌbù7AbbǲƆƆฌ
ㅡｘƥ7ֱ7ｘफ
Ձ●ЌＣǲՁՁ7
ǲṲ●Ɔ╗●ЌḚ7Őֱǲฌ
ОŐḶİǲb╗7ՁḶbA╗●ḶЌฌ
Page 403 of 1332

⇡—⑾⑾Ŵкਙฌ
ผŴħ่⇡ਙʉ7⇡к‫ﭨ‬₡ฌ
₡֭㌱Ŵ‫—ש‬ผฌ
Ŵкк่֭7Ŵ‫֭ﭨ‬ฌ
㌱кŴੂ‫ש‬ਙ่7⎯‫ש‬ฌ
к֭ਙ่7⎯‫ש‬ฌ
่ਙผ‫ש‬γ7ㄦ‫ש‬γ7⎯‫ש‬ฌ
кਙ⎯֭֭7ผਙŴ₡ฌ
ผŴ่‫֭ف‬7ผਙŴ₡ฌ
ऑ֭㌱ਙ⎯7ผਙŴ₡ฌ
кŴこ⇡7⇡к‫ﭨ‬₡ฌ
⑾ਙผ‫ש‬7ŴऑŴ㌱γ֭ฌ
‫ف‬ผŴ่₡7㌱Ŵ่ੂਙ่ฌ
㈾ਙ่֭⎯ฌ
γ—ŴкŴऑŴħ7ʉŴੂฌ
₡—ผŴ่‫ف‬ਙฌ
Ɔ●╗ǲ7●ЌḶŐҜA╗●ḶЌ7 Ɔ●╗ǲ7ՁǲḚǲЌＣฌ
ħผਙ่7こਙ—่‫ש‬Ŵħ่ฌ Û7bĠAŐՁǲƆ╗ḶЌ7ԱՁЋＣ㈠7AЌＣ7Ɔ7Ձ●ЌＣǲՁՁ7ŐＣ㈠ฌ ⓈЌ●╗7bḶⓈЌ╗ฌ
Ⓢ ՁḶbA╗●ḶЌฌ
‫ف‬ผŴ่₡7‫ש֭ש‬ਙ่7₡ผฌ Ɔ7
֭кEγਙผ่7ผਙŴ₡ฌ
ɱㄦ Ա—ħк₡ħ่‫ف‬7Ⓢ่ħ‫⎯ש‬ฌ
ฌ ฌ ОAŐbǲՁฌ AОЌ̬7Ќਙ㈠7‫ں‬″̶ֱｘ‫ֱں‬ㄦｘ‫ֱں‬ｘｘ‫ں‬7ִ7ｘｘธฌ
㌱่֭‫่่֭ש‬ħŴк7ऑEʉੂฌ ผ‫ש‬γ Ő
●ֱ ‫ ں‬ㄦ 7Ќਙ Ḷ่֭7Ա֭₡ผਙਙこ7Ⓢ่ħ‫⎯ש‬77ӧ੧̶ฎỏ7 ㄦㅡ7—่ħ‫⎯ש‬ฌ एㄦ
Ќ㈠7ՁAƆ7 к‫ﭨ‬₡ ธ ƥ ए7 AbbǲƆƆ●ԱՁǲ7ŐḶⓈ╗ǲฌ
Ŵ่่7ผਙŴ₡ฌ ΎḶЌ●ЌḚฌ Őֱㅡ7ֱ7ҜⓈՁ╗●ֱAҜ●Ձù7ŐǲƆ●ＣǲЌ╗●AՁ7ӧbⓈŐŐǲЌ╗Ձù7bֱ‫ں‬ỏฌ एฌ╗ùО●bAՁ7●Őǲฌ
кਙ่֭7こ‫่ש‬7ผਙŴ₡ฌ Ŵ⎯7Ա ╗ʉਙ7Ա֭₡ผਙਙこ7Ⓢ่ħ‫⎯ש‬7 ӧ੧″ธỏ7 ɱｘ7—่ħ‫⎯ש‬ฌ ㄦ੧7ҜAṲ●ҜⓈҜ7ŐⓈЌЌ●ЌḚ7ƆՁḶОǲฌ
ЋǲḚAƆ7 ֭‫ف‬ ㌱ผŴħ‫ف‬7ผਙŴ₡ฌ Ő ╗ⓈŐЌ●ЌḚ7ŐAＣ●ⓈƆฌ
㌱ผŴħ‫ف‬7ผਙŴ₡ฌ ⎯7Ћ एธ ธ੧7ҜAṲ●ҜⓈҜ7bŐḶƆƆ7ƆՁḶОǲฌ
Ŵк֭ゥŴ่₡֭ผฌ ՁŴ ОAŐbǲՁ7AŐǲAฌ ╗ਙ‫ש‬Ŵк7 7ਙ⑾7Ⓢ่ħ‫⎯ש‬7 ‫ں‬ㅡㅡ7—่ħ‫⎯ש‬ฌ ″ƥฌ
㌱γ֭ੂ่่֭֭7Ŵ‫֭ﭨ‬ฌ ㌱γ֭ੂ่่֭֭7Ŵ‫֭ﭨ‬ฌ
ผŴ Ḛผਙ⎯⎯7Aผ֭Ŵฌ ӧ╗Ḷ7Աǲ7ЋǲŐ●●ǲＣỏ7㌫7ธｘ″ⓒㅡՙㅡ7Ɔ77 ㌫7ㅡ㈠ՙㅡA㌱ผ֭⎯ฌ
่ ㌱Ŵผ֭ੂ7Ŵ‫֭ﭨ‬ฌ
ⓈƆ7ɱㄦฌ
⎯こਙE֭7ผŴ่㌱γ7ผ₡ฌ ОAŐì●ЌḚ7ŐǲỢⓈ●ŐǲＣฌ ㄦƥ7Ҝ●Ќ7 ŐAҜО7 ㄦƥ7Ҝ●Ќฌ
ผŴこऑŴผ‫ש‬ฌ
㌱γ
кŴE֭7こ֭Ŵ₡7⇡к‫ﭨ‬₡ฌ Ќ㈠╗㈠Ɔ㈠7
こкE7㈾ผ7⇡к‫ﭨ‬₡ฌ
ਙ ฌ Ќ֭‫ש‬7Aผ֭Ŵฌ ӧ╗Ḷ7Աǲ7ЋǲŐ●●ǲＣỏ7㌫7‫ں‬ฎｘⓒՙՙㅡ7Ɔ77 ㌫7ㅡ㈠‫ں‬ㄦ7A㌱ผ֭⎯ฌ ‫ں‬ƥ7 ‫ں‬ƥฌ
Ɔ—ここ֭ผкħ่ฌ
Ա—ħк₡ħ่‫ف‬7ОŴผEħ่‫ف‬7Ő֭‫—׀‬ħผ֭こ่֭‫⎯ש‬ฌ ए7 AbbǲƆƆ●ԱՁǲ7ŐḶⓈ╗ǲ7ֱ7AЌƆ●7bḶҜОՁ●AЌ╗ฌ
ОEʉੂ7 ⓈƆ7ɱㄦ7 ⇡ਙ่Ŵ่▷Ŵ7ผ₡ฌ
γਙккੂʉਙਙ₡7⇡к‫ﭨ‬₡ฌ
⎯‫֭ש‬ऑγŴ่ħ֭ฌ
่֭ккħ⎯7⇡к‫ﭨ‬₡ฌ
㌱γŴผк֭⎯‫ש‬ਙ่ฌ ㌱γŴผк֭⎯‫ש‬ਙ่ฌ Ḷ่֭7Ա֭₡ผਙਙこฌ ｘ㈠ՙㄦ7О֭ผ7Ⓢ่ħ‫ש‬ฌ ㅡ‫ں‬ฌ ŐAҜО7ฎ㈠̶̶੧7ҜAṲ㈠7ŐⓈЌЌ●ЌḚ7ƆՁḶОǲⓒ7ธ੧ฌ
ㄦƥ7Ҝ●Ќฌ
⎯ŴγŴผŴ7Ŵ‫֭ﭨ‬ฌ ⎯ŴγŴผŴ7Ŵ‫֭ﭨ‬ฌ ＣǲЌƆ●╗ù7 ҜAṲ㈠7bŐḶƆƆ7ƆՁḶОǲ㈠7ĠAЌＣŐA●ՁƆฌ

╗ʉਙ7Ա֭₡ผਙਙこฌ ｘ㈠ՙㄦ7О֭ผ7Ⓢ่ħ‫ש‬ฌ ″ՙฌ
₡֭⎯֭ผ‫ש‬7ħ่่ฌ ՁAƆ7 ₡֭⎯֭ผ‫ש‬7ħ่่7ผ₡ฌ ɱƥ7 ㄦƥ7 ɱƥ7 ㄦƥ7
ŐǲỢⓈ●ŐǲＣ7ḶŐ7ŐAҜОƆ7Û●╗Ġ7ḚŐǲA╗ǲŐฌ
⎯ऑผħ่‫ف‬7こ‫่ש‬ฌ
⑾кŴこħ่‫ف‬ਙ7ผ₡ฌ ЋǲḚAƆ7 Աਙ
—к ₡ ⑾кŴこħ่‫ف‬ਙ7ผ₡ฌ Ḷ่֭7Ա֭₡ผਙਙこ7Ⓢ่ħ‫⎯ש‬7 ㄦㅡ7—่ħ‫⎯ש‬ฌ ╗ਙ‫ש‬Ŵк7Ő֭‫—׀‬ħผ֭₡7 ‫ں‬ｘฎฌ
╗ĠAЌ7″फ7Ő●Ɔǲ㈠7ÛĠǲŐǲ7ŐǲỢⓈ●ŐǲＣⓒฌ
‫ש‬ผਙऑħ㌱Ŵ่Ŵ ‫ש‬ผਙऑħ㌱Ŵ่Ŵ7Ŵ‫֭ﭨ‬ฌ ĠAЌＣŐA●ՁƆ7╗Ḷ7Աǲ7̶ㅡफ7AԱḶЋǲ7ÛAՁì●ЌḚฌ
ऑŴ ผŴ
֭ผ ╗ʉਙ7Ա֭₡ผਙਙこ7Ⓢ่ħ‫⎯ש‬7 ɱｘ7—่ħ‫⎯ש‬ฌ ए7 ╗ùО●bAՁ7ОAŐì●ЌḚฌ
γŴ㌱ħ่֭₡Ŵฌ
₡
γŴ㌱ħ่֭₡Ŵฌ 7Ġ ƆⓈŐAbǲ㈠7AЌＣ7ĠAЋǲ7AЌ7ǲＣḚǲฌ
ħ‫ ف‬γ
╗ਙ‫ש‬Ŵк7 7ਙ⑾7Ⓢ่ħ‫⎯ש‬7 ‫ں‬ㅡㅡ7—่ħ‫⎯ש‬ฌ ОAŐì●ЌḚ7ОŐḶЋ●ＣǲＣฌ Ḷऑ่֭7ОŴผEħ่‫ف‬7 ՙՙฌ ƆОAbǲƆฌ
●ֱธ‫ں‬ㄦ7 ⎯—่⎯֭‫ש‬7ผ₡ฌ bਙ‫ﭨ‬ƥ₡7ОŴผEħ่‫ف‬7 ㅡㅡฌ
ԱAŐŐ●ǲŐ7Û●╗Ġ●Ќ7ㅡफ7Ḷ77ḚŐAＣǲ7ƆḶฌ
ħ⎯֭ฌ
7Ҝ
ʉŴ
֭ฌ ₡ฌ
ʉŴผこ7⎯ऑผħ่‫⎯ف‬ฌ Ա—⎯7ӧƆγ—‫שש‬к֭ỏ7 77‫ں‬ฌ ╗ĠA╗7A7ㅡफ7ƆОĠǲŐǲ7bAЌЌḶ╗7ОAƆƆฌ
E֭
ੂฌ
ผħ‫֭ ﭨ‬Ŵ
ⓈƆ
ʉħ่₡こħккฌ
ՁŴ
Ｃ֭кħ‫֭ﭨ‬ผੂ7 77‫ں‬ฌ
Ｃ
Ɔ╗AЌＣAŐＣ7 ĠAЌＣ●bAООǲＣฌ ╗ĠŐḶⓈḚĠ㈠7ㄦƥ7Ҝ●Ќ㈠7bՁǲAŐ7Աǲ╗ÛǲǲЌฌ
●ֱธ‫ں‬ㄦ7
7ɱㄦ
ऑ֭⇡⇡к֭ฌ Ḛผਙ⎯⎯7Ｃ่֭⎯ħ‫ੂש‬7 ‫ں‬ㅡㅡ゜ㅡ㈠ՙㅡ7एฌ ĠAЌＣŐA●ՁƆ㈠77ĠAЌＣŐA●ՁƆ7╗Ḷ7ǲṲ╗ǲЌＣฌ
Աк—֭7ＣħŴこਙ่₡7Ġʉੂฌ ╗Ḷ╗AՁ7ОAŐì●ЌḚ7ОŐḶЋ●ＣǲＣ7 ‫ں‬ธ̶ฌ
ฌ
‫ف‬ਙこ֭ผ゜⎯ħк‫֭ﭨ‬ผŴ₡ਙฌ ฌऑEʉੂฌ ㌫7̶ｘ㈠̶ฎ7Ⓢ7゜7A㌱ผ֭ฌ ‫ں‬ธफ7Ҝ●Ќ㈠7ԱǲùḶЌＣ7╗ḶО7AЌＣ7ԱḶ╗╗ḶҜ7Ḷฌ
‫֭ف‬
㌱Ŵ㌱‫⎯—ש‬ฌ ผħ ₡ ╗Ġǲ7ŐAҜО㈠7ՁAЌＣ●ЌḚƆ7A╗7╗ḶО7AЌＣฌ
●ֱ‫ں‬ㄦฌ
₡ γਙผħ▷ਙ่ฌ
ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯7Աк‫ﭨ‬₡777777ӧƆ‫ש‬ผħऑỏฌ
֭Ŵ Ġ㈠b㈠7ОŴผEħ่‫ف‬7 ฎƥ7 ɱƥ7 ฎƥ7 ԱḶ╗╗ḶҜ7Ḷ7ŐAҜО㈠7ㄦƥ7Ҝ●Ќ7ՁǲЌḚ╗Ġ7●Ќฌ
⎯‫ש‬Ŵผผฌ
Ҝ ֭ ĠǲЌＣǲŐƆḶЌ7 Ő֭‫—׀‬ħผ֭₡7 Оผਙ‫ﭨ‬ħ₡֭₡ฌ Ｃ●Őǲb╗●ḶЌ7Ḷ7ŐAҜО㈠7ㄦ੧7ҜAṲ㈠ฌ
⇡ผ—่֭ผฌ E֭ฌ ผħ‫ﭨ‬
ՁŴ Ｃ Ɔ‫ש‬₡7 ЋŴ่7 ╗ਙ‫ש‬Ŵкฌ ŐⓈЌЌ●ЌḚ7ƆՁḶОǲ7AЌＣ7ธ੧7ҜAṲ㈠7bŐḶƆƆฌ
″7 ㅡ7 ธฌ ″7 ƆՁḶОǲ㈠ฌ
╗ਙ‫ש‬Ŵк7 ″7 ㅡ7 ธ7 ″ฌ
ЋAЌ7AbbǲƆƆ●ԱՁǲฌ
㈾ਙ่֭⎯ฌ
ħ่₡—⎯‫ש‬ผħŴкฌ
こŴผੂкŴ่₡ฌ
֭Ŵ⎯‫֭ש‬ผ่ฌ
ऑ֭㌱ਙ⎯ฌ
‫ف‬ผ่֭֭7‫ﭨ‬Ŵкк֭ੂฌ
‫ﭨ‬Ŵкк֭7‫֭ﭨ‬ผ₡֭ฌ
‫ف‬ħ⇡⎯ਙ่ฌ
Ŵผผਙੂਙ7‫ف‬ผŴ่₡֭ฌ
‫ﭨ‬Ŵкк֭ੂ7‫ﭨ‬ħ֭ʉฌ
⊕7bḶОùŐ●ḚĠ╗7ธｘ‫ں‬ՙⓒ7ǲЌЋ●ŐḶЌҜǲЌ╗AՁ7ＣǲƆ●ḚЌ7ḚŐḶⓈОⓒ7ՁՁbฌ
╗Ġ●Ɔ7ОՁAЌ7●Ɔ7bḶЌbǲО╗ⓈAՁ7●Ќ7ЌA╗ⓈŐǲ7AЌＣ7ЌḶ7ḚⓈAŐAЌ╗ǲǲ7Ḷ7●╗Ɔ7AbbⓈŐAbù7●ҜОՁ●ǲＣ㈠7╗Ġǲฌ
ḶÛЌǲŐ゜AŐbĠ●╗ǲb╗7ŐǲƆǲŐЋǲƆ7╗Ġǲ7Ő●ḚĠ╗7╗Ḷ7ҜAìǲ7ＣǲƆ●ḚЌ7ҜḶＣ●●bA╗●ḶЌƆ7Û●╗ĠḶⓈ╗7ЌḶ╗●bǲ㈠7AՁՁ7bḶՁḶŐƆⓒฌ
Ｃ●ҜǲЌƆ●ḶЌƆⓒ Ɔ●ΎǲƆⓒ AЌＣ AŐbĠ●╗ǲb╗ⓈŐAՁ ǲA╗ⓈŐǲƆ AŐǲ bḶЌbǲО╗ⓈAՁ AЌＣ ƆⓈԱİǲb╗ ╗Ḷ bĠAЌḚǲ㈠
Ɔ●╗ǲ7ОՁAЌฌ ОŐḶİǲb╗7ЌḶ̬ɱ‫ں‬ฎｘ̶ㄦ7777777ｘธ゜ธՙ゜‫ں‬ɱฌ
ОŐḶİ ǲb
bǲЌ╗ⓈŐA7ＣǲЋǲՁḶОҜǲЌ╗7bḶ㈠77㈠ՁՁbฌ ｘ̶゜ธ″゜‫ں‬ɱ
bĠAŐՁǲƆ╗ḶЌ7ОAŐìฌ
ՁAƆ7ЋǲḚAƆⓒ7ЌǲЋAＣAฌ
ОŐḶЋ●Ｃǲ7Ҝ●Ќ㈠7ธㅡफ7ԱḶṲ7╗ŐǲǲƆ7㌀7ธｘƥ7ḶЌ7bǲЌ╗ǲŐฌ
ОŐḶЋ●Ｃǲ7ҜAṲ㈠7̶″फ7Ġǲ●ḚĠ╗7ĠǲＣḚǲฌ AЌＣ7ӧㅡỏ7ḚAՁ7ƆĠŐⓈԱƆ7ОǲŐ7╗Őǲǲ7 ‫ںں‬ƥ7ֱ7ɱफฌ
AՁḶЌḚ7bĠAŐՁǲƆ╗ḶЌ7ԱՁЋＣ㈠ฌ
ՙƥ7ֱ7ฎफฌ
ธｘƥ7ֱ7‫ں‬ｘफ7 ОŐḶОǲŐ╗ù7Ձ●Ќǲฌ
ธㄦƥ7ֱ7″फฌ
ธ‫ں‬ƥ7ֱ7‫ں‬फฌ
ธｘƥ7ֱ7̶फฌ
‫ںں‬ƥ7ֱ7ธफฌ
ธ‫ں‬ƥ7ֱ7‫ں‬ｘफฌ
AЌＣ7ӧㅡỏ7ḚAՁ7ƆĠŐⓈԱƆ7ОǲŐ7╗Őǲǲฌ
‫ں‬ธƥ7ֱ7ｘफฌ
Page 404 of 1332

‫ ں‬ｘƥ7ֱ7ธफฌ
ธ̶ƥ7ֱ7ՙफฌ
Ɔ㌱Ŵк̬֭7‫ں‬फ7ए7ธｘƥฌ
ƆùҜ㈠7 Ợ╗ù㈠ฌ Ɔ●Ύǲฌ bḶҜҜḶЌ7ЌAҜǲ7 Ќਙผ‫ש‬γฌ
ОŐḶОǲŐ╗ù7Ձ●Ќǲ7 ｘ7 ธｘƥ7 ㅡｘƥ7 ″ｘƥ7 ฎｘƥฌ
ㄦㅡฌ ธㅡफ7Աਙゥ7ԱŴкк֭₡7ִ7Ա—ผкŴऑऑ֭₡ฌ ŐŴੂʉਙਙ₡7A⎯γ7
ธธƥ7ֱ7ｘफฌ
ธ‫ں‬ƥ7ֱ7ｘफฌ
ฎｘ7 ธㅡफ7Աਙゥ7ԱŴкк֭₡7ִ7Ա—ผкŴऑऑ֭₡7 Ûγħ‫֭ש‬7╗γผਙ่7A㌱Ŵ㌱ħŴฌ

‫ں‬ㄦ7 ธㅡफ7Աਙゥ7ԱŴкк֭₡7ִ7Ա—ผкŴऑऑ֭₡7 Ҝਙ่₡֭к7Оħ่֭ฌ
‫ں‬ㅡ7 Ġ֭ħ‫ف‬γ‫ש‬7ЋŴผħ֭⎯7 Ҝ֭ゥħ㌱Ŵ่77+Ŵ่77ОŴкこฌ
‫ں‬ธ̶7 ЋŴผħਙ—⎯7Ɔγผ—⇡⎯7㈠ฌ Աħ‫ف‬7ƆŴ‫⇡֭ف‬ผ—⎯γฌ

ㄦ7ḚAՁ㈠7Ҝ●Ќ㈠ฌ Ɔʉ֭֭‫ש‬7Աผਙਙこฌ
╗Ġ●Ɔ7ОՁAЌ7●Ɔ7bḶЌbǲО╗ⓈAՁ7●Ќ7ЌA╗ⓈŐǲ7AЌＣ7ЌḶ7ḚⓈAŐAЌ╗ǲǲ7Ḷ+7●╗Ɔ7AbbⓈŐAbù7●ҜОՁ●ǲＣ㈠7╗Ġǲฌ
ḶÛЌǲŐ゜AŐbĠ●╗ǲb╗7ŐǲƆǲŐЋǲƆ7╗Ġǲ7Ő●ḚĠ╗7╗Ḷ7ҜAìǲ7ＣǲƆ●ḚЌ7ҜḶＣ●+●bA╗●ḶЌƆ7Û●╗ĠḶⓈ╗7ЌḶ╗●bǲ㈠7AՁՁ7bḶՁḶŐƆⓒฌ
Ｃ●ҜǲЌƆ●ḶЌƆⓒ Ɔ●ΎǲƆⓒ AЌＣ AŐbĠ●╗ǲb╗ⓈŐAՁ +ǲA╗ⓈŐǲƆ AŐǲ bḶЌbǲО╗ⓈAՁ AЌＣ ƆⓈԱİǲb╗ ╗Ḷ bĠAЌḚǲ㈠
ՁAЌＣƆbAОǲ7ОՁAЌฌ ОŐḶİǲb╗7ЌḶ̬ɱ‫ں‬ฎｘ̶ㄦ7777777ｘธ゜‫ں‬ɱ゜‫ں‬ɱฌ
ОŐḶİ ǲb
bǲЌ╗ⓈŐA7ＣǲЋǲՁḶОҜǲЌ╗7bḶ㈠77㈠ՁՁbฌ ｘ̶゜‫ں゜̶ں‬ɱ
GPA-74312 [PRJ-74089] - GENERAL PLAN AMENDMENT RELATED TO ZON-74313, VAR-74314 AND SDR-74315 -
APPLICANT: CENTURA DEVELOPMENT - OWNER: CHARLIE RAH RAH IRREVOCABLE BUSINESS TRUST, ET AL
SOUTHEAST CORNER OF CHARLESTON BOULEVARD AND LINDELL ROAD
08/30/18
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ОŐİֱՙㅡｘฎɱ
‫ں‬ธ゜‫ں‬ՙ゜‫ں‬ฎ
P a 4g 1eo 41f 3 3 2
ОŐİֱՙㅡｘฎɱ
‫ں‬ธ゜‫ں‬ՙ゜‫ں‬ฎ
P a 4g 1eo 51f 3 3 2
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From: noreply@formstack.com
To: Planning Comments
Subject: Planning Application Comments Form
Date: Monday, October 01, 2018 7:11:39 PM
Formstack Submission For: Planning Application

Comments Form_2018
Submitted at 10/01/18 7:11 PM
Planning
Application GPA-74312
Number:
Position: I Oppose
Name: Gerald DeCesare
Residential
or 5408 LONGRIDGE AVE
Business LAS VEGAS, NV 89146
Address:
Phone: (702) 524-7855
Email: jdec6@yahoo.com
I am a trustee of the owner of K & G Investments, LLC

that owns the single family home at the above address.
I have been told that the intention of this planning

application number above in conjunction with ZON-
74313, VAR-74314 and SDR-74315 is to change the
zoning and get a variance to build a multi story low
Comments:
income development that will lower the values of the
properties in the vicinity. the LLC has been the owner
of the location for over 12 years and the value of the
house is still not above what we paid for it. I do not
want a further deterioration of values int he area and
Page 424 of 1332

therefore oppose these items. Please do not vote to
change or approve any of the above items. Thank you.
Copyright © 2018 Formstack, LLC. All rights reserved. This is a customer service email.
Formstack, 8604 Allisonville Road, Suite 300, Indianapolis, IN 46250
Page 425 of 1332

AGENDA SUMMARY PAGE

SUBJECT:
TABLED - RENOTIFICATION - ZON-74313 - REZONING RELATED TO GPA-74312 - PUBLIC
HEARING - APPLICANT: CENTURA DEVELOPMENT - OWNER: CHARLIE RAH RAH
IRREVOCABLE BUSINESS TRUST, ET AL - For possible action on a request for a Rezoning
FROM: C-1 (LIMITED COMMERCIAL) TO: R-4 (HIGH DENSITY RESIDENTIAL) on 4.62 acres
at the southeast corner of Charleston Boulevard and Lindell Road (APNs 163-01-501-001 and
002), Ward 1 (Tarkanian) [PRJ-74089]. Staff recommends DENIAL.
C.C.: 05/15/2019
RECOMMENDATION:
Staff recommends DENIAL
2. Location and Aerial Maps - ZON-74313 [PRJ-74089] and SDR-75858 [PRJ-75792]
3. Land Use Map
5. School Development Tracking Form - Submitted by Clark County School District
Page 440 of 1332

paper use, backup
Page 441 of 1332

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Page 444 of 1332
P a 4g 4eo 51f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
SDR-75858 - SITE DEVELOPMENT PLAN REVIEW RELATED TO GPA-74312 AND ZON-74313
- PUBLIC HEARING - APPLICANT/OWNER: CHARLIE RAH RAH IRREVOCABLE BUSINESS
TRUST, ET AL - For possible action on a request for a Site Development Plan Review FOR A
PROPOSED 144-UNIT SENIOR CITIZEN APARTMENTS DEVELOPMENT on 4.62 acres at the
southeast corner of Charleston Boulevard and Lindell Road (APNs 163-01-501-001 and 002), C-
1 (Limited Commercial) Zone [PROPOSED: R-4 (High Density Residential)], Ward 1 (Tarkanian)
RECOMMENDATION:
Page 447 of 1332

paper use, backup
Page 448 of 1332

Page 449 of 1332
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P a 4g 5eo 11f 3 3 2
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ǲṲ●Ɔ╗●ЌḚ7bֱ‫ں‬7
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ㄦｘƥ7ֱ7ｘफฌ
ՁAЌＣƆbAОǲ7 ՁAЌＣƆbAОǲฌ
̶7Ɔ╗ḶŐùฌ
̶7Ɔ╗ḶŐùฌ
ธｘƥ7ֱ7ｘफฌ
ОḶḶՁ7AҜǲЌ●╗ùฌ
Ɔǲ╗ԱAbìฌ
ОAЋ●Ձ●ḶЌฌ
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ㄦƥ7ֱ7ｘफฌ
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ՁAЌＣƆbAОǲฌ
ɱՙƥ7ֱ7″फฌ
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ОŐḶОǲŐ╗ù7Ձ●Ќǲ7 bՁⓈԱĠḶⓈƆǲฌ
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ㄦƥ7ֱ7ｘफฌ
ธ ฎƥ7ֱ7ｘ
फฌ
7ｘफฌ
ÛAՁìÛAù7 ÛAՁìÛAù7 ՁAЌＣƆbAОǲฌ
ธ ฎƥ7ֱ
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ธɱｘƥ7ֱ7‫ں‬फฌ
Ҝǲ╗AՁ7bḶՁⓈҜЌฌ
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फฌ
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″ƥฌ
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ธ ƥ7
ՁAЌＣƆbAОǲ7 ՁAЌＣƆbAОǲฌ ＣǲՁ●ЋǲŐùฌ
ㄦ
㌫7‫ں‬ธ7ՁAЌＣƆbAОǲฌ
ธฎƥ7
7ֱ7ｘफฌ
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ธ ฎƥ7
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ƥ7ֱ7ｘㄦธƥ7ֱ7ｘफ ֱ7ｘ
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ՁAЌＣƆbAОǲฌ
╗ੂऑħ㌱Ŵк7bŴผऑਙผ‫ש‬ฌ ╗ੂऑħ㌱Ŵк7″ƥγ7╗—⇡֭7Ɔ‫֭֭ש‬к7Оħ㌱E֭‫ש‬ฌ
ㄦƥ7ֱ7ｘफฌ
ㄦƥ7ֱ7ｘफฌ
Ɔ֭㌱‫ש‬ħਙ่ฌ ่֭㌱֭ฌ
ǲṲ●Ɔ╗●ЌḚ7bֱ‫ں‬ฌ
ҜŴゥħこ—こ77ฎ77Ɔ‫ש‬Ŵкк⎯77ħ่ฌ ʉ゜7‫゜ں‬ธफ7Оħ㌱E֭‫⎯ש‬77ㅡफ7ਙ゜㌱7ִ77ธゥธ77Оਙ⎯‫⎯ש‬77㌀ฌ
ՁAЌＣƆbAОǲฌ Ձ่֭‫שف‬γฌ ‫ں‬ｘƥ7ਙ゜㌱ฌ
bĠAŐՁǲƆ╗ḶЌฌ
ธㅡƥ7ֱ7ｘफ7 ‫ں‬ｘƥ7ֱ7ｘफฌ ธㅡƥ7ֱ7ｘफฌ
ǲṲ●Ɔ╗●ЌḚ7Őֱ‫ں‬ฌ
ㄦƥ7ֱ7ｘफ7 ㄦƥ7ֱ7ｘफฌ
ՙƥ7ֱ7″फ7 A‫ں‬㈠ｘ7 A‫ں‬㈠‫ں‬7 Ա‫ں‬㈠‫ں‬7 Ա‫ں‬㈠‫ں‬7⇡7 Ա‫ں‬㈠̶7 Ա‫ں‬㈠ㅡฌ
″ƥ7ֱ7″फ7
ㄦƥ7ֱ7ｘफฌ
‫ں‬7ԱǲＣŐḶḶҜฌ ‫ں‬7ԱǲＣŐḶḶҜฌ ธ7ԱǲＣŐḶḶҜฌ ธ7ԱǲＣŐḶḶҜฌ ธ7ԱǲＣŐḶḶҜฌ ธ7ԱǲＣŐḶḶҜฌ
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‫ں‬ฎƥ7ֱ7ｘफ7 ธㅡƥ7ֱ7ｘफ7 ‫ں‬ฎƥ7ֱ7ｘफฌ ″ɱ″7Ɔฌ ՙ̶ㄦ7Ɔฌ ɱฎฎ7Ɔฌ ɱㄦՙ7Ɔฌ ‫ں‬ⓒ‫ں‬″̶7Ɔฌ ‫ں‬ⓒｘฎฎ7Ɔฌ
ՙㄦƥ7ֱ7ｘफฌ
फฌ
फ
ƥ7ֱ7ｘ
̶̶
ՁAЌＣƆbAОǲ7 ƥ7ֱ7ｘ ՁAЌＣƆbAОǲ7
ธㄦ
Ɔ●ḚЌAḚǲ7ḶЌฌ ̶7Ɔ╗ḶŐù7 ธㄦ ̶7Ɔ╗ḶŐùฌ
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‫ں‬ㄦ
ㅡฎफ7Ġ╗7ÛAՁՁฌ ƥ7ֱ
ｘफฌ
7ｘ
फ
ธ̶ƥ7ֱ7ธफฌ
ฌ
ธｘƥ7ֱ7ɱफฌ
Ɔǲ╗ԱAbìฌ
Ɔǲ╗ԱAbìฌ
ǲЌbǲฌ
ǲЌbǲฌ
ОŐḶОǲŐ╗ù7Ձ●Ќǲ7 ОŐḶОǲŐ╗ù7Ձ●Ќǲ7 ǲҜǲŐḚǲЌbù7AbbǲƆƆฌ
ㅡｘƥ7ֱ7ｘफ
Ձ●ЌＣǲՁՁ7
ǲṲ●Ɔ╗●ЌḚ7Őֱǲฌ
ОŐḶİǲb╗7ՁḶbA╗●ḶЌฌ
Page 452 of 1332

Ŵкк่֭7Ŵ‫֭ﭨ‬ฌ
㌱кŴੂ‫ש‬ਙ่7⎯‫ש‬ฌ
к֭ਙ่7⎯‫ש‬ฌ
่ਙผ‫ש‬γ7ㄦ‫ש‬γ7⎯‫ש‬ฌ
кਙ⎯֭֭7ผਙŴ₡ฌ
ผŴ่‫֭ف‬7ผਙŴ₡ฌ
ऑ֭㌱ਙ⎯7ผਙŴ₡ฌ
кŴこ⇡7⇡к‫ﭨ‬₡ฌ
‫ف‬ผŴ่₡7㌱Ŵ่ੂਙ่ฌ
㈾ਙ่֭⎯ฌ
Ɔ●╗ǲ7●ЌḶŐҜA╗●ḶЌ7 Ɔ●╗ǲ7ՁǲḚǲЌＣฌ
ħผਙ่7こਙ—่‫ש‬Ŵħ่ฌ Û7bĠAŐՁǲƆ╗ḶЌ7ԱՁЋＣ㈠7AЌＣ7Ɔ7Ձ●ЌＣǲՁՁ7ŐＣ㈠ฌ ⓈЌ●╗7bḶⓈЌ╗ฌ
Ⓢ ՁḶbA╗●ḶЌฌ
‫ف‬ผŴ่₡7‫ש֭ש‬ਙ่7₡ผฌ Ɔ7
֭кEγਙผ่7ผਙŴ₡ฌ
ɱㄦ Ա—ħк₡ħ่‫ف‬7Ⓢ่ħ‫⎯ש‬ฌ
ฌ ฌ ОAŐbǲՁฌ AОЌ̬7Ќਙ㈠7‫ں‬″̶ֱｘ‫ֱں‬ㄦｘ‫ֱں‬ｘｘ‫ں‬7ִ7ｘｘธฌ
㌱่֭‫่่֭ש‬ħŴк7ऑEʉੂฌ ผ‫ש‬γ Ő
●ֱ ‫ ں‬ㄦ 7Ќਙ Ḷ่֭7Ա֭₡ผਙਙこ7Ⓢ่ħ‫⎯ש‬77ӧ੧̶ฎỏ7 ㄦㅡ7—่ħ‫⎯ש‬ฌ एㄦ
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㌱γ֭ੂ่่֭֭7Ŵ‫֭ﭨ‬ฌ ㌱γ֭ੂ่่֭֭7Ŵ‫֭ﭨ‬ฌ
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ⓈƆ7ɱㄦฌ
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⎯ŴγŴผŴ7Ŵ‫֭ﭨ‬ฌ ⎯ŴγŴผŴ7Ŵ‫֭ﭨ‬ฌ ＣǲЌƆ●╗ù7 ҜAṲ㈠7bŐḶƆƆ7ƆՁḶОǲ㈠7ĠAЌＣŐA●ՁƆฌ

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⑾кŴこħ่‫ف‬ਙ7ผ₡ฌ ЋǲḚAƆ7 Աਙ
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╗ĠAЌ7″फ7Ő●Ɔǲ㈠7ÛĠǲŐǲ7ŐǲỢⓈ●ŐǲＣⓒฌ
‫ש‬ผਙऑħ㌱Ŵ่Ŵ ‫ש‬ผਙऑħ㌱Ŵ่Ŵ7Ŵ‫֭ﭨ‬ฌ ĠAЌＣŐA●ՁƆ7╗Ḷ7Աǲ7̶ㅡफ7AԱḶЋǲ7ÛAՁì●ЌḚฌ
ऑŴ ผŴ
֭ผ ╗ʉਙ7Ա֭₡ผਙਙこ7Ⓢ่ħ‫⎯ש‬7 ɱｘ7—่ħ‫⎯ש‬ฌ ए7 ╗ùО●bAՁ7ОAŐì●ЌḚฌ
γŴ㌱ħ่֭₡Ŵฌ
₡
γŴ㌱ħ่֭₡Ŵฌ 7Ġ ƆⓈŐAbǲ㈠7AЌＣ7ĠAЋǲ7AЌ7ǲＣḚǲฌ
ħ‫ ف‬γ
╗ਙ‫ש‬Ŵк7 7ਙ⑾7Ⓢ่ħ‫⎯ש‬7 ‫ں‬ㅡㅡ7—่ħ‫⎯ש‬ฌ ОAŐì●ЌḚ7ОŐḶЋ●ＣǲＣฌ Ḷऑ่֭7ОŴผEħ่‫ف‬7 ՙՙฌ ƆОAbǲƆฌ
●ֱธ‫ں‬ㄦ7 ⎯—่⎯֭‫ש‬7ผ₡ฌ bਙ‫ﭨ‬ƥ₡7ОŴผEħ่‫ف‬7 ㅡㅡฌ
ԱAŐŐ●ǲŐ7Û●╗Ġ●Ќ7ㅡफ7Ḷ77ḚŐAＣǲ7ƆḶฌ
ħ⎯֭ฌ
7Ҝ
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⎯‫ש‬Ŵผผฌ
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⇡ผ—่֭ผฌ E֭ฌ ผħ‫ﭨ‬
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ऑ֭㌱ਙ⎯ฌ
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‫ﭨ‬Ŵкк֭ੂ7‫ﭨ‬ħ֭ʉฌ
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ḶÛЌǲŐ゜AŐbĠ●╗ǲb╗7ŐǲƆǲŐЋǲƆ7╗Ġǲ7Ő●ḚĠ╗7╗Ḷ7ҜAìǲ7ＣǲƆ●ḚЌ7ҜḶＣ●●bA╗●ḶЌƆ7Û●╗ĠḶⓈ╗7ЌḶ╗●bǲ㈠7AՁՁ7bḶՁḶŐƆⓒฌ
Ｃ●ҜǲЌƆ●ḶЌƆⓒ Ɔ●ΎǲƆⓒ AЌＣ AŐbĠ●╗ǲb╗ⓈŐAՁ ǲA╗ⓈŐǲƆ AŐǲ bḶЌbǲО╗ⓈAՁ AЌＣ ƆⓈԱİǲb╗ ╗Ḷ bĠAЌḚǲ㈠
Ɔ●╗ǲ7ОՁAЌฌ ОŐḶİǲb╗7ЌḶ̬ɱ‫ں‬ฎｘ̶ㄦ7777777ｘธ゜ธՙ゜‫ں‬ɱฌ
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bǲЌ╗ⓈŐA7ＣǲЋǲՁḶОҜǲЌ╗7bḶ㈠77㈠ՁՁbฌ ｘ̶゜ธ″゜‫ں‬ɱ
ОŐḶЋ●Ｃǲ7ҜAṲ㈠7̶″फ7Ġǲ●ḚĠ╗7ĠǲＣḚǲฌ AЌＣ7ӧㅡỏ7ḚAՁ7ƆĠŐⓈԱƆ7ОǲŐ7╗Őǲǲ7 ‫ںں‬ƥ7ֱ7ɱफฌ
AՁḶЌḚ7bĠAŐՁǲƆ╗ḶЌ7ԱՁЋＣ㈠ฌ
ՙƥ7ֱ7ฎफฌ
ธｘƥ7ֱ7‫ں‬ｘफ7 ОŐḶОǲŐ╗ù7Ձ●Ќǲฌ
ธㄦƥ7ֱ7″फฌ
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Page 453 of 1332

‫ ں‬ｘƥ7ֱ7ธफฌ
ธ̶ƥ7ֱ7ՙफฌ
Ɔ㌱Ŵк̬֭7‫ں‬फ7ए7ธｘƥฌ
ƆùҜ㈠7 Ợ╗ù㈠ฌ Ɔ●Ύǲฌ bḶҜҜḶЌ7ЌAҜǲ7 Ќਙผ‫ש‬γฌ
ОŐḶОǲŐ╗ù7Ձ●Ќǲ7 ｘ7 ธｘƥ7 ㅡｘƥ7 ″ｘƥ7 ฎｘƥฌ
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ธ‫ں‬ƥ7ֱ7ｘफฌ
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‫ں‬ㄦ7 ธㅡफ7Աਙゥ7ԱŴкк֭₡7ִ7Ա—ผкŴऑऑ֭₡7 Ҝਙ่₡֭к7Оħ่֭ฌ
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ㄦ7ḚAՁ㈠7Ҝ●Ќ㈠ฌ Ɔʉ֭֭‫ש‬7Աผਙਙこฌ
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Ｃ●ҜǲЌƆ●ḶЌƆⓒ Ɔ●ΎǲƆⓒ AЌＣ AŐbĠ●╗ǲb╗ⓈŐAՁ +ǲA╗ⓈŐǲƆ AŐǲ bḶЌbǲО╗ⓈAՁ AЌＣ ƆⓈԱİǲb╗ ╗Ḷ bĠAЌḚǲ㈠
ՁAЌＣƆbAОǲ7ОՁAЌฌ ОŐḶİǲb╗7ЌḶ̬ɱ‫ں‬ฎｘ̶ㄦ7777777ｘธ゜‫ں‬ɱ゜‫ں‬ɱฌ
ОŐḶİ ǲb
bǲЌ╗ⓈŐA7ＣǲЋǲՁḶОҜǲЌ╗7bḶ㈠77㈠ՁՁbฌ ｘ̶゜‫ں゜̶ں‬ɱ
P a 4g 5eo 41f 3 3 2
P a 4g 5eo 51f 3 3 2
SDR 75858
Charlie Rah Rah Irrevocable Business Trust, et al
SEC Charleston Boulevard and Lindell Road

Proposed 144 unit senior adult multi-family residential development.
RATE/#
Proposed Use DESCRIPTION #UNIT UNIT TOTAL

AM Peak Hour SENIOR ADULT HOUSING-ATTACHED [DU] 144 0.20 29
Charleston Boulevard
PM Peak Hour 3281
Lindell Road
PM Peak Hour 275

Adjacent street ADT
Capacity
Charleston Boulevard 53,445
Lindell Road 16,380
This project will add approximately 533 trips per day on Charleston Blvd. and Lindell Rd. Currently, Charleston is at about 77
percent of capacity and Lindell is at about 28 percent of capacity. With this project, Charleston is expected to be at about 78
percent of capacity and Lindell is expected to be at about 31 percent of capacity.
Based on Peak Hour use, this development will add into the area roughly 37 additional cars, or about two every three
minutes.
Page 456 of 1332

AGENDA SUMMARY PAGE

SUBJECT:
GPA-75814 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER: CITY
OF LAS VEGAS - For possible action on a request for a General Plan Amendment to amend
portions of the Southeast Sector Land Use Map of the General Plan FROM: C (COMMERCIAL)
AND MXU (MIXED USE) TO: FBC (FORM-BASED CODE) on approximately 226 acres in the
Fremont East District generally located south of Interstate 515, west of Eastern Avenue, north of
Carson Avenue, and east of Las Vegas Boulevard (APNs Multiple), Wards 3 (Coffin) and 5 (Crear).
Staff recommends APPROVAL.
C.C.: 05/15/2019
RECOMMENDATION:
2. Land Use Map
3. Staff Report
Page 457 of 1332

Page 458 of 1332
Page 459 of 1332
Page 460 of 1332
GPA-75814 [PRJ-75868]

ITEM DESCRIPTION: APPLICANT/OWNER: CITY OF LAS VEGAS
** STAFF RECOMMENDATION **
CASE REQUIRED FOR

RECOMMENDATION
NUMBER APPROVAL
** NOTIFICATION **
NOTICES MAILED 2229
PROTESTS 0
APPROVALS 0
LM
Page 461 of 1332
GPA-75814 [PRJ-75868]
** STAFF REPORT **
PROJECT DESCRIPTION
This request for a General Plan Amendment is an implementation action to the vision and
goals, as set forth by the Las Vegas community in the Vision 2045 Downtown Las Vegas
Masterplan. It is an amendment of the general plan Land Use Designation for all
properties located within the Fremont East District. This is the second of the twelve
downtown districts set to implement updated development standards that will foster the
growth a “complete neighborhood” with proximity to amenities, services, and a variety of
housing and entertainment options.
ISSUES
• In June 2016, the city of Las Vegas adopted the Vision 2045 Downtown Las Vegas
Masterplan. This Plan identified the need to revise the outdated planning and zoning
regulations and development standards for downtown. The Plan listed, as the first of
twelve key implementation actions, the objective of adopting a Form-Based Code for
the downtown districts.
• In October 2017, the City of Las Vegas replaced the Downtown Centennial Plan with
the Interim Downtown Las Vegas Development Standards. These Interim Downtown
Las Vegas Development Standards now serve as a regulatory framework to transition
between the former Downtown Centennial Plan and the new Title 19 Form-Based
Code.
• The current land use designation of the properties within the Fremont East District is
not consistent with the goal of implementing planning standards that cater to the
neighborhood context. The Form-Based Code (FBC) designation would allow for form-
based zoning categories, or transect zones, that are based on the specific needs and
desired outcomes for the Fremont East District to implement the vision set in the
Downtown Masterplan.
ANALYSIS
This General Plan Amendment is consistent with the City’s goals, policies and objectives
of the Las Vegas 2020 Master Plan and its related Elements; with the Vision 2045
Downtown Las Vegas Masterplan; and with the City of Las Vegas Redevelopment Plan.
It is a key step in moving towards the adoption of a Form-Based Code for all twelve
Downtown Las Vegas Masterplan districts, which began with the pilot area of the Las
Vegas Medical District in January 2019. 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.
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Page 462 of 1332
GPA-75814 [PRJ-75868]
The FBC (Form-Based Code) designation allows for zoning districts, or transect zones,
that were created after taking into consideration the specific context of the Fremont East
District, by conducting surveys, analysis, and outreach to stakeholders.
The new Transect Zones applicable to Fremont East have been publicly available since
February 6, 2019, along with the proposed Regulating Map that shows where such
districts are proposed. This Fremont East Form-Based Code Update and the Regulating
Plan are currently in the public comment period, and Staff is collecting feedback from
residents and stakeholders to refine and enhance these documents. The proposed FBC
(Form-Based Code) Land Use Designation will allow for the Fremont East Code update
and Rezoning to be implemented in the area.
Staff considers the proposed General Plan Amendment as a compelling amendment to

promote the five “Big Ideas” envisioned in the Vision 2045 Downtown Masterplan: 1)
Diversify the Economy; 2) Create Mixed-use Hubs; 3) Create Streets for People; 4); A
Greener Downtown; and 5) Expedite Implementation.
Staff recommends approval of this General Plan Amendment.

The proposed amendment to the FBC (Form-Based Code) land use designation
is compatible with the density and intensity of existing adjacent land uses.

The proposed amendment to the FBC (Form-Based Code) land use designation
will be compatible with the existing adjacent zoning districts and land uses.

Plan Amendment; and
The proposed amendment will complement and enhance the current and planned
transportation, recreation, utility and other facility resources and infrastructure,
which can accommodate uses and densities permitted by this General Plan
Amendment.
LM
Page 463 of 1332
GPA-75814 [PRJ-75868]

policies.
The proposed amendment is compatible with the Vision 2045 Downtown Las Vegas
Masterplan, Redevelopment Area Plan, and with the Las Vegas 2020 Master Plan
and its Elements.

The City Council adopted Resolution R-05-2016, adopting the Vision
06/15/16 2045 Downtown Las Vegas Masterplan, and directing staff to propose
revisions that implement the goals of the plan where appropriate.
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.
The Planning Commission (7-0) recommended the approval of TXT-
66412 to amend Title 19, replace the Downtown Centennial Plan
10/10/17 Overlay District with the updated Downtown Las Vegas Overlay District,
and replace the Downtown Centennial Plan with the Interim Downtown
Las Vegas Development Standards.
The City Council (7-0) adopted Ordinance #6608, which amended Title
19 to replace references to the Downtown Centennial Plan Overlay
12/06/17 District with the updated Downtown Las Vegas Overlay District, and
formally adopting the Title 19 Appendix F Interim Downtown Las Vegas
Development Standards.
The Planning Commission (6-0) unanimously voted to recommend
APPROVAL on a request for a General Plan Amendment (GPA-72837)
04/10/18 to introduce the FBC (Form-Based Code) General Plan Land Use
Designation as an allowed designation for properties within the City Las
Vegas.
The City Council (7-0) voted to amend the Las Vegas 2020 Master Plan
Land Use and Rural Neighborhoods Preservation Element to introduce
05/16/18 the FBC (Form-Based Code) General Plan Land Use Designation as an
allowed designation for properties within the City Las Vegas (GPA-
72837).
The City Council (6-0) adopted Ordinance #6649, which introduced a
10/17/18 new Chapter 19.09 Form-Based Code into the Unified Development
Code.
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GPA-75814 [PRJ-75868]

The Planning Commission (5-0-1) voted to recommend APPROVAL
on a request to rezone (ZON-73549) the Las Vegas Medical District
12/11/18
Pilot Area to the new Form-Based Code Transect Zones developed
as part of the Downtown Code update project.
The City Council (6-0) approved a rezoning (ZON-73549) of the Las
Vegas Medical District Pilot Area from multiple zoning districts to
01/16/19
the new Form-Based Code Transect Zones developed as part of
the Downtown Code update project.
The Planning Department launched the outreach efforts related to
the Fremont East Code update by hosting an Open House at 508
Fremont Street. During this meeting, attendees were able to
comment on the draft “Vision Statement” for the District, which was
later used by City Staff and Lisa Wise Consulting to draft the
standards that will update the Form-Based Code based on the
Fremont East neighborhood context. Several pictures were
10/12/18 presented of existing buildings located in the area, and the
residents were able to comment on which building types they liked
the most.
Start: 5:00 p.m. End: 7:00 p.m.
Attendees: 5 City Staff (Applicant), 19 Members of the Public
City Staff organized an early pop-up event at 1126 Fremont Street.

During this event, Staff was able to share informational material on
the Fremont East FBC project, re-direct attendees to the material
available on the dedicated website, and inform the residents of the
01/17/19 area about the Code.
Start: 7:30 a.m. End: 9:30 a.m.

LM
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GPA-75814 [PRJ-75868]
The Planning Department hosted an informal outreach series of
events called “Community Conversations”, which were hosted by
two businesses located in the most crowded area of the District.
Staff was able to share the document of the Form-Based Code
Fremont East Update, a Draft Regulating Plan, and discuss the
timeline and next steps for implementing a Code update in the
District.
Location: 508 Fremont Street

Start: 5:00 p.m. End: 7:00 p.m.
Location: Eureka
01/29/19
Start: 4:30 p.m. End: 6:30 p.m.
and 02/06/19
Meeting results:
• Attendees expressed concern over preserving the unique
character of the neighborhood by facilitating the use and
rehabilitation of historic properties, such as the Hotels/Motels
located along the Fremont East Corridor.
• Attendees expressed interest in the relationship between the
city’s Innovation District and the Code update, and praised
the concept of fostering a greater relationship between the
streets, multiple transportation options, and the buildings.
LM
Page 466 of 1332
GPA-75814 [PRJ-75868]
A Neighborhood meeting was held at 401 South 4th Street
(Historic 5th Street School Auditorium). The meeting was notified
via letters to all affected property owners and property owners
within a 1000-foot radius buffer around the subject properties.
Start: 5:30 p.m. End: 7:00 p.m.
Attendees: 5 City Staff (Applicant), 59 Members of the Public.
Meeting results:
• Staff delivered a presentation on the Form-Based Code
initiative and its impact on the subject properties. The
presentation is available at the project website
www.formbasedcode.vegas
03/14/19 • Following Staff’s presentation, an open Q&A session was
held.
• Following the general Q&A session, staff members were
available at five different stations equipped with maps and
handouts to answer questions specific to the attendees’
properties.
Overall, the public was supportive of an initiative that fosters a

complete, walkable neighborhood and provides services and
amenities for the current and future residents of the Fremont East
District. A number of residents of the area expressed concern over
vacant properties along Fremont East and their related problems;
they inquired about the possible benefits that the FBC would bring
to the area.

Site Area
Gross Acres 226
Net Acres n/a
LM
Page 467 of 1332
ОŐİֱՙㄦฎ″ฎ
P a 4g 6eo 81f 3 3 2
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‫ש‬γ֭7 ⇡—ħк‫ש‬7 ่֭‫ﭨ‬ħผਙ่こ่֭‫ש‬7 ⑾ਙผ7 ‫ש‬γ֭⎯֭7 Ŵผ֭Ŵ⎯ⓒ7 ‫ש‬γ֭7 ОкŴ่7 ่֭‫ﭨ‬ħ⎯ħਙ่֭₡7 Ŵ่7 —ऑ₡Ŵ‫֭ש‬7 ਙ⑾7 ‫ש‬γ֭ฌ
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ħこऑк֭こ่֭‫֭ש‬₡7ħ่7‫ש‬γ֭7⑾ਙผこ7ਙ⑾7Ŵ7+ਙผこֱԱŴ⎯֭₡7bਙ₡֭7ӧ+Աbỏ㈠
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ʉγħ㌱γ7‫ש‬ਙ7ħこऑк֭こ่֭‫ש‬7‫ש‬γ֭7+ਙผこֱԱŴ⎯֭₡7bਙ₡֭ⓒ7Ŵ่₡7ОкŴ่่ħ่‫ف‬7Ɔ‫ש‬Ŵ⑾⑾7ħ⎯7Ŵкผ֭Ŵ₡ੂ7ħ่7‫ש‬γ֭ฌ
ऑผਙ㌱֭⎯⎯7ਙ⑾7㌱ਙ่⎯ħ₡֭ผħ่‫ف‬7Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่⎯7—่₡֭ผ7‫ש‬γ֭7่֭ʉ7㌱ਙ₡֭㈠7╗γ֭7่֭ゥ‫ש‬7₡ਙʉ่‫ש‬ਙʉ่
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ǲŴ⎯‫ש‬7Ｃħ⎯‫ש‬ผħ㌱‫ש‬㈠7
ԱŴ㌱8‫ف‬ผਙ—่₡7Ŵ่Ŵкੂ⎯ħ⎯7⎯γਙʉ⎯7‫ש‬γŴ‫ש‬7‫ש‬γ֭7㌱—ผผ่֭‫ש‬7ผ֭‫—ف‬кŴ‫ש‬ਙผੂ7⑾ผŴこ֭ʉਙผ87⑾ਙผ7+ผ֭こਙ่‫ש‬ฌ
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₡ਙʉ่‫ש‬ਙʉ่7‫ש‬γŴ‫ש‬7ħ⎯7Ŵ⇡к֭7‫ש‬ਙ7֭ゥऑŴ่₡7ħ‫⎯ש‬7่֭‫֭ש‬ผ‫ש‬Ŵħ่こ่֭‫ש‬7Ŵ่₡7Ŵこ่֭ħ‫ש‬ħ֭⎯7ऑਙผ‫⑾ש‬ਙкħਙ㈠
╗γ֭7+ผ֭こਙ่‫ש‬7ǲŴ⎯‫ש‬7—ऑ₡Ŵ‫֭ש‬7‫ש‬ਙ7‫ש‬γ֭7+Աb7‫ש‬Ŵ8֭⎯7‫ש‬γ֭7⑾ผŴこ֭ʉਙผ87ਙ⑾7‫ש‬γ֭7ՁЋҜＣ7+Աb
Ŵ่₡ⓒ7⇡Ŵ⎯֭₡7ਙ่7⎯—ผ‫ੂ֭ﭨ‬ħ่‫ف‬ⓒ7Ŵ่Ŵкੂ⎯ħ⎯ⓒ7Ŵ่₡7֭‫⎯ש่֭ﭨ‬7⑾ਙผ7⎯‫ש‬Ŵ8֭γਙк₡֭ผ7Ŵ่₡7㌱ਙここ—่ħ‫ੂש‬ฌ
ħ่ऑ—‫ש‬ⓒ7 Ŵ7 ₡ผŴ⑾‫ש‬7 ਙ⑾7 ‫ש‬γħ⎯7 —ऑ₡Ŵ‫֭ש‬7 ħ⎯7 ่ਙʉ7 Ŵ‫ﭨ‬ŴħкŴ⇡к֭7 ⑾ਙผ7 ऑ—⇡кħ㌱7 ผ֭‫ﭨ‬ħ֭ʉ㈠7 ╗γ֭7 —ऑ₡Ŵ‫֭ש‬ฌ
ħ่㌱к—₡֭⎯7่֭ʉ7+Աb7▷ਙ่ħ่‫ف‬7₡ħ⎯‫ש‬ผħ㌱‫⎯ש‬7‫ש‬γŴ‫ש‬7ʉ֭ผ֭7₡ผŴ⑾‫֭ש‬₡7‫ש‬ਙ7ผ֭⑾к֭㌱‫ש‬7‫ש‬γ֭7‫ﭨ‬ħ⎯ħਙ่7⑾ਙผ7‫ש‬γ֭ฌ
Ŵผ֭Ŵ7Ŵ⎯⎯ਙ㌱ħŴ‫֭ש‬₡7ʉħ‫ש‬γ7‫ש‬γħ⎯7Ḛ่֭֭ผŴк7ОкŴ่7Aこ่֭₡こ่֭‫ש‬㈠
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ǲŴ⎯‫ש‬7Ｃħ⎯‫ש‬ผħ㌱‫ש‬ⓒ7Ŵ่₡7‫ש‬ਙ7ऑผਙこਙ‫֭ש‬7‫ש‬γ֭7⎯Ŵ⑾֭‫ੂש‬ⓒ7γ֭Ŵк‫ש‬γ7Ŵ่₡7ʉ֭к⑾Ŵผ֭7ਙ⑾7‫ש‬γ֭7₡ħ⎯‫ש‬ผħ㌱‫ש‬ⓒ7‫ש‬γ֭ฌ
Ｃ֭ऑŴผ‫ש‬こ่֭‫ש‬7ਙ⑾7ОкŴ่่ħ่‫ف‬7ħ⎯7ผ֭‫ש⎯֭—׀‬ħ่‫ف‬7‫ש‬ਙ7Ŵこ่֭₡7‫ש‬γ֭7Ḛ่֭֭ผŴк7ОкŴ่7⑾ਙผ7‫ש‬γ֭7⎯—⇡㈾֭㌱‫ש‬
ऑผਙऑ֭ผ‫ש‬ħ֭⎯7‫ש‬ਙ7‫ש‬γ֭7+ਙผこֱԱŴ⎯֭₡7bਙ₡֭7ӧ+Աbỏ7ՁŴ่₡7Ⓢ⎯֭7Ｃ֭⎯ħ‫่ف‬Ŵ‫ש‬ħਙ่㈠7Ⓢऑਙ่7⑾—ผ‫ש‬γ֭ผฌ
ผ֭⑾ħ่ħ่‫ف‬7ਙ⑾7‫ש‬γ֭7+ผ֭こਙ่‫ש‬7ǲŴ⎯‫ש‬7+Աb7—ऑ₡Ŵ‫֭ש‬7Ŵ่₡7‫ש‬γ֭7 ऑผਙऑਙ⎯֭₡7 Ő֭‫—ف‬кŴ‫ש‬ħ่‫ف‬7ОкŴ่ⓒ
‫ש‬γħ⎯7 Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่7 ʉħкк7 ⇡֭7 ⑾ਙккਙʉ֭₡7 ⇡ੂ7 Ŵ7 Ő֭▷ਙ่ħ่‫ف‬7 Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่7 ‫ש‬γŴ‫ש‬7 ʉħкк7 こŴ8֭7 ‫ש‬γ֭ฌ
่֭ʉ7㌱ਙ₡֭7֭⑾⑾֭㌱‫ש‬ħ‫֭ﭨ‬7ʉħ‫ש‬γħ่7+ผ֭こਙ่‫ש‬7ǲŴ⎯‫ש‬㈠
Ҝħ㌱γŴ֭к7Ġਙʉ֭ⓒ7A●bОⓒ7ՁǲǲＣֱḚA
่‫ ف‬Ŵ่₡ Ḷ⑾⑾
⑾ ħ㌱֭ ਙ⑾ Ɔ—
ОкŴ่่ħ่‫ف‬7Ɔ֭㌱‫ש‬ħਙ่7ҜŴ่Ŵ‫֭ف‬ผ7ֱ7Ձਙ่‫ف‬7ŐŴ่‫֭ف‬7ОкŴ่่ħ่‫ف‬7Ŵ่₡7Ḷ⑾⑾ħ㌱֭7ਙ⑾7Ɔ—⎯‫ש‬Ŵħ่Ŵ⇡ħкħ‫ੂש‬
ОŐİֱՙㄦฎ″ฎ
P a 4g 6eo 91f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
ZON-75886 - REZONING - PUBLIC HEARING - APPLICANT/OWNER: ROMAN CATHOLIC
BISHOP LAS VEGAS - For possible action on a request for a Rezoning FROM: R-E (RESIDENCE
ESTATES) TO: R-1 (SINGLE FAMILY RESIDENTIAL) on 55.52 acres at the southeast corner of
Elkhorn Road and Jones Boulevard (APNs 125-24-101-001 and 125-24-201-001), Ward 6 (Fiore)
C.C.: 05/15/2019
RECOMMENDATION:
1. Location and Aerial Maps - ZON-75886, WVR-75887 and TMP-75888 [PRJ-75680]
2. Conditions and Staff Report - ZON-75886, WVR-75887 and TMP-75888 [PRJ-75680]
3. Supporting Documentation - ZON-75886, WVR-75887 and TMP-75888 [PRJ-75680]
4. Photo(s) - ZON-75886, WVR-75887 and TMP-75888 [PRJ-75680]
5. Justification Letter - ZON-75886, WVR-75887 and TMP-75888 [PRJ-75680]
6. Clark County School District School Tracking Form for ZON-75886 and TMP-75888 [PRJ-
75680]
Page 470 of 1332

Page 471 of 1332
Page 472 of 1332
Page 473 of 1332
ZON-75886, VAR-75956 and TMP-75888 [PRJ-75680]

ITEM DESCRIPTION: APPLICANT/OWNER: ROMAN CATHOLIC BISHOP LAS
VEGAS
CASE REQUIRED FOR

RECOMMENDATION
NUMBER APPROVAL
ZON-75886 Staff recommends APPROVAL.
VAR-75956 Staff recommends DENIAL, if approved subject to ZON-75956
conditions:
TMP-75888 Staff recommends DENIAL, if approved subject to ZON-75886
conditions: VAR-75956
** NOTIFICATION **
NOTICES MAILED 339 - ZON-75886 and VAR-75956

339 - TMP-75888
PROTESTS 0 - ZON-75886 and VAR-75956

0 - TMP-75888
APPROVALS 0 - ZON-75886 and VAR-75956

0 - TMP-75888
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Conditions Page One
** CONDITIONS **
Planning
1. Approval of Rezoning (ZON-75886), approval of and conformance to the Conditions

of Approval for Tentative Map (TMP-75888) shall be required, if approved.
Planning
2. Approval of Rezoning (ZON-75886), approval of and conformance to the Conditions

of Approval for Variance (VAR-75956) shall be required, if approved.
Regulations.
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Conditions Page Two

the same time as Final Map submittal. 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:
• One, 36-inch box shade tree (single trunk) every 20 linear feet with four, five-gallon
shrubs for every required tree within the required six-foot wide landscape buffers
adjacent to Jones Boulevard, Elkhorn Road and Leon Avenue.
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.
7. The Final Map shall contain a note granting perpetual common access and parking
across the entire subdivision.

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Public Works
9. Dedicate a 25-foot radius on the southeast corner of Jones Boulevard and Elkhorn
Road and dedicate a right turn lane at the Jones Boulevard entrance unless the
approved Traffic Impact Analysis specifically states that the right turn lane is not
required. Additionally, grant a minimum 20-foot wide Public Sewer Easement in
Common Element “C” at the east end of Street “D”. No trees or vegetation taller
than three feet shall be allowed within any Public Sewer Easements.
10. 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.
11. Construct complete half street improvements on Jones Boulevard and Elkhorn Road
meeting current City Standards adjacent to this site concurrent with development of
this site. A right turn lane on Jones Boulevard into the subdivision entrance shall
also be constructed unless the approved Traffic Impact Analysis specifically states
that the right turn lane is not required. 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.
12. Concurrent with the development of this site, construct full depth pavement, curb,
gutter, sidewalk, and streetlight underground infrastructure on Leon Avenue and
construct a public sewer in Leon Avenue north to Donald Road at a size and location
acceptable to the Sanitary Sewer Section of the Department of Public Works.
13. Streetlights on Leon Avenue are hereby deferred. In accordance with Title
19.02.025.F, the applicant shall make an improvement contribution equal to 50% of
the City’s bond estimate costs for all deferred improvements with the street light
contribution at 25% if a service pedestal is constructed.
14. All landscaping and private improvements installed with this project shall be situated
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Page 477 of 1332
Conditions Page Four
15. Submit a License Agreement for landscaping and private improvements in the public
rights-of-way adjacent to this site 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
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).
16. 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
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 Title19.02.130.D.
any construction drawings. Comply with the recommendations of the approved
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.
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Conditions Page Five
19. As per Unified Development Code (UDC) 19.16.060.G, all requirements must be
complied with or such future compliance must be guaranteed by an approved
performance security method in accordance with UDC sections 19.02.130.C and
19.02.130.E.
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 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
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** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is proposing to develop a 199-lot single-family residential subdivision on

55.52 acres at the southeast corner of Elkhorn Road and Jones Boulevard.
ISSUES
• The applicant is proposing to rezone the subject site from R-E (Residence Estates)
to R-1 (Single Family Residential). Staff supports this request and is
recommending approval.
• A Variance is requested to allow a Connectivity Ratio of 1.09 where 1.30 is the
minimum required by the Title 19.04 Complete Street Standards. Staff does not
support this request.
• The Department of Public Works denied an administrative request to defer the
installation of right-of-way improvements for the west side of Leon Avenue,
including the curb, gutter, and sidewalk. The applicant is requesting a Waiver to
allow the deferral in order to not install the half-street improvements on the west
side of Leon Avenue adjacent to the subject site. Staff does not support this
request as there are existing improvements directly adjacent to the southeast
corner of the subject site that the applicant is able to match while leaving the east
side of Leon Avenue not improved and “rural” for the residents residing on the east
side of Leon Avenue. The west side of Leon Avenue is improved with sidewalk,
curb and gutter from Deer Springs Way, north to the edge of the subject site. In
addition, half street improvements will be installed for Elkhorn Road in conjunction
with the proposed project if approved, which will also create a point of connection
for these improvements at the northeast corner of the subject site. Due to the
existence of these existing improvements, staff does not support the Waiver
request associated with the Tentative Map and is recommending denial of the
Tentative Map.
ANALYSIS
Rezoning
The subject site is currently zoned R-E (Residence Estates). This zoning designation
requires a minimum lot size of 20,000 square feet in order to provide for low density
residential units located on large lots that convey a rural environment.
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Page 480 of 1332
The applicant is proposing to rezone the subject to R-1 (Single Family Residential) which
has a minimum lot size of 6,500 square feet in order to provide for the development of
single family detached dwellings in a suburban setting.
Although the proposed R-1 zoning district would allow a lot size of 6,500 square feet, the
subject site’s General Plan Designation of R (Rural Density Residential) limits the density
to 3.59 dwelling units per acre. With the subject sites overall net acreage being 55.37,
this would limit the applicant to constructing 199 dwelling units.
Staff finds the proposed lot sizes ranging from 6,500 square feet up to 18,877 square feet
are comparable to lot sizes in the area and is recommending approval of the rezoning
application.
Variance
The proposed single-family residential subdivision demonstrates two vehicular access
points, one from Jones Boulevard, the second from Elkhorn Road. This has resulted in a
connectivity ratio of 1.09. Connectivity is a measurement of the diversity of vehicular or
pedestrian options a transportation network provides within and around its transportation
network. The higher the ratio, the more options there are for travelers in a given
neighborhood and the lower the ratio, less options are available. The Connectivity Ratio
is calculated as the ratio of the number of street links (road sections between
intersections) in the development’s street layout divided by the number of street nodes
(intersections and terminations). For comparison purposes, a perfect street grid has a
Connectivity Ratio of 2.0, while a subdivision with only cul-de-sacs has a Connectivity
Ratio of 1.0. Staff supports Title 19.04 for Complete Streets Standards, including section
19.04.040 for Connectivity which requires a minimum Connectivity Ratio of 1.30;
therefore, staff is recommending denial of the Variance request.
Tentative Map
The applicant is proposing to develop a single-family residential subdivision with 199-lots
ranging in size from 6,500 square feet up to 18,877 square feet. The neighborhood
consists of a series of cul-de-sacs, approximately 15 with one stub street.
The submitted north/south and east/west cross sections depict a maximum grade less
than two percent across this site. Per the Tables in Subdivision Code 19.06.050 a
development with natural slope less than two percent is allowed a maximum four-foot
retaining wall. Although not labeled, it appears there are two retaining walls less than two
feet high along the east and west boundaries.
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On January 31, 2019, the Department of Public Works denied a request to defer the off-
site improvements for Leon Avenue. Due to existing right-of-way improvements
immediately south of the subject site, and improvements to be constructed adjacent to
Elkhorn Road in conjunction with the proposed site if approved, staff finds it is necessary
to complete the right-of-way improvements for this section of Leon Avenue at the time of
construction and denied the request to defer.
Right-of-Way Improvements:
Street Required Provided Compliance
Right-of-way
The applicant is
improvements are
proposing to install
existing with the
the required six-foot
Jones Boulevard exception of the Y
wide landscape
required six-foot wide
buffer back-of-
landscape buffer back-
sidewalk.
of-sidewalk.
Continue existing right-
of-way improvements
from the corner of
The applicant is
Elkhorn Road and
proposing a five-foot
Jones Boulevard east
Elkhorn Road sidewalk with a six- Y
on Elkhorn Road.
foot wide landscape
These improvements
buffer.
consist of a five-foot
wide sidewalk with six
feet of landscaping.
The applicant is
To match existing requesting a Waiver
right-of-way of the curb, sidewalk,
improvement gutter requirement
immediately north and and is proposing to
Leon Avenue south of the subject construct a five-foot N
site which includes a wide D.G.
five-foot wide sidewalk (Decomposed
with a six-foot wide Granite) pathway
landscape buffer. with a six-foot wide
landscape buffer.
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According to the Las Vegas Valley Water District (LVVWD), this development requires
two sources of water to serve it due to the number of homes and fire department
connections. The tentative map has identified two points of connection. To comply with
District Service Rules the development will be required to extend main the full frontage of
their development along Leon Avenue or Elkhorn Road per the approved hydraulic
analysis.

If approved, the proposed R-1 (Single Family Residential) zoning district would
conform to the existing General Plan Designation of R (Rural Density Residential).
districts.
The R-1 zoning district permits single and two-story detached single family homes
which are compatible with the surrounding detached single family homes that exist
today.
Growth and development factors in the area are similar to those proposed, and staff
finds the rezoning request to be appropriate.

Jones Boulevard and Elkhorn Road are adequate in size to provide access to the
proposed 199-lot single family residential subdivision.
NE
Page 483 of 1332
order to:


No evidence of a unique or extraordinary circumstance has been presented, in that the

applicant has created a self-imposed hardship by proposing a gated, residential
neighborhood that is not connected to the surrounding area through gated pedestrian
pathways and roadways. The use of through streets instead of cul-de-sacs would allow
additional access points to the neighborhood and conformance to the Title 19
requirements for connectivity. 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.

Code Enforcement processed a complaint for high weeds on the west side
12/20/16 of property located at the southeast corner of Elkhorn Road and Jones
Boulevard. The case was resolved on 01/05/17.
NE
Page 484 of 1332


There are no related building permits or business licenses associated with the subject
site.
Staff conducted a pre-application meeting where the submittal
01/30/19 requirements and deadlines were discussed for the proposed single
family residential subdivision.
Field Check
Staff performed a routine field check and observed the subject that is
currently secured by chain link fencing. Nothing of concern was noted
02/28/19 by staff, but staff did note the existing half street improvements including
sidewalk that are in existence directly adjacent to the subject site on the
west side of Leon Avenue.

Site Area
Gross Acres 55.52
NE
Page 485 of 1332
Planned or Special
Designation
Subject R (Rural Density
Undeveloped R-E (Residence Estates)
Property Residential)
R-PD3 (Residential
Single Family, R (Rural Density Planned Development – 3
North
Detached Residential) Units Per Acre)
R-E (Residence Estates)
R-PD3 (Residential
Single Family, R (Rural Density
South Planned Development – 3
Detached Residential)
Units Per Acre)
Single Family, R-1 (Single Family
L (Low Density
East Detached Residential)
Residential)
Undeveloped R-E (Residence Estates)
Individual Care
Center DR (Desert Rural
R-E (Residence Estates)
Single Family, Density Residential)
West Detached
RN (Rural R-E (Rural Estates
Single Family,
Neighborhood) Residential District) Clark
Detached
Clark County County

Centennial Hills Sector Plan Y
Trails N/A
Assessment)
NE
Page 486 of 1332
Pursuant to Title 19.06, the following standards apply for the proposed R-1 zoning
district:
Standard Required/Allowed Provided
Min. Lot Size 6,500 SF 6,500 SF
Min. Lot Width 60 Feet 65 Feet
Max. Building Height 2 Stories / 35 Feet 2 Stories / 35 Feet
Standard Required/Allowed
Min. Setbacks
• Front 20 Feet
• Side 5 Feet
• Corner 15 Feet
• Rear 15 Feet
Max. Lot Coverage 50%
55.52 acres / 2,418, 451.20 square feet:

Existing Zoning Minimum Lot Size Units Allowed
R-E (Residence Estates) 20,000 SF 121
Proposed Zoning Minimum Lot Size Units Allowed
R-1 (Single Family
6,500 SF 372
Residential)
General Plan Permitted Density Units Allowed
R (Rural Density
3.59 199
Residential)

Governing
Document
Master Plan of
Jones
Primary Arterial Streets and 100 Y
Boulevard
Highways
Master Plan of
Elkhorn Road Primary Arterial Streets and 60 N*
Highways
Leon Avenue Local Title 13 30 N*
*Half street improvements are required adjacent to the subject site. These improvements include
curb, gutter and sidewalk. The applicant is requesting a Waiver to not install these required
improvements adjacent to the subject site along Leon Avenue.
NE
Page 487 of 1332
19.04.040 Connectivity
Transportation Network Element # Links # Nodes
Internal Street 38
Intersection – Internal 19
Cul-de-sac / Stub Street Terminus 16
Total 38 35
Required Provided
Connectivity Ratio (Links / Nodes): 1.30 1.09
Parking Requirement
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
Single
2 Per
Family, 199 398
Unit
Detached
TOTAL SPACES REQUIRED 398 398 Y*
*The applicant is proposing a single-family residence with an attached two-car garage for each
lot.
Clark County School District:

Proposed Detached Single Family Residential Neighborhood:
Student Yield Elementary School Middle School High School
Single-Family Units 199 x 0.196 199 x 0.101 199 x 0.137
Total Additional Students 39 20 27
Schools Serving the Area:
Name Address Grade Capacity Enrollment Site Date
Kay Carl 5625
Kindergarten 670
Elementary Corbett th 821 Students 03/01/19
– 5 Grade Students
School Street
Anthony
8101 North
Saville 6th – 8th 1,581
Torrey 1,633 Students 03/01/19
Middle Grade Students
Pines Drive
School
Shadow
5050 Brent 9th - 12th 2,559
Ridge High 3,113 Students 03/01/19
Lane Grade Students
School
Kay Carl Elementary School, Saville Middle School and Centennial High School are over
capacity for the 2018-19 school year. Carl Elementary School is 122.54 percent, Saville
Middle School is 103.29 percent and Shadow Ridge High School is 121.65 percent of
program capacity.
NE
Page 488 of 1332
Department of Public Works Traffic Study:

Tentative Map for a Proposed 44-Unit Single Family Residential Development -
Bradley and 215
Proposed Use
Average Daily SINGLE
9.44 1,879
Traffic (ADT) FAMILY
199
AM Peak Hour DETACHED 0.74 147
PM Peak Hour [DU] 0.99 197
Existing Traffic on Nearby Streets
Elkhorn Road
PM Peak Hour (Heaviest 60 Minutes) 601
Jones Boulevard
PM Peak Hour (heaviest 60 minutes) 275
Traffic Capacity of Adjacent Streets:
Adjacent Street ADT Capacity
Elkhorn Road 16,380
Jones Boulevard 35,490
Summary
This project will add approximately 1,879 trips per day on Elkhorn Road, Jones
Boulevard and Leon Avenue. Currently, Elkhorn Road is at approximately 46 percent
of capacity and Jones Boulevard is at approximately 41 percent of capacity. With this
project, Elkhorn Road is expected to be at approximately 57 percent of capacity and
Jones Boulevard is expected to be at approximately 47 percent of capacity. Traffic
counts are not available for Leon Avenue, but it is believed to be under capacity.
Based on Peak Hour use, this development will add into the area roughly 197 additional
cars, or about three every minute.
NE
Page 489 of 1332
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Real Property Management School Development Tracking Form
1180 Military Tribute Place
Henderson, Nv. 89074 http://ccsd.net/departments/real-property
Date Filed Application Number Entity

Company Name
Contact Name
Contact Mailing Address
City State Zip Code
Phone Mobile Fax Email
Project Name
Project Description
APN's

Single-Family Units (1) x 0.196 = x 0.101 = x 0.137 =
Multi-Family Units (2) x 0.140 = x 0.058 = x 0.064 =
Resort Condo Units (3)
Total
(1) Single Family unit is defined as single family detached home, mobile home, and town homes.
(2) Multi-Family unit is defined as apartment, multiplexes, and condominiums.
(3) Resort Condominium units for tracking purposes only.
* To be completed by CCSD
Schools Serving the Area*

* CCSD Comments
Approved Disapproved
Page 519 of 1332

AGENDA SUMMARY PAGE

SUBJECT:
VAR-75956 - VARIANCE RELATED TO ZON-75886 - PUBLIC HEARING - APPLICANT/OWNER:
ROMAN CATHOLIC BISHOP LAS VEGAS - For possible action on a request for a Variance TO
ALLOW A 1.09 CONNECTIVITY RATIO WHERE 1.30 IS REQUIRED on 55.52 acres at the
southeast corner of Elkhorn Road and Jones Boulevard (APNs 125-24-101-001 and 125-24-201-
001), R-E (Residence Estates) Zone [PROPOSED: R-1 (Single Family Residential)], Ward 6
(Fiore) [PRJ-75680]. Staff recommends DENIAL.
C.C.: 05/15/2019
RECOMMENDATION:
Page 520 of 1332

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Page 521 of 1332

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AGENDA SUMMARY PAGE

SUBJECT:
TMP-75888 - TENTATIVE MAP RELATED TO ZON-75886 AND WVR-75887 - PUBLIC
HEARING - APPLICANT/OWNER: ROMAN CATHOLIC BISHOP LAS VEGAS - For possible
action on a request for a Tentative Map FOR A PROPOSED 199-LOT SINGLE FAMILY
RESIDENTIAL SUBDIVISION WITH WAIVERS TO ALLOW NO INTERIOR STREETLIGHTS ON
PRIVATE STREETS AND TO ALLOW NON-STANDARD PUBLIC STREET IMPROVEMENTS
INCLUDING NO CURB, GUTTER OR SIDEWALK ON LEON AVENUE WHERE SUCH IS
REQUIRED on 55.52 acres at the southeast corner of Elkhorn Road and Jones Boulevard (APNs
125-24-101-001 and 125-24-201-001), R-E (Residence Estates) Zone [PROPOSED: R-1 (Single
Family Residential)], Ward 6 (Fiore) [PRJ-75680]. Staff recommends DENIAL.
C.C.: 05/15/2019
RECOMMENDATION:
Page 524 of 1332

paper use, backup
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Page 535 of 1332

TMP 75888
Roman Catholic Bishop Las Vegas
SEC Elkhorn Road & Jones Boulevard

Proposed 199 unit single family residential development.
RATE/#

AM Peak Hour SINGLE FAMILY DETACHED [DU] 199 0.74 147
Elkhorn Road
PM Peak Hour 601
Jones Boulevard
PM Peak Hour 275
Adjacent street ADT

Capacity
Elkhorn Road 16,380
Jones Boulevard 35,490
This project will add approximately 1,879 trips per day on Elkhorn Rd., Jones Blvd and Leon Ave. Currently, Elkhorn is at
about 46 percent of capacity and Jones is at about 41 percent of capacity. With this project, Elkhorn is expected to be at
about 57 percent of capacity and Jones is expected to be at about 47 percent of capacity. Counts are not available for Leon,
but it is believed to be under capacity.
Based on Peak Hour use, this development will add into the area roughly 197 additional cars, or about three every minute.
Page 536 of 1332

AGENDA SUMMARY PAGE

SUBJECT:
VAR-75808 - VARIANCE RELATED TO SUP-75807 - PUBLIC HEARING - APPLICANT/OWNER:
HARRIS INVESTMENT HOLDINGS, LLC - For possible action on a request for a Variance TO
ALLOW SEVEN PARKING SPACES WHERE NINE ARE REQUIRED FOR A DAILY LABOR
SERVICE on 0.17 acres at 444 East Sahara Avenue (APN 162-03-416-026), C-1 (Limited
Commercial), Ward 3 (Coffin) [PRJ-75616]. Staff recommends DENIAL.

RECOMMENDATION:
1. Location and Aerial Maps - VAR-75808 and SUP-75807 [PRJ-75616]
2. Conditions and Staff Report - VAR-75808 and SUP-75807 [PRJ-75616]
3. Supporting Documentation - VAR-75808 and SUP-75807 [PRJ-75616]
4. Photo(s) - VAR-75808 and SUP-75807 [PRJ-75616]
5. Justification Letter - VAR-75808 and SUP-75807 [PRJ-75616]
Page 537 of 1332

Page 538 of 1332
Page 539 of 1332
VAR-75808 and SUP-75807 [PRJ-75616]

ITEM DESCRIPTION: APPLICANT/OWNER: HARRIS INVESTMENT HOLDINGS,
LLC
CASE REQUIRED FOR

RECOMMENDATION
NUMBER APPROVAL
VAR-75808 Staff recommends DENIAL, if approved subject to SUP-75807
conditions:
SUP-75807 Staff recommends DENIAL, if approved subject to VAR-75808
conditions:
** NOTIFICATION **
NOTICES MAILED 470 - VAR-75808 and SUP-75807
PROTESTS 0 - VAR-75808 and SUP-75807
APPROVALS 0 - VAR-75808 and SUP-75807
CC
Page 540 of 1332
VAR-75808 and SUP-75807 [PRJ-75616]
Conditions Page One
** CONDITIONS **
Planning
1. Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-75807) shall be required, if approved.
Planning
1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Daily
Labor Services use.

75808) shall be required.
CC
Page 541 of 1332
VAR-75808 and SUP-75807 [PRJ-75616]
Conditions Page Two
application.
CC
Page 542 of 1332
VAR-75808 and SUP-75807 [PRJ-75616]
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is proposing to conduct a Daily Labor Services use at 444 East Sahara
Avenue. The site currently contains a 2,300 square-foot vacant building. Some interior
tenant improvements will be carried out as part of the project. There are no plans to
increase the floor area of the existing building.
ISSUES
• A Special Use Permit is required for a Daily Labor Services use within the C-1
(Limited Commercial) zoning district.
• A Variance has been requested to allow zero additional parking spaces where two
are required for a parking-impaired development; staff does not support this request.
ANALYSIS
The applicant has proposed a Daily Labor Services use at 444 East Sahara Avenue,
which currently contains a 2,300 square-foot vacant building which is zoned C-1 (Limited
Commercial).
Daily Labor Services is a permitted use in a C-1 (Limited Commercial) zoning district with
an approved Special Use Permit. Title 19.12 defines the Daily Labor Service use as “Any
building or premises which serves as a staging point or gathering place for persons who
are seeking immediate employment in daily labor activities and who accept or are
assigned such employment in accordance with whatever employment is available on that
particular day. For purposes of this paragraph, “daily labor” means manual labor,
including without limitation, construction cleanup, garbage pickup and removal,
demolition, convention setup and takedown, landscaping, planting and digging.”
The Minimum Special Use Permit Requirements include:
* 1. The use must be located on a primary or secondary thoroughfare.
Sahara Avenue is identified as a Primary Arterial on the Master Plan of Streets and
Highways Master Plan, complying with this requirement.
CC
Page 543 of 1332
VAR-75808 and SUP-75807 [PRJ-75616]
2. The use shall not be located within 400 feet of any church/house of worship, school,
individual care center licensed for more than 12 children, City park, or residential
zoning district.
The proposed use not within 400 feet of the listed protected land uses and complies
with this requirement.
* 3. The hours of operation shall be limited to the hours between sunrise and sunset.
Conformance to the Minimum Requirements in Title 19.12 for a Daily Labor Services
use is to be conditioned in any issued Special Use Permit.
* 4. Signage must be posted on the premises indicating that loitering on the premises is
not allowed. The signage may not exceed 4 square feet in size.
Conformance to the Minimum Requirements in Title 19.12 for a Daily Labor Services
use is to be conditioned in any issued Special Use Permit.
* 5. Persons who are seeking employment must wait for employment within a fully-
enclosed structure or an area screened from public view.
The proposed use will be conducted entirely within the existing building, thereby
complying with this requirement.
A review of files pertaining to 444 East Sahara Avenue was unable to locate a plot plan
or site plan showing the configuration and number of parking spaces on site related to
former approved uses. The most recent business license issued on site was for a
Contractor’s office; Title 19.12 requires one space for each 300 square feet of gross floor
area for an Office, Other than Listed. A 2,300 square-foot building is contained on the
subject site, generating a parking requirement of eight spaces.
Daily Labor Services has an on-site parking requirement of one space for each 250
square feet of gross floor area. The proposed use will occupy 2,300 square feet of gross
floor area, thereby generating ten required parking spaces; the submitted plans show
provision of seven parking spaces. Each of the seven parking spaces shown on the site
plan reverse onto the right-of-way (five spaces onto Sahara Avenue and two spaces onto
Santa Rosa Avenue) and do not comply with the parking design and access requirements
in Title 19.08.110. According to aerial map records, the parking layout has been in place
since records began in 1990.
CC
Page 544 of 1332
VAR-75808 and SUP-75807 [PRJ-75616]
In the absence of information relating to the parking arrangements of prior uses on the
subject site, the site is considered to be parking-impaired. The most recent use, a
Contractor’s office, generates a parking requirement of eight spaces; the proposed Daily
Labor Services use generates a parking requirement of ten spaces. As such, a Variance
is being sought to provide zero additional spaces where two spaces are required.
The Las Vegas Valley Water District (LVVWD) provided the following comments in
relation to the proposed development: “This parcel is currently served by LVVWD but the
service does not have the backflow prevention assembly required for the proposed use
per NAC 445A.67195. Backflow retrofit is required to bring this property into compliance
with state regulations. Developer’s contractor to contact LVVWD Project Support Team
for a backflow retrofit permit.”
order to:



applicant has created a self-imposed hardship by proposing a land use that requires
additional parking on the subject site. A less intense land use would allow conformance
with Title 19 parking 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.
CC
Page 545 of 1332
VAR-75808 and SUP-75807 [PRJ-75616]
The proposed Daily Labor Services development is not compatible with adjacent
development as evidenced by the Variance required for reduced parking.
proposed.
The on-site parking provisions proposed for the proposed Daily Labor Services use
do not comply with the requirements of Title 19.

The proposed Daily Labor Services development will maintain access from Sahara
Avenue, a primary arterial, and Santa Rosa Avenue, a local street; both roads
comply with the Master Plan of Streets and Highways and Title 13 respectively.
If approved, the proposed Daily Labor Services development will be subject to

building permit review, construction inspection and licensing to assure that the
public health, safety and general welfare are protected.
The proposed daily labor services use complies with all minimum Special Use
Permit requirements. However, the use does not comply with the on-site parking
requirements per Title 19.12. Based on the above findings, staff recommends
denial.
CC
Page 546 of 1332
VAR-75808 and SUP-75807 [PRJ-75616]

The City Commission approved a Rezoning (Z-0034-64) from R-2 to P-R on
04/15/64 property generally located on the northwest corner of Sahara Avenue and
Santa Rosa Drive.
The City Commission approved a Rezoning (Z-0065-65) from R-2 (Two
Family Residence) to C-1 (Limited Commercial) on property generally
located on the northwest corner of Sahara Avenue and Santa Rosa Drive. A
11/03/66
condition was imposed requiring that the use of the site be restricted to a
women’s apparel use; the condition was later reviewed and removed by the
Planning Commission on 07/10/80.
The Board of Zoning Adjustment approved a request for a Variance (V-0054-
80) to allow seven parking spaces for a proposed restaurant where 14 are
07/24/80
required at 444 E Sahara Avenue. A request for a one year extension of time
was granted by the Board of Zoning Adjustment of 01/22/81.
84) to allow a new car dealership for the sale of customized limousines
12/27/84
(maximum of five on display) where new car dealerships are not permitted at
444 E Sahara Avenue.
85) to allow a new car dealership for the sale of new luxury automobiles
07/30/85 (maximum of five on display) where a previous Variance permitted a new car
dealership for the sale of customized limousines only at 444 E Sahara
Avenue.

CC
Page 547 of 1332
VAR-75808 and SUP-75807 [PRJ-75616]

A business license (C25-00083) was issued for a Contractor at 444 E Sahara
01/17/07
Avenue. The permit became inactive on 11/08/16.
A business license (C25-04362) was issued for a Contractor at 444 E Sahara
03/25/13
A business license (G64-03967) was issued for a Contractor at 444 E Sahara
06/07/16
01/16/19
requirements for a Variance and Special Use Permit with the applicant.
Field Check
02/28/19 A vacant building was observed on site during a field check.

Site Area
Net Acres 0.17
Planned or Special
Designation
Subject SC (Service
Vacant C-1 (Limited Commercial)
Single Family, R-2 (Medium-Low Density
North ML (Medium Low)
Attached (Duplex) Residential)
CT (Commercial
Multi-Family H-1 (Limited Resort and
South Tourist) – Clark
Residential Apartment) – Clark County
County
Multi-Family R-4 (High Density
East C (Commercial)
Residential Residential)
SC (Service
West Retail C-1 (Limited Commercial)
Commercial)
CC
Page 548 of 1332
VAR-75808 and SUP-75807 [PRJ-75616]

Beverly Green/Southridge Neighborhood Plan Y
Trails N/A
Assessment)

Governing
Document
Major Roads and
Sahara Avenue Primary Arterial Highways Master 140 Y
Plan
Santa Rosa
Local Street Title 13 50 Y
Avenue
Parking Requirement
Use Parking
Units capped capped
Daily Labor
2,300 SF 1/250 SF 10
Services
TOTAL SPACES REQUIRED 10 7 N*
Regular and Handicap Spaces Required 9 1 6 1 N*
Percent Deviation 20%
*The subject site has been determined to be parking impaired per Title 19.18.030.
CC
Page 549 of 1332
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ʉʉʉ㈠8ʉ₡‫ف‬㈠่֭‫ש‬ฌ
Ќǲ╗7Ɔ●╗ǲ7AŐǲAฌ ए7 ՙⓒㄦ‫ں‬ธ7Ɔ㈠+㈠ฌ
‫ں‬″ธֱｘ̶ֱㅡ‫ں‬″ֱｘ‫ں‬ฎฌ ‫ں‬″ธֱｘ̶ֱㅡ‫ں‬″ֱｘ‫ں‬ՙฌ एฌ ｘ㈠‫ں‬ՙ7AbŐǲƆฌ ″ㄦฎㄦ7ǲ⎯㌱ਙ่₡ħ₡ਙ7Ɔ‫ש‬ผ֭֭‫ש‬ⓒ7Ɔ—ħ‫֭ש‬7Ｃฌ
ΎḶЌ●ЌḚ̬7Őֱธฌ ΎḶЌ●ЌḚ̬7Őֱธฌ ＣǲЌƆ●╗ù7 एฌ ҜAṲ㈠̬ฌ ㄦｘ゜7AbŐǲ7 Ab╗ⓈAՁ̬7 ̶ｘ㈠″゜7AbŐǲฌ ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7Ќ֭‫ﭨ‬Ŵ₡Ŵ77ฎɱ‫ںں‬ɱฌ
ԱⓈ●ՁＣ●ЌḚ7Ġǲ●ḚĠ╗ฌ ए7 AՁՁḶÛAԱՁǲ7 ОŐḶЋ●ＣǲＣฌ

╗AԱՁǲ7‫ں‬ɱ㈠ｘฎ㈠ｘՙｘฌ ǲṲ●Ɔ╗●ЌḚ7 ‫ں‬ㅡƥֱｘफ7ǲṲ●Ɔ╗●ЌḚฌ
Ћ●b╗ḶŐ7ìЌ●ḚĠ╗ฌ ԱŐ●AЌ7ÛḶՁ+ǲฌ
ОŐḶОǲŐ╗ùฌ ӧՙｘธỏ7ㄦธㅡֱฎ̶‫ں‬ㅡฌ ӧՙｘธỏ7ㅡ″‫̶ֱں‬ՙɱฎฌ
Ձ●Ќǲฌ ‫ﭨ‬8่ħ‫ف‬γ‫ש‬㌀8ʉ₡‫ف‬㈠่֭‫ש‬7 ⇡ʉਙк⑾֭㌀8ʉ₡‫ف‬㈠่֭‫ש‬ฌ
ԱⓈ●ՁＣ●ЌḚ̬ฌ
ǲṲ●Ɔ╗●ЌḚ7ƆĠǲＣƆฌ ǲṲ●Ɔ╗●ЌḚ7ฎƥĠ7bҜⓈ7ÛAՁՁฌ ธⓒ̶ｘｘ7Ɔ㈠+㈠7ӧǲṲ●Ɔ╗●ЌḚỏฌ
╗Ḷ7ŐǲҜA●Ќฌ ╗Ḷ7ŐǲҜA●Ќ7 ОAŐì●ЌḚ̬ฌ
ŐǲỢⓈ●ŐǲＣ7ОAŐì●ЌḚ̬ฌ
Ḷ++●bǲ゜7ＣAù7ՁAԱḶŐ̬7 ‫゜ں‬7ธㄦｘ7Ɔ+7 ธⓒ̶ｘｘ゜7ธㄦｘ7777ए7ɱฌ
ḶĠО ǲṲ●Ɔ╗●ЌḚ7ฎƥĠ7ÛŐḶⓈḚĠ╗ฌ
Ḷ ĠḶ ĠО ●ŐḶЌ7ḚA╗ǲƆ7ִ7+ǲЌbǲ7╗Ḷฌ
О
ḶĠ
О ŐǲҜA●Ќฌ
ḶĠ ḶĠ
О О ОŐḶЋ●ＣǲＣ7ОAŐì●ЌḚ̬ฌ ฎ7ƆОAbǲƆฌ
‫ں‬ฌ
ธ
ḶĠ
О ОŐḶЋ●ＣǲＣ7AbbǲƆƆ●ԱՁǲ̬ฌ ‫ں‬ฌ
ธｘƥֱｘफฌ
ḶĠО ‫ں‬ฎƥֱｘफฌ ㄦ7ОŐḶЋ●ＣǲＣ7ӧǲṲ●Ɔ╗●ЌḚ7╗Ḷ7ŐǲҜA●Ќỏฌ
ŐǲAŐฌ
ธ‫ں‬ƥֱธ फฌ
Ḷ ĠО
Ɔǲ╗ԱAbìฌ
ธ7ЌǲÛฌ
ḶĠ ḶĠОฌ
О
ЋAŐ●AЌbǲ7ŐǲỢⓈǲƆ╗ǲＣ7+ḶŐ7ОAŐì●ЌḚ7ŐǲＣⓈb╗●ḶЌฌ
ḶĠ ǲṲ●Ɔ╗●ЌḚ7ОA╗●Ḷฌ
Оฌ
ǲṲ●Ɔ╗●ЌḚ7ＣŐ●ЋǲÛAùฌ
bḶЋǲŐ7╗Ḷ7ŐǲҜA●Ќฌ
╗Ḷ7ŐǲҜA●Ќฌ
ḶĠ
Оฌ ЌḶ7ՁḶ●╗ǲŐ●ЌḚ7Ɔ●ḚЌ7╗Ḷ7Աǲ7bḶЌƆО●bⓈḶⓈƆՁù7ОḶƆ╗ǲＣ7ḶЌ7Ɔ●╗ǲฌ
ɱƥֱｘफฌ
ОŐḶОḶƆǲＣฌ
ОAŐì●ЌḚฌ
ӧธ7ƆОAbǲƆỏฌ
ɱƥֱｘफฌ
ǲAƆ╗ฌ
Ɔ╗㈠7ՁḶⓈ●Ɔฌ
77Ｃ7Ő7●7Ћ7ǲฌ
AЋǲЌⓈǲฌ
ОŐḶОǲŐ╗ùฌ ОŐḶОḶƆǲＣ7ЌǲÛฌ
ìฌ
Ձ●Ќǲฌ ǲЌ╗ŐAЌbǲฌ
ǲṲ●Ɔ╗●ЌḚ7ธⓒ̶ｘｘ7Ɔ+ฌ ǲAƆ╗ฌ
ԱⓈ●ՁＣ●ЌḚ7╗Ḷฌ ƆAĠAŐAฌ
ŐǲҜA●Ќฌ AЋǲЌⓈǲฌ
●ЌḚ7Ɔ●ＣǲÛAՁ
77Ő7Ḷ7Ɔ7Aฌ
Ձ●Ќǲ7Ḷ+7ԱⓈ●ՁＣ●ЌḚฌ
Ɔ●╗ǲฌ
ԱǲՁḶÛฌ
ǲṲ●Ɔ╗
Ձ●Ќǲ7Ḷ+7ԱⓈ●ՁＣ●ЌḚฌ ǲAƆ╗ฌ
ǲṲ●Ɔ╗●ЌḚ7ŐḶḶ+7╗ḶОฌ ǲṲ●Ɔ╗●ЌḚ7ŐḶḶ+7╗ḶОฌ
‫ں‬ฌ ḶЋǲŐĠAЌḚฌ
″ƥ̶ֱฌफฌ ҜǲbĠAЌ●bAՁ7ⓈЌ●╗ฌ ҜǲbĠAЌ●bAՁ7ⓈЌ●╗7 ＣǲƆǲŐ╗7●ЌЌฌ
ธฌ
ŐḶAＣฌ
ƆḶⓈ╗Ġฌ ƆAЌ╗Aฌ ƆḶⓈ╗Ġฌ
Ɔ7A7Ќ7╗7Aฌ
‫ں‬ｘƥֱｘफฌ ՁAƆ7ЋǲḚAƆฌ ŐḶƆAฌ ҜAŐùՁAЌＣฌ
Ɔ●Ｃǲฌ ธ‫ں‬ƥֱɱफฌ ԱՁЋＣฌ ＣŐ●Ћǲฌ ОAŐìÛAùฌ
Ɔǲ╗ԱAbìฌ
‫ں‬ｘ ƥֱｘफฌ
Ɔ ●Ｃǲฌ
Ɔǲ╗ԱAbìฌ
ǲṲ●Ɔ╗●ЌḚ7ＣŐ●ЋǲÛAùฌ
ǲṲ●Ɔ╗●ЌḚ7ОAŐì●ЌḚฌ
‫ں‬ฌ
ธ
ӧㄦ7ƆОAbǲƆỏฌ
ฎƥֱｘफ7 ɱƥֱｘफ7 ㄦƥֱㄦफฌ
ธㅡƥֱ″ फ7
‫ں‬ฎƥֱｘफฌ
‫ں‬″ธֱｘ̶ֱㅡ‫ں‬″ֱｘธㄦฌ
ΎḶЌ●ЌḚ̬7bֱ‫ں‬ฌ
+ŐḶЌ╗ฌ
Ɔǲ╗ԱAbìฌ
Page 551 of 1332

●่‫֭ש‬ผħਙผ7Ő֭こਙ₡֭кฌ
ㅡㅡㅡ7ǲŴ⎯‫ש‬7ƆŴγŴผŴ7A‫֭—่֭ﭨ‬ฌ
ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7Ќ֭‫ﭨ‬Ŵ₡Ŵ77ฎɱ‫ ں‬ｘㅡฌ
AbbǲƆƆ●ԱՁǲ7ŐḶⓈ╗ǲฌ
ǲṲ●Ɔ╗●ЌḚ7Ɔ●ＣǲÛAՁì7 ǲṲ●Ɔ╗●ЌḚ7Ɔ●ＣǲÛAՁìฌ
ǲṲ●Ɔ╗●ЌḚ7ОŐḶОǲŐ╗ùฌ ǲṲ●Ɔ╗●ЌḚ7ＣŐ●ЋǲÛAùฌ ǲṲ●Ɔ╗●ЌḚ7ＣŐ●ЋǲÛAùฌ

Ɔ●ḚЌAḚǲ7╗Ḷ7ŐǲҜA●Ќฌ ╗Ḷ7ŐǲҜA●Ќฌ ╗Ḷ7ŐǲҜA●Ќฌ
ǲ7A7Ɔ7╗7 7Ɔ7A7Ġ7A7Ő7A777A7Ћ7ǲ7Ќ7Ⓢ7ǲฌ
ŐǲЋ●Ɔ●ḶЌƆฌ
ЌḶŐ╗Ġฌ
ＣA╗
ＣA╗ǲ̬ฌ ｘ̶7ƆǲО7ธｘ‫ں‬ฎฌ
Ɔ●╗ǲ7ОՁAЌ7 İḶԱ
İḶԱ7ЌḶ̬ฌ ‫ں‬ฎֱｘ̶ՙฌ
ƆbAՁǲ̬7‫ں‬फ7ए7‫ں‬ｘƥֱｘफฌ
ＣŐAÛЌ̬ฌ
ＣŐA
bĠǲ
bĠǲbìǲＣ̬ฌ
ОŐİֱՙㄦ″‫ں‬″ ƆĠǲǲ╗7ЌⓈҜԱǲŐฌ
A‫ ں‬㈠ｘฌ
A
ǲṲ●Ɔ╗●ЌḚ7Ɔ╗ḶЌǲฌ
╗●Ձǲ7bḶЋǲŐǲＣฌ
ǲЌ╗Őù7╗Ḷ7ŐǲҜA●Ќฌ
ǲṲ●Ɔ╗●ЌḚ7ƆՁA╗ǲฌ
╗●Ձǲ7ҜAЌƆAŐＣ7╗Ḷฌ
ŐǲҜA●Ќฌ
″ㄦฎㄦ7ǲ⎯㌱ਙ่₡ħ₡ਙ7Ɔ‫ש‬ผ֭֭‫ש‬ⓒ7Ɔ—ħ‫֭ש‬7Ｃฌ
ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7Ќ֭‫ﭨ‬Ŵ₡Ŵ77ฎɱ‫ںں‬ɱฌ
‫̶ں‬ƥֱฎफฌ
‫ں‬ธƥֱㅡफฌ
ӧՙｘธỏ7ㄦธㅡֱฎ̶‫ں‬ㅡฌ ӧՙｘธỏ7ㅡ″‫̶ֱں‬ՙɱฎฌ
‫ﭨ‬8่ħ‫ف‬γ‫ש‬㌀8ʉ₡‫ف‬㈠่֭‫ש‬7 ⇡ʉਙк⑾֭㌀8ʉ₡‫ف‬㈠่֭‫ש‬ฌ
ฎƥֱｘफฌ
╗●Ձǲ7╗Ḷ7ŐǲҜA●Ќฌ
″ƥֱ‫ںں‬फฌ
ธƥֱ‫ںں‬फฌ
ƆḶⓈ╗Ġ7ǲՁǲЋA╗●ḶЌฌ
‫ں‬7 ƆbAՁǲ̬7‫゜ں‬ㅡफ7ए7‫ں‬ƥֱｘफฌ
ҜǲbĠAЌ●bAՁ7ⓈЌ●╗ฌ
ŐǲҜA●Ќฌ
ฎƥֱｘफฌ
ǲṲ●Ɔ╗●ЌḚ7ǲṲ╗㈠ฌ
ՙƥֱ‫ںں‬फฌ
bǲҜǲЌ╗7ОՁAƆ╗ǲŐฌ
ЌḶŐ╗Ġ7ǲՁǲЋA╗●ḶЌฌ
ธ7 ƆbAՁǲ̬7‫゜ں‬ㅡफ7ए7‫ں‬ƥֱｘफฌ
ŐǲҜA●Ќฌ
ǲṲ●Ɔ╗●ЌḚ7ОA╗●Ḷฌ
bḶЋǲŐ7╗Ḷ7ŐǲҜA●Ќฌ
Page 552 of 1332

‫̶ں‬ƥֱฎफฌ
ฎƥֱｘफฌ
ǲAƆ╗7ǲՁǲЋA╗●ḶЌฌ
̶7 ƆbAՁǲ̬7‫゜ں‬ㅡफ7ए7‫ں‬ƥֱｘफฌ
╗●Ձǲ7bḶЋǲŐǲＣฌ
ǲЌ╗Őù7╗Ḷ7ŐǲҜA●Ќฌ
ǲՁǲЋA╗●ḶЌƆฌ
ŐǲҜA●Ќฌ
ǲṲ●Ɔ╗●ЌḚ7Ɔ╗ḶЌǲฌ ＣA╗
ＣA╗ǲ̬7 ｘ̶7ƆǲО7ธｘ‫ں‬ฎฌ
╗●Ձǲ7╗Ḷ7ŐǲҜA●Ќฌ
İḶԱ
ＣŐAÛЌ̬ฌ
ＣŐA
bĠǲ
bĠǲbìǲＣ̬ฌ
ÛǲƆ╗7ǲՁǲЋA╗●ḶЌ7
ㅡ7 ƆbAՁǲ̬7‫゜ں‬ㅡफ7ए7‫ں‬ƥֱｘफ7 ｘธ゜ธㄦ゜‫ں‬ɱ
A̶㈠ｘฌ
A
ㅡธƥֱ‫ںں‬7‫゜ں‬ธफฌ
‫ں‬ㅡƥֱɱफ7 ‫ں‬ฎƥֱ‫ںں‬7‫゜ں‬ธफ7 ɱƥ̶ֱफฌ
″ㄦฎㄦ7ǲ⎯㌱ਙ่₡ħ₡ਙ7Ɔ‫ש‬ผ֭֭‫ש‬ⓒ7Ɔ—ħ‫֭ש‬7Ｃฌ
ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7Ќ֭‫ﭨ‬Ŵ₡Ŵ77ฎɱ‫ںں‬ɱฌ
ǲṲ●Ɔ╗●ЌḚ7Ɔ╗ḶŐAḚǲฌ
ฌ
AŐ
ɱƥֱՙफฌ
Ձǲ ӧՙｘธỏ7ㄦธㅡֱฎ̶‫ں‬ㅡฌ ӧՙｘธỏ7ㅡ″‫̶ֱں‬ՙɱฎฌ
ֱｘफ7b
ㄦƥ
‫ﭨ‬8่ħ‫ف‬γ‫ש‬㌀8ʉ₡‫ف‬㈠่֭‫ש‬7 ⇡ʉਙк⑾֭㌀8ʉ₡‫ف‬㈠่֭‫ש‬ฌ
Ɔ╗ḶŐAḚǲฌ
ŐǲƆ╗ŐḶḶҜฌ
‫ں‬ｘㄦฌ
ǲṲ●Ɔ╗●ЌḚ7ƆĠḶÛŐḶḶҜ7 ǲṲ●Ɔ╗●ЌḚ7ƆĠḶÛŐḶḶҜฌ ‫ں‬ｘ″ฌ
ḶОǲЌฌ ㅡฎफÛゥ7̶″फĠ7ોㅡฎफฌ
Ḷ++●bǲฌ
ǲṲ●Ɔ╗●ЌḚ7ƆḶ++●╗ฌ ‫ں‬ｘㅡฌ
AԱḶЋǲฌ
ǲṲ●Ɔ╗●ЌḚ7Ḷ++●bǲฌ
ǲṲ●Ɔ╗●ЌḚ7ƆḶ++●╗ฌ
AԱḶЋǲฌ
̶″फÛゥ7̶″फĠ7ોㅡฎफฌ
ǲṲ●Ɔ╗●ЌḚ7ƆĠḶÛŐḶḶҜฌ
AԱḶЋǲฌ
ǲṲ●Ɔ╗●ЌḚ7ǲЌ╗Őù゜7+ḶùǲŐ7 ŐǲbǲО╗●ḶЌฌ
ǲṲ●Ɔ╗●ЌḚ7ƆĠḶÛŐḶḶҜฌ ǲṲ●Ɔ╗●ЌḚ7bḶЋǲŐǲＣฌ ǲṲ●Ɔ╗●ЌḚ7bḶЋǲŐǲＣฌ
‫ں‬ｘธฌ
ОA╗●Ḷฌ ОA╗●Ḷฌ
ㄦㅡƥֱ‫ں‬फฌ
‫ں‬ธｘफÛゥ7̶″फĠ7ોㄦｘफฌ
AԱḶЋǲฌ
ḶОǲЌฌ
Ḷ++●bǲฌ
ǲṲ●Ɔ╗●ЌḚ7ƆĠḶÛŐḶḶҜฌ ‫ں‬ｘｘAฌ
ǲṲ●Ɔ╗●ЌḚ7ƆḶ++●╗ฌ ՁḶԱԱùฌ
AԱḶЋǲฌ ‫ں‬ｘｘฌ
ǲṲ●Ɔ╗●ЌḚ7Ḷ++●bǲฌ
̶ƥֱｘफฌ
AԱḶЋǲฌ
Page 553 of 1332

ԱŐAЌbĠฌ
ǲṲ●Ɔ╗●ЌḚ7ƆĠḶÛŐḶḶҜ7 ǲṲ●Ɔ╗●ЌḚ7ƆĠḶÛŐḶḶҜฌ ҜAЌAḚǲŐฌ

‫ں‬ｘ̶ฌ
ฌ
AŐ
‫̶ں‬ƥֱธफฌ
ǲṲ●Ɔ╗●ЌḚฌ Ձǲ
फ7b
ㄦ ƥֱｘ
ԱŐǲAì7ŐḶḶҜฌ
ՙƥֱｘफฌ
ŐǲƆ╗ŐḶḶҜ7 ŐǲƆ╗ŐḶḶҜฌ
‫ں‬ｘ‫ں‬ฌ
‫ں‬ㅡƥֱɱफฌ
‫ں‬″ƥֱՙफ7 ‫ںں‬ƥֱՙफ7 ㄦƥֱ″7‫゜ں‬ธफ7 ɱƥ̶ֱफฌ

ЌḶŐ╗Ġ7 ЌḶŐ╗Ġฌ
ՁḶḶŐ7ОՁAЌ7ֱ7ǲṲ●Ɔ╗●ЌḚฌ ՁḶḶŐ7ОՁAЌ7ֱ7ЌǲÛ7ÛḶŐìฌ
‫ں‬7 ƆbAՁǲ̬7‫゜ں‬ㅡफ7ए7‫ں‬ƥֱｘफ7 ธ7 ƆbAՁǲ̬7‫゜ں‬ㅡफ7ए7‫ں‬ƥֱｘफฌ
ՁḶḶŐ7ОՁAЌฌ
ＣǲҜḶՁ●╗●ḶЌ7ִ
ЌǲÛฌ
ＣA╗
ＣA╗ǲ̬ฌ ｘ̶7ƆǲО7ธｘ‫ں‬ฎฌ
İḶԱ
ＣŐA
ＣŐAÛЌ̬ฌ
bĠǲ
bĠǲbìǲＣ̬ฌ
Aธ㈠ｘฌ
A
Page 554 of 1332
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Page 555 of 1332
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Page 556 of 1332
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Page 557 of 1332

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7 ʉ₡‫ف‬7777Aผ㌱γħ‫֭ש‬㌱‫—ש‬ผ֭77777Ｃ֭⎯ħ‫่ف‬7Ա—ħк₡7777bਙ₡֭7bਙ่⎯—к‫ש‬ħ่‫ف‬
7 İⓈƆ╗●+●bA╗●ḶЌ7Ձǲ╗╗ǲŐ
İŴ่—Ŵผੂ7ธธⓒ7ธｘ‫ں‬ɱฌ
ОкŴ่่ħ่‫ف‬7Ŵ่₡7Ύਙ่ħ่‫ف‬ฌ
╗ਙ7Ûγਙこ7●‫ש‬7ҜŴੂ7bਙ่㌱֭ผ่̬
╗γ֭7⑾ਙккਙʉħ่‫ف‬7İ—⎯‫ש‬ħ⑾ħ㌱Ŵ‫ש‬ħਙ่7Ձ֭‫֭שש‬ผ7Ŵ่₡7Ŵ‫שש‬Ŵ㌱γ֭₡7₡ผŴʉħ่‫⎯ف‬7Ŵผ֭7ऑผਙ‫ﭨ‬ħ₡֭₡7⑾ਙผ7ੂਙ—ผ7㌱ਙ่⎯ħ₡֭ผŴ‫ש‬ħਙ่7Ŵ่₡7ผ֭‫ﭨ‬ħ֭ʉ⊿
Ő֭‫ש⎯֭—׀‬
╗γħ⎯7Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่7ħ⎯7⎯—⇡こħ‫֭שש‬₡7⑾ਙผ7bਙ่₡ħ‫ש‬ħਙ่Ŵк7Ⓢ⎯֭7О֭ผこħ‫ש‬7Ŵ่₡7ЋŴผħŴ่㌱֭7⑾ਙผ7ОŴผ8ħ่‫ف‬7Ő֭₡—㌱‫ש‬ħਙ่7Ő֭‫ﭨ‬ħ֭ʉ7⑾ਙผ7Ŵ7╗่֭Ŵ่‫ש‬ฌ
●こऑผਙ‫֭ﭨ‬こ่֭‫ש‬7‫ש‬ਙ7Ŵ่7֭ゥħ⎯‫ש‬ħ่‫ف‬7⇡—ħк₡ħ่‫ف‬7⑾ਙผ7—⎯֭7Ŵ⎯7Ŵ7ＣŴੂ7ՁŴ⇡ਙผ7Ɔ֭ผ‫ﭨ‬ħ㌱֭⎯7⇡—⎯ħ่֭⎯⎯㈠
Оผਙ㈾֭㌱‫ש‬7Ｃ֭⎯㌱ผħऑ‫ש‬ħਙ่ฌ
╗γħ⎯7ऑผਙ㈾֭㌱‫ש‬7㌱ਙ่⎯ħ⎯‫⎯ש‬7ਙ⑾7Ŵ่7֭ゥħ⎯‫ש‬ħ่‫ف‬7ਙֱ่֭⎯‫ש‬ਙผੂ7⇡—ħк₡ħ่‫ف‬7ʉħ‫ש‬γ7Ŵ่7่֭㌱кਙ⎯֭₡7ผ֭Ŵผ7ੂŴผ₡7Ŵ่₡7⑾ਙ—ผ7֭ゥħ⎯‫ש‬ħ่‫ف‬7ऑŴผ8ħ่‫ف‬7⎯ऑŴ㌱֭⎯7Ŵ่₡7ਙ่֭ฌ
Ŵ㌱㌱֭⎯⎯ħ⇡к֭7ऑŴผ8ħ่‫ف‬7⎯ऑŴ㌱֭㈠7+ਙ—ผ7ऑŴผ8ħ่‫ف‬7⎯ऑŴ㌱֭⎯7ʉħкк7⇡֭7Ŵ₡₡֭₡7‫ש‬ਙ7‫ש‬γ֭7ǲŴ⎯‫ש‬7⎯ħ₡֭7ਙ⑾7‫ש‬γ֭7⇡—ħк₡ħ่‫ف‬㈠7╗γ֭7ħ่‫֭ש‬ผħਙผ7ʉħкк7⇡֭7ผ֭こਙ₡֭к֭₡ฌ
‫ש‬ਙ7Ŵ㌱㌱ਙここਙ₡Ŵ‫֭ש‬7‫ש‬γ֭7ħ่‫่֭ש‬₡֭₡7—⎯֭7ʉħ‫ש‬γ7่֭ʉ7ਙ⑾⑾ħ㌱֭⎯ⓒ7ผ֭⎯‫ש‬ผਙਙこ7Ŵ่₡7⎯‫ש‬Ŵ‫ف‬ħ่‫ف‬7Ŵผ֭Ŵ7⑾ਙผ7‫ש‬γਙ⎯֭7⎯֭֭8ħ่‫ف‬7ＣŴੂ7ՁŴ⇡ਙผ7֭こऑкਙੂこ่֭‫ש‬㈠ฌ
Ќਙ7㌱γŴ่‫⎯֭ف‬7‫ש‬ਙ7‫ש‬γ֭7֭ゥ‫֭ש‬ผħਙผ7ਙ⑾7‫ש‬γ֭7⇡—ħк₡ħ่‫ف‬7Ŵผ֭7ħ่‫่֭ש‬₡֭₡7Ŵ‫ש‬7‫ש‬γħ⎯7‫ש‬ħこ֭㈠
╗γ֭7⑾ਙккਙʉħ่‫ف‬7Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่7ħ⎯7‫ש‬ਙ7⇡֭7⑾ħк֭₡7ħ่7㌱ਙ่㈾—่㌱‫ש‬ħਙ่7ʉħ‫ש‬γ7‫ש‬γħ⎯7к֭‫֭שש‬ผ̬
‫ں‬㈠7 bਙ่₡ħ‫ש‬ħਙ่Ŵк7Ⓢ⎯֭7О֭ผこħ‫ש‬7⑾ਙผ7ＣŴੂ7ՁŴ⇡ਙผ7Ɔ֭ผ‫ﭨ‬ħ㌱֭⎯
ธ㈠7 ЋŴผħŴ่㌱֭7⑾ਙผ7ОŴผ8ħ่‫ف‬7Ő֭₡—㌱‫ש‬ħਙ่7⑾ผਙこ7ɱ7⎯ऑŴ㌱֭⎯7ผ֭‫—׀‬ħผ֭₡7‫ש‬ਙ7ՙ7⎯ऑŴ㌱֭⎯7ऑผਙ‫ﭨ‬ħ₡֭₡㈠
●่‫ש่֭ש‬
7 ╗ਙ7₡֭‫֭ﭨ‬кਙऑ7‫ש‬γ֭7ऑผਙऑ֭ผ‫ੂש‬7ħ่7⎯—㌱γ7Ŵ7こŴ่่֭ผ7‫ש‬ਙ7ऑผਙ‫ﭨ‬ħ₡֭7Ŵ7⎯‫ש‬Ŵ‫ف‬ħ่‫ف‬7ऑਙħ่‫ש‬7⑾ਙผ7ऑ֭ผ⎯ਙ่⎯7⎯֭֭8ħ่‫ف‬7ħここ֭₡ħŴ‫֭ש‬ฌ
֭こऑкਙੂこ่֭‫ש‬7ħ่7₡Ŵħкੂ7кŴ⇡ਙผ7Ŵ㌱‫ש‬ħ‫ﭨ‬ħ‫ש‬ħ֭⎯7Ŵ⎯7₡֭⎯㌱ผħ⇡֭₡7ħ่7‫ש‬γ֭7bħ‫ੂש‬7ਙ⑾7ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯7Ⓢ่ħ⑾ħ֭₡7Ｃ֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7bਙ₡֭ⓒฌ
Ɔ֭㌱‫ש‬ħਙ่7‫ں‬ɱ㈠‫ں‬ธ㈠ｘՙｘฌ
7 ╗ਙ7ऑผਙ‫ﭨ‬ħ₡֭7Ŵ7こŴผ8֭‫ש‬Ŵ⇡к֭7₡֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7‫ש‬γŴ‫ש‬7ʉħкк7ऑผਙ‫ﭨ‬ħ₡֭7Ŵ7‫ﭨ‬Ŵผħ֭‫ੂש‬7ਙ⑾7֭こऑкਙੂこ่֭‫ש‬7ਙऑऑਙผ‫่—ש‬ħ‫ש‬ħ֭⎯7Ŵ่₡7⇡֭7Ŵฌ
‫ف‬ਙਙ₡7่֭ħ‫ف‬γ⇡ਙผ7‫ש‬ਙ7‫ש‬γ֭7⎯—ผผਙ—่₡ħ่‫ف‬7㌱ਙここ—่ħ‫ੂש‬㈠
7 ╗γ֭7㌱кħ่֭‫֭ש‬к֭7ਙ⑾7‫ש‬γħ⎯7⇡—⎯ħ่֭⎯⎯7‫่֭֭ف‬ผŴккੂ7₡ਙ7่ਙ‫ש‬7γŴ‫֭ﭨ‬7‫ש‬γ֭ħผ7ਙʉ่7‫֭ﭨ‬γħ㌱к֭⎯7Ŵ่₡7ผ֭кੂ7ਙ่7ऑ—⇡кħ㌱7‫ש‬ผŴ่⎯ऑਙผ‫ש‬Ŵ‫ש‬ħਙ่㈠
7 ╗γ֭7֭ゥħ⎯‫ש‬ħ่‫ف‬7⎯ħ‫֭ש‬7㌱ਙ่₡ħ‫ש‬ħਙ่⎯7₡ਙ7่ਙ‫ש‬7Ŵккਙʉ7⑾ਙผ7Ŵ₡֭‫—׀‬Ŵ‫֭ש‬7⎯ऑŴ㌱֭7‫ש‬ਙ7ऑผਙ‫ﭨ‬ħ₡֭7⑾ਙผ7‫ש‬γ֭7ผ֭‫—׀‬ħผ֭₡7่—こ⇡֭ผ7ਙ⑾7ऑŴผ8ħ่‫ف‬ฌ
⎯‫ש‬Ŵкк⎯㈠7╗γ֭7ऑŴผ8ħ่‫ف‬7ħ⎯7֭ゥħ⎯‫ש‬ħ่‫ف‬7‫ש‬ਙ7ผ֭こŴħ่7Ŵкਙ่‫ف‬7‫ש‬γ֭7ƆŴγŴผŴ7⑾ผਙ่‫ש‬Ŵ‫֭ف‬7ħ่7Ŵ㌱㌱ਙผ₡Ŵ่㌱֭7ʉħ‫ש‬γ7‫ש‬γ֭7่֭ħ‫ف‬γ⇡ਙผħ่‫ف‬ฌ
⇡—⎯ħ่֭⎯⎯֭⎯㈠
Ћ֭ผੂ7‫ש‬ผ—кੂ7ੂਙ—ผ⎯ⓒ
Ћħ㌱‫ש‬ਙผ7ì่ħ‫ف‬γ‫ש‬ⓒ7Aผ㌱γħ‫֭ש‬㌱‫ש‬
″ㄦฎㄦ7ǲ⎯㌱ਙ่₡ħ₡ਙ7Ɔ‫ש‬ผ֭֭‫ש‬ⓒ7Ɔ—ħ‫֭ש‬7Ｃ7777777777777777ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ77Ќ֭‫ﭨ‬Ŵ₡Ŵ777ฎɱ‫ ں ں‬ɱ777777777ʉʉʉ㈠ʉ₡‫ف‬㈠่֭‫ש‬
ʉʉʉ㈠ʉ₡‫ف‬㈠่֭‫ש‬
P a 5g 5eo 81f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
SUP-75807 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: HARRIS
INVESTMENT HOLDINGS, LLC - For possible action on a request for a Special Use Permit FOR
A PROPOSED 2,300 SQUARE-FOOT DAILY LABOR SERVICE at 444 East Sahara Avenue
(APN 162-03-416-026), C-1 (Limited Commercial), Ward 3 (Coffin) [PRJ-75616]. Staff
recommends DENIAL.
RECOMMENDATION:
Page 559 of 1332

paper use, backup
Page 560 of 1332

P a 5g 6eo 11f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
VAR-75819 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: SK USA, LLC - For
possible action on a request for a Variance TO ALLOW RESIDENTIAL BUILDINGS TO HAVE A
HEIGHT OF THREE STORIES WHERE TWO STORIES IS THE MAXIMUM ALLOWED ON LOT
ONE on 2.14 acres on the north side of Bonanza Road, approximately 1,550 feet east of Decatur
Boulevard (APN 139-30-306-003), R-2 (Medium-Low Density Residential) Zone, Ward 5 (Crear)

RECOMMENDATION:
1. Location and Aerial Maps - VAR-75819, VAR-75820, VAR-75821, SDR-75822 and TMP-
75823 [PRJ-75700]
2. Conditions and Staff Report - VAR-75819, VAR-75820, VAR-75821, SDR-75822 and TMP-
75823 [PRJ-75700]
3. Supporting Documentation - VAR-75819, VAR-75820, VAR-75821, SDR-75822 and TMP-
75823 [PRJ-75700]
4. Photo(s) - VAR-75819, VAR-75820, VAR-75821, SDR-75822 and TMP-75823 [PRJ-75700]
5. Justification Letter - VAR-75819, VAR-75820, VAR-75821, SDR-75822 and TMP-75823 [PRJ-
75700]
Page 562 of 1332

Page 563 of 1332
Page 564 of 1332
VAR-75819, VAR-75820, VAR-75821, SDR-75822 and TMP-75823 [PRJ-75700]

ITEM DESCRIPTION: APPLICANT/OWNER: SK USA, LLC
CASE REQUIRED FOR

RECOMMENDATION
NUMBER APPROVAL
VAR-75819 Staff recommends DENIAL, if approved subject to
conditions:
conditions:
conditions:
SDR-75822 Staff recommends DENIAL, if approved subject to VAR-75819
VAR-75821
TMP-75823 Staff recommends DENIAL, if approved subject to VAR-75819
VAR-75821
SDR-75822
** NOTIFICATION **
NOTICES MAILED 403 - VAR-75819 and VAR-75820

403 - VAR-75821 and SDR-75822
403 - TMP-75823
PROTESTS 0 - VAR-75819 and VAR-75820

0 - VAR-75821 and SDR-75822
0 - TMP-75823
APPROVALS 0 - VAR-75819 and VAR-75820

0 - VAR-75821 and SDR-75822
0 - TMP-75823
JB
Page 565 of 1332
Conditions Page One
** CONDITIONS **
Planning

75820), Variance (VAR-75821), Site Development Plan Review (SDR-75822) and
Tentative Map (TMP-75823) shall be required, if approved.
Planning

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Page 566 of 1332
Conditions Page Two
Planning

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Page 567 of 1332
Planning

75819), Variance (VAR-75820), Variance (VAR-75821) and Tentative Map (TMP-
building elevations, date stamped 0314/19, except as amended by conditions
herein.

8. 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.
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Page 568 of 1332
Public Works
11. Correct all American’s with Disabilities Act (ADA) deficiencies, if any, on the sidewalk
along Bonanza 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.
12. Prior to the submittal of any construction drawings, meet with City of Las Vegas Fire
Engineering Department, the Traffic Engineering Department and the Sanitary
Sewer Section of the Department of Public Works to discuss the final location of the
proposed gate.
13. 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
14. Submit a License Agreement for landscaping and private improvements in the
Bonanza Road 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).
JB
Page 569 of 1332
Conditions Page Five
Planning
2. Approval of Variance (VAR-75819), Variance (VAR-75820), Variance (VAR-75821)

and Site Development Plan Review (SDR-75822) shall be required, if approved.
Regulations.
5. 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.

JB
Page 570 of 1332
Conditions Page Six
Public Works
along Bonanza Road adjacent to this site in accordance with code requirements of
of this site.
9. 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
Bonanza Road 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
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
JB
Page 571 of 1332
Conditions Page Seven
and/or alignment of improvements, including but not limited to street, gating, sewer
and drainage improvements, shall be resolved prior to approval of the construction
plans by the City. No 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
13. Comply with all applicable conditions of approval for Site Development Plan Review
SDR-75822 and any other site related actions.
JB
Page 572 of 1332
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is proposing to construct an 18-unit Single-Family, Attached [Duplex]

residential subdivision on a 2.14-acre undeveloped property located on the north side of
Bonanza Road, approximately 1,550 feet east of Decatur Boulevard. In addition to the
standard Tentative Map (TMP-75823) and Site Development Plan Review (SDR-75822),
the applicant is requesting three additional Variances (VAR-75819, VAR-75820 and VAR-
75821).
ISSUES
• The Single Family, Attached (Duplex) use is permitted in the R-2 (Medium-Low
Density Residential) zoning district.
• A Variance (VAR-75819) of Title 19.06.100 is required to allow residential buildings to
have a height of three stories where two stories is the maximum allowed on lot one of
a three lot proposed residential subdivision. Staff does not support this request.
• A Variance (VAR-75820) of Title 19.06.100 is required to allow residential buildings to
have a height of three stories where two stories is the maximum allowed on lot two of
a three lot proposed residential subdivision. Staff does not support this request.
• A Variance (VAR-75821) of Title 19.06.100 is required to allow a 47-foot wide access
control gate where 50 feet is required; to allow sidewalks on one side where sidewalks
on both sides are required and to allow a Connectivity Ratio of 1.00 where 1.30 is
required. Staff does not support this request.
ANALYSIS
The subject site is located in the Southeast Sector of the General Plan and has a current
land use designation of ML (Medium Low Density Residential) and zoning designation of
R-2 (Medium-Low Density Residential) on a 2.14-acre undeveloped property located on
the north side of Bonanza Road, approximately 1,550 feet east of Decatur Boulevard. The
proposed Single Family, Attached [Duplex] use is permitted in the R-2 (Medium-Low
Density Residential) zoning district.
The applicant has proposed to develop the subject 2.14 acre site into an 18-unit Single-
Family, Attached [Duplex] development containing, which requires an associated Site
Development Plan Review (SDR-75822). As proposed, the 18-unit development will have
a density of 8.41 units per acre, which complies with the 8.49 units per acre maximum
JB
Page 573 of 1332
allowed by the ML (Medium Low Density Residential) land use designation. The applicant
has proposed an associated Tentative Map (TMP-75823) for the proposed development
which will subdivide the site into three lots. Lot 1 is designated as 0.688 acres and will be
developed with 10 residential units. Lot 2 is designated as 0.562 acres and will be
developed with eight residential units. Lot 3 is designated as 0.889 acres and will be
developed as a 47-foot wide gated private street. Furthermore, the subject site complies
with Title 19.06.100 development standards, which allows 6-12 dwelling units per lot.
The submitted drawings indicate that the subject site will be comprised of three residential
unit types, which are designated as Type #1, #2 and #3. The proposed development will
provide eight Type #1 and Type #2 residential dwellings and ten Type #3 residential
dwellings. Type #1 and #2 are proposed to be three stories and 35 feet in height measured
to the flat roof, which does not meet Title 19.06.100 development standards, which limits
building height to two stories or 35 feet. Type #3 is proposed to be two stories and
approximately 25 feet in height measured to the flat roof, which does meet Title 19.06.100
development standards. The applicant has requested two Variances (VAR-75819 and VAR-
75820) to allow residential buildings to have a height of three stories where two stories is
the maximum allowed on Lot #1 and Lot #2 of the proposed residential subdivision. The
submitted elevations indicate the building facades will have a combination of “Cobblestone
Path,” “Terracotta Sand,” “Barnwood Gray,” “Mink,” and “Muslin” smooth stucco with black
iron railings.
Access to the site is provided from Bonanza Road, which is identified as a 60-70-foot
wide Minor Collector via a proposed 47.5-foot wide private street with a gated entrance.
Pursuant to Title 19.04.070(B), “Where access control gates are to be used in conjunction
with private streets, the principal vehicular entrance gate must have a minimum width of
50 feet.” The applicant has requested a Variance (VAR-75821) to allow the proposed
47.5-foot wide private street with access control gate where 50 feet is required.
Furthermore, the Department of Public Works has indicated that the location of the
proposed gate for this site conflicts with Traffic Engineering, Fire Department and Sanitary
Sewer guidelines, which will require relocation of the proposed sewer line.
Pursuant to Title 19.04.230 Private Gated Community Streets development standards,

private streets are required to comply with three available street cross sections, which are
24 feet, 28 feet and 33 feet wide, respectively, with a sidewalk on one side. As the
proposed 47.5-foot wide private street with sidewalk does not comply with the three
available cross sections, the proposed private street must then comply with the minimum
construction standards for public streets. Pursuant to Title 19.04.220 47-foot Residential
Street (Narrow Lot) development standards the proposed private street must provide a
five-foot sidewalk on both sides of the street. Since the proposed private street does not
comply with this standard, the applicant has requested a Variance (VAR-75821) to allow
sidewalks on one side where sidewalks on both sides are required.
JB
Page 574 of 1332
Also, pursuant to Title 19.04.040 development within the R-2 (Medium-Low Density
Residential) zoning district all residential development is subject to the minimum 1.30
Connectivity Ratio (links/nodes). As the proposed development consists of one link and
one node, the applicant has requested a Variance (VAR-75821) to allow a Connectivity
Ratio of 1.00 where 1.30 is the minimum required for the proposed development.
The on-site parking area is located within the interior of the subject site. The site will
provide two garage parking spaces for each unit, which complies with the 36 parking
spaces required by Title 19.06.100. Pursuant to Title 19.06.100 Table 6, “for any use
approved for this district other than Single Family Residential (Attached or Detached) the
on-site parking requirements shall be as outlined in LVMC 19.12.060,” which requires
additional guest parking. However, as the subject site is proposed to be a 18-unit Single
Family, Attached [Duplex] development, Title 19.06.100 Table 6 requires a minimum of
two unimpeded spaces per dwelling unit.
Pursuant to Title 19.06.100 Table 5, a six-foot landscape buffer is required adjacent to

the right-of-way for residential developments with five or more lots. As the proposed,
Tentative Map (TMP-75821) only proposes to develop three lots, no perimeter
landscaping is required for the proposed development. However, the applicant has
submitted a proposed landscape plan for the development. The submitted landscape plan
indicates a combination of 24-inch box “Chaste”, “Italian Stone Pine”, “Italian Cypress”
and “Windmill Palm” trees and five-gallon “Compact Desert Ranger”, “Feathery Cassia”,
“Desert Ruellia” and “Desert Bluestar” shrubs will be planted throughout the site.
Staff notes that the submitted cross sections show elevations indicating a relatively flat
area. The site is surrounded by walls and no new walls appear to be proposed. Although
the subject site is a flag-shaped lot, staff finds that the subject sites provides an adequate
buildable area, which would allow compliance with Title 19 development standards. As
such, staff notes the subject site does not provide a significant hardship to warrant
approval the requested Variances, as the development could be redesigned to provide
further compliance with Title 19. As the proposed development is inconsistent with Title
19 development standards pertaining to building height and 19.04 Complete Street
development standards, staff recommends denial of the three Variances, Site
Development Plan Review and associated Tentative Map request.
order to:
JB
Page 575 of 1332



applicant has created a self-imposed hardship by requesting to develop three story
structures where two stories is the maximum allowed adjacent to existing single-family
land uses. Alternative building 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.
order to:


JB
Page 576 of 1332


applicant has created a self-imposed hardship by requesting to develop three story
structures where two stories is the maximum allowed adjacent to existing single-family
land uses. Alternative building 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.
order to:



applicant has created a self-imposed hardship by requesting to develop a private street
which does not meet Title 19.04 Complete Street development standards. Alternative
street 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.
JB
Page 577 of 1332

The proposed 18-unit Single Family, Attached [Duplex] development is not

compatible with the adjacent single-family residential and commercial development
in the area, as evidenced by the required Variances to allow deviations from Title
19.04 Complete Street and Title 19.06.100 building height development standards.
The proposed 18-unit Single Family, Attached [Duplex] development does not
comply with established and Title 19.04 Complete Street and Title 19.06.100
building height development standards as evidenced by the requested Variances.

Primary site access is from Bonanza Road, which is classified as a 60 to 70-foot

Minor Collector Street in Title 13, which provides adequate capacity to serve the
proposed use. Access to the site is provided from a proposed 47.5-foot wide private
street with a gated entrance. Pursuant to Title 19.04.070(B), “Where access control
gates are to be used in conjunction with private streets, the principal vehicular
entrance gate must have a minimum width of 50 feet. The applicant has requested
a Variance (VAR-75821) to allow the proposed 47.5-foot wide private street with
access control gate where 50 feet is required. Furthermore, the Department of
Public Works has indicated that the location of the proposed gate for this site
conflicts with Traffic Engineering, Fire Department and Sanitary Sewer guidelines,
which will require relocation of the proposed sewer line.
The project design and style are appropriate for the subject location and will be
harmonious with buildings in the surrounding area. The submitted elevations
indicate the building facades will have a combination of “Cobblestone Path”,
“Terracotta Sand,” “Barnwood Gray,” “Mink,” and “Muslin” smooth stucco with black
iron railings. The proposed landscape buffers will have a combination of trees and
shrubs which are consistent with the Southern Nevada Regional Plant List.
JB
Page 578 of 1332

The design characteristics of the proposed building elevations are not unsightly,
undesirable, or obnoxious compatible, they are compatible with development in the
surrounding area.
The proposed residential development will be subject to inspections in order to

protect the public health, safety and general welfare by City staff.
FINDINGS (TMP-75822)
The proposed Tentative Map conforms to Nevada Revised Statutes. However, staff has
determined that the Tentative Map does not conform Title 19, as evidenced by the
requested Variances to allow deviations from Title 19.04 Complete Street development
standards. Therefore, staff recommends denial of this application.

from R-E (Residence Estates) to R-1 (Single Family Residential)
between Bonanza Road and Washington Avenue, approximately 1,320
01/18/61
feet east of the centerline of Decatur Boulevard. The Planning
Commission and staff recommended approval. The property was hard
zoned on 07/26/61.
The Board of City Commissioners denied a request for Rezoning (Z-
0083-73) from R-E (Residence Estates) to R-1 (Single Family
Residential) on approximately 5.00 acres on the north side of Bonanza
10/24/73
Road, approximately and Washington Avenue, approximately 1,320 feet
east of Decatur Boulevard. The Planning Commission recommended
approval.
A two-lot Parcel Map (PMP-43732) on 4.95 acres at 4500 West
09/27/12 Bonanza Road was recorded. The zoning for this site was R-1 (Single
Family Residential) at this time.
JB
Page 579 of 1332

The City Council voted to Withdraw Without Prejudice a request for a
General Plan Amendment (GPA-55775) from PF (Public Facilities) to
ML (Medium Low Density Residential) on 2.19 acres on the north side
of Bonanza Road, approximately 1,550 feet east of Decatur Boulevard.
The Planning Commission recommended denial; staff recommended
approval.
Rezoning (ZON-55777) from R-1 (Single Family Residential) to R-3
(Medium Density Residential) on 2.19 acres on the north side of
Bonanza Road, approximately 1,550 feet east of Decatur Boulevard.
11/19/14
The Planning Commission recommended denial; staff recommended
approval.
Site Development Plan Review (SDR-55779) for a proposed 39-unit
multi-family residential development with a Waiver to allow a zero-foot
perimeter landscape buffer along a portion of the west property line
where six feet is required on 2.19 acres on the north side of Bonanza
Road, approximately 1,550 feet east of Decatur Boulevard. The
Planning Commission recommended denial; staff recommended
approval.
(GPA-70682) from PF (Public Facilities) to ML (Medium Low Density
Residential) on 2.14 acres on the north side of Bonanza Road,
approximately 1,550 feet east of Decatur Boulevard. The Planning
Commission and staff recommended approval of the request.
09/06/17
R-1 (Single Family Residential) to R-2 (Medium-Low Density
Residential) on 2.14 acres on the north side of Bonanza Road,
approximately 1,550 feet east of Decatur Boulevard. The Planning


There are no related Building Permit or Business Licenses associated with the subject site.
JB
Page 580 of 1332
A pre-application meeting was held to discuss submittal requirements
for applications related to a proposed Variance, Site Development Plan
01/30/19
Review and Tentative Map for a proposed duplex single-family
residential (condominium) development.
Field Check
During a routine site inspection staff observed an undeveloped site free
02/28/19
of trash and debris, with natural desert vegetation.

Site Area
Net Acres 2.14

Property District
19.12 Designation
Subject ML (Medium Low R-2 (Medium-Low
Undeveloped
Property Density Residential) Density Residential)
North
Church/House of R-1 (Single Family
South PF (Public Facilities)
Worship Residential)
East
Single Family, R-PD8 (Residential
ML (Medium Low
Detached and Planned Development –
Density Residential)
West Attached 8 Units per Acre)
Church/House of R-1 (Single Family
PF (Public Facilities)
Worship Residential)
JB
Page 581 of 1332

A-O (Airport Overlay) District (105 Feet) Y
Trails N/A
Assessment)

Min. Lot Size (Lot #1) 6,500 SF 29,993 SF Y
Min. Lot Size (Lot #2) 6,500 SF 24,503 SF Y
Min. Setbacks
Min. Distance Between Buildings 10 Feet 10 Feet Y
Three
Two Stories or 35 Stories, 35
Max. Building Height Feet Feet N*
*The applicant has requested Variances (VAR-75819 and VAR-75820) to allow
residential buildings to have a height of three stories where two stories is the maximum
allowed on Lots 1 and 2 of the three lot proposed residential subdivision.

Governing
Document
Bonanza Road Minor Collector Title 13 60-70 Y
JB
Page 582 of 1332
19.04.040 Connectivity
Transportation Network Element # Links # Nodes
Internal Street 1 -
Intersection – Internal - -
Cul-de-sac Terminus - 1
Intersection – External Street or Stub Terminus - -
Intersection – Stub Terminus w/ Temporary Turn Around
- -
Easements
Non-Vehicular Path - Unrestricted - -
Total 1.00 1.0
Required Provided
Connectivity Ratio (Links / Nodes): 1.30 1.00
*The applicant has requested a Variance (VAR-75821) to allow a connectivity ratio of
1.00 where 1.30 is required
Parking Requirement
Use Parking
Regular Regular
Units capped capped
Single-
Family 2 spaces
18 du 36
Residential per du
(Duplex)
TOTAL SPACES REQUIRED 36 36 Y*
Regular and Handicap Spaces Required 36 0 36 0 Y*
*Pursuant to Title 19.06.100 Table 6 “any use approved for this district other than Single
Family Residential (Attached or Detached) the on-site parking requirements shall be as
outlined in LVMC 19.12.060, which requires additional guest parking. However, as the
subject site is proposed to be an 18-unit Single Family, Attached (Duplex) development;
Title 19.06.100 Table 6 requires a minimum of two unimpeded spaces per dwelling unit.
JB
Page 583 of 1332
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Ɔì7ⓈƆAⓒ7ՁՁb㈠ฌ
İḶĠЌ7Ő㈠7ĠAҜ ●Ձ╗ḶЌ7ǲЌ╗ǲŐОŐ●ƆǲƆⓒ7●Ќb㈠ฌ
ОĠ̬7ӧՙｘธỏ7ธ̶ՙֱㅡｘՙｘ77bḶЌ╗Ab╗̬7bƆAԱA7Ҝǲ●ƆΎԱⓈŐḚǲŐฌ
ОĠ̬7ӧՙｘธỏ7ㄦฎｘ̶ֱ″ㄦฎ77ֱֱֱֱֱ77ÛÛÛ㈠İŐĠAҜ●Ձ╗ḶЌǲЌ╗ǲŐОŐ●ƆǲƆ㈠bḶҜฌ
ⓈЌ●╗7ՙՙฌ ӧธ‫ں‬ɱ‫ں‬ỏฌ ธЌＣ7ՁŐ̬7ՙฎɱ7Ɔฌ

ɱ‫ں‬ỏฌ Ḷ7ОՁA╗Ɔฌ ‫ں‬Ɔ╗7ՁŐ̬7ㅡｘฎ7Ɔฌ
Ձ ●Ќ ǲ 7╗ A Ա Ձ ǲ ฌ ӧธ‫ں‬ ̶ŐＣ7ՁŐ̬7ฎ‫ں‬ɱ7Ɔฌ ธЌＣ7ՁŐ̬7ɱｘ‫ں‬7Ɔฌ
ธ̶㈠ㄦƥ7Ő゜Û 7 ธㅡƥ7Ő゜Û ฌ Ձ●Ћ●ЌḚ7AŐǲA̬ฌ
ฌ
Ɔฌ
╗Ḷ╗AՁ̬7‫ں‬ՙ̶ㄦ7Ɔฌ ̶ŐＣ7ՁŐ̬7ɱ‫ں‬ฎ7Ɔฌ Ḷ Ќฌ ฌ ǲ ฌƆ
О Ő Ḷ О ǲ Ő ╗ ù 7Ձ ●Ќ ǲ Ɔ ฌ ՁḶ╗7̶ธⓒ7ԱՁḶbì7ՙฌ ‫ں‬Ɔ╗7ՁŐ̬7ՙɱ″7Ɔฌ ╗ฌ
╗Ḷ╗AՁ̬7ธธธՙ7Ɔฌ ธЌＣ7ՁŐ̬7‫ںںں‬ㅡ7Ɔฌ
ḚAŐAḚǲ̬7ㄦՙՙ7Ɔฌ
Ҝ ฌ
ฌО Ő7 ฌ●ฌ
Ձ ●Ќ ǲ 7 7Ձ ǲ Ќ Ḛ ╗ Ġ Ｃ ●Ő ǲ b ╗ ●Ḷ Ќ ŐḶЌ╗7bḶЋǲŐǲＣ7Ｃǲbì̬7ฎｘ7Ɔฌ ╗Ḷ╗AՁ̬7‫ں‬ɱ‫ں‬ｘ7Ɔฌ
ฌŐ
‫̶ں‬ો ㄦｘ
ḚAŐAḚǲ̬7ㅡՙՙ7Ɔฌ
㈠Ġฌ Aฌ ฌ●ฌՁ ฌ
b ●Ћ ●Ձ 7
ŐǲAŐ7bḶЋǲŐǲＣ7Ｃǲbì̬7″ｘ7Ɔ7
bḶЋǲŐǲＣ7ǲЌ╗Őù̬7̶ㅡ7Ɔฌ
ฌ
╗ ฌǲ
ḚAŐAḚǲ̬7ㅡ̶̶7Ɔฌ İ ㈠ฌฌŐ ฌ
ŐḶЌ╗7Ｃǲbì̬7ㄦ̶7Ɔ7 bḶЋǲŐǲＣ7ǲЌ╗Őù̬7ㄦՙ7Ɔฌ ǲ ฌЌ
ⓈЌＣǲŐ7ŐḶḶ̬7ธㅡㄦธ7Ɔฌ
ฌ ŐḶЌ╗7Ｃǲbì̬7‫ں‬ธㄦ7Ɔฌ
ӧธ‫ں‬ɱ‫ں‬ỏ ⓈЌＣǲŐ7ŐḶḶ̬7ธՙɱ‫ں‬7Ɔฌ ŐǲAŐ7Ｃǲbì̬7ㅡฎ7Ɔฌ
ՁḶ╗7̶‫ں‬ⓒ7ԱՁḶbì7ՙฌ
ɱｘỏฌ ⓈЌＣǲŐ7ŐḶḶ̬7ธㄦՙ̶7Ɔฌ
ӧธ‫ں‬
ⓈЌ●╗7ՙㅡฌ
ӧธ‫ں‬ ●Őǲ7ՁḶÛ7bAՁbƆ̬7╗ÛḶ7AҜ●Ձù7ＣÛǲՁՁ●ЌḚƆฌ
ɱｘ
ỏฌ ″ƥ7Û ●Ｃǲ7Ⓢ╗●Ձ●╗ù7ǲAƆǲҜ ǲЌ╗ฌ
‫̶ں‬ો ｘｘ
ⓈЌ●╗7ՙㄦฌ ОǲŐ7ԱḶḶì7ՙⓒ7ОAḚǲ7ՙ‫ں‬ฌ
ỏฌ
ӧธ‫ں‬ɱธ Ḷ7ОՁA╗Ɔฌ
b Ⓢ Ő Ћ ǲ 7╗ A Ա Ձ ǲ 7ֱ7О Ő Ḷ О ǲ Ő ╗ ù 7Ձ ●Ќ ǲ Ɔ
b Ⓢ Ő Ћ ǲ 7 Ő A Ｃ ●Ⓢ Ɔ Ձ ǲ Ќ Ḛ ╗ Ġ ╗ A Ќ Ḛ ǲ Ќ ╗ 7Ｃ ǲ Ձ ╗ A ฌ
●ЋǲÛ Aùฌ
ՁḶ╗7̶ｘⓒ7ԱՁḶbì7ՙฌ
‫ں‬ธો ㄦｘ
Page 585 of 1332

ОAŐbǲՁ7‫ں‬ฌ
̶ ɱ″㈠ㄦｘƥฌ
●Ձǲ7‫ںں‬ฎⓒ7ОAḚǲ7″‫ں‬ฌ
Ɔ ｘｘ¤ธՙƥㄦฎफǲ
Ḷ7ОAŐbǲՁ7Ҝ AОƆฌ
ƆОǲǲＣ ฌ
bḶҜ Ҝ ḶЌ7AŐǲA7
ɱỏฌ
╗Ġǲ7bⓈŐbĠ7Ḷฌ ՁҜ●
●ฌ╗ฌ
ⓈЌ●╗7ՙｘฌ
ㅡ ″ｘ㈠̶ฎƥ7
ӧธ‫ں‬ฎ
Ɔ ｘｘ¤ธՙƥㄦฎफǲ 7
İǲƆⓈƆ7bĠŐ●Ɔ╗ฌ ‫ں‬ㄦฌ
AОЌ7‫̶ں‬ɱ̶ֱｘ̶ֱｘ″ֱｘｘ̶7
Ḷ7ՁA╗╗ǲŐ7ＣAù7ƆA●Ќ╗Ɔฌ
‫ں‬ธો ｘｘ
ⓈЌ●╗7ՙ‫ں‬ฌ ฌҜ ●ฌ ḚŐAОĠ●b7ƆbAՁǲฌ
ҜḶЌ╗AḚǲ7ǲƆ╗A╗ǲƆฌ
Őฌ
㈠ฌĠ A ฌ ฌՁ ฌ ㅡｘ7 ｘ7 ธｘฌ ㅡｘฌ

╗ ฌḶ
İ㈠ฌฌ
ŐǲƆ●ＣǲЌ╗●AՁ7ƆⓈԱＣ●Ћ●Ɔ●ḶЌฌ
Ќฌ ฌ
ՁḶ╗7ธɱⓒ7ԱՁḶbì7ՙฌ ՁḶ╗7ธฎⓒ7ԱՁḶbì7 b ●Ћ ●Ձ ฌ
ǲ Ṳ ㈠7″ƥ7Û ●Ｃ ǲ 7╗ ǲ Ձǲ О Ġ Ḷ Ќ ǲ ฌ
ǲ ฌƆ ฌ
ฌ
ǲ Ќฌ ฌ
ǲ Ɔ Ҝ ╗ 7Ḷ Ő ̬‫ں‬″ｘｘ̬‫ں‬ㄦㄦɱฎɱՙฌ ╗ ฌǲ
‫ں‬7ħ่㌱γ7ए777777777777⑾‫ש‬
ㅡｘฌ
b●╗ù7Ḷ7ՁAƆ7ЋǲḚAƆⓒ7ЌǲЋAＣA7ฎɱ‫ں‬ｘՙ7
Őฌ ฌО Ő7 ฌ●ฌƆ
ɱỏฌ
Ќ ǲ ╗ ̬7″ՙՙ7Ɔ ฌ
ӧธ‫ں‬ฎ
″ƥ7Û ●Ｃǲ7Ⓢ╗●Ձ●╗ù7ǲAƆǲҜ ǲЌ╗ฌ
ОǲŐ7ԱḶḶì7ՙⓒ7ОAḚǲ7ՙ‫ں‬ฌ bḶЌЌǲb╗●Ћ●╗ù7ŐA╗●Ḷ̬7ӧՁ●ЌìƆ7゜7ЌḶＣǲƆỏฌ
‫ںں‬ો ㄦｘ
Ḷ7ОՁA╗Ɔฌ ҜḶЌ╗AḚǲ7ǲƆ╗A╗ǲƆ̬7ธ7Ձ●ЌìƆ7゜7ธ7ЌḶＣǲƆए‫ ں‬㈠ｘ7ӧAＣҜ●Ќ●Ɔ╗ŐA╗●Ћǲ7ＣǲЋ●A╗●ḶЌ7ŐǲỢⓈ●ŐǲＣỏฌ
ฌ
╗Ġǲ7Ҝ●Ќ●ҜⓈҜ7ŐǲỢⓈ●ŐǲＣ7bḶЌЌǲb╗●Ћ●╗ù7ŐA╗●Ḷ7●Ɔ7‫ ں‬㈠̶ｘ7ӧՁ●ЌìƆ゜ЌḶＣǲƆỏ7ḶŐ7AՁՁ7ＣǲЋǲՁḶОҜǲЌ╗7●Ќ7ŐֱＣⓒ7Őֱ‫ ں‬ⓒ7ŐֱƆՁⓒฌ
ฎ″ỏฌ ŐֱҜĠⓒ7ŐֱbՁⓒ7Őֱ╗Ġⓒ7Őֱธⓒ7Ő̶ֱ7AЌＣ7Őֱㅡ7ΎḶЌ●ЌḚ7Ｃ●Ɔ╗Ő●b╗Ɔ㈠7╗Ġǲ7ŐǲỢⓈ●ŐǲＣ7bḶЌЌǲb╗●Ћ●╗ù7ŐA╗●Ḷ7ҜAù7Աǲ7ŐǲＣⓈbǲＣฌ
ӧธ‫ں‬
Աù7╗Ġǲ7Ｃ●Őǲb╗ḶŐⓒ7Û●╗Ġ7╗Ġǲ7AＣЋ●ƆǲҜǲЌ╗7Ḷ7╗Ġǲ7Ｃ●Őǲb╗ḶŐ7Ḷ7ОⓈԱՁ●b7ÛḶŐìƆⓒ7╗ĠŐḶⓈḚĠ7╗Ġǲ7ƆⓈԱҜ●╗╗AՁ7Ḷฌ
ӧธ‫ں‬ฎฎỏ
ⓈЌ●╗7″ฎฌ AЌ7AООՁ●bA╗●ḶЌ7ḶŐ7AЌ7AＣҜ●Ќ●Ɔ╗ŐA╗●Ћǲ7ＣǲЋ●A╗●ḶЌⓒ7ÛĠ●bĠ7ƆĠAՁՁ7Աǲ7ƆⓈԱİǲb╗7╗Ḷ7╗Ġǲ7ОŐḶbǲＣⓈŐǲƆ7AЌＣฌ Ġฌ
Ｃฌ
ⓈЌ●╗7″ɱ7 bĠAŐՁǲƆ╗ḶЌ7ǲƆ╗A╗ǲƆ7ⓈЌ●╗7ЌḶ㈠7ธֱＣฌ ùฌ
ɱỏฌ
Ɔ╗AЌＣAŐＣƆ7Ɔǲ╗7ḶŐ╗Ġ7●Ќ7ՁЋҜb7‫ ں‬ɱ㈠‫ ں‬″㈠‫ ں‬ธｘⓒ7●7╗Ġǲ7AООՁ●bAЌ╗7ＣǲҜḶЌƆ╗ŐA╗ǲƆ7●╗7●Ɔ7●ҜОḶƆƆ●ԱՁǲ7ḶŐฌ
ฎ
ԱḶḶì7ՙⓒ7ОAḚǲ7ՙㄦฌ
●ҜОŐAb╗●bAԱՁǲ7╗Ḷ7AbĠ●ǲЋǲ7ＣⓈǲ7╗Ḷ7╗ḶОḶḚŐAОĠ●b7bḶЌＣ●╗●ḶЌƆⓒ7ЌA╗ⓈŐAՁ7ǲA╗ⓈŐǲƆⓒ7AＣİAbǲЌ╗7ǲṲ●Ɔ╗●ЌḚฌ
ӧธ‫ں‬
ธ̶㈠ㄦƥ7 ธㅡƥฌ Ḷ7ОՁA╗Ɔฌ ＣǲЋǲՁḶОҜǲЌ╗7ОA╗╗ǲŐЌƆⓒ7ḶŐ7Ḷ╗ĠǲŐ7Ɔ●╗ǲ7Ձ●Ҝ●╗A╗●ḶЌƆ㈠ฌ
ӧธ
‫ں‬
ӧธ‫ں‬ ″ƥ7Û ●Ｃǲ7Ⓢ╗●Ձ●╗ù7ǲAƆǲҜ ǲЌ╗ฌ
‫ںں‬ો ｘｘ
ฎฎ
ฎ″
ỏฌ ОǲŐ7ԱḶḶì7ՙⓒ7ОAḚǲ7ՙㄦ ОŐḶОǲŐ╗ù7ḶÛЌǲŐ7Ɔ╗A╗ǲҜǲЌ╗7゜7bbִŐ7Ɔ╗A╗ǲҜǲЌ╗ฌ
ỏฌ
Ḷ7ОՁA╗Ɔฌ ՁḶ╗7ธⓒ7ԱՁḶbì7ՙ7 ՁḶ╗7̶ⓒ7ԱՁḶbì7ՙฌ
ՁḶ╗7‫ں‬ⓒ7ԱՁḶbì7ՙฌ
ӧธ‫ں‬
ОŐ●ЋA╗ǲ7ＣŐ●ЋǲÛ Aù7 ฎฎ ǲ Ṳ ㈠7ㄦƥ7Û ●Ｃ ǲ 7b ՁЋ 7 ●Ő ǲ 7Ġ ù Ｃ Ő A Ќ ╗ ⓒฌ
ӧธ‫ں‬ฎɱỏฌ
ㄦƥ7Û ●Ｃǲ7bՁЋ7●Őǲ7ĠùＣŐAЌ╗ⓒ ฌ ՁЋЋÛ Ｃ7ǲAƆǲҜ ǲЌ╗7 ОǲŐฌ ỏฌ Ɔ ╗ Ő ǲ ǲ ╗ 7Ձ●Ḛ Ġ ╗ 7A Ќ Ｃ 7╗ Ő A ●b ฌ
ӧธ
Ɔ╗Őǲǲ╗7Ձ●ḚĠ╗7AЌＣ7╗ŐA●bฌ ฎỏฌ ḶŐ̬‫ں‬ฎｘ″̬‫ں‬ՙ″ㄦ‫ںں‬ɱฌ ‫ں‬ฎՙỏฌ Ɔ ●Ḛ Ќ A Ձ7ǲ Ɔ Ҝ ╗ 7О ǲ Ő ฌ ⓈЌ●╗゜ОՁAЌฌ
‫ں‬ฎ ●Ձǲ 7‫ںں‬ฎⓒ7О A Ḛ ǲ 7″‫ں‬ฌ
Ɔ●ḚЌAՁ7ǲAƆǲҜ ǲЌ╗7ОǲŐฌӧธ ″ỏฌ Ɔ ╗Ḷ О 7 ḚǲḶ╗ǲbĠЌ●bAՁ7ǲЌḚ●ЌǲǲŐ7Ɔ╗A╗ǲҜǲЌ╗ฌ
●Ձǲ7‫ںں‬ฎⓒ7ОAḚǲ7″‫ں‬ฌ ӧธ‫ں‬ฎՙỏฌ ӧธ‫ں‬ฎ Ḷ 7О A Ő b ǲ Ձ7Ҝ A О Ɔ 7A Ќ Ｃ ⊿ฌ
‫ ں‬ｘો ㄦｘ
Ḷ7ОAŐbǲՁ7Ҝ AОƆฌ ǲ Ṳ ㈠7̶ƥ7Û ●Ｃ ǲ 7╗ ǲ Ձǲ О Ġ Ḷ Ќ ǲ ฌ
ǲ Ɔ Ҝ ╗ 7Ḷ Ő ̬‫ں‬″ｘｘ̬‫ں‬ㄦㄦɱฎɱㅡฌ
ƆⓈԱҜ●╗╗AՁฌ
ОŐ●Ќ╗ǲＣ̬ฌｘ̶ֱ‫ں‬ธֱธｘ‫ں‬ɱฌ
ฎɱ¤ธㄦƥ̶ㄦफǲ ฌ
Ќ ｘｘ Ќ ǲ ╗ ̬7ธ̶ՙ7Ɔ ฌ
О ●̬7‫ں‬ｘો ̶ｘ㈠
ӧธ‫ں‬
ฎㄦỏฌ ㅡ ՙ㈠ㄦｘƥฌ ǲṲ㈠″फ7AbО7ӧՁЋЋÛ Ｃ7Ṳbֱธㄦ″ỏฌ О ⓈԱՁ●b7Ő゜Û 7ОǲŐฌ ǲAŐ╗ĠÛḶŐì7Ｃ●ƆbՁA●ҜǲŐฌ ḶÛЌǲŐ7゜7ＣǲЋǲՁḶОǲŐฌ
ОⓈԱՁ●b7Ő゜Û 7ОǲŐฌ ОⓈԱՁ●b7Ő゜Û 7ОǲŐฌ ●Ќ ḶŐҜA╗●ḶЌ̬ฌ
ӧธ‫ں‬
ԱḶЌAЌΎA7ŐḶAＣฌ ㅡｘƥ7Ő゜Û ฌ Ա ḶḶì7ՙⓒ7ОAḚǲ7ՙㄦ7Ḷ7ОՁA╗Ɔฌ
ḶŐ̬ฎ″ฎ̬″ɱՙㅡｘ″ฌ ̶ｘƥ7Ő゜Û ฌ ǲṲ㈠ฎफ7AbО7ӧՁЋЋÛ Ｃ7Ṳbֱธㄦ″ỏฌ Ɔì7ⓈƆAⓒ7ՁՁb㈠ฌ
ฎฎỏฌ
ǲṲ㈠ฎफ7AbО7ӧՁЋЋÛ Ｃ7Ṳbֱธㄦ″ỏ
ㅡｘ㈠ｘｘƥ7
̶ ｘ㈠ｘｘƥ7
Ḷ 7ОAŐbǲՁ7Ҝ AОƆฌ ՙｘֱ╗7Ő゜Û 7ֱ7ОⓈԱՁ●b7 ՙ̶ㅡㄦ7ƆḶⓈ╗Ġ7ＣⓈŐAЌḚḶ7ＣŐ●Ћǲ7 Ա‫ں‬ｘՙֱ‫ں‬ㅡｘฌ
ธ″ો ㄦｘ7 ธՙો ｘｘ7 ธՙો ㄦｘ7 ธฎો ｘｘฌ ธฎ ՁAƆ7ЋǲḚAƆⓒ7ЌǲЋAＣA7ฎɱ‫̶ںں‬ฌ
ธ̶ો ㄦｘ7 ธㅡો ｘｘ7 ธㅡો ㄦｘ7 ธㄦો ｘｘ7 ″ỏฌ ธㄦો ㄦｘ7 ธ″ો ｘｘ7
ธธો ｘｘ7 ธธો ㄦｘ7 ธ̶ો ｘｘ7 ฌ ỏ bḶЌ╗Ab╗̬7bƆAԱA7Ҝǲ●ƆΎԱⓈŐḚǲŐ7ӧՙｘธỏ7ธ̶ՙֱㅡｘՙｘฌ
‫ں‬ฎ
‫ں‬ｘો ｘｘ
ǲṲ㈠ㅡफ7AbО7ӧՁЋЋÛ Ｃ7ṲԱֱ‫̶ں‬ธỏฌ
ฎՙ ӧธ ОⓈԱՁ●b7Ő゜Û 7ОǲŐ7ԱḶḶì7‫ں‬ｘⓒ7 О●̬7ธ″ો ธ″㈠ฎ̶ฌ ǲṲ㈠ฎफ7AbО7ӧՁЋЋÛ Ｃ7ṲԱֱ‫̶ں‬ธỏ7 Ա ḶЌAЌΎA7ŐḶAＣฌ ӧธ‫ں‬ฎ̶ỏฌ ƆⓈŐЋǲù7Ｃ●ƆbՁḶƆⓈŐǲฌ
ǲṲ㈠″फ7AbО7ӧՁЋЋÛ Ｃ7ṲԱֱ‫̶ں‬ธỏฌ
ǲṲ㈠7ОŐЋ7ЋAⓈՁ╗ฌ ӧธ‫ں‬ ㅡỏฌ
ǲṲ㈠ฎफ7AbО7ӧՁЋЋÛ Ｃ7Ṳbֱฎՙｘỏฌ ǲṲ㈠ฎफ7AbО7ӧՁЋЋÛ Ｃ7ṲԱֱ‫̶ں‬ธỏฌ ОAḚǲ7ธธ7Ḷ7ОՁA╗Ɔฌ ӧธ‫ں‬ฎ ̶ｘƥ7Ő゜Û ฌ ″ｘֱ╗7Ő゜Û 7ֱ7ОⓈԱՁ●bฌ ǲՁǲЋA╗●ḶЌ7ЌḶ╗ǲ̬ฌ
Û Ｃ7bֱฎㅡ″ỏǲṲ㈠ฎफ7ОЋb7ӧՁЋЋÛ Ｃ7bֱฎㅡ″ỏฌ ǲṲ㈠ฎफ7ОЋb7ӧՁЋЋÛ Ｃ7bֱฎㅡ″ỏฌ
̶ｘƥ7Ő゜Û ฌ ǲṲ㈠7‫ں‬ธफ7ОЋb7ӧՁЋЋÛ Ｃ77bḶЌ╗7ɱՙɱỏฌ
ǲṲ㈠″फ7ОЋb7ӧՁЋЋÛ Ｃ7bֱฎㅡ″ỏฌ Ա О̬7ɱો ՙｘ㈠ｘｘฌ
ǲṲ㈠7‫ں‬ｘफ7ОЋb7ӧՁЋЋÛ Ｃ7bḶЌ╗7ɱՙɱỏฌ Ɔ╗A╗●b7ÛA╗ǲŐ7ОŐǲƆƆⓈŐǲฌ
ɱો ՙｘ
ǲṲ㈠ฎफ7AbО7ӧՁЋЋÛ Ｃ7ṲԱֱ‫̶ں‬ธỏฌ İḶĠЌ7Ő㈠7ĠAҜ●Ձ╗ḶЌ7ǲЌ╗ǲŐОŐ●ƆǲƆⓒ7●Ќb㈠ฌ
ธ̶ｘｘฌ Ⓢ╗●Ձ●╗ù7ЌḶ╗ǲ̬ฌ
ǲṲ㈠7ฎफ7Ｃ●О7ӧՁЋЋÛ Ｃ7bḶЌ╗7ɱՙɱỏฌ ●Őǲ7ＣǲОAŐ╗ҜǲЌ╗̬ฌ
ㅡ″㌫ฌ Ќ゜Aฌ
╗ŐA●b7Ɔ╗Ｃù̬ฌ
ǲṲ㈠ฎफ7AbО7ӧՁЋЋÛ Ｃ7Ṳbֱฎՙｘỏฌ
ОŐ●ЋA╗ǲ7ÛǲՁՁƆ7╗Ḷ7Աǲ7ŐǲҜḶЋǲＣ7 ŐḶҜ7ƆǲŐЋ●bǲ̬ฌ Ќ゜Aฌ
ＣŐA●ЌAḚǲ7Ɔ╗Ｃù̬ฌ Ќ゜Aฌ
ƆḶ●ՁƆ7ŐǲОḶŐ╗̬ฌ Ќ゜Aฌ
ՁฌḶ ╗7″ⓒ7ԱՁḶbì7‫ں‬ฌ
ОŐİֱՙㄦՙｘｘ ՁЋЋÛＣ̬ฌЌ゜Aฌ
ՁḶ╗7̶ⓒ7ԱՁḶbì7‫ں‬7 ՁḶ╗7ㅡⓒ7ԱՁḶbì7‫ں‬7 ՁḶ╗7ㄦⓒ7ԱՁḶbì7‫ں‬7
bՁЋ7ĠAЌƆǲЌ̬7 Ќ゜Aฌ
ՁḶ╗7‫ں‬ⓒ7ԱՁḶbì7‫ں‬7 ՁḶ╗7ธⓒ7ԱՁḶbì7‫ں‬ฌ ｘ̶゜‫ں‬ㅡ゜‫ں‬ɱ
bĠAŐՁǲƆ╗ḶЌ7ǲƆ╗A╗ǲƆ7ⓈЌ●╗7ЌḶ㈠ฌ
″ֱAฌ bՁЋ7ＣÛḚ7 ̬ฌ
ԱḶḶì7‫ں‬ｘⓒ7ОAḚǲ7ธธฌ bAⓈ╗●ḶЌ7╗Ḷ7bḶЌ╗ŐAb╗ḶŐ7
Ḷ7ОՁA╗Ɔฌ
ƆОֱ‫ں‬ฌ
ธ゜ธｘ‫ں‬ɱ7ɱ̬‫ں‬ฎ̬ธ″7ОҜฌ
ƆĠŐⓈԱƆⓒ7ㄦ7ḚAՁ7Ҝ●Ќ㈠7 ԱḶṲ7╗ŐǲǲƆⓒ7ธㅡफ7Ҝ●Ќ㈠ฌ
Ṳ 7ӧ ՙｘธỏ7ฎ ɱ ″ ֱ ฎ ̶ ㄦธฌ
bḶҜОAb╗7ＣǲƆǲŐ╗7ŐAЌḚǲŐ7 ǲA╗ĠǲŐù7bAƆƆ●A7 bĠAƆ╗ǲ7╗Őǲǲ7 ●╗AՁ●AЌ7Ɔ╗ḶЌǲ7О●Ќǲ7 ●╗AՁ●AЌ7bùОŐǲƆƆ7 Û●ЌＣҜ●ՁՁ7ОAՁҜฌ

A
╗ŐǲՁՁ●ƆǲƆ7AЌＣ7ḚŐḶⓈЌＣ7bḶЋǲŐ7 bḶЌbŐǲ╗ǲ7●Ќ●ƆĠǲƆฌ
Ɔǲǲ7ԱⓈ●ՁＣ●ЌḚฌ
ǲՁǲЋA╗●ḶЌ7ḶŐฌ
ỢⓈAЌ╗●╗ùⓒฌ
ՁḶbA╗●ḶЌƆⓒ7AЌＣฌ
Ｃ●ҜǲЌƆ●ḶЌƆ7Ḷฌ
ฌ
╗ŐǲՁՁ●Ɔฌ
ɱՙ㈠ㄦㄦɱՙ
AḚḚŐǲḚA╗ǲ7ƆⓈŐAbǲฌ
●bǲ7ӧ ՙｘธỏ7ㄦ
ＣǲƆǲŐ╗7ŐⓈǲՁՁ●A7 Ћ●ŐḚ●ЌƥƆ7ԱḶÛǲŐฌ
Ḷ
╗ùО●bAՁ7bḶЌbŐǲ╗ǲ7ÛAՁìฌ
bŐⓈƆĠǲＣ7ḚŐAЌ●╗ǲฌ
7ҜḶЌ╗AḚǲ7ǲƆ╗A╗ǲƆฌ
ḚŐḶⓈЌＣ7bḶЋǲŐ7╗Ḷ7Աǲฌ
Page 586 of 1332

ＣŐḶⓈḚĠ╗7╗ḶՁǲŐAЌ╗ฌ
Ձ AŐ Ő ù 7╗●Ќ Ｃ AՁ Ձฌ
Ő ǲƆ●Ｃ ǲЌ ╗●AՁ 7Ｃ ǲƆ●Ḛ Ќ ǲŐฌ
ＣA7ฎ ɱ ‫ ں‬ธ ̶ฌ
ԱḶḶ╗Ġ●ՁՁฌ
ⓒ7Ќ ǲЋ A
ＣǲƆǲŐ╗7ԱՁⓈǲƆ╗AŐฌ
ǲⓈОA╗ḶŐ●ⓈҜฌ
ՁAƆ7Ћ ǲḚ AƆ
ŐՁḶƆ7Ｃ Őฌ
A
ｘ̶゜‫ں‬ㅡ゜‫ں‬ɱ
ՁAЌＣƆbAОǲ7ОՁAЌ ฌ
″ ‫ ں‬7b
AՁｘ‫ں‬ｘฌ
‫ں‬ՙ
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Ḷ 7ОՁA╗Ɔฌ
Ћǲฌ
ฌ
ฌҜฌ ●ฌ
●ฌ Ձ ฌ
㈠㈠ฌĠ A
㈠Őฌ
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İ㈠ฌ
Ќฌ ฌ
ฌ
b ●Ћ ●Ձ ฌ
ǲ ฌƆ
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ՁḶ╗7ㅡ̶ⓒ7ԱՁḶbì7ՙ7 Ḷ7ОՁA╗Ɔฌ ՁḶ╗7̶ՙⓒ7ԱՁḶbì7ՙฌ
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ЋǲÛ Aùฌ Ќ ǲ ╗ ̬7ธ‫ں‬ｘ7Ɔ ฌ ӧธ‫ں‬ɱｘ
ỏฌ Ḷ7ОՁA╗Ɔฌ
‫ں‬ՙ゜ОՁ̶7 ‫ں‬ฎ゜ОՁ̶7
Ｃฌ ԱAƆ●Ɔ7Ḷ7ԱǲAŐ●ЌḚฌ
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ธ7 ՁḶ╗7̶″ⓒ7ԱՁḶbì7ՙฌ
bฌ ՁḶ ╗ ̬7‫ں‬ฌ
ӧธ
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ⓈЌ●╗7ฎธฌ ธỏฌ ՁḶ╗7̶ㄦⓒ7ԱՁḶbì7ՙ7 ՁḶḶＣ7ΎḶЌǲฌ
‫ ں‬″‫ں‬㈠ｘ″ƥฌ
ฌ
b‫ں‬
ḚǲЌǲŐAՁ7●ЌḶŐҜA╗●ḶЌฌ
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bธ ḶЋǲŐAՁՁ̬7ฎ㈠ㅡ‫ ں‬7ӧ‫ ں‬ฎ7ⓈЌ●╗Ɔ゜ธ㈠‫ ں‬ㅡ7AbŐǲƆỏฌ
ฌ Оb̬7‫ں‬ㅡો ɱｘ㈠ㅡธฌ
ƆОǲǲＣ ฌ
ՁḶ ╗ ̬7ธฌ
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Ġฌ Ｃฌ
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Ќ ฎɱ¤ธㄦƥ̶ㄦफǲ ฌ ＣǲЋ●A╗●ḶЌ7ŐḶҜ7Ɔ╗AЌＣAŐＣƆ7 ธՙ㈠̶̶ƥฌ ธՙ㈠̶̶ƥ7 ธՙ㈠̶̶ƥฌ

ฌ
ธỏ
ธฌ
ǲฌ
̶ㅡƥฌ
‫ں‬ɱ
ӧธ
Ḷ 7ОՁA╗Ɔฌ

ธ̶㈠ㄦƥ7Ő゜Û 7 ธㅡƥ7Ő゜Û 7 Ձ●Ћ●ЌḚ7AŐǲA̬ฌ
ฌ
Ɔฌ
ฌ ╗Ḷ╗AՁ̬7‫ں‬ՙ̶ㄦ7Ɔฌ ̶ŐＣ7ՁŐ̬7ɱ‫ں‬ฎ7Ɔฌ Ḷ Ќฌ ฌ ǲ ฌƆ
ธฌ ╗Ḷ╗AՁ̬7ธธธՙ7Ɔฌ ธЌＣ7ՁŐ̬7‫ںںں‬ㅡ7Ɔฌ
Ҝ ฌ
ฌО Ő7 ฌ●ฌ
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b ●Ћ ●Ձ 7
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ӧธ‫ں‬
ɱｘ
ỏฌ
●ЋǲÛ Aùฌ
Ḛฌ
ธฌ ՁḶ╗7̶ｘⓒ7ԱՁḶbì7ՙฌ
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ƆОǲǲＣ ฌ
ɱỏฌ
●ฌ╗ฌ
ӧธ‫ں‬ฎ
╗ǲЌ╗A╗●Ћǲ7ҜAОฌ
Őฌ

╗ ฌḶ
İ㈠ฌฌ
Ќฌ ฌ
ǲ ฌƆ ฌ
ฌ
ǲ Ќฌ ฌ
‫ں‬7ħ่㌱γ7ए777777777777⑾‫ש‬
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Ġฌ Ɔ╗AЌＣAŐＣƆ7Ɔǲ╗7ḶŐ╗Ġ7●Ќ7ՁЋҜb7‫ ں‬ɱ㈠‫ ں‬″㈠‫ ں‬ธｘⓒ7●7╗Ġǲ7AООՁ●bAЌ╗7ＣǲҜḶЌƆ╗ŐA╗ǲƆ7●╗7●Ɔ7●ҜОḶƆƆ●ԱՁǲ7ḶŐฌ
ฎ
ӧธ‫ں‬
ธ̶㈠ㄦƥ7 ธㅡƥฌ
ธฌ Ḷ7ОՁA╗Ɔฌ ＣǲЋǲՁḶОҜǲЌ╗7ОA╗╗ǲŐЌƆⓒ7ḶŐ7Ḷ╗ĠǲŐ7Ɔ●╗ǲ7Ձ●Ҝ●╗A╗●ḶЌƆ㈠ฌ
ӧธ
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ỏฌ
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О ●̬7‫ں‬ｘો ̶ｘ㈠
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ОⓈԱՁ●b7Ő゜Û 7ОǲŐฌ ОⓈԱՁ●b7Ő゜Û 7ОǲŐฌ ●ЌḶŐҜA╗●ḶЌ̬ฌ
ӧธ‫ں‬
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‫ں‬ฎ
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bՁЋ7ĠAЌƆǲЌ̬ฌЌ゜Aฌ
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О Ձ7 ǲAƆǲҜǲЌ╗7゜7ＣǲＣ●bA╗●ḶЌ7ЌḶ╗ǲƆ̬ฌ
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╗ Û ㈠ｘｘỏ ӧɱㄦ ╗ Û ฎ㈠‫ں‬ㄦ
ฌ ฌ ОŐḶİǲb╗7Ɔ●╗ǲ7 ╗Û ㈠ｘｘỏ ОŐḶİǲb╗7Ɔ●╗ǲ7 ฌ ỏฌ bḶЌƆ╗ŐⓈb╗●ḶЌ7ЌḶ╗ǲƆ̬ฌ
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ɱ ธ㈠
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Ḛ ‫ں‬㈠ｘ
bĠAŐՁǲƆ╗ḶЌ7ǲƆ╗7╗ŐAb╗7ՙbฌ ɱ゜ОՁ ̶ฌ
ฌ
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Ḛ ̶㈠ｘｘ
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ՁḶ╗7ㅡｘ7ԱՁḶbì7ՙฌ
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ӧɱｘ㈠ฎ ̶ƥฌ ̶ƥฌ
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ǲṲ㈠7ḚŐḶⓈЌＣฌ ЌḚ ฌ ỏฌ ǲṲ㈠7ḚŐḶⓈЌＣฌ ǲṲ㈠7ḚŐḶⓈЌＣ7 ỏฌ ǲ Ṳ㈠7ḚŐḶⓈЌＣฌ
ǲṲ㈠7ḚŐḶⓈЌＣ Ќ Ḛฌ Ќ Ḛฌ
A 7 ЌḶŐ╗Ġ7ОŐḶОǲŐ╗ù7ԱḶⓈЌＣAŐù7ֱ7╗ùО●bAՁ7Ɔǲb╗●ḶЌฌ Ա 7 ЌḶŐ╗Ġ7ОŐḶОǲŐ╗ù7ԱḶⓈЌＣAŐù7ֱ7╗ùО●bAՁ7Ɔǲb╗●ḶЌฌ b 7 Û ǲƆ╗ǲŐՁù7ԱḶⓈЌＣAŐù7ֱ7╗ùО●bAՁ7Ɔǲb╗●ḶЌฌ

‫ ں ں‬7ЌḶ╗7╗Ḷ7ƆbAՁǲฌ ‫ ں ں‬7ЌḶ╗7╗Ḷ7ƆbAՁǲฌ ‫ ں ں‬7ЌḶ╗7╗Ḷ7ƆbAՁǲฌ
О Ձฌ
ɱฎ㈠ธㅡฌ ОAŐbǲՁ7‫ں‬ฌ
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Ḷ)7ОՁA╗Ɔฌ Ḷ7ОAŐbǲՁ7Ҝ AОƆฌ
ㄦƥ7ԱⓈ●ՁＣ●ЌḚฌ ฌ
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ӧɱ Ќ
ӧฎ Ḛ ฌ
‫ں‬ỏ
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Ｃ 7 ǲAƆ╗ǲŐՁù7ԱḶⓈЌＣAŐù ǲ 7 ƆḶⓈ╗ 7ОŐḶОǲŐ╗ù7ԱḶⓈЌＣAŐù7ӧ╗ùО●bAՁỏฌ

‫ ں ں‬7ЌḶ╗7╗Ḷ7ƆbAՁǲฌ ‫ ں ں‬7ЌḶ╗7╗Ḷ7ƆbAՁǲฌ
О Ձฌ О Ձฌ
ОAŐbǲՁ7‫ں‬ฌ ″ƥ7Û ●Ｃǲ7Ⓢ╗●Ձ●╗ù7ǲAƆǲҜ ǲЌ╗ฌ
)●Ձǲ7‫ںں‬ฎⓒ7ОAḚǲ7″‫ں‬ฌ b Ձฌ ОǲŐ7ԱḶḶì7
О ՙⓒ
Ձ 7ОAḚǲ7ՙ‫ں‬ฌ
Ḷ)7ОAŐbǲՁ7Ҝ AОƆฌ Ḷ)7ОՁA╗Ɔฌ
AОЌ7‫̶ں‬ɱ̶ֱｘ̶ֱｘ″ֱｘｘธฌ ธ̶㈠ㄦƥ7ОŐ●ЋA╗ǲ7Ɔ╗Őǲǲ╗7 ธㅡƥ7ОŐ●ЋA╗ǲ7Ɔ╗Őǲǲ╗ฌ
ӧɱㄦ㈠ｘｘỏฌ
ㄦ㈠ㄦƥ7╗ùОฌ ㄦƥฌ ธƥฌ ‫ں‬″㈠ㄦƥ7AƆОĠAՁ╗7ОAЋ●ЌḚฌ ‫ں‬″㈠ㄦƥฌ ธƥฌ ╗Û ฌ
ธƥฌ ㄦ㈠ㄦƥฌ
╗Ġǲ7bⓈŐbĠ7Ḷ)7 ՁAЌＣƆbAОǲ7 AŐǲAฌ ՁAЌＣƆAbОǲฌ Őֱ╗ùОǲฌ ธ㈠ㄦफ7Ab7ḶЋǲŐ7ㅡ㈠ㄦफ7╗ùОǲ7●●ฌ ธ㈠ㄦफ7Ab7ḶЋǲŐ7ㅡ㈠ㄦफ7╗ùОǲ7●●ฌ Őֱ╗ùОǲฌ
╗ùОฌ Ɔ●ＣǲÛ AՁìฌ
ԱⓈ))ǲŐฌ bⓈŐԱฌ Őǲ)ǲŐ7╗Ḷ7ḚǲḶ╗ǲbĠЌ●bAՁ7ŐǲОḶŐ╗ฌ Őǲ)ǲŐ7╗Ḷ7ḚǲḶ╗ǲbĠЌ●bA 7ŐǲОḶŐ╗ฌ bⓈŐԱฌ
İǲƆⓈƆ7bĠŐ●Ɔ╗ฌ ЋAŐ●ǲƆฌ
Ḷ)7ՁA╗╗ǲŐ7ＣAù7ƆA●Ќ╗Ɔฌ ỏฌ AОЌ7‫̶ں‬ɱ̶ֱｘ̶ֱ‫ں‬″ֱｘธธฌ
ӧɱ‫ں‬㈠ｘｘ bĠAŐՁǲƆ╗ḶЌ7ǲƆ╗7ⓈЌ●╗7 ธԱฌ
╗Û ฌ
ฌ
ՁḶ╗7̶ธ7ԱՁḶbì7ՙฌ
㈠ㅡ
ธ
╗
ฎ㈠ɱ
Оฌ
╗b ธ
ǲṲ㈠7ḚŐḶⓈЌＣฌ
Ա
㈠″ b ฌ
ӧฎ Ḛ ฌ
ฎฎ
A
㈠ㄦㅡ
ฎฎ b ฌ
̶ỏ
゜Ձ● ɱ
ฎ
ฌ
ฎฎ ƆÛ
ฌ
ธฌ
ฎ ฎ Ձ゜A
㈠ㄦ ฌ
A b ฎ㈠ธ
b ธ㈠ՙธ੧ 7ӧธ੧ 7╗ùОỏฌ
ฎฎ b ゜Ձ●
ǲṲ㈠7Őǲ╗A●Ќ●ЌḚ7Û AՁՁฌ ธ੧ 7╗ùОฌ
㈠‫ں‬ՙ Оฌ
̶㈠ㄦƥ7ӧㅡธֱ●Ќ7Ҝ ●Ќỏฌ
ㄦ㈠ธธƥฌ
ＣǲО╗Ġ7Ḷ)7bḶЋǲŐฌ ‫ں‬ɱฌ
ฎ ㅡ㈠ ╗Ő ฌ ฌ
Ɔฌ
7ฎफÛ Ḷ Ќฌ ฌ ǲ ฌƆ
ㄦ̶ฌ ●Ќ Ћ ╗ฌ
ฎธ㈠ Û Ő ฌ
Ҝ ฌ
ฌО Ő7 ฌ●ฌ
7ฎफƆ
●Ќ Ћ
ฌŐ

ฌ ОŐ●ЋA╗ǲ7Ɔ╗Őǲǲ╗7ֱ7ㅡՙ㈠ㄦｘ7Ő゜Û 7Û ●Ｃ╗Ġ7ӧƆ●ＣǲÛ AՁì7ḶЌ7ǲAƆ╗7Ɔ●Ｃǲ7ḶЌՁùỏฌ
b ●Ћ ●Ձ 7
ฌ
╗ ฌǲ
‫ ں ں‬7ЌḶ╗7╗Ḷ7ƆbAՁǲฌ İ ㈠ฌฌŐ ฌ
ǲ ฌЌ
О Ձ7 ธƥฌ О Ձฌ
ОAŐbǲՁ7‫ں‬ฌ ՁAЌＣƆAbОǲฌ ″ƥ7Û ●Ｃǲ7Ⓢ╗●Ձ●╗ù7ǲAƆǲҜ ǲЌ╗ฌ
)●Ձǲ7‫ںں‬ฎⓒ7ОAḚǲ7″‫ں‬ฌ ԱⓈ))ǲŐฌ b Ձฌ ОǲŐ7ԱḶḶì7
О ՙⓒ
AОЌ7‫̶ں‬ɱ̶ֱｘ̶ֱｘ″ֱｘｘธฌ ธ̶㈠ㄦƥ7ОŐ●ЋA╗ǲ7Ɔ╗Őǲǲ╗ฌ ธㅡƥ7ОŐ●ЋA╗ǲ7Ɔ╗Őǲǲ╗ฌ
ㄦ㈠ㄦƥ7╗ùОฌ ธƥฌ ‫ں‬ธƥ7AƆОĠAՁ╗7ОAЋ●ЌḚฌ ㅡƥฌ ธｘƥฌ ธƥฌ ӧɱ̶㈠″‫ں‬ỏ

╗Ġǲ7bⓈŐbĠ7Ḷ)7 ՁAЌＣƆbAОǲ7 AŐǲAฌ Őֱ╗ùОǲฌ ธ㈠ㄦफ7Ab7ḶЋǲŐ7ㅡ㈠ㄦफ7╗ùОǲ7●●ฌ ՁAЌＣƆbAОǲฌ ธ㈠ㄦफ7Ab7ḶЋǲŐ7ㅡ㈠ㄦफ7╗ùОǲ7●●ฌ Őֱ╗ùОǲฌ ╗Û ฌ
bⓈŐԱฌ Őǲ)ǲŐ7╗Ḷ7ḚǲḶ╗ǲbĠЌ●bAՁ7ŐǲОḶŐ╗ฌ ●ƆՁAЌＣฌ Őǲ)ǲŐ7╗Ḷ7ḚǲḶ╗ǲbĠЌ●bAՁ7ŐǲОḶŐ╗ฌ bⓈŐԱฌ
Ḷ)7ՁA╗╗ǲŐ7ＣAù7ƆA●Ќ╗Ɔฌ ỏฌ
ӧɱｘ㈠̶ｘ AОЌ7‫̶ں‬ɱ̶ֱｘ̶ֱ‫ں‬″ֱｘธㅡฌ
╗Û ฌ
ฌ
ฌ
㈠″
Оฌ
╗b
Ќ
゜A b ฌ
Ա
╗b ㅡ
ՁḶ╗7̶ｘ7ԱՁḶbì7ՙฌ
ฎ
ՙ㈠ɱ
ฎՙ㈠ ฌ
ฎՙ
ՙ‫ں‬
゜Ձ●
ӧฎ Ḛ ฌ
ǲṲ㈠7″ƥ7╗ùО7Û AՁՁ7
ฎ
A
ฎՙ ƆÛ
b Ձ ՙ㈠ՙɱ
‫ں‬ỏ
ɱ
㈠ՙㅡ ฌ
A b ՙ㈠ㅡ″
ฎՙ b ゜Ձ
‫ں‬㈠″ɱ੧ 7ӧธ੧ 7╗ùОỏฌ ธ㈠ㅡธ੧ 7ӧธ੧ 7╗ùОỏฌ
ǲṲ㈠7Őǲ╗A●Ќ●ЌḚ7Û AՁՁฌ
Page 598 of 1332

㈠̶ ●Оฌ
̶㈠ㄦƥ7ӧㅡธफ7Ҝ ●Ќỏฌ
ㄦ㈠ธ‫ں‬ƥฌ ฌ
ＣǲО╗Ġ7Ḷ)7bḶЋǲŐฌ ㈠̶ㄦ
ฎ̶ ╗Ő ฌ
7ฎफÛ
●Ќ Ћ
ฌ
ฎ‫ں‬㈠ՙ‫ ں‬Őฌ bŴкк7⇡֭⑾ਙผ֭7ੂਙ—7Ｃ7‫ف‬㈠ฌ

ฎफƆÛ
●ЌЋ7
Ḛ 7 ОŐ●ЋA╗ǲ7Ɔ╗Őǲǲ╗7ֱ7ㅡՙ㈠ㄦｘ7Ő゜Û 7Û ●Ｃ╗Ġ7ӧƆ●ＣǲÛ AՁì7ḶЌ7ǲAƆ╗7Ɔ●Ｃǲ7ḶЌՁù7Û ●╗Ġ7Ҝ ǲＣ●AЌ7ՁAЌＣƆbAОǲ7●ƆՁAЌＣỏฌ

‫ ں ں‬7ЌḶ╗7╗Ḷ7ƆbAՁǲฌ
Ｃǲ╗A●ՁƆ7AЌＣ7bŐḶƆƆ7Ɔǲb╗●ḶЌƆฌ
О Ձฌ О Ձฌ

)●Ձǲ7‫ںں‬ฎⓒ7ОAḚǲ7″‫ں‬ฌ b Ձฌ ОǲŐ7ԱḶḶì7ՙⓒ7ОAḚǲ7ՙ‫ں‬ฌ
ㄦ㈠ㄦƥ7╗ùОฌ ธƥฌ ‫ں‬″㈠ㄦƥ7AƆОĠAՁ╗7ОAЋ●ЌḚฌ ‫ں‬″㈠ㄦƥฌ ธƥฌ ㄦ㈠ㄦƥฌ ӧɱ̶㈠ｘｘỏฌ

ธƥฌ ㄦƥฌ
╗Ġǲ7bⓈŐbĠ7Ḷ)7 ՁAЌＣƆbAОǲ7 AŐǲAฌ Őֱ╗ùОǲฌ ธ㈠ㄦफ7Ab7ḶЋǲŐ7ㅡ㈠ㄦफ7╗ùОǲ7●●ฌ ธ㈠ㄦफ7Ab7ḶЋǲŐ7ㅡ㈠ㄦफ7╗ùОǲ7●●ฌ Őֱ╗ùОǲฌ ՁAЌＣƆbAОǲฌ ╗Û ฌ
bⓈŐԱฌ Őǲ)ǲŐ7╗Ḷ7ḚǲḶ╗ǲbĠЌ●bAՁ7ŐǲОḶŐ╗ฌ Őǲ)ǲŐ7╗Ḷ7ḚǲḶ╗ǲbĠЌ●bA 7ŐǲОḶŐ╗ฌ bⓈŐԱฌ ԱⓈ))ǲŐฌ
bŴкк7⇡֭⑾ਙผ֭7ੂਙ—ฌ
ӧฎ ㄦｘ
ɱ㈠ AОЌ7‫̶ں‬ɱ̶ֱｘ̶ֱธ‫ֱں‬ｘｘ‫ں‬ฌ
╗Û ฌ bĠAŐՁǲƆ╗ḶЌ7ǲƆ╗7ⓈЌ●╗7 ธＣฌ bผŴ่֭7Ḷ‫֭ﭨ‬ผγ֭Ŵ₡ฌ
ฌ
ՁḶ╗7‫ں‬7ԱՁḶbì7ՙฌ
b Ձฌ
ฌ
㈠ㅡ
Ќ
Ûฌ
ฎ″㈠
╗b
╗b ″
″㈠ՙ
ฎ″
ฎ″
゜Ձ●О
Ab ゜ㄦㄦ
ฎ″ ฌ
A
㈠ㅡՙ
ӧฎ Ḛ ฌ
ฎ″
Ա Ɔ ㈠ㄦՙ
̶ỏ
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A b ㈠ธธ
ฎ″ b ゜Ձ●
㈠ธ‫ ں‬Оฌ
ǲՁǲЋA╗●ḶЌ7ЌḶ╗ǲ̬ฌ
ㅡ㈠ฎฎƥฌ ฌ
㈠‫ں‬ㄦ ฌ
ฎ ธ Û ╗Ő İḶĠЌ7Ő㈠7ĠAҜ●Ձ╗ḶЌ7ǲЌ╗ǲŐОŐ●ƆǲƆⓒ7●Ќb㈠ฌ
ฌ 7ฎफ Ⓢ╗●Ձ●╗ù7ЌḶ╗ǲ̬ฌ
㈠ՙɱ ฌ ●Ќ Ћ
ฎｘ Û Ő
फƆ
Ћ7ฎ
●Ќ
Ġ 7 ОŐ●ЋA╗ǲ7Ɔ╗Őǲǲ╗7ֱ7ㅡՙ㈠ㄦｘ7Ő゜Û 7Û ●Ｃ╗Ġ7ӧƆ●ＣǲÛ AՁì7ḶЌ7Û ǲƆ╗7Ɔ●Ｃǲ7ḶЌՁùỏฌ
О Ձ7 b Ձ7 О Ձฌ
ธ̶㈠ㄦƥ7ОŐ●ЋA╗ǲ7Ɔ╗Őǲ ╗7 ธ̶㈠ㄦƥ7ОŐ●ЋA╗ǲ7Ɔ╗Őǲǲ╗ฌ
ธƥฌ ‫ں‬″㈠ㄦƥ7AƆОĠAՁ╗7ОAЋ●ЌḚฌ ‫ں‬″㈠ㄦƥฌ ธƥฌ

ㄦƥฌ ㄦƥฌ
Őֱ╗ùОǲฌ ธ㈠ㄦफ7Ab7ḶЋǲŐ7ㅡ㈠ㄦफ7╗ùОǲ7●●ฌ ธ㈠ㄦफ7Ab7ḶЋǲŐ7ㅡ㈠ㄦफ7╗ùОǲ7●●ฌ Őֱ╗ùОǲฌ
Ɔ●ＣǲÛ AՁìฌ Ɔ●ＣǲÛ AՁìฌ
bⓈŐԱฌ Őǲ)ǲŐ7╗Ḷ7ḚǲḶ╗ǲbĠЌ●bAՁ7ŐǲОḶŐ╗ฌ Őǲ)ǲŐ7╗Ḷ7ḚǲḶ╗ǲbĠЌ●bAՁ7ŐǲОḶŐ╗ฌ bⓈŐԱฌ
bฌ
゜A ｘ
Ｃ Ő●ЋǲÛ Aù7ӧ‫ں‬ธ੧
‫ں‬ｘ
7Ҝ AṲỏฌ 7Ҝ AṲỏฌ
b Ձ ｘ㈠ｘ
●Őǲ7ＣǲОAŐ╗ҜǲЌ╗̬ฌ Ќ゜Aฌ
╗ŐA●b7Ɔ╗Ｃù̬ฌ Ќ゜Aฌ
̶㈠ㄦƥฌ ＣŐA●ЌAḚǲ7Ɔ╗Ｃù̬ฌ Ќ゜Aฌ
ㄦƥ7╗ùОฌ
●ฌ ОŐ●ЋA╗ǲ7Ɔ╗Őǲǲ╗7ֱ7ㅡՙ7╗7Ő゜Û 7Û ●Ｃ╗Ġ7ӧƆ●ＣǲÛ AՁì7ḶЌ7ԱḶ╗Ġ7Ɔ●ＣǲƆỏฌ ｘ̶゜‫ں‬ㅡ゜‫ں‬ɱ

‫ ں ں‬7ЌḶ╗7╗Ḷ7ƆbAՁǲฌ bՁЋ7ＣÛḚ7 ̬ฌ
╗ธฌ
ธ゜ธｘ‫ں‬ɱ7ɱ̬‫ں‬ㄦ̬ㅡธ7ОҜฌ
Page 599 of 1332
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Page 600 of 1332
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Page 601 of 1332

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İਙγ่7Ő㈠7ĠŴこħк‫ש‬ਙ่7ǲ่‫֭ש‬ผऑผħ⎯֭⎯ⓒ7●่㌱㈠ฌ
̶ɱㅡㄦ7О֭⇡⇡к֭7bผ֭֭27A‫֭—่֭ﭨ‬77ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯77Ќ֭‫ﭨ‬Ŵ₡Ŵ77ฎɱ‫ں‬ㅡՙฌ
Оγ̬7ӧՙｘธỏ7ㄦฎｘ̶ֱ″ㄦฎ77İਙγ่㌀İŐĠŴこħк‫ש‬ਙ่ǲ่‫֭ש‬ผऑผħ⎯֭⎯㈠㌱ਙこฌ
Ҝਙ่₡Ŵੂⓒ7
bħ‫ੂש‬7ਙ⑾7ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ฌ
̶̶̶7Ќਙผ‫ש‬γ7ŐŴ่㌱γਙ7Ｃผħ‫֭ﭨ‬ฌ
ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7Ќ֭‫ﭨ‬Ŵ₡Ŵ7ฎɱ‫ں‬ｘ″77777777Оγ̬7ӧՙｘธỏ7ธธɱֱ″̶ｘ‫ں‬ฌ
Ő̬֭7 AОЌ7‫̶ں‬ɱ̶ֱｘ̶ֱｘ″ֱｘｘ̶7Ќਙผ‫ש‬γ7⎯ħ₡֭7ਙ⑾7Աਙ่Ŵ่▷Ŵ7ŐਙŴ₡7ŴऑऑผਙゥħこŴ‫֭ש‬кੂ7‫ں‬″̶ｘ7⑾‫ש‬7֭Ŵ⎯‫ש‬ฌ
ਙ⑾7ħ่‫֭ש‬ผ⎯֭㌱‫ש‬ħਙ่7ਙ⑾7Ｃ֭㌱Ŵ‫—ש‬ผ7Աк‫ﭨ‬₡㈠ฌ
ҜḶЌ╗AḚǲ7ǲƆ╗A╗ǲƆ7ֱ7ÛA●ЋǲŐ7Ḷ-7ＣǲЋǲՁḶОҜǲЌ╗7Ɔ╗AЌＣAŐＣƆฌ
A‫่̬שש‬7ОкŴ่่ħ่‫ف‬7Ｃħ‫ﭨ‬ħ⎯ħਙ่ⓒฌ
╗γ֭7ऑ—ผऑਙ⎯֭7ਙ⑾7‫ש‬γħ⎯7к֭‫֭שש‬ผ7ħ⎯7‫ש‬ਙ7ऑผਙ‫ﭨ‬ħ₡֭7‫ש‬γ֭7ผ֭‫—׀‬ħผ֭₡7㈾—⎯‫ש‬ħ⑾ħ㌱Ŵ‫ש‬ħਙ่7‫ש‬ਙ7‫ש‬γ֭7bħ‫ੂש‬7ਙ⑾7ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯7⑾ਙผ7Ŵऑऑผਙ‫ﭨ‬Ŵкฌ
ਙ⑾7 ‫ש‬γ֭7 ⑾ਙккਙʉħ่‫ف‬7 ₡֭‫ﭨ‬ħŴ‫ש‬ħਙ่⎯7 ⑾ผਙこ7 ⎯‫ש‬Ŵ่₡Ŵผ₡⎯7 Ŵ⎯7 ਙ—‫ש‬кħ่֭₡7 ʉħ‫ש‬γħ่7 ‫ש‬γ֭7 Ⓢ่ħ⑾ਙผこ7 Ɔ‫ש‬Ŵ่₡Ŵผ₡7 ＣผŴʉħ่‫⎯ف‬7 ⑾ਙผ7 bкŴผ4ฌ
bਙ—่‫ੂש‬7 Aผ֭Ŵ7 ӧⓈƆＣbbAỏⓒ7 Ŵ₡ਙऑ‫֭ש‬₡7 ⇡ੂ7 ‫ש‬γ֭7 bħ‫ੂש‬7 ਙ⑾7 ՁŴ⎯7 Ћ֭‫ف‬Ŵ⎯ⓒ7 Ŵ่₡7 ╗ħ‫ש‬к֭7 ‫ں‬ɱⓒ7 Ŵ⎯7 ʉ֭кк7 Ŵ⎯7 Ŵ7 ‫ﭨ‬ŴผħŴ่㌱֭7 ‫ש‬ਙ7 Ŵккਙʉฌ
ผ֭⎯ħ₡่֭‫ש‬ħŴк7⇡—ħк₡ħ่‫⎯ف‬7‫ש‬ਙ7γŴ‫֭ﭨ‬7Ŵ7γ֭ħ‫ف‬γ‫ש‬7ਙ⑾7‫ש‬γผ֭֭7ӧ̶ỏ7⎯‫ש‬ਙผħ֭⎯7ʉγ֭ผ֭7‫ש‬ʉਙ7⎯‫ש‬ਙผħ֭⎯7ӧธỏ7ħ⎯7‫ש‬γ֭7こŴゥħこ—こ7Ŵккਙʉ֭₡7⑾ਙผฌ
‫ש‬γ֭7ऑผਙ㈾֭㌱‫ש‬7₡֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7—่₡֭ผ7╗ħ‫ש‬к֭7‫ں‬ɱ7⑾ਙผ7Őֱธ7Ύਙ่ħ่‫ف‬㈠ฌ
╗γ֭7bħ‫ੂש‬7ਙ⑾7ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯7ผ֭‫—׀‬ħผ֭⎯7Ŵ7ㄦ‫ש⑾ֱں‬7ผħ‫ف‬γ‫ש‬7ਙ⑾7ʉŴੂ7⑾ਙผ7b—кֱＣֱ֭ƆŴ㌱7ऑผħ‫ﭨ‬Ŵ‫֭ש‬7⎯‫ש‬ผ֭֭‫⎯ש‬7ऑ֭ผ7ⓈƆＣbbA7 ธ‫ں‬ธฌ
Ŵ่₡7‫ש‬γ֭7ऑผħ่㌱ħऑŴк7‫֭ﭨ‬γħ㌱—кŴผ7่֭‫ש‬ผŴ่㌱֭7‫ف‬Ŵ‫֭ש‬7こ—⎯‫ש‬7γŴ‫֭ﭨ‬7Ŵ7こħ่ħこ—こ7ʉħ₡‫ש‬γ7ਙ⑾7ㄦｘֱ⑾֭֭‫ש‬7ऑ֭ผ7╗ħ‫ש‬к֭7‫ں‬ɱ㈠ｘㅡ㈠ｘՙｘ㈠77╗γ֭ฌ
⎯ħ‫֭ש‬7γŴ⎯7ผ֭⎯‫ש‬ผħ㌱‫֭ש‬₡7Ŵ㌱㌱֭⎯⎯7ʉħ₡‫ש‬γ7⑾ผਙこ7Աਙ่Ŵ่▷Ŵ7ŐਙŴ₡7кħこħ‫֭ש‬₡7‫ש‬ਙ7Ŵ7こŴゥħこ—こ7ਙ⑾7ㅡՙ㈠ㄦֱ⑾‫ש‬7ऑ֭ผ7
ħк֭7‫ںں‬ฎⓒ7ОŴ‫֭ف‬7″‫ں‬ฌ
ਙ⑾7ОŴผ㌱֭к7ҜŴऑ⎯7‫ש‬ਙ7ऑผ֭㌱к—₡֭7㌱ਙこऑкħŴ่㌱֭㈠77A7こħ่ħこ—こ7ㅡՙֱ⑾‫ש‬7ऑผħ‫ﭨ‬Ŵ‫֭ש‬7⎯‫ש‬ผ֭֭‫ש‬7ผħ‫ف‬γ‫ֱש‬ਙ⑾ֱʉŴੂ7ʉħ₡‫ש‬γ7ħ⎯7ऑผਙ‫ﭨ‬ħ₡֭₡㈠77╗ਙฌ
⑾Ŵ㌱ħкħ‫ש‬Ŵ‫֭ש‬7่֭‫ש‬ผŴ่㌱֭7‫ف‬Ŵ‫⎯֭ש‬7ʉγħк֭7こŴħ่‫ש‬Ŵħ่ħ่‫ف‬7⑾ħผ֭7₡֭ऑŴผ‫ש‬こ่֭‫ש‬7Ŵ㌱㌱֭⎯⎯ⓒ7⎯ħ₡֭ʉŴк47ħ⎯7ऑผਙ‫ﭨ‬ħ₡֭₡7ਙ่7ਙ่֭7⎯ħ₡֭7ਙ⑾7‫ש‬γ֭ฌ
⎯‫ש‬ผ֭֭‫ש‬7ʉħ‫ש‬γħ่7‫ש‬γ֭7‫ש‬γผਙŴ‫ש‬7₡֭ऑ‫ש‬γ7Ŵผ֭Ŵ7ਙ⑾7‫ש‬γ֭7b—кֱＣֱ֭ƆŴ㌱㈠77╗ħ‫ש‬к֭7‫ں‬ɱ㈠ｘㅡ㈠ธ̶ｘ7Ŵккਙʉ⎯7Ŵ7ऑผħ‫ﭨ‬Ŵ‫֭ש‬7⎯‫ש‬ผ֭֭‫ש‬7кਙ㌱Ŵ‫֭ש‬₡7ʉħ‫ש‬γħ่ฌ
Ŵ7 ‫ف‬Ŵ‫֭ש‬₡7 ㌱ਙここ—่ħ‫ੂש‬7 ‫ש‬ਙ7γŴ‫֭ﭨ‬7 Ŵ7 こħ่ħこ—こ7 ⎯‫ש‬ผ֭֭‫ש‬7 ʉħ₡‫ש‬γ7 ਙ⑾7ธㅡֱ⑾֭֭‫ש‬7 Ŵ⎯7 こ֭Ŵ⎯—ผ֭₡7 ⑾ผਙこ7 ⑾Ŵ㌱֭7ਙ⑾7 ㌱—ผ⇡7 ‫ש‬ਙ7 ⑾Ŵ㌱֭7ਙ⑾ฌ
㌱—ผ⇡7ʉħ‫ש‬γ7Ŵ7こħ่ħこ—こ7ㄦֱ⑾‫ש‬7⎯ħ₡֭ʉŴк47ਙ่7‫⎯ֱں‬ħ₡֭㈠77A⎯7ħ่‫֭ש‬ผऑผ֭‫֭ש‬₡7⑾ผਙこ7‫ں‬ɱ㈠ｘㅡｘ㈠ｘՙｘⓒ7ʉγ่֭7Ŵ7⎯‫ש‬ผ֭֭‫ש‬7่֭₡⎯7ħ่7Ŵ7㌱—кֱ
₡ֱ֭⎯Ŵ㌱ⓒ7‫ש‬γ֭7ऑผħ‫ﭨ‬Ŵ‫֭ש‬7⎯‫ש‬ผ֭֭‫ש‬7㌱Ŵ่่ਙ‫ש‬7ऑผਙ‫ﭨ‬ħ₡֭7Ŵ㌱㌱֭⎯⎯7‫ש‬ਙ7こਙผ֭7‫ש‬γŴ่7⑾ਙ—ผ7⎯ħ่‫ف‬к֭7⑾Ŵこħкੂ7ผ֭⎯ħ₡่֭‫ש‬ħŴк7кਙ‫⎯ש‬㈠77
ਙผ7㌱кŴผħ‫ੂש‬ⓒฌ
‫ש‬γħ⎯7 ऑผਙ㈾֭㌱‫ש‬7 ₡֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7 ʉħкк7 ⇡֭7 ⎯—⇡₡ħ‫ﭨ‬ħ₡֭₡7 ħ่‫ש‬ਙ7 ̶7 кਙ‫⎯ש‬7 ่֭㌱ਙこऑŴ⎯⎯ħ่‫ف‬7 ɱ7 ⇡—ħк₡ħ่‫⎯ف‬7 ⑾ਙผ7 Ŵ7 ‫ש‬ਙ‫ש‬Ŵк7 ਙ⑾7 ‫ں‬ฎฌ
㌱ਙ่₡ਙこħ่ħ—こ7 ผ֭⎯ħ₡่֭‫ש‬ħŴк7 —่ħ‫⎯ש‬7 ⇡֭ħ่‫ف‬7 ⎯֭ऑŴผŴ‫֭ש‬7 ⑾ผਙこ7 ⑾ผ֭֭7 ⎯‫ש‬Ŵ่₡ħ่‫ف‬7 ⎯ħ่‫ف‬кֱ֭⑾Ŵこħкੂ7 ผ֭⎯ħ₡่֭‫ש‬ħŴк7 кਙ‫⎯ש‬㈠7 7 ⓈƆＣbbAฌ
ธ‫ں‬ธ7кħこħ‫⎯ש‬7‫ש‬γ֭7к่֭‫שف‬γ7ਙ⑾7Ŵ7㌱—кֱ₡ֱ֭⎯Ŵ㌱7‫ש‬ਙ7ㄦｘｘֱ⑾֭֭‫⊿ש‬7ʉγ֭ผ֭Ŵ⎯ⓒ7╗ħ‫ש‬к֭7‫ں‬ɱ㈠ｘㅡ㈠‫ں‬ｘｘ7ħ⎯7ऑ֭ผこħ⎯⎯ħ‫֭ﭨ‬7—ऑ7‫ש‬ਙ7″ｘｘֱ⑾֭֭‫ש‬7ʉħ‫ש‬γฌ
₡֭㌱кŴผŴ‫ש‬ħਙ่7 ‫ש‬γŴ‫ש‬7 ֭ゥ㌱֭⎯⎯7 к่֭‫שف‬γ7 ⎯γŴкк7⇡֭7 Ŵккਙʉ֭₡7 ਙ่кੂ7 ħ⑾7Ŵऑऑผਙ‫֭ﭨ‬₡7 ⇡ੂ7 ‫ש‬γ֭7
ħผ֭7 bਙ₡֭7Ḷ⑾⑾ħ㌱ħŴк㈠77 ╗γ֭ผ֭⑾ਙผ֭ⓒ7 ‫ש‬γ֭ฌ
ऑผਙ㈾֭㌱‫ש‬7 ₡֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7 ऑผਙ‫ﭨ‬ħ₡֭⎯7 ⑾ਙผ7 Ŵ7 ₡֭Ŵ₡ֱ่֭₡7 ⎯‫⇡—ש‬7 ʉγ֭ผ֭7 Ŵ7 ㌱—кֱ₡ֱ֭⎯Ŵ㌱7 ħ⎯7 ่ਙผこŴккੂ7 ผ֭‫—׀‬ħผ֭₡㈠7 7 Aкਙ่‫ف‬ฌ
㌱่֭‫֭ש‬ผкħ่֭7 ਙ⑾7 ‫ש‬γ֭7 ऑผħ‫ﭨ‬Ŵ‫֭ש‬7 ⎯‫ש‬ผ֭֭‫ש‬ⓒ7 ‫ש‬γ֭7 ㌱—кֱ₡ֱ֭⎯Ŵ㌱7 ħ⎯7 ㄦɱՙ7 ⑾‫ש‬7 ‫ש‬ਙ7 ħ‫⎯ש‬7 ㌱่֭‫֭ש‬ผ7 Ŵ่₡7 ″̶ㄦ㈠ㄦｘ7 ⑾‫ש‬7 ‫ש‬ਙ7 ‫ש‬γ֭7 ऑผਙ㈾֭㌱‫֭ש‬₡7 кħऑ7ਙ⑾ฌ
̶″㈠″‫ש ש⑾ ں‬ਙ ħ‫ ⎯ש‬кħऑ ਙ⑾ ‫—ف‬

‫֭שש—ف‬ผ㈠77
ผਙこ7‫ש‬γħ⎯7ऑผਙ㈾֭㌱‫֭ש‬₡7кħऑ7ਙ⑾7‫֭שש—ف‬ผⓒ7‫ש‬γ֭7⎯‫⇡—ש‬7⎯‫ש‬ผ֭֭‫ש‬7ħ⎯7к֭⎯⎯7‫ש‬γŴ่7‫ں‬ㄦｘ7⑾‫ש‬7⇡֭ħ่‫ف‬7‫̶ں‬″㈠″‫ں‬7⑾‫ש‬7‫ש‬ਙ7ħ‫⎯ש‬7кħऑ7ਙ⑾7‫֭שש—ف‬ผ㈠ฌ
P a 6g 0eo 21f 3 3 2
ÛA●ЋǲŐ7Ḷ-7ＣǲЋǲՁḶОҜǲЌ╗7Ɔ╗AЌＣAŐＣƆฌ
ОŴ‫֭ف‬7ธ7ਙ⑾7ธฌ
╗γ֭7 —่ħ‫֭—׀‬7 Ŵ่₡7 ผ֭⎯‫ש‬ผħ㌱‫ש‬ħ่‫ف‬7 ₡ħこ่֭⎯ħਙ่⎯7 ਙ⑾7 ‫ש‬γ֭7 ⑾кŴ‫ف‬7 кਙ‫ש‬7 кŴੂਙ—‫ש‬7ਙ⑾7 ‫ש‬γ֭7 ऑŴผ㌱֭к7 ऑผ֭㌱к—₡֭⎯7 ㌱ਙこऑкħŴ่㌱֭ฌ
ʉħ‫ש‬γਙ—‫ש‬7 Ŵऑऑผਙ‫ﭨ‬Ŵк7 ⇡ੂ7 ‫ש‬γ֭7

ħผ֭7 bਙ₡֭7 Ḷ⑾⑾ħ㌱ħŴкⓒ7 ʉγħ㌱γ7 γŴ⎯7 ⇡่֭֭7 ⎯֭㌱—ผ֭₡7 ऑ֭ผ7 ‫ש‬γ֭7 Ŵ‫שש‬Ŵ㌱γ֭₡7 ֭こŴħк7 ㌱γŴħ่7 ₡Ŵ‫֭ש‬₡ฌ
֭⇡ผ—Ŵผੂ7 ″ⓒ7 ธｘ‫ں‬ɱ㈠7 7 Ок֭Ŵ⎯֭7 ผ֭㌱ਙ‫่ف‬ħ▷֭7 ‫ש‬γŴ‫ש‬7 ₡—ผħ่‫ف‬7 ‫ש‬γ֭7 ่֭‫ف‬ħ่֭֭ผħ่‫ف‬7 ऑγŴ⎯֭7 ਙ⑾7 ‫ש‬γ֭7 ऑผਙ㈾֭㌱‫ש‬7 ₡֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7 ʉħккฌ
₡֭‫֭ש‬ผこħ่֭7‫ש‬γ֭7Ŵ㌱‫—ש‬Ŵк7⑾ħผ֭7㌱ਙ₡֭7ผ֭‫—׀‬ħผ֭こ่֭‫⎯ש‬7ħ่㌱к—₡ħ่‫ف‬7⇡—‫ש‬7่ਙ‫ש‬7кħこħ‫֭ש‬₡7‫ש‬ਙ7‫ש‬γ֭7‫ੂש‬ऑ֭7ਙ⑾7Ŵ—‫ש‬ਙこŴ‫ש‬ħ㌱7⑾ħผ֭7⎯ऑผħ่4к֭ผฌ
⎯ੂ⎯‫֭ש‬こ⎯7 ਙ่㌱֭7 Ŵ7
ħผ֭7 Оผਙ‫֭ש‬㌱‫ש‬ħਙ่7 ǲ่‫ف‬ħ่֭֭ผ7 γŴ⎯7 ⇡่֭֭7 ⎯֭к֭㌱‫֭ש‬₡7 ⑾ਙผ7 ‫ש‬γħ⎯7 ऑผਙ㈾֭㌱‫ש‬7 ₡֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7 Ŵ⎯7 ‫ש‬γ֭ผ֭7 Ŵผ֭ฌ
ħ่γ֭ผ่֭‫ש‬кੂ7 ਙ‫ש‬γ֭ผ7 ‫ﭨ‬ŴผħŴ⇡к֭⎯7 ‫ש‬ਙ7 ħこऑŴ㌱‫ש‬7 ₡֭⎯ħ‫่ف‬㈠7 7 ╗γ֭7 ⎯ħ‫่ف‬ħ⑾ħ㌱Ŵ่㌱֭7 ਙ⑾7 ‫ש‬γ֭7 Ŵ‫שש‬Ŵ㌱γ֭₡7 ֭こŴħк7 ㌱γŴħ่7 ħ⎯7 ‫ש‬ਙ7 ㌱ਙ่‫ੂ֭ﭨ‬ฌ
Ŵ㌱㌱֭ऑ‫ש‬Ŵ่㌱֭7ਙ⑾7‫ש‬γ֭7ऑผħ‫ﭨ‬Ŵ‫֭ש‬7⎯‫ש‬ผ֭֭‫ש‬7㌱—кֱ₡ֱ֭⎯Ŵ㌱7кŴੂਙ—‫ש‬7⇡ੂ7‫ש‬γ֭7
ħผ֭7bਙ₡֭7Ḷ⑾⑾ħ㌱ħŴк㈠ฌ
╗γ֭7—่ħ‫֭—׀‬7Ŵ่₡7ผ֭⎯‫ש‬ผħ㌱‫ש‬ħ่‫ف‬7₡ħこ่֭⎯ħਙ่⎯7ਙ⑾7‫ש‬γ֭7⑾кŴ‫ف‬7кਙ‫ש‬7кŴੂਙ—‫ש‬7ਙ⑾7‫ש‬γ֭7ऑŴผ㌱֭к7ऑผ֭㌱к—₡֭⎯7㌱ਙこऑкħŴ่㌱֭7ਙ⑾ฌ
Ŵ₡֭‫—׀‬Ŵ‫֭ש‬кੂ7⎯ħ▷֭₡7ผ֭⎯ħ₡่֭‫ש‬ħŴк7—่ħ‫⎯ש‬7ʉħ‫ש‬γਙ—‫ש‬7ਙ⇡‫ש‬Ŵħ่ħ่‫ف‬7Ŵ7‫ﭨ‬ŴผħŴ่㌱֭7‫ש‬ਙ7Ŵккਙʉ7ผ֭⎯ħ₡่֭‫ש‬ħŴк7⇡—ħк₡ħ่‫⎯ف‬7γŴ‫ﭨ‬ħ่‫ف‬7Ŵ7γ֭ħ‫ف‬γ‫ש‬ฌ
ਙ⑾7‫ש‬γผ֭֭7ӧ̶ỏ7⎯‫ש‬ਙผħ֭⎯7ʉγ֭ผ֭7‫ש‬ʉਙ7⎯‫ש‬ਙผħ֭⎯7ӧธỏ7ħ⎯7‫ש‬γ֭7こŴゥħこ—こ7Ŵккਙʉ֭₡㈠77╗γħ⎯7ħ⎯7こŴ₡֭7㌱к֭Ŵผ֭ผ7ਙ⑾7‫ש‬γ֭7кħこħ‫֭ש‬₡7⇡—ħк₡ħ่‫ف‬ฌ
⑾ਙਙ‫ש‬ऑผħ่‫ש‬7 ਙ⑾7 ‫ש‬γ֭7 ผ֭⎯ħ₡่֭‫ש‬ħŴк7 —่ħ‫⎯ש‬7 Ŵผਙ—่₡7 ‫ש‬γ֭7 ⇡—к⇡7 ਙ⑾7 ‫ש‬γ֭7 ㌱—кֱ₡ֱ֭⎯Ŵ㌱7 ʉγħк֭7 Ŵ₡γ֭ผħ่‫ف‬7 ‫ש‬ਙ7 ╗ħ‫ש‬к֭7 ‫ں‬ɱ7 ⎯֭‫⇡ש‬Ŵ㌱4ฌ
ผ֭‫—׀‬ħผ֭こ่֭‫⎯ש‬㈠ฌ
╗γ֭7 ㌱—ผ⇡7 Ŵ่₡7 ‫֭שש—ف‬ผ7 ⑾ਙผ7 ‫ש‬γ֭7 b—кֱＣֱ֭ƆŴ㌱7 ħ⎯7 Őֱ╗ੂऑ֭7 ผ֭⎯ħ₡่֭‫ש‬ħŴк7 ㌱—ผ⇡ħ่‫ف‬7 ऑ֭ผ7 ⓈƆＣbbA7 ธ‫ں‬ՙ㈠̶㈠Ɔ‫ں‬7 ‫ש‬ਙฌ
ऑผ֭㌱к—₡֭7 ‫ש‬γ֭7 ่֭㌱֭⎯⎯ħ‫ੂש‬7 ਙ⑾7 ऑŴ่7 ₡ผħ‫֭ﭨ‬ʉŴੂ⎯7 ʉħ‫ש‬γħ่7 ‫ש‬γ֭7 b—кֱＣֱ֭ƆŴ㌱7 ‫ש‬γŴ‫ש‬7 ʉਙ—к₡7 ਙ‫ש‬γ֭ผʉħ⎯֭7 ㌱ਙ่⑾кħ㌱‫ש‬7 ʉħ‫ש‬γ7 —‫ש‬ħкħ‫ੂש‬ฌ
ħ่⑾ผŴ⎯‫ש‬ผ—㌱‫—ש‬ผ֭7ħ่㌱к—₡ħ่‫ف‬7⇡—‫ש‬7่ਙ‫ש‬7кħこħ‫֭ש‬₡7‫ש‬ਙ7֭к֭㌱‫ש‬ผħ㌱Ŵк7‫ש‬ผŴ่⎯⑾ਙผこ֭ผ⎯7Ŵ่₡7—‫ש‬ħкħ‫ੂש‬7⇡ਙゥ֭⎯㈠77╗γ֭7⎯ħ‫֭ש‬7ħ⎯7Ŵ㌱㌱֭⎯⎯֭₡7‫ﭨ‬ħŴฌ
Ŵ่7֭ゥħ⎯‫ש‬ħ่‫ف‬7ऑŴ่7₡ผħ‫֭ﭨ‬ʉŴੂ7⑾ผਙこ7Աਙ่Ŵ่▷Ŵ7ŐਙŴ₡7‫ש‬γŴ‫ש‬7ħ⎯7‫ש‬ਙ7ผ֭こŴħ่7ħ่7ऑкŴ㌱֭7Ŵ⎯7Ŵ7ऑŴผ‫ש‬7ਙ⑾7‫ש‬γħ⎯7ऑผਙ㈾֭㌱‫ש‬7₡֭‫֭ﭨ‬кਙऑこ่֭‫ש‬ฌ
⎯ħ่㌱֭7Ŵ7‫ੂש‬ऑħ㌱Ŵк7㌱—ผ⇡7ผ֭‫—ש‬ผ่7₡ผħ‫֭ﭨ‬ʉŴੂ7ʉਙ—к₡7่֭㌱ผਙŴ㌱γ7ਙ่‫ש‬ਙ7‫ש‬γ֭7Ŵ₡㈾Ŵ㌱่֭‫ש‬7ऑŴผ㌱֭к⎯7ਙ⑾7кŴ่₡㈠ฌ
Û֭7⑾֭֭к7 ‫ש‬γħ⎯7ऑผਙ㈾֭㌱‫ש‬7₡֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7 ㌱ਙ่⑾ਙผこ⎯7 ‫ש‬ਙ7‫ש‬γ֭7 ħ่‫ש่֭ש‬7ਙ⑾7 ╗ħ‫ש‬к֭7 ‫ں‬ɱ7 ‫ש‬ਙ7ผ֭‫ש⎯֭—׀‬7 Ŵऑऑผਙ‫ﭨ‬Ŵк7ਙ⑾7 ‫ש‬γ֭⎯֭ฌ
₡֭‫ﭨ‬ħŴ‫ש‬ħਙ่⎯7⑾ผਙこ7⎯‫ש‬Ŵ่₡Ŵผ₡⎯7Ŵ่₡7‫ﭨ‬ŴผħŴ่㌱֭7ผ֭‫ש⎯֭—׀‬㈠77●7‫ש‬ผ—⎯‫ש‬7‫ש‬γħ⎯7к֭‫֭שש‬ผ7㌱ਙ่㌱к—₡֭⎯7‫ש‬γħ⎯7ऑਙผ‫ש‬ħਙ่7ਙ⑾7‫ש‬γ֭7ผ֭‫ﭨ‬ħ֭ʉ7Ŵ่₡ฌ
Ŵऑऑผਙ‫ﭨ‬Ŵк7ऑผਙ㌱֭⎯⎯⊿7γਙʉ֭‫֭ﭨ‬ผⓒ7ħ⑾7ੂਙ—7⎯γਙ—к₡7γŴ‫֭ﭨ‬7Ŵ่ੂ7‫ש⎯֭—׀‬ħਙ่⎯ⓒ7ऑк֭Ŵ⎯֭7₡ਙ7่ਙ‫ש‬7γ֭⎯ħ‫ש‬Ŵ‫֭ש‬7‫ש‬ਙ7㌱ਙ่‫ש‬Ŵ㌱‫ש‬7こੂ7ਙ⑾⑾ħ㌱֭7Ŵ‫ש‬ฌ
ӧՙｘธỏ7ㄦฎｘ̶ֱ″ㄦฎ㈠ฌ
Ő֭⎯ऑ֭㌱‫—⑾ש‬ккੂ7⎯—⇡こħ‫֭שש‬₡ⓒฌ
İਙγ่7Ő㈠7ĠŴこħк‫ש‬ਙ่ⓒ7О㈠ǲ㈠ฌ
Оผ֭⎯ħ₡่֭‫ש‬7゜7Оผħ่㌱ħऑŴк7bħ‫ﭨ‬ħк7ǲ่‫ف‬ħ่֭֭ผฌ
A‫̬שש‬77 ОŴผ㌱֭к7ҜŴऑ7
ħк֭7‫ںں‬ฎⓒ7ОŴ‫֭ف‬7″‫ں‬ฌ
b—кֱＣֱ֭ƆŴ㌱7Ⓢ่ħ⑾ਙผこ7Ɔ‫ש‬Ŵ่₡Ŵผ₡7ＣผŴʉħ่‫⎯ف‬7 ธ‫ں‬ธฌ
Őֱ╗ੂऑ֭7b—ผ⇡7ִ7Ḛ—‫֭שש‬ผ7Ⓢ่ħ⑾ਙผこ7Ɔ‫ש‬Ŵ่₡Ŵผ₡7ＣผŴʉħ่‫⎯ف‬7 ธ‫ں‬ՙ㈠̶㈠Ɔ‫ں‬ฌ
P a 6g 0eo 31f 3 3 2
İਙγ่7Ő㈠7ĠŴこħк‫ש‬ਙ่ฌ
-ผਙこ̬7 ＣŴ‫ﭨ‬ħ₡7
㈠7ìк֭ħ่7ｹＣ4к֭ħ่㌀ՁŴ⎯Ћ֭‫ف‬Ŵ⎯Ќ֭‫ﭨ‬Ŵ₡Ŵ㈠ḚḶЋ⒕ฌ
Ɔ่֭‫̬ש‬7 ╗γ—ผ⎯₡Ŵੂⓒ7
֭⇡ผ—Ŵผੂ7ՙⓒ7ธｘ‫ں‬ɱ7ฎ̬ㅡ̶7AҜฌ
╗ਙ̬7 İਙγ่7Ő㈠7ĠŴこħк‫ש‬ਙ่⊿7İŴ⎯ਙ่7Աħ่4⎯⊿7Ɔ‫֭ﭨ֭ש‬7ƆʉŴ่‫ש‬ਙ่ฌ
b㌱̬7 ㌱⎯Ŵ⇡Ŵこ֭ħ⎯▷⇡—ผ‫֭ف‬ผ㌀こ֭㈠㌱ਙこ⊿7ƥḚ֭ਙผ‫֭ف‬7ЋŴผγ֭кੂħƥ⊿7ՁŴผผੂ7╗ħ่₡Ŵкк⊿7ԱผħŴ่7ĠŴк‫ﭨ‬ਙผ⎯ਙ่ฌ
Ɔ—⇡㈾֭㌱‫̬ש‬7 Őǲ̬7AОЌ7‫̶ں‬ɱ̶ֱｘ̶ֱｘ″ֱｘｘ̶7ֱ7ОŐǲAООธｘ‫ں‬ɱֱｘｘɱɱธ″7ֱ7Ҝਙ่‫ש‬Ŵ‫֭ف‬7ǲ⎯‫ש‬Ŵ‫⎯֭ש‬ฌ
-ਙккਙʉ7Ⓢऑ7-кŴ‫̬ف‬7
ਙккਙʉ7—ऑฌ
-кŴ‫ف‬7Ɔ‫ש‬Ŵ‫̬⎯—ש‬7 bਙこऑк֭‫֭ש‬₡ฌ
Ḛਙਙ₡7こਙผ่ħ่‫ف‬㈠77Û֭7⎯֭֭こ7‫ש‬ਙ7⇡֭7‫ف‬ਙħ่‫ف‬7⇡Ŵ㌱7Ŵ่₡7⑾ਙผ‫ש‬γ7ਙ่7㌱ਙ₡֭7ผ֭‫—׀‬ħผ֭こ่֭‫⎯ש‬7ʉγ่֭7ʉ֭7₡ਙ7่ਙ‫ש‬ฌ
γŴ‫֭ﭨ‬7Ŵ7₡֭⑾ħ่ħ‫ש‬ħ‫֭ﭨ‬7ऑผਙ㈾֭㌱‫ש‬㈠7Ḷ่㌱֭7ħ‫ש‬7ħ⎯7₡֭㌱ħ₡֭₡7ਙ่7ʉγŴ‫ש‬7ʉħкк7⇡֭7ऑผਙऑਙ⎯֭₡ⓒ7Ŵ่₡7ਙ⇡‫ש‬Ŵħ่7Ŵ7ऑкŴ่่ħ่‫ف‬ฌ
Ŵऑऑผਙ‫ﭨ‬Ŵк7⑾ਙผ7‫ש‬γ֭7₡֭‫֭ﭨ‬кਙऑこ่֭‫ש‬ⓒ7ʉ֭7㌱Ŵ่7γŴ‫֭ﭨ‬7่Ŵħк7₡ਙʉ่7⑾ħผ֭7㌱ਙ₡֭7ผ֭‫—׀‬ħผ֭こ่֭‫⎯ש‬㈠ฌ
╗γŴ่⎯ฌ
ＣŴ‫ﭨ‬ħ₡7㈠7ìк֭ħ่ฌ
Ｃ֭ऑ—‫ੂש‬7ħผ֭7ҜŴผ⎯γŴк7২7ħผ֭7Оผਙ‫֭ש‬㌱‫ש‬ħਙ่7ǲ่‫ف‬ħ่֭֭ผħ่‫ف‬ฌ
ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯7ħผ֭7ִ7Ő֭⎯㌱—֭ⓒ7ħผ֭7Оผ֭‫ש่֭ﭨ‬ħਙ่7Ｃħ‫ﭨ‬ħ⎯ħਙ่ฌ
̶̶̶7Ќ㈠7ŐŴ่㌱γਙ7Ｃผħ‫֭ﭨ‬ⓒ7 ㄦｘｘⓒ7ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7ЌЋ77ฎɱ‫ں‬ｘ″ฌ
Ｃ ħผ֭㌱‫̬ש‬7ՙｘธֱธธɱֱｘ̶̶″7২7b֭кк7ՙｘธ̶ֱｘ̶ֱｘՙธｘฌ
кŴ⎯‫ف֭ﭨ‬Ŵ⎯่֭‫ﭨ‬Ŵ₡Ŵ㈠‫ف‬ਙ‫ﭨ‬ฌ
ผਙこ̬7İਙγ่7Ő㈠7ĠŴこħк‫ש‬ਙ่7ｹİਙγ่㌀İŐĠŴこħк‫ש‬ਙ่ǲ่‫֭ש‬ผऑผħ⎯֭⎯㈠㌱ਙこ⒕ฌ
Ɔ่֭‫̬ש‬7Û֭₡่֭⎯₡Ŵੂⓒ7(֭⇡ผ—Ŵผੂ7ｘ″ⓒ7ธｘ‫ں‬ɱ7ㅡ̬ㄦՙ7ОҜฌ
╗ਙ̬7ＣŴ‫ﭨ‬ħ₡7(㈠7ìк֭ħ่7ｹＣк֭ħ่㌀ՁŴ⎯Ћ֭‫ف‬Ŵ⎯Ќ֭‫ﭨ‬Ŵ₡Ŵ㈠ḚḶЋ⒕⊿7İŴ⎯ਙ่7Աħ่⎯7ｹ㈾⇡ħ่⎯㌀ՁŴ⎯Ћ֭‫ف‬Ŵ⎯Ќ֭‫ﭨ‬Ŵ₡Ŵ㈠ḚḶЋ⒕⊿7Ɔ‫֭ﭨ֭ש‬7ƆʉŴ่‫ש‬ਙ่ฌ
ｹ⎯⎯ʉŴ่‫ש‬ਙ่㌀ՁŴ⎯Ћ֭‫ف‬Ŵ⎯Ќ֭‫ﭨ‬Ŵ₡Ŵ㈠ḚḶЋ⒕ฌ
b㌱̬7㌱⎯Ŵ⇡Ŵこ֭ħ⎯▷⇡—ผ‫֭ف‬ผ㌀こ֭㈠㌱ਙこ⊿7ƥḚ֭ਙผ‫֭ف‬7ЋŴผγ֭кੂħƥ7ｹ‫ﭨف‬ธ̶кŴ⎯‫ف֭ﭨ‬Ŵ⎯㌀‫ف‬こŴħк㈠㌱ਙこ⒕⊿7ՁŴผผੂ7╗ħ่₡Ŵкк7ｹкŴผผੂ㌀к‫ש‬ผ₡㌱ਙผऑ㈠㌱ਙこ⒕⊿ฌ
ԱผħŴ่7ĠŴк‫ﭨ‬ਙผ⎯ਙ่7ｹ⇡γŴк‫ﭨ‬ਙผ⎯ਙ่㌀ՁŴ⎯Ћ֭‫ف‬Ŵ⎯Ќ֭‫ﭨ‬Ŵ₡Ŵ㈠ḚḶЋ⒕⊿7İਙγ่7Ő㈠7ĠŴこħк‫ש‬ਙ่7ｹİਙγ่㌀İŐĠŴこħк‫ש‬ਙ่ǲ่‫֭ש‬ผऑผħ⎯֭⎯㈠㌱ਙこ⒕ฌ
Ɔ—⇡㈾֭㌱‫̬ש‬7Őǲ̬7AОЌ7‫̶ں‬ɱ̶ֱｘ̶ֱｘ″ֱｘｘ̶7ֱ7ОŐǲAООธｘ‫ں‬ɱֱｘｘɱɱธ″7ֱ7Ҝਙ่‫ש‬Ŵ‫֭ف‬7ǲ⎯‫ש‬Ŵ‫⎯֭ש‬ฌ
ǲṲ╗ǲŐЌAՁ7ǲҜA●Ձฌ
Û֭₡่֭⎯₡Ŵੂⓒ7(֭⇡ผ—Ŵผੂ7″ⓒ7ธｘ‫ں‬ɱฌ
b㌱̬7Оผਙ㈾֭㌱‫ש‬7╗֭Ŵこⓒฌ
Ġħ7ＣŴ‫ﭨ‬ħ₡ⓒฌ ｘธ゜‫ں‬ɱ゜‫ں‬ɱ
‫ں‬ฌ
P a 6g 0eo 41f 3 3 2
Ҝੂ7bкħ่֭‫ש‬7ħ⎯7ʉਙผħ่‫ف‬7‫ש‬ਙ7‫ש֭ف‬7Ŵ7(ħผ֭7Оผਙ‫֭ש‬㌱‫ש‬ħਙ่7ǲ่‫ف‬ħ่֭֭ผ7ħ่‫ﭨ‬ਙк‫֭ﭨ‬₡7ਙ่7‫ש‬γ֭7ऑผਙ㈾֭㌱‫ש‬7₡֭‫֭ﭨ‬кਙऑこ่֭‫ש‬㈠ฌ
Ŵỏ7 ●่7‫่֭֭ف‬ผŴкⓒ7こੂ7㌱ਙ่㌱֭ผ่7ʉħ‫ש‬γ7Ŵ7‫̶ں‬Ő7⎯ੂ⎯‫֭ש‬こ7ħ⎯7‫ש‬γ֭7(ħผ֭7Ｃ֭ऑŴผ‫ש‬こ่֭‫ש‬7bਙ่่֭㌱‫ש‬ħਙ่㈠77Ɔħ่㌱֭7‫ש‬γħ⎯7ħ⎯7Ŵ7ਫʉŴ‫֭ש‬ผ֭₡7₡ਙʉ่㈚ฌ
⎯ੂ⎯‫֭ש‬こ7⑾ผਙこ7Ŵ7‫̶ں‬7⎯ੂ⎯‫֭ש‬こⓒ7㌱Ŵ่7‫ש‬γ֭7₡ħ⎯‫ש‬Ŵ่㌱֭7⇡֭‫ש‬ʉ่֭֭7Ŵ7γੂ₡ผŴ่‫ש‬7Ŵ่₡7‫ש‬γ֭7(Ｃb7⇡֭7к่֭‫שف‬γ่֭֭₡7⑾ผਙこ7‫ں‬ｘｘֱ⑾‫ש‬7Ŵ⎯ฌ
ਙ—‫ש‬кħ่֭₡7ħ่7‫ש‬γ֭7bՁЋ7(ħผ֭7Ќਙ‫⎯֭ש‬㈠77●7‫ש‬ਙਙ7Ŵ7кਙਙ7Ŵ‫ש‬7‫ש‬γ֭7ธｘ‫ں‬ธ7●่‫֭ש‬ผ่Ŵ‫ש‬ħਙ่Ŵк7(ħผ֭7bਙ₡֭7Ŵ่₡7●7₡ħ₡่ɸ‫ש‬7⎯֭֭7Ŵ7⎯ऑ֭㌱ħ⑾ħ㌱ฌ
ผ֭⑾֭ผ่֭㌱֭7‫ש‬ਙ7₡ħ⎯‫ש‬Ŵ่㌱֭7⑾ผਙこ7Ŵ7γੂ₡ผŴ่‫ש‬7֭ゥ㌱֭ऑ‫ש‬7‫ש‬γŴ‫ש‬7‫ש‬γ֭7₡ħ⎯‫ש‬Ŵ่㌱֭7⎯γਙ—к₡7⇡֭7ผ֭кŴ‫ש‬ħ‫֭ﭨ‬7‫ש‬ਙ7‫ש‬γ֭7‫ੂש‬ऑ֭7ਙ⑾7⎯ੂ⎯‫֭ש‬こฌ
ħ่⎯‫ש‬Ŵкк֭₡㈠7 Aк⎯ਙⓒ7●7₡ਙ่ɸ‫ש‬7γŴ‫֭ﭨ‬7Ŵ7㌱ਙऑੂ7ਙ⑾7‫ש‬γ֭7Ќ(ОA7こŴ่—Ŵк㈠77Ḷ่㌱֭7ʉ֭7γŴ‫֭ﭨ‬7Ŵ7(ħผ֭7Оผਙ‫֭ש‬㌱‫ש‬ħਙ่7ǲ่‫ف‬ħ่֭֭ผ7ħ่‫ﭨ‬ਙк‫֭ﭨ‬₡ⓒ7‫ש‬γ่֭ฌ
●7㌱Ŵ่7кਙਙ7こਙผ֭7㌱кਙ⎯֭кੂ7Ŵ‫ש‬7‫ש‬γ֭ħผ7₡֭⎯ħ‫่ف‬7ผ֭‫—׀‬ħผ֭こ่֭‫⎯ש‬7⇡—‫ש‬7⑾ผਙこ7ʉγŴ‫ש‬7●7‫ف‬Ŵ‫ש‬γ֭ผ֭₡7‫ש‬γ֭ผ֭7⎯֭֭こ⎯7‫ש‬ਙ7⇡֭7⑾к֭ゥħ⇡ħкħ‫ੂש‬7ʉħ‫ש‬γฌ
‫ש‬γ֭7(ħผ֭7bγħ֭⑾7ਙผ7(ħผ֭7ҜŴผ⎯γŴк7ਙ่7‫ש‬γħ⎯7֭⎯‫ש‬Ŵ⇡кħ⎯γ֭₡7₡ħ⎯‫ש‬Ŵ่㌱֭㈠77(ਙผ7ਙ—ผ7⎯ħ‫֭ש‬7кŴੂਙ—‫ש‬ⓒ7ħ‫ש‬7₡ਙ֭⎯่ɸ‫ש‬7⎯֭֭こ7ऑผŴ㌱‫ש‬ħ㌱Ŵк7‫ש‬ਙฌ
㌱ਙこऑкੂ7ʉħ‫ש‬γ7‫ש‬γ֭7‫ں‬ｘｘֱ⑾‫ש‬7ผ֭‫—׀‬ħผ֭こ่֭‫ש‬7ਙ—‫ש‬кħ่֭₡7ħ่7‫ש‬γ֭7(ħผ֭7Ќਙ‫⎯֭ש‬7Ŵ่₡7‫ש‬ਙ7ऑผਙ‫ﭨ‬ħ₡֭7Ŵ₡₡ħ‫ש‬ħਙ่Ŵк7к֭Ŵ₡ֱħ่⎯7ʉਙ—к₡ฌ
่֭㌱֭⎯⎯ħ‫ש‬Ŵ‫֭ש‬7кਙਙऑħ่‫ف‬7‫ש‬γ֭7⎯ੂ⎯‫֭ש‬こⓒ7ʉγħ㌱γ7ħ⎯7⎯ਙこ֭‫ש‬γħ่‫ف‬7ʉ֭7㌱Ŵ่ɸ‫ש‬7ħこऑк֭こ่֭‫ש‬7₡—֭7‫ש‬ਙ7⎯ħ‫֭ש‬7㌱ਙ่⎯‫ש‬ผŴħ่‫⎯ש‬㈠77╗γŴ‫ש‬7⇡֭ħ่‫ف‬7⎯Ŵħ₡ⓒฌ
‫ש‬γ֭ผ֭7⎯֭֭こ⎯7‫ש‬ਙ7⇡֭7⎯ਙこ֭7⑾к֭ゥħ⇡ħкħ‫ੂש‬7ʉħ‫ש‬γħ่7‫ש‬γ֭7●(b7bਙ₡֭7Ŵ‫ש‬7‫ש‬γ֭7₡ħ⎯㌱ผ֭‫ש‬ħਙ่7ਙ⑾7‫ש‬γ֭7(ħผ֭7ҜŴผ⎯γŴк7ਙ่7‫ש‬γ֭7₡ħ⎯‫ש‬Ŵ่㌱֭7⑾ผਙこฌ
Ŵ7γੂ₡ผŴ่‫ש‬7‫ש‬ਙ7Ŵ7(Ｃb㈠77●7่ਙ‫ש‬ħ㌱֭₡7⎯ਙこ֭7㈾—ผħ⎯₡ħ㌱‫ש‬ħਙ่⎯7γŴ‫֭ﭨ‬7‫ש‬γħ⎯7⎯֭‫ש‬7こਙผ֭7‫ש‬γŴ่7‫ں‬ｘｘֱ⑾‫ש‬7Ŵ‫ש‬7‫ں‬ㄦｘֱ⑾‫ש‬7Ŵ่₡7ਙ‫ש‬γ֭ผ7Ŵ7⇡ħ‫ש‬7к֭⎯⎯7Ŵ‫ש‬ฌ
ՙㄦֱ⑾‫ש‬㈠77(ਙผ7Ŵ7‫̶ں‬Ő7⎯ੂ⎯‫֭ש‬こⓒ7㌱Ŵ่7‫ש‬γħ⎯7₡ħ⎯‫ש‬Ŵ่㌱֭7⇡֭7ħ่㌱ผ֭Ŵ⎯֭₡㈠ฌ
⇡ỏ7 Ûħ‫ש‬γ7Ŵ7Ќ(ОA7‫̶ں‬7⎯ੂ⎯‫֭ש‬こⓒ7Ŵ7⑾ħผ֭7ผħ⎯֭ผ7ผਙਙこ7ħ⎯7ผ֭‫—׀‬ħผ֭₡㈠77Ûħ‫ש‬γ7Ŵ7‫̶ں‬Ő7⎯ੂ⎯‫֭ש‬こⓒ7●7⎯—⎯ऑ֭㌱‫ש‬7Ŵ7γੂ⇡ผħ₡7⇡֭‫ש‬ʉ่֭֭7‫̶ں‬7Ŵ่₡7‫̶ֱں‬
Ｃ㈠77bŴ⎯֭7⇡֭ħ่‫ف‬ⓒ7ħ⎯7‫ש‬γ֭ผ֭7Ŵ7bՁЋ7ผ֭‫—׀‬ħผ֭こ่֭‫ש‬7ਙ่7‫ש‬γħ⎯7Ŵ⎯ऑ֭㌱‫ש‬﹒77╗ਙ7⇡—ħк₡7Ŵ7‫֭ש‬こऑ֭ผŴ‫—ש‬ผ֭7㌱ਙ่‫ש‬ผਙкк֭₡7Ŵ่₡7₡֭₡ħ㌱Ŵ‫֭ש‬₡7⑾ħผ֭ฌ
ผħ⎯֭ผ7ผਙਙこ7ʉħ‫ש‬γ7֭ゥ‫֭ש‬ผ่Ŵк7⑾ħผ֭7₡֭ऑŴผ‫ש‬こ่֭‫ש‬7Ŵ㌱㌱֭⎯⎯7Ŵ⎯7ʉਙ—к₡7⇡֭7ผ֭‫—׀‬ħผ֭₡7ʉħ‫ש‬γ7Ŵ7‫̶ں‬7⎯ੂ⎯‫֭ש‬こ7ħ⎯่ɸ‫ש‬7ऑผŴ㌱‫ש‬ħ㌱Ŵк7⑾ਙผ7‫ש‬γħ⎯ฌ
₡֭‫֭ﭨ‬кਙऑこ่֭‫ש‬㈠77A‫ف‬Ŵħ่ⓒ7кħ֭кੂ7Ŵ7‫ש⎯֭—׀‬ħਙ่7⑾ਙผ7‫ש‬γ֭7(ħผ֭7Оผਙ‫֭ש‬㌱‫ש‬ħਙ่7ǲ่‫ف‬ħ่֭֭ผ7⇡—‫ש‬7ħ⑾7ੂਙ—7γŴ‫֭ﭨ‬7Ŵ่ੂ7‫ש‬γਙ—‫ف‬γ‫⎯ש‬7Ŵผ֭7㌱֭ผ‫ש‬Ŵħ่кੂฌ
ʉ֭к㌱ਙこ֭㈠ฌ
㌱ỏ7 (ħ่Ŵккੂⓒ7ʉħ‫ש‬γ7Ŵ7(Ｃb7⎯ੂ⎯‫֭ש‬こ㈠77●‫ש‬7ʉħкк7⇡֭7ħ่γ֭ผ่֭‫ש‬кੂ7ผ֭‫—׀‬ħผ֭₡7‫ש‬ਙ7ऑผਙ‫֭ש‬㌱‫ש‬7‫ש‬γ֭7こ—่ħ㌱ħऑŴк7ʉŴ‫֭ש‬ผ7⎯—ऑऑкੂ7ħ่7‫ש‬γ֭7㌱Ŵ⎯֭7ਙ⑾ฌ
ऑผ֭⎯⎯—ผħ▷Ŵ‫ש‬ħਙ่㈠77Ɔħ่㌱֭7‫ש‬γ֭7⎯ੂ⎯‫֭ש‬こ7ʉਙ—к₡7⇡֭7㌱ਙ่่֭㌱‫֭ש‬₡7‫ש‬ਙ7‫ש‬γ֭7こ֭‫֭ש‬ผⓒ7‫ש‬γ֭ผ֭7ħ⎯7‫ש‬γ֭7ऑਙ‫ש่֭ש‬ħŴк7⑾ਙผ7⇡Ŵ㌱7⑾кਙʉ7ħ่7⎯—㌱γฌ
Ŵ่7֭‫ש่֭ﭨ‬7ਙ⑾7ऑผ֭⎯⎯—ผħ▷Ŵ‫ש‬ħਙ่㈠77╗γ֭ผ֭⑾ਙผ֭ⓒ7֭Ŵ㌱γ7こ֭‫֭ש‬ผ7ʉਙ—к₡7่֭֭₡7‫ש‬ਙ7⇡֭7֭‫—׀‬ħऑऑ֭₡7ʉħ‫ש‬γ7Ŵ7তֱħ่㌱γ7ŐООA7⇡Ŵ㌱⑾кਙʉฌ
₡֭‫ﭨ‬ħ㌱֭㈠77╗γ֭7㌱ਙ่㌱֭ผ่7●7γŴ‫֭ﭨ‬7γ֭ผ֭7ħ⎯7‫ש‬γŴ‫ש‬7‫ש‬γ֭7ऑผ֭⎯⎯—ผ֭7▷ਙ่֭7ħ⎯7ธ̶ｘｘ7ผ֭⎯—к‫ש‬ħ่‫ف‬7ħ่7ㅡ″㌫7ऑ⎯ħ㈠77●ɸкк7γŴ‫֭ﭨ‬7‫ש‬ਙ7ผ—่7‫ש‬γ֭ฌ
่—こ⇡֭ผ⎯7⇡—‫ש‬7ħ‫ש‬7⎯֭֭こ⎯7ʉ֭ɸผ֭7‫ف‬ਙħ่‫ف‬7‫ש‬ਙ7γŴ‫֭ﭨ‬7Ŵ₡₡ħ‫ש‬ħਙ่Ŵк7γ֭Ŵ₡7кਙ⎯⎯7㌱ผਙ⎯⎯ħ่‫ف‬7‫ש‬γ֭7⇡Ŵ㌱⑾кਙʉ7₡֭‫ﭨ‬ħ㌱֭7ħ่7Ŵ₡₡ħ‫ש‬ħਙ่7‫ש‬ਙ7‫ש‬γ֭ฌ
こ֭‫֭ש‬ผ㈠77О֭ผ7‫ש‬γ֭7ՁЋЋÛＣ7㌱γŴผ‫⎯ש‬ⓒ7‫ש‬γ֭7γ֭Ŵ₡7кਙ⎯⎯7Ŵ㌱ผਙ⎯⎯7Ŵ7তֱħ่㌱γ7こ֭‫֭ש‬ผ7ħ⎯7‫ں‬ㄦ7ऑ⎯ħ㈠77╗γħ⎯7₡ผਙऑ⎯7ਙ—ผ7ऑผ֭⎯⎯—ผ֭7₡ਙʉ่7‫ש‬ਙ7̶‫ں‬ฌ
ऑ⎯ħ㈠77О֭ผ7‫ש‬γ֭7ՁЋЋÛＣ7㌱γŴผ‫⎯ש‬ⓒ7‫ש‬γ֭7γ֭Ŵ₡7кਙ⎯⎯7Ŵ㌱ผਙ⎯⎯7Ŵ7তֱħ่㌱γ7⇡Ŵ㌱⑾кਙʉ7ħ⎯7ธｘ7ऑ⎯ħ㈠77╗γħ⎯7こ֭Ŵ่⎯7‫ש‬γŴ‫ש‬7֭Ŵ㌱γ7ผ֭⎯ħ₡่֭‫ש‬ħŴкฌ
—่ħ‫ש‬7ʉħкк7⇡֭7к֭⑾‫ש‬7ʉħ‫ש‬γ7‫ںں‬7ऑ⎯ħ㈠77ḚผŴ่‫֭ש‬₡7‫ש‬γŴ‫ש‬7̶‫ں‬7ऑ⎯ħ7ħ⎯7่ਙ‫ש‬7⑾Ŵ‫ﭨ‬ਙผŴ⇡к֭7⇡—‫ש‬7Ŵ‫ש‬7к֭Ŵ⎯‫ש‬7ʉਙผŴ⇡к֭㈠77A‫ש‬7‫ںں‬7ऑ⎯ħⓒ7‫ש‬γ֭7ʉŴ‫֭ש‬ผฌ
ऑผ֭⎯⎯—ผ֭7ħ่7֭Ŵ㌱γ7—่ħ‫ש‬7ħ⎯7⎯֭‫֭ﭨ‬ผ֭кੂ7ħこऑŴ㌱‫֭ש‬₡㈠ฌ
₡ỏ7 ╗ੂऑħ㌱Ŵккੂ7⑾ħผ֭7⑾кਙʉ7ħ⎯7ผ֭₡—㌱֭₡7ㄦｘ੧7ʉγ่֭7֭‫—׀‬ħऑऑ֭₡7ʉħ‫ש‬γ7Ŵ7⎯ऑผħ่к֭ผ7⎯ੂ⎯‫֭ש‬こ㈠77Ｃਙ֭⎯7‫ש‬γħ⎯7Ŵऑऑкੂ7‫ש‬ਙ7‫̶ں‬Ő7Ŵ⎯7ʉ֭кк7ħ่7‫ש‬γ֭ฌ
bħ‫ੂש‬7ਙ⑾7ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯﹒77●่7ਙ‫ש‬γ֭ผ7ʉਙผ₡⎯ⓒ7ਙ—ผ7⑾ħผ֭7⑾кਙʉ7ħ⎯7ธｘｘｘ7‫ف‬ऑこ7⇡—‫ש‬7֭‫—׀‬ħऑऑ֭₡7ʉħ‫ש‬γ7⎯ऑผħ่к֭ผ7⎯ੂ⎯‫֭ש‬こ7‫ש‬γ֭7⑾кਙʉฌ
ผ֭‫—׀‬ħผ֭こ่֭‫ש‬7₡ผਙऑ7‫ש‬ਙ7‫ں‬ㄦｘｘ7‫ف‬ऑこ7ӧħ㈠֭㈠7こħ่ħこ—こ7ऑ֭ผ7●Աb7Ŵ่₡7●(bỏ㈠77Ûਙ—к₡7ੂਙ—7㌱ਙ่㌱—ผ7ਙ่7‫ש‬γħ⎯7Ŵ⎯ऑ֭㌱‫ש‬7Ŵ⎯7‫ש‬γ֭7㌱ਙ₡֭ฌ
ħ⎯่ɸ‫ש‬7㌱к֭Ŵผ7ਙ่7ผ֭₡—㌱‫ש‬ħਙ่⎯7Ŵ㌱ผਙ⎯⎯7₡ħ⑾⑾֭ผ่֭‫ש‬7‫ੂש‬ऑ֭⎯7ਙ⑾7⎯ऑผħ่к֭ผ7⎯ੂ⎯‫֭ש‬こ⎯7⎯—㌱γ7Ŵ⎯7‫̶ں‬Ｃⓒ7‫̶ں‬Őⓒ7Ŵ่₡7‫̶ں‬ⓒ7ħ⑾7Ŵ่ੂ㈠77Ҝੂฌ
ħ่‫֭ש‬ผऑผ֭‫ש‬Ŵ‫ש‬ħਙ่7ħ⎯7⎯ħこऑкੂ7⎯ऑผħ่к֭ผ7ਙผ7่ਙ‫ש‬㈠77●⑾7⎯ऑผħ่к֭ผⓒ7‫ש‬γ่֭7ㄦｘ੧7Ŵऑऑкħ֭⎯㈠77●่7‫ש‬γħ⎯7㌱Ŵ⎯֭ⓒ7‫ש‬γ֭7⑾ħผ֭7⑾кਙʉ7‫ש‬γ่֭7⇡֭㌱ਙこ֭⎯ฌ
‫ں‬ㄦｘｘ7‫ف‬ऑこ㈠ฌ
ǲ⎯⎯่֭‫ש‬ħŴккੂⓒ7●7Ŵこ7кਙਙħ่‫ف‬7⑾ਙผ7ਙऑ‫ש‬ħਙ่⎯㈠77Û֭ɸкк7γŴ‫֭ﭨ‬7‫ש‬ਙ7‫ש֭ف‬7Ŵ7(ħผ֭7Оผਙ‫֭ש‬㌱‫ש‬ħਙ่7ǲ่‫ف‬ħ่֭֭ผ7ħ่‫ﭨ‬ਙк‫֭ﭨ‬₡7‫ש‬ਙ7Ŵ่⎯ʉ֭ผ7⎯ਙこ֭7ਙ⑾7こੂฌ
‫ש⎯֭—׀‬ħਙ่⎯7⇡—‫ש‬7Ŵ‫ש‬7‫ש‬γ֭7こਙこ่֭‫ש‬7ħ⑾7ੂਙ—7γŴ‫֭ﭨ‬7Ŵ่ੂ7⑾֭֭₡⇡Ŵ㌱ⓒ7ħ‫ש‬7ħ⎯7㌱֭ผ‫ש‬Ŵħ่кੂ7ʉ֭к㌱ਙこ֭㈠ฌ
ÛγŴ‫ש‬7Ŵผ֭7ੂਙ—ผ7‫ש‬γਙ—‫ف‬γ‫⎯ש‬﹒ฌ
●⑾7ੂਙ—7γŴ‫֭ﭨ‬7Ŵ7こਙこ่֭‫ש‬ⓒ7ऑ֭ผγŴऑ⎯7ʉ֭7㌱Ŵ่7₡ħ⎯㌱—⎯⎯7ਙ‫֭ﭨ‬ผ7‫ש‬γ֭7ऑγਙ่֭㈠ฌ
╗γŴ่⎯7Ŵ‫ف‬Ŵħ่ⓒฌ
ธฌ
P a 6g 0eo 51f 3 3 2
ОŐǲƆ●ＣǲЌ╗7゜7ОŐ●Ќb●ОAՁ7b●Ћ●Ձ7ǲЌḚ●ЌǲǲŐฌ
Оγ̬7ӧՙｘธỏ7ㄦฎｘ̶ֱ″ㄦฎฌ
ǲこŴħк̬7İਙγ่㌀İŐĠŴこħк‫ש‬ਙ่ǲ่‫֭ש‬ผऑผħ⎯֭⎯㈠㌱ਙこฌ
İḶĠЌ7Ő㈠7ĠAҜ●Ձ╗ḶЌ7ǲЌ╗ǲŐОŐ●ƆǲƆⓒ7●Ќb㈠ฌ
̶ɱㅡㄦ7О֭⇡⇡к֭7bผ֭֭7A‫֭—่֭ﭨ‬ฌ
ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7Ќ֭‫ﭨ‬Ŵ₡Ŵ7ฎɱ‫ں‬ㅡՙฌ
Û֭⇡⎯ħ‫̬֭ש‬7ʉʉʉ㈠İŐĠŴこħк‫ש‬ਙ่ǲ่‫֭ש‬ผऑผħ⎯֭⎯㈠㌱ਙこฌ
Ｃħ⎯㌱кਙ⎯—ผ֭7Ɔ‫ש‬Ŵ‫֭ש‬こ่֭‫̬ש‬7╗γħ⎯7֭こŴħк7‫ש‬ผŴ่⎯こħ⎯⎯ħਙ่7ħ่㌱к—₡ħ่‫ف‬7Ŵ่ੂ7Ŵ‫שש‬Ŵ㌱γこ่֭‫⎯ש‬7ħ⎯7㌱ਙ‫֭ﭨ‬ผ֭₡7⇡ੂ7‫ש‬γ֭7ǲк֭㌱‫ש‬ผਙ่ħ㌱7bਙここ—่ħ㌱Ŵ‫ש‬ħਙ่⎯7Оผħ‫ﭨ‬Ŵ㌱ੂ7A㌱‫ש‬ⓒ7‫ں‬ฎ7Ⓢ㈠Ɔ㈠b㈠7㈑㈑ฌ
ธㄦ‫ں‬ｘֱธㄦธ‫ں‬ⓒŴ่₡7こŴੂ7㌱ਙ่‫ש‬Ŵħ่7ħ่⑾ਙผこŴ‫ש‬ħਙ่7‫ש‬γŴ‫ש‬7ħ⎯7㌱ਙ่⑾ħ₡่֭‫ש‬ħŴкⓒ7ऑผਙऑผħ֭‫ש‬Ŵผੂⓒ7Ŵ่₡7ऑผħ‫ﭨ‬ħк֭‫֭ف‬₡㈠7●⑾7ੂਙ—7Ŵผ֭7่ਙ‫ש‬7‫ש‬γ֭7ħ่₡ħ‫ﭨ‬ħ₡—Ŵк7ਙผ7่֭‫ש‬ħ‫ੂש‬7‫ש‬ਙ7ʉγħ㌱γ7ħ‫ש‬7ħ⎯ฌ
Ŵ₡₡ผ֭⎯⎯֭₡⊿7่ਙ‫֭ש‬7‫ש‬γŴ‫ש‬7Ŵ่ੂ7ผ֭‫ﭨ‬ħ֭ʉⓒ7₡ħ⎯㌱кਙ⎯—ผ֭ⓒ7㌱ਙऑੂħ่‫ف‬ⓒ7ผ֭‫ש‬ผŴ่⎯こħ⎯⎯ħਙ่7ਙผ7Ŵ่ੂ7ਙ‫ש‬γ֭ผ7—⎯֭7ħ⎯7⎯‫ש‬ผħ㌱‫ש‬кੂ7ऑผਙγħ⇡ħ‫֭ש‬₡㈠7●⑾7ੂਙ—7ผ֭㌱֭ħ‫֭ﭨ‬₡7‫ש‬γħ⎯7‫ש‬ผŴ่⎯こħ⎯⎯ħਙ่7ħ่7֭ผผਙผⓒฌ
ऑк֭Ŵ⎯֭7่ਙ‫ש‬ħ⑾ੂ7‫ש‬γ֭7⎯่֭₡֭ผ7ħここ֭₡ħŴ‫֭ש‬кੂ7Ŵ่₡7₡֭к֭‫֭ש‬7‫ש‬γ֭7こŴ‫֭ש‬ผħŴк7⑾ผਙこ7ੂਙ—ผ7⎯ੂ⎯‫֭ש‬こ㈠7A่ੂ7ħ่⑾ਙผこŴ‫ש‬ħਙ่7㌱ਙ่‫ש‬Ŵħ่֭₡7γ֭ผ֭ħ่7ħ⎯7่ਙ‫ש‬7ʉŴผผŴ่‫֭ש‬₡7ਙผ7‫—ف‬ŴผŴ่‫֭֭ש‬₡ฌ
Ŵ⎯7‫ש‬ਙ7㌱ਙこऑк֭‫⎯⎯่֭֭ש‬7ਙผ7Ŵ㌱㌱—ผŴ㌱ੂ7Ŵ่₡7ħ⎯7⎯—⇡㈾֭㌱‫ש‬7‫ש‬ਙ7㌱γŴ่‫֭ف‬7ʉħ‫ש‬γਙ—‫ש‬7่ਙ‫ש‬ħ㌱֭㈠7╗γ֭7֭к֭㌱‫ש‬ผਙ่ħ㌱7₡Ŵ‫ש‬Ŵ7⑾ħк֭⎯7ӧफ-ħк֭⎯फỏ7⑾—ผ่ħ⎯γ֭₡7⇡ੂ7‫ש‬γ֭7⎯่֭₡֭ผ7‫ש‬ਙ7‫ש‬γ֭7ħ่‫่֭ש‬₡֭₡ฌ
ผ֭㌱֭ħ‫֭ﭨ‬ผ7ӧफŐ֭㌱֭ħ‫ﭨ‬ħ่‫ف‬7ОŴผ‫ੂש‬फỏ7Ŵผ֭7ऑผਙ‫ﭨ‬ħ₡֭₡7ਙ่кੂ7⑾ਙผ7‫ש‬γ֭7㌱ਙ่‫่֭ﭨ‬ħ่֭㌱֭7ਙ⑾7‫ש‬γ֭7Ő֭㌱֭ħ‫ﭨ‬ħ่‫ف‬7ОŴผ‫ੂש‬7Ŵ่₡7ਙ่кੂ7⑾ਙผ7ħ‫⎯ש‬7⎯ਙк֭7—⎯֭㈠7Ő֭㌱֭ħ‫ﭨ‬ħ่‫ف‬7ОŴผ‫ੂש‬7Ŵ‫ف‬ผ֭֭⎯7‫ש‬γŴ‫ש‬7⇡ੂฌ
ਙऑ่֭ħ่‫ف‬7‫ש‬γ֭7Ŵ‫שש‬Ŵ㌱γこ่֭‫ש‬ӧ⎯ỏ7㌱ਙ่‫ש‬Ŵħ่ħ่‫ف‬7‫ש‬γ֭7-ħк֭⎯ⓒ7‫ש‬γ֭7Ő֭㌱֭ħ‫ﭨ‬ħ่‫ف‬7ОŴผ‫ੂש‬7⎯γŴкк7⇡֭7⇡ਙ—่₡7⇡ੂ7Ŵ่₡7⎯—⇡㈾֭㌱‫ש‬7‫ש‬ਙ7‫ש‬γ֭7‫֭ש‬ผこ⎯7ਙ⑾7‫ש‬γħ⎯7่ਙ‫ש‬ħ㌱֭㈠7ＣŴ‫ש‬Ŵ7ħ⎯7ऑผਙ‫ﭨ‬ħ₡֭₡7⑾ਙผฌ
㌱ਙ่‫่֭ﭨ‬ħ่֭㌱֭7ਙ่кੂ7Ŵ่₡7‫ש‬γ֭7ผ֭㌱ħऑħ่֭‫ש‬7Ŵ㌱㌱֭ऑ‫⎯ש‬7⑾—кк7ผ֭⎯ऑਙ่⎯ħ⇡ħкħ‫ੂש‬7⑾ਙผ7‫֭ﭨ‬ผħ⑾ੂħ่‫ف‬7‫ש‬γ֭7Ŵ㌱㌱—ผŴ㌱ੂ7Ŵ่₡7㌱ਙこऑк֭‫⎯⎯่֭֭ש‬7ਙ⑾7‫ש‬γ֭7₡Ŵ‫ש‬Ŵ㈠7●‫ש‬7ħ⎯7—่₡֭ผ⎯‫ש‬ਙਙ₡7⇡ੂ7‫ש‬γ֭ฌ
ผ֭㌱ħऑħ่֭‫ש‬7‫ש‬γŴ‫ש‬7Ŵкк7֭к֭㌱‫ש‬ผਙ่ħ㌱7₡Ŵ‫ש‬Ŵ7こŴੂ7่ਙ‫ש‬7⇡֭7‫ש‬γ֭7⑾ħ่Ŵк7ऑผਙ₡—㌱‫ש‬7Ŵ่₡7こŴੂ7⇡֭7ऑผ֭кħこħ่Ŵผੂ7ħ่7่Ŵ‫—ש‬ผ֭㈠ฌ
ผਙこ̬7ＣŴ‫ﭨ‬ħ₡7(㈠7ìк֭ħ่7ｹＣк֭ħ่㌀ՁŴ⎯Ћ֭‫ف‬Ŵ⎯Ќ֭‫ﭨ‬Ŵ₡Ŵ㈠ḚḶЋ⒕ฌ
Ɔ่֭‫̬ש‬7Û֭₡่֭⎯₡Ŵੂⓒ7(֭⇡ผ—Ŵผੂ7″ⓒ7ธｘ‫ں‬ɱ7̶̬ธฎ7ОҜฌ
╗ਙ̬7İਙγ่7Ő㈠7ĠŴこħк‫ש‬ਙ่7ｹİਙγ่㌀İŐĠŴこħк‫ש‬ਙ่ǲ่‫֭ש‬ผऑผħ⎯֭⎯㈠㌱ਙこ⒕⊿7İŴ⎯ਙ่7Աħ่⎯7ｹ㈾⇡ħ่⎯㌀ՁŴ⎯Ћ֭‫ف‬Ŵ⎯Ќ֭‫ﭨ‬Ŵ₡Ŵ㈠ḚḶЋ⒕⊿7Ɔ‫֭ﭨ֭ש‬7ƆʉŴ่‫ש‬ਙ่ฌ
ｹ⎯⎯ʉŴ่‫ש‬ਙ่㌀ՁŴ⎯Ћ֭‫ف‬Ŵ⎯Ќ֭‫ﭨ‬Ŵ₡Ŵ㈠ḚḶЋ⒕ฌ
ԱผħŴ่7ĠŴк‫ﭨ‬ਙผ⎯ਙ่7ｹ⇡γŴк‫ﭨ‬ਙผ⎯ਙ่㌀ՁŴ⎯Ћ֭‫ف‬Ŵ⎯Ќ֭‫ﭨ‬Ŵ₡Ŵ㈠ḚḶЋ⒕ฌ
Ɔ—⇡㈾֭㌱‫̬ש‬7Őǲ̬7AОЌ7‫̶ں‬ɱ̶ֱｘ̶ֱｘ″ֱｘｘ̶7ֱ7ОŐǲAООธｘ‫ں‬ɱֱｘｘɱɱธ″7ֱ7Ҝਙ่‫ש‬Ŵ‫֭ف‬7ǲ⎯‫ש‬Ŵ‫⎯֭ש‬ฌ
A⑾‫֭ש‬ผ7ผ֭‫ﭨ‬ħ֭ʉⓒ7‫ש‬γ֭7ผ֭‫ﭨ‬ħ⎯ħਙ่7‫ש‬ਙ7ผ֭кਙ㌱Ŵ‫֭ש‬7‫ש‬γ֭7‫—ש‬ผֱ่Ŵผਙ—่₡7ħ⎯7Ŵ㌱㌱֭ऑ‫ש‬Ŵ⇡к֭7ħ่7Ŵ₡₡ħ‫ש‬ħਙ่7‫ש‬ਙ7‫ש‬γ֭7⑾ਙккਙʉħ่‫ف‬ฌ
㌱ਙ่₡ħ‫ש‬ħਙ่Ŵк7ħ‫֭ש‬こ⎯7Ŵ⎯7₡ħ⎯㌱—⎯⎯֭₡7Ŵ‫ש‬7‫ש‬γ֭7Оผֱ֭AО7こ֭֭‫ש‬ħ่‫ف‬㈠ฌ
‫ں‬㈠7 b—ผผ่֭‫ש‬7bħ‫ﭨ‬ħк7₡֭⎯ħ‫่ف‬7ผ֭⑾к֭㌱‫⎯ש‬7‫̶ں‬Ｃ7⎯ੂ⎯‫֭ש‬こ⎯㈠7Ɔ—㌱γ7⎯ੂ⎯‫֭ש‬こ⎯7Ŵผ֭7ħ่‫่֭ש‬₡֭₡7⑾ਙผ7Ɔħ่‫ف‬к֭7⑾Ŵこħкੂฌ
₡ʉ֭ккħ่‫⎯ف‬7ʉγħ㌱γ7‫ש‬γħ⎯7ħ⎯7่ਙ‫ש‬㈠77A7Ќ(ОA7‫̶ں‬Ő7⎯ੂ⎯‫֭ש‬こ7⎯γŴкк7⇡֭7—‫ש‬ħкħ▷֭₡㈠ฌ
ธ㈠7 Оผਙऑਙ⎯֭₡7Ŵ㌱㌱֭⎯⎯7‫ف‬Ŵ‫֭ש‬7⎯γŴкк7㌱ਙこऑкੂ7ʉħ‫ש‬γ7‫ש‬γ֭7bħ‫ੂש‬7bਙ—่㌱ħк7ธｘ‫ں‬ฎ7●่‫֭ש‬ผ่Ŵ‫ש‬ħਙ่Ŵк7(ħผ֭7bਙ₡֭ฌ
Ŵ่₡7ผ֭‫—ف‬кŴ‫ש‬ħਙ่⎯7ผ֭кŴ‫֭ש‬₡7‫ש‬ਙ7A—‫ש‬ਙこŴ‫ש‬ħ㌱7֭こ֭ผ‫่֭ف‬㌱ੂ7Ŵ㌱㌱֭⎯⎯7‫ف‬Ŵ‫⎯֭ש‬㈠ฌ
̶㈠7 Ɔ‫ש‬ผ֭֭‫ש‬7こŴผħ่‫ف‬7‫ש‬γผਙ—‫ف‬γਙ—‫ש‬7╗—ผֱ่Ŵผਙ—่₡7⎯γŴкк7⇡֭7こŴผ֭₡7ʉħ‫ש‬γ7ŴऑऑผਙऑผħŴ‫֭ש‬7ผ֭₡7㌱—ผ⇡⎯7Ŵ่₡ฌ
⎯ħ‫่ف‬Ŵ‫֭ف‬7Ŵ⎯7ผ֭‫—׀‬ħผ֭₡7⇡ੂ7㌱ਙ₡֭㈠ฌ
ㅡ㈠7 Ő֭‫—׀‬ħผ֭₡7⑾ħผ֭7⑾кਙʉ7⎯γŴкк7⇡֭7ऑผਙ‫ﭨ‬ħ₡֭₡㈠ฌ
●⑾7ੂਙ—7⎯γਙ—к₡7γŴ‫֭ﭨ‬7Ŵ่ੂ7‫ש⎯֭—׀‬ħਙ่⎯ⓒ7ऑк֭Ŵ⎯֭7㌱ਙ่‫ש‬Ŵ㌱‫ש‬7こ֭㈠ฌ
ＣŴ‫ﭨ‬ħ₡7㈠7ìк֭ħ่ฌ
Ｃ֭ऑ—‫ੂש‬7ħผ֭7ҜŴผ⎯γŴк7২7ħผ֭7Оผਙ‫֭ש‬㌱‫ש‬ħਙ่7ǲ่‫ف‬ħ่֭֭ผħ่‫ف‬ฌ ОŐİֱՙㄦՙｘｘ
̶ฌ
P a 6g 0eo 61f 3 3 2
ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯7ħผ֭7ִ7Ő֭⎯㌱—֭ⓒ7ħผ֭7Оผ֭‫ש่֭ﭨ‬ħਙ่7Ｃħ‫ﭨ‬ħ⎯ħਙ่ฌ
̶̶̶7Ќ㈠7ŐŴ่㌱γਙ7Ｃผħ‫֭ﭨ‬ⓒ7 ㄦｘｘⓒ7ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7ЌЋ77ฎɱ‫ں‬ｘ″ฌ
Ｃ ħผ֭㌱‫̬ש‬7ՙｘธֱธธɱֱｘ̶̶″7২7b֭кк7ՙｘธ̶ֱｘ̶ֱｘՙธｘฌ
кŴ⎯‫ف֭ﭨ‬Ŵ⎯่֭‫ﭨ‬Ŵ₡Ŵ㈠‫ف‬ਙ‫ﭨ‬ฌ
Ɔ่֭‫̬ש‬7Û֭₡่֭⎯₡Ŵੂⓒ7(֭⇡ผ—Ŵผੂ7ｘ″ⓒ7ธｘ‫ں‬ɱ7ฎ̬ㄦɱ7AҜฌ
╗ਙ̬7İŴ⎯ਙ่7Աħ่⎯7ｹ㈾⇡ħ่⎯㌀ՁŴ⎯Ћ֭‫ف‬Ŵ⎯Ќ֭‫ﭨ‬Ŵ₡Ŵ㈠ḚḶЋ⒕⊿7Ɔ‫֭ﭨ֭ש‬7ƆʉŴ่‫ש‬ਙ่7ｹ⎯⎯ʉŴ่‫ש‬ਙ่㌀ՁŴ⎯Ћ֭‫ف‬Ŵ⎯Ќ֭‫ﭨ‬Ŵ₡Ŵ㈠ḚḶЋ⒕⊿7ＣŴ‫ﭨ‬ħ₡7(㈠7ìк֭ħ่ฌ
ｹＣк֭ħ่㌀ՁŴ⎯Ћ֭‫ف‬Ŵ⎯Ќ֭‫ﭨ‬Ŵ₡Ŵ㈠ḚḶЋ⒕ฌ
İਙγ่7Ő㈠7ĠŴこħк‫ש‬ਙ่7ｹİਙγ่㌀İŐĠŴこħк‫ש‬ਙ่ǲ่‫֭ש‬ผऑผħ⎯֭⎯㈠㌱ਙこ⒕ฌ
Ɔ—⇡㈾֭㌱‫̬ש‬7(Û̬7AОЌ7‫̶ں‬ɱ̶ֱｘ̶ֱｘ″ֱｘｘ̶7ֱ7ОŐǲAООธｘ‫ں‬ɱֱｘｘɱɱธ″7ֱ7Ҝਙ่‫ש‬Ŵ‫֭ف‬7ǲ⎯‫ש‬Ŵ‫⎯֭ש‬ฌ
ǲṲ╗ǲŐЌAՁ7ǲҜA●Ձฌ
Û֭₡่֭⎯₡Ŵੂⓒ7(֭⇡ผ—Ŵผੂ7″ⓒ7ธｘ‫ں‬ɱฌ
Ҝਙผ่ħ่‫ف‬7İŴ⎯ਙ่ⓒฌ
A‫שש‬Ŵ㌱γ֭₡7ħ⎯7‫ש‬γ֭7ผ֭‫֭ש⎯֭—׀‬₡7╗่֭‫ש‬Ŵ‫ש‬ħ‫֭ﭨ‬7ҜŴऑ7Ŵк‫֭ש‬ผ่Ŵ‫ש‬ħ‫֭ﭨ‬7ऑผਙ㌱֭₡—ผ֭7⑾ਙผこ㈠77●7γŴ‫֭ﭨ‬7‫ש‬γ֭7ਙผħ‫ف‬ħ่Ŵкⓒ7ʉγħ㌱γ7●7ʉħкк7⇡ผħ่‫ف‬7Ŵ‫ש‬7ਙ—ผ7่֭ゥ‫ש‬ฌ
こ֭֭‫ש‬ħ่‫ف‬㈠ฌ
Ｃħ₡7ੂਙ—7γŴ‫֭ﭨ‬7Ŵ7⎯ਙこ֭7‫ש‬ħこ֭7‫ש‬ਙ7ผ֭‫ﭨ‬ħ֭ʉ7‫ש‬γ֭7⑾ਙккਙʉħ่‫ف‬7֭こŴħк7㌱γŴħ่﹒77●7่ਙʉ7ੂਙ—7Ŵкк7γŴ‫֭ﭨ‬7⇡่֭֭7‫֭ﭨ‬ผੂ7⇡—⎯ੂ7Ŵ่₡7ੂਙ—ผฌ
ħ่‫ﭨ‬ਙк‫֭ﭨ‬こ่֭‫ש‬7ħ⎯7こ—㌱γ7Ŵऑऑผ֭㌱ħŴ‫֭ש‬₡㈠ฌ
●7‫ש‬γħ่7ʉ֭7γŴ‫֭ﭨ‬7ผ֭⎯ਙк‫֭ﭨ‬₡7(ħผ֭7Ｃ֭ऑŴผ‫ש‬こ่֭‫ש‬7㌱ਙ่㌱֭ผ่⎯ⓒ7γਙʉ֭‫֭ﭨ‬ผⓒ7●7Ŵこ7ऑ่֭₡ħ่‫ف‬7⑾֭֭₡⇡Ŵ㌱7⑾ผਙこ7ＣŴ‫ﭨ‬ħ₡7ìк֭ħ่ⓒ7Ｃ֭ऑ—‫ੂש‬7(ħผ֭ฌ
ҜŴผ⎯γŴк㈠77Aк⎯ਙⓒ7●7㌱ਙਙผ₡ħ่Ŵ‫֭ש‬7ʉħ‫ש‬γ7‫ש‬γ֭7Aผ㌱γħ‫֭ש‬㌱‫ש‬7Ŵ่₡7ħ‫ש‬7кਙਙ⎯7кħ֭7ʉ֭7ʉħкк7่֭֭₡7‫ש‬γ֭7̶7⎯‫ש‬ਙผħ֭⎯7ʉħ‫ש‬γ7‫ש‬ਙ‫ש‬Ŵк7γ֭ħ‫ف‬γ‫ש‬7ਙ⑾7̶ㄦ7⑾֭֭‫ש‬㈠ฌ
●7‫ש‬γħ่ ʉ֭ɸкк7⎯‫ש‬ħкк7⇡֭7Ḷì7ʉħ‫ש‬γ7(ħผ֭7Ｃ֭ऑŴผ‫ש‬こ่֭‫ש‬7⇡—‫ש‬7㌱֭ผ‫ש‬Ŵħ่кੂ7ʉŴ่‫ש‬7‫ש‬ਙ7‫ש֭ف‬7ＣŴ‫ﭨ‬ħ₡ɸ⎯7⑾֭֭₡⇡Ŵ㌱㈠77●⑾7ʉ֭ɸผ֭7Ḷìⓒ7‫ש‬γ่֭7ħ‫ש‬7кਙਙ⎯7кħ֭7ħ‫ש‬ฌ
ʉħкк7㌱ਙこ֭7₡ਙʉ่7‫ש‬ਙ7Ŵ7ОкŴ่่ħ่‫ف‬7ִ7Ύਙ่ħ่‫ف‬7ऑผਙ㌱֭⎯⎯㈠77●่7ਙ‫ש‬γ֭ผ7ʉਙผ₡⎯ⓒ7₡ਙ7ʉ֭7₡ਙ7Ŵ7‫ﭨ‬ŴผħŴ่㌱֭7ਙผ7ʉŴħ‫֭ﭨ‬ผ7⑾ਙผ7‫ש‬γ֭7̶7⎯‫ש‬ਙผħ֭⎯ⓒ7֭‫ש‬㌱㈠7⑾ਙผฌ
Őֱธ7▷ਙ่ħ่‫ف‬﹒7●7₡ਙ่ɸ‫ש‬7‫ש‬γħ่7ʉ֭7⎯γਙ—к₡7‫ف‬ਙ7‫ש‬γผਙ—‫ف‬γ7Ŵ่ਙ‫ש‬γ֭ผ7▷ਙ่֭7㌱γŴ่‫֭ف‬7⇡֭㌱Ŵ—⎯֭7‫ש‬γŴ‫ש‬7㌱ਙ—к₡7‫ש‬ผħ‫֭فف‬ผ7㌱ਙ่㌱֭ผ่⎯7⇡ੂ7‫ש‬γ֭ฌ
㌱ਙここ—่ħ‫ੂש‬7‫ש‬γŴ‫ש‬7ʉ֭ɸผ֭7‫ש‬ผੂħ่‫ف‬7‫ש‬ਙ7Ŵ7γħ‫ف‬γ7₡่֭⎯ħ‫ੂש‬7₡֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7⎯—㌱γ7Ŵ⎯7Ŵ่7ŴऑŴผ‫ש‬こ่֭‫ש‬7₡֭‫֭ﭨ‬кਙऑこ่֭‫ש‬㈠ฌ
●่7֭ħ‫ש‬γ֭ผ7֭‫ש่֭ﭨ‬ⓒ7●7‫ש‬γħ่7‫ש‬γ֭7こŴħ่7ħ⎯⎯—֭7ħ⎯7‫שש֭ف‬ħ่‫ف‬7‫ש‬γ֭7(ħผ֭7Ｃ֭ऑŴผ‫ש‬こ่֭‫ש‬7ਙ่⇡ਙŴผ₡㈠77●ɸこ7่ਙ‫ש‬7‫ש‬γŴ‫ש‬7⑾ŴこħкħŴผ7ʉħ‫ש‬γ7‫ש‬γ֭7₡ħ⑾⑾֭ผ่֭㌱֭⎯ฌ
⇡֭‫ש‬ʉ่֭֭7Ќ(ОA7‫̶ں‬ⓒ7‫̶ں‬Őⓒ7Ŵ่₡7‫̶ں‬Ｃ⊿7γਙʉ֭‫֭ﭨ‬ผⓒ7●7ผ֭㌱ਙ‫่ف‬ħ▷֭7‫ש‬γŴ‫ש‬7Ŵ7‫̶ں‬Ő7⎯ੂ⎯‫֭ש‬こ7ħ⎯7Ŵ7ਫʉŴ‫֭ש‬ผ֭₡7₡ਙʉ่㈚7‫֭ﭨ‬ผ⎯ħਙ่7ਙ⑾7‫ש‬γ֭7‫̶ں‬7⎯ੂ⎯‫֭ש‬こฌ
ħ่7‫ש‬γŴ‫ש‬7ħ⎯7Ŵккਙʉ⎯7⑾ਙผ7кਙʉ֭ผ7ʉŴ‫֭ש‬ผ7₡ħ⎯㌱γŴผ‫֭ف‬7Ŵ่₡7⎯γਙผ‫֭ש‬ผ7ʉŴ‫֭ש‬ผ7⎯—ऑऑкੂ7₡—ผŴ‫ש‬ħਙ่㈠777●⑾7่ਙ‫ש‬7こħ⎯‫ש‬Ŵ่֭ⓒ7●7‫ש‬γħ่7Ŵ7‫̶ں‬Ő7⎯ੂ⎯‫֭ש‬こฌ
ผ֭‫—׀‬ħผ֭⎯7Ŵ7(Ｃb7㌱ਙ่่֭㌱‫ש‬ħਙ่㈠77●่7‫ש‬γħ⎯7ħ่⎯‫ש‬Ŵ่㌱֭ⓒ7㌱Ŵ่7ħ‫ש‬7⇡֭7֭ゥ‫֭ש‬ผ่Ŵк7ਙผ7₡ਙ֭⎯7ħ‫ש‬7ผ֭‫—׀‬ħผ֭7Ŵ7⑾ħผ֭7ผħ⎯֭ผ7ผਙਙこ7ऑ֭ผ7⇡—ħк₡ħ่‫ف‬7ħ่7‫ש‬γ֭7bħ‫ੂש‬ฌ
ਙ⑾7ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯㈠77ŐŴ‫ש‬γ֭ผⓒ7●7‫ש‬γħ่7Ŵ7‫̶ں‬Ｃ7⎯ੂ⎯‫֭ש‬こ7⎯γਙ—к₡7⇡֭7Ḷì7⇡֭ħ่‫ف‬7к֭⎯⎯7‫ש‬γŴ่7ㅡֱ⎯‫ש‬ਙผħ֭⎯㈠77Û֭ɸкк7γŴ‫֭ﭨ‬7‫ש‬ਙ7㌱ਙਙผ₡ħ่Ŵ‫֭ש‬7ʉħ‫ש‬γ7ਙ—ผ7(ħผ֭ฌ
γŴ‫ש ֭ﭨ‬ਙ ㌱ਙਙผ₡ħ่Ŵ‫ ֭ש‬ʉ
Оผਙ‫֭ש‬㌱‫ש‬ħਙ่7ǲ่‫ف‬ħ่֭֭ผ7⑾ਙผ7₡֭⎯ħ‫่ف‬7ผ֭‫—׀‬ħผ֭こ่֭‫⎯ש‬7⇡—‫ש‬7‫ש‬γ֭7ħ⎯⎯—֭7●7γŴ‫֭ﭨ‬7ħ⎯7‫שש֭ف‬ħ่‫ف‬7‫ש‬γ֭7‫ں‬ｘｘֱ⑾‫ש‬7こŴゥ7₡ħ⎯‫ש‬Ŵ่㌱֭7‫ש‬ਙ7Ŵ่7(Ｃb7⑾ਙผ7֭Ŵ㌱γฌ
Ŵゥ ₡ħ⎯‫ש‬Ŵ่㌱֭ ‫ש‬ਙ Ŵ่ (Ｃb
γਙ—‫ف‬γ ʉ֭ɸผ֭ кਙਙħ่‫ ف‬Ŵ
⇡—ħк₡ħ่‫ف‬7—่₡֭ผ7Ŵ7‫̶ں‬Ő7⎯ੂ⎯‫֭ש‬こ㈠77ŐŴ‫ש‬γ֭ผⓒ7●7ʉਙ—к₡7кħ֭7‫ש‬ਙ7‫ف‬ਙ7ʉħ‫ש‬γ7Ŵ7‫̶ں‬Ｃ7⎯ੂ⎯‫֭ש‬こ7ħ⑾7Ŵккਙʉ֭₡7Ŵк‫ש‬γਙ—‫ف‬γ7ʉ֭ɸผ֭7кਙਙħ่‫ف‬7Ŵ‫ש‬7̶7⎯‫ש‬ਙผħ֭⎯ฌ
⇡—‫ש‬7к֭⎯⎯7‫ש‬γŴ่7̶ㄦֱ⑾‫ש‬7γ֭ħ‫ف‬γ‫ש‬7⎯ħ่㌱֭7Ŵ7‫̶ں‬Ｃ7⎯ੂ⎯‫֭ש‬こ7₡ਙ֭⎯7่ਙ‫ש‬7ผ֭‫—׀‬ħผ֭7Ŵ่7(Ｃb7㌱ਙ่่֭㌱‫ש‬ħਙ่㈠ฌ
ㅡฌ
P a 6g 0eo 71f 3 3 2
●7ऑਙ⎯֭₡7‫ש‬γ֭7‫ש⎯֭—׀‬ħਙ่⎯7ħ่7‫ש‬γ֭7֭こŴħк7㌱γŴħ่7⇡֭кਙʉ㈠77О֭ผγŴऑ⎯7ʉ֭7㌱Ŵ่7‫ש‬ਙ—㌱γ7⇡Ŵ⎯֭7⎯γਙผ‫ש‬кੂ7Ŵ⎯7ʉ֭7ʉŴ่‫ש‬7‫ש‬ਙ7֭֭ऑ7‫ש‬γ֭7ऑผਙ㈾֭㌱‫ש‬7ਙ่ฌ
⎯㌱γ֭₡—к֭㈠ฌ
̶ɱㅡㄦ7О֭⇡⇡к֭7bผ֭֭7A‫֭—่֭ﭨ‬ฌ
Ɔ่֭‫̬ש‬7Ҝਙ่₡Ŵੂⓒ7(֭⇡ผ—Ŵผੂ7ㅡⓒ7ธｘ‫ں‬ɱ7̶̬ธฎ7ОҜฌ
╗ਙ̬7ƥAк⇡֭ผ‫ש‬7Ɔ—่‫ف‬ƥ7ｹੂ⎯—่‫ف‬㌀кŴ⎯‫ف֭ﭨ‬Ŵ⎯่֭‫ﭨ‬Ŵ₡Ŵ㈠‫ف‬ਙ‫ﭨ‬⒕⊿7ƥＣŴ‫ﭨ‬ħ₡7(㈠7ìк֭ħ่ƥ7ｹＣк֭ħ่㌀ՁŴ⎯Ћ֭‫ف‬Ŵ⎯Ќ֭‫ﭨ‬Ŵ₡Ŵ㈠ḚḶЋ⒕⊿7İŴ⎯ਙ่7Աħ่⎯ฌ
ӧİԱħ่⎯㌀ՁŴ⎯Ћ֭‫ف‬Ŵ⎯Ќ֭‫ﭨ‬Ŵ₡Ŵ㈠‫ف‬ਙ‫ﭨ‬ỏ7ｹİԱħ่⎯㌀ՁŴ⎯Ћ֭‫ف‬Ŵ⎯Ќ֭‫ﭨ‬Ŵ₡Ŵ㈠‫ف‬ਙ‫ﭨ‬⒕⊿7Őਙ‫֭ف‬ผ7ԱŴħк֭ੂ7ӧŐԱŴħк֭ੂ㌀ՁŴ⎯Ћ֭‫ف‬Ŵ⎯Ќ֭‫ﭨ‬Ŵ₡Ŵ㈠‫ف‬ਙ‫ﭨ‬ỏฌ
ｹŐԱŴħк֭ੂ㌀ՁŴ⎯Ћ֭‫ف‬Ŵ⎯Ќ֭‫ﭨ‬Ŵ₡Ŵ㈠‫ف‬ਙ‫ﭨ‬⒕⊿7ƥƆ‫֭ﭨ֭ש‬7ƆʉŴ่‫ש‬ਙ่ƥ7ｹƆƆʉŴ่‫ש‬ਙ่㌀ՁŴ⎯Ћ֭‫ف‬Ŵ⎯Ќ֭‫ﭨ‬Ŵ₡Ŵ㈠‫ف‬ਙ‫ﭨ‬⒕ฌ
Ҝħ֭7ՁŴ‫ש‬γŴ่7ｹこкŴ‫ש‬γŴ่㌀‫ש‬ผħ㌱ਙผ֭⎯—ผ‫ੂ֭ﭨ‬ħ่‫ف‬㈠㌱ਙこ⒕⊿7İਙγ่7Ő㈠7ĠŴこħк‫ש‬ਙ่7ｹİਙγ่㌀İŐĠŴこħк‫ש‬ਙ่ǲ่‫֭ש‬ผऑผħ⎯֭⎯㈠㌱ਙこ⒕ฌ
Ɔ—⇡㈾֭㌱‫̬ש‬7AОЌ7‫̶ں‬ɱ̶ֱｘ̶ֱｘ″ֱｘｘ̶7ֱ7ОŐǲAООธｘ‫ں‬ɱֱｘｘɱɱธ″7ֱ7Ҝਙ่‫ש‬Ŵ‫֭ف‬7ǲ⎯‫ש‬Ŵ‫⎯֭ש‬ฌ
b㌱̬7Ɔì7ⓈƆAⓒ7ՁՁb㈠ฌ
Aк⇡֭ผ‫ש‬7Ɔ—่‫ف‬ⓒ7О㈠ǲ㈠ⓒ7bħ‫ੂש‬7ਙ⑾7ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯7(кਙਙ₡7bਙ่‫ש‬ผਙкฌ
ＣŴ‫ﭨ‬ħ₡7ìк֭ħ่ⓒ7Ｃ֭ऑ—‫ੂש‬7(ħผ֭7ҜŴผ⎯γŴкฌ
İŴ⎯ਙ่7Աħ่⎯ⓒ7ҜОAฌ
Őਙ‫֭ف‬ผ7ԱŴħкੂⓒ7Ɔ่֭ħਙผ7ǲ่‫ف‬ħ่֭֭ผħ่‫ف‬7A⎯⎯ਙ㌱ħŴ‫֭ש‬ฌ
Ɔ‫֭ﭨ֭ש‬7ƆʉŴ่‫ש‬ਙ่ⓒ7Ɔ่֭ħਙผ7ОкŴ่่֭ผ7ӧA●bОỏฌ
Ġħ7Aк⇡֭ผ‫ש‬ⓒฌ ОŐİֱՙㄦՙｘｘ
ㄦฌ
P a 6g 0eo 81f 3 3 2
●7Ŵこ7ħ่7‫ש‬γ֭7╗่֭‫ש‬Ŵ‫ש‬ħ‫֭ﭨ‬7ҜŴऑ7ऑγŴ⎯֭7⑾ਙผ7Ŵ7ऑผਙ㈾֭㌱‫ש‬7₡֭‫֭ﭨ‬кਙऑこ่֭‫ש‬ⓒ7ʉγħ㌱γ7‫ש‬γ֭7╗่֭‫ש‬Ŵ‫ש‬ħ‫֭ﭨ‬7ҜŴऑ7ӧＣŐA(╗ỏ7ħ⎯7Ŵ‫שש‬Ŵ㌱γ֭₡㈠777╗γ֭ผ֭7Ŵผ֭ฌ
こŴ่ੂ7⑾Ŵ㌱‫ש‬ਙผ⎯7‫ש‬γŴ‫ש‬7ʉਙ—к₡7‫ש‬ผħ‫֭فف‬ผ7‫ש‬γ֭7่֭֭₡7⑾ਙผ7Ŵ7₡ผŴħ่Ŵ‫֭ف‬7⎯‫—ש‬₡ੂ㈠77Ḷ่֭7ਙ⑾7‫ש‬γ֭⎯֭7⑾Ŵ㌱‫ש‬ਙผ⎯7ħ⎯7⎯ħ‫֭ש‬7Ŵ㌱ผ֭Ŵ‫֭ف‬㈠77●่7‫่֭֭ف‬ผŴк7‫ש‬γ֭7⎯ħ‫֭ש‬7ħ⎯ฌ
ธ㈠‫̶ں‬7A㌱ผ֭⎯7⇡֭ħ่‫ف‬7⎯кħ‫ف‬γ‫ש‬кੂ7ਙ‫֭ﭨ‬ผ7‫ש‬γ֭7‫ש‬ผħ‫֭فف‬ผ7ऑਙħ่‫ש‬7ਙ⑾7ธ7Ŵ㌱ผ֭⎯7‫ש‬γŴ‫ש‬7ʉਙ—к₡7‫่֭֭ف‬ผŴккੂ7่֭㌱֭⎯⎯ħ‫ש‬Ŵ‫֭ש‬7Ŵ7₡ผŴħ่Ŵ‫֭ف‬7⎯‫—ש‬₡ੂ㈠77●่7ਙ—ผฌ
ऑŴผ‫ש‬ħ㌱—кŴผ7㌱Ŵ⎯֭ⓒ7‫ש‬γħ⎯7⑾кŴ‫ف‬7кਙ‫ש‬7ħ₡่֭‫ש‬ħ⑾ħ֭₡7Ŵ⎯7AОЌ7‫̶ں‬ɱ̶ֱｘ̶ֱｘ″ֱｘｘ̶7ħ⎯7่ਙ‫ש‬7ħこऑŴ㌱‫֭ש‬₡7⇡ੂ7ਙ⑾⑾⎯ħ‫֭ש‬7⑾кਙʉ⎯㈠77╗γħ⎯7⎯ħ‫֭ש‬7ħ⎯7⎯—ผผਙ—่₡֭₡7⇡ੂฌ
₡֭‫֭ﭨ‬кਙऑ֭₡7ऑŴผ㌱֭к⎯7ਙ⑾7кŴ่₡7Ŵ่₡7Ŵ่7֭ゥħ⎯‫ש‬ħ่‫ف‬7⇡кਙ㌱7ʉŴкк7ਙ่7‫ש‬γ֭7ʉ֭⎯‫ש‬7Ŵ่₡7่ਙผ‫ש‬γ7⇡ਙ—่₡Ŵผħ֭⎯㈠77Ḷ่⎯ħ‫֭ש‬7⑾кਙʉ⎯7ʉħкк7₡ħ⎯㌱γŴผ‫֭ف‬7‫ש‬ਙฌ
‫ש‬γ֭7ऑผħ‫ﭨ‬Ŵ‫֭ש‬7⎯‫ש‬ผ֭֭‫ש‬7‫ש‬ਙʉŴผ₡⎯7Աਙ่Ŵ่▷Ŵ7ŐਙŴ₡㈠77A⎯⎯—こħ่‫ف‬7Ŵ7ผ—к֭7ਙ⑾7‫ש‬γ—こ⇡7ਙ⑾7ŴऑऑผਙゥħこŴ‫֭ש‬кੂ7‫ں‬㈠ㄦ7㌱⑾⎯7ऑ֭ผ7Ŵ㌱ผ֭7⑾ਙผ7ผ֭⎯ħ₡่֭‫ש‬ħŴкⓒ7‫ש‬γ֭ฌ
Ŵ่‫ש‬ħ㌱ħऑŴ‫֭ש‬₡7⎯ħ‫֭ש‬7‫่֭֭ف‬ผŴ‫֭ש‬₡7⑾кਙʉ7ħ⎯7ਙ่7‫ש‬γ֭7ਙผ₡֭ผ7̶7‫ש‬ਙ7ㅡ7㌱⑾⎯㈠77Ḷ่֭7ਙ⑾7‫ש‬γ֭7ऑ—ผऑਙ⎯֭⎯7ਙ⑾7‫ש‬γħ⎯7֭こŴħк7ħ⎯7‫ש‬ਙ7ผ֭‫ש⎯֭—׀‬7Ŵ7ʉŴħ‫֭ﭨ‬ผ7ਙ⑾7‫ש‬γ֭ฌ
₡ผŴħ่Ŵ‫֭ف‬7⎯‫—ש‬₡ੂ7⎯ਙ7ħ‫ש‬7ħ⎯7่ਙ‫ש‬7こŴ₡֭7‫ש‬ਙ7⇡֭7Ŵ7㌱ਙ่₡ħ‫ש‬ħਙ่7ਙ⑾7Ŵऑऑผਙ‫ﭨ‬Ŵк7⑾ਙผ7ਙ—ผ7кŴ่₡7—⎯֭7Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่⎯㈠7Ɔħこऑкੂ7ʉ֭7ʉਙ—к₡7кħ֭7‫ש‬ਙฌ
่Ŵ‫ﭨ‬ħ‫ف‬Ŵ‫֭ש‬7‫ש‬γ֭7кŴ่₡7—⎯֭7Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่⎯7Ŵ่₡7ਙ่㌱֭7Ŵऑऑผਙ‫֭ﭨ‬₡7Ŵ‫ש‬7bħ‫ੂש‬7bਙ—่㌱ħкⓒ7ʉ֭7ʉŴ่‫ש‬7‫ש‬ਙ7こਙ‫֭ﭨ‬7⑾ਙผʉŴผ₡7ʉħ‫ש‬γ7⎯—⇡こħ‫שש‬Ŵк7ਙ⑾7ਙ—ผฌ
bħ‫ﭨ‬ħк7●こऑผਙ‫֭ﭨ‬こ่֭‫ש‬7ОкŴ่⎯㈠77╗γ֭ผ֭7Ŵผ֭7่ਙ7֭ゥħ⎯‫ש‬ħ่‫ف‬7ਙผ7ऑผਙऑਙ⎯֭₡7₡ผŴħ่Ŵ‫֭ف‬7֭Ŵ⎯֭こ่֭‫⎯ש‬7Ŵ่₡7Ŵкк7⑾ħ่ħ⎯γ7⑾кਙਙผ7֭к֭‫ﭨ‬Ŵ‫ש‬ħਙ่⎯7Ŵผ֭7‫ש‬ਙฌ
㌱ਙこऑкੂ7ʉħ‫ש‬γ7⎯‫ש‬Ŵ่₡Ŵผ₡7₡ผŴħ่Ŵ‫֭ف‬7ผ֭‫—׀‬ħผ֭こ่֭‫⎯ש‬7ਙ⑾7‫ں‬ฎֱħ่㌱γ֭⎯7Ŵ⇡ਙ‫֭ﭨ‬7╗b㈠ฌ
ÛγŴ‫ש‬7Ŵผ֭7ੂਙ—ผ7‫ש‬γਙ—‫ف‬γ‫⎯ש‬㈠77●⑾7ੂਙ—7㌱ਙ่㌱—ผ7‫ש‬γŴ‫ש‬7ʉ֭7㌱Ŵ่7ʉŴħ‫֭ﭨ‬7‫ש‬γ֭7₡ผŴħ่Ŵ‫֭ف‬7⎯‫—ש‬₡ੂ7ผ֭‫—׀‬ħผ֭こ่֭‫ש‬ⓒ7ऑк֭Ŵ⎯֭7ผ֭⎯ऑਙ่₡7‫ש‬ਙ7Ŵкк7ħ่7‫ש‬γħ⎯ฌ
֭こŴħк7‫ש‬ਙ7Ŵкк7ऑŴผ‫ש‬ħ֭⎯7Ŵ⎯7ОкŴ่่ħ่‫ف‬7ʉħкк7่֭֭₡7‫ש‬ਙ7่ਙʉ7ħ⑾7‫ש‬γħ⎯7ʉħкк7⇡֭7ผ֭‫—׀‬ħผ֭₡7ਙผ7่ਙ‫ש‬㈠ฌ
╗γŴ่7ੂਙ—7ħ่7Ŵ₡‫ﭨ‬Ŵ่㌱֭7⑾ਙผ7ੂਙ—ผ7㌱ਙ่⎯ħ₡֭ผŴ‫ש‬ħਙ่7Ŵ่₡7ħ⑾7‫ש‬γ֭ผ֭7ħ⎯7Ŵ่ੂ‫ש‬γħ่‫ف‬7֭к⎯֭7ੂਙ—7่֭֭₡ⓒ7ऑк֭Ŵ⎯֭7к֭‫ש‬7こ֭7่ਙʉⓒฌ
bՁЋ7Оผਙ㈾֭㌱‫ש‬7╗֭Ŵこⓒฌ
A‫ف‬Ŵħ่ⓒ7‫ש‬γŴ่7ੂਙ—ผ7⑾ਙผ7‫ש‬γ֭7ऑผֱ֭Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่7こ֭֭‫ש‬ħ่‫ف‬7ਙ่7İŴ่—Ŵผੂ7̶ｘⓒ7ธｘ‫ں‬ɱ7⑾ਙผ7‫ש‬γ֭7Ҝਙ่‫ש‬Ŵ‫֭ف‬7ǲ⎯‫ש‬Ŵ‫⎯֭ש‬7ऑผਙ㈾֭㌱‫ש‬7₡֭‫֭ﭨ‬кਙऑこ่֭‫ש‬㈠7 ╗ਙฌ
‫ש‬γħ⎯7֭ゥ‫ש่֭ש‬ⓒ7‫ש‬γ֭7ऑ—ผऑਙ⎯֭7ਙ⑾7‫ש‬γħ⎯7֭こŴħк7ħ⎯7‫ש‬ਙ7Ŵ₡₡ผ֭⎯⎯7‫ש‬γ֭7㌱ਙここ่֭‫⎯ש‬7Ŵ่₡゜ਙผ7㌱ਙ่㌱֭ผ่⎯7ผŴħ⎯֭₡7₡—ผħ่‫ف‬7‫ש‬γħ⎯7こ֭֭‫ש‬ħ่‫ف‬㈠77●่ฌ
Ŵ₡₡ħ‫ש‬ħਙ่7‫ש‬ਙ7こŴħ่‫ف‬7‫ש‬γ֭⎯֭7㌱γŴ่‫⎯֭ف‬ⓒ7ħ‫ש‬7ħ⎯7ħ่γ֭ผ่֭‫ש‬7‫ש‬γŴ‫ש‬7㌱֭ผ‫ש‬Ŵħ่7‫ש⎯֭—׀‬ħਙ่⎯7こŴੂ7Ŵผħ⎯֭7‫ש‬γŴ‫ש‬7่֭֭₡7㌱кŴผħ⑾ħ㌱Ŵ‫ש‬ħਙ่㈠77●⑾7ੂਙ—7㌱Ŵ่ⓒฌ
ऑк֭Ŵ⎯֭7‫ש‬Ŵ֭7Ŵ7こਙこ่֭‫ש‬7‫ש‬ਙ7ऑผਙ‫ﭨ‬ħ₡֭7Ŵ่ੂ7Ŵ₡₡ħ‫ש‬ħਙ่Ŵк7⑾֭֭₡⇡Ŵ㌱̬ฌ
‫ں‬ỏ7 bਙこऑк֭‫֭ש‬㈠7AＣA7bкŴผħ⑾ħ㌱Ŵ‫ש‬ħਙ่̬7╗γ֭7⎯ħ‫֭ש‬7ħ⎯7Ŵ㌱㌱֭⎯⎯֭₡7‫ﭨ‬ħŴ7Ŵ่7֭ゥħ⎯‫ש‬ħ่‫ف‬7₡—⎯‫ש‬ऑŴ่7₡ผħ‫֭ﭨ‬ʉŴੂ㈠77╗ਙ7ऑผਙ‫ﭨ‬ħ₡֭7AＣA7Ŵ㌱㌱֭⎯⎯ⓒ7Ŵ7ㄦֱ⑾‫ש‬ฌ
⎯ħ₡֭ʉŴк7ʉħкк7⇡֭7ऑผਙ‫ﭨ‬ħ₡֭₡7Ŵкਙ่‫ف‬7‫ש‬γ֭7ʉ֭⎯‫֭ש‬ผкੂ7⇡ਙ—่₡Ŵผੂ7⇡֭ħ่‫ف‬7⎯ħこħкŴผ7‫ש‬ਙ7‫ש‬γ֭7֭ゥħ⎯‫ש‬ħ่‫ف‬7㌱γ—ผ㌱γ7₡֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7‫ש‬ਙ7‫ש‬γ֭ฌ
ʉ֭⎯‫ש‬㈠77Ќਙ7ਙ‫ש‬γ֭ผ7㌱γŴ่‫⎯֭ف‬7ʉ֭ผ֭7こŴ₡֭7Ŵ⎯7Ŵ7ผ֭⎯—к‫ש‬7ਙ⑾7AＣA7Ŵ㌱㌱֭⎯⎯7㌱ਙ่㌱֭ผ่⎯㈠77Ɔ֭֭7ऑγਙ‫ש‬ਙ⎯7⇡֭кਙʉ㈠ฌ
ธỏ7 bਙこऑк֭‫֭ש‬㈠7A7⎯ħ่‫ف‬к֭7bਙ่₡ਙこħ่ħ—こ7ҜŴऑ7ʉħ‫ש‬γ7̶ֱкਙ‫⎯ש‬㈠77╗γ֭7ऑผħ‫ﭨ‬Ŵ‫֭ש‬7⎯‫ש‬ผ֭֭‫ש‬7⎯γŴкк7⇡֭ħ่‫ف‬7Ŵ7⎯ħ่‫ف‬к֭7кਙ‫ש‬㈠77Оผਙ‫ﭨ‬ħ₡֭7ऑผਙऑ֭ผ‫ੂש‬ฌ
кħ่֭7Ŵ่₡゜ਙผ7㌱—ผ‫֭ﭨ‬7‫ש‬Ŵ⇡к֭⎯ⓒ7ħ⑾7ʉŴผผŴ่‫֭ש‬₡㈠ฌ
̶ỏ7 bਙこऑк֭‫֭ש‬㈠7b—кֱＣֱ֭ƆŴ㌱7⎯γħ⑾‫ש‬7‫ש‬ਙ7⇡֭7㌱кਙ⎯֭ผ7‫ש‬ਙ7″ｘｘֱ⑾‫ש‬7‫ש‬ਙ7Ŵ‫ﭨ‬ਙħ₡7⑾ħผ֭7₡֭ऑŴผ‫ש‬こ่֭‫ש‬7⎯֭㌱ਙ่₡Ŵผੂ7Ŵ㌱㌱֭⎯⎯㈠77╗γ֭7㌱่֭‫֭ש‬ผ7ਙ⑾7‫ש‬γ֭ฌ
㌱—кֱ₡ֱ֭⎯Ŵ㌱7ħ⎯7Ŵ‫ש‬7Ɔ‫ש‬Ŵ‫ש‬ħਙ่7‫ں‬″ોธՙ㈠ｘｘ㈠77╗γ֭7ऑผਙऑ֭ผ‫ੂש‬7кħ่֭7ħ⎯7Ɔ‫ש‬Ŵ‫ש‬ħਙ่7‫ں‬ｘો̶ｘ㈠ｘｘ㈠77╗γħ⎯7ħ⎯7Ŵ7‫ש‬ਙ‫ש‬Ŵк7₡ħ⎯‫ש‬Ŵ่㌱֭7ਙ⑾7ㄦɱՙ7⑾‫ש‬㈠77╗γ֭ฌ
ऑผħ‫ﭨ‬Ŵ‫֭ש‬7⎯‫ש‬ผ֭֭‫ש‬7ʉ֭⎯‫ש‬7ਙ⑾7‫ש‬γ֭7⇡—к⇡7ħ⎯7㌱ਙ่⎯ħ₡֭ผ7Ŵ7⑾ħผ֭7ŴऑऑŴผŴ‫⎯—ש‬7Ŵ㌱㌱֭⎯⎯7ผਙŴ₡7Ŵ่₡7ħ⎯7к֭⎯⎯7‫ש‬γŴ่7‫ں‬ㄦｘֱ(╗7ħ่7к่֭‫שف‬γ7Ŵ⎯ฌ
こ֭Ŵ⎯—ผ֭₡7⑾ผਙこ7Ɔ‫ש‬Ŵ‫ש‬ħਙ่7‫ں‬ฎોｘธ㈠‫ںں‬7‫ש‬ਙ7Ɔ‫ש‬Ŵ‫ש‬ħਙ่7‫ں‬″ો″ㄦ㈠ㄦｘ7⇡֭ħ่‫ف‬7Ŵ7₡ħ⑾⑾֭ผ่֭㌱֭7ਙ⑾7‫̶ں‬″㈠″‫ں‬7⑾֭֭‫ש‬㈠ฌ
ㅡỏ7 bਙこऑк֭‫֭ש‬㈠77Ｃ—֭7‫ש‬ਙ7ผ֭㌱ਙ่⑾ħ‫—ف‬ผŴ‫ש‬ħਙ่㈠77A₡₡7Ŵ่ਙ‫ש‬γ֭ผ7γੂ₡ผŴ่‫ש‬7⎯ħ่㌱֭7‫ש‬γ֭7₡ħ⎯‫ש‬Ŵ่㌱֭7⑾ผਙこ7‫ש‬γ֭7γੂ₡ผŴ่‫ש‬7‫ש‬ਙ7‫ש‬γ֭7่֭₡7ਙ⑾7Ŵฌ
₡֭Ŵ₡ֱ่֭₡7⎯‫ש‬ผ֭֭‫ש‬7ħ⎯7‫ف‬ผ֭Ŵ‫֭ש‬ผ7‫ש‬γŴ่7ธｘｘֱ⑾‫ש‬㈠ฌ
ㄦỏ7 bਙこऑк֭‫֭ש‬㈠7Ⓢ⎯֭7Ŵ7‫̶ֱں‬Ő7⑾ħผ֭7⎯ऑผħ่к֭ผ7⎯ੂ⎯‫֭ש‬こ7⇡֭ħ่‫ف‬7ŴऑऑผਙऑผħŴ‫֭ש‬7⑾ਙผ7Ŵ7₡—ऑк֭ゥ7⇡—ħк₡ħ่‫ف‬7ʉγ֭ผ֭7Ŵ7‫̶ֱں‬Ｃ7⎯ੂ⎯‫֭ש‬こ7ħ⎯7こਙผ֭ฌ
ŴऑऑผਙऑผħŴ‫֭ש‬7⑾ਙผ7Ŵ7⎯ħ่‫ف‬к֭7⑾Ŵこħкੂ7ผ֭⎯ħ₡่֭㌱֭㈠ฌ
╗γ֭7Ŵ‫שש‬Ŵ㌱γ֭₡7╗่֭‫ש‬Ŵ‫ש‬ħ‫֭ﭨ‬7ҜŴऑ7ħ⎯7こŴผ֭₡7ＣŐA╗7Ŵ⎯7●7Ŵこ7ऑ่֭₡ħ่‫ف‬7Aผ㌱γħ‫֭ש‬㌱‫—ש‬ผŴк7₡Ŵ‫ש‬Ŵ7ਙ่7‫ש‬γ֭7⇡—ħк₡ħ่‫⎯ف‬ⓒ7ʉγħ㌱γ7к֭Ŵ₡⎯7‫ש‬ਙ7‫ש‬γ֭ฌ
⑾ਙккਙʉħ่‫ف‬7‫ש⎯֭—׀‬ħਙ่⎯7⎯ऑ֭㌱ħ⑾ħ㌱7‫ש‬ਙ7(ħผ֭7Ｃ֭ऑŴผ‫ש‬こ่֭‫ש‬7Ŵ่₡7ОкŴ่่ħ่‫ف‬㈠77●่7‫ש‬γ֭7こ֭Ŵ่‫ש‬ħこ֭ⓒ7●7Ŵこ7ผ֭ऑਙผ‫ש‬ħ่‫ف‬7‫ש‬γ֭7ऑผħਙผ7⇡—ħк₡ħ่‫ف‬7₡Ŵ‫ש‬Ŵ⊿ฌ
γਙʉ֭‫֭ﭨ‬ผⓒ7ħ‫ש‬7ʉħкк7⇡֭7γ֭кऑ⑾—к7‫ש‬ਙ7γŴ‫֭ﭨ‬7こਙผ֭7ħ่⎯ħ‫ف‬γ‫ש‬7ਙ่7‫ש‬γ֭7⑾ਙккਙʉħ่‫ف‬7‫ש⎯֭—׀‬ħਙ่⎯㈠ฌ
Ợ—֭⎯‫ש‬ħਙ่⎯̬ฌ
″ฌ
P a 6g 0eo 91f 3 3 2
Aऑऑผਙ‫֭ﭨ‬₡7⎯֭㌱ਙ่₡Ŵผੂ7⑾ħผ֭7ŴऑऑŴผŴ‫⎯—ש‬7Ŵ㌱㌱֭⎯⎯7⎯γŴкк7⇡֭7ऑผਙ‫ﭨ‬ħ₡֭₡7⑾ਙผ7‫ں‬ｘｘ7ਙผ7こਙผ֭7₡ʉ֭ккħ่‫ف‬7—่ħ‫⎯ש‬ⓒ7ผਙŴ₡ӧ⎯ỏ7ʉħ‫ש‬γ7₡֭Ŵ₡ֱ่֭₡⎯7ਙผฌ
ʉħ‫ש‬γ7Ŵ7⎯ħ่‫ف‬к֭7ऑਙħ่‫ש‬7ਙ⑾7Ŵ㌱㌱֭⎯⎯7ħ่7֭ゥ㌱֭⎯⎯7ਙ⑾7″ｘｘ7⑾‫ש‬㈠77bਙここ֭ผ㌱ħŴк7Ŵ่₡7ħ่₡—⎯‫ש‬ผħŴк7₡֭‫֭ﭨ‬кਙऑこ่֭‫⎯ש‬7ʉγ֭ผ֭7⇡—ħк₡ħ่‫⎯ف‬7֭ゥ㌱֭֭₡7ธฌ
⎯‫ש‬ਙผħ֭⎯7ਙผ7̶ｘ7⑾֭֭‫ש‬7ħ่7γ֭ħ‫ف‬γ‫ש‬ⓒ7ਙผ7֭ゥ㌱֭֭₡ħ่‫ف‬7″ธⓒｘｘｘ7⎯‫—׀‬Ŵผ֭7⑾֭֭‫ש‬7ħ่7Ŵผ֭Ŵ㈠ 7∵●(b7㈑7ㄦｘ̶㈠‫ں‬㈠ธべ㈠ฌ
Ợ—֭⎯‫ש‬ħਙ่7‫ש‬ਙ7ＣŴ‫ﭨ‬ħ₡7ìк֭ħ่̬7Ќਙʉ7‫ש‬γŴ‫ש‬7‫ש‬γ֭7㌱่֭‫֭ש‬ผ7ਙ⑾7‫ש‬γ֭7⇡—к⇡7ħ⎯7Ŵ‫ש‬7ㄦɱՙ7⑾‫ש‬ⓒ7●7‫ש‬γħ่7ʉ֭7γŴ‫֭ﭨ‬7‫ש‬γ֭7⎯֭㌱ਙ่₡Ŵผੂ7Ŵ㌱㌱֭⎯⎯ฌ
ผ֭⎯ਙк‫֭ﭨ‬₡㈠77Û֭7Ŵผ֭7֭‫ﭨ‬Ŵк—Ŵ‫ש‬ħ่‫ف‬7‫ש‬γ֭7—⎯֭⑾—к่֭⎯⎯7ਙผ7ऑผŴ㌱‫ש‬ħ㌱Ŵкħ‫ੂש‬7ਙ⑾7̶7⎯‫ש‬ਙผħ֭⎯㈠77●⑾7ʉ֭7₡ਙ7̶7⎯‫ש‬ਙผħ֭⎯7⇡—‫ש‬7к֭⎯⎯7‫ש‬γŴ่7̶ㄦ7⑾‫ש‬7‫ש‬ਙ‫ש‬Ŵк7γ֭ħ‫ف‬γ‫ש‬ⓒฌ
₡ਙ֭⎯7‫ש‬γħ⎯7こ֭֭‫ש‬7⑾ħผ֭7㌱ਙ₡֭㈠77●่7ਙ‫ש‬γ֭ผ7ʉਙผ₡⎯ⓒ7₡ਙ֭⎯7‫ש‬γ֭7(ħผ֭7Ｃ֭ऑŴผ‫ש‬こ่֭‫ש‬7㌱ਙ่⎯ħ₡֭ผ7‫ש‬γħ⎯7㌱ਙここ֭ผ㌱ħŴк7ħ่⎯‫֭ש‬Ŵ₡7ਙ⑾7ผ֭⎯ħ₡่֭‫ש‬ħŴк7Ŵ‫ש‬7̶ฌ
⎯‫ש‬ਙผੂ7γ֭ħ‫ف‬γ‫ש‬㈠77●⑾7ੂ֭⎯ⓒ7‫ש‬γ่֭7こਙผ֭7‫ש‬γŴ่7ธ7⎯‫ש‬ਙผħ֭⎯7ผ֭‫—׀‬ħผ֭⎯7⎯֭㌱ਙ่₡Ŵผੂ7Ŵ㌱㌱֭⎯⎯7Ŵ่₡7Ŵ7こŴゥħこ—こ7γ֭ħ‫ف‬γ‫ש‬7ਙ⑾7̶ｘֱ⑾‫ש‬㈠7777Ɔħ่㌱֭7ʉ֭ฌ
㌱Ŵ่่ਙ‫ש‬7ऑผਙ‫ﭨ‬ħ₡֭7⎯֭㌱ਙ่₡Ŵผੂ7Ŵ㌱㌱֭⎯⎯ⓒ7‫ש‬γ่֭7ʉ֭7ʉħкк7γŴ‫֭ﭨ‬7‫ש‬ਙ7㌱֭ผ‫ש‬Ŵħ่кੂ7ผ֭⎯‫ש‬ผħ㌱‫ש‬7‫ש‬ਙ7ธֱ⎯‫ש‬ਙผħ֭⎯㈠77●่7‫่֭֭ف‬ผŴк7ʉγŴ‫ש‬7Ŵผ֭7ੂਙ—ผ7‫ש‬γਙ—‫ف‬γ‫⎯ש‬ฌ
ਙ่7‫ש‬γħ⎯7こŴ‫֭שש‬ผ㈠ฌ
Ợ—֭⎯‫ש‬ħਙ่7‫ש‬ਙ7ＣŴ‫ﭨ‬ħ₡7ìк֭ħ่̬7●⑾7ʉ֭7⎯‫ש‬Ŵੂ7ʉħ‫ש‬γ7ธֱ⎯‫ש‬ਙผħ֭⎯ⓒ7‫ש‬γ่֭7●7ऑผ֭⎯—こ֭7‫ש‬γ֭7(ħผ֭7Ｃ֭ऑŴผ‫ש‬こ่֭‫ש‬7ʉħкк7㌱ਙ่⎯ħ₡֭ผ7‫ש‬γħ⎯7ผ֭⎯ħ₡่֭‫ש‬ħŴкฌ
ħ่⎯‫֭ש‬Ŵ₡7ਙ⑾7㌱ਙここ֭ผ㌱ħŴк7Ŵ่₡7⇡—ħк₡ħ่‫⎯ف‬7Ŵผ֭7Ŵккਙʉ֭₡7Ŵ‫ש‬7̶ㄦֱ⑾‫ש‬7ħ่⎯‫֭ש‬Ŵ₡7ਙ⑾7̶ｘֱ⑾‫ש‬ⓒ7ħ⎯7‫ש‬γħ⎯7㌱ਙผผ֭㌱‫ש‬7—่₡֭ผ⎯‫ש‬Ŵ่₡ħ่‫ف‬﹒77A‫ש‬7ʉγŴ‫ש‬7⎯‫ש‬Ŵ‫֭ف‬ฌ
₡ਙ֭⎯7‫ש‬γ֭7(ħผ֭7Ｃ֭ऑŴผ‫ש‬こ่֭‫ש‬7㌱ਙ่⎯ħ₡֭ผ7‫ש‬γħ⎯7Ŵ7㌱ਙここ֭ผ㌱ħŴк7₡֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7‫֭ﭨ‬ผ⎯—⎯7Ŵ7ผ֭⎯ħ₡่֭‫ש‬ħŴк7₡֭‫֭ﭨ‬кਙऑこ่֭‫ש‬﹒ฌ
Ợ—֭⎯‫ש‬ħਙ่7‫ש‬ਙ7Ɔ‫֭ﭨ֭ש‬7ƆʉŴ่‫ש‬ਙ่7Ŵ่₡7İŴ⎯ਙ่7Աħ่.⎯̬7●⑾7(ħผ֭7ħ⎯7Ḷì7ʉħ‫ש‬γ7̶7⎯‫ש‬ਙผħ֭⎯7Ŵ่₡7̶ㄦֱ⑾‫ש‬ⓒ7₡ਙ֭⎯7‫ש‬γħ⎯7㌱γŴ่‫֭ف‬7‫ש‬γ֭7₡֭‫֭ﭨ‬кਙऑこ่֭‫ש‬ฌ
‫ש‬ਙ7こ—к‫ש‬ħֱ⑾Ŵこħкੂ7‫ש‬ਙ7ผ֭‫—׀‬ħผ֭7ผ֭▷ਙ่ħ่‫ف‬7‫ש‬ਙ7⎯ਙこ֭‫ש‬γħ่‫ف‬7֭к⎯֭﹒77●่7ਙ‫ש‬γ֭ผ7ʉਙผ₡⎯ⓒ7Ŵผ֭7‫ש‬γ֭⎯֭7⎯‫ש‬ħкк7㌱ਙ่⎯ħ₡֭ผ֭₡7₡—ऑк֭ゥ֭⎯﹒7 ÛγŴ‫ש‬7ħ⎯7ੂਙ—ผฌ
⑾֭֭₡⇡Ŵ㌱㈠ฌ
Ợ—֭⎯‫ש‬ħਙ่7‫ש‬ਙ7Ɔ‫֭ﭨ֭ש‬7ƆʉŴ่‫ש‬ਙ่7Ŵ่₡7İŴ⎯ਙ่7Աħ่.⎯̬7●่7こੂ7こħ่₡ⓒ7‫ש‬γ֭ผ֭7ħ⎯7こ—㌱γ7ਙ‫֭ﭨ‬ผкŴऑ7⇡֭‫ש‬ʉ่֭֭7Ŵ7‫ﭨ‬ŴผħŴ่㌱֭7Ŵ่₡7Ŵฌ
ʉŴħ‫֭ﭨ‬ผ㈠77ÛγŴ‫ש‬7ħ⎯7‫ש‬γ֭7₡ħ⑾⑾֭ผ่֭㌱֭﹒77●่7‫ש‬γ֭7֭‫ש่֭ﭨ‬7‫ש‬γŴ‫ש‬7(ħผ֭7Ｃ֭ऑŴผ‫ש‬こ่֭‫ש‬7ħ⎯7Ḷì7⑾ਙผ7̶ֱ⎯‫ש‬ਙผħ֭⎯7Ŵ่₡7̶ㄦ7⑾‫ש‬ⓒ7₡ਙ7ʉ֭7่֭֭₡7Ŵ7ʉŴħ‫֭ﭨ‬ผ7ਙผฌ
Ŵ7‫ﭨ‬ŴผħŴ่㌱֭﹒77●⑾7ੂ֭⎯ⓒ7ħ⎯7ħ‫ש‬7Ŵ7‫ﭨ‬ŴผħŴ่㌱֭7ਙผ7Ŵ7ʉŴħ‫֭ﭨ‬ผ﹒77Ок֭Ŵ⎯֭7Ŵ₡‫ﭨ‬ħ⎯֭㈠ฌ
ỢⓈǲƆ╗●ḶЌ7╗Ḷ7AՁՁ̬7●7⇡֭кħ֭‫֭ﭨ‬7‫ש‬γ֭7Ŵ‫שש‬Ŵ㌱γ֭₡7╗่֭‫ש‬Ŵ‫ש‬ħ‫֭ﭨ‬7ҜŴऑ7ผ֭⎯ਙк‫⎯֭ﭨ‬7ผŴħ⎯֭₡7㌱ਙ่㌱֭ผ่⎯㈠77A่ੂ7‫ש‬γਙ—‫ف‬γ‫⎯ש‬﹒ฌ
ՙฌ
P a 6g 1eo 01f 3 3 2
̶ɱㅡㄦ7О֭⇡⇡к֭7bผ֭֭7A‫֭—่֭ﭨ‬ฌ
ฎฌ
P a 6g 1eo 11f 3 3 2
+Abǲ7Ḷ+7bⓈŐԱฌ Ձ7 ЌḶ╗ǲƆ̬ฌ
‫ں‬㈠77ḶЌՁù7ㄦ‫ں‬ƥ7Ő゜Û7AЌＣ7ОŐ●ЋA╗ǲฌ
Ɔ╗Őǲǲ╗7bⓈՁֱＣǲֱƆAbƆ7Û●ՁՁฌ
Աǲ7AՁՁḶÛǲＣ7●Ќ7╗Ġǲ7b●╗ùฌ
Ḷ+7ՁAƆ7ЋǲḚAƆ㈠ฌ
ＣŐA●ЌAḚǲ7Ҝ●Ќ㈠ฌ
ƆՁḶОǲ777ｘ㈠ㅡｘ੧ฌ
ƆⓈŐЋǲùฌ
ҜḶЌⓈҜǲЌ╗ฌ
Őฌ
Ő ֱ‫ں‬
ฌ
Aฌ
ǲЌＣ7Ɔ●ＣǲÛAՁì7ĠǲŐǲ7ḶЌ7ㅡฎ7+ḶḶ╗7Ő゜Ûฌ
Ɔ╗Őǲǲ╗㈠77ӧḶО╗●ḶЌAՁ7ḶЌǲ7Ɔ●Ｃǲ7ḶЌՁùỏฌ
ㄦｘｘƥ7ҜAṲ㈠ฌ
Ő
ֱธ
ฌ
Ő̶ֱฌ
Ҝ7 Ќฌ b●╗●ǲƆ7Ḷ+7ЌḶŐ╗Ġ7ՁAƆ7ЋǲḚAƆ7AЌＣฌ
Ő゜Û Û●Ｃ╗Ġฌ
ҜǲƆỢⓈ●╗ǲ7ḶЌՁùฌ
Ő゜Ûฌ
Û7 A7 Ő7 Őֱ‫ں‬7 Őֱธ7 Ő̶ֱฌ
Û●Ｃ╗Ġฌ
ㄦ‫ں‬㈠ธ̶ƥฌ ㅡɱƥฌ ㅡㄦ㈠ㄦƥฌ ‫ں‬ɱ㈠ㄦƥฌ ‫ں‬″ƥฌ

ㅡฎƥฌ ㅡ‫ں‬ƥฌ
Ҝ●Ќ㈠ฌ Ҝ●Ќ㈠ฌ Ҝ●Ќ㈠ฌ Ҝ●Ќ㈠ฌ Ҝ●Ќ㈠ฌ
ㄦ‫ں‬㈠ธ̶ƥฌ ㄦｘ㈠ㄦƥฌ ㅡㄦ㈠ㄦƥฌ ‫ں‬ɱ㈠ㄦƥฌ ‫ں‬ㅡ㈠ㄦƥฌ

ㄦ‫ں‬ƥ7 ㅡ‫ں‬ƥฌ
Ûฌ
ㅡՙ㈠̶ฎƥฌ ㄦｘ㈠ㄦƥฌ ㅡㄦ㈠ㄦƥฌ ‫ں‬ɱ㈠ㄦƥฌ ‫ں‬ㅡ㈠ㄦƥฌ
″ｘƥฌ ㄦｘƥฌ
Ɔ●ＣǲÛAՁìฌ
ОŐ●ЋA╗ǲฌ ㄦ‫ں‬㈠″ธƥฌ ㅡㄦ㈠ㄦƥฌ ㅡㄦ㈠ㄦƥฌ ‫ں‬ɱ㈠ㄦƥฌ ‫ں‬ɱ㈠ㄦƥฌ

ㅡｘƥฌ
Ɔ╗Őǲǲ╗ฌ Ҝ●Ќ㈠ฌ Ҝ●Ќ㈠ฌ Ҝ●Ќ㈠ฌ Ҝ●Ќ㈠ฌ Ҝ●Ќ㈠ฌ
ＣŐA●ЌAḚǲฌ
Ա7 bฌ
Ġ7 Ձฌ
AՁՁ7Ḷ╗ĠǲŐ7ǲЌ╗●╗●ǲƆ7ӧbbⓒ7bՁЋⓒ7ĠǲЌⓒ7Աbỏฌ
Ő゜Ûฌ
Û7 A7 Ő7 Őֱ‫ں‬7 Őֱธ7 Ő̶ֱฌ
Û●Ｃ╗Ġฌ
b
Ձฌ ㅡㅡ㈠ՙธƥฌ ㅡㅡƥฌ ㅡｘ㈠ㄦƥฌ ‫ں‬ɱ㈠ㄦƥฌ ‫ں‬″ƥฌ
ㅡฎƥฌ ㅡ‫ں‬ƥฌ
ㅡㅡ㈠ՙธƥฌ ㅡㄦ㈠ㄦƥฌ ㅡｘ㈠ㄦƥฌ ‫ں‬ɱ㈠ㄦƥฌ ‫ں‬ㅡ㈠ㄦƥฌ

ㄦ‫ں‬ƥฌ ㅡ‫ں‬ƥฌ
ㅡｘ㈠ธㄦƥฌ ㅡㄦ㈠ㄦƥฌ ㅡｘ㈠ㄦƥฌ ‫ں‬ɱ㈠ㄦƥฌ ‫ں‬ㅡ㈠ㄦƥฌ

″ｘƥฌ ㄦｘƥฌ
ОŐ●ЋA╗ǲฌ ㅡㄦ㈠‫ں‬″ƥฌ ㅡｘ㈠ㄦƥฌ ㅡｘ㈠ㄦƥฌ ‫ں‬ɱ㈠ㄦƥ7 ‫ں‬ɱ㈠ㄦƥฌ

Ő゜Ûฌ Ɔ╗Őǲǲ╗ฌ
ㅡｘƥฌ
Ҝ●Ќ㈠ฌ Ҝ●Ќ㈠ฌ Ҝ●Ќ㈠ฌ Ҝ●Ќ㈠7 Ҝ●Ќ㈠ฌ
Ő゜Ûฌ
AḚǲЌbù7AООŐḶЋǲＣฌ Ա7 bฌ Ġ7 Ձ7 Ҝ7 Ќฌ
ƆОǲb●+●bA╗●ḶЌ7Őǲ+ǲŐǲЌbǲฌ ⓈЌ●+ḶŐҜ7Ɔ╗AЌＣAŐＣ7ＣŐAÛ●ЌḚƆฌ
ḶⓈЌ╗ù AŐǲA
bՁAŐì7bḶⓈЌ╗ù7AŐǲAฌ
bⓈՁֱＣǲֱƆAbฌ
Ｃǲ
ǲֱƆ
ƆAb
P a 6
g 1eo 2″ֱฎֱｘｘ7
ＣA╗ǲ7 1f 3 3ＣÛḚ㈠7ЌḶ㈠7
2 ธ‫ں‬ธฌ
ธ‫ں‬ธ
ธㅡफฌ
Őए̶゜ㅡफฌ
ӧ╗ùОỏฌ
‫ں‬ธ‫ں‬ฌ
ㅡफฌ
‫ں‬ธफฌ
Őए‫ں‬ฌ
ธफฌ
‫゜ںֱں‬ธफฌ
ӧ╗ùОỏฌ
‫ں‬फฌ
ㅡֱ‫゜ں‬ธफฌ
Ɔ●ＣǲÛAՁìฌ
‫ں‬ｘֱ‫゜ں‬ธफฌ
ธफฌ
ՙ‫ں‬ฌ
Őएธㅡफฌ
ӧ╗ùОỏฌ
╗ùОǲ7●●7AḚḚ㈠7ԱAƆǲฌ
ธㅡफฌ
ธㄦफ7ӧḶО╗●ḶЌAՁỏฌ
ЌḶ╗ǲƆ̬7
ӧƆǲǲ7ЌḶ╗ǲ7̶ỏฌ
‫ں‬㈠7ÛĠǲŐǲ7ՁḶЌḚ●╗ⓈＣ●ЌAՁ7ƆՁḶОǲ7●Ɔ7ՁǲƆƆ7╗ĠAЌ7ｘ㈠ㅡ੧7╗Ġǲ7+ՁḶÛ7Ձ●Ќǲ7ƆĠAՁՁ7Աǲ7ÛA╗ǲŐ7╗ǲƆ╗ǲＣ㈠ฌ
ธ㈠7bḶЌƆ╗ŐⓈb╗7‫゜ں‬ธफ7ǲṲОAЌƆ●ḶЌ7İḶ●Ќ╗7A╗7AՁՁ7bḶՁＣ7İḶ●Ќ╗Ɔⓒ7A╗7ԱǲḚ●ЌЌ●ЌḚ7AЌＣ7ǲЌＣ7Ḷ+7bⓈŐԱ7Őǲ╗ⓈŐЌƆⓒฌ
AЌＣ7A╗7̶ｘｘ7+╗㈠7ҜAṲ㈠7●Ќ╗ǲŐЋAՁƆ7+ḶŐ7ǲṲ╗ŐⓈＣǲＣ7bⓈŐԱ7AЌＣ7̶ｘ7+╗㈠7ҜAṲ㈠7●Ќ╗ǲŐЋAՁƆ7+ḶŐ7+ḶŐҜǲＣ7bⓈŐԱ㈠ฌ
ÛǲAìǲЌǲＣ7ОՁAЌǲ7İḶ●Ќ╗Ɔ7ƆĠAՁՁ7Աǲ7+ḶŐҜǲＣ7A╗7╗Ġǲ7ŐǲҜA●Ќ●ЌḚ7‫ں‬ㄦ7+╗㈠7●Ќ╗ǲŐЋAՁƆ㈠77Ɔǲǲ7Ɔ╗Ｃ㈠7ＣÛḚ㈠ฌ
ЌḶ㈠7ธ̶ㅡ7+ḶŐ7İḶ●Ќ╗7Ｃǲ╗A●ՁƆ㈠ฌ
̶㈠7ḶЌǲ7●ЌbĠ7ԱA╗╗ǲŐ7A╗7ḚⓈ╗╗ǲŐ7+Abǲ7●Ɔ7ḶО╗●ḶЌAՁ㈠ฌ
ㅡ㈠77ЌḶ7Ⓢ╗●Ձ●╗ù7ԱḶṲǲƆ7AЌＣ7bḶЋǲŐƆ7AＣİAbǲЌ╗7╗Ḷ7Őֱ╗ùОǲ7bⓈŐԱ7ƆĠAՁՁ7Աǲ77AՁՁḶÛǲＣ7A╗7ＣŐ●ЋǲÛAù7ՁḶbA╗●ḶЌƆ㈠ฌ
ㄦ㈠7 ●+7Őֱ╗ùОǲ7bⓈŐԱ7●Ɔ7AООŐḶЋǲＣ7+ḶŐ7Ḷ╗ĠǲŐ77ՁḶbA╗●ḶЌƆ7╗ĠA╗7AŐǲ7ƆⓈԱİǲb╗ǲＣ7╗Ḷ7ŐǲḚⓈՁAŐ7╗ŐA++●bⓒ7╗ĠǲЌฌ
Ⓢ╗●Ձ●╗ù7ԱḶṲǲƆ7AЌＣ7bḶЋǲŐƆ7AＣİAbǲЌ╗7╗Ḷ7Őֱ╗ùОǲ7bⓈŐԱ7ƆĠAՁՁ7Ҝǲǲ╗7Ġธｘֱㅡㅡ7+ḶŐ7Ɔ╗ǲǲՁ7ԱḶṲǲƆ7AЌＣฌ
AЌƆ●゜Ɔb╗ǲ7ՙՙֱธｘｘՙ7ӧ╗●ǲŐֱธธỏ7+ḶŐ7+●ԱǲŐḚՁAƆƆ7ОḶՁùҜǲŐ7bḶЌbŐǲ╗ǲ7ԱḶṲǲƆ7ŐA╗ǲＣ7फ╗ŐA++●b7ԱǲAŐ●ЌḚफ7╗ùОǲ㈠ฌ
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bՁAŐì7bḶⓈЌ╗ù7AŐǲAฌ
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ƆⓈООՁǲҜǲЌ╗AՁ7ＣŐAÛ●ЌḚฌ
╗AՁ ＣŐAÛ●ЌḚ
ㄦｘ‫ں‬ฌ bḶЌbŐǲ╗ǲฌ
ㄦｘธฌ bḶЌbŐǲ╗ǲ7Ɔ╗ŐⓈb╗ⓈŐǲƆฌ
ŐǲƆ●ＣǲЌ╗●AՁ7bⓈŐԱ7ִ7ḚⓈ╗╗ǲŐฌ
bⓈŐԱ ִ ḚⓈ╗╗ǲŐ
ՙｘՙฌ İḶ●Ќ╗7ҜA╗ǲŐ●AՁฌ ОŐİֱՙㄦՙｘｘ
ùОǲ
Őֱ╗ùОǲฌ
6g 1eoｘ‫ֱں‬ｘ‫ںֱں‬ฎ7
P a ＣA╗ǲ7 31f 3 3ＣÛḚ㈠7ЌḶ㈠7
2 ธ‫ں‬ՙ㈠̶㈠Ɔ‫ں‬
ธ‫ں‬ՙ㈠̶㈠Ɔ‫ں‬ฌ
A
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P a 6g 1eo 51f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
VAR-75820 - VARIANCE RELATED TO VAR-75819 - PUBLIC HEARING - APPLICANT/OWNER:
SK USA, LLC - For possible action on a request for a Variance TO ALLOW RESIDENTIAL
BUILDINGS TO HAVE A HEIGHT OF THREE STORIES WHERE TWO STORIES IS THE
MAXIMUM ALLOWED ON LOT TWO on 2.14 acres on the north side of Bonanza Road,
approximately 1,550 feet east of Decatur Boulevard (APN 139-30-306-003), R-2 (Medium-Low
Density Residential) Zone, Ward 5 (Crear) [PRJ-75700]. Staff recommends DENIAL.

RECOMMENDATION:
Page 616 of 1332

paper use, backup
Page 617 of 1332

P a 6g 1eo 81f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
VAR-75821 - VARIANCE RELATED TO VAR-75819 AND VAR-75820 - PUBLIC HEARING -
APPLICANT/OWNER: SK USA, LLC - For possible action on a request for a Variance TO ALLOW
TERMINATION OF A PRIVATE STREET IN A DEAD END STUB WHERE A CUL-DE-SAC IS
REQUIRED; TO ALLOW A 47-FOOT WIDE ACCESS CONTROL GATE WHERE 50 FEET IS
REQUIRED; AND TO ALLOW SIDEWALKS ON ONE SIDE WHERE SIDEWALKS ON BOTH
SIDES ARE REQUIRED on 2.14 acres on the north side of Bonanza Road, approximately 1,550
feet east of Decatur Boulevard (APN 139-30-306-003), R-2 (Medium-Low Density Residential)
Zone, Ward 5 (Crear) [PRJ-75700]. Staff recommends DENIAL.
RECOMMENDATION:
Page 619 of 1332

paper use, backup
Page 620 of 1332

P a 6g 2eo 11f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
SDR-75822 - SITE DEVELOPMENT PLAN REVIEW RELATED TO VAR-75819, VAR-75820 AND
VAR-75821 - PUBLIC HEARING - APPLICANT/OWNER: SK USA, LLC - For possible action on
a request for a Site Development Plan Review FOR A PROPOSED THREE-LOT RESIDENTIAL
SUBDIVISION on 2.14 acres on the north side of Bonanza Road, approximately 1,550 feet east
of Decatur Boulevard (APN 139-30-306-003), R-2 (Medium-Low Density Residential) Zone, Ward
5 (Crear) [PRJ-75700]. Staff recommends DENIAL.

RECOMMENDATION:
3. Clark County School District School Tracking Form for SDR-75822 and TMP-75823 [PRJ-
75700]
Page 622 of 1332

paper use, backup
Page 623 of 1332

P a 6g 2eo 41f 3 3 2

Company Name
Contact Name
City State Zip Code
Project Name
Project Description
APN's

Total

* CCSD Comments
Page 625 of 1332

SDR 75822
SK USA, LLC
N side of Bonanza Road, 1,550' E of Decatur Boulevard

Proposed 18 unit duplex residential development.
RATE/#

AM Peak Hour SINGLE FAMILY DETACHED [DU] 18 0.74 13
Bonanza Road
PM Peak Hour 217
Decatur Boulevard
PM Peak Hour 275
Adjacent street ADT

Capacity
Bonanza Road 12,480
Decatur Boulevard 53,445
This project will add approximately 170 trips per day on Bonanza Rd. and Decatur Blvd. Currently, Bonanza is at about 22
percent of capacity and Decatur is at about 87 percent of capacity. With this project, Bonanza is expected to be at about 23
percent of capacity and Decatur is expected to remain at about 87 percent of capacity.
Based on Peak Hour use, this development will add into the area roughly 18 additional cars, or about one every three
minutes.
Page 626 of 1332

AGENDA SUMMARY PAGE

SUBJECT:
TMP-75823 - TENTATIVE MAP RELATED TO VAR-75819, VAR-75820, VAR-75821 AND SDR-
75822 - MONTAGE ESTATES - APPLICANT/OWNER: SK USA, LLC - For possible action on a
request for a Tentative Map FOR A THREE-LOT RESIDENTIAL SUBDIVISION on 2.14 acres on
the north side of Bonanza Road, approximately 1,550 feet east of Decatur Boulevard (APN 139-
30-306-003), R-2 (Medium-Low Density Residential) Zone, Ward 5 (Crear) [PRJ-75700]. Staff
recommends DENIAL.

RECOMMENDATION:
Page 627 of 1332

paper use, backup
Page 628 of 1332

Page 629 of 1332

ｘ̶゜ｘㅡ゜‫ں‬ɱ
Page 630 of 1332

ｘ̶゜ｘㅡ゜‫ں‬ɱ
Page 631 of 1332

Page 632 of 1332

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Page 633 of 1332

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Page 634 of 1332

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AGENDA SUMMARY PAGE

SUBJECT:
VAR-75829 - VARIANCE - PUBLIC HEARING - APPLICANT: JASON MAHEU - OWNER:
MOORE MICHAEL & DIANA TRUST - For possible action on a request for a Variance TO ALLOW
20 PARKING SPACES WHERE 32 PARKING SPACES ARE REQUIRED on 0.42 acres on 1807
West Charleston Boulevard (APN 162-04-112-021), C-1 (Limited Commercial) Zone, Ward 1

RECOMMENDATION:
1. Location and Aerial Maps - VAR-75829, VAR-75832 and SDR-75833 [PRJ-75798]
2. Conditions and Staff Report - VAR-75829, VAR-75832 and SDR-75833 [PRJ-75798]
3. Supporting Documentation - VAR-75829, VAR-75832 and SDR-75833 [PRJ-75798]
4. Photo(s) - VAR-75829, VAR-75832 and SDR-75833 [PRJ-75798]
5. Justification Letter - VAR-75829, VAR-75832 and SDR-75833 [PRJ-75798]
Page 635 of 1332

Page 636 of 1332
Page 637 of 1332
VAR-75829, VAR-75832 and SDR-75833 [PRJ-75798]

ITEM DESCRIPTION: APPLICANT/OWNER: MOORE MICHAEL & DIANA TRUST
AND MATTHEWS FAMILY TRUST
CASE REQUIRED FOR

RECOMMENDATION
NUMBER APPROVAL
VAR-75829 Staff recommends DENIAL, if approved subject to VAR-75832
conditions: SDR-75833
VAR-75832 Staff recommends DENIAL, if approved subject to VAR-75829
conditions: SDR-75833
** NOTIFICATION **
NOTICES MAILED 121 - VAR-75829 and VAR-75832

121 - SDR-75833
PROTESTS 0 - VAR-75829 and VAR-75832

0 - SDR-75833
APPROVALS 0 - VAR-75829 and VAR-75832

0 - SDR-75833
CC
Page 638 of 1332
Conditions Page One
** CONDITIONS **
Planning

75832) and Site Development Plan Review (SDR-75833) shall be required, if
approved.
2. Conformance to the approved conditions for Rezoning and Plot Plan Review (Z-
0038-85), except where amended herein.
Planning

75829) and Site Development Plan Review (SDR-75833) shall be required, if
approved.
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Page 639 of 1332
Conditions Page Two
Planning

75829) and Variance (VAR-75832) shall be required, if approved.
4. All development shall be in conformance with the site plans, landscape plan, building
elevations, and floor plan, date stamped 02/25/19, except as amended by conditions
herein.
5. A Waiver from Title 19.08 is hereby approved, to allow a six-foot wide landscape
buffer and a 10-foot wide landscape buffer along a portion of the east property line
where 15 feet is required.
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Page 640 of 1332
6. A Waiver from Title 19.08 is hereby approved, to allow a to allow a zero-foot wide
landscape buffer along the north, west and south property lines where eight feet is
required.
7. A Waiver from Title 19.08 is hereby approved, to allow blank façades on the west
and south elevations of the building where such treatments are not acceptable.
8. An Exception from Title 19.08.110(C) is hereby approved, to allow three landscape

islands for 20 parking spaces where one landscape island is required for every six
parking spaces.
Public Works
along Shadow Lane adjacent to this site in accordance with code requirements of
of this site.
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Page 641 of 1332
15. Concurrent with development, relocate the existing private sewer lateral which
crosses this site so that it is not located underneath the proposed building. If
applicable, grant a private sewer easement in favor of Lot 2 of Parcel Map File 92
Page 79. Prior to civil plan approval provide a copy of the recorded private sewer
easement to the Sanitary Sewer Planning Section of the Department of Public
Works.
16 Connect the proposed building to the public sewer in Shadow Lane independently
of the private sewer traversing this site from Lot 2 of Parcel Map File 92 Page 79.
permits or the submittal of a map for this site, whichever may occur first. Provide
and improve all drainage ways as recommended.
Fire Department
18. Must meet requirements of 2018 International Fire Code section 503.1.1.
CC
Page 642 of 1332
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a proposed Site Development Plan Review for a new 4,860 square-
foot Office, Medical or Dental building, along with Waivers and Variances to allow blank
facades, a reduction in side and rear setbacks, parking, parking lot landscaping and
perimeter landscaping buffers. The subject site is located at 1807 West Charleston
Boulevard and obtains access from the western side of Shadow Lane.
ISSUES
• The subject site is located within the Las Vegas Medical District of the Downtown Las
Vegas Overlay and is governed by Appendix F, Interim Downtown Las Vegas
• 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. Two components of this project do not support the goals expressed in the
Vision 2045 Downtown Las Vegas Masterplan; firstly, the reduction of parking spaces
required for an Office, Medical or Dental use fails to achieve Goal 4 Seamless
Connections which aims to improve connectivity and mobility in the Downtown area;
and secondly, the construction of a new building that does not meet setback
requirements fails to achieve Goal 3 Vital Places which aims to promote design
guidance and public realm enhancement to create a legible and vibrant Downtown
area. As such, two Variances have been requested.
• A Variance is requested to allow 20 parking spaces where 32 are required for an
Office, Medical or Dental use. Staff does not support this request.
• A Variance is requested to allow a five-foot side yard setback where ten feet is
required, and to allow a six-foot rear yard setback where 20 feet is required in the
C-1 (Limited Commercial) zoning district. Staff does not support this request.
• A Site Development Plan Review is requested for a 4,860 square-foot medical office
development on land zoned C-1 (Limited Commercial).
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Page 643 of 1332
• Waivers are requested to allow a six-foot wide perimeter landscape buffer and a 10-
foot wide perimeter landscape buffer along portions of the east property line facing
the Shadow Lane right-of-way where 15 feet is required; a zero-foot wide landscape
buffer on the south property line where eight feet is required; and blank facades on
the south and west elevations where such treatments are not acceptable. Staff does
not support the requests.
• Waivers are requested to allow a zero-foot wide landscape buffer on the north and
west property lines where eight feet is required. Staff supports this request as the
subject site contains easements that allow cross access between the west and north
adjoining properties; in this instance, the provision of landscape buffers would impede
existing access arrangements.
• An Exception is requested to allow a reduced level of parking lot landscaping,
providing a landscape island ratio of one per seven parking spaces where one
landscape island is required for every six parking spaces. Staff does not support this
request.
ANALYSIS
The applicant has proposed a Site Development Plan Review to develop an undeveloped
0.42 acre parcel with a 4,860 square-foot medical office building at 1807 West Charleston
Boulevard. The subject site is located within the Downtown Las Vegas Overlay District
(DTLV-O) within Area 2. Area 2 standards shall conform to Title 19 development
standards; however, any deviation from these standards (including those normally
requiring a variance) shall require approval of a Waiver that may be attached to a Site
Development Plan Review, provided that the deviation 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
The subject parcel is included in the Vision 2045 Master Plan for Downtown Las Vegas
within the Las Vegas Medical District, a significant employment node that functions as the
center of health, education and research for Southern Nevada. The subject site is
identified as suitable for mixed-use commercial land uses; the proposed medical office
development is consistent with the intent of the Master Plan.
An Office, Medical or Dental use is described in Title 19.12 as: “A professional office for
the administration of professional medical, psychological or dental care, including
examinations, screenings and minor outpatient surgical procedures. This use does not
include a facility that provides housing for individuals, a clinic, or any other facility that is
specifically defined in this Title.” Per Title 19.12, an Office, Medical or Dental use is
permitted by right in the C-1 (Limited Commercial) zoning district.
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Page 644 of 1332
A Variance (VAR-75829) is requested to vary the parking space requirements generated

by the proposed development. Title 19.12.070 prescribes an on-site parking requirement
of one space for each 200 square feet of gross floor area up to 2,000 square feet, plus
one space for each additional 175 square feet; a 4,860 square-foot medical office
development generates demand for 27 on-site parking spaces. A previous parking
analysis approved as part of Rezoning and Plot Plan Review (Z-0038-85) calculated the
parking requirements over three sites; 1801 West Charleston Boulevard (APN: 162-04-
112-019); 1815 West Charleston Boulevard (APN: 162-04-112-020); and the subject site,
1807 West Charleston Boulevard (APN: 162-04-112-021). The subject site
accommodated an additional five parking spaces above their individual parking
requirement to meet the total parking requirements of the other uses over the three sites.
The five parking spaces provided as overflow for development approved (Plot Plan
Review Z-0038-85) need to be accounted for to meet the conditions of approval; as such,
a total of 32 parking spaces are required. The applicant is proposing 20 parking spaces.
A Variance is sought to allow for 20 parking spaces where 32 are required.
A second Variance (VAR-75832) is requested to vary the side yard and rear yard setback
requirements in a C-1 (Limited Commercial) zone prescribed by Title 19.08.040. The
proposed side yard setback on the south side of the site is five feet where 10 feet is
required; the proposed rear yard setback is six feet where 20 feet is required.
The proposed Site Development Plan Review request (SDR-75833) proposes to

construct a 4,860 square-foot building, 20 parking spaces including one ADA parking
space, and associated landscaping. The building is 17.5 feet tall, positioned on the
southern portion of the lot, and is designed to contain three tenant spaces. The building
is north-facing and features a variety of materials including stone veneer, aluminum, metal
and stucco. Blank façades are proposed on the south and west elevations constructed of
concrete masonry; a Waiver is required to allow the blank façades where such treatments
are not acceptable as per Title 19.08.040(5). The applicant’s Justification Letter notes
that the west elevation will align with the building directly west. In addition, the south
elevation will face an existing block wall approximately five feet tall.
The submitted landscape plan incorporates a mix of 24-foot tall trees, shrubs and ground
covers. Waivers are sought for landscape buffers; Title 19.08.070 requires a minimum
landscape buffer zone depth of 15 feet to the adjacent right-of-way and eight feet to
interior lot lines. A portion of the landscape buffer adjacent to the Shadow Lane right-of-
way is six feet where parking spaces have been provided; additionally, a 10-foot wide
landscape buffer adjacent to Shadow Lane is shown parallel to the proposed building. A
zero-foot wide landscape buffer is requested to the south property line. A further Waiver
is requested to allow a zero-foot wide landscape buffer to the north and west property
lines where eight feet is required. The subject site contains easements that allow cross
access between the west and north adjoining properties; in this instance, the provision of
landscape buffers would impede existing access arrangements.
CC
Page 645 of 1332
Title 19.08.110 provides standards for parking lot landscaping including landscape
islands; in accordance with the Code, interior landscape islands shall be provided either
parallel to parking spaces or at a ratio of one landscape island for six parking spaces. The
submitted landscape plan makes provision for three landscape islands for 20 parking
spaces at a ratio of one landscape island per seven parking spaces, and therefore does
not comply with Title 19. In accordance with Title 19.08.110(C)(12)(f), an exception or
modification to any of these standards may be approved upon the request of an applicant
if the applicant can show through convincing and substantial evidence that the exception
or modification will not compromise the objective of the City in safeguarding the interests
of the citizens of the City, the proposed project will substantially meet the intent of the
standard, and the granting of the exception or modification will not detrimentally affect the
public health, safety or general welfare. As such, an Exception has been sought to allow
a reduced level of parking lot landscaping, providing a ratio of one landscape island per
seven parking spaces where one landscape island per six parking spaces is required.
Residential adjacency standards do not apply to this site. All adjacent parcels are zoned
for commercial uses, and there are no single-family residential parcels directly across a
public right-of-way from the subject site. A trash collection area is provided on the northern
adjoining parcel (APN 162-04-112-019); this arrangement was approved in Plot Plan
Review (Z-0038-85). A condition will be imposed to ensure conformance with the approval
and conditions of Z-0038-85.
The Las Vegas Valley Water District (LVVWD) provided the following comments: “This
parcel is currently served by LVVWD but the service does not have the backflow
prevention assembly required for the proposed use per NAC 445A.67195. Backflow
retrofit is required to bring this property into compliance with state regulations.
Developer’s contractor to contact LVVWD Project Support Team for a backflow retrofit
permit.”
Two Variances, Waivers and an Exception are sought for reduced parking, a reduced
side yard setback to the south and reduced rear yard setback to the west, the provision
of blank façades where such treatments are not acceptable, reduced landscape buffers
to all property lines, and reduced provision of parking lot landscaping, all of which do not
comply with the provisions of Title 19. As such, staff recommends denial of the two
Variances and the associated Site Development Plan Review.
order to:
CC
Page 646 of 1332



applicant has created a self-imposed hardship by proposing a land use that requires
additional parking on the subject site. A less intense land use would allow conformance
with Title 19.12 parking 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.
order to:


CC
Page 647 of 1332

applicant has created a self-imposed hardship by proposing a development of a scale
that cannot achieve the required setback and landscape standards prescribed in Title 19.
A redesign of the proposed medical office building, parking areas and landscape buffers
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.

The proposed development is not compatible with the development in the area, as
Variances and Waivers are required to address reduced parking, landscaping and
building setbacks, representing an overdevelopment of the subject site.
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 Las Vegas Medical District as demonstrated by the
request for five Waivers of the development standards.

Site access is obtained from Shadow Lane, a 60-foot wide local street. Granting a
Variance to allow 20 parking spaces where 32 are required will create parking
congestion on the surrounding street network and adversely impact local traffic flow.
CC
Page 648 of 1332
The proposed building materials are appropriate for the area. However, Waivers
are sought for reduced landscape buffers and landscape islands.

The proposed south and west elevations of the building contain blank façades that
are undesirable and aesthetically unpleasing.
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.

The City Council denied a request (Z-0052-81) to allow an office complex for
twenty (20) medical suites and to amend the reclassification to P-R
11/04/81 (Professional Offices and Parking) whereas the previous request was for C-
1 (Limited Commercial) zoning for a convalescent center at 112 and 1120
Shadow Lane.
The City Council approved a request for a Rezoning (Z-0038-85) to allow
reclassification of property from R-E (Residence Estates) to C-1 (Limited
08/07/85
Commercial) for a proposed Professional Office and Retail Pharmacy at 1112
Shadow Lane. Planning Commission recommended approval.
The City Council approved a request for a Special Use Permit (U-0001-02)
03/20/02 for a proposed social service provider (transition services) at 1807 West
Charleston Boulevard.
The City Council approved a request for a General Plan Amendment (GPA-
43991) to Establish Redevelopment Area 2 and Change the Future Land Use
04/18/12 Designation on Various Parcels within the Redevelopment Area to
Commercial or Mixed Use. Planning Commission and staff recommended
approval.
CC
Page 649 of 1332

The City Council approved a request for a General Plan Amendment (GPA-
73548) to amend portions of the Southeast Sector Land Use Map of the
General Plan from C (Commercial), LI/R (Light Industry/Research), LVMD
(Las Vegas Medical District), M (Medium Density Residential), MXU (Mixed
Use) and SC (Service Commercial) to FBC (Form-Based Code) on
approximately 307 acres in the Las Vegas Medical District generally located
south of U.S. Highway 95, west of Interstate 15, north of Charleston
Boulevard, and east of Rancho Drive. Planning Commission and staff
12/05/18
(Limited Commercial), M (Industrial), PD (Planned Development), R-5
(Apartment) and R-PD19 (Residential Planned Development - 19 Units Per
Acre) to T4-C (T4 Corridor), T5-C (T5 Corridor), T5-MS (T5 Main Street), T5-
M (T5 Maker), T5-N (T5 Neighborhood), T6-UG (T6 Urban General) and T6-
UG-L (T6 Urban General Limited) on approximately 307.00 acres in the Las
Vegas Medical District generally located south of U.S. Highway 95, west of
Interstate 15, north of Charleston Boulevard, and east of Rancho Drive.
Planning Commission and staff recommended approval.


No records were found related to the subject site.
02/13/19 requirements for two Variances and a Site Development Plan Review
for a proposed Medical Office development with the applicant.
CC
Page 650 of 1332
Field Check
According to a desktop analysis, an office building was located on the
02/28/19 subject site with associated parking and perimeter landscaping.
However, a field check revealed an undeveloped, cleared site.

Site Area
Net Acres 0.42
Planned or Special
Designation
Subject
Vacant O (Office) C-1 (Limited Commercial)
Property
North Restaurant O (Office) C-1 (Limited Commercial)
P-R (Professional Office
South Office O (Office)
and Parking)
Restaurant O (Office) C-1 (Limited Commercial)
East Office, Medical or P-R (Professional Office
O (Office)
Dental and Parking)
West Retail O (Office) C-1 (Limited Commercial)

Rancho Charleston Land Use Study Y
A-O (Airport Overlay) District - 200 Feet Y
DTLV-O (Downtown Las Vegas Overlay) District – Area 2 (Las Vegas
Medical District) Y
Trails N/A
Las Vegas Redevelopment Plan Area (Area 2) Y
Assessment)
CC
Page 651 of 1332

Min. Setbacks
• Front Yard 10 Feet 10 Feet Y
• Side Yard (north) 10 Feet 93 Feet Y
• Side Yard (south) 10 Feet 5 Feet N*
• Corner Yard 10 Feet N/A N/A
• Rear Yard 20 Feet 6 Feet N*
Max. Building Height N/A 18 Feet N/A
Northern
adjoining
Screened, Gated, w/ a
Trash Enclosure site as part Y
Roof or Trellis
of approval
for Z-38-85.
* The applicant has requested a Variance (VAR-75832) to allow a five-foot wide side yard
setback where 10 feet is required, and a six-foot wide rear yard setback where 20 feet is
required.

Ratio Trees
Buffer Trees:
Parking Lot Spaces, plus 1 tree at the
4 Trees 3 Trees N*
Landscaping end of each row of
spaces
Min. Zone Width
• North 8 Feet 0 Feet N**
• South 8 Feet 0 Feet N**
• East 15 Feet 8 Feet N***
• West 8 Feet 0 Feet N**
* The applicant has requested an Exception to allow one landscape island per seven parking
spaces where one landscape island per six parking spaces is required.
** The applicant has requested Waivers to allow zero-foot wide landscape buffers where eight
feet is required.
CC
Page 652 of 1332
*** The applicant has requested a Waiver to allow a six-foot wide landscape buffers where 15
feet is required.

Governing
Document
Shadow Lane Local Street Title 13 60 Y
Pursuant to 19.12, the following parking standards apply:

Parking Requirement
Gross Required Provided Compliance
Floor Area Parking Parking
Use
or Number Parking Ratio Handi- Handi-
Regular Regular
of Units capped capped
One space
per 200 SF
up to 2,000
Office,
SF, then one
Medical or 4,860 SF 27
space for
Dental
each
additional
175 SF
Overflow
spaces per 5
Z-0038-85
* The applicant has requested a Variance (VAR-75829) to allow 20 parking spaces where 32
spaces are required.
CC
Page 653 of 1332
Waivers
20-foot rear yard setback is
To allow a six-foot rear
required in the C-1 (Limited Denial
yard setback.
Commercial) zoning district.
Ten-foot side yard setback is
To allow a five-foot side
required in the C-1 (Limited Denial
yard setback.
Commercial) zoning district.
Eight-foot wide perimeter To allow a six-foot wide
landscape buffer is required along landscape buffer along the Denial
the east property line. east property line.
Eight-foot wide perimeter To allow a zero-foot wide
landscape buffer is required along landscape buffer along the Denial
the east property line. east property line.
To allow a zero-foot wide
Eight-foot wide perimeter
landscape buffer along the
landscape buffer is required along Approval*
north and west property
the north and west property lines.
lines.
* Pursuant to approved Rezoning and Plot Plan Review (Z-0038-85).
Exceptions
To allow three landscape
A ratio of one landscape island for
islands for 20 parking Denial
every six parking spaces.
spaces at a ratio of 1:7.
CC
Page 654 of 1332
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Page 655 of 1332

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Page 656 of 1332

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Page 657 of 1332

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Page 658 of 1332

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Page 659 of 1332

ธ7 ŐǲAŐ7ǲՁǲЋA╗●ḶЌฌ
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ƆbAՁǲ7̬7 ‫゜ں‬ㅡफ7ए7‫ں‬ƥֱｘफฌ ƆbAՁǲ7̬7 ‫゜ں‬ㅡफ7ए7‫ں‬ƥֱｘफฌ

ㅡ7 Ɔ●Ｃǲ7ǲՁǲЋA╗●ḶЌฌ ̶7 Ɔ●Ｃǲ7ǲՁǲЋA╗●ḶЌฌ
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ธՙƥֱｘफ7 ธՙƥֱｘफ7 ธՙƥֱｘफ7 ธՙƥֱｘफฌ
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‫ں‬ⓒธ‫ں‬ㄦ7Ɔ㈠㈠ฌ ธⓒㅡ̶ｘ7Ɔ㈠㈠ฌ ‫ں‬ⓒธ‫ں‬ㄦ7Ɔ㈠㈠ฌ
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Page 660 of 1332

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7ՁḶḶŐ ОՁAЌฌ
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Page 661 of 1332
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╗ਙ̬7bħ‫ੂש‬7ਙ⑾7ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯7ОкŴ่่ħ่‫ف‬
A‫่̬שש‬7‫ש‬ਙ7ʉγਙこ7ħ‫ש‬7こŴੂ7㌱ਙ่㌱֭ผ่ฌ
Ő̬֭7‫ں‬ฎｘՙ7Û7bγŴผк֭⎯‫ש‬ਙ่ฌ
╗γ֭7ऑผਙ㈾֭㌱‫ש‬7ऑผਙऑਙ⎯֭⎯7₡֭こਙкħ⎯γħ่‫ف‬7‫ש‬γ֭7֭ゥħ⎯‫ש‬ħ่‫ف‬7⑾ħผ֭7₡ŴこŴ‫֭ف‬₡7⇡—ħк₡ħ่‫ف‬7ӧ⇡—ħк‫ש‬7ħ่7‫ں‬ɱㄦㄦ7ਙผħ‫ف‬ħ่Ŵккੂ7Ŵ⎯ฌ
Ŵ7ผ֭⎯ħ₡่֭㌱֭7Ŵ่₡7‫ש‬γ่֭7㌱ਙ่‫֭ﭨ‬ผ‫֭ש‬₡7‫ש‬ਙ7㌱ਙここ֭ผ㌱ħŴк7⎯ऑŴ㌱֭ỏ㈠7●่7ऑкŴ㌱֭7ਙ⑾7‫ש‬γ֭7₡ŴこŴ‫֭ف‬₡7Ŵ่₡7Ŵ่‫ש‬ħ‫—׀‬Ŵ‫֭ש‬₡ฌ
⎯‫ש‬ผ—㌱‫—ש‬ผ֭ⓒ7‫ש‬γ֭7ਙʉ่֭ผ7ʉਙ—к₡7кħ8֭7‫ש‬ਙ7㌱ਙ่⎯‫ש‬ผ—㌱‫ש‬7Ŵ7่֭ʉ7‫ف‬ผਙ—่₡7—ऑ7⎯γ֭кк7ਙ⑾7ㅡฎ″ｘ7⎯⑾7⑾ਙผ7—⎯֭7Ŵ⎯7Ҝ֭₡ħ㌱Ŵкฌ
ਙผ7Ｃ่֭‫ש‬Ŵк7ਙ⑾⑾ħ㌱֭㈠7╗γ֭7่֭ʉ7⎯‫ש‬ผ—㌱‫—ש‬ผ֭7ʉਙ—к₡7⇡֭7ਙ่7‫ש‬γ֭7⎯ਙ—‫ש‬γ7⎯ħ₡֭7ਙ⑾7‫ש‬γ֭7кਙ‫ש‬㈠7╗γ֭7bγŴผк֭⎯‫ש‬ਙ่ฌ
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⇡—⎯ħ่֭⎯⎯7こਙ‫ﭨ‬ħ่‫ف‬7⑾ਙผʉŴผ₡㈠
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кਙ⎯⎯7ਙ⑾7Ŵ₡₡ħ‫ש‬ħਙ่Ŵк7⎯ऑŴ㌱֭7₡—֭7‫ש‬ਙ7㌱ผ֭Ŵ‫ש‬ħਙ่7ਙ⑾7Ŵ7₡ผħ‫֭ﭨ‬7‫ש‬ਙ7ऑผਙ‫ﭨ‬ħ₡֭7⎯ħ‫֭ש‬7Ŵ㌱㌱֭⎯⎯7Ŵ่₡7㌱ผਙ⎯⎯7Ŵ㌱㌱֭⎯⎯㈠ฌ
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ʉਙ—к₡7⇡֭7ऑผਙ‫ﭨ‬ħ₡֭₡7ʉγ֭ผ֭7‫ں‬ㄦɸ7ħ⎯7ผ֭‫—׀‬ħผ֭₡㈠7Aк⎯ਙ7Ŵ‫ש‬7‫ש‬γ֭7ऑŴผħ่‫ف‬7ʉγ֭ผ֭7″ɸ7ħ⎯7ऑผਙ‫ﭨ‬ħ₡֭₡㈠7╗γ֭7ผ֭₡—㌱‫ש‬ħਙ่ฌ
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ऑŴผ8ħ่‫ف‬7⇡ੂ7Ŵ่7Ŵ₡₡ħ‫ש‬ħਙ่Ŵк7ธ7⎯ऑŴ㌱֭⎯ฌ
╗ਙ7こŴ8֭7⇡֭‫֭שש‬ผ7—⎯֭7ਙ⑾7‫ש‬γ֭7⎯ħ‫֭ש‬7Ŵ่₡7⇡֭7ħ่78֭֭ऑħ่‫ف‬7ʉħ‫ש‬γ7‫ש‬γ֭7⇡—ħк₡ħ่‫ف‬7ਙ่7‫ש‬γ֭7⎯ħ‫֭ש‬7‫ש‬ਙ7‫ש‬γ֭7Û֭⎯‫ש‬
‫ש‬γ֭ ਙʉ่֭ผ ʉਙ—к₡ ผ֭‫ ש⎯֭—׀‬Ŵ ‫ﭨ‬ŴผħŴ่㌱֭7⑾ਙผ7⎯ħ₡֭7⎯֭‫⇡ש‬Ŵ㌱7‫ש‬ਙ7ㄦɸ7ʉγ֭ผ֭7‫ں‬ｘɸ ħ⎯ ผ֭‫—׀‬ħผ֭₡ⓒ Ŵ่₡ Ŵ ผ֭Ŵผ
⎯֭‫⇡ש‬Ŵ㌱87ਙ⑾7″ɸ ֱ″㈚7ʉγ֭ผ֭7ธｘɸ7ħ⎯7ผ֭‫—׀‬ħผ֭₡㈠7
╗γ֭7ऑผਙ㈾֭㌱‫ש‬7ħ⎯7ผ֭‫ש⎯֭—׀‬ħ่‫ف‬7Ŵ7ʉŴħ‫֭ﭨ‬ผ7⑾ਙผ7‫ש‬γ֭7Ɔਙ—‫ש‬γ7Ŵ่₡7Û֭⎯‫ש‬7+Ŵ㌱Ŵ₡֭⎯7ਙ⑾7‫ש‬γ֭7⇡—ħк₡ħ่‫ف‬
こŴ8ħ่‫ف‬7่ਙ‫֭ש‬7‫ש‬γŴ‫ש‬7‫ש‬γਙ⎯֭7⎯ħ₡֭⎯7Ŵผ֭7⎯㌱ผ่֭֭֭₡7⑾ผਙこ7ऑ—⇡кħ㌱7‫ﭨ‬ħ֭ʉ㈠
╗γ֭7֭ゥħ⎯‫ש‬ħ่‫ف‬7ธ7‫ש‬ผŴ⎯γ7่֭㌱кਙ⎯—ผ֭⎯7‫ש‬γŴ‫ש‬7⎯֭ผ‫֭ﭨ‬7‫ש‬γ֭7ऑผਙऑ֭ผ‫ש‬ħ֭⎯7ʉħкк7⇡֭7—ऑ‫ف‬ผŴ₡֭₡7ʉħ‫ש‬γ7Ŵ7ผਙਙ⑾
Ŵ่₡7Ŵผ֭7ħ่‫่֭ש‬₡֭₡7⑾ਙผ7⎯γŴผ֭₡7—⎯֭7ʉħ‫ש‬γ7‫ש‬γ֭7ਙ‫ש‬γ֭ผ7ऑผਙऑ֭ผ‫ש‬ħ֭⎯㈠
╗γ֭7⇡—ħк₡ħ่‫ف‬7ʉħкк7ผ֭ऑкŴ㌱֭7Ŵ7⎯‫ש‬ผ—㌱‫—ש‬ผ֭7‫ש‬γŴ‫ש‬7ʉŴ⎯7₡ŴこŴ‫֭ف‬₡7Ŵ่₡7ਙผħ‫ف‬ħ่Ŵккੂ7ħ่‫่֭ש‬₡֭₡7⑾ਙผ
ผ֭⎯ħ₡่֭‫ש‬ħŴк7—⎯֭7ʉħ‫ש‬γ7Ŵ7่֭ʉ֭ผ7こਙผ֭7こਙ₡֭ผ่7ਙ่֭7⑾ਙผ7bਙここ֭ผ㌱ħŴк7—⎯֭㈠7●‫ש‬7ħ⎯7‫ש‬γ֭7ਙऑħ่ħਙ่7ਙ⑾7‫ש‬γħ⎯7ਙ⑾⑾ħ㌱֭ฌ
‫ש‬γŴ‫ש‬7ħ‫ש‬7ʉਙ—к₡7⇡֭7Ŵ7‫֭ﭨ‬ผੂ7ŴऑऑผਙऑผħŴ‫֭ש‬7—⎯֭7ऑผਙ‫ﭨ‬ħ₡ħ่‫ف‬7こ֭₡ħ㌱Ŵк7ਙ⑾⑾ħ㌱֭7ħ่7㌱кਙ⎯֭7ऑผਙゥħこħ‫ੂש‬7‫ש‬ਙ7‫ש‬γ֭7γਙ⎯ऑħ‫ש‬Ŵк㈠7
Ɔħ่㌱֭ผ֭кੂ
ìb7bŴこħ⎯ⓒ7Aผ㌱γħ‫֭ש‬㌱‫ש‬ฌ
P a 6g 6eo 61f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
VAR-75832 - VARIANCE - PUBLIC HEARING - APPLICANT: APPLICANT:JASON MAHEU -
OWNER: MOORE MICHAEL & DIANA TRUST - For possible action on a request for a Variance
TO ALLOW A FIVE-FOOT SIDE SETBACK WHERE TEN FEET IS REQUIRED AND TO ALLOW
A SIX-FOOT REAR SETBACK WHERE 20 FEET IS REQUIRED on 0.42 acres on 1807 West
Charleston Boulevard (APN 162-04-112-021), C-1 (Limited Commercial) Zone, Ward 1
RECOMMENDATION:
Page 667 of 1332

paper use, backup
Page 668 of 1332

P a 6g 6eo 91f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
SDR-75833 - SITE DEVELOPMENT PLAN REVIEW RELATED TO VAR-75829 AND VAR-75832
- PUBLIC HEARING - APPLICANT: JASON MAHEU - OWNER: MOORE MICHAEL & DIANA
TRUST - Request for a Site Development Plan Review FOR A PROPOSED OFFICE, MEDICAL
OR DENTAL DEVELOPMENT WITH WAIVERS TO ALLOW A SIX-FOOT LANDSCAPE BUFFER
ALONG A PORTION OF THE EAST PROPERTY LINE WHERE 15 FEET IS REQUIRED, TO
ALLOW NO LANDSCAPING IN A LANDSCAPING BUFFER AREA WHERE SUCH IS
REQUIRED, TO ALLOW BLANK FACADES WHERE SUCH IS NOT ALLOWED, AND TO ALLOW
LESS PARKING LOT LANDSCAPING THAN WHAT IS ALLOWED on 0.42 acres on 1807 West
Charleston Boulevard (APN 162-04-112-021), C-1 (Limited Commercial) Zone, Ward 1
RECOMMENDATION:
Page 670 of 1332

paper use, backup
Page 671 of 1332

P a 6g 7eo 21f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
VAR-75852 - VARIANCE - PUBLIC HEARING - APPLICANT: FISHER BROTHERS - OWNER:
INTEGRAL PARTNERS PARK PLACE CENTRE-LAS VEGAS, LLC - For possible action on a
request for a Variance TO ALLOW ZERO PARKING SPACES WHERE 2,545 ARE REQUIRED
on 14.71 acres at the southwest corner of Sirius Avenue and Rancho Drive (APN 162-08-418-
002), C-2 (General Commercial) Zone, Ward 1 (Tarkanian) [PRJ-75760]. Staff recommends
DENIAL.

RECOMMENDATION:
1. Location and Aerial Maps - VAR-75852 and SDR-75854 [PRJ-75760]
2. Conditions and Staff Report - VAR-75852 and SDR-75854 [PRJ-75760]
3. Supporting Documentation - VAR-75852 and SDR-75854 [PRJ-75760]
4. Photo(s) - VAR-75852 and SDR-75854 [PRJ-75760]
5. Justification Letter - VAR-75852 and SDR-75854 [PRJ-75760]
Page 673 of 1332

Page 674 of 1332
Page 675 of 1332
VAR-75852 and SDR-75854 [PRJ-75760]

ITEM DESCRIPTION: APPLICANT: FISHER BROTHERS - OWNER: INTEGRAL
PARTNERS PARK PLACE CENTRE-LAS VEGAS, LLC
CASE REQUIRED FOR

RECOMMENDATION
NUMBER APPROVAL
conditions:
conditions:
** NOTIFICATION **
NOTICES MAILED 81- VAR-75852

81 - SDR-75854
PROTESTS 0- VAR-75852
0 - SDR-75854
APPROVALS 0- VAR-75852
0 - SDR-75854
JB
Page 676 of 1332
VAR-75852 and SDR-75854 [PRJ-75760]
Conditions Page One
** CONDITIONS **
Planning

Plan Review (SDR-75854) shall be required, if approved.
2. Conformance to the approved conditions for Site Development Plan Review (SDR-
70652) and Site Development Plan Review (SDR-73309).
Planning

2. Conformance to the approved conditions for Site Development Plan Review (SDR-
70652) and Site Development Plan Review (SDR-73309).
JB
Page 677 of 1332
VAR-75852 and SDR-75854 [PRJ-75760]
Conditions Page Two
herein.
Public Works
9. Prior to the issuance of any building permits, provide proof of payment to the Clark
County Water Reclamation District (CCWRD) for sewer connection fees.
10. Site development to comply with all applicable conditions of approval for SDR-
73309, and all other applicable site-related actions.
JB
Page 678 of 1332
VAR-75852 and SDR-75854 [PRJ-75760]
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant has obtained previous approval for a 173,518 square-foot Commercial
Recreation/Amusement (Indoor and Outdoor) building at the southwest corner of Sirius
Avenue and Rancho Drive and now wishes to add 6,800 square feet of floor area to a
second floor mezzanine that will increase the total floor area to 180,318 square feet.
Additional site improvements are also proposed.
ISSUES
• The additional floor area requires an increase of 34 parking spaces for the
development.
• The applicant has requested a Variance (VAR-75852) to allow 921 parking spaces
where 1,065 spaces are required. Staff does not support the request.
ANALYSIS
Site development is subject to Title 19 requirements. There are no overlay district

regulatory requirements pertaining to the development on this site. Commercial
Recreation/Amusement (Indoor) and Commercial Recreation/Amusement (Outdoor) are
permitted uses in the C-2 (General Commercial) zoning district.
On August 16th, 2017 the City Council approved Site Development Plan Review (SDR-
70652) for a proposed 146,494 square-foot Commercial Recreation/Amusement (Indoor
and Outdoor) Development with Waivers to allow a building to not be oriented to the
corner and street frontages where such is required, a monolithic building design with no
changes in wall plane or color, and large windowless areas at the southwest corner of
Sirius Avenue and Rancho Drive.
On August 14th, 2018 the Planning Commission approved a Major Amendment (SDR-
73309) of the approved Site Development Plan Review (SDR-70652), which increased
the total floor area to 173,518 square feet with 32,454 square feet of Commercial
Recreation/Amusement (Outdoor) – Other Than Listed area. In addition, the Planning
Commission approved an associated Special Use Permit (SUP-73921) for an Alternative
Parking Standard to allow 921 parking spaces where 1,031 spaces are required.
JB
Page 679 of 1332
VAR-75852 and SDR-75854 [PRJ-75760]
Changes are proposed to add 6,800 square feet of interior floor area to the mezzanine.
The approved outdoor theme park area (containing 32,454 square feet) would not be
affected by the proposal. As the additional floor area (6,800 square feet) would be added
as a mezzanine level inside the approved building, no increase in the approved 46-foot
building height is proposed. The elevations would remain as approved, except for the
addition of an exterior staircase added to the west elevation that would reach
approximately 22 feet in height.
A total of 921 parking spaces are proposed, which is consistent with the most recently
approved Major Amendment (SDR-73309). The additional proposed building floor area
requires 34 more parking spaces over and above the Title 19 requirement for the
Commercial Recreation/Amusement use. Commercial Amusement/Recreation parking
requirements allow for a ratio of one required parking space per 200 square feet of floor
area inside the building and the same ratio for outdoor space dedicated to the use when
the use cannot be specifically categorized. No unique or extraordinary evidence has been
presented to warrant the requested Variance. As such, the hardship is self-imposed and
therefore, staff recommends denial of this request.
order to:


JB
Page 680 of 1332
VAR-75852 and SDR-75854 [PRJ-75760]

applicant has created a self-imposed hardship by requesting to deviate from Title 19.12
parking development standards. 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.

The proposed development is not compatible with surrounding development in the

area as evidenced by the requested Variance to address insufficient on-site parking
and will have a negative impact to the adjacent commercial developments.
The applicant has requested a Variance to address to address insufficient on-site

parking, which is inconsistent with the development standards outlined in Title 19.
Staff has determined the proposed project is not compatible with surrounding
development in the area, and will have a negative impact to the adjacent
commercial developments.

Access to the site is from multiple driveways from Sirius Avenue, a 60-foot wide
minor street and Rancho Drive, a 47-foot wide local street. These roadways are
expected to be adequate in size to meet the requirements of the proposed
expansion of the approved recreation/amusement facility.
Building materials include painted tilt-up concrete panels, architectural metal,

corrugated metal containers and open wire fencing. The materials are
representative of the theme of the approved facility and are acceptable in this
primarily industrial area.
JB
Page 681 of 1332
VAR-75852 and SDR-75854 [PRJ-75760]

The appearance of the provided elevations was previously determined to be

harmonious and compatible with the adjacent commercial and industrial uses. The
proposed alterations to the west elevation are appropriate for the size of the building
and would not be visible from Rancho Drive or Interstate 15.
This development will be subject to building permit and business license review and
inspection, thereby protecting the health, safety and general welfare of the public.

A Final Map (FMP-4056) for a one-lot commercial subdivision (Fletcher
07/16/04 Jones Imports Property) on 21.04 acres at 3100 and 3200 South Rancho
Drive was recorded.
The City Council approved a General Plan Amendment (GPA-9219) to add
the subject property to the Las Vegas Redevelopment Area as part of a larger
05/17/06
request and designate the area as C (Commercial). The Planning
(Limited Commercial) to C-2 (General Commercial) on 14.72 acres at the
southwest corner of Sirius Avenue and Rancho Drive. The Planning
The City Council approved a Site Development Plan Review (SDR-70652)
for a proposed 146,494 square-foot Commercial Recreation/Amusement
08/16/17
(Indoor and Outdoor) Development with Waivers to allow a building to not be
oriented to the corner and street frontages where such is required, a non-
coherent building design with no changes in wall plane or color, and large
windowless areas on 21.03 acres at the southwest corner of Sirius Avenue
and Rancho Drive. The Planning Commission and staff recommended
approval.
JB
Page 682 of 1332
VAR-75852 and SDR-75854 [PRJ-75760]

The Planning Commission approved a Major Amendment (SDR-73309) of an
approved Site Development Plan Review (SDR-70652) for a proposed
59,478 square-foot addition to an approved 146,494 square-foot Commercial
Recreation/Amusement (Indoor and Outdoor) development at the southwest
corner of Sirius Avenue and Rancho Drive. Staff recommended approval of
08/14/18
the request.
The Planning Commission approved a Special Use Permit (SUP-73921) for
an Alternative Parking Standard to allow 921 parking spaces where 1,031
parking spaces are required at the southwest corner of Sirius Avenue and
Rancho Drive.
The Planning Commission will hear a Variance (VAR-75636) to allow
proposed wall signs to cover 29 percent of the east elevation and 24 percent
of the north elevation of the building where 20 percent is the maximum
03/12/19 allowed at the southwest corner of Sirius Avenue and Rancho Drive.
The Planning Commission will hear a Master Sign Plan (MSP-75637) for an
approved Commercial Recreation/Amusement (Indoor and Outdoor)
development at the southwest corner of Sirius Avenue and Rancho Drive.


A building permit (#94355263) was issued for a freestanding sign at 3100
11/03/94
South Rancho Drive. A final inspection was completed 07/06/95.
11/30/95
A building permit (#96390565) was issued for an addition to an existing auto
01/12/96 showroom at 3100 South Rancho Drive. A final inspection was completed
11/21/96.
An application (80227) was submitted for a building permit for a chain link
01/23/07 fence with barbed wire on top at 3200 South Rancho Drive. A permit was
never issued and the application expired on 08/06/07.
A building permit (C18-01463) was issued for grading, clear and grub and
04/12/18 stockpiling on property located at 3215 South Rancho Drive. A final
inspection has not been approved.
JB
Page 683 of 1332
VAR-75852 and SDR-75854 [PRJ-75760]

A building permit (L18-00678) was issued for a 4’x5’ bell hole at 3200 South
Rancho Drive. The permit has not been finalized.
04/17/18
A building permit (L18-00679) was issued for a 4’x5’ bell hole at 3200 South
Rancho Drive. The permit has not been finalized.
A building permit (L18-00086) was issued for Civil Improvements for a
proposed Commercial Recreation/Amusement (Indoor and Outdoor)
05/31/18
development at 3200 South Rancho Drive. The permit has not been
finalized.
Building plan revisions (PRC18-00018-R001) were submitted for a 2nd floor
07/02/18
addition to a commercial shell building at 3215 South Rancho Drive.
A building permit (C18-00607) was issued for a proposed standard
07/16/18 commercial shell building at 3215 South Rancho Drive. A final inspection
has not been approved.
A pre-application meeting was held with the applicant to discuss
02/11/19 submittal requirements for an amendment to an approved Site
Development Plan Review.
Field Check
During a routine site visit staff noted that the subject site was currently
02/28/19
under construction and is surrounded by temporary chain link fencing.

Site Area
Net Acres 14.72
JB
Page 684 of 1332
VAR-75852 and SDR-75854 [PRJ-75760]
Planned or
Surrounding Existing Land Use Existing Zoning
Special Land Use
Property Per Title 19.12 District
Designation
Commercial
(Indoor and Outdoor)
Commercial
(Outdoor)
North M (Industrial)
Warehouse
LI/R (Light
Auto Repair Garage,
Industry/Research)
Major
CT (Commercial M-1 (Light
Office, Other Than
South Tourist) – Clark Manufacturing) – Clark
Listed
County County
East Interstate 15 Right-of Way Right-of-Way
General Retail Store C (Commercial)
West LI/R (Light M (Industrial)
Warehouse
Industry/Research)

A-O (Airport Overlay) District (140 Feet/175 Feet) Y
Trails N/A
N/A
Assessment)
JB
Page 685 of 1332
VAR-75852 and SDR-75854 [PRJ-75760]
Pursuant to Title 19.08 and the approved Site Development Plan Review (SDR-
70652 and 73309), the following standards apply:
Standard Approved SDR-70652 Provided Change
Min. Setbacks
• Front (Sirius Ave) 186 Feet 186 Feet No change
• Front (Desert Inn) 531 Feet 531 Feet No change
• Side 10 Feet 10 Feet No change
• Corner 65 Feet 65 Feet No change
• Rear N/A Feet N/A N/A
Max. Lot Coverage 18 % 18 % No change
Max. Building Height 46 Feet 46 Feet No change

Governing
Document
Sirius Avenue Minor Street Title 13 60 N/A
Rancho Drive Local Street Title 13 47 N/A
JB
Page 686 of 1332
VAR-75852 and SDR-75854 [PRJ-75760]
Parking Requirement
Use Parking
Regular Regular
Units capped capped
Commercial
Recreation/
1 space
Amusement 173,518 SF
per 200 868
(Indoor) – (Existing)
SF GFA
Other Than
Listed
Commercial
Recreation/
1 space
Amusement 6,800 SF
per 200 34
(Indoor) – (Addition)
SF GFA
Other Than
Listed
Commercial
1 space
Recreation/
per 200
Amusement 32,454 SF
SF 163
(Outdoor) – (Existing)
outdoor
Other Than
area
Listed
3, plus 1
add’l per
Loading 100,000
212,772 SF 5 7 Y
Spaces SF over
50,000
SF
*The applicant has requested a Variance (VAR-75852) to allow 921 parking spaces where 1,065
parking spaces are required.
JB
Page 687 of 1332
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P a 7g 0eo 61f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
SDR-75854 - SITE DEVELOPMENT PLAN REVIEW RELATED TO VAR-75852 AND SUP-75853
- PUBLIC HEARING - APPLICANT: FISHER BROTHERS - OWNER: PARADISE LAS VEGAS,
LLC - For possible action on a request for a Site Development Plan Review FOR A PROPOSED
152 SPACE OVERFLOW PARKING LOT FOR AN APPROVED COMMERCIAL
RECREATION/AMUSEMENT (INDOOR AND OUTDOOR) DEVELOPMENT WITH WAIVERS TO
ALLOW A ZERO-FOOT WEST AND NORTH PERIMETER LANDSCAPE BUFFER WHERE
EIGHT FEET IS THE MINIMUM REQUIRED on 6.31 acres on the north side of Desert Inn Road,
360 west of Rancho Drive (APN 162-08-418-003), M (Industrial) Zone, Ward 1 (Tarkanian) [PRJ-
75760]. Staff recommends DENIAL.

RECOMMENDATION:
Page 707 of 1332

paper use, backup
Page 708 of 1332

P a 7g 0eo 91f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
VAR-75869 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: JAMES LEE, JEANNINE
LEE, MINI FANEGA AND JIN HO LEE - For possible action on a request for a Variance TO
ALLOW FIVE PARKING SPACES WHERE TWELVE ARE REQUIRED FOR A PROPOSED
MULTI-FAMILYRESIDENTIAL USE on 0.16 acres at 2517 Valley Street (APN 139-36-410-015),
R-3 (Medium Density Residential) Zone, Ward 3 (Coffin) [PRJ-75270]. Staff recommends
DENIAL.

RECOMMENDATION:
1. Location and Aerial Maps - VAR-75869 and SDR-75870 [PRJ-75720]
2. Conditions and Staff Report - VAR-75869 and SDR-75870 [PRJ-75720]
3. Supporting Documentation - VAR-75869 and SDR-75870 [PRJ-75720]
4. Photo(s) - VAR-75869 and SDR-75870 [PRJ-75720]
5. Justification Letter - VAR-75869 and SDR-75870 [PRJ-75720]
Page 710 of 1332

Page 711 of 1332
Page 712 of 1332
VAR-75869 and SDR-75870 [PRJ-75270]

ITEM DESCRIPTION: APPLICANT/OWNER: JEANNINE LEE, ET AL
CASE REQUIRED FOR

RECOMMENDATION
NUMBER APPROVAL
conditions:
conditions:
** NOTIFICATION **
NOTICES MAILED 222 - VAR-75869 and SDR-75870
PROTESTS 0 - VAR-75869 and SDR-75870
APPROVALS 0 - VAR-75869 and SDR-75870
CS
Page 713 of 1332
VAR-75869 and SDR-75870 [PRJ-75270]
Conditions Page One
** CONDITIONS **
Planning

Plan Review (SDR-75870) shall be required, if approved.
Planning

3. All development shall be in conformance with the site plan, date stamped 03/13/19,
landscape plan, and building elevations, date stamped 02/20/19, except as
amended by conditions herein.
CS
Page 714 of 1332
VAR-75869 and SDR-75870 [PRJ-75270]
Conditions Page Two
4. A Waiver from Title 19.06.110 is hereby approved, to allow three-foot landscape

buffer widths along the east and west property lines where six feet is required.
5. A Waiver from Title 19.06.110 is hereby approved, to allow a four-foot landscape

buffer width along the south property line where 10 feet is required.

10. 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.
Public Works
along Valley Street adjacent to this site in accordance with code requirements of
of this site.
13. This site shall connect to the public sewer line in the alley.
CS
Page 715 of 1332
VAR-75869 and SDR-75870 [PRJ-75270]
14. The parking stalls located adjacent to the alley shall be a minimum of 22-feet in
length.
CS
Page 716 of 1332
VAR-75869 and SDR-75870 [PRJ-75270]
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request to construct a six-unit apartment building that does not meet the
minimum parking and landscaping requirements at 2517 Valley Street.
ISSUES
• Variance (VAR-75869) is requested to allow five parking spaces where 12 are

required for a proposed multi-family residential development. Staff does not
support the request.
• Waivers are requested to allow a three-foot landscape buffer width along the east
and west property lines where six feet is required. Staff does not support the
request.
• A Waiver is requested to allow a four-foot landscape buffer width along the south
property line where 10 feet is required. Staff does not support the request.
ANALYSIS
The subject site is located within the R-3 (Medium Density Residential) zoning district and
is subject to Title 19 development standards. The proposed six-unit Multi-Family
Residential use is a permitted use in the R-3 (Medium Density Residential) zoning district.
The subject site is currently an undeveloped parcel located within an existing residential
neighborhood. While an apartment building is an appropriate use, the submitted six-unit
apartment building is excessive for the size of the parcel.
The submitted elevations and site plan depict a two-story, 4,920 square-foot apartment
building. The building façade will have a stucco finish and shingle/asphalt combination
roof. Outdoor staircases are provided to reach the second floor units. The submitted floor
plan depicts two levels with three two-bedroom units on each floor. The applicant has
requested Waivers to allow three-foot landscape buffer widths along the east and west
property lines and a four-foot landscape buffer width along the south property line where
10 feet is required. The proposed landscaping materials adhere to the Southern Nevada
Regional Plant List.
CS
Page 717 of 1332
VAR-75869 and SDR-75870 [PRJ-75270]
A total of five parking spaces are provided. The site plan depicts four standard spaces
provided in the rear and one handicapped accessible space provided at the front
entrance. The rear parking spaces abut an alley. Variance (VAR-75869) is requested to
allow five parking spaces where 12 are required. Per the submitted justification letter,
“The proposed development is intended to meet the needs of the low income community
who rely on public transportation or a maximum of one vehicle per unit.”
The City of Las Vegas Public Works - Engineering Department has commented, “This
project will add approximately 44 trips per day on Eastern Avenue, Charleston Boulevard
and Valley Street. Currently, Eastern is at about 82 percent of capacity and Charleston is
at about 88 percent of capacity. With this project, these capacities are expected to be
unchanged. Counts are not available for Valley Street, but it is believed to be under
capacity. Based on Peak Hour use, this development will add into the area roughly 3
additional cars per hour, or about one every twenty minutes.”
Due to the proposed parking Variance and landscape buffer Waivers, staff finds that the
proposed development is not appropriate for the subject site as submitted; therefore, staff
recommends denial of both entitlements. If approved, the entitlements are subject to
conditions.
order to:


CS
Page 718 of 1332
VAR-75869 and SDR-75870 [PRJ-75270]

applicant has created a self-imposed hardship by proposing a residential development
that does not conform to Title 19 requirements. Reducing the number of dwelling units
would help alleviate the need for additional parking. In view of the absence of any

The proposed development is not compatible with the adjacent development in the
area due to the lack of parking provided.
The proposed development is consistent with the M (Medium Density Residential)

land use plan designation. However, the proposed development is not consistent
with Title 19 development standards. The proposal fails to meet the minimum
parking and landscaping requirements.

Site access is provided by Valley Street, a 60-foot local street, adequate in size to
serve the subject site. However, the lack of proposed onsite parking will negatively
impact the adjacent roads.
The proposed stucco façade is compatible with the existing building materials of
other developments in the near vicinity. The proposed landscape materials adhere
to the Southern Nevada Regional Plant List.
CS
Page 719 of 1332
VAR-75869 and SDR-75870 [PRJ-75270]

The submitted building elevation design characteristics are not unsightly,

undesirable or obnoxious in appearance. The proposed stucco façade is
compatible with the existing development in the area.
If approved, the proposed development will be subject to building permits, thereby

ensuring the protection of public health, safety and general welfare.

The Board of Zoning Adjustment approved Variance (#V-0018-79) to
03/22/79
allow an existing four-foot high solid block wall in the front yard area.


There are no related building permits/business licenses associated with the subject site.
proposed apartment building.
CS
Page 720 of 1332
VAR-75869 and SDR-75870 [PRJ-75270]
Field Check
Planning Staff conducted a routine field check and found a vacant lot
02/28/19
with a chain-link fence along the front property line.

Site Area
Net Acres 0.16
Planned or Special
Designation
Subject M (Medium Density R-3 (Medium Density
Undeveloped
Property Residential) Residential)
Single Family, M (Medium Density R-3 (Medium Density
North
RM (Residential R-3 (Multiple-Family
Single Family,
South Medium) – Clark Residential) – Clark
Detached
County County
Multi-Family M (Medium Density R-3 (Medium Density
East
Multi-Family M (Medium Density R-3 (Medium Density
West

Rafael Riviera Walkable Community Plan N/A
Trails N/A
Assessment)
CS
Page 721 of 1332
VAR-75869 and SDR-75870 [PRJ-75270]

Min. Lot Size 6,500 SF 6,969 SF Y
Min. Lot Width NA NA NA
Min. Setbacks
Min. Distance Between Buildings 10 Feet NA NA
Max. Lot Coverage NA NA NA
Max. Building Height 55 Feet 23 Feet Y
Screened,
Trash Enclosure Screened, Gated, Gated, w/ a Y
w/ a Roof or Trellis Roof or Trellis

Ratio Trees
Buffer Trees:
2 Trees 2 Trees Y
spaces
Min. Zone Width
• North NA NA NA
• South 10 Feet 4 Feet N*
• East 6 Feet 3 Feet N*
• West 6 Feet 3 Feet N*
*Waivers have been requested in conjunction with the subject Site Development Plan
Review (SDR-75870) to allow reduced landscape buffer widths.
CS
Page 722 of 1332
VAR-75869 and SDR-75870 [PRJ-75270]
Parking Requirement
Use Parking
Units capped capped
6 Two- 1.75
Multi-Family
Bedroom spaces 11
Residential
Units per unit
1 space
Multi-Family
Guest Space per 6 1
Residential
units
TOTAL SPACES REQUIRED 12 5 N
Regular and Handicap Spaces N
11 1 4 1
Required
Waivers
To allow a three-foot
Provide 6-foot landscape landscape buffer
buffers along interior property width along the east Denial
lines. and west property
lines.
To allow a four-foot
Provide 10-foot landscape
landscape buffer
buffer adjacent to the Right- Denial
width along the south
of-Way
property line.
CS
Page 723 of 1332
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A ₡₡ผ֭⎯⎯7‫ں‬ｘ‫ں‬7‫ں‬ՙ7Ḷ b ╗b A ╗7A Ћ ǲ ฌ ㌱‫ੂש‬7ՁA Ɔ 7Ћ ǲ Ḛ A Ɔ 7 ⎯‫ש‬Ŵ‫֭ש‬7Ќ Ћ 7▷ħऑ7 ฎɱ‫ں‬7″″ฌ
ǲ ﹝こ Ŵħк7ผ‫่่ﭨ‬Ŵ‫ש‬γŴ่㌀ ੂŴγਙਙ㈠㌱ਙこ ฌ О γਙ่֭7ՙｘธธㅡㄦฎ″ɱｘฌ
Ő ֭ऑผ֭⎯่֭‫ש‬Ŵ‫ש‬ħ‫֭ﭨ‬7 Ձb ִ Ｃ b Ḷ Ќ Ɔ ╗Ő Ⓢ b ╗●Ḷ Ќ ՁՁb ฌ ㌱ਙ่‫ש‬Ŵ㌱‫ש‬7Ա Ő Ⓢ b ǲ ฌ

A ₡₡ผ֭⎯⎯7ㅡㅡㄦ7ǲ 7Û ●Ќ Ｃ Ҝ ●ՁՁ7ՁA Ќ ǲ 7 ธA ฌ ㌱‫ੂש‬7ՁA Ɔ 7Ћ ǲ Ḛ A Ɔ 7 ⎯‫ש‬Ŵ‫֭ש‬7Ќ Ћ 7▷ħऑ7 ฎɱ‫ں‬ธ̶ฌ
к֭‫่֭ف‬₡ɱ̶ㄦɱ㌀ ‫ف‬こ Ŵħк㈠㌱ਙこ ฌ
ǲ ֱこ Ŵħк7 О γਙ่֭7 ՙｘธ7ฎｘՙ7ɱ̶ㄦɱฌ
╗ਙ7‫ש‬γ֭7⇡֭⎯‫ש‬7ਙ⑾7ੂਙ—ผ7P่ਙʉ к֭₡‫֭ف‬ⓒ7₡ਙ֭⎯7‫ש‬γ֭7Ҝ Ŵੂਙผ7ਙผ7Ŵ่ੂ7こ ֭こ ⇡֭ผ7ਙ⑾7‫ש‬γ֭7b ħ‫ੂש‬7b ਙ—่㌱ħк7ਙผ7О кŴ่่ħ่‫ف‬7b ਙここ ħ⎯⎯ħਙ่7

γŴ‫֭ﭨ‬7Ŵ่ੂ7⑾ħ่Ŵ่㌱ħŴк7ħ่‫֭ש‬ผ֭⎯‫ש‬7ħ่7‫ש‬γħ⎯7ਙผ7Ŵ่ੂ7ਙ‫ש‬γ֭ผ7ऑผਙऑ֭ผ‫ੂש‬7ʉ ħ‫ש‬γ7‫ש‬γ֭7ऑผਙऑ֭ผкੂ7ਙʉ ่֭ผⓒ7Ŵऑऑкħ㌱Ŵ่‫ש‬ⓒ7‫ש‬γ֭7ऑผਙऑ֭ผ‫ੂש‬ฌ ⁸7 Ћ ֭⎯
ਙʉ ่֭ผ7ਙผ7Ŵऑऑкħ㌱Ŵ่‫ש‬ƥ⎯7‫่֭֭ف‬ผŴк7ਙผ7кħこ ħ‫֭ש‬₡7ऑŴผ‫่֭ש‬ผ⎯ⓒ7ਙผ7Ŵ่7ਙ⑾⑾ħ㌱֭ผ7ਙ⑾7‫ש‬γ֭ħผ7㌱ਙผऑਙผŴ‫ש‬ħਙ่7ਙผ7кħこ ħ‫֭ש‬₡7кħŴ⇡ħкħ‫ੂש‬7㌱ਙこ ऑŴ่ੂ﹒7ǲ 7ผ—ਙฌ
к⑾7ੂ֭⎯ⓒ7ऑк֭Ŵ⎯֭7ħ่₡ħ㌱Ŵ‫֭ש‬7‫ש‬γ֭7こ ֭こ ֭ผ7ਙ⑾7‫ש‬γ֭7b ħ‫ੂש‬7b ਙ—่㌱ħк7ਙผ7О кŴ่่ħ่‫ف‬7b ਙここ ħ⎯⎯ħਙ่7ʉ γਙ7ħ⎯7ħ่‫ﭨ‬ਙк‫֭ﭨ‬₡7Ŵ่₡7кħ⎯‫ש‬7‫ש‬γ֭7่Ŵこ ֭ӧ⎯ỏ7ਙ⑾7‫ש‬γ֭7ऑ֭ผ⎯ਙ่7ਙผ7ऑ֭ผ⎯ਙ่⎯7ʉ ħ‫ש‬γ7ʉ γਙこ ฌ
‫ש‬γ֭7b ħ‫ੂש‬7Ḷ ⑾⑾ħ㌱ħŴк7γਙк₡⎯7Ŵ่7ħ่‫֭ש‬ผ֭⎯‫ש‬㈠7A к⎯ਙ7кħ⎯‫ש‬7‫ש‬γ֭7A ⎯⎯֭⎯⎯ਙผƥ⎯7О Ŵผ㌱֭к7Ќ —こ ⇡֭ผ7ħ⑾7‫ש‬γ֭7ऑผਙऑ֭ผ‫ੂש‬7ħ่7ʉ γħ㌱γ7‫ש‬γ֭7ħ่‫֭ש‬ผ֭⎯‫ש‬7ħ⎯7γ֭к₡7ħ⎯7₡ħ⑾⑾֭ผ่֭‫ש‬7⑾ผਙこ 7‫ש‬γ֭7㌱Ŵ⎯֭7ऑŴผ㌱֭к㈠ฌ
b ħ‫ੂש‬7Ḷ ⑾⑾ħ㌱ħŴк7 О Ŵผ‫่֭ש‬ผӧ⎯ỏฌ

О Ŵผ‫่֭ש‬ผӧ⎯ỏฌ
㈠7A ऑऑкħ㌱Ŵ‫ש‬ħਙ่7ʉ ħкк7่ਙ‫ש‬7⇡֭7₡֭֭こ ֭₡7㌱ਙこ ऑк֭‫֭ש‬7 —่‫ש‬ħк7‫ש‬γ֭7⎯—⇡こ ħ‫֭שש‬₡7こ Ŵ‫֭ש‬ผħŴк⎯7γŴ‫֭ﭨ‬7⇡่֭֭7ผ֭‫ﭨ‬ħ֭ʉ ֭₡7⇡ੂ7Ｃ ֭ऑŴผ‫ש‬こ ่֭‫ש‬7ਙ‫ں‬7О кŴ่่ħ่‫ف‬7⑾ਙผ7㌱ਙ่⎯ħ⎯‫่֭ש‬㌱ੂ7ʉ ħ‫ש‬γ7‫ש‬γ֭7Ύਙ่ħ่‫ف‬7Ḷ ผ₡ħ่Ŵ่㌱֭ฌ
О ผਙऑ่֭ੂ7Ḷ ʉ ่֭ผ7Ɔ ħ‫่ف‬Ŵ‫—ש‬ผ֭ฌ

A ่7Ŵ—‫ש‬γਙผħ▷֭₡7Ŵ‫ש่֭ف‬7こ Ŵੂ7⎯ħ‫่ف‬7ħ่7кħ֭—7 Ҝ Ŵऑ⎯7Ŵ่₡7О Ŵผ㌱֭к7Ҝ Ŵऑ⎯ฌ
О ผħ่‫ש‬7Ќ Ŵこ ֭ฌ
ΎA b Ġ A Ő ù 7Ɔ Ҝ ●╗Ġ ฌ
Ќ ਙħਙผੂ7О —⇡кħ㌱ⓒ7Ɔ кਙк֭7ਙ⑾7Ќ ਙ‫ﭨ‬ਙ₡ਙฌ
Ɔ —⇡⎯㌱ผħ⇡֭₡7Ŵ่₡7⎯ʉ ਙผ่7⇡֭⑾ਙผ֭ฌ
Ќ ਙⓒ7‫ں‬ㅡֱ‫ں‬ㅡｘｘธֱƥкฌ
╗γħ⎯7 ₡Ŵੂਙ⑾7⇓7 ⇓㌱7 b ì ֱⓒк㌱A ӧЋ 7 ⓒ▷ਙ7⇓ɱฌ Ҝ ੂ7A ऑऑ‫ש‬㈠7ǲ ゥऑ㈠7İ—к㈠7‫ں‬ՙⓒธｘธธฌ
ОŐİֱՙㄦธՙｘ
ｘธ゜ธｘ゜‫ں‬ɱ
ħ่7Ŵ่₡7⑾ਙผ7⎯Ŵħ₡7b ਙ—่‫ﭨש‬7Ŵ่₡7Ɔ ‫ש‬Ŵ‫֭ש‬ฌ Page 724 of 1332
ОŐḶОḶƆǲＣ7ҜⓈՁ╗●7AҜ●Ձù7ŐǲƆ●ＣǲЌbǲฌ
7㌀7ธㄦ‫ں‬ՙ7ЋAՁՁǲù7Ɔ╗Őǲǲ╗ฌ
ธ7Ɔ╗ḶŐù7ԱⓈ●ՁＣ●ЌḚฌ
Page 725 of 1332

ОՁḶ╗7ОՁAЌ7 ОŐḶОḶƆǲＣ7ҜⓈՁ╗●7+AҜ●Ձù7ŐǲƆ●ＣǲЌbǲฌ
ŐḶО
ŐḶ
ŐḶОḶ
ŐḶО
ḶОḶ
ОḶ
ḶƆǲＣ
ƆǲＣ7Ҝ
Ɔǲ
Ɔǲ
ǲＣＣ ҜⓈՁ╗●
ⓈՁ╗●7
Ⓢ Ձ╗●● +AҜ●Ձ
AҜ ù7Ő
AҜ ùŐ
ƆbAՁǲ̬7‫ں‬फए‫ں‬ｘƥฌ 7㌀7ธㄦ‫ں‬ՙ7ЋAՁՁǲù7Ɔ╗Őǲǲ
7㌀7ธㄦ‫ں‬ՙ7ЋAՁՁǲù7Ɔ╗Őǲǲ╗ฌǲ
bḶЌ╗ŐAb╗ḶŐ̬ฌ
bḶЌ╗ŐAb╗ḶŐ̬
Ձb7ִ7Ｃ7bḶЌƆ╗ŐⓈb╗●ḶЌ7●่㌱㈠ฌ
Ձb7ִ7Ｃ7bḶЌƆ╗ŐⓈb╗●
●
ЌbՁ ̬7
ЌbՁ ̬
╗ǲՁ̬ฌ
╗ǲՁ̬
╗ ǲՁ̬ ＣA╗ǲ̬7 ｘ̶゜‫ں゜ںں‬ɱฌ
ｘｘՙ‫ں‬″ㄦฎ7
ㄦ ฎ7
ㄦฎ ӧՙｘธỏ7ฎｘՙֱɱ̶ㄦɱฌ
ӧՙｘธỏ
ӧՙｘธỏ7ฎ
ӧՙ ỏ ฎｘｘՙ
ｘՙֱɱ̶ㄦɱ
ՙ ɱɱ̶ㄦɱ
̶̶ㄦɱ
ㄦɱ
ㄦɱ
ＣŐAÛ●ЌḚ7ЌAҜǲ̬7
ＣŐAÛ●ЌḚ7ЌAҜǲ̬
bḶЋǲŐ7ƆĠǲǲ╗7ִ7Ɔ●╗ǲ7ОՁAЌฌ
bḶЋǲŐ7ƆĠǲǲ╗7ִ7Ɔ●╗ǲ7
ＣŐAÛЌ7Աù̬ฌ
ＣŐAÛЌ7Աù̬
╗ǲՁ̬7
╗ǲՁ̬ ＣŐAÛ●ЌḚ7ЌⓈҜ㈠̬7
ŐЋЌ7 ӧՙｘธỏ7ธㅡㄦֱฎ″ɱｘ7
ӧՙｘธỏ ธㅡㄦֱฎ″ɱｘ Aｘฌ
ՁAЌＣƆbAОǲ7ҜA╗ǲŐ●AՁ7Ձ●Ɔ╗ฌ
╗ผŴ⎯γฌ
ḚŐḶⓈЌＣ7bḶЋǲŐฌ
ㄦ
फ7ŐǲＣ7ŐḶbì7ҜⓈՁbĠ7
ฎฌ
Page 726 of 1332

ОՁḶ╗7ОՁAЌฌ
ƆbAՁǲ̬7‫ں‬फए‫ں‬ｘƥฌ
ОŐḶОḶƆǲＣ7ҜⓈՁ╗●7(AҜ●Ձù7ŐǲƆ●ＣǲЌbǲฌ
ŐḶОḶƆǲ Ｃ ҜⓈՁ╗● (AҜ●Ձù Ő
㌀ ธㄦ‫ں‬ՙ ЋAՁՁǲù Ɔ╗Őǲǲ
ǲ
Ձb ִ Ｃ bḶЌƆ╗ŐⓈb╗●●
ЌbՁ ̬7
ЌbՁ ̬
╗ǲՁ̬ฌ
╗ǲՁ̬
╗ ǲՁ̬ ＣA╗ǲ̬7 ｘธ゜‫ں‬ɱ゜‫ں‬ɱฌ
ㄦฎ ӧӧՙｘธỏ7ฎｘՙֱɱ̶ㄦɱฌ
ՙｘธỏ ฎｘՙֱɱ̶ ㄦɱ
ՁAЌＣƆbAОǲ ОՁAЌ
ＣŐAÛЌ7Աù̬
╗ǲՁ̬7
ӧՙｘธỏ ธㅡㄦֱฎ″ɱｘ Ձ●ฌ
ՁAЌＣƆbAОǲ7ҜA╗ǲŐ●AՁ7Ձ●Ɔ╗ฌ
╗ผŴ⎯γฌ
ḚŐḶⓈЌＣ7bḶЋǲŐฌ
ㄦ
फ7ŐǲＣ7ŐḶbì7ҜⓈՁbĠ7
ฎฌ
Page 727 of 1332

ОՁḶ╗7ОՁAЌฌ
ƆbAՁǲ̬7‫ں‬फए‫ں‬ｘƥฌ
ОŐḶОḶƆǲＣ7ҜⓈՁ╗●7(AҜ●Ձù7ŐǲƆ●ＣǲЌbǲฌ
ŐḶОḶƆǲ Ｃ ҜⓈՁ╗● (AҜ●Ձù Ő
ǲ
Ձb ִ Ｃ bḶЌƆ╗ŐⓈb╗●●
ЌbՁ ̬7
ЌbՁ ̬
╗ǲՁ̬ฌ
╗ǲՁ̬
╗ ǲՁ̬ ＣA╗ǲ̬7 ｘธ゜‫ں‬ɱ゜‫ں‬ɱฌ
ㄦฎ ӧӧՙｘธỏ7ฎｘՙֱɱ̶ㄦɱฌ
ՙｘธỏ ฎｘՙֱɱ̶ ㄦɱ
ՁAЌＣƆbAОǲ ОՁAЌ
ＣŐAÛЌ7Աù̬
╗ǲՁ̬7
ӧՙｘธỏ ธㅡㄦֱฎ″ɱｘ Ձ●ฌ
ÛǲƆ╗7ǲՁǲЋA╗●ḶЌฌ
ƆbAՁǲ̬7‫゜ں‬ㅡफए‫ں‬ƥฌ
Page 728 of 1332

ОŐḶОḶƆǲＣ7ҜⓈՁ╗●7*AҜ●Ձù7ŐǲƆ●ＣǲЌbǲฌ
О ŐḶОḶƆǲ Ｃ ҜⓈՁ╗● *AҜ●Ձù
㌀7ธㄦ‫ں‬ՙ7ЋAՁՁǲù7Ɔ╗Őǲǲ╗ฌ
㌀ ธㄦ‫ں‬ՙ ЋAՁՁǲù Ɔ╗Őǲ
ǲ
Ձb ִ Ｃ bḶЌƆ╗ŐⓈb╗●Ḷ
Ḷ
ЌbՁ ̬7
╗ǲՁ̬
╗ǲՁ̬7 ＣA╗ǲ̬7 ‫ں‬ธ゜ｘ̶゜‫ں‬ฎฌ
ƆḶⓈ╗Ġ7ǲՁǲЋA╗●ḶЌ7 ЌḶŐ╗Ġ7ǲՁǲЋA╗●ḶЌ7 ｘｘՙ‫ں‬″ㄦฎ7
ฎ ӧӧՙｘธỏ7ฎｘՙֱɱ̶ㄦɱ7
ՙｘธ ỏ ฎｘՙֱɱ̶ ㄦɱ
ƆbAՁǲ̬7‫゜ں‬ㅡफए‫ں‬ƥ7 ƆbAՁǲ̬7‫゜ں‬ㅡफए‫ں‬ƥ7 ＣŐAÛ●ЌḚ7ЌAҜǲ̬ฌ
╗ǲՁ̬7
╗ǲՁ̬ ӧՙｘธỏ ธㅡㄦֱฎ″ɱｘ
ӧՙｘธỏ7ธㅡㄦֱฎ″ɱｘ7 ＣŐAÛ●ЌḚ7ЌⓈҜ㈠̬7
ŐЋЌ7
Ќ Aธฌ
ǲṲ╗ǲŐ●ḶŐ7*●Ќ●ƆĠ7ҜA╗ǲŐ●AՁ7ִ7bḶՁḶŐฌ
ÛǲƆ╗7ǲՁǲЋA╗●ḶЌฌ
Page 729 of 1332

ОŐḶОḶƆǲＣ7ҜⓈՁ╗●7*AҜ●Ձù7ŐǲƆ●ＣǲЌbǲฌ
О ŐḶОḶƆǲ Ｃ ҜⓈՁ ╗● *AҜ●Ձù
Ḷ
ЌbՁ ̬7
╗ǲՁ̬
╗ǲՁ̬7 ＣA╗ǲ̬7 ｘธ゜‫ں‬ɱ゜‫ں‬ɱฌ
ƆḶⓈ╗Ġ7ǲՁǲЋA╗●ḶЌ7 ЌḶŐ╗Ġ7ǲՁǲЋA╗●ḶЌ7 ｘｘՙ‫ں‬″ㄦฎ7
ฎ ӧӧՙｘธỏ7ฎｘՙֱɱ̶ㄦɱ7
ՙｘธ ỏ ฎｘՙֱɱɱ̶ ㄦɱ
ƆbAՁǲ̬7‫゜ں‬ㅡफए‫ں‬ƥ7 ƆbAՁǲ̬7‫゜ں‬ㅡफए‫ں‬ƥ7 ＣŐAÛ●ЌḚ7ЌAҜǲ̬7

ǲՁǲЋA╗●ḶЌƆฌ
ǲՁǲЋA╗●ḶЌƆ
╗ǲՁ̬7
╗ǲՁ̬ ӧՙｘธỏ ธㅡㄦֱฎ″ɱｘ
ӧՙｘธỏ7ธㅡㄦֱฎ″ɱｘ7 ＣŐAÛ●ЌḚ7ЌⓈҜ㈠̬7
ŐЋЌ7
Ќ Aธฌ
ธ7ԱǲＣŐḶḶҜฌ
ธ7ԱǲＣŐḶḶҜฌ ⓈЌ●╗7 ธ7 ธ7ԱǲＣŐḶḶҜฌ
ⓈЌ●╗7 ‫ں‬ฌ ⓈЌ●╗7 ̶ฌ
ƆǲbḶЌＣ7 ՁḶḶŐ7ОՁAЌฌ
ƆbAՁǲ̬7‫゜ں‬ㅡफए‫ں‬ƥֱｘफ777ӧ7 ՁḶḶŐ7AŐǲA7ए7ธⓒㅡ″ｘ7Ɔ㈠㈠ỏฌ
Page 730 of 1332

ธ7ԱǲＣŐḶḶҜฌ
ธ7ԱǲＣŐḶḶҜฌ ⓈЌ●╗7 ธ7 ธ7ԱǲＣŐḶḶҜฌ
ⓈЌ●╗7 ‫ں‬ฌ ⓈЌ●╗7 ̶ฌ
ОŐḶОḶƆǲＣ7ҜⓈՁ╗●7 AҜ●Ձù7ŐǲƆ●ＣǲЌbǲฌ
О ŐḶ
ḶОḶƆǲＣ ҜⓈՁ╗● AҜ Ҝ●Ձ
㌀ ธ ㄦ‫ں‬ՙ ЋAՁՁǲ ù Ɔ╗
bḶЌ╗ŐAb╗ḶŐ̬ฌ ОŐİֱՙㄦธՙｘ
Ḷ
ЌbՁ ̬7 ╗ǲՁ̬
╗ǲՁ̬7 ＣA╗ǲ̬7 ‫ں‬ธ゜ｘ̶゜‫ں‬ฎฌ
ฎ
ｘｘՙ‫ں‬″ㄦฎ7 ｘธ゜ธｘ゜‫ں‬ɱ
ӧՙｘธỏ7ฎｘՙֱɱ̶ㄦɱ7
ӧՙｘธỏ ฎｘՙֱɱ̶ㄦɱ
●ŐƆ╗7 ՁḶḶŐ7ОՁAЌ7 ＣŐAÛ●ЌḚ7ЌAҜǲ̬ฌ
ƆbAՁǲ̬7‫゜ں‬ㅡफए‫ں‬ƥֱｘफ777ӧ7 ՁḶḶŐ7AŐǲA7ए7ธⓒㅡ″ｘ7Ɔ㈠㈠ỏ7 ●ŐƆ╗7ִ7ƆǲbḶЌＣ7 ՁḶḶŐ7ОՁAЌฌ
●ŐƆ╗ ִ ƆǲbḶЌＣ ՁḶḶ
ＣŐAÛЌ7Աù̬ฌ ╗ǲՁ̬7
ŐЋЌ7
Ќ ӧՙｘธỏ7ธㅡㄦֱฎ″ɱｘ7
ӧՙｘธỏ ธㅡㄦֱฎ″ɱｘ A‫ں‬ฌ
Page 731 of 1332

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ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯㈠
╗γ֭7ਙʉ่֭ผ7ਙ⑾7‫ש‬γ֭7⎯—⇡㈾֭㌱‫ש‬7ऑผਙऑ֭ผ‫ੂש‬7İ֭Ŵ่่ħ֭7Ձ֭֭7ʉਙ—к₡7кħ9֭7‫ש‬ਙ7ħこऑผਙ‫֭ﭨ‬7‫ש‬γ֭7⎯—⇡㈾֭㌱‫ש‬7ｘ㈠‫ں‬″7A㌱㈠7‫ﭨ‬Ŵ㌱Ŵ่‫ש‬ฌ
кਙ‫ש‬㈠77╗γ֭7ऑผਙऑਙ⎯֭₡7ㅡɱธｘ7⎯‫׀‬㈠⑾‫ש‬ⓒ7╗ʉਙ7⎯‫ש‬ਙผੂ7ธธɸֱธ㈚7γħ‫ف‬γ7″ֱОк֭ゥ7ŴऑŴผ‫ש‬こ่֭‫ש‬7⇡—ħк₡ħ่‫ف‬7ʉħкк7⇡֭7кਙ㌱Ŵ‫֭ש‬₡7ħ่ฌ
‫ש‬γ֭7⎯—⇡㈾֭㌱‫ש‬7ऑผਙऑ֭ผ‫ੂש‬7ħ่7㌱ਙこऑкħŴ่㌱֭7ʉħ‫ש‬γ7‫ש‬γ֭7⎯֭‫⇡ש‬Ŵ㌱97ผ֭‫—׀‬ħผ֭こ่֭‫⎯ש‬7⑾ਙผ77Ő̶ֱ7Ύਙ่ħ่‫ف‬㈠777
Ḷ่7ִ7ਙ⑾⑾⎯ħ‫֭ש‬7ħこऑผਙ‫֭ﭨ‬こ่֭‫⎯ש‬7⎯γŴкк7⇡֭7ħ่7㌱ਙこऑкħŴ่㌱֭7ʉħ‫ש‬γ7‫ש‬γ֭7О—⇡кħ㌱7Ûਙผ9⎯7ผ֭‫—׀‬ħผ֭こ่֭‫ש‬㈠7Ɔħ‫֭ש‬ฌ
кŴੂਙ—‫ש‬7⎯γŴкк7⇡֭7ħ่7bਙこऑкħŴ่㌱֭7ʉħ‫ש‬γ7Ŵऑऑкħ㌱Ŵ⇡к֭7㌱ਙ₡֭7ਙ⑾7‫ש‬γ֭7ОкŴ่่ħ่‫ف‬7Ｃ֭ऑ‫ש‬㈠7Ｃผਙ—‫ف‬γ‫ש‬7‫ש‬ਙк֭ผŴ่‫ש‬ฌ
кŴ่₡⎯㌱Ŵऑ֭7⎯γŴкк7⇡֭7ऑผਙ‫ﭨ‬ħ₡֭₡7Ŵผਙ—่₡7‫ש‬γ֭7⇡—ħк₡ħ่‫ف‬7Ŵ่₡7ħ่7ऑŴผ9ħ่‫ف‬7кਙ‫ש‬㈠7Ա—ħк₡ħ่‫ف‬7⎯γŴкк7⇡֭7ऑผਙ‫ﭨ‬ħ₡֭₡ฌ
ʉħ‫ש‬γ7ħผ֭7Ɔऑผħ่9к֭ผ⎯㈠
╗γ֭ผ֭7ħ⎯7₡֭こŴ่₡7⑾ਙผ7Ŵ⑾⑾ਙผ₡Ŵ⇡к֭7γਙ—⎯ħ่‫ف‬7ħ่7‫ש‬γħ⎯7่֭ħ‫ف‬γ⇡ਙผγਙਙ₡7‫ש‬γ֭7⇡—ħк₡ħ่‫ف‬7⎯γŴкк7⇡֭7₡֭⎯ħ‫่֭ف‬₡7‫ש‬ਙ7
7ऑผਙ‫ﭨ‬ħ₡֭7ʉħ‫ש‬γ7Ŵこ่֭ħ‫ש‬ħ֭⎯7‫ש‬ਙ7こ֭֭‫ש‬7‫ש‬γ֭7₡֭こŴ่₡㈠7
Aк‫ש‬γਙ—‫ف‬γ7‫ש‬ਙ7ʉ֭7γŴ‫֭ﭨ‬7ऑผਙ‫ﭨ‬ħ₡֭₡7″7ऑŴผ9ħ่‫ف‬7⎯ऑŴ㌱֭⎯ⓒ7Ύਙ่ħ่‫ف‬7bਙ₡֭7ผ֭‫—׀‬ħผ֭⎯7‫ں‬ธ㈠7╗γ֭ผ֭⑾ਙผ֭7ʉ֭7ʉਙ—к₡ฌ
кħ9֭7‫ש‬ਙ7Ŵऑऑкੂ7⑾ਙผ7Ŵ7‫ﭨ‬ŴผħŴ่㌱֭7Ŵ⎯7‫ש‬γ֭7ऑผਙऑ֭ผ‫ੂש‬7ħ⎯7ħ่‫่֭ש‬₡֭₡7‫ש‬ਙ7こ֭֭‫ש‬7‫ש‬γ֭7кਙʉ7ħ่㌱ਙこ֭7㌱ਙここ—่ħ‫ੂש‬7ʉγਙฌ
ผ֭кੂ7ਙ่7О—⇡кħ㌱7╗ผŴ่⎯ऑਙผ‫ש‬7ਙผ7こŴゥ㈠7ਙ⑾7ਙ่֭7‫֭ﭨ‬γħ㌱к֭7ऑ֭ผ7—่ħ‫ש‬㈠
╗γŴ่97ੂਙ—7‫֭ﭨ‬ผੂ7こ—㌱γ7⑾ਙผ7ੂਙ—ผ7㌱ਙਙऑ֭ผŴ‫ש‬ħਙ่㈠
Ձbִ7Ｃ7bਙ่⎯‫ש‬ผ—㌱‫ש‬ħਙ่7●่㌱㈠
7
P a 7g 3eo 21f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
SDR-75870- SITE DEVELOPMENT PLAN REVIEW RELATED TO VAR-75869 - PUBLIC
HEARING - APPLICANT/OWNER: JAMES LEE, JEANNINE LEE, MINI FANEGA AND JIN HO
LEE - For possible action on a request for a Site Development Plan Review FOR A PROPOSED
SIX-UNIT MULTI-FAMILY RESIDENTIAL DEVELOPMENT WITH A WAIVER TO ALLOW ZERO-
FOOT LANDSCAPE BUFFER WIDTHS ALONG ALL PROPERTY LINES on 0.16 acres at 2517
Valley Street (APN 139-36-410-015), R-3 (Medium Density Residential) Zone, Ward 3 (Coffin)

RECOMMENDATION:
3. Clark County School District School Tracking Form
Page 733 of 1332

paper use, backup
Page 734 of 1332

Ｃ ֭ऑŴผ‫ש‬こ ่֭‫ש‬7Ⓢ ⎯֭ฌ
b Ŵ⎯֭7 ฌ
A ऑऑкħ㌱Ŵ‫ש‬ħਙ่7゜7О ֭‫ש‬ħ‫ש‬ħਙ่70ਙผこ 7ִ ฌ Ҝ ֭֭‫ש‬ħ่‫ف‬7Ｃ Ŵ‫֭ש‬ฌ
Ɔ ‫ש‬Ŵ‫֭ש‬こ ่֭‫ש‬7ਙ⑾70ħ่Ŵ่㌱ħŴк7●่‫֭ש‬ผ֭⎯‫ש‬ฌ ╗ਙ‫ש‬Ŵк70֭֭ฌ

Ő ֭㌱֭ħ‫֭ﭨ‬₡7Ա ‫゜ﭨ‬Ｃ Ŵ‫֭ש‬ฌ
b ŴƆ ֭7╗ੂऑ֭7ӧ⎯ऑ֭㌱ħŴк7—⎯֭7О ֭ผこ ħ‫ש‬ⓒ7Ő ֭▷ਙ่ħ่‫ف‬ⓒ7Ћ ŴผħŴ่㌱֭ⓒ7 Ɔ ħ‫֭ש‬7Ｃ ֭‫֭ﭨ‬кਙऑこ ่֭‫ש‬7О кŴ่7Ő ֭‫ﭨ‬ħ֭ʉ ⓒ7֭‫ש‬㌱ỏฌ Ɔ ●╗ǲ 7О ՁA Ќ 7Ő ǲ Ћ ●ǲ Û ゜7О A Ő ì ●Ќ Ḛ 7Ћ A Ő ●ǲ Ќ b ǲ ฌ
О ผਙ㈾֭㌱‫ש‬7A ₡₡ผ֭⎯⎯7ӧՁਙ㌱Ŵ‫ש‬ħਙ่ỏ7 ธㄦ‫ں‬ՙ7Ћ A ՁՁǲ ù 7Ɔ ╗Ő ǲ ǲ ╗㈠7ՁA Ɔ 7Ћ ǲ Ḛ A Ɔ 7Ќ Ћ 7ฎɱ‫ں‬ｘ‫ں‬ฌ
О ผਙ㈾֭㌱‫ש‬7Ќ Ŵこ ֭7 О Ő Ḷ О Ḷ Ɔ ǲ Ｃ 7″ֱО Ձǲ Ṳ 7Ҝ Ⓢ Ձ╗●70A Ҝ ●Ձù 7Ő ǲ Ɔ ●Ｃ ǲ Ќ b ǲ 7 О ผਙऑਙ⎯֭₡7Ⓢ ⎯֭7 Ő ̶ฌ
A ⎯⎯֭⎯⎯ਙผƥ⎯7 О Ŵผ㌱֭к7 ӧ⎯ỏ7 ‫ں‬7̶ɱ̶ֱ″ֱㅡ‫ں‬7ｘֱｘ‫ں‬7ㄦฌ Û Ŵผ₡7 ฌ

Ő ̶ฌ
Ḛ ่֭֭ผŴк7О кŴ่̬7ǲ ゥħ⎯‫ש‬ħ่‫ف‬ฌ О ผਙऑਙ⎯֭₡7 Ύਙ่ħ่‫̬ف‬7 ǲ ゥħ⎯‫ש‬ħ่‫ف‬7 О ผਙऑਙ⎯֭₡7 Ő ̶ฌ
A ₡₡ħ‫ש‬ħਙ่Ŵк7 к่⑾ਙผこ Ŵ‫ש‬ħਙ่7ธ7Ɔ ╗Ḷ Ő ù 7″ֱО Ձǲ Ṳ 7Ա Ⓢ ‫ש‬ՁＣ ‫ש‬Ќ Ḛ 7Û ২╗Ġ 7Ɔ ‫ש‬Ṳ 7ธ7Ա ǲ Ｃ Ő Ḷ Ḷ Ҝ 7 ִ 7Ḷ Ќ ǲ 7Ա A ╗Ġ 7Ő Ḷ Ḷ Ҝ ㈠7A 00Ḷ Ő Ｃ A Ա Ձǲ 7 Ҝ Ⓢ Ձ╗●70A Ҝ ●Ձù 7●ฌ
ǲ A b Ġ 7Ⓢ Ќ ●╗7●Ɔ 7ฎธｘ7Ɔ Ợ ㈠0╗㈠7ฎ7О A Ő ì ●Ќ Ḛ 7Ɔ О A b ǲ Ɔ 7О Ő Ḷ Ћ ●Ｃ ǲ Ｃ ฌ
О ผਙऑ֭ผ‫ੂש‬7ਙʉ ่֭ผ7İǲ A Ќ Ќ ●ǲ 7Ձǲ ǲ ฌ b ਙ่‫ש‬Ŵ㌱‫ש‬ฌ

A ₡₡ผ֭⎯⎯7″ธՙɱ7ਙA ì 7О A Ő ì A Ћ ǲ ฌ ㌱‫ੂש‬7ՁA Ɔ 7Ћ ǲ Ḛ A Ɔ ฌ Ɔ ‫ש‬Ŵ‫֭ש‬7Ќ Ћ 7 Ύऑ7ฎɱ‫ںں‬ฎฌ
‫ֱש‬㏂—ħ‫ש‬7ħʉ ่่ɱк﹒̶ｘ7⇓‫⇓׀‬ਙਙ㈠7‫ש‬Ŵ‫่ﭨ‬7 О γਙ่֭ฌ
ƥ‫ں‬ਙΎ7ֱՙ﹒7 ՙ‫ש‬к●ฌ
ฎƥֱ
A ऑऑкħ㌱Ŵ่‫ש‬7 Ő A Ћ ●Ќ 7Ќ A ╗Ġ A Ќ ฌ b ਙ่‫ש‬Ŵ㌱‫ש‬ฌ
A ₡₡ผ֭⎯⎯7‫ں‬ｘ‫ں‬7‫ں‬ՙ7Ḷ b ╗b A ╗7A Ћ ǲ ฌ ㌱‫ੂש‬7ՁA Ɔ 7Ћ ǲ Ḛ A Ɔ 7 ⎯‫ש‬Ŵ‫֭ש‬7Ќ Ћ 7▷ħऑ7 ฎɱ‫ں‬7″″ฌ
ǲ ﹝こ Ŵħк7ผ‫่่ﭨ‬Ŵ‫ש‬γŴ่㌀ ੂŴγਙਙ㈠㌱ਙこ ฌ О γਙ่֭7ՙｘธธㅡㄦฎ″ɱｘฌ
Ő ֭ऑผ֭⎯่֭‫ש‬Ŵ‫ש‬ħ‫֭ﭨ‬7 Ձb ִ Ｃ b Ḷ Ќ Ɔ ╗Ő Ⓢ b ╗●Ḷ Ќ ՁՁb ฌ ㌱ਙ่‫ש‬Ŵ㌱‫ש‬7Ա Ő Ⓢ b ǲ ฌ

A ₡₡ผ֭⎯⎯7ㅡㅡㄦ7ǲ 7Û ●Ќ Ｃ Ҝ ●ՁՁ7ՁA Ќ ǲ 7 ธA ฌ ㌱‫ੂש‬7ՁA Ɔ 7Ћ ǲ Ḛ A Ɔ 7 ⎯‫ש‬Ŵ‫֭ש‬7Ќ Ћ 7▷ħऑ7 ฎɱ‫ں‬ธ̶ฌ
к֭‫่֭ف‬₡ɱ̶ㄦɱ㌀ ‫ف‬こ Ŵħк㈠㌱ਙこ ฌ
ǲ ֱこ Ŵħк7 О γਙ่֭7 ՙｘธ7ฎｘՙ7ɱ̶ㄦɱฌ
╗ਙ7‫ש‬γ֭7⇡֭⎯‫ש‬7ਙ⑾7ੂਙ—ผ7P่ਙʉ к֭₡‫֭ف‬ⓒ7₡ਙ֭⎯7‫ש‬γ֭7Ҝ Ŵੂਙผ7ਙผ7Ŵ่ੂ7こ ֭こ ⇡֭ผ7ਙ⑾7‫ש‬γ֭7b ħ‫ੂש‬7b ਙ—่㌱ħк7ਙผ7О кŴ่่ħ่‫ف‬7b ਙここ ħ⎯⎯ħਙ่7

γŴ‫֭ﭨ‬7Ŵ่ੂ7⑾ħ่Ŵ่㌱ħŴк7ħ่‫֭ש‬ผ֭⎯‫ש‬7ħ่7‫ש‬γħ⎯7ਙผ7Ŵ่ੂ7ਙ‫ש‬γ֭ผ7ऑผਙऑ֭ผ‫ੂש‬7ʉ ħ‫ש‬γ7‫ש‬γ֭7ऑผਙऑ֭ผкੂ7ਙʉ ่֭ผⓒ7Ŵऑऑкħ㌱Ŵ่‫ש‬ⓒ7‫ש‬γ֭7ऑผਙऑ֭ผ‫ੂש‬ฌ ⁸7 Ћ ֭⎯
ਙʉ ่֭ผ7ਙผ7Ŵऑऑкħ㌱Ŵ่‫ש‬ƥ⎯7‫่֭֭ف‬ผŴк7ਙผ7кħこ ħ‫֭ש‬₡7ऑŴผ‫่֭ש‬ผ⎯ⓒ7ਙผ7Ŵ่7ਙ⑾⑾ħ㌱֭ผ7ਙ⑾7‫ש‬γ֭ħผ7㌱ਙผऑਙผŴ‫ש‬ħਙ่7ਙผ7кħこ ħ‫֭ש‬₡7кħŴ⇡ħкħ‫ੂש‬7㌱ਙこ ऑŴ่ੂ﹒7ǲ 7ผ—ਙฌ
к⑾7ੂ֭⎯ⓒ7ऑк֭Ŵ⎯֭7ħ่₡ħ㌱Ŵ‫֭ש‬7‫ש‬γ֭7こ ֭こ ֭ผ7ਙ⑾7‫ש‬γ֭7b ħ‫ੂש‬7b ਙ—่㌱ħк7ਙผ7О кŴ่่ħ่‫ف‬7b ਙここ ħ⎯⎯ħਙ่7ʉ γਙ7ħ⎯7ħ่‫ﭨ‬ਙк‫֭ﭨ‬₡7Ŵ่₡7кħ⎯‫ש‬7‫ש‬γ֭7่Ŵこ ֭ӧ⎯ỏ7ਙ⑾7‫ש‬γ֭7ऑ֭ผ⎯ਙ่7ਙผ7ऑ֭ผ⎯ਙ่⎯7ʉ ħ‫ש‬γ7ʉ γਙこ ฌ
‫ש‬γ֭7b ħ‫ੂש‬7Ḷ ⑾⑾ħ㌱ħŴк7γਙк₡⎯7Ŵ่7ħ่‫֭ש‬ผ֭⎯‫ש‬㈠7A к⎯ਙ7кħ⎯‫ש‬7‫ש‬γ֭7A ⎯⎯֭⎯⎯ਙผƥ⎯7О Ŵผ㌱֭к7Ќ —こ ⇡֭ผ7ħ⑾7‫ש‬γ֭7ऑผਙऑ֭ผ‫ੂש‬7ħ่7ʉ γħ㌱γ7‫ש‬γ֭7ħ่‫֭ש‬ผ֭⎯‫ש‬7ħ⎯7γ֭к₡7ħ⎯7₡ħ⑾⑾֭ผ่֭‫ש‬7⑾ผਙこ 7‫ש‬γ֭7㌱Ŵ⎯֭7ऑŴผ㌱֭к㈠ฌ
b ħ‫ੂש‬7Ḷ ⑾⑾ħ㌱ħŴк7 О Ŵผ‫่֭ש‬ผӧ⎯ỏฌ

О Ŵผ‫่֭ש‬ผӧ⎯ỏฌ
㈠7A ऑऑкħ㌱Ŵ‫ש‬ħਙ่7ʉ ħкк7่ਙ‫ש‬7⇡֭7₡֭֭こ ֭₡7㌱ਙこ ऑк֭‫֭ש‬7 —่‫ש‬ħк7‫ש‬γ֭7⎯—⇡こ ħ‫֭שש‬₡7こ Ŵ‫֭ש‬ผħŴк⎯7γŴ‫֭ﭨ‬7⇡่֭֭7ผ֭‫ﭨ‬ħ֭ʉ ֭₡7⇡ੂ7Ｃ ֭ऑŴผ‫ש‬こ ่֭‫ש‬7ਙ‫ں‬7О кŴ่่ħ่‫ف‬7⑾ਙผ7㌱ਙ่⎯ħ⎯‫่֭ש‬㌱ੂ7ʉ ħ‫ש‬γ7‫ש‬γ֭7Ύਙ่ħ่‫ف‬7Ḷ ผ₡ħ่Ŵ่㌱֭ฌ
О ผਙऑ่֭ੂ7Ḷ ʉ ่֭ผ7Ɔ ħ‫่ف‬Ŵ‫—ש‬ผ֭ฌ

A ่7Ŵ—‫ש‬γਙผħ▷֭₡7Ŵ‫ש่֭ف‬7こ Ŵੂ7⎯ħ‫่ف‬7ħ่7кħ֭—7 Ҝ Ŵऑ⎯7Ŵ่₡7О Ŵผ㌱֭к7Ҝ Ŵऑ⎯ฌ
О ผħ่‫ש‬7Ќ Ŵこ ֭ฌ
ΎA b Ġ A Ő ù 7Ɔ Ҝ ●╗Ġ ฌ
Ќ ਙħਙผੂ7О —⇡кħ㌱ⓒ7Ɔ кਙк֭7ਙ⑾7Ќ ਙ‫ﭨ‬ਙ₡ਙฌ
Ɔ —⇡⎯㌱ผħ⇡֭₡7Ŵ่₡7⎯ʉ ਙผ่7⇡֭⑾ਙผ֭ฌ
Ќ ਙⓒ7‫ں‬ㅡֱ‫ں‬ㅡｘｘธֱƥкฌ
╗γħ⎯7 ₡Ŵੂਙ⑾7⇓7 ⇓㌱7 b ì ֱⓒк㌱A ӧЋ 7 ⓒ▷ਙ7⇓ɱฌ Ҝ ੂ7A ऑऑ‫ש‬㈠7ǲ ゥऑ㈠7İ—к㈠7‫ں‬ՙⓒธｘธธฌ
ħ่7Ŵ่₡7⑾ਙผ7⎯Ŵħ₡7b ਙ—่‫ﭨש‬7Ŵ่₡7Ɔ ‫ש‬Ŵ‫֭ש‬ฌ P a 7g 3eo 51f 3 3 2

Company Name
Contact Name
City State Zip Code
Project Name
Project Description
APN's

Total

* CCSD Comments
Page 736 of 1332

SDR 75870
Jeannine Lee, et al
2517 Valley Street

Proposed 6 unit multi-family residential development.
RATE/#

AM Peak Hour MULTIFAMILY HOUSING (LOW-RISE) [DU] 6 0.46 3
PM Peak Hour 0.56 3
Eastern Avenue
PM Peak Hour 3335
Charleston Boulevard
PM Peak Hour 275

Adjacent street ADT
Capacity
Eastern Avenue 50,900
Charleston Boulevard 35,490
This project will add approximately 44 trips per day on Eastern Ave., Charleston Blvd. and Valley St. Currently, Eastern is at
about 82 percent of capacity and Charleston is at about 88 percent of capacity. With this project, these capacities are
expected to be unchanged. Counts are not available for Valley, but it is believed to be under capacity.
Based on Peak Hour use, this development will add into the area roughly 3 additional cars, or about one every twenty
minutes.
Page 737 of 1332

AGENDA SUMMARY PAGE

SUBJECT:
VAR-75818 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: SERENITY BIRTH
CENTER, LLC - For possible action on a request for a Variance TO A ZERO-FOOT SETBACK
WHERE A 5-FOOT MINIMUM SETBACK IS REQUIRED FOR A PROPOSED MONUMENT SIGN
at 332 S Jones Boulevard (APN 138-36-210-008), P-R (Professional Office and Parking) Zone,
RECOMMENDATION:
4. Photo(s)
Page 738 of 1332

Page 739 of 1332
Page 740 of 1332
VAR-75818 [PRJ-75764]

ITEM DESCRIPTION: APPLICANT/OWNER: SERENITY BIRTH CENTER, LLC
CASE REQUIRED FOR

RECOMMENDATION
NUMBER APPROVAL
conditions:
** NOTIFICATION **
NOTICES MAILED 413
PROTESTS 0
APPROVALS 0
CC
Page 741 of 1332
VAR-75818 [PRJ-75764]
Conditions Page One
** CONDITIONS **
Planning
1. Conformance to the approved conditions for Special Use Permit (SUP-74060).
CC
Page 742 of 1332
VAR-75818 [PRJ-75764]
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is requesting a Variance to allow a zero-foot setback from the west property
line where five feet is required for a proposed seven-foot tall, 16 square-foot monument
sign at an existing Hospital [two-bed Birthing Center] located at 332 South Jones
Boulevard.
ISSUES
• Pursuant to Title 19.08.120(F)(13), the monument sign minimum setback is five feet
from all property lines. The proposed monument sign is zero feet from the front
property line. Staff does not support this request.
ANALYSIS
The subject property contains an existing Hospital [two-bed Birthing Center] development
that is located within the O (Office) zoning district. In addition, the subject site is within the
Airport Overlay District with a height limitation of 175 feet.
The applicant is proposing a monument sign that is zero feet from the front property line
facing South Jones Boulevard. Pursuant to Title 19.08, the required setback for a
monument sign is five feet from all property lines. The monument sign will be located in
the existing landscaping area in front of the parking lot adjacent to South Jones
Boulevard.
The applicant’s Justification Letter states “The request for relief from the setback
requirement is warranted as it will not be detrimental to the public good nor will it have
substantial impairment of the adjoining properties for the use of their land. Other signage
in the area have similar setbacks which have not resulted in any detriment to the public
good.”
Staff has determined that the proposed signage is inconsistent with the intent of the Title
19.08.120 Commercial and Industrial District Sign development standards; therefore,
staff recommends denial of this project.
CC
Page 743 of 1332
VAR-75818 [PRJ-75764]
order to:



applicant has created a self-imposed hardship requesting to install signage that fails to
meet the minimum setback requirements allowed under Title 19.08. Relocation of the sign

The City Council approved a request for a Rezoning (Z-0026-91) from R-1
05/18/94 (Single Family Residential) to P-R (Professional Office and Parking) at 332
S Jones Boulevard.
The City Council approved a request for a Rezoning (ZON-74058) from P-R
(Professional Office and Parking) to O (Office) at 332 S Jones Boulevard.
10/17/18
Planning Commission recommended approval and staff recommended
denial.
CC
Page 744 of 1332
VAR-75818 [PRJ-75764]

The City Council approved a request for a Variance (VAR-74059) to allow a
five-foot side yard setback where 10 feet is required and a lot width of 65 feet
10/17/18
where 100 feet is required at 332 S Jones Boulevard. Planning Commission
recommended approval and staff recommended denial.
The City Council approved a request for a Special Use Permit (SUP-74060)
for a Hospital Use [two-bed Birthing Center] at 332 S Jones Boulevard.
10/17/18
Planning Commission recommended approval and staff recommended
denial.


c. 1961 The existing building was constructed.
A General License (P50-01688) was issued for Professional Services at 332
01/07/05
S Jones Boulevard. The license expired on 01/01/13.
A General License (Q01-00653) was issued for a Real Estate Business at
11/21/05
332 S Jones Boulevard. The license was inactive on 11/28/14.
A General License (Q03-04978) was issued for a Real Estate Salesperson
01/14/14
at 332 S Jones Boulevard. The license was inactive on 09/28/16.
A General License (G65-07817) was issued for a Management or Consultant
10/25/17
Service at 332 S Jones Boulevard. The license was inactive on 01/30/18.
A General License (G66-01363) was issued for Professional Services –
02/25/18
Medical at 332 S Jones Boulevard. The license expires on 03/01/19.
02/11/19
requirements for a Variance with the applicant.
Field Check
A trash receptacle for the development was observed in an unscreened,
02/28/19
existing landscape area in front of the building.
CC
Page 745 of 1332
VAR-75818 [PRJ-75764]

Site Area
Net Acres 0.18
Planned or Special
Designation
Subject
Hospital O (Office) O (Office)
Property
Office, Medical or
North O (Office) P-R (Professional Office)
Dental
South Office O (Office) P-R (Professional Office)
East
West

Trails N/A
Assessment)

Governing
Document
South Jones Master Plan of
Major Collector 82 Y
Boulevard Streets & Highways
CC
Page 746 of 1332
VAR-75818 [PRJ-75764]
Pursuant to 19.08.120, the following standards apply:

Monument Sign:
1 / Street frontage 1 / Street frontage
Maximum Number Y
1 total 1 total
Maximum Area 75 SF /sign 16 SF Y
Maximum Height 8 Feet 7 Feet Y
Minimum Setback 5 Feet Zero Feet N*
External landscape
Illumination Internal/External flood lights on each Y
side of the sign
* The applicant is requesting a Variance (VAR-75818) to reduce the allowable minimum
setback requirement for a proposed monument sign.
CC
Page 747 of 1332
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Page 748 of 1332

Page 749 of 1332

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P a 7g 5eo 51f 3 3 2
P a 7g 5eo 61f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
VAR-75824 - VARIANCE - PUBLIC HEARING - APPLICANT: RAD MANAGEMENT, LLC -
OWNER: DSRS PROPERTIES, LLC - For possible action on a request for a Variance TO ALLOW
REDUCED LOT SIZES AND WIDTHS FOR THREE PROPOSED LOTS on 0.70 acres at 835
Shetland Road (APN 139-32-802-025), R-E (Residence Estates) Zone, Ward 1 (Tarkanian) [PRJ-
75738]. Staff recommends DENIAL.
RECOMMENDATION:
4. Photo(s)
Page 757 of 1332

Page 758 of 1332
Page 759 of 1332
VAR-75824 [PRJ-75738]

ITEM DESCRIPTION: APPLICANT: RAD MANAGEMENT, LLC - OWNER: DSRS
PROPERTIES, LLC
CASE REQUIRED FOR

RECOMMENDATION
NUMBER APPROVAL
conditions:
** NOTIFICATION **
NOTICES MAILED 206
PROTESTS 0
APPROVALS 0
CS
Page 760 of 1332
VAR-75824 [PRJ-75738]
Conditions Page One
** CONDITIONS **
Planning
2. The existing accessory structure on Lot 2 of the submitted site plan, date stamped
03/13/19, shall be demolished and removed prior to the recordation of a map.
CS
Page 761 of 1332
VAR-75824 [PRJ-75738]
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request to divide the subject parcel into 3 lots to allow a future mapping
realignment. The lots fail to meet the minimum lot size and width requirements. The
subject site is located at 835 Shetland Road.
ISSUES
• A Variance is requested to allow a lot size of 16,303 square feet where 20,000
square feet is the minimum required in the R-E (Residence Estates) zoning district.
Staff does not support the request.
• A Variance is requested to allow a 26-foot rear yard setback where 35 feet is
minimum required in the R-E (Residence Estates) zoning district. Staff does not
• A condition of approval has been added to require the existing accessory structure
on Lot 2 be demolished and removed prior to the recordation of any map.
• A Variance is requested to allow a lot width of 10 feet where 100 feet is the
minimum required in the R-E (Residence Estates) zoning district. Staff does not
ANALYSIS
The subject site is located within the R-E (Residence Estates) zoning district and is
subject to Title 19 requirements. The applicant requests a Variance to split the subject
parcel into three lots that fail to meet the minimum Title 19 requirements. Per the
submitted justification letter, the future goal is to reconfigure the subject site in conjunction
with two lots adjacent to the south (APNs: 139-32-802-027 and 028) in order to provide
additional parking for the existing medical office uses. It will require several steps and
entitlements in order to accomplish the proposed end result. If the subject Variance is
approved, requests of a Parcel Map, General Plan Amendment, Rezoning and Site
Development Plan Review must follow.
CS
Page 762 of 1332
VAR-75824 [PRJ-75738]
Per the submitted site plan, three lots are proposed that fail to meet the minimum Title 19
requirements. In particular, Lot 1, identified on the submitted site plan, date stamped
03/13/19, depicts a 16,303 square-foot lot size where the minimum is 20,000 square feet
in the R-E (Residence Estates) zoning district. Lot 1 also depicts a 26-foot rear yard
setback where 35 feet is the minimum required in the R-E (Residence Estates) zoning
district. Lot 2, identified on the submitted site plan, date stamped 03/13/19, depicts a
13,844 square-foot lot size where the minimum is 20,000 square feet in the R-E
(Residence Estates) zoning district. It also depicts an existing accessory structure that
will create a nonconforming use if the requested Variance is approved. A condition of
approval has been added that requires the existing accessory structure be demolished
and removed prior to the recordation of a map. Lot 3, identified on the submitted site plan,
date stamped 03/13/19, depicts a 1,000 square-foot lot size where the minimum is 20,000
square feet in the R-E (Residence Estates) zoning district. It also depicts a minimum lot
width of 10 feet where 100 feet is required in the R-E (Residence Estates) zoning district.
The Las Vegas Valley Water District (LVVWD) submitted the following comment, “This
parcel is served by a quasi-municipal well as part of the Shetland Mutual Water
Association. NDEP would be the agency to approve the proposed parceling of this land.
Recommend the owner provide written guidance.”
The subject site is also located within the Rancho Charleston Land Use Study Area. It
was adopted in June of 2002 and was initiated to determine appropriate measures for
neighborhood preservation of the subject area. The proposed future development of the
subject site fails to meet Goal #1 of the Rancho Charleston Land Use Study, which states,
“Protect the existing residential neighborhoods from any additional encroachment by
commercial and/or office uses.” As such, staff recommends denial of the requested
entitlement as it does not meet the minimum Title 19 development standards and does
not align with the goals of the Rancho Charleston Lane Use Study Area. If the requested
Variance is approved, it is subject to conditions.
order to:

CS
Page 763 of 1332
VAR-75824 [PRJ-75738]


applicant has created a self-imposed hardship by proposing to create lots that don’t
conform to 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.

11/15/78 from R-E (Residence Estates) to C-D (Designed Commercial) with the
proposed use of offices at 2622 West Charleston Boulevard.
The Planning Commission approved Plot Plan Building Elevation
05/28/91 Reviews [Z-0018-68 (15)] and (Z-0097-78) for an office addition at 2622
and 2628 West Charleston Boulevard. Staff recommended approval.
Variance (VAR-61336) request to allow 29 parking spaces where 38
were previously approved was pulled from the Planning Commission
10/07/15
agenda as it was determined the Variance was no longer needed due
to the revision of the submitted site plan.
Planning Department Staff administratively approved Site Development
Plan Review (SDR-61338) for a Minor Amendment of an approved Plot
10/14/15
Plan Review [Z-0018-68 (15)] to redesign the site circulation on 0.80
acres at 2622 and 2628 West Charleston Boulevard.

CS
Page 764 of 1332
VAR-75824 [PRJ-75738]

1947 The original building was constructed.
A building permit (#91112375) was issued for a building addition at 2622
West Charleston Boulevard. The permit expired on 01/02/92.
07/02/91
A building permit (#91112374) was issued for on-site improvement at
2622 West Charleston Boulevard. The permit was finalized on 02/26/92.
A building permit (#91114808) was issued for a tenant improvement at
07/30/91
A business license (P55-009889) was issued for a Medical Office at
12/04/06
2628 West Charleston Boulevard. The license is active as of 10/06/15.
A business license (P55-01130) was issued for a Medical Firm at 2628
2/04/07
West Charleston Boulevard. The license is active as of 10/06/15.
A business license (P55-01156) was issued for a Medical Office at 2628
03/21/08
04/05/12
A business license (C55-00451) was issued for a Clinic at 2628 West
Charleston Boulevard. The license is active as of 10/06/15.
06/14/12
A business license (P55-01763) was issued for a Medical Firm at 2628
03/17/14
Planning Staff conducted a pre-application meeting where the submittal
02/06/19 requirements and deadlines were reviewed for a proposed lot
reconfiguration.
Field Check
Staff conducted a routine field check and found an existing single-family
02/28/19
dwelling. No issues were noted.
CS
Page 765 of 1332
VAR-75824 [PRJ-75738]

Site Area
Net Acres 0.70

Property District
19.12 Designation
Subject Single-Family, C-D (Designed
O (Office)
Property Detached Commercial)
Single-Family, DR (Desert Rural R-E (Residence
North
Detached Density Residential) Estates)
Office, Medical or
Dental C-D (Designed
South O (Office)
Church/House of Commercial)
Worship
Vacant (Proposed
East O (Office) O (Office)
Parking Structure)
DR (Desert Rural C-D (Designed
Undeveloped
Density Residential) Commercial)
West
Single-Family, R-E (Residence
O (Office)
Detached Estates)

Rancho Charleston Land Use Study N*
A-O (Airport Overlay) District Y
CD-O (Designed Commercial Overlay) District Y
RP-O (Rural Preservation Overlay) District Y
Trails N/A
Assessment)
*The proposed future development fails to meet Goal #1 of the Rancho Charleston Land
Use Study which states, “Protect the existing residential neighborhoods from any
additional encroachment by commercial and/or office uses.”
CS
Page 766 of 1332
VAR-75824 [PRJ-75738]
Pursuant to Title 19.06, the following standards apply (Lot 1):

Min. Lot Size 20,000 SF 16,303 SF N*
Min. Setbacks
• Rear 35 Feet 26 Feet N*
*The applicant has requested the subject Variance (VAR-75824) to allow a reduced lot
size and rear yard setback.

Min. Setbacks
• Front 50 Feet 36 Feet N**
• Rear 35 Feet 19 Feet N**
size.
**A condition of approval has been added that requires the existing accessory structure
be demolished and removed prior to the recordation of a map.

Min. Lot Width 100 Feet 10 Feet N*
Min. Setbacks
• Front 50 Feet N/A N/A
• Side 10 Feet N/A N/A
• Rear 35 Feet N/A N/A
size and lot width.
CS
Page 767 of 1332
VAR-75824 [PRJ-75738]

Governing
Document
Shetland Road Local Title 13 60 Feet Y
CS
Page 768 of 1332
ОŐİֱՙㄦՙ̶ฎ
Page 769 of 1332

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7777777777Û֭7ผ֭⎯ऑ֭㌱‫—⑾ש‬ккੂ7ผ֭‫ש⎯֭—׀‬7ੂਙ—ผ7Ŵऑऑผਙ‫ﭨ‬Ŵк7ਙ่7‫ש‬γħ⎯7Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่㈠ฌ
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İ֭ผผผੂ Ҝħ㌱֭кħ Ő A
7İ֭ผผੂ7Ҝħ㌱֭кħ7Ő㈠A㈠ฌ
P a 7g 7eo 31f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
VAR-75831 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: BRO HYMN, LLC - For
possible action on a request for a Variance TO ALLOW TWO PROPOSED 60-FOOT TALL
FREESTANDING SIGNS WHERE 40 FEET IS THE MAXIMUM HEIGHT ALLOWED on 0.72 acres
at 1736 South Las Vegas Boulevard (APN 162-03-302-010), C-2 (General Commercial) Zone,
Ward 3 (Coffin) [PRJ-75734]. Staff recommends DENIAL.

RECOMMENDATION:
4. Photo(s)
Page 774 of 1332

Page 775 of 1332
Page 776 of 1332
VAR-75831 [PRJ-75734]

ITEM DESCRIPTION: APPLICANT/OWNER: BRO HYMN, LLC
CASE REQUIRED FOR

RECOMMENDATION
NUMBER APPROVAL
conditions:
** NOTIFICATION **
NOTICES MAILED 187
PROTESTS 0
APPROVALS 0
CS
Page 777 of 1332
VAR-75831 [PRJ-75734]
Conditions Page One
** CONDITIONS **
Planning
2. A minimum setback of 5 feet shall be provided for the proposed freestanding signs.
6. If not already recorded, submit a License Agreement for landscaping, aerial signage
or any other private improvements in the Las Vegas Boulevard South public right of
way prior to this issuance of permits for this sign. 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 (702-229-4836).
CS
Page 778 of 1332
VAR-75831 [PRJ-75734]
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request to erect two freestanding signs that exceed the maximum height allowed
for a proposed Marijuana Dispensary use at 1736 South Las Vegas Boulevard.
ISSUES
• A Variance (VAR-75831) is requested to allow two 60-foot tall freestanding signs

where the maximum height allowed is 40 feet. Staff does not support the request.
ANALYSIS
The City Council approved a Special Use Permit (SUP-72982) request to allow a
Marijuana Dispensary use at the subject site on 05/08/18. The applicant proposes to
replace two existing freestanding signs with two freestanding signs that do not meet the
minimum Title 19 height requirements. The subject site is located within the C-2 (General
Commercial) zoning district and is subject to Title 19 sign development standards. The
applicant has requested the subject Variance to allow a height of 60 feet where 40 feet is
the maximum height allowed. Per the submitted justification letter, the applicant states,
“the Variance is needed at this location to be able to compete with the other signage along
the boulevard and needs the increased height so it is visible along the roadway.”
Per the submitted site plan, two existing freestanding signs will be replaced along both
street frontages of Main Street and Las Vegas Boulevard. The submitted elevations depict
two 60-foot tall freestanding signs. The top of the sign has a cross shape and is branded
with the proposed Marijuana Dispensary name, “Curaleaf.” The subject site is also located
within the Scenic Byway Overlay District. Per Title 19.10.160, all signage for any
development in this district must provide at least 75% of illuminated signage, in the form
of neon signs, animated signs, or a combination thereof. All such illuminated signs must
be fully illuminated from at least one hour before dusk until one hour after dawn. Such
signs may be fully illuminated during daylight hours also. and is required to provide a
minimum of 75% illumination. Per the submitted justification letter, this requirement is
met as the proposed signs will have 60% neon illumination and 40% animation.
The applicant has presented no evidence of unique or extraordinary circumstances

pursuant to Title 19.16.140 that would justify the height increase of the freestanding sign
from 40 feet to 60 feet; therefore, staff recommends denial of this request.
CS
Page 779 of 1332
VAR-75831 [PRJ-75734]
order to:



applicant has created a self-imposed hardship by proposing to erect signage that does
not meet Title 19 requirements. Reducing the height of the proposed signs to 40 feet

The City Council approved a Variance (V-0082-82) to allow a 6’ x 6’
double-faced sign to a height of 18’ in conjunction with an existing 45’
10/20/82 high double-faced sign where only one freestanding sign is permitted at
1736 South Las Vegas Boulevard. The Board of Zoning Adjustment
The Planning Commission approved Special Use Permit (SUP-72982)
to allow a proposed 3,200 square-foot Marijuana Dispensary use at
05/08/18
1736 South Las Vegas Boulevard. Planning Department Staff
CS
Page 780 of 1332
VAR-75831 [PRJ-75734]


A business license (#R09-00135) was issued for a restaurant (Burger
01/01/51 King 3396) at 1736 South Las Vegas Boulevard. The license was
marked inactive on 10/07/15.
A Code Enforcement case (#66821) was processed for a sign sweep at
06/18/08
1736 South Las Vegas Boulevard. The case was resolved on 06/25/08.
A Code Enforcement case (#155060) was processed for vagrants
hanging around the vacant lot across from the subject site causing
05/19/15
nuisance at 1736 South Las Vegas Boulevard. The case was resolved
on 05/20/15.
A business license (#G63-07509) was issued for a restaurant (Burger
10/08/15 King 3396) at 1736 South Las Vegas Boulevard. The license is listed
inactive as of 12/05/18.
A tenant improvement building permit (#PRC18-00148) was issued for
08/16/18
a Marijuana Dispensary use at 1736 South Las Vegas Boulevard.
Variance.
Field Check
Staff conducted a routine field check and found an existing building
02/28/19 undergoing renovations and two existing freestanding signs located
adjacent to each fronting right-of-way.

Site Area
Net Acres 0.72
CS
Page 781 of 1332
VAR-75831 [PRJ-75734]

Property District
19.12 Designation
Proposed
Marijuana C (Commercial)
Dispensary
General Retail C-2 (General
North C (Commercial)
Restaurant Commercial)
C-2 (General
South Restaurant C (Commercial)
Commercial)
C-2 (General
East Parking Lot C (Commercial)
Commercial)
Undeveloped
C-2 (General
West Motel C (Commercial)
Commercial)
General Retail

A-O (Airport Overlay) District - (200 Feet) Y
DTLV-O (Downtown Las Vegas Overlay) – Gateway District Y
SB-O (Las Vegas Boulevard Scenic Byway Overlay) District Y
Trails Y
Assessment)

Governing
Document
Primary Arterial Master Plan of
Main Street 90 Feet Y
Street Streets & Highways
Las Vegas Primary Arterial Master Plan of
105 Feet Y
Boulevard Street Streets & Highways
CS
Page 782 of 1332
VAR-75831 [PRJ-75734]
Freestanding Sign –Las Vegas Boulevard Elevation

1 sign per each two
street frontage or portion
thereof.
1. The total number of all

freestanding and
monument signs shall
Maximum not exceed one per One Freestanding
Y
Number each two hundred Sign
lineal feet of street
frontage or portion
thereof.
2. Corner lots are
permitted to have
signs for each street
frontage
2 square feet of sign

area for each lineal foot
Maximum Area 32.16 SF Y
of street frontage (285
SF)
Maximum Height 40 Feet 60 Feet N*
Minimum Setback 5 Feet By Condition By Condition
75% exposed neon,
60% neon illumination
Illumination animation, or any Y
and 40% animation
combination thereof
CS
Page 783 of 1332
VAR-75831 [PRJ-75734]
Freestanding Sign – Main Street Elevation

1 sign per each two
street frontage or portion
thereof.
3. The total number of all

freestanding and
monument signs shall
Maximum not exceed one per One Freestanding
Y
Number each two hundred Sign
lineal feet of street
frontage or portion
thereof.
4. Corner lots are
permitted to have
signs for each street
frontage
2 square feet of sign

area for each lineal foot
Maximum Area 32.16 SF Y
of street frontage (285
SF)
Maximum Height 40 Feet 60 Feet N*
Minimum Setback 5 Feet By Condition By Condition
75% exposed neon,
60% neon illumination
Illumination animation, or any Y
and 40% animation
combination thereof
CS
Page 784 of 1332
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Page 785 of 1332

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P a 7g 9eo 51f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
VAR-75834 - VARIANCE - PUBLIC HEARING - APPLICANT: OSEVENA NOEL - OWNER:
MARIA GENISTE - For possible action on a request for a Variance TO ALLOW SIX-INCH
CORNER SIDE YARD SETBACK WHERE 15 FEET IS REQUIRED FOR AN EXISTING
ADDITION at 500 Vincent Way (APN 138-34-711-009), R-1 (Single Family Residential) Zone,

RECOMMENDATION:
4. Photo(s)
Page 796 of 1332

Page 797 of 1332
Page 798 of 1332
VAR-75834 [PRJ-75747]

ITEM DESCRIPTION: APPLICANT: OSEVENA NOEL - OWNER: MARIE GENISTE
CASE REQUIRED FOR

RECOMMENDATION
NUMBER APPROVAL
conditions:
** NOTIFICATION **
NOTICES MAILED 359
PROTESTS 0
APPROVALS 0
CC
Page 799 of 1332
VAR-75834 [PRJ-75747]
Conditions Page One
** CONDITIONS **
Planning
CC
Page 800 of 1332
VAR-75834 [PRJ-75747]
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant has constructed a 10-foot x 19-foot ‘Exercise Room’ which is attached to
an existing single family, detached dwelling located at 500 Vincent Way. The addition
does not comply with the corner side yard setback requirement.
ISSUES
• The addition currently does not comply with Title 19.06.070 setback requirements, nor
have any building permits been obtained.
• A Variance (VAR-75834) has been requested for the existing addition to a single
family, detached building at 500 Vincent Way to allow a two-foot corner side yard
setback where 15 feet is required as per Title 19.06.070. Staff does not support this
request.
• An application for a Building Permit (R18-15768) was processed on 11/28/18 seeking
approval for a residential room addition at 500 Vincent Way. The application has not
been issued.
• Per Title 19.06.070, perimeter walls in an R-1 (Single Family Residential) zone are
restricted to a maximum height of eight feet. Initially, a Variance was required to keep
an existing nine-foot tall perimeter wall; however, observations of the site revealed an
eight-foot tall perimeter with a retaining wall of varying height, culminating in a total
wall height of nine-feet which is permitted under Title 19.06.070. As such, the
perimeter/retaining wall component no longer requires a Variance.
ANALYSIS
This is a request for a Variance to allow an existing 190 square-foot addition to a single
family, detached building located at 500 Vincent Way, which does not comply with Title
19.06 corner yard setback development standards. The subject property is zoned R-1
(Single Family Residential). The applicant has requested a Variance to allow a two-foot
corner side yard setback where 15 feet is required.
The applicant’s justification letter states “the addition is screened from Alta Drive behind
a nine-foot high cement block perimeter wall therefore reducing visual impacts. The house
is of traditional stucco construction with a shingled roof.”
CC
Page 801 of 1332
VAR-75834 [PRJ-75747]
On the submitted drawings, the applicant indicated that a nine-foot tall perimeter wall
would screen the addition to the single family, detached dwelling. Title 19.06.070 requires
a maximum perimeter wall height of six-to-eight feet in an R-1 zone; therefore, a Variance
was requested to allow the nine-foot tall perimeter wall. However, site observations
revealed an eight-foot tall perimeter wall with a retaining wall of varying height,
culminating in a total wall height of nine feet at its highest point. As such, the Variance
associated with the perimeter/retaining wall is no longer required. On the basis of the
above information, the hardship is self-imposed and; therefore, staff recommends denial
of this request.
order to:



applicant has created a self-imposed hardship by constructing additions to an existing
single family, detached dwelling, which do not comply with Title 19.06.070 development
standards for corner yard setbacks. Alternatively, remodeling the building addition by
increasing the setback to the corner side yard property line 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.
CC
Page 802 of 1332
VAR-75834 [PRJ-75747]

A Code Enforcement case (#54091) was initiated for vehicle junk at 500
06/05/07
Vincent Way. The case was resolved on 07/17/07.
A Code Enforcement case (#125390) was initiated for vehicle junk at
02/26/13
500 Vincent Way. The case was resolved on 04/02/13.
A Code Enforcement case (#173778) was initiated for trash and debris
01/12/17
at 500 Vincent Way. The case was resolved on 02/03/17.
A Code Enforcement case (#186700) was initiated for parking a
03/14/18 commercial vehicle at 500 Vincent Way. The case was resolved on
03/20/18.
A Code Enforcement case (#192798) was initiated for people living in a
09/06/18 rear yard shed as part of an event at 500 Vincent Way. The case
remains open.


c. 1970 A single family, detached building was constructed at 500 Vincent Way.
A building permit (R18-15768) was being processed for a residential
11/28/18
room addition at 500 Vincent Way. The application has not been issued.
02/06/19 requirements for a Variance of corner yard setback requirements with
the applicant.
CC
Page 803 of 1332
VAR-75834 [PRJ-75747]
Field Check
A single family, detached dwelling was observed during a field check. Site
observations revealed that the perimeter wall was eight-foot tall with a
02/28/19 retaining wall of varying height, culminating in a total of a nine-foot tall
perimeter and retaining wall which complies with Title 19 requirements.
As such, a Variance for the perimeter/retaining wall is no longer required.

Site Area
Net Acres 0.18
Planned or Special
Designation
Subject Single Family, L (Low Density R-1 (Single Family
Property Detached Residential) Residential)
North
South
East
West

Trails N/A
Assessment)
CC
Page 804 of 1332
VAR-75834 [PRJ-75747]
Pursuant to Title 19.06.070 Single Family Residential District regulations, the

following standards apply:
Min. Setbacks
• Front Yard 20 Feet 48 Feet Y
• Side Yard 5 Feet 42 Feet Y
• Corner Side Yard 15 Feet 2 Feet N*
• Rear Yard 15 Feet 25 Feet Y
Max. Building Height Two stories, 35 Feet One story, 12 Feet Y
Max. Wall Height 10 Feet 9 Feet Y
Max. Perimeter Wall Height 6-8 Feet 8 Feet Y
Varying height up
Max. Retaining Wall Height 4 Feet to 1-Foot Y
* A Variance (VAR-75834) has been requested to allow a two-foot corner side yard
setback where 15 feet is required.

Governing
Document
Vincent Way Local Street Title 13 50 Y
CC
Page 805 of 1332
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Page 806 of 1332

Page 807 of 1332
Page 808 of 1332

Page 809 of 1332
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Page 810 of 1332

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AGENDA SUMMARY PAGE

SUBJECT:
SUP-75850 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: MIGUEL
GUTIERREZ - For possible action on a request for a Special Use Permit FOR BUILDING
MAINTENANCE SERVICE AND SALES at 4485 North Rainbow Boulevard (APN 138-03-602-
013), C-1 (Limited Commercial) Zone, Ward 4 (Anthony) [PRJ-75587]. Staff recommends
APPROVAL.

RECOMMENDATION:
1. Location and Aerial Maps - SUP-75850 and SDR-75851 [PRJ-75587]
2. Conditions and Staff Report - SUP-75850 and SDR-75851 [PRJ-75587]
3. Supporting Documentation - SUP-75850 and SDR-75851 [PRJ-75587]
4. Photo(s) - SUP-75850 and SDR-75851 [PRJ-75587]
5. Justification Letter - SUP-75850 and SDR-75851 [PRJ-75587]
Page 812 of 1332

Page 813 of 1332
Page 814 of 1332
SUP-75850 and SDR-75851 [PRJ-75587]

ITEM DESCRIPTION: APPLICANT/OWNER: MIGUEL GUTIERREZ
CASE REQUIRED FOR

RECOMMENDATION
NUMBER APPROVAL
SDR-75851 Staff recommends APPROVAL, subject to conditions: SUP-75850
** NOTIFICATION **
NOTICES MAILED 284 - SUP-75850 and SDR-75851
PROTESTS 0 - SUP-75850 and SDR-75851
APPROVALS 0 - SUP-75850 and SDR-75851
JB
Page 815 of 1332
SUP-75850 and SDR-75851 [PRJ-75587]
Conditions Page One
** CONDITIONS **
Planning
1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Building
Maintenance Service and Sales use.

Plan Review (SDR-75851) shall be required.
application.
6. Heavy equipment and machinery, including, but not limited to tractors, backhoes,
dump trucks, tow trucks, bucket or ladder trucks, front end loaders, semi-trucks and
trailers and similar vehicles, shall not be parked or stored at the subject site. No
equipment that is available for rent shall be stored outside.
7. Prior to the issuance of a business license, all Title 19.08.040(E)(4)(e) outdoor

storage area screening requirements must be fulfilled and all walls must be brought
into compliance with Title 19.08 development standards prior to any area being
utilized for outdoor storage on the subject property.
JB
Page 816 of 1332
SUP-75850 and SDR-75851 [PRJ-75587]
Conditions Page Two
Planning
(SUP-75850) shall be required, if approved.
herein.
4. A Waiver from Title 19.08.070 is hereby approved, to allow a five-foot landscape

buffer on a portion of the south perimeter and a zero-foot landscape buffer on a
portion of the north property line where eight feet is required.
5. An Exception from Title 19.08.040 is hereby approved, to allow four interior parking
lot islands and ends caps where 14 are the minimum required.

JB
Page 817 of 1332
SUP-75850 and SDR-75851 [PRJ-75587]
Public Works
JB
Page 818 of 1332
SUP-75850 and SDR-75851 [PRJ-75587]
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Site Development Plan Review and Special Use Permit to establish
a 13,053 square-foot Building Maintenance Services and Sales use with an accessory
1,834 square-foot Outdoor Storage use at 4485 North Rainbow Boulevard.
ISSUES
• The Building Maintenance Service and Sales use is permitted in the C-1 (Limited
Commercial) zoning district as a Conditional Land Use. However, the use does not
comply with Condition #1, which states “No outdoor storage is allowed”. As the
proposed use provides approximately 1,834 square feet of Outdoor Storage area,
approval of a Special Use Permit (SUP-75850) is required.
• The applicant has requested a Major Site Development Plan Review (SDR-75851) to
establish a new 9,000 square-foot structure on the subject site.
• A Waiver from Title 19.08.070 has been requested, to allow a five-foot landscape
buffer on a portion of the south perimeter and a zero-foot landscape buffer on a portion
of the north property line where eight feet is required. Staff recommends approval of
this request.
• The applicant has request an exception to allow four trees, where 14 trees should be
required within parking lot islands or at the end of a row of parking spaces and to allow
zero trees in the western landscape buffer where six trees are required. Staff
recommends approval of this request.
ANALYSIS
The applicant has proposed a Site Development Plan Review (SDR-75851) to develop
the subject site containing an existing 4,503 square-foot contractors office with an
additional 9,000 square-foot building for a proposed Building Maintenance Service and
Sales development on 1.21 acres located at 4485 North Rainbow Boulevard.
Accompanying Waivers are required to allow a five-foot landscape buffer on a portion of
the south perimeter and a zero-foot landscape buffer on a portion of the north property
line where eight feet is required.
The subject site is located in the Centennial Hills Sector of the General Plan and has a
current land use designation of SC (Service Commercial) and zoning designation of C-1
(Limited Commercial), which requires approval of a Special Use Permit (SUP-75850) to
allow the proposed 1,834 square feet of Outdoor Storage area located on the south
perimeter of the site.
JB
Page 819 of 1332
SUP-75850 and SDR-75851 [PRJ-75587]
A Building Maintenance Services and Sales use is described in Tile 19.12 as: “A facility
or area for contracting services such as building repair and maintenance, the installation
of plumbing, electrical, air conditioning and heating equipment, janitorial services, and
exterminating services. The retail sale of supplies is permitted as an accessory use.”
Minimum Special Use Permit Requirements:

*1. Accessory outdoor storage must meet all requirements of LVMC 19.08.040(E)(4)(e),
irrespective of whether or not for purposes of LVMC 19.08.040(E)(4)(e) a Variance from
its requirements is granted pursuant to that provision and LVMC 19.16.140.
The applicant has proposed an approximately 1,834 square-foot area dedicated to

outdoor storage, located in the rear yard area located on the south perimeter of the
existing 4,053 square-foot commercial building. The Outdoor Storage area is screened
from view from the public right-of-way and adjacent commercial property to the south by
an eight-foot tall solid CMU screening wall. The proposed outdoor storage area is also
not located within any required setback areas, landscaping buffer yards or other required
landscape areas, or parking spaces to meet minimum parking requirements.
The subject property has an existing eight-foot wall that runs the eastern and southern
perimeters of the property, adjacent to the outdoor storage area. The applicant has
proposed to add additional courses to the existing wall, to meet the required minimum
eight-foot tall wall around the outdoor storage area, so as to bring it into conformance with
all Title 19.08.040(E)(4)(e) requirements. All Title 19.08.040(E)(4)(e) outdoor storage
area screening requirements must be fulfilled prior to any area being utilized for outdoor
storage on the subject property. A condition of approval has been added to ensure
compliance with this requirement.
*2. Accessory outdoor storage shall be limited to no more than 10% of the total lot area.
The proposed 1,834 square-foot Outdoor Storage area is approximately 3.00% of the
total 52,707 square-foot lot, which is under the 10% maximum allowed.
The site is located within the Airport Overlay District as referenced by 19.10.080 with a
height restriction of 175 feet. The submitted building elevations indicate the structure will
be approximately 24 feet in height measured to the midpoint of the sloped roof eaves and
will comply with the requirements of the Overlay District and the C-1 (Limited Commercial)
zoning district.
The site will provide 44 total parking spaces with two van-accessible ADA parking spaces,
which complies with Title 19.12 parking requirements for a 13,053 square-foot Building
Maintenance Service and Sales land use. In addition, the applicant has requested an
Exception to allow four trees, where 14 trees should be required within parking lot islands
or at the end of a row of parking spaces and to allow zero trees in the western landscape
JB
Page 820 of 1332
SUP-75850 and SDR-75851 [PRJ-75587]
buffer where six trees are required. Staff has determined that since the proposed
deviations will be located in the rear yard area of the site located behind a gate and are
adjacent to the existing mini-storage development adjacent to the west of the site; the
proposed deviations will have a minimal negative impact to the existing surrounding
commercial developments. The primary tree species being utilized are 24” box Chinese
Pistache and 24” box Acacia, which are consistent with the Southern Nevada Regional
Plan Coalition Regional Plant List.
According to the submitted justification letter and floor plan, the proposed use meets the
definition outlined above. The proposed Building Maintenance Services and Sales use
adheres to all minimum special use permit requirements as outlined by Title 19.12. It has
been determined that the proposed Building Maintenance Services and Sales use can be
conducted in a manner that is compatible with the surrounding land uses, therefore, staff
is recommending approval, as the use is considered appropriate for the surrounding area.
The proposed Building Maintenance Service and Sales use can be conducted in a
harmonious and compatible manner with the adjacent commercial and residential
uses. Any proposed outside storage would be appropriately screened from view of
the Rainbow Boulevard right-of-way.
proposed.
The site is of sufficient size to accommodate the proposed Building Maintenance

Service and Sales use, including items for storage and parking.

Access to the site will be provided by Rainbow Boulevard a 90-foot Major Collector
Street according to the Master Plan of Streets and Highways, which is sufficient in
size to carry the amount of traffic this proposed development will generate.
JB
Page 821 of 1332
SUP-75850 and SDR-75851 [PRJ-75587]
The proposed Building Maintenance Service and Sales use will not compromise
the public health, safety and general welfare. Activities on the site are subject to
licensing, permitting and inspection for the public’s protection.
The proposed Building Maintenance Service and Sales use will comply with the
requirement to screen all outside storage from view of adjacent properties and
streets.

The proposed storage building is aesthetically compatible with the buildings on the
adjacent commercial sites and is appropriately designed for the C-1 District, which
is intended to be located on the periphery of residential neighborhoods.
The proposed Building Maintenance Service and Sales development is consistent

with the General Plan. However, the proposed design does not comply with all Title
19 development standards. The applicant has requested a Waiver to allow a five-
foot landscape buffer on a portion of the south perimeter where eight feet is
required. Staff recommends approval of this request. Also, the applicant has
requested an exception to allow four trees where 14 trees should be required within
parking lot islands or at the end of a row of parking spaces. Staff has determined
the associated Waivers and Exception will have minimal negative impact to the
overall development.

JB
Page 822 of 1332
SUP-75850 and SDR-75851 [PRJ-75587]
Access to the site will be provided by Rainbow Boulevard, a 90-foot Major Collector
Street according to the Master Plan of Streets and Highways, which is sufficient in
size to carry the amount of traffic this proposed development will generate.
harmonious with buildings in the surrounding area. The submitted building
elevations indicate the building façades will be comprised of beige pre-fabricated
metal. The primary tree species being utilized are 24” box Chinese Pistache and
24” box Acacia trees, which are consistent with the Southern Nevada Regional Plan
Coalition Regional Plant List.

The design characteristics of the proposed building elevations are not unsightly and
are compatible with development in the area. The proposed materials are suitable
for the surrounding commercial and residential uses and the desert environment.
The proposed commercial development will be subject to inspections in order to


The City Council approved the Annexation (A-0013-98) of approximately 1.43
gross acres located at 4485 North Rainbow Boulevard into the City of Las
01/11/99
Vegas. The Planning Commission and staff recommended approval. The
annexation became effective on 01/22/99.
The City Council approved a Rezoning (Z-0029-99) from R-E (Residence
Estates) to C-1 (Limited Commercial) on 1.22 acres at 4485 North Rainbow
07/12/99
Boulevard. The Planning Commission and staff recommended approval. The
Resolution of Intent expired on 07/12/00.
JB
Page 823 of 1332
SUP-75850 and SDR-75851 [PRJ-75587]

The City Council approved a Rezoning (ZON-1112) from R-E (Residence
12/18/02 Estates) to C-1 (Limited Commercial) on 1.22 acres at 4485 North Rainbow
Boulevard. The Planning Commission and staff recommended approval.
The City Council approved Ordinance #5668, which amended the Official
02/04/04 Zoning Map to change the zoning on the subject site from R-E (Residence
Estates) to C-1 (Limited Commercial).
The City Council approved a Special Use Permit (SUP-5554) for a proposed
Auto Detail Facility at 4485 North Rainbow Boulevard. The Planning
The City Council approved a related Site Development Plan Review (SDR-
01/19/05
5553) for a proposed 2,220 square-foot Auto Detail Facility and waivers of
parking lot, perimeter and foundation landscaping standards on 1.21 acres
at 4485 North Rainbow Boulevard. The Planning Commission and staff
The Planning Commission approved a Major Amendment (SDR-19122) of a
previously approved Site Development Plan Review (SDR-5553) for a
02/22/07 proposed two-story, 4,364 square-foot Auto Detail Facility at 4485 North
Rainbow Boulevard. Staff recommended approval. This approval expired
02/22/09.
The City Council approved an Extension of Time (EOT-19400) of a previously
approved Special Use Permit (SUP-5554) for a proposed Auto Detail Facility
03/07/07
at 4485 North Rainbow Boulevard. Staff recommended approval. The
approval expired 01/19/09.
The City Council voted to Withdraw Without Prejudice a request for a General
Plan Amendment (GPA-39489) from SC (Service Commercial) to GC
(General Commercial) on 1.21 acres at 4485 North Rainbow Boulevard.
The Planning Commission and staff recommended denial.
Rezoning (ZON-34490) from C-1 (Limited Commercial) to C-2 (General
04/06/11 Commercial) on 1.21 acres at 4485 North Rainbow Boulevard. The Planning
Commission and staff recommended denial.
Variance (VAR-39492) to allow a zero-foot rear yard setback where 20 feet
is required and a zero-foot side yard setback where 10 feet is required on
1.21 acres at 4485 North Rainbow Boulevard. The Planning Commission and
staff recommended denial.
JB
Page 824 of 1332
SUP-75850 and SDR-75851 [PRJ-75587]

The City Council voted to Withdraw Without Prejudice a request for a Site
Development Plan Review (SDR-39491) for the addition of a proposed 9,000
square-foot Rental Store (With Outside Storage) building to a site containing
an existing 4,011 square-foot Office, with a Waiver of Perimeter Landscape
Buffer standards to allow a seven-foot buffer along a portion of the south
property line where eight feet is required on 1.21 acres at 4485 North
Rainbow Boulevard. The Planning Commission and staff recommended
denial.
The City Council voted to Withdraw Without Prejudice a request for a Special
Use Permit (SUP-40564) for a Rental Store (With Outside Storage) at 4485
North Rainbow Boulevard. The Planning Commission and staff
recommended denial.
The City Council approved a request for Site Development Plan Review
(SDR-43004) for the addition of an existing 4,970 square-foot building to a
site containing an existing 4,011 square-foot office with waivers to allow a
two-foot landscape buffer along a portion of the north perimeter where eight
feet is required and to allow no building articulation or architectural features
where required at 4485 North Rainbow Boulevard. The Planning Commission
01/18/12
and staff recommended approval of the request. The entitlement expired on
01/18/14.
The City Council approved a request for Special Use Permit (SUP-43005) for
Building Maintenance Service and Sales at 4485 North Rainbow Boulevard.
The Planning Commission and staff recommended approval of the request.
The entitlement expired on 01/18/14.


c. 1978 The existing building was constructed on the subject site.
A business license (C25-00034) was issued for a contractor (Sequoia
12/12/03 Electric, LLC) at 4485 North Rainbow Boulevard. The license was
A building permit (#04006226) was issued for city design block walls at
03/19/04 4485 North Rainbow Boulevard. A final inspection was completed on
03/31/04.
JB
Page 825 of 1332
SUP-75850 and SDR-75851 [PRJ-75587]

A business license (P50-01891) was issued for professional services
07/17/08 (Ticket Lady) at 4485 North Rainbow Boulevard. The license was
A business license (B20-00912) was issued for a business support
service (paralegal services) at 4485 North Rainbow Boulevard. The
08/28/08
license was previously issued at another location in the city. The license
is still active.
A business license (C11-07585) was issued for an electrical contractor
09/18/08 at 4485 North Rainbow Boulevard. The license had been previously
issued at another location in the city. The license is still active.
A Code Enforcement case (#74600) was processed for storing
02/17/09 equipment and vehicles on an unpaved lot at 4485 North Rainbow
Boulevard. The case was closed by Code Enforcement on 03/04/09.
A building permit (#137098) was issued for an interior remodel tenant
improvement for certificate of occupancy at 4485 North Rainbow
Boulevard. A final inspection was completed on 04/22/11.
04/07/09
A building permit (#137104) was issued for non-structural demolition at
4485 North Rainbow Boulevard. A final inspection was completed on
04/16/10.
commercial trucks and operating a business out of a temporary trailer
04/30/09
without proper zoning approvals at 4485 North Rainbow Boulevard. The
case was closed by Code Enforcement on 03/05/10.
An application (E02-90960) for a business license for equipment rental
at 4485 North Rainbow Boulevard was submitted for staff review. Staff
08/14/09
denied the application on 08/18/09. The application was closed out on
02/10/10 at the request of the applicant.
A building permit (#161965) was issued for city design block walls and
04/29/10 engineering to add courses to existing block walls at 4485 North
Rainbow Boulevard. A final inspection was completed on 06/28/10.
A building permit (#164257) was issued for a city design eight-foot tall
06/02/10 block wall on the north side of the site at 4485 North Rainbow Boulevard.
A final inspection was completed on 06/28/10.
A business license (R50-00264) was issued for equipment rental
04/13/11 (Desert Seguro, LLC) at 4485 North Rainbow Boulevard. The license
was marked inactive on 08/18/14.
JB
Page 826 of 1332
SUP-75850 and SDR-75851 [PRJ-75587]

A business license (M18-05258) was issued for management or
04/25/11 consulting service (Desert Seguro, LLC) at 4485 North Rainbow
Boulevard. The license was marked inactive on 03/16/15.
05/05/11 equipment illegally at 4485 North Rainbow Boulevard. The case remains
open.
A Code Enforcement case (#102037) was processed for storage
05/17/11 containers and equipment at 4485 North Rainbow Boulevard. The case
remains open.
A pre-application conference was held with the applicant to discuss
Special Use Permit and Site Development Plan Review submittal
01/09/19
requirements for a Building Maintenance Service and Sales
development on the subject site.
Field Check
A routine field check was conducted by staff and found a well maintained
02/28/19 commercial site free from trash and debris with an existing eight-foot
wall on the perimeter of the site.

Site Area
Net Acres 1.21
JB
Page 827 of 1332
SUP-75850 and SDR-75851 [PRJ-75587]

Property District
19.12 Designation
Subject Office, Other Than SC (Service C-1 (Limited
Property Listed Commercial) Commercial)
Single Family, LI/R (Light C-PB (Planned
North
Detached (vacant) Industry/Research) Business Park)
Animal Hospital
SC (Service C-1 (Limited
South (with no Outside
Commercial) Commercial)
Pens)
Single Family, M (Medium Density R-CL (Single Family
East
Detached Residential) Compact-Lot)
Mini-Storage SC (Service C-1 (Limited
West
Facility Commercial) Commercial)

Trails N/A
Assessment)

Min. Setbacks
• Side (north) 10 Feet 25 Feet Y
• Side (south) 10 Feet 10 Feet Y
JB
Page 828 of 1332
SUP-75850 and SDR-75851 [PRJ-75587]

Screened,
Gated, w/ a
Trash Enclosure Y
Screened, Gated, w/ a Roof or
Roof or Trellis Trellis

Ratio Trees
Buffer Trees:
• West 1 Tree / 30 Linear Feet 6 Trees 0 Trees N*
14 Trees 4 Trees N*
spaces
Min. Zone Width
• North 8 Feet 0 Feet N*
Not Y
Wall Height 6 to 8 Feet Adjacent to Residential
Indicated
* The applicant has request an Exception to allow four trees where 14 trees should be
required within parking lot islands or at the end of a row of parking spaces and to allow
zero trees in the western landscape buffer where six trees are required.
** The applicant has requested Waivers to allow a five-foot landscape buffer on a portion
of the south perimeter and a zero-foot landscape buffer on a portion of the north property
line where eight feet is required.
JB
Page 829 of 1332
SUP-75850 and SDR-75851 [PRJ-75587]

Governing
Document
Master Plan of
Rainbow Secondary
Streets and 90 Y
Boulevard Collector
Highways
Parking Requirement
Use Parking
Regular Regular
Units capped capped
Building
Maintenance
Service and
Sales
13,053 SF 1:300 44
(Existing –
4,503 SF)
(Proposed –
9,000 SF)
Waivers
To allow a five-foot
landscape buffer on
Approval
a portion of the south
An eight-foot landscaping
perimeter.
buffer is required along all
To allow a zero-foot
interior lot lines.
landscape buffer on
Approval
a portion of the north
perimeter.
JB
Page 830 of 1332
SUP-75850 and SDR-75851 [PRJ-75587]
Exceptions
To allow four trees,
where 14 trees
One Tree / Six Uncovered should be required
Spaces, plus one tree at the within parking lot Approval
end of each row of spaces. islands or at the end
of a row of parking
spaces
To allow zero trees in
the western
One 24” box tree every 30
landscape buffer Approval
linear feet
where six trees are
required.
JB
Page 831 of 1332
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Page 832 of 1332

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7
P a 8g 4eo 51f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
SDR-75851 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-75850 -
APPLICANT/OWNER: MIGUEL GUTIERREZ - For possible action on a request for a Site
Development Plan Review FOR THE ADDITION OF A PROPOSED 9,000 SQUARE-FOOT
BUILDING TO A SITE CONTAINING AN EXISTING 4,011 SQUARE-FOOT OFFICE WITH
WAIVERS TO ALLOW A FIVE-FOOT LANDSCAPE BUFFER ON THE SOUTH PERIMETER
WHERE EIGHT FEET IS THE MINIMUM REQUIRED on 1.21 acres at 4485 North Rainbow
Boulevard (APN 138-03-602-013), C-1 (Limited Commercial) Zone, Ward 4 (Anthony) [PRJ-

RECOMMENDATION:
Page 846 of 1332

paper use, backup
Page 847 of 1332

P a 8g 4eo 81f 3 3 2
SDR 75851
Miguel Gutierrez
4485 N Rainbow Boulevard

Proposed 9 thousand square foot utility building.
RATE/#

AM Peak Hour SPECIALTY TRADE CONTRACTOR [1000 SF] 9 1.66 15
RATE/#

AM Peak Hour GENERAL OFFICE BUILDING [1000 SF] 4.053 1.16 5
PM Peak Hour 1.15 5
RATE/#

AM Peak Hour SPECIALTY TRADE CONTRACTOR [1000 SF] 13.053 1.66 20
Rainbow Boulevard
PM Peak Hour 667
Craig Road
PM Peak Hour 275

Adjacent street ADT
Capacity
Rainbow Boulevard 16,380
Craig Road 50,900
This project will add approximately 92 trips per day on Rainbow Blvd. and Craig Rd. Currently, Rainbow is at about 51
percent of capacity and Craig is at about 58 percent of capacity. With this project, these capacities are expected to be
Page 849 of 1332
unchanged.
Based on Peak Hour use, this development will add into the area roughly 18 additional cars, or about one every three
minutes.
Page 850 of 1332

AGENDA SUMMARY PAGE

SUBJECT:
SUP-75861 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: TERRIBLE HERBST -
OWNER: GRAND TETON LODGE LAND, LLC - For possible action on a request for a Special
Use Permit FOR A PROPOSED 4,330 SQUARE-FOOT BEER/WINE/COOLER OFF-SALE
ESTABLISHMENT USE at the northeast corner of Grand Teton Drive and Durango Drive (APN
125-09-401-031), C-1 (Limited Commercial) Zone, Ward 6 (Fiore) [PRJ-75685]. Staff

RECOMMENDATION:
1. Location and Aerial Maps - SUP-75861, SUP-75862 and SDR-75863 [PRJ-75685]
2. Special Map
3. Conditions and Staff Report - SUP-75861, SUP-75862 and SDR-75863 [PRJ-75685]
4. Supporting Documentation - SUP-75861, SUP-75862 and SDR-75863 [PRJ-75685]
5. Photo(s) - SUP-75861, SUP-75862 and SDR-75863 [PRJ-75685]
6. Justification Letter - SUP-75861, SUP-75862 and SDR-75863 [PRJ-75685]
Page 851 of 1332

Page 852 of 1332
Page 853 of 1332
Page 854 of 1332
SUP-75861, SUP-75682 and SDR-75863 [PRJ-75685]

ITEM DESCRIPTION: APPLICANT: TERRIBLE HERBST, INC. - OWNER: GRAND
TETON LODGE LAND, LLC
CASE REQUIRED FOR

RECOMMENDATION
NUMBER APPROVAL
SUP-75862 Staff recommends APPROVAL, subject to conditions: SUP-75861
SDR-75863 Staff recommends APPROVAL, subject to conditions: SUP-75861
SUP-75862
** NOTIFICATION **
NOTICES MAILED 1005 - SUP-75861 and SUP-75862

1005 - SDR-75863
PROTESTS 0 - SUP-75861 and SUP-75862

0 - SDR-75863
APPROVALS 0 - SUP-75861 and SUP-75862

0 - SDR-75863
JB
Page 855 of 1332
Conditions Page One
** CONDITIONS **
Planning

Beer/Wine/Cooler Off-Sale Establishment use.
(SUP-75862) and Site Development Plan Review (SDR-75863) shall be required.
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.
Planning
1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Car Wash,
Full Service or Auto Detailing use.
JB
Page 856 of 1332
Conditions Page Two
(SUP-75861) and Site Development Plan Review (SDR-75863) shall be required.
application.
Planning
(SUP-75861) and Special Use Permit (SUP-75862) shall be required, if approved.
2. Conformance to the approved conditions for Variance (VAR-5694) and Site

Development Plan Review (SDR-5689).
herein.
5. An Exception from Title 19.08.040 is hereby approved, to allow 12 interior parking

lot islands trees and end caps, where 17 are required.
JB
Page 857 of 1332

Public Works
along Grand Teton Drive and Durango Drive 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.
12. 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.
13. No trees or landscaping over 3-feet tall allowed in existing Public Sewer Easement
20060426:02839.
JB
Page 858 of 1332
15. Submit a License Agreement for landscaping and private improvements in the Grand
Teton Drive and Durango Drive public rights-of-way, if any, prior to this issuance of
permits for these improvements. The applicant must carry an insurance policy for
responsibility of the applicant and any successors in interest to the property and
assigns pursuant to the terms of the License Agreement. Coordinate all
by the Planning Commission or the City Council on the development of this site.
JB
Page 859 of 1332
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Major Amendment to approved Site Development Plan Review
(SDR-5689) and two Special Use Permits to allow a Convenience Store with fuel pumps
and canopy with a Beer/Wine/Cooler Off-Sale and Car Wash, Full Service or Auto
Detailing use on a portion of 2.71 acres at the northeast corner of Grand Teton Drive and
Durango Drive.
ISSUES
• A Beer/Wine/Cooler Off-Sale Establishment use is permitted in the C-1 (Limited

Commercial) zoning district with the approval of a Special Use Permit. Staff support
the request.
• A Car Wash, Full Service or Auto Detailing use is permitted in the C-1 (Limited
Commercial) zoning district with the approval of a Special Use Permit. Staff support
the request.
• A Major Amendment to a previously approved Site Development Plan Review (SDR-
5689) is required for a proposed 4,330 square-foot general retail store [convenience
store] with fuel pumps and 1,080 square-foot Car Wash, Full Service, pursuant to the
Title 19.16.100.
ANALYSIS
The subject site is located at the northeast corner of Grand Teton Drive and Durango
Drive within an existing commercial development, which is zoned C-1 (Limited
Commercial) and SC (Service Commercial) General Plan Designation. On April 6th, 2005
the City Council approved a Site Development Plan Review (SDR-5689) for a proposed
commercial development with a Liquor Establishment (Tavern) and three proposed
building pads oriented towards the southwest perimeter of the site.
Currently, the subject site is partially developed with an existing 6,375 square-foot Liquor
Establishment (Tavern) located on the southeast perimeter of the site. Also, pursuant to
approved Site Development Plan Review (SDR-5689) all required streetscape
improvements have been installed adjacent to the subject site including an existing multi-
use equestrian trail (five-foot amenity zone and 10-foot detached sidewalk) on the west
perimeter of the site and a five-foot sidewalk on the south perimeter of the site.
JB
Page 860 of 1332
The applicant has proposed a Major Amendment to the previously approved Site
Development Plan Review (SDR-5689), which would remove the three previously
approved building pads oriented at the southwest perimeter of the site and replace them
with a 4,330 square-foot general retail store [convenience store] building with fuel pumps
and 1,080 square-foot Car Wash, Full Service use, which will operate as an accessory
use to the general retail store [convenience store]. The proposed structures has been
oriented toward the southwest corner of the subject site and complies with Title 19.08
building placement requirements. The structure will have a single stacking drive-through
lane on the south perimeter of the building and will accommodate up to six vehicles and
will be screened by an 18-foot wide landscape buffer, which complies with Title 19.12
development standards. In addition, the interior parking lot design has been reconfigured
from the previously approved Site Development Plan Review (SDR-5689) to
accommodate the proposed convenience store on this portion of the site.
The submitted building elevations indicate the general retail store [convenience store]
structure will be approximately 22.66 feet in height measured to the building parapet wall
and fuel canopy will be 19.50 feet in height in conformance to the C-1 (Limited
Commercial) zoning district development standards. The submitted building elevations
indicate the building façades will be comprised of “Floating Feather”, “Wooded Acre” and
“Swiss Coffee” painted cement plaster, with “White Oak” stacked stone veneer accents
and a “Charcoal Brown Blend” concrete roof tiles.
A Car Wash, Full Service or Auto Detailing use is permitted in the C-1 (Limited
Car Wash, Full Service or Auto Detailing 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.”
1. Each wash bay shall have a stacking lane that will accommodate at least six cars.
The proposed use meets this requirement as the proposed stacking lane will
accommodate six cars.
In addition, the applicant has requested a Beer/Wine/Cooler Off-Sale Establishment use

which will operate in conjunction with the proposed general retail store [convenience
store]. A Beer/Wine/Cooler Off-Sale Establishment use is permitted in the C-1 (Limited
Beer/Wine/Cooler Off-Sale Establishment use is defined as “An establishment whose
license to sell alcoholic beverages is limited to the sale of beer, wine and coolers to
JB
Page 861 of 1332
consumers only and not for resale, in original sealed or corked containers, for
consumption off the premise where the same are sold, and is operated in connection with
a grocery store, drug store, convenience store or specialty merchandise store.” The
proposed use meets the definition as it is in connection with a convenience store.
*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 meets this requirement, as there are no protected land uses
*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 there are no protected land uses
*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.
JB
Page 862 of 1332
This requirement is not applicable, as the subject site is 2.71 acres.
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 not applicable, as there are no protected land uses within 400
feet of the subject site.
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, as the proposed use will not be operated within
a non-restricted gaming hotel with 200 rooms or a retail establishment with more
than 50,000 square feet of floor area.
*6. All businesses which sell alcoholic beverages shall conform to the provisions of
LVMC Chapter 6.50.
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
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
JB
Page 863 of 1332
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 is not applicable, as the subject site is not located adjacent to an
existing Pedestrian Mall, as defined in LVMC Chapter 11.68.
The site will provide 114 total parking spaces with six accessible ADA parking spaces,
which complies with Title 19.12 parking requirements for a for the overall development.
In addition, the applicant has request an Exception to allow 12 trees within interior parking
lot area where 17 trees are required within parking lot islands or at the end of a row of
parking spaces. Staff has determined that the proposed deviations will have a minimal
negative impact to the existing commercial development. The primary tree species being
utilized are 24-inch box Velvet Mesquite and 24-inch box Mondell Pine, which are
consistent with the Southern Nevada Regional Plan Coalition Regional Plant List.
Staff has determined the proposed project is compatible with surrounding development
in the area. As this area is physically suitable for this use and the project meets the base
development standards of Title 19.08 and minimum special use permit requirements
outlined in Title 19.12 for the two Special Use Permits, staff recommends approval of this
request.
The proposed land use can be conducted in a harmonious and compatible manner
with the existing surrounding commercial and residential land uses.
JB
Page 864 of 1332
proposed.
The subject commercial development is physically suitable for a Beer/Wine/Cooler

Off-Sale Establishment use.

Primary access for the development will remain from Durango Drive, an 106-foot
wide Primary Arterial and Grand Teton Drive, an 120-foot wide Primary Arterial as
classified by the Master Plan of Streets and Highways, which have sufficient
capacity to serve the development.
The proposed use will be subject to business license review and periodic inspection,
thereby safeguarding the public health, safety and general welfare.
The proposed Beer/Wine/Cooler Off-Sale Establishment use meets all applicable

The proposed land use can be conducted in a harmonious and compatible manner
with the existing surrounding commercial and residential land uses.
proposed.
JB
Page 865 of 1332
The subject commercial development is physically suitable for a Car Wash, Full
Service or Auto Detailing use.

classified by the Master Plan of Streets and Highways, which have sufficient
capacity to serve the development.
The proposed use will be subject to business license review and periodic inspection,
thereby safeguarding the public health, safety and general welfare.
The proposed Car Wash, Full Service or Auto Detailing use meets all applicable

The proposed Convenience Store with fuel pumps and canopy with a
Beer/Wine/Cooler Off-Sale and Car Wash, Full Service or Auto Detailing use
development is compatible with adjacent commercial development in the area.
JB
Page 866 of 1332
The proposed Convenience Store with fuel pumps and canopy with a
Beer/Wine/Cooler Off-Sale and Car Wash, Full Service or Auto Detailing
development is consistent with the General Plan and complies with all Title 19
development standards, except for the proposed minor Exception of planting
materials to allow 12 interior parking lot islands trees and end caps, where 17 are
required.

classified by the Master Plan of Streets and Highways.
harmonious with buildings in the surrounding area. The submitted building
elevations indicate the building façades will have be comprised of with “Floating
Feather”, “Wooded Acre” and “Swiss Coffee” painted cement plaster, with “White
Oak” stacked stone veneer accents and a “Charcoal Brown Blend” concrete roof
tiles. The primary tree species being utilized are 24” box Velvet Mesquite and 24”
box Mondell Pine, which are consistent with the Southern Nevada Regional Plan
Coalition Regional Plant List.

The design characteristics of the proposed building elevations are not unsightly and
are compatible with development in the area. The proposed materials are suitable
for the surrounding commercial and residential uses and the desert environment.
The proposed commercial development will be subject to inspections in order to

JB
Page 867 of 1332

The City Council approved a request for a Special Use Permit and Plot
Plan Review (U-0011-00) to allow a proposed 6,670 square foot tavern
06/21/00 in conjunction with a restaurant on the northeast corner of Grand Teton
Drive and Durango Drive. The Planning Commission recommended
The City Council approved a request for an Extension of Time [U-0011-
00(1)] of an approved Special Use Permit (U-0011-00) which allowed a
07/17/02 proposed tavern in conjunction with an approved restaurant (The Lodge)
adjacent to the northeast corner of Grand Teton Drive and Durango
Drive. Staff recommended approval of the request.
2529) of an approved Special Use Permit (U-0011-00) which allowed a
The City Council approved a request for a Review of Condition (ROC-
2671) number #6 of an approved Special Use Permit (U-0011-00) which
restricted commercial zoning to the western portion of APN: 125-09-
401-006 adjacent to the northeast corner of Grand Teton Drive and
Durango Drive. The Planning Commission and staff recommended
(GPA-3483) from PCD (Planned Community Development) to SC
(Service Commercial) adjacent to the northeast corner of Grand Teton
03/17/04
Drive and Durango Drive. The Planning Commission and staff
recommended approval of the request.
U (Undeveloped) [PCD (Planned Community Development) General
Plan Designation] under resolution of intent to C-1 (Limited Commercial)
and U (Undeveloped) [PCD (Planned Community Development)
General Plan Designation] to C-1 (Limited Commercial) adjacent to the
northeast corner of Grand Teton Drive and Durango Drive. The Planning
The Planning Commission voted to table a request for a Site
Development Plan Review (SDR-3511) for a proposed 71,570 square
01/22/04
foot Office, Tavern and Mini-Storage development adjacent to the
northeast corner of Durango Drive and Grand Teton Drive.
JB
Page 868 of 1332

The Planning Commission voted to table a request for a Special Use
Permit (SUP-3513) for a proposed Mini-Warehouse development
adjacent to the north side of Grand Teton Drive, approximately 1,270
feet east of Fort Apache Road.
4433) of an approved Special Use Permit (U-0011-00) which allowed a
The City Council approved a request for a Rezoning (ZON-4374)
Rezoning from U (Undeveloped) [PCD (Planned Community
Development) General Plan Designation] to R-PD7 (Residential
Planned Development - 7 Units per Acre) adjacent to the north side of
Grand Teton Drive, approximately 495 feet east of the centerline of
Durango Drive. The Planning Commission and staff recommended
07/07/04
Review (SDR-4375) for a proposed 48-lot single-family residential
development adjacent to the north side of Grand Teton Drive,
approximately 495 feet east of the centerline of Durango Drive. The
Planning Commission and staff recommended approval of the request.
The Planning Commission voted to strike a request for Variance (VAR-
5693) to allow 132 parking spaces where 148 spaces are the minimum
02/10/05
required for a proposed commercial development adjacent to the
northeast corner of Grand Teton Drive and Durango Drive.
The Planning Commission approved a request for a Tentative Map
(TMP-6005) for a 48-lot residential subdivision adjacent to the north side
03/10/05
of Grand Teton Drive, approximately 700 feet east of Durango Drive.
Staff recommended approval of the request.
Review (SDR-5689) for a 6,115 square-foot Tavern and a waiver of
trash enclosure separation adjacent to the northeast corner of Grand
Teton Drive and Durango Drive. The Planning Commission
recommended approval and staff recommended denial of the request.
04/06/05 The City Council approved a request for a Special Use Permit (SUP-
5691) for a proposed Liquor Establishment (Tavern) and a waiver of the
1,500-foot distance separation requirement from an existing park
Drive. The Planning Commission recommended approval and staff
JB
Page 869 of 1332

a 24-foot setback where residential adjacency standards require a
minimum of 73 feet adjacent to the northeast corner of Grand Teton
approval and staff recommended denial of the request.
The Planning Commission approved a request for a Variance (VAR-
11033) to allow a setback of 24 feet where 99 feet is required for
02/09/06 residential adjacency standards adjacent to the northeast corner of
Grand Teton Drive and Durango Drive. Staff recommended approval of
the request.
The City Council approved a request to withdraw without prejudice a
request a Special Use Permit (SUP-18347) for a proposed 800 square
foot Car Wash, Full Service on the northeast corner of Grand Teton
approval and staff recommended denial of the request.
request for a Major Amendment (SDR-18349) to an approved Site
Development Plan Review for a proposed 4,056 square-foot Service
Station without Automotive Repair, an 800 square foot Car Wash, Full
02/06/08 Service, and a 2,700 square foot Restaurant with Drive-Through on the
northeast corner of Grand Teton Drive and Durango Drive. The Planning
Commission recommended approval and staff recommended denial of
the request.
request a Special Use Permit (SUP-18630) for a Beer/Wine/Cooler Off-
Sale Establishment in a proposed service station without automotive
repair on the northeast corner of Grand Teton Drive and Durango Drive.
The Planning Commission recommended approval and staff


A Code Enforcement case (#25002) was processed for high weeds and
01/10/05 vegetation on property located the northeast corner of Grand Teton
Drive and Durango Drive. The case was resolved on 01/11/05.
JB
Page 870 of 1332

A business license (L16-00266) was issued for a Tavern (The Lodge at
08/22/05
Grand Teton) at 8350 Grand Teton Drive. The license is still active.
A business license (R09-01408) was issued for a Restaurant (The
Lodge at Grand Teton) at 8350 Grand Teton Drive. The license is still
active.
04/24/07
A business license (C05-02557) was issued for a Tobacco Dealer (The
Lodge at Grand Teton) at 8350 Grand Teton Drive. The license is still
active.
A business license (C08-01761) was issued for a Coin Amusement
07/10/07 Machine (The Lodge at Grand Teton) at 8350 Grand Teton Drive. The
license is still active.
A Code Enforcement case (#189321) was processed for high weeds
05/21/18 and vegetation in the median on property located on APN 125-09-401-
031. The case was resolved on 05/24/18.
A pre-application conference was held with the applicant to discuss the
two Special Use Permits and Site Development Plan Review submittal
01/29/19
requirements for a Convenience Store with accessory fuel pumps and
car wash development on the subject site.
Field Check
During a routine site inspection staff observed a well maintained
commercial development with an undeveloped building pad on the
02/28/19 southwest perimeter of the site. Trial improvements have been made on
the western perimeter of the site adjacent to Durango Drive and on the
northern perimeter of the site.

Site Area
Net Acres 2.71
JB
Page 871 of 1332

Property District
19.12 Designation
Liquor
Subject Establishment SC (Service C-1 (Limited
Property (Tavern) Commercial) Commercial)
Undeveloped
PCD (Planned R-PD6 (Residential
Single Family,
North Community Planned Development –
Detached
Development) 6 Units per Acre)
Single Family,
South Community Planned Development –
Detached
Single Family,
East Community Planned Development –
Detached
PCD (Planned
C-1 (Limited
West Shopping Center Community
Commercial)
Development)

Trails N/A
Assessment)
JB
Page 872 of 1332
Staff Report Page Fourteen

Min. Setbacks
• Front (Durango Drive) 10 Feet 21 Feet Y
• Corner (Grand Teton Drive) 10 Feet 38 Feet Y
Max. Building Height N/A 22.66 Feet Y
Screened,
Gated, w/ a
Trash Enclosure Y
Screened, Gated, w/ a Roof or
Roof or Trellis Trellis

Ratio Trees
Buffer Trees:
17 Trees 12 Trees N*
spaces
Min. Zone Width
Not Y
Wall Height 6 to 8 Feet Adjacent to Residential
Indicated
*The applicant has requested an Exception, to allow 12 interior parking landscaping
islands and end caps where 17 are required.
JB
Page 873 of 1332
Staff Report Page Fifteen

Governing
Document
Master Plan of
Durango Drive Primary Arterial Streets and 106 Y
Highways
Master Plan of
Grand Teton
Primary Arterial Streets and 120 Y
Drive
Highways
Parking Requirement
Use Parking
Regular Regular
Units capped capped
General Retail
(Convenience 4,330 SF 1:175 25
Store)
1:50 SF
of public
seating
6,375 SF and
(3,200 SF waiting
Liquor
public area,
Establishment
seating & plus 80
(Tavern) -
3,175 SF 1:200 SF
Existing
remaining of the
GFA) total
remainin
g gross
floor area
Car Wash,
Full Service
Or Auto
Detailing 1,082 SF N/A 0
(Accessory to
Convenience
Store)
Loading
10,705 SF 2 2 Y
Spaces
JB
Page 874 of 1332
Staff Report Page Sixteen
Exceptions
To allow 12 trees
within interior parking
Spaces, plus 1 tree at the Approval
lot area where 17
end of each row of spaces
trees are required
JB
Page 875 of 1332
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ŐǲAŐֱ7 ธｘƥֱｘफ7ӧㄦฎƥֱ″फ7╗Ḷ7ŐǲƆ㈠ỏ7 ″ՙƥֱɱफฌ
ОŐḶОḶƆǲＣ7ⓈƆǲƆ̬ฌ bḶЌЋǲЌ●ǲЌbǲ7Ɔ╗ḶŐǲฌ
Û゜7ḚAƆḶՁ●Ќǲ7Ɔ╗A╗●ḶЌฌ
ЋǲĠ●bՁǲ7ÛAƆĠ7ӧAbbǲƆƆḶŐùỏฌ
ԱⓈ●ՁＣ●ЌḚ7AŐǲAƆ̬7 bḶЌЋǲЌ●ǲЌbǲ7Ɔ╗ḶŐǲֱ7 ㅡⓒ̶̶ｘƆฌ

ḚAƆḶՁ●Ќǲ7Ɔ╗A╗●ḶЌ7bAЌḶОùֱ7 ̶ⓒɱɱｘƆฌ
ЋǲĠ●bՁǲ7ÛAƆĠֱ7 ‫ں‬ⓒｘฎｘƆฌ
╗Ḷ╗AՁ̬7 ɱⓒㅡｘｘƆฌ
ԱⓈ●ՁＣ●ЌḚ7Ġǲ●ḚĠ╗Ɔ̬7 bḶЌЋǲЌ●ǲЌbǲ7Ɔ╗ḶŐǲ7ֱ7 ̶ｘƥֱｘफ7ҜAṲ㈠ฌ

‫ں‬ɱƥֱｘफ7╗ùО㈠ฌ
ḚAƆḶՁ●Ќǲ7Ɔ╗A╗●ḶЌ7bAЌḶОù7ֱ7 ‫ں‬ɱƥֱ″फฌ
ЋǲĠ●bՁǲ7ÛAƆĠ7ֱ7 ธธƥֱｘफฌ
ОAŐì●ЌḚ7ŐǲỢⓈ●ŐǲҜǲЌ╗Ɔ̬7 ŐǲỢⓈ●ŐǲＣฌ
ǲṲ●Ɔ╗●ЌḚ7╗AЋǲŐЌⓒ7ОⓈԱՁ●b7ֱ7‫̬ں‬ㄦｘƆ+7 ″ㅡฌ
ǲṲ●Ɔ╗●ЌḚ7╗AЋǲŐЌⓒ7ԱḶĠ7ֱ7‫̬ں‬ธｘｘƆ+7 ‫ں‬″ฌ
bḶЌЋǲЌ●ǲЌbǲ7Ɔ╗ḶŐǲ7ֱ7‫ں̬ں‬ՙㄦƆ+7 ธㄦฌ
+ⓈǲՁ7bAЌḶОùֱ7 ｘฌ
bAŐ7ÛAƆĠֱ7‫ں̬ں‬ㄦｘƆ+7 ฎฌ
╗Ḷ╗AՁ7ŐǲỢⓈ●ŐǲＣ̬7 ‫̶ںں‬ฌ
╗Ḷ╗AՁ7ОŐḶЋ●ＣǲＣ̬7 ‫ںں‬ㅡฌ
AbbǲƆƆ●ԱՁǲ7ОAŐì●ЌḚ7ŐǲỢⓈ●ŐǲҜǲЌ╗Ɔ̬7 ŐǲỢⓈ●ŐǲＣฌ
bḶЌЋǲЌ●ǲЌbǲ7Ɔ╗ḶŐǲֱ7 ธฌ
AbbǲƆƆ●ԱՁǲ7ОAŐì●ЌḚ7ОŐḶЋ●ＣǲＣฌ
ธฌ
Page 878 of 1332

╗ŐⓈǲฌ
ЌḶŐ╗Ġฌ
ḶÛЌǲŐ̬ฌ ОŐḶİǲb╗7 ̬ฌ
ḚŐAЌＣ7╗ǲ╗ḶЌ7ՁḶＣḚǲ7ՁAЌＣ7ՁՁbฌ
ǲ╗ḶЌ ՁḶＣḚǲ ՁAЌＣ ՁՁb ‫ں‬ฎֱｘㄦㄦฌ
AＣＣŐǲƆƆ̬ฌ
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ＣA╗ǲ̬ฌ
Ќǲb7Û㈠7ḚŐAЌＣ7╗ǲ╗ḶЌ7ＣŐ㈠ฌ
ŐAЌＣ ╗ǲ╗ḶЌ ＣŐ㈠
‫ں‬ɱ7ǲԱ7‫ں‬ɱฌ
ִ7Ќ㈠7ＣⓈŐAЌḚḶ7ＣŐ㈠ฌ
AЌḚḶ ＣŐ㈠
╗ǲŐŐ●ԱՁǲ7ĠǲŐԱƆ╗ฌ ՁAƆ7ЋǲḚAƆⓒ7ЌЋ7ฎɱ‫ں̶ں‬ฌ
AƆⓒ ЌЋฎɱ‫ں̶ں‬ ОŐİֱՙㄦ″ฎㄦ AОЌ̬ฌ
İⓈŐ●ƆＣ●b╗●ḶЌ̬ฌ
╗●ḶЌ̬ ｘธ゜ธｘ゜‫ں‬ɱ ‫ں‬ธㄦֱｘɱֱㅡｘ‫ֱں‬ｘ̶‫ں‬ฌ
AƆⓒ ЌǲЋAＣA
ḚŐAЌＣ7╗ǲ╗ḶЌ7AЌＣ7ＣⓈŐAЌḚḶฌ
╗ŐǲǲƆ̬ฌ
ОŐḶƆḶО●Ɔ7ЋǲՁⓈЌ╗●ЌA゜ЋǲՁЋǲ╗7ҜǲƆỢⓈ●╗ǲ7 ธㅡफԱḶṲฌ ̶‫ں‬ฌ
ОĠḶǲЌ●Ṳ7bAЌAŐ●ǲЌƆ●Ɔ゜bAЌAŐù7ＣA╗ǲ7ОAՁҜ7 ธㅡफԱḶṲฌ ″ฌ
О●ЌⓈƆ7ǲՁＣAŐ●bA゜ҜḶЌＣǲՁՁ7О●Ќǲ7 ธㅡफԱḶṲ7 ‫̶ں‬ฌ
ƆĠŐⓈԱƆ̬ฌ
ՁǲⓈbḶОĠùՁՁⓈҜ7ОŐⓈ●ЌḶƆⓈҜ゜╗ǲṲAƆ7ŐAЌḚǲŐ7ㄦ7ḚAՁ㈠777777 ‫ں̶ں‬ฌ
ƥƆ●ǲŐŐA7ԱḶⓈỢⓈǲ╗ƥฌ
ＣḶЌＣḶЌAǲA7Ћ●ƆbḶƆA゜ОⓈŐОՁǲ7ĠḶОƆǲǲＣ7 ㄦ7ḚAՁ㈠777777 ‫̶ںں‬ฌ

ӧОՁAЌ╗ǲＣ7●Ќ7ḚŐḶⓈО●ЌḚƆ7AƆ7A7ĠǲＣḚǲ7ƆbŐǲǲЌỏฌ
ՁAЌ╗AЌA7ƥЌǲÛ7ḚḶՁＣƥ゜ƥЌǲÛ7ḚḶՁＣƥ7ՁAЌ╗AЌA77‫ں‬7ḚAՁ㈠7 77‫̶ںں‬ฌ
ŐḶbì7ҜⓈՁbĠ̬ฌ
ḚḶՁＣ7Ｃ㈠Ḛ㈠7A╗7ธफ7ＣǲО╗Ġ7●Ќ7AՁՁ7ОՁAЌ╗●ЌḚ7 ̶゜ㅡफฌ
AŐǲAƆ7ⓈЌՁǲƆƆ7ЌḶ╗ǲＣ7ḶЌ7ОՁAЌ7 ƆbŐǲǲЌǲＣฌ
AՁՁ7╗ŐǲǲƆ゜ƆĠŐⓈԱƆ7╗Ḷ7Աǲ7ОՁAЌ╗ǲＣ7●Ќ7AbbḶŐＣAЌbǲ7Û●╗Ġ7╗Ġǲ7b●╗ùฌ
Ḷ+7ՁAƆ7ЋǲḚAƆ7ⓈЌ●+●ǲＣ7ＣǲЋǲՁḶОҜǲЌ╗7bḶＣǲ7╗●╗Ձǲ7‫ں‬ɱ㈠7ՁAЌＣƆbAОǲฌ
ＣǲƆ●ḚЌ7●Ɔ7bḶЌbǲО╗ⓈAՁ7ִ7+ḶŐ7ՁAЌＣֱⓈƆǲ7ОⓈŐОḶƆǲƆ7ḶЌՁùฌ
ƆĠḶÛ●ЌḚ7●Ќ╗ǲЌ╗7╗Ḷ7Ҝǲǲ╗7ＣǲЋǲՁḶОҜǲЌ╗7bḶＣǲ7Ҝ●Ќ●ҜⓈҜƆ㈠ฌ
Page 879 of 1332

╗ŐⓈǲฌ
ЌḶŐ╗Ġฌ
̬
ＣA╗ǲ̬ฌ
AЌḚḶ ＣŐ㈠
╗ǲŐŐ●ԱՁǲ7ĠǲŐԱƆ╗ฌ ОŐİֱՙㄦ″ฎㄦ
ՁAƆ7ЋǲḚAƆⓒ7ЌЋ7ฎɱ‫ں̶ں‬ฌ
AƆⓒ ЌЋฎɱ‫ں̶ں‬
AОЌ̬ฌ
AƆⓒ ЌǲЋAＣA
Page 880 of 1332
̬
ＣA╗ǲ̬ฌ
AЌḚḶ ＣŐ㈠
AОЌ̬ฌ
AƆⓒ ЌǲЋAＣA
Page 881 of 1332
ОŐḶİǲb╗ฌ
ЌḶŐ╗Ġฌ
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AЌḚḶ ＣŐ㈠
AОЌ̬ฌ
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Page 882 of 1332
Page 883 of 1332
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Page 885 of 1332
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Page 887 of 1332

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ธ‫ں‬7Ｃ֭㌱֭こ⇡֭ผ7ธｘ‫ں‬ฎฌ
bħ‫ੂש‬7ਙ⑾7ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7Ｃ֭ऑ‫ש‬㈠7ਙ⑾7ОкŴ่่ħ่‫ف‬ฌ
̶̶̶7Ќ㈠7ŐŴ่㌱γਙ7Ｃผ㈠ฌ
Őǲ̬77╗֭ผผħ⇡к֭7Ġ֭ผ⇡⎯‫ש‬7ḚผŴ่₡7╗֭‫ש‬ਙ่7ִ7Ｃ—ผŴ่‫ف‬ਙ7ॅ7bֱƆ‫ש‬ਙผ֭ⓒ7.—֭к7Ɔ‫ש‬Ŵ‫ש‬ħਙ่7ִ7Ћ֭γħ㌱к֭7ÛŴ⎯γ7
AОЌ̬7‫ں‬ธㄦֱｘɱֱㅡｘ‫ֱں‬ｘ̶‫ں‬ฌ
ŐÛA7İਙ⇡㈠7Ќਙ㈠7‫ں‬ฎֱｘㄦㄦฌ
╗ਙ7Ûγਙこ7●‫ש‬7ҜŴੂ7bਙ่㌱֭ผ่̬ฌ
Ḷ่7 ⇡֭γŴк⑾7 ਙ⑾7 ਙ—ผ7 ㌱кħ่֭‫ש‬ⓒ7 ╗֭ผผħ⇡к֭7 Ġ֭ผ⇡⎯‫ש‬ⓒ7 ●่㌱㈠7 ħ่7 Ŵ⎯⎯ਙ㌱ħŴ‫ש‬ħਙ่7 ʉħ‫ש‬γ7 ḚผŴ่₡7 ╗֭‫ש‬ਙ่7 Ձਙ₡‫֭ف‬7 ՁŴ่₡7 ՁՁbⓒ7 ʉ֭7 Ŵผ֭ฌ
⎯—⇡こħ‫שש‬ħ่‫ف‬7 ‫ש‬γħ⎯7 Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่7 ⑾ਙผ7 Ɔħ‫֭ש‬7 Ｃ֭‫֭ﭨ‬кਙऑこ่֭‫ש‬7 Ő֭‫ﭨ‬ħ֭ʉⓒ7 Ⓢ⎯֭7 О֭ผこħ‫⎯ש‬7 Ŵ่₡7 Ŵ7 ÛŴħ‫֭ﭨ‬ผ7 ⑾ਙผ7 Ŵ7 ऑผਙऑਙ⎯֭₡ฌ
㌱ਙ่‫่֭ﭨ‬ħ่֭㌱֭7 ⎯‫ש‬ਙผ֭ⓒ7 ‫ف‬Ŵ⎯ਙкħ่֭7 ⎯‫ש‬Ŵ‫ש‬ħਙ่7 ㌱Ŵ่ਙऑੂ7 ʉħ‫ש‬γ7 Ŵ㌱㌱֭⎯⎯ਙผੂ7 ‫֭ﭨ‬γħ㌱к֭7 ʉŴ⎯γⓒ7 ⇡֭֭ผ7 ⎯Ŵк֭⎯ⓒ7 ʉħ่֭7 ⎯Ŵк֭⎯7 Ŵ่₡
‫ف‬Ŵこħ่‫ف‬㈠7 ╗γ֭7 ऑŴผ㌱֭к7 ħ⎯7 ㌱—ผผ่֭‫ש‬кੂ7 ▷ਙ่֭₡7 Ձħこħ‫֭ש‬₡7 bਙここ֭ผ㌱ħŴк7 ӧbֱ‫ں‬ỏ7 ʉħ‫ש‬γ7 Ŵ7 кŴ่₡ֱ—⎯֭7 ₡֭⎯ħ‫่ف‬Ŵ‫ש‬ħਙ่7 ਙ⑾7 Ɔ֭ผ‫ﭨ‬ħ㌱֭ฌ
bਙここ֭ผ㌱ħŴк㈠7 7 ╗γ֭7 ㌱ਙ่‫่֭ﭨ‬ħ่֭㌱֭7 ⎯‫ש‬ਙผ֭7 Ŵ่₡7 ‫ف‬Ŵ⎯ਙкħ่֭7 ⎯‫ש‬Ŵ‫ש‬ħਙ่7 Ŵผ֭7 ऑ֭ผこħ‫֭שש‬₡7 —⎯֭⎯7 ʉγħк֭7 ‫ש‬γ֭7 ⑾—ккֱ⎯֭ผ‫ﭨ‬ħ㌱֭7 ㌱Ŵผ
ʉŴ⎯γ7—⎯֭7Ŵ่₡7⇡֭֭ผ゜ʉħ่֭゜㌱ਙਙк֭ผ7ਙ⑾⑾ֱऑผ֭こħ⎯֭7⎯Ŵк֭⎯7ผ֭‫—׀‬ħผ֭7⎯ऑ֭㌱ħŴк7—⎯֭7ऑ֭ผこħ‫⎯ש‬㈠
╗γ֭7 ₡֭⎯ħ‫่ف‬7 ⑾ਙผ7 ‫ש‬γ֭7 ऑผਙऑਙ⎯֭₡7 ⇡—ħк₡ħ่‫⎯ف‬7 —‫ש‬ħкħ▷֭⎯7 Ŵ7 こħゥ7 ਙ⑾7 Ŵผ㌱γħ‫֭ש‬㌱‫—ש‬ผŴккੂ7 Ŵ֭⎯‫ש‬γ֭‫ש‬ħ㌱7 こŴ‫֭ש‬ผħŴк⎯ⓒ7 ħ่㌱к—₡ħ่‫ف‬ฌ
⎯‫—ש‬㌱㌱ਙⓒ7⎯‫ש‬ਙ่֭ⓒ7㌱ਙ่㌱ผ֭‫֭ש‬7‫ש‬ħк֭7Ŵ่₡7ʉਙ—к₡7⇡֭7ਙ⑾7ʉŴผこ7֭Ŵผ‫ש‬γֱ‫ש‬ਙ่֭₡7㌱ਙкਙผ⎯㈠77╗γ֭7ऑผਙऑਙ⎯֭₡7⇡—ħк₡ħ่‫⎯ف‬7Ŵผ֭7̶ｘɸֱｘ㈚
‫ש‬ਙ7‫ש‬γ֭7γħ‫ف‬γ֭⎯‫ש‬7ผਙਙ⑾7֭к֭こ่֭‫ש‬ⓒ7ʉγħк֭7‫ש‬γ֭7こŴ㈾ਙผħ‫ੂש‬7ਙ⑾7‫ש‬γ֭7⇡—ħк₡ħ่‫⎯ف‬7Ŵผ֭7Ŵ‫ש‬7Ŵ7γ֭ħ‫ف‬γ‫ש‬7ਙ⑾7ธ‫ں‬ɸֱｘ㈚7ਙผ7к֭⎯⎯㈠77╗γ֭7⑾—֭кฌ
㌱Ŵ่ਙऑੂⓒ7Ŵ‫ש‬7Ŵ7γ֭ħ‫ف‬γ‫ש‬7ਙ⑾7‫ں‬ɱɸֱ″㈚ⓒ7ħ⎯7кਙ㌱Ŵ‫֭ש‬₡7ਙ—‫⎯ש‬ħ₡֭7‫ש‬γ֭7ผ֭‫—׀‬ħผ֭₡7̶̬‫ں‬7ผ֭⎯ħ₡่֭‫ש‬ħŴк7Ŵ₡㈾Ŵ㌱่֭㌱ੂ7⎯֭‫⇡ש‬Ŵ㌱8㈠ฌ
╗γ֭7 ऑผਙऑਙ⎯֭₡7 ऑผਙ㈾֭㌱‫ש‬7 ʉਙ—к₡7 ㈾ਙħ่7 Ŵ่7 ֭ゥħ⎯‫ש‬ħ่‫ف‬7 ‫ש‬Ŵ‫֭ﭨ‬ผ่ⓒ7 ऑผ֭‫ﭨ‬ħਙ—⎯кੂ7 ₡֭‫֭ﭨ‬кਙऑ֭₡7 ਙ่7 ‫ש‬γ֭7 ֭Ŵ⎯‫֭ש‬ผ่7 ⎯ħ₡֭7 ਙ⑾7 ‫ש‬γ֭ฌ
ऑผਙऑ֭ผ‫ੂש‬㈠7 7 ╗γ֭7 ֭ゥħ⎯‫ש‬ħ่‫ف‬7 ‫ש‬Ŵ‫֭ﭨ‬ผ่7 ผ֭‫—׀‬ħผ֭₡7 ฎｘ7 ऑŴผ8ħ่‫ف‬7 ⎯ऑŴ㌱֭⎯㈠7 7 ╗γħ⎯7 ऑผਙ㈾֭㌱‫ש‬7 ʉਙ—к₡7 ผ֭‫—׀‬ħผ֭7 ̶̶7 Ŵ₡₡ħ‫ש‬ħਙ่Ŵк7 ਙֱ่
⎯ħ‫֭ש‬7 ऑŴผ8ħ่‫ف‬7 ⎯ऑŴ㌱֭㈠7 7 ╗γħ⎯7 ⇡ผħ่‫⎯ف‬7 ‫ש‬γ֭7 ⎯ħ‫ֱ֭ש‬ʉħ₡֭7 ऑŴผ8ħ่‫ف‬7 ผ֭‫—׀‬ħผ֭こ่֭‫ש‬7 ‫ש‬ਙ7 ‫̶ںں‬7 ⎯ऑŴ㌱֭⎯7 Ŵ่₡7 ‫̶ںں‬7 ⎯ऑŴ㌱֭⎯7 Ŵผ֭ฌ
ऑผਙ‫ﭨ‬ħ₡֭₡7ʉħ‫ש‬γ7‫ש‬γ֭7ऑผਙऑਙ⎯֭₡7⎯ħ‫֭ש‬7ऑкŴ่㈠ฌ
A7ÛŴħ‫֭ﭨ‬ผ7ħ⎯7⇡֭ħ่‫ف‬7ผ֭‫֭ש⎯֭—׀‬₡ⓒ7ħ่7Ŵ⎯⎯ਙ㌱ħŴ‫ש‬ħਙ่7ʉħ‫ש‬γ7‫ש‬γ֭⎯֭7Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่⎯ⓒ7‫ש‬ਙ7Ŵккਙʉ7⑾ਙผ7‫ש‬γ֭7㌱ਙ่‫่֭ﭨ‬ħ่֭㌱֭7⎯‫ש‬ਙผ֭゜㌱Ŵผ
ʉŴ⎯γ7⇡—ħк₡ħ่‫ف‬7‫ש‬ਙ7่ਙ‫ש‬7⇡֭7ਙผħ่֭‫֭ש‬₡7‫ש‬ਙ7‫ש‬γ֭7㌱ਙผ่֭ผⓒ7ऑ֭ผ7╗ħ‫ש‬к֭7‫ں‬ɱ㈠ｘฎ㈠ｘㅡｘ㈠77╗γ֭7ऑผਙऑਙ⎯֭₡7⎯ħ‫֭ש‬7₡֭⎯ħ‫่ف‬7—‫ש‬ħкħ▷֭⎯7⇡ਙ‫ש‬γฌ
֭ゥħ⎯‫ש‬ħ่‫ف‬7 ㌱ਙここ֭ผ㌱ħŴк7 ₡ผħ‫⎯֭ﭨ‬7 Ŵ่₡7 ⎯֭֭8⎯7 ‫ש‬ਙ7 ऑผਙ‫ﭨ‬ħ₡֭7 ⑾ਙผ7 ⎯Ŵ⑾֭7 Ŵ่₡7 ㌱ਙ่‫่֭ﭨ‬ħ่֭‫ש‬7 ਙֱ่⎯ħ‫֭ש‬7 ‫֭ﭨ‬γħ㌱к֭7 こਙ‫֭ﭨ‬こ่֭‫⎯ש‬7 ⑾ਙผ
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Ɔħ่㌱֭ผ֭кੂⓒฌ
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P a 8g 8eo 81f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
SUP-75862 - SPECIAL USE PERMIT RELATED TO SUP-75861 - PUBLIC HEARING -
APPLICANT: TERRIBLE HERBST - OWNER: GRAND TETON LODGE LAND, 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 northeast corner of Grand Teton Drive and Durango Drive
(APN 125-09-401-031), C-1 (Limited Commercial) Zone, Ward 6 (Fiore) [PRJ-75685]. Staff

RECOMMENDATION:
Page 889 of 1332

paper use, backup
Page 890 of 1332

P a 8g 9eo 11f 3 3 2
P a 8g 9eo 21f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
SDR-75863 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-75861 AND SUP-75862
- PUBLIC HEARING - APPLICANT: TERRIBLE HERBST - OWNER: GRAND TETON LODGE
LAND, LLC - For possible action on a request for a Site Development Plan Review FOR A
PROPOSED 4,330 SQUARE-FOOT GENERAL RETAIL STORE [CONVENIENCE STORE] WITH
FUEL PUMPS AND 1,082 SQUARE-FOOT CAR WASH, FULL SERVICE WITH A WAIVER TO
ALLOW BUILDINGS TO NOT BE ORIENTED TO THE CORNER AND STREET FRONTAGES
WHERE SUCH IS REQUIRED on a portion of 2.71 acres at the northeast corner of Grand Teton
Drive and Durango Drive (APN 125-09-401-031), C-1 (Limited Commercial) Zone, Ward 6 (Fiore)

RECOMMENDATION:
Page 893 of 1332

paper use, backup
Page 894 of 1332

P a 8g 9eo 51f 3 3 2
P a 8g 9eo 61f 3 3 2
SDR 75863
Terrible Herbst, Inc.
NEC Grand Teton Drive & Durango Drive

Proposed 5.41 thousand square foot convenience store with gas sales.
RATE/#

SUPER CONVENIENCE MARKET/GAS STATION
AM Peak Hour 5.41 83.14 450
[1000 SF]
RATE/#

AM Peak Hour HIGH-TURNOVER (SIT-DWN) RESTRNT [1000 SF] 6.375 9.94 63
RATE/#

AM Peak Hour SPECIALTY TRADE CONTRACTOR [1000 SF] 11.785 1.66 513
Grand Teton Drive

PM Peak Hour 626
Durango Drive
PM Peak Hour 275

Adjacent street ADT
Capacity
Grand Teton Drive 35,490
Durango Drive 35,490
This project will add approximately 4,531 trips per day on Grand Teton Dr. and Durango Dr. Currently, Grand Teton is at
about 22 percent of capacity and Durango is at about 51 percent of capacity. With this project, Grand Teton is expected to
Page 897 of 1332
be at about 35 percent of capacity and Durango to be at about 64 percent of capacity.
Based on Peak Hour use, this development will add into the area roughly 450 additional cars, or about fifteen every two
minutes.
Page 898 of 1332

AGENDA SUMMARY PAGE

SUBJECT:
SUP-75838 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: ROMMEL V.
FAJARDO AND LORENA DE LIOS FAJARDO - For possible action on a request for a Special
Use Permit FOR A COMMUNITY RESIDENCE USE WITH A WAIVER TO ALLOW A 455-FOOT
DISTANCE SEPARATION FROM A SIMILAR USE WHERE 660 FEET IS REQUIRED at 125
Antelope Way (APN 138-34-514-001), Ward 1 (Tarkanian) [PRJ-75806]. Staff recommends
DENIAL.

RECOMMENDATION:
4. Photo(s)
Page 899 of 1332

Page 900 of 1332
Page 901 of 1332
Page 902 of 1332
SUP-75838 [PRJ-75806]

ITEM DESCRIPTION: APPLICANT/OWNER: ROMMEL V. FAJARDO AND LORENA
DE LIOS FAJARDO
CASE REQUIRED FOR

RECOMMENDATION
NUMBER APPROVAL
SUP-75838 Staff recommends DENIAL, if approved subject to
conditions:
** NOTIFICATION **
NOTICES MAILED 385
PROTESTS 0
APPROVALS 0
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SUP-75838 [PRJ-75806]
Conditions Page One
** CONDITIONS **
Planning

Community Residence use.
application.
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Page 904 of 1332
SUP-75838 [PRJ-75806]
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Special Use Permit for a Community Residence use to be located
at 125 Antelope Way.
ISSUES
• A Community Residence is a conditional land use in the R-1 (Single Family

Residential) zoning district.
• Conditional Use Regulation Number One (1) for a Community Residence use states,
“a Community Residence may not be located closer than 660 feet to any other
Community Residence.” The proposed site is approximately 455 feet away from
another Community Residence; therefore, a Special Use Permit is required. Staff
recommends denial of the request.
ANALYSIS
The applicant has proposed a Community Residence use at 125 Antelope Way, which is
a 3,000 square-foot single family residence zoned R-1 (Single Family Residential).
Located within an established residential neighborhood, the subject residence is a six
bedroom, three-bath, single-story, detached residential home.
A Community Residence is a Conditional use in the R-1 (Single Family Residential)

zoning district. Conditional Use Regulation number one (1) requires: “a Community
Residence may not be located closer than 660 feet to any other Community Residence
(measured from property line to property line).” The subject site is approximately 455 feet
northwest from an existing Community Residence located at 6924 Acoma Court;
therefore, staff is recommending denial of this request.
Title 19.12 defines the Community Residence use as “A residential family-like living
arrangement for 5 to 10 unrelated individuals with disabilities who are in need of the
mutual support furnished by other residents, as well as the support services, if any,
provided by the operator of the Community Residence. Residents may be self-governing
or supervised by a sponsoring entity or its staff which furnishes habilitative or rehabilitative
services related to the needs of the residents. Interrelationships among residents are an
essential component of a Community Residence. A Community Residence shall be
CC
Page 905 of 1332
SUP-75838 [PRJ-75806]
considered a residential use of property for purposes of all zoning and building codes.
However, the Fire Marshal, pursuant to and consistent with the City’s Fire Code, may
require enhanced fire protection, including the installation of fire sprinklers and other
mitigating measures, where one or more residents has a lessened ability to ambulate
adequately. The use includes a Family Community Residence and a Transitional
Community Residence, but does not include any of the following:
1. Senior Citizen Apartment;

2. Individual Care Center;
3. Convalescent Care Facility/Nursing Home;
4. Facility for Transitional Living for Released Offenders;
5. Facility to Provide Testing, Treatment, or Counseling for Drug and Alcohol Abuse;
6. Hospice;
7. Sex Offender Counseling Facility;
8. Boarding House or Rooming House;
9. Any other group living arrangement for unrelated individuals who are not disabled; or
10. Any of the following, as defined by NRS Chapter 449:
a. Facilities for the Treatment of Drug and Alcohol Abuse;
b. Modified Medical Detoxification Facilities;
c. Transitional Living Facilities for Released Offenders;
d. Facility for the Treatment of Narcotics; or
e. Community Triage Center.”
The Conditional Use Regulations for this use include:
1. Except as otherwise provided in Regulations 2 and 3, a Community Residence may

not be located closer than 660 feet to any other Community Residence (measured
from property line to property line).
The proposed use does not meet this regulation as there is an existing Community
Residence approximately 455 feet southeast located at 6924 Acoma Court when
measured parcel line to parcel line.
2. Where there is a street, freeway or drainage channel at least 100 feet wide between
the proposed Community Residence and an existing Community Residence, the
minimum separation requirement is reduced to 100 feet from property line to property
line.
There are no streets, freeways or drainage channels at least 100 feet wide between
the proposed Community Residence and an existing Community Residence;
therefore, this regulation is not applicable.
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SUP-75838 [PRJ-75806]
3. When the population of proposed Community Residence is of such a nature that its
location must be kept confidential for it to function successfully, such as a Community
Residence for victims of domestic abuse, the minimum separation requirements set
forth in Regulations 1 and 2 above shall not apply.
This regulation is not applicable as the proposed use is not a residence for victims of
domestic abuse.
4. A maximum of 2 persons who function as facility operator or support staff may reside
in a Community Residence without being counted toward the 10-resident limit
established for that use. Resident operator/support staff in excess of 2 shall be
counter toward the 10-person limit.
The applicant has proposed one to two staff members onsite for the anticipated ten
residents.
5. A Community Residence shall comply with all public health and safety requirements
including all Building and Fire Code requirements for the dwelling type in question.
This is a Condition of Approval, and will be enforced as such.
6. In Federal or State law or regulations require the proposed Community Residence to

be licensed or certified, then the applicant must obtain that required license or
certification before commencing operation of the Community Residence.
7. When located in an O, C-1 or C-2 Zoning District, a Community Residence may not
be established unless it is part of a mixed use development.
This Condition of Approval is not applicable as the subject site is zoned R-1 (Single
Family Residential).
8. The operator of the Transitional Community Residence:
a. Must require residents to be actively and continuously enrolled in an offsite

support program, including without limitation Alcoholics Anonymous or an
equivalent program, or
b. Must prohibit the use of alcohol and illegal drugs by residents; and
c. Upon request and with reasonable notice, must produce evidence satisfactory to
the Director or the Code Enforcement Manager residents are in compliance with
this Regulation.
This Conditional Use Regulation does not apply at this time as the applicant has
proposed this facility for an elderly clientele.
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SUP-75838 [PRJ-75806]
9. Occupancy within a Community Residence shall not be made available to any

individual whose tenancy would constitute a direct threat to the health and safety of
individuals or would result in substantial physical damage to the property of others.
The fact that a person is sentenced or referred to a Transitional Community
Residence by a judge does not, without other evidence of a person’s actual danger
to other persons or property, establish that the person is a direct threat to the health
and safety of others.
10. The Community Residence must be consistent with the scale and architectural
character of the neighborhood.
The proposed Community Residence will be carried out from an existing single family
detached dwelling. No alterations or additions are proposed; as such, the use will
retain its residential character and is in keeping with the surrounding residential area.
11. The Special Use Permit provisions of LVMC 19.12.040(B) shall not apply to
Regulations 5 through 10 above.
The Special Use Permit application was triggered by Regulation 1 which requires a
distance separation of 660 feet between Community Residence uses.
12. In case of a Special Use Permit application that is filed as a consequence of not
qualifying for conditional use treatment under Regulations 1 and 2 above, the
application must be approved unless the Planning Commission or City Council
determines that one or more of the following conditions would occur:
a. The building to be occupied as a Community Residence would be established or

modified in a manner that would make it inconsistent with the scale and
architectural character of the neighborhood.
The applicant has proposed no alterations to the exterior of the existing single
family residence, and will remain consistent with the scale and architectural
character of the neighborhood.
b. The proposed Community Residence, together with existing Community

Residences, would alter the residential character of the neighborhood by creating
an institutional atmosphere due to the concentration of the Community
Residences on a block or adjoining blocks; or
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SUP-75838 [PRJ-75806]
The proposed Community Residence has a 455-foot distance separation from a

similar use and could potentially create an institutional atmosphere due to the
concentration of Community Residences in the immediate area.
c. The application or Community Residence does not or would not comply with
Regulations 5 through 10 above.
The proposed Community Residence does not meet Regulation 10; therefore,
staff is recommending denial.
The proposed land use is a family-like living arrangement proposed for an existing
single-family residence located within an established residential neighborhood. The
proposed land use cannot be conducted in a manner that is harmonious and
compatible with the existing surrounding neighborhood due to the requested
distance separation Waiver.
proposed.
The subject site contains a 3,000 square-foot single family residence located with
an existing residential neighborhood. The proposed land use is a family-like living
arrangement for five to ten unrelated elderly individuals, as well as the support
services provided by the operator of the Community Residence. The subject site is
physically suited for the proposed Community Residence.

Antelope Way is an 80-foot wide collector road adequate in size to meet the
requirements of the proposed Community Residence which is a residential family-
like living arrangement.
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Page 909 of 1332
SUP-75838 [PRJ-75806]
The proposed Community Residence use will be subject to regular City and County
inspections for licensing and will therefore not compromise the public health, safety,
or general welfare or any objective of the General Plan.
The proposed Community Residence does not meet Condition Number One (1) of
Title 19.12. The subject site is located approximately 455 feet away from another
Community Residence. Since the subject site is not able to meet this condition, a
Special Use Permit is required. Staff does not support this request for a Special Use
Permit as the nearest existing Community Residence (6924 Acoma Court) is 455
feet from the proposed Community Residence; approval would result in a
concentration of Community Residences, potentially creating an institutionalized
atmosphere.

The Board of City Commissioners approved a request for Rezoning (Z-
0028-67) from R-E (Residence Estates) to R-1 (Single Family
Residence) on property generally located on the south side of the Las
12/20/67
Vegas Expressway (West Fremont) [now U.S. 95 Freeway], between
Rainbow Boulevard and Buffalo Drive. The Planning Commission and
staff recommended approval.
Code Enforcement processed a case (#190885) regarding a complaint
07/02/18 that major work was being done to a kitchen without permits at 125
Antelope Way. The case was resolved on 07/30/18.

CC
Page 910 of 1332
SUP-75838 [PRJ-75806]

A building permit (#4186) was issued for a 1,938 square-foot single
09/25/75 family residence at 125 Antelope Way. A final inspection was completed
12/16/75.
A building permit (#3852) was issued for a 100 square-foot patio screen
05/27/76 room addition at 125 Antelope Way. A final inspection was completed
08/11/76.
A building permit (#5344) was issued for a 392 square-foot room
04/12/78 addition at 125 Antelope Way. A final inspection was completed
01/23/80. (2332 SF total)
A building permit (#1214) was issued for a patio cover at 125 Antelope
03/24/80
Way. A final inspection was completed 05/15/80.
A building permit (#2074) was issued for a garage extension and
09/17/87 enclosure at 125 Antelope Way. A final inspection was completed
01/12/88.
A building permit (R18-09112) was issued for residential drywall
07/16/18 replacement at 125 Antelope Way. A final inspection was completed
07/19/18.
A Pre-Application Meeting was conducted where the submittal
02/14/19 requirements for a Special Use Permit were discussed with the
applicant.
Field Check
During a routine site inspection, staff observed a well maintained single
03/04/19
family residence. Nothing of concern was noted during the field check.

Site Area
Net Acres 0.19
CC
Page 911 of 1332
SUP-75838 [PRJ-75806]
Planned or Special
Designation
Subject Single Family, L (Low Density R-1 (Single Family
Property Detached Residential) Residential)
North
South
East
West

Trails N/A
Assessment)

Governing
Document
Planned Streets and
Antelope Way Major Collector 80 Y
Highways Map
CC
Page 912 of 1332
SUP-75838 [PRJ-75806]
Parking Requirement
Use Parking
Regular Regular
Units capped capped
2 Spaces
Community per
1 2
Residence Dwelling
unit.
Regular and Handicap Spaces Required 2 N/A 2 Y
CC
Page 913 of 1332
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Page 914 of 1332

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P a 9g 3eo 11f 3 3 2
AGENDA SUMMARY PAGE

SUBJECT:
VAC-75859 - VACATION - PUBLIC HEARING - APPLICANT: BP HOLDINGS, INC - OWNER:
VFR-SOUTHWESTDESERT EQUITIES, LLC - For possible action on a request for a Petition to
Vacate a 33-foot wide patent easement and a portion of the north half of Darling Road located
east of Hualapai Way, Ward 6 (Fiore) [PRJ-75736]. Staff recommends DENIAL.

RECOMMENDATION:
Staff recommends DENIAL, if approve, subject to conditions:
2. Conditions and Staff Report - VAC-75859 and SDR-75860 [PRJ-75736]
3. Supporting Documentation - VAC-75859 and SDR-75860 [PRJ-75736]
4. Photo(s) - VAC-75859 and SDR-75860 [PRJ-75736]
Page 932 of 1332

Page 933 of 1332
Page 934 of 1332
VAC-75859 and SDR-75860 [PRJ-75736]

ITEM DESCRIPTION: APPLICANT: BP HOLDINGS, INC. - OWNER: VFR-
SOUTHWEST DESERT EQUITIES, LLC
CASE REQUIRED FOR

RECOMMENDATION
NUMBER APPROVAL
VAC-75859 Staff recommends DENIAL, if approved subject to
conditions:
SDR-75860 Staff recommends DENIAL, if approved subject to VAC-75859
conditions:
** NOTIFICATION **
NOTICES MAILED 1 - VAC-75859

70 - SDR-75860
PROTESTS 0 - VAC-75859
0 - SDR-75860
APPROVALS 1 - VAC-75859
0 - SDR-75860
JB
Page 935 of 1332
VAC-75859 and SDR-75860 [PRJ-75736]
Conditions Page One
** CONDITIONS **
VAC-75859 CONDITIONS
1. The limits of this Petition of Vacation shall be the U.S. Government Patent
Easements located along the north and east sides of assessor parcel number #125-
19-401-002 and the north half of Darling Road, east of Hualapai Way.
2. A Clark County Order of Vacation to remove adjacent Clark County rights-of-way

and patent easements so that no “orphan” dedication or patent easement in Clark
County remains shall record concurrent with this Order of Vacation unless
specifically allowed in writing by Clark County.
by the Department of Public Works prior to the recordation of the Order of Vacation
for this application. Appropriate drainage easements shall be reserved if
recommended by the approved Drainage Plan/Study. The drainage study required
by SDR-75860 may be used to satisfy this requirement provided that it addresses
the area to be vacated.
4. All public improvements, if any, adjacent to and in conflict with this vacation
application are to be modified, as necessary, at the applicant's expense prior to the
recordation of an Order of Vacation.
5. Reservation of easements for the facilities of the various utility companies together
with reasonable ingress thereto and egress there from shall be provided if required.
6. All development shall be in conformance with code requirements and design

standards of all City Departments.
7. The Order of Vacation and Order of Relinquishment of Interest shall not be recorded
until all of the conditions of approval have been met provided, however, the
conditions requiring modification of public improvements may be fulfilled for
purposes of recordation by providing sufficient security for the performance thereof
in accordance with the Subdivision Ordinance of the City of Las Vegas. City Staff is
empowered to modify this application if necessary because of technical concerns or
because of other related review actions as long as current City right-of-way
requirements are still complied with and the intent of the vacation application is not
changed. If applicable, a five foot wide easement for public streetlight and fire
hydrant purposes shall be retained on all vacation actions abutting public street
corridors that will remain dedicated and available for public use. Also, if applicable
and where needed, public easement corridors and sight visibility or other easements
that would/should cross any right-of-way being vacated must be retained.
JB
Page 936 of 1332
VAC-75859 and SDR-75860 [PRJ-75736]
Conditions Page Two
8. If the Order of Vacation and Order of Relinquishment of Interest is not recorded

within one (1) year after approval by the City of Las Vegas or an Extension of Time
is not granted by the Planning Director, then approval will terminate and a new
petition must be submitted.
Planning
1. Approval of and conformance to the Conditions of Approval for Vacation (VAC-

herein.
4. A Waiver from Title 19.08.070 is hereby approved, to allow an eight-foot landscape

buffer on the south perimeter where 15 feet is required.

JB
Page 937 of 1332
VAC-75859 and SDR-75860 [PRJ-75736]
Public Works
10. An Order of Vacation, such as VAC-75859, shall record prior to the recordation of a
map or the issuance of permits for this site, whichever comes first.
11. Construct all half-street improvements meeting Current City Standards (detached
sidewalks) on Hualapai Road concurrent with the development of this site. Off-site
improvements shall also be coordinated with and approved by Clark County Public
Works based the ultimate design of the 215 on ramp at Hualapai Way. 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. Grant
appropriate Public Pedestrian Access Easements if needed.
12. Extend public sewer in Hualapai Way from Centennial Parkway to this site at a depth
and location acceptable to the Sanitary Sewer Planning Section of the Department
of Public Works.
13. 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.
Hualapai Way public right of way, if any, 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 (702-229-4836).
JB
Page 938 of 1332
VAC-75859 and SDR-75860 [PRJ-75736]
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
JB
Page 939 of 1332
VAC-75859 and SDR-75860 [PRJ-75736]
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant has proposed a Major Amendment to approved Site Development Plan
Review (SDR-73576) for the proposed expansion of the subject site and parking lot
reconfiguration for a 9,043 square-foot commercial development at 6840 North Hualapai
way.
ISSUES
• The applicant has requested a Petition to Vacate (VAC-75859) Vacate U.S.

Government Patent Easements and a portion of the north half of Darling Road located
east of Hualapai Way. Staff supports the proposed vacation of the existing U.S.
Government Patent Easement. However, staff does not support the proposed
vacation of the north half of Darling Road.
• The applicant has requested a waiver of Title 19.08.070 development standards to
allow an eight-foot landscape buffer on the south perimeter where 15 feet is required.
Staff does not support this request.
• A Major Amendment to a previously approved Site Development Plan Review (SDR-
73576) is required for the proposed expansion of the subject site onto the vacated
Darling Road alignment and parking lot reconfiguration and waiver of perimeter
landscaping. Staff does not support this request.
ANALYSIS
On November 21st, 2018 the City Council approved Site Development Plan Review (SDR-
73576) for a proposed 9,043 square-foot commercial development with a waiver to allow
buildings to not be oriented to the corner and street frontages where such is required on
2.02 acres at the southeast corner of Clark County 215 and Hualapai Way. The subject
site is located in a C-1 (Limited Commercial) zoning district, which allows for retail
shopping and personal services.
The applicant has proposed a Petition to Vacate (VAC-75859) 33-foot wide U.S.
Government Patent Easements located on the north and east perimeter of the subject
site. As the proposed vacation of the U.S. Government Patent Easements will not affect
the design of the previously approved Site Development Plan Review (SDR-73576), staff
supports the proposed vacation of the existing U.S. Government Patent Easements.
JB
Page 940 of 1332
VAC-75859 and SDR-75860 [PRJ-75736]
In addition, the applicant has requested to vacate a 30-foot wide portion of the north side
of the Darling Road right-of-way alignment, located on the south perimeter of the subject
site. As the proposed vacation of right-of-way could eliminate public street access to the
parcel to the east of the subject site and result in a landlocked parcel, staff does not
support the proposed vacation of right-of-way.
The proposed vacation of the north portion of Darling Road would result in the expansion
of the subject site onto the area of the vacated right-of-way. As a result, the parking lot
area adjacent to the southern perimeter of the site and southern landscape buffer has
been reconfigured to accommodate the expansion of the site. The applicant requested a
waiver to allow an eight-foot landscape buffer on the south perimeter where 15 feet is
required by the previously approved Site Development Plan Review (SDR-73576). Per
Title 19.16.100 the proposed waiver of required landscaping requires approval of a Major
Amendment to the previously approved Site Development Plan Review (SDR-73576).
The submitted drawings indicate that the rest of the site will remain as previously
approved with regards to building placement, building size and perimeter landscape
buffers and interior parking lot landscaping.
The proposed vacation of the Darling Road right-of-way could eliminate public street
access to the parcel to the east of the subject site and result in a landlocked parcel. Staff
has determined that the applicant’s proposal is not harmonious with the surrounding
properties in the area; therefore, staff recommends denial of the proposed vacation and
associated Major Amendment to the previously approved Site Development Plan Review
(SDR-73576).
FINDINGS (VAC-75859)
We present the following information concerning this request to vacate certain public street
ROW:
A. Does this vacation request result in uniform or non-uniform right-of-way

widths? Yes, it will result in a non-standard right-of-way width unless a reciprocal
vacation for the south half of Darling Road is processed through Clark County.
B. From a traffic handling viewpoint will this vacation request result in a reduced
traffic handling capability? Possibly, as the property to the east is currently
owned by the Bureau of Land Management (BLM) land and it is unclear at this
time how it will develop once it is sold.
C. Does it appear that the vacation request involves only excess right-of-way?
No, it is for right-of-way which the developer hopes to incorporate into their site.
JB
Page 941 of 1332
VAC-75859 and SDR-75860 [PRJ-75736]
D. Does this vacation request coincide with development plans of the adjacent
parcels? Yes, SDR-75860.
E. Does this vacation request eliminate public street access to any abutting
parcel? Yes to the east.
F. Does this vacation request result in a conflict with any existing City
requirements? Yes, access to adjacent property which could result in a land
locked parcel.
G. Does the Department of Public Works have an objection to this vacation

request? Yes.
The Department of Public Works and Department of Planning are opposed to this Petition
of Vacation, as the elimination of a portion of the Darling Road right-of-way could eliminate
public street access to the parcel to the east of the subject site and result in a landlocked
parcel.

As the proposed vacation of the Darling Road right-of-way could eliminate public
street access to the parcel to the east of the subject site and result in a land locked
parcel, staff has determined that the proposed Major Amendment to approved Site
Development Plan Review (SDR-73576) and associated waiver of landscaping is
not harmonious with the surrounding developments in the area.
The development as proposed does not meet perimeter landscaping requirements

on the south perimeter of the site. The applicant has requested a Waiver of this
requirement to allow an eight-foot landscape buffer where 15 feet is required by the
previously approved Site Development Plan Review (SDR-73576), which staff does
not support.
JB
Page 942 of 1332
VAC-75859 and SDR-75860 [PRJ-75736]

Access to the site is from Hualapai Way, a 150-foot wide Freeway/Expressway as

designated on the Master Plan of Streets and Highways, and Darling Road, a 60-
foot right-of-way. The driveway into the site from Hualapai Way is nearer to the
Darling Road intersection than allowed and may require a deviation from the City
Traffic Engineer. Access design is not anticipated to negatively affect traffic in the
vicinity.
Building and landscape materials remain consistent with the previously approved
Site Development Plan Review (SDR-73576).

The proposed building elevations remain consistent with the previously approved
Site Development Plan Review (SDR-73576), which will be harmonious and
compatible with the proximate environment.
Site development is subject to building permit review and inspection, thereby

protecting the health, safety and general welfare of the public.

The City Council approved the Annexation (ANX-12215) of 207.83 acres
generally located north of Centennial Parkway between Shaumber Road
02/07/07 and Fort Apache Road, including Centennial High School on the west side
of Hualapai Way. The Planning Commission and staff recommended
approval. The annexation became effective 02/15/07.
JB
Page 943 of 1332
VAC-75859 and SDR-75860 [PRJ-75736]

Department of Planning staff denied a request for a Minor Site
Development Plan Review (SDR-35394) for the installation of an 80-foot
09/24/09 tall Wireless Communication Facility, Stealth Design (Monopine) on
property located at the northeast corner of Darling Road and Hualapai
Way.
A neighborhood meeting was held to discuss a proposed commercial
06/20/18 development at the southeast corner of Clark County 215 and Hualapai
Way. An application was not submitted for this design of the project.
(GPA-73572) from R (Rural Density Residential) to SC (Service
Commercial) at the southeast corner of Clark County 215 and Hualapai
Way. The Planning Commission and Planning Department Staff
The City Council approved a request for Rezoning (ZON-73573) from U
(Undeveloped) [R (Rural Density Residential) General Plan Designation]
to C-1 (Limited Commercial) at the southeast corner of Clark County 215
and Hualapai Way. The Planning Commission and Planning Department
Staff recommended approval.
The City Council approved a request for Special Use Permit (SUP-73574)
11/21/18
for a proposed 3,043 square-foot Beer/Wine/Cooler Off-Sale
Establishment use with a waiver to allow a 385-foot distance separation
from a school where 400 feet is required at the southeast corner of Clark
County 215 and Hualapai Way. The Planning Commission and Planning
Department Staff recommended approval.
The City Council approved a request for Site Development Plan Review
(SDR-73576) to allow a proposed 9,043 square-foot commercial
development with a waiver to allow buildings to not orient to the corner
and street frontages where such is required at the southeast corner of
Clark County 215 and Hualapai Way. The Planning Commission and
Planning Department Staff recommended approval.


There are no relevant building permits or business licenses related to this request.
JB
Page 944 of 1332
VAC-75859 and SDR-75860 [PRJ-75736]
A pre-application meeting was held with the applicant to discuss
12/11/18
proposed amendments to an approved commercial development.
A neighborhood meeting was held to discuss a proposed commercial
06/20/18 development at the southeast corner of Clark County 215 and Hualapai
Way. An application was not submitted for this design of the project.
Field Check
The site is undeveloped. It slopes down from west to east and from
north to south, as it is adjacent to the Hualapai Way on-ramp to Clark
02/28/19
County 215. Improvements to Hualapai Way are incomplete, and there
are no improvements to Darling Road.

Site Area
Net Acres 2.02

Property District
19.12 Designation
Subject SC (Service C-1 (Limited
Undeveloped
Property Commercial) Commercial)
North CC 215 ROW ROW (Right-of-Way) ROW (Right-of-Way)
R-E (Rural Estates
RL (Residential Low)
South Undeveloped Residential) – Clark
– Clark County)
County
R (Rural Density
East Undeveloped U (Undeveloped)
Residential)
PR-OS
West Undeveloped (Parks/Recreation/ C-V (Civic)
Open Space)
JB
Page 945 of 1332
VAC-75859 and SDR-75860 [PRJ-75736]

Trails N/A
N/A
Assessment)
Pursuant to Site Development Plan Review (SDR-73576), the following standards

apply:
Min. Lot Size 87,991 SF 87,991 SF N/A
Min. Setbacks
Max. Building Height 31 Feet 31 Feet N/A
Screened, Gated, w/ a Screened, Gated, w/
Trash Enclosure Y
Roof or Trellis a Roof or Trellis
Mech. Equipment Screened Parapet screened Y
JB
Page 946 of 1332
VAC-75859 and SDR-75860 [PRJ-75736]
Pursuant to Site Development Plan Review (SDR-73576), the following standards

apply:
Ratio Trees
Buffer Trees:
Min. Zone Width
6’ wall along
Wall Height 6 to 8 Feet Adjacent to Residential Y
east PL
*The applicant has requested a Waiver to allow an eight-foot landscape buffer on the south
perimeter where 15 feet is required.

Governing
Document
Freeway/
Hualapai Way Title 13 80-86 N
Expressway
JB
Page 947 of 1332
VAC-75859 and SDR-75860 [PRJ-75736]
Parking Requirement
Use Parking
Regular Regular
Units capped capped
General
Retail Store, 1 space
6,043 SF 35
Other Than per 175 SF
Listed
1 space
1,200 SF
per 50 SF
seating
seating
and waiting
and waiting
Restaurant 33
plus 1
1,800 SF
space per
remaining
200 SF
BOH
remaining
Loading Less than
9,043 SF 1 1 Y
Spaces 10,000 SF
Waivers
To allow an eight-foot
A 15-foot landscaping buffer landscape buffer
is required along all rights-of- along the south Denial
way. perimeter where 15
feet is required.
JB
Page 948 of 1332
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Page 949 of 1332

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ƆⓈ●╗ǲ7ㅡㄦｘฌ
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ՁAƆ7ЋǲḚAƆⓒ7ЌЋ7ฎɱ‫̶ ں‬ㄦฌ
ӧՙｘธỏ7ฎ″″ֱɱㄦ̶ㄦฌ
Page 951 of 1332

ОŴผ㌱֭к7ҜŴऑ7bγ֭㌱ 7Ő֭ऑਙผ‫ש‬
bкħ่֭‫̬ש‬7 Оผ֭ऑŴผ֭₡7⇡ੂ̬
bкħ่֭‫ש‬7 Оผ֭ऑŴผ֭ผ
bкħ่֭‫ש‬7bਙこऑŴ่ੂ7 ùਙ—ผ7bਙこऑŴ่ੂ7ЌŴこ֭
A₡₡ผ֭⎯⎯7‫ں‬7 ‫ں‬ธ̶7ҜŴħ่7Ɔ‫ש‬ผ֭֭‫ש‬
ＣŴ‫̬֭ש‬7‫゜ں‬ธㄦ゜ธｘ‫ں‬ɱ7ธ̬ｘฎ̬ｘｘ7ОҜ
ОŴผ㌱֭к7ЌŴこ̬֭7Ɔħ‫֭ש‬7‫ں‬7ֱ7Оผਙऑ֭ผ‫ੂש‬7̬7‫ں‬7
Ｃ֭⎯㌱ผħऑ‫ש‬ħਙ่̬7
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ǲ่Ŵ⇡к֭7こŴऑ㌱γ֭㌱>7Ŵ㌱ผਙ⎯⎯7㌱γਙผ₡̬7@Ŵк⎯֭7
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77 7
Ɔ֭‫ف‬こ่֭‫ש‬ 7‫̬ں‬7Ձħ่֭7 7
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77 7
Ɔ֭‫ف‬こ่֭‫ש‬ 7ธ̬7Ձħ่֭7 7
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77 7
Ɔ֭‫ف‬こ่֭‫ש‬ 7̶̬7b—ผ‫֭ﭨ‬7 7
Ձ่֭‫שف‬γ̬7ㅡՙ㈠ՙɱƥ7 ŐŴ₡ħ—⎯̬7ㄦｘ㈠ｘｘƥ
Ｃ֭к‫ש‬Ŵ̬7ㄦㅡ¤ㅡㄦƥㄦฎफ7 ╗Ŵ่‫̬ש่֭ف‬7ธㄦ㈠ɱｘƥ
bγਙผ₡̬7ㅡㄦ㈠ɱɱƥ7 bਙ—ผ⎯̬֭7Ќㅡㅡ¤7ธฎƥ7ㄦՙफǲ
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77 7
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77 7
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77 7
Page 952 of 1332

Ɔ֭‫ف‬こ่֭‫ש‬ 7″̬7Ձħ่֭7 7
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Ќਙผ‫ש‬γ̬7ฎｘɱⓒ̶ｘ̶㈠ՙ̶‫ںں‬ƥ7 ǲŴ⎯‫̬ש‬7ՙ̶ㄦⓒՙㅡㅡ㈠ՙㅡՙธƥ
77 7
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Page 953 of 1332

Page 954 of 1332

A㈠О㈠Ќ㈠̬ฌ
Ќฌ
ＣŐAÛЌ7Աù̬ฌ ОŐḶİǲb╗̬ฌ
ՁǲḚǲЌＣ̬ฌ bĠǲbìǲＣ7Աù̬ฌ ОŐḶİǲb╗7Ќਙ̬ฌ
ƆbAՁǲ̬ฌ ＣA╗ǲ̬ฌ
ΎǲЌ●╗Ġ7ǲЌḚ●ЌǲǲŐ●ЌḚฌ
ǲǲŐ●ЌḚ
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A ＣŐ●Ћǲ
ƆⓈ●╗ǲ7ㅡㄦｘฌ
ㄦ
ՁAƆ7ЋǲḚAƆⓒ7ЌЋ7ฎɱ‫̶ ں‬ㄦฌ
ӧՙｘธỏ7ฎ″″ֱɱㄦ̶ㄦฌ
Page 955 of 1332

ОŴผ㌱֭к7ҜŴऑ7bγ֭㌱ 7Ő֭ऑਙผ‫ש‬
bкħ่֭‫̬ש‬7 Оผ֭ऑŴผ֭₡7⇡ੂ̬
bкħ่֭‫ש‬7 Оผ֭ऑŴผ֭ผ
bкħ่֭‫ש‬7bਙこऑŴ่ੂ7 ùਙ—ผ7bਙこऑŴ่ੂ7ЌŴこ֭
A₡₡ผ֭⎯⎯7‫ں‬7 ‫ں‬ธ̶7ҜŴħ่7Ɔ‫ש‬ผ֭֭‫ש‬
ＣŴ‫̬֭ש‬7‫゜ں̶゜ں‬ธｘ‫ں‬ɱ7‫ں̬ں‬ｘ̬ｘｘ7ОҜ
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77 7
Ɔ֭‫ف‬こ่֭‫ש‬ 7‫̬ں‬7Ձħ่֭7 7
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77 7
Ɔ֭‫ف‬こ่֭‫ש‬ 7ธ̬7b—ผ‫֭ﭨ‬7 7
Ձ่֭‫שف‬γ̬7̶ɱ㈠ธฎƥ7 ŐŴ₡ħ—⎯̬7ธㄦ㈠ｘｘƥ
Ｃ֭к‫ש‬Ŵ̬7ɱｘ¤ｘ‫ں‬ƥ̶″फ7 ╗Ŵ่‫̬ש่֭ف‬7ธㄦ㈠ｘ‫ں‬ƥ
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77 7
Page 956 of 1332

Ɔ֭‫ف‬こ่֭‫ש‬ 7̶̬7Ձħ่֭7 7
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77 7
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77 7
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77 7
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Page 957 of 1332

Page 958 of 1332
Page 959 of 1332
Page 960 of 1332
Page 961 of 1332
P a 9g 6eo 21f 3 3 2
Page 963 of 1332

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AGENDA SUMMARY PAGE

SUBJECT:
SDR-75860 - SITE DEVELOPMENT PLAN REVIEW RELATED TO VAC-75859 - PUBLIC
HEARING - APPLICANT: BP HOLDINGS, INC - OWNER: VFR-SOUTHWESTDESERT
EQUITIES, LLC - For possible action on a request for a Major Amendment to a previously
approved Site Development Plan Review (SDR-73576) FOR A PROPOSED 9,043 SQUARE-
FOOT COMMERCIAL DEVELOPMENT on 2.02 acres at 6840 North Hualapai Way (APN 125-19-
401-002), C-1 (Limited Commercial) Zone, Ward 6 (Fiore) [PRJ-75736]. Staff recommends
DENIAL.

RECOMMENDATION:
Page 964 of 1332

Page 965 of 1332
Page 966 of 1332
P a 9g 6eo 71f 3 3 2
P a 9g 6eo 81f 3 3 2
SDR 75860
BP Holdings, Inc.
SWC CC-215 & Hualapai Way

Proposed 9.043 thousand square foot retail development.
RATE/#
First Proposed Use DESCRIPTION #UNIT UNIT TOTAL

SUPER CONVENIENCE MARKET/GAS STATION
AM Peak Hour 3.043 83.14 253
[1000 SF]
RATE/#
Second Proposed Use DESCRIPTION #UNIT UNIT TOTAL

AM Peak Hour SHOPPING CENTER [1000 SF] 4 0.94 4
RATE/#
Third Proposed Use DESCRIPTION #UNIT UNIT TOTAL

AM Peak Hour FAST-FOOD W/ DRIVE THRU [1000 SF] 2 40.19 80
RATE/#
Total Proposed Use DESCRIPTION #UNIT UNIT TOTAL

AM Peak Hour SHOPPING CENTER [1000 SF] 9.043 0.94 337
Hualapai Way
PM Peak Hour 267
Centennial Parkway
PM Peak Hour 275
Page 969 of 1332

Adjacent street ADT
Capacity
Hualapai Way 35,490
Centennial Parkway 16,380
This project will add approximately 3,642 trips per day on Hualapai Wy. and Centennial Pkwy. Currently, Hualapai is at about
9 percent of capacity and Hualapai is at about 26 percent of capacity. With this project, Hualapai is expected to be at about
20 percent of capacity and Centennial is expected to be at about 48 percent of capacity.
Based on Peak Hour use, this development will add into the area roughly 337 additional cars, or about eleven every two
minutes.
Page 970 of 1332

AGENDA SUMMARY PAGE

SUBJECT:
TXT-75815 - TEXT AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER: CITY OF LAS
VEGAS - For possible action on a request to remove and replace LVMC Title 19.09 Form-Based
Code with an updated version of LVMC Title 19.09 Form-Based Code, amend the LVMC Title 19
Appendix F Interim Downtown Las Vegas Development Standards as applicable, and to provide
for other related matters. Staff recommends APPROVAL.
THIS ITEM WILL BE FORWARDED TO CITY COUNCIL IN ORDINANCE FORM
RECOMMENDATION:
1. Proposed Amendments and Staff Report
Page 971 of 1332

TXT-75815

ITEM DESCRIPTION: APPLICANT/OWNER: CITY OF LAS VEGAS
** STAFF RECOMMENDATION **
CASE REQUIRED FOR

RECOMMENDATION
NUMBER APPROVAL
TXT-75815 Staff recommends APPROVAL.
** NOTIFICATION **
NEIGHBORHOOD ASSOCIATIONS NOTIFIED N/A
NOTICES MAILED Newspaper Notification Only
PROTESTS 0
APPROVALS 0
LM
Page 972 of 1332
TXT-75815
Proposed Amendments Page One
** PROPOSED AMENDMENTS **
1. LVMC Title 19 is hereby amended by removing LVMC Chapter 19.09 Form-Based

Code in its entirety and replacing it with an updated version of LVMC Chapter
19.09 Form-Based Code, as shown in Exhibit B.
LM
Page 973 of 1332
TXT-75815
** STAFF REPORT **
PROJECT DESCRIPTION
This Text Amendment request is for the discussion and possible action to amend the
LVMC Title 19, Unified Development Code (UDC) of the City of Las Vegas to update
LVMC Chapter 19.09 Form-Based Code by removing the current Chapter 19.09 in its
entirety, and replacing it with a newer version of LVMC Chapter 19.09 Form-Based Code
that has been developed between September 2018 and February 2019.
ANALYSIS
This Text Amendment replaces the LVMC Chapter 19.09 Form-Based Code (FBC) with an
updated version of LVMC Chapter 19.09 Form-Based Code. The Vision 2045 Downtown
Masterplan envisions update development standards for the 12 downtown districts through
an innovative approach to zoning: Form-Based Code. Due to the significant amount of
surveying, public input, and background analysis necessary to carry on such a
comprehensive update of development standards, the implementation of this code update
is meant to be achieved on a district-by-district basis, This standards’ update began in the
Las Vegas Medical District Pilot Area, where since January 16th, 2019, properties have been
regulated by LVMC Chapter 19.09 Form-Based Code. This Pilot is still under the monitoring
of the Planning Department, and although no site development plan has been approved
under the new FBC to date, staff has been coordinating with potential projects applicants
and collecting their feedback on the FBC.
One of the primary reasons for this text amendment is the maintenance and refinement of
a complex document, the first of its kind in Nevada, which staff is currently testing for
performance. Following its January 16th adoption, staff began reviewing the FBC in its
entirety, and collecting comments from the public on specific standards. As a result, this
amendment modifies certain language provided in the FBC to fix minor inconsistencies,
clarify language, and ensure harmonious co-existence of the FBC within the Title 19 UDC
(Unified Development Code).
This amendment also includes new provisions, Transect Zones, and a Thoroughfare Plan
that have been drafted by Lisa Wise Consulting, a leading firm specialized in Form-Based
Code drafting and development. These new provisions, Transect Zones, and the
Thoroughfare Plan, have been created based on the needs and opportunities of the
Fremont East District. The new Transect Zones applicable to Fremont East have been
publicly available since February 6, 2019, along with the proposed Regulating Map that
shows where such districts are proposed. This Fremont East Form-Based Code Update
and the Regulating Plan are currently in the public comment period, and Staff is collecting
feedback from residents and stakeholders to refine and enhance these documents. The
proposed FBC Land Use Designation will allow for the Fremont East Code update and
Rezoning to be implemented in the area.
LM
Page 974 of 1332
TXT-75815
Although the majority of this proposed LVMC Chapter 19.09 update is consistent with the
standards adopted by the City Council with Ordinance #6649, all changes, edits, and
additions proposed with this amendment are marked by red coloring within Exhibit B.
Additionally, the Staff Report is hereby including a table which tracks all deletions and
additions to the document (see Table below).
FINDINGS
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 Vision 2045 Downtown Las
Vegas Masterplan; and with the City of Las Vegas Redevelopment Plan. It is a key step
to move towards the adoption of a Form-Based Code for the twelve districts of Downtown
Las Vegas, which began with the Pilot area of the Las Vegas Medical District in January
2019. The 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. The FBC designation allows for zoning districts, or transect zones, that
were carefully drafted by taking into consideration the specific context of the Fremont East
neighborhood, and by conducting surveys, analysis, and outreach to stakeholders.
This amendment will accomplish the following:
1. Include three additional Transect Zones that have been drafted based on the
Fremont East District context and the vision set by the Downtown Masterplan for
future development within the area.
2. Include a new Subsection dedicated to standards specific to Fremont East that will
incentivize adaptive reuse of historic hotels and motels.
3. Introduces standards related to in-lieu fees that would substitute provision of Open
Space on-site.
4. Introduces a Thoroughfare Plan for the Fremont East District.
5. Introduces a Community Benefits Program that provides a height bonus for
developments that include a portion the units to be offered for rent below market
rate.
6. Updates language and provisions within the Chapter based on the feedback
received from applicants, residents, and staff during the implementation of the Las
Vegas Medical District Pilot of the Form-Based Code.
Staff considers the proposed amendment as a compelling amendment to promote the five
“Big Ideas” envisioned in the Vision 2045 Downtown Masterplan: 1) Diversify the
Economy; 2) Create Mixed-use Hubs; 3) Create Streets for People; 4); A Greener
Downtown; and 5) Expedite Implementation.
Staff recommends approval of this Text Amendment.
LM
Page 975 of 1332
TXT-75815
The Planning Department launched the outreach efforts related to the
Fremont East Code update by hosting an Open House at 508 Fremont
Street. During this meeting, attendees were able to comment on the draft
“Vision Statement” for the District, which was later used by City Staff and
Lisa Wise Consulting to draft the standards that will update the Form-Based
Code based on the Fremont East neighborhood context. Several pictures of
10/12/18
existing buildings located in the area were presented, and the residents were
able to comment on which building types they liked the most.
Start: 5:00 p.m. End: 7:00 p.m.

City Staff organized an early pop-up event at 1126 Fremont Street. During
this event, Staff was able to share informational material on the Fremont
East FBC project, re-direct attendees to the material available on the
01/17/19 dedicated website, and inform the residents of the area about the Code.
Start: 7:30 a.m. End: 9:30 a.m.

The Planning Department hosted an informal outreach series of events
called “Community Conversations”, which were hosted by two businesses
located within the District. Staff was able to share the document of the Form-
Based Code Fremont East Update, a Draft Regulating Plan, and discuss the
timeline and next steps for implementing a Code update in the District.

Start: 5:00 p.m. End: 7:00 p.m.

01/29/19
Start: 4:30 p.m. End: 6:30 p.m.
and
02/06/19
Meeting results:
• Attendees expressed concern over preserving the unique character of
the neighborhood by facilitating the use and rehabilitation of historic
properties, such as the Hotels/Motels located along the Fremont East
Corridor. Attendees expressed interest in the relationship between the
city’s Innovation District and the Code update, and praised the
concept of fostering a greater relationship between the streets,
multiple transportation options, and the buildings.
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• Attendees expressed interest in the relationship between the
city’s Innovation District and the Code update, and praised the
concept of fostering a greater relationship between the streets,
multiple transportation options, and the buildings.
A Neighborhood meeting was held in the Historic 5th Street School

Auditorium. The meeting was notified via letters to all affected property
owners and property owners within a 1000-foot radius buffer around
the subject properties.
Start: 5:30 p.m. End: 7:00 p.m.
Attendees: 5 City Staff (Applicant), 59 Members of the Public.
Meeting results:
• Staff delivered a presentation on the Form-Based Code initiative and
its impact on the subject properties. The presentation is available at
03/14/19 the project website www.formbasedcode.vegas
• Following Staff’s presentation, an open Q&A session was held.
• Following the general Q&A session, staff members were available at
five different stations equipped with maps and handouts to answer
questions specific to the attendees’ properties.
Overall, the public was supportive of an initiative that fosters a complete,

walkable neighborhood and provides services and amenities for the
current and future residents of the Fremont East District. A number of
residents of the area expressed concern over vacant properties along
Fremont East and their related problems; they inquired about the
possible benefits that the FBC would bring to the area.
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Section Subsection Page Edit
19.09.010 Preamble 19.09.010.E Organization of Replaced "Applicability" with "Intent"

the Form-Based 5
Code Replaced " Building Types" with "Standards"
19.09.020 Purpose and Purpose of the
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19.09.020.B 9 Deleted "Vision 2045 Downtown Las Vegas Master Plan" (first usage already indicated in 19.09.010)
Intent Form-Based Code
19.09.020.D Applicability Deleted "In the manner described by this Section"
Deleted "only as and when is rezoned to the FBC designation established by this Chapter. In addition,
provisions of this Chapter that apply to the process of rezoning property to the FBC….shall apply to
the application and processing thereof. It is intended that"
12 Deleted "designation"
Deleted "generally located west of the I-15 right of way to Rancho Drive, between Alta Drive and
Charleston Boulevard"
Added "The provisions of the Chapter apply to all property with a Transect Zone designation. The City
will begin the process of implementing the FBC with a pilot area located within the Las Vegas Medical
District (see Figure 19.09.020. B-1)".
19.09.030 Administration - - 13 Added " Review" to Side Development Plan Review Section Title
and
Subdivision of
Procedures 19.09.030.D 14 Replaced "shall apply" with "applies"
Land
19.09.030.M Miscellaneous 15 Added "Permits" to subsection title
Replaced "are included in LVMC Chapter 19.18 (Definitions and
19.09.030.R Definitions 16
Measures)" with "are defined in Section 19.09.110 (Form-Based Code Definitions"
19.09.040 Specific to 19.09.040 - Deleted "Vision 2045" (first usage of Downtown Master Plan already indicated in 19.09.010)
Districts
Added "Southern Nevada Regional Planning Coalition" before abbreviation for first usage
Moved intent/intro language from "Additional Landscaping Standards" to the beginning of the
Subsection
Deleted "The purpose of"
17 Added "is intended"
Deleted "and planting requirements"
Added "allowed"
Replaced "have been developed to be" with "are"
Replaced "as expressed in" with "of"

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Replaced "conform to the standards provided below" with "must be in compliance with this
Subsection"
Deleted "in"
19.09.040.C-1 Symphony Park 21 Added " See Symphony Park Design Standards"
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19.09.040.I Fremont East Added "Historic Hotels and Motels - Adaptive Reuse Standards" and "Micro Community Standards"
District
Added "a. Purpose
Hotels and motels located in the Fremont East District are the foundation of the City’s tourism
economy. Adaptive reuse is an important aspect of development in the Fremont East District as it
contributes to the historic character of the area. The purpose of these standards is to allow for a
change of use of existing vacant or abandoned hotel or motel buildings on Fremont Street, and the
property on which they are located, into new and more productive residential or commercial uses.
b. Applicability
These additional standards apply to existing hotels and motels or to features of these hotels or
motels such as signs, that have been designated as Historic Landmarks, Districts, Sites, Buildings,
Structures, or Objects in compliance with LVMC Section 19.10.150.I (Designation of Historic
Landmarks, Districts, Sites, Buildings, Structures, and Objects) located in the T5 Main Street (T5-MS),
T4 Main Street (T4-MS), and T4 Corridor (T4-C) Zones.
22 c. Allowed Uses
i. In addition to the land use types listed in Table I (Use Types) of the Zones listed in paragraph b
(Applicability)
above, the Director may determine that a use not listed in Table I is allowed either within the
building(s) or on the property if it is listed in LVMC Section 19.12.010 (Land Use Tables), it supports
the purpose and intent of the Zone, and it is consistent with the goals and policies of the Downtown
Master Plan. ii. The Director may also determine that a use not listed in LVMC Section 19.12.010
(Land Use Tables) is allowed either within the building(s) or on the property if the use supports the
purpose and intent of the Zone and is consistent with the goals and policies of the Downtown Master
Plan, subject to issuance of a Temporary Commercial Permit under LVMC Section 19.16.160
(Temporary Commercial Permit).
d. Use Specific Standards
Refer to LVMC Section 19.12.070 (Permissible Use Descriptions and Applicable Conditions and
Requirements) for the standards applicable to specific uses.
19.09.040.K Las Vegas Added "Las Vegas Medical District (LVMD)" abbreviation to first usage of within Subsection
Medical District
Deleted "harmonious and"
Deleted "the"
23 Added "City"
Changed "provided" to "provides" (and revised other verbiage to match)
Deleted "Over time"

Deleted "It is the intent of"
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Changed "section" to "Subsection" where appropriate

Added "is intended to provide regulations that"
Deleted "to"
Added "and enhance the effective components of the Las Vegas Medical District Plan"
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Deleted "these traits of the LVMD, and to further this goal the following landscaping standards shall
apply:"
Deleted "the"
Replaced "will be" with "are"
Deleted "To support the long term development of the LVMD"
Added "Chapter" in appropriate cross-references
Deleted "In order"
Added "(Form-Based Code)"
Deleted "Title"
Deleted "provisions"
Deleted "Form-Based Code"
Deleted "the provisions contained in"
Replaced "and" with "or"
Replaced "provisions" with "standards"
Deleted "and plazas Public open space,"
Deleted "These spaces"
Added "must be"
Replaced "as well as" with "and"
Deleted "Commercial developments shall provide"
Replaced "provide" with "include"
Added "must be provided according to the following guidelines (see Figure 19.09.040.K-1 below)"
Added "detailed"
Deleted "for such areas"
Deleted "Such areas must be provided according to the following guidelines (see Figure 19.09.040.K-1
below):"
Deleted "such"

Deleted "proposed"
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Replaced "Developments shall provide" with "A minimum of"

Added "area"
Added " must be provided"
Replaced "such" with "civic"
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Replaced "will be" with "is"
Replaced "the ones set forth" with "those"
Replaced "provision which is more restrictive or imposes higher standards or requirements shall
apply" with "most restrictive standard applies"
19.09.040.O Symphony Park Added Subsection
District (new) 25
Added " See Symphony Park Design Standards"
19.09.050 Transect Zone 19.09.050.B Applicability All instances of "Civic Space" replaced with "Open Space"
Standards 27
19.09.050.D Transect Zones Added "The photographs in this Section are illustrative only and not regulatory." and created
Overview numbered list
Replaced "Use Types" with "allowed uses"
28
Added "Arcade, Gallery and"
Added "uses"
29
Added "uses"
28-
Added "No Blank walls or planes" to Desired Form tables
31
Added "Urban Core Zone T6-UC"
Added "Attached"
Added " Large lot width"
Added "Large footprint and lot coverage"
Added "No blank walls or planes"
28 Added" "Buildings placed at or near the edge of the right-of-way
Added " Diverse mix of building frontages"
Added "Small to no setbacks"
Added "5-20 stories"
Added "Ground floor commercial or service uses with a mix of commercial, residential, service and/or
office uses on upper stories"

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Added "To reinforce and enhance the downtown urban core and provide the highest-intensity
vibrant, compact, walkable urban environment. A variety of building types with active pedestrian
street facades and a diverse range of uses supported by active ground floor frontages. A wide range
of regional- center appropriate uses as well as, employment, retail, services, civic, or public uses"
Added T4 Main Street
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Added "Attached or detached"
Added "Medium lot width"
Added" "Buildings placed at or near the edge of the right-of-way
Added "Diverse mix of building frontages, mostly Arcade, Gallery, and Shopfront"
Added "Small to no setbacks"
Changed "2 to 5 stories"
Added "Ground floor commercial or service uses with a mix of commercial, residential, service,
and/or office uses on upper stories."
Added "To provide a compact and walkable urban environment with building types that can
accommodate a diverse range of uses. A range of small to medium building types allows for mainly
active pedestrian street facades. The flexible nature of the building types is
intended to encourage revitalization and investment. This zone also supports public transportation
alternatives."
Added T4 Neighborhood Zone
30
Added "Attached or detached"
Added "Medium lot width"
Added "Small to medium footprint and lot coverage"
Added" "Buildings placed at or near the edge of the right-of-way"
Added "Primarily stoop, dooryard, forecourt, Shopfront at corners, or Porches"
Added "Medium setbacks"
Added "Max 3 stories"
Added "Primarily multi-unit residential uses with

smaller neighborhood-supporting uses
at appropriate locations."
Added "To reinforce established neighborhoods in walkable urban areas. Neighborhoods will evolve
through the use of small to medium building footprints and medium intensity building types to
achieve a compact urban form that accommodates a variety of urban
housing choices. This zone also supports public transportation alternatives."
All appropriate

Added new footnote for "Hotel, Motel or Hotel Suites"
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Subsections Added "Micro Community" as a use with new footnote

Revised language in appropriate footnotes
Revised indentation levels of Table F "Building Form Standards"
Revised "May encroach into the street ROW up to a maximum of 5 ft, subject to approval of an
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Encroachment Agreement by the Public Works Director" footnote
Deleted "Buildings must meet setback requirements independent of lot coverage requirements"
footnote
Deleted "." after cross-references to Table I
Added "Allowed frontage types are described in Table G (Frontages)"
19.09.050.E.004 T6 Urban Core
33 NEW IN ENTIRETY
Zone (T6-UC)
19.09.050.E.008 T6 Urban General 41 Added " No blank walls or planes"
Zone (T6-UG)
Added "Accessory Structure…..
42 Added "Multiple courtyards must be connected through and between buildings where feasible".
Added "Courtyards must be accessible from the primary thoroughfare where feasible".
43 Added ... pocket plaza " is appropriate"
Added "1-5 stories min 5/5/0/0/ft"
Added "1-5 stories max 10/10/10/--ft"
Added "6-10 stories min 10/10/0/5ft"
44
Added "10+ stories min 20/20/0/5ft"
Changed Accessory "Building" to Structure"
Added "above curb"
Added “The primary building entrance must be located to face
a primary thoroughfare or be connected to a primary
thoroughfare through an Open Space type consistent with
Section 19.09.080 (Open Space Standards)."
Added Shopfront, awning, balcony, bay window, or projecting shade structure not allowed interior
45 side and rear
Added Signage not allowed Interior or Rear
Added Driveways not allowed interior side
Added "Mechanical and Utility Equipment" only allowed at rear
Added “All mechanical and utility equipment must be screened from view from the street".
46 Added "Public [Park] or…"

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Added "Sustainable Infrastructure" permitted in both T6-UG and UG-L

Added Sub-Zone permitted uses: Schools Not permitted, Beer/Wine/Cooler…Off-Sale Not permitted,
Beer/Wine/Cooler On-Sale Not permitted, Mixed-use Conditional, Liquefied Petroleum Special Use.
All others remain same in Sub-Zone
48 Added "and may include pools and amenity decks".
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19.09.050.E.012 T5 Maker Zone Added "utilizing"
(T5-M) 49
Added "No blank walls or planes"
50 Added "appropriate"
51
Added "above curb"
52
Added "Hotel, Motel or Hotel Suites" as permitted use
53 Added "Hotel, Residence" as Special Use
Added "Sustainable Infrastructure" as permitted use
19.09.050.E.016 T5 Corridor Zone 57 Added "vehicular"
(T5-C)
Added "Pedestrian"
Added "above curb"
60 Added “The primary building entrance must be located to face
61
62
Added "Public [Park] or…"

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19.09.050.E.020 T5 Main Street Added "No blank walls or planes"

Zone (T5-MS) 65
Changed stories minimum to 3
Added "Pedestrian"
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68
Added "above curb"
Added “The primary building entrance must be located to face
69
Added Driveways not allowed interior side, allowed at rear
71 Added "Sustainable Infrastructure" as permitted use
19.09.050.E.024 T5 Neighborhood Added "Pedestrian"
Zone (T5-N)
78
Added "above curb"
Added “The primary building entrance must be located to face a primary thoroughfare or be
connected to a primary thoroughfare through an Open Space type consistent with Section 19.09.080
(Open Space Standards)."
79

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19.09.050.E. T4 Corridor Zone Added "Pedestrian"
028 (T4-C)
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85
Added "above curb"
Added “The primary building entrance must be located to face a primary thoroughfare or be
connected to a primary thoroughfare through an Open Space type consistent with Section 19.09.080
(Open Space Standards)."
86 Added Shopfront, awning, balcony, bay window, or projecting shade structure not allowed interior
side and rear
88 Added "Sustainable Infrastructure" as permitted use
19.09.050.E.032 T4 Main Street 91- NEW IN ENTIRETY
Zone (T4-MS) 99
19.09.050.E.036 T4 Neighborhood 101- NEW IN ENTIRETY
Zone (T4-N) 108
19.09.050.E.040 T3 Neighborhood 111 Added "above curb"
Zone (T3-N)
112 Added Porch and Stoop not allowed interior side nor rear
Added "Public [Park] or…"
113
19.09.060 Building Type 19.09.060.A Purpose 115 Removed "highly valued"

Standards
19.09.060.C Building Types Added House/Block Scale to each Building Type
Overview 116- Added Left to Right, House/House/House/House/House/House, House/House/House/House (≤3
122 units) Building (≥3 units)/House/Block,/House (≤3 units) Building (≥3 units)//House (≤3 units) Building
9, 2019 - Planning Commission Meeting

(≥3 units)/Block/Block/Block/Block/House
116 Added "-size", "consisting of one unit usually"

AprilTXT-75815
117 Added "small-to-medium-size …with two attached residential"
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Removed "additional…typically located at the rear of a lot that provides space for a single small"
Added "size single-family house, and is appropriately scaled to fit within lower-intensity residential"
Removed "for providing incubator spaces for small businesses
Removed "a small to medium size building with two attached residential
Removed "commercial, service or…storage use. This building type is important…"
Added "An additional structure typically located at the rest of a lot that provides space for a single
small commercial, office, service, or storage use. This building type is important for providing
incubator spaces for small businesses within walkable neighborhoods"
Added "The unit in front faces the street and has the form of a small single-family house. This duplex
building type is appropriately scaled to fit with lower intensity residential neighborhoods. It supports
well-designed moderate intensity development"... "A series of small, detached...buildings arranged to
define"
118 Added "…this building type. … Intensities…walkability. Sin: Cottage Court"
Removed "side and/or stacked dwelling…is appropriately scaled to fit…sparingly within low to
medium…design higher intensity of …walkability. Syn. Mansion"
Added "is appropriately scaled to fit sparingly within low to medium-intensity neighborhoods. Private
119
open space is not required but can be provided with a balcony. This building type enables
appropriately-scaled, well-designed higher intensity of development, and is important for providing a
broad choice of housing types and promoting walkability. Syn. Mansion Apartment House"
Removed "intensity neighborhoods. Private…open space is not required but can be provided with a
balcony. A wide range of housing types This building type enables appropriately sealed, well
120
development…broad choice… Apartment House well designed higher densities, and is important for
providing and promoting"
121 Replaces "building" with "structure"
Added Fourplex Court: Two detached structures, each with four units, located on a single lot with
each building arranged to define a shared court that is typically perpendicular to the street. The
shared court serves as common open space taking the place of a private yard. The common open
122 space is an essential element of this building type. A fourplex court may be scaled to fit within small
to medium-
intensity neighborhoods where it allows for appropriately scaled, well-designed moderate intensities
and is important for providing a wide range of housing types and promoting walkability.
19.09.070 Frontage Type All appropriate

- - Deleted "Allowed in" zone duplication on each Frontage Type spread
Standards Subsections
19.09.070.C Private Frontages 124 Removed "conjunction with other private"
Overview
125 Removed "frontage line with an attached"
126 Replaced "with the first story" with "an at-grade entrance along the public right-of-way"
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Added "A shopfront may be used in conjunction with other frontage types. Syn: Retail Frontage"
19.09.080 Open Space - All appropriate
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Changed: all references to "Civic Space Standards" replaced with "Open Space Standards"
Standards text
19.080.B Applicability Added "and the standards in the Subsection 19.09.100.J (Additional Standards for Large
Developments), if applicable."
Added "Open spaces are maintained outdoor spaces which are accessible by the general public,
improve the pedestrian
139
environment, are aesthetically pleasing, and serve as an amenity for the Downtown as a whole as
well as for occupants of the
building served by the open space. Open spaces are generally constructed by landowners during the
development process."
19.09.080.C Open Space In- 1. The owner of any property upon which a development is proposed may request to pay an in-lieu
Lieu Fee (new) fee for open space
required, if it is approved as a part of the site plan review for the development. A request to pay the
in-lieu fee for
required civic space must be made before the submittal of any application, must be approved by the
Director, and
recorded as a binding agreement as provided by the Department as part of the project’s approval.
Staff shall make the
140 following findings before approving any in-lieu fee proposal:
a. There is open space available or planned within the District in which the development is
proposed to offset the
need for the civic space;
b. The open space will be made available within a reasonable time period of the approval of the
development; and, 2. The in-lieu fee shall be determined by the Department based on the current
value of land and estimated
construction costs for the needed civic space. The cost per square footage, as amended from time to
time, shall be made available upon request of the applicant and kept for the Department’s records.
19.09.080.D-1 Open Space Added description for "Greenway”: Greenways are linear spaces for community gathering and
Types Overview strolling for nearby residents and employees. These spaces may be defined by tree-lined streets on
142
their flanks as well as by the buildings beyond. Greenways tend to have narrow dimensions that
support passive use and can serve as a green connector between destinations.
143 Added "These smaller-scaled spaces"
19.09.080.E Greenway (new) 146 NEW IN ENTIRETY
19.09.090 Thoroughfare 19.09.090.I Fremont East
Staff Report Page Fifteen

Standards District
160 Added Figure 19.09.090I-1 Thoroughfare Plan - Hierarchy
Thoroughfare
Plan
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161 Added Figure 19.09.090I-2 Thoroughfare Plan - Downtown Thoroughfare Types
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19.09.100 Supplemental 19.09.100.A Purpose Replaced "The purpose of this Section is to provide a cross-reference from the Form-Based Code
to Transect provisions of LVMD
Zones 19.09 to the additional standards found in the Unified Development Code." with "The purpose of this
Section are:
1. To cross-reference between standards pertaining to LVMC 19.09 Form-Based Code and other
applicable additional
169 standards found in the Title 19; and
2. To provide additional special program provisions, standards, and requirements, such as the
provisions, standards, and requirements applicable to the Community Benefits Program."
19.09.100.B Applicability Added "the following sections"… ";and"
Deleted "Vision 2045" and "Las Vegas " (first usage of Downtown Master Plan already indicated in
19.09.010)
19.09.100.C Fencing and Added “In addition to those standards, the following shall apply: The maximum height of fences and
Screening walls erected between the front property line and the primary structure shall not exceed five (5) feet,
Standards and the maximum height of solid fences or walls shall not exceed two (2) feet. Notwithstanding the
preceding sentence, the Director may approve fences and walls that serve to satisfy screening
requirements set forth in this Title and that exceed the special fences and walls requirements. For the
purposes of satisfying this requirement, a solid fence or wall is any fence or wall that is opaque for
over sixty percent of its surface, as to be viewed perpendicularly from the right-of-way line.”
Added“ In addition to those standards, the following shall apply: The maximum height of fences and
walls erected between the front property line and the primary structure shall not exceed five (5) feet,
and the maximum height of solid fences or walls shall not exceed two (2) feet. Notwithstanding the
preceding sentence, the Director may approve fences and walls that serve to satisfy screening
requirements set forth in this Title and that exceed the special fences and walls requirements. For the
170 purposes of satisfying this requirement, a solid fence or wall is any fence or wall that is opaque for
over sixty percent of its surface, as to be viewed perpendicularly from the right-of-way line.”
19.09.030.3D Flood Control and
LID Standards Subsection named edited
19.09.100.E Landscaping Added "Planting Requirements" using language originally in "District-specific Standards for Street
Standards Trees" and reorganized language for clarity
Revised graphics
Added "The intent of these planting requirements is"
Deleted "s" from "trees"
Staff Report Page Sixteen

Deleted "downtown"
Added "required"
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Replaced "below" with "as indicated in Figure 19.09.040.C-1"

Deleted "#" in appropriate locations
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Replaced "conceptual" with "illustrative"
Deleted "or family"
Deleted "the provisions of"
19.09.100.G Parking Standards Deleted "The standards for"
Deleted "for individual uses"
Added "(Form-Based Code Parking Requirements)"
Revised cross-reference to Figure 19.09.100.G-1
Deleted "as amended from time to time"
Revised language for consistency in Tables G-1 and G-2
Revised spacing for consistency in Tables G-1 and G-2
Listed "How to apply the Form-Based Code Parking Requirements:" as 2
171
Added "(Downtown Parking Load Map)"
Replaced "step #1" with "2.a"
Replaced "utilizing" with "using"
Deleted "Comply with the requirement."
Added "(Variance)"
Deleted "as set forth and"
Deleted "accordingly to"
Added "above"
19.09.100.I Community
173-
Benefits Program NEW IN ENTIRETY
174
(new)
19.09.100.J Additional Replaced "For new development proposed on a large development site, i.e. a development proposed
Standards for on 50 percent or more
Large of an existing block, the following standards to ensure pedestrian connectivity through a block, shall
Developments apply;" with "The following standards apply to any new development proposed on a large
174
development site."
Added "Pedestrian Connectivity. Development proposed on a site exceeding 157,000 square feet,
which is the historic downtown block size, must be consistent with the following standards where
Staff Report Page Seventeen

feasible"
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Added: Civic Spaces

Development sites 40,000 square feet or more in area, new buildings, or additions to existing
buildings that are equal to 20 percent or more of the building’s gross floor area, must provide a
minimum of five percent of the site, or a portion of the site proposed for development in a multi-
phased project, as civic space(s). The civic space must be consistent with the standards in Section
19.09.080 (Civic Space Standards) and the following:
175 a. Dedicated rights-of-way, areas used to meet the minimum setbacks required for the zone, and
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minimum frontage standards established in Section 19.09.070 (Frontage Type Standards) may not
count toward the required amount of civic space.
b. The minimum required area of civic space may be provided by enlarging any or all allowed usable
open space(s) beyond the minimum required area or by providing additional open space(s) with a
minimum dimension as identified for each civic space type.
c. At grade open space must be directly accessible from the adjacent ground floor."
19.18 Definitions - - Subsection name changed from "Definitions used in the Form-Based Code" to "Form-Based Code
Definitions"
Added "This Section provides definitions of terms, phrases, and land uses for application only in the
FBC and that are technical or specialized, or that may not reflect common usage. For all other
176 definitions see LVMC Section Chapter 19.18 (Definitions and Measures)."
A Definitions Added "Affordable Units. Units that are made available for rent at a price based on the Fair Market
Rent value, as recorded and updated from time to time by the Department based on State and
Federal reports. These units are eligible to satisfy the eligibility requirement for the Affordable
Housing Bonus as part of a project application."
D Definitions Replaced "as required per" with "as established in LVMC Section"
178
Deleted last sentence of "Downtown Residential" definition
G Definitions Added "Greenway. A linear space that may be defined by tree-lined streets, which tents to have
180 narrow dimensions that support passive use and can serve as a green connector between
destinations."
Added "Utility Equipment. Electric transformers, switch cabinets, traffic signal cabinets, telephone or
U Definitions 184
television/cable cabinets, heating and cooling equipment, and similar devices."
Global Global - All appropriate Added "Transect Zones Standards" in cross-reference where appropriate
locations
Reorganized "19.09.040.C District-specific Standards for Street Trees" into appropriate standards for
each Subsection
- Revised grammar (e.g., comma usage) where appropriate
Replaced "shall" with "must" (or other appropriate term) in appropriate locations
Replaced "developments" with "projects" in appropriate locations
Staff Report Page Eighteen

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19.09 FORM-BASED CODE
CITY OF LAS VEGAS, NV
Final Draft (Las Vegas Medical District) | July 30, 2018

Page 992 of 1332
This page intentionally left blank
Page 993 of 1332

TABLE OF CONTENTS
19.09.010 PREAMBLE
19.09.010.A Introduction
19.09.010.B What is a Form-Based Code?
19.09.010.C The Rural-to-Urban Transect: The Framework for the Form-Based Code
19.09.010.D Overview of the Guiding Principles for the Form-Based Code
19.09.010.E Organization of the Form-Based Code
19.09.010.F How to Use the Form-Based Code
19.09.020 PURPOSE AND INTENT
19.09.020.A Title
19.09.020.B Purpose of the Form-Based Code
19.09.020.C Authority
19.09.020.D Applicability
19.09.020.E Responsibility for Administration
19.09.020.F Organization of the Form-Based Code
19.09.030 ADMINISTRATION AND PROCEDURES
19.09.030.A Purpose
19.09.030.B Applicability
19.09.030.C Application Review Procedures
19.09.030.D Subdivision of Land
19.09.030.E Vacations
19.09.030.F Rezoning
19.09.030.G Site Development Plan
19.09.030.H Special Use Permit
19.09.030.I Administrative Deviation
19.09.030.J Waiver
19.09.030.K Variance
19.09.030.L Development Agreement
19.09.030.M Miscellaneous Permits
19.09.030.N Master Sign Plan
July 2018 | Final Draft Page 994 of 1332 Page 09-i

City of Las Vegas Form-Based Code
19.09.030.O Nonconformities
19.09.030.P Enforcement
19.09.030.Q Extension of Time

19.09.040 SPECIFIC TO DISTRICTS
19.09.040.A Purpose

19.09.040.D 18B Las Vegas Arts District (Placeholder)
19.09.040.E Cashman District (Placeholder)
19.09.040.F Civic & Business District (Placeholder)
19.09.040.G Design District (Placeholder)
19.09.040.H Founders District (Placeholder)
19.09.040.I Fremont East (Placeholder)
19.09.040.J Gateway District (Placeholder)
19.09.040.K Historic Westside (Placeholder)
19.09.040.L Las Vegas Medical District
19.09.040.M Market District (Placeholder)
19.09.040.N Resort & Casino District (Placeholder)
19.09.040.O Symphony Park District (Placeholder)
19.09.050 TRANSECT ZONES
19.09.050.A Purpose
19.09.050.C Establishment of Transect Zones
19.09.050.D Transect Zones Overview
19.09.050.E Transect Zones
19.09.050.E.003 T6 Urban Core Zone (T6-UC) Placeholder
19.09.050.E.006 T6 Urban General Zone (T6-UG)
19.09.050.E.010 T5 Maker Zone (T5-M)
19.09.050.E.012 T5 Corridor Zone (T5-C)
19.09.050.E.016 T5 Main Street Zone (T5-MS)
19.09.050.E.020 T5 Neighborhood Zone (T5-N)
19.09.050.E.024 T4 Zone (T4) Placeholder
19.09.050.E.028 T4 Main Street Zone (T4-MS) Placeholder
Page 09-ii Page 995 of 1332 Final Draft | July 2018

19.09.050.E.032 T4 Neighborhood Zone (T4-N) Placeholder

19.09.050.E.036 T4 Maker Zone (T4-M) Placeholder
19.09.050.F Special Districts

19.09.050.F.004 Special District Placeholder
19.09.060 BUILDING TYPE STANDARDS
19.09.060.A Purpose
19.09.060.C Building Types Overview
19.09.070 FRONTAGE TYPE STANDARDS
19.09.070.A Purpose
19.09.070.C Frontage Types Overview
19.09.070.D Arcade
19.09.070.E Common Yard
19.09.070.F Dooryard
19.09.070.G Forecourt
19.09.070.H Gallery
19.09.070.I Porch: Engaged
19.09.070.J Porch: Projecting
19.09.070.K Shopfront
19.09.070.L Stoop
19.09.070.M Terrace
19.09.080 CIVIC SPACE TYPE STANDARDS
19.09.080.A Purpose
19.09.080.C Civic Space Types Overview
19.09.080.D Greenway (Placeholder)
19.09.080.E Urban Park
19.09.080.F Square
July 2018 | Final Draft Page 996 of 1332 Page 09-iii

19.09.080.G Plaza
19.09.080.H Pocket Plaza
19.09.080.I Pocket Park
19.09.080.J Community Garden
19.09.080.K Playground
19.09.090 THOROUGHFARE TYPE STANDARDS
19.09.090.A Purpose
19.09.090.C Thoroughfare Standards Overview
19.09.090.D 18b Las Vegas Arts District Thoroughfare Plan (Placeholder)
19.09.090.E Cashman District Thoroughfare Plan (Placeholder)
19.09.090.F Civic & Business District Thoroughfare Plan (Placeholder)
19.09.090.G Design District Thoroughfare Plan (Placeholder)
19.09.090.H Founders District Thoroughfare Plan (Placeholder)
19.09.090.I Fremont East District Thoroughfare Plan (Placeholder)
19.09.090.J Gateway District Thoroughfare Plan (Placeholder)
19.09.090.K Historic Westside District Thoroughfare Plan (Placeholder)
19.09.090.L Las Vegas Medical District Thoroughfare Plan
19.09.090.M Market District Thoroughfare Plan (Placeholder)
19.09.090.N Resort & Casino District Thoroughfare Plan (Placeholder)
19.09.090.O Symphony Park District Thoroughfare Plan (Placeholder)
19.09.100 SUPPLEMENTAL TO TRANSECT ZONES
19.09.100.A Purpose
19.09.100.C Fencing and Screening Standards
19.09.100.D Flood Control and LID Standards
19.09.100.E Landscaping Standards
19.09.100.F Outdoor Lighting Standards
19.09.100.G Parking Standards
19.09.100.H Sign Standards
19.09.100.I Incentives for Development Under the Form-Based Code (Placeholder)
19.09.100.J Additional Standards for Large Developments
Page 09-iv Page 997 of 1332 Final Draft | July 2018

19.09.010 PREAMBLE
Subsections:
The Vision 2045 Downtown Las Vegas Master Plan (Downtown Master Plan) adopted by the City Council on July
15, 2016 is the policy document that provides an overall vision, policy direction, and implementation strategy
in support of the ongoing recovery and revitalization of the Downtown region. The Downtown Master Plan
envisions and encourages downtown Las Vegas to achieve a compact, vibrant urban environment, with a
focus on higher density mixed-use development around transit hubs and activity nodes. The Master Plan is
intended to enable an energetic urban way of life and high-quality physical environment for locals and visitors
alike. To better anticipate growth and change, the Master Plan includes an expanded study area and includes
12 downtown planning districts including the addition of the Las Vegas Medical District and other peripheral
areas to the Downtown (See Figure B-1 Districts Within the Downtown Las Vegas Overlay District).
Adopted under the requirements of the Las Vegas Municipal Code, and other applicable laws, the Form-Based
Code establishes the new form-based standards for the area of the City included within the Downtown Las
Vegas Overlay (DTLV-O) established in LVMC Section 19.10.110. The Form-Based Code applies to the Downtown
Las Vegas Overlay District which encompasses the 12 Downtown Districts listed in Section 19.09.020.B
(Purpose of the Code). Over time a Regulating Plan and Form-Based Code will be applied to each of these 12
Downtown Districts, and when adopted, the existing base zones within each District and the standards in the
Interim Downtown Las Vegas Development Standards will be replaced by the standards included in the Form-
Based Code. The Form-Based Code has been designed so it can be easily updated as new Transect Zones
within the Downtown Form-Based Code are incrementally added.
July 2018 | Final Draft Page 998 of 1332 Page 09.010-1

19.09.010.B What is a Form-Based Code? City of Las Vegas Form-Based Code

A Form-Based Code (FBC) is a placed-based planning approach that supports walkable, mixed-use, and
compact urban environments rather than suburban development and sprawl. A FBC is an alternative to a
conventional zoning code.

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results and a high-quality public realm by using physical form (rather than separation of uses) as the
organizing principle for the code. A form-based code is a regulation, not a mere guideline, adopted into city,
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A FBC addresses the relationship between building facades and the public realm (i.e. the public and private
space between buildings), the form and mass of buildings in relation to one another, and the scale and types
of streets and blocks. Regulations and standards in a FBC are presented graphically in simple diagrams and
photographs as well as supplemental text. These standards are keyed to a plan (i.e. a Regulating Plan) that
functions like a zoning map that assigns an appropriate form and scale (i.e. the character) of development,
rather than only distinctions in land use types (see Figure B-1). So, while FBCs focus on an intended physical
form they do also regulate use by allowing an appropriate range of uses chosen to ensure compatibility
between uses and the intended physical form of the zone.
Figure B-1 Illustrative Pages and a Regulating Plan from Form-Based Codes
An important aspect of a FBC is that they are not just design guidelines; indeed, they replace the existing
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community’s vision or plans for the future. Like Las Vegas, many city residents are concerned about sprawl

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of the standards they contain and how those standards are presented, the mechanism by which they are
implemented, and the built form they produce. In summary, a FBC is a regulatory tool drafted to implement
a community vision or plan that allows a community to approach the urban environment holistically by
establishing standards, for buildings, streets and sidewalks, parks, and parking as examples, that address the
design and regulation of both private and public space.
Page 09.010-2 Page 999 of 1332 Final Draft | July 2018

City of Las Vegas Form-Based Code 19.09.010.C The Rural-to-Urban Transect: The Framework for the Form-Based Code
The Rural-to-Urban Transect is an organizing principle used in Form-Based Codes to establish a hierarchy of

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determined by the character, form, intensity of development, and type of environment, and secondly, by the
uses allowed within the environment. This hierarchy of environments is used as the organizing framework
for the FBC rather than the use of land use categories, which are typically used in conventional or Euclidean
zoning as the organizing framework.

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each of which is given a number with the lower numbers designating more rural/natural zones and higher
numbers designating more urban zones, and which are arranged from most natural to most urban, as
follows: Natural (T1), Rural (T2), Sub-Urban (T3), General Urban (T4), Urban Center (T5), and Urban Core (T6),
together with a Special District (SD) designation for places with specialized purposes (e.g., heavy industrial,
entertainment, or university districts). See Figure C-1. The transect for Las Vegas is illustrated in Figure C-2.
Figure C-1 The Rural-to-Urban Transect
The rural-to-urban transect illustrating from left to right a continuum of environments (places) from the most rural to the most urban.
Source: Duany Plater-Zyberk & Company

Figure C-2 The Las Vegas Transect
T1
T2
T3
T4
T5
T6

City of Las Vegas Form-Based Code 19.09.010.D Overview of the Guiding Principles for the Form Based Code
19.09.010.D Overview of the Guiding Principles for the Form Based Code

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1. Encourage a variety of housing types, development styles, and uses that provide diversity and visual
interest in the Downtown Overlay District while preserving the City’s desired character;
2. Encourage design, massing, and development standards that promote walkable urban cores;
3. Encourage high quality streetscape design that activates the public realm through pedestrian-oriented
and multimodal practices;
4. Encourage the development of neighborhoods that provide a high-quality living environment and
generate civic pride;
5. Encourage building design that complements surrounding development;
6. Encourage facades to be designed to include entries, porches, and other architectural elements that are
oriented to, and appropriate for, pedestrians; and
7. Encourage the preservation of areas of the City with unique historic character and context as well as
traditional single-family residential neighborhoods.

1. The following advisory text is intended to give a brief overview of the overall structure of Chapter 19.09
(Form-Based Code).
2. Section 19.09.010 - Preamble
The preamble introduces the context for the Form-Based Code within the Downtown Las Vegas Overlay
District. It includes a brief overview of a FBC and the use of Transect Zones, describes guiding principles
for the FBC and how it is organized, and concludes with a short description of how to use the Code.
3. Section 19.09.020 - Purpose and Applicability
Establishes the legal foundation for the FBC and includes an overview of its purpose, organization,
authority, responsibility for administration, and applicability.
4. Section 19.09.030 - Administration and Procedures
Provides a cross-reference to the City’s existing processes by which development is permitted by the
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cross-reference to the City’s existing enforcement procedures.
5.

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6. Section 19.09.050 - Transect Zone Standards
Establishes the Transect Zones and Special District Zones for the Downtown Las Vegas Overlay District,
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7. Section 19.09.060 - Building Types Overview
Provides an overview of a wide range of pre-approved building types that are appropriate for walkable,
transit-supportive urban environments in the Downtown Las Vegas Overlay District.
8. Section 19.09.070 - Frontage Type Standards
Establishes standards for a range of pre-approved building frontages that provide an important
transition between the public street and the private frontages of buildings.

19.09.010.F How to Use the Form-Based Code City of Las Vegas Form-Based Code
9. Section 19.09.080 - Civic Space Standards

Establishes a range of pre-approved civic space types intended to be integrated into medium and large
projects in the Downtown Las Vegas Overlay District.
10. Section 19.09.090 - Thoroughfare Standards
Establishes a range of pre-approved standards for creating complete streets to reinforce walkable
communities by providing access to multiple modes of transportation.
11. Section 19.09.100 - Supplemental to Transect Zones
Provides a cross-reference to the City’s existing development standards that will also apply within the
Transect Zones, including for example, fencing and screening standards, landscaping standards, parking
standards, sign standards, and a placeholder for development incentives.

The basic steps a user would follow for the development of a new project using the Form-Based Code are
illustrated in Figure F-1.

City of Las Vegas Form-Based Code 19.09.010.F How to Use the Form-Based Code
Figure F-1 How to Use the Form-Based Code

Instructions Section Title
If your property needs to be subdivided, 19.16.040 Parcel Map,

follow the procedures and requirements for 19.16.050 Tentative Map,
subdividing land 19.16.060 and Final Map
Find the Transect Zone for your parcel

19.09.050 Transect Zone Standards
Zone

19.09.040
your District Standards
Select the building type from the types

19.09.060 Building Type Standards
allowed in the Transect Zone
Apply building setbacks to the lot to be

developed, as well as applicable building 19.09.050 Transect Zone Standards
height, parking, etc. standards

19.09.070 Frontage Type Standards
that will be used and apply them to the building
Select the civic space and or thoroughfare 19.09.080 Civic Space Standards
standards that may apply to the development 19.09.090 Thoroughfare Standards
Follow the permit procedures and comply with Administration

19.09.030
the requirements for a permit application and Procedures

Page 1005 of 1332

Subsections:
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May 2018 | Final Draft Page 1006 of 1332 Page 09.020-1

19.09.020.A Title City of Las Vegas Form-Based Code
Figure B-1 Districts within the Downtown Las Vegas Overlay District
Downtown City of Las Vegas

Masterplan Printed: Tuesday, October 9, 2018
N Martin L King Blvd

Vegas Dr W Owens Ave E Owens Ave
N Las Vegas Blvd

N Tonopah Dr
Historic Westside District
St
E Washington Ave
W Washington Ave
ain
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N Maryland Pkwy
W Bonanza Rd
Cashman District
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Symphony Park District
N Bruce St
95
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Las Vegas Medical District

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W Charleston Blvd 18b Las Vegas Arts District E Charleston Blvd

S Commerce St
S 15th St
S Main St
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0 0.125 0.25 0.5 0.75
Miles
GIS maps are normally produced

only to meet the needs of the City.
Due to continuous development activity
Legend Las Vegas Medical District

this map is for reference only.
Geographic Information System
Planning & Development Dept.
702-229-6301
18b Las Vegas Arts District Founders District Pilot Area
Cashman District Fremont East District Market District

Civic & Business District Gateway District Resort & Casino District
Design District Historic Westside District Symphony Park District

City of Las Vegas Form-Based Code 19.09.020.B Purpose of the Form-Based Code
Community Development

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19.09.030.M Miscellaneous

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19.09.040.A Purpose

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Districts within the Downtown Las Vegas Overlay District (LVMC Section 19.10.110) such as land use regulation,
signage, parking, streetscape or landscaping standards, to ensure that proposed development with the

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support the character, scale, and special requirements of the Downtown Districts.

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The standards in this Section apply to all proposed development in each of the Downtown Districts within the
Downtown Las Vegas Overlay District (LVMC Section 19.10.110). The regulations and standards that are applied
on parcels owned and operated by federal, state or city government through the application of this Code will
be interpreted as guidelines by the Review Authority. Nonetheless, to promote the urban form desired within
the Downtown Districts, compliance with all applicable standards and guidelines is encouraged.
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The tree species and planting requirements have been developed to be consistent with the goals and
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* / Acacia Salicina (Willow Acacia) Acacia Salicina (Willow Acacia)
Arts Celtis Reticulata (Netleaf Hackberry) Dalbergia Sissoo (Indian Rosewood)
Chilopsis Linearis (Desert Willow) Havardia Mexicana (Mexican Ebony)
Dalbergia Sissoo (Indian Rosewood) Leucaena Retusa (Golden Leadball Tree)
Eysenhardtia Orthocarpa (Kidneywood) Parkinsonia Praecox (Palo Brea)
Havardia Mexicana (Mexican Ebony) Pittoposrum Angustifolium (Willow Pittosporum)
Leucaena Retusa (Golden Leadball Tree) Quercus Douglasii (Blue Oak)
Parkinsonia Praecox (Palo Brea) Quercus Shumardii (Shumard Oak)
Pittoposrum Angustifolium (Willow Pittosporum)
Quercus Douglasii (Blue Oak)

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4# Havardia Mexicana (Mexican Ebony) Havardia Mexicana (Mexican Ebony)

Olea Europaea (Fruitless Olive) Olea Europaea (Fruitless Olive)
Parkinsonia Microphylla (Foothill Palo Verde) Prosopis x Alba (Thornless Hybrid Mesquite)
Prosopis x Alba (Thornless Hybrid Mesquite) Prosopis Glandulosa (Thornless Honey Mesquite)
Prosopis Glandulosa (Thornless Honey Mesquite) Quercus Fusiformis (Escarpment Oak)
Quercus Fusiformis (Escarpment Oak)
Civic & Celtis Reticulata (Netleaf Hackberry) Celtis Australis (Mediterranean Hackberry)
<" Chilopsis Linearis (Desert Willow) Celtis Occidentalis (Common Hackberry)
Havardia Mexicana (Mexican Ebony) Havardia Mexicana (Mexican Ebony)
Ilex Vomitoria (Yaupon Holly) Koelreuteria paniculata (Goldenrain Tree)
Koelreuteria paniculata (Goldenrain Tree) Maclura Pomifera (Osage Orange)
Maclura Pomifera (Osage Orange) Olea Europaea (Fruitless Olive)
Olea Europaea (Fruitless Olive) Platanus Occidentalis Var. Mexicana (Mexican
Quercus Cambyi (Canby Oak) Sycamore)
Quercus Douglasii (Blue Oak) Quercus Cambyi (Canby Oak)
Quercus Fusiformis (Escarpment Oak) Quercus Douglasii (Blue Oak)
Quercus Polymorpha (Monterrey Oak) Quercus Fusiformis (Escarpment Oak)
Quercus Virginiana (Cathedral Live Oak) Quercus Macrocarpa (Bur Oak)
Quercus Polymorpha (Monterrey Oak)
Vachellia Farnesiana (Sweet Acacia) Quercus Shumardii (Shumard Oak)
Quercus Virginiana (Cathedral Live Oak)
Quercus Virginiana (High Rise Live Oak)
Quercus Virginiana (Southern Live Oak)
Quercus x Virginiana (Heritage Live Oak)
Vachellia Farnesiana (Sweet Acacia)


Acacia Craspedocarpa (Leather Leaf Acacia) Dalbergia Sissoo (Indian Rosewood)
Celtis Reticulata (Netleaf Hackberry) Havardia Mexicana (Mexican Ebony)
Chilopsis Linearis (Desert Willow) Leucaena Retusa (Golden Leadball Tree)
Dalbergia Sissoo (Indian Rosewood) Parkinsonia Florida (Blue Palo Verde)
Havardia Mexicana (Mexican Ebony) Parkinsonia x ‘AZT Thornless’ (Thornless hybrid
Leucaena Retusa (Golden Leadball Tree) Palo Verde)
Parkinsonia Florida (Blue Palo Verde) Pittoposrum Angustifolium (Willow Pittosporum)
Parkinsonia Microphylla (Foothill Palo Verde) Prosopis x Alba (Thornless Hybrid Mesquite)
Parkinsonia Praecox (Palo Brea) Prosopis Glandulosa (Thornless Honey Mesquite)
Parkinsonia x ‘AZT Thornless’ (Thornless hybrid ! "
palo verde)
Prosopis x Alba (Thornless Hybrid Mesquite)
Prosopis Glandulosa (Thornless Honey Mesquite)

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=" Celtis Reticulata (Netleaf Hackberry) Celtis Australis (Mediterranean Hackberry)
Dalbergia Sissoo (Indian Rosewood) Celtis Occidentalis (Common Hackberry)
Koelreuteria paniculata (Goldenrain Tree) Dalbergia Sissoo (Indian Rosewood)
Maclura Pomifera (Osage Orange) Olea Europaea (Fruitless Olive)
Olea Europaea (Fruitless Olive) Koelreuteria paniculata (Goldenrain Tree)
Parkinsonia Praecox (Palo Brea) Maclura Pomifera (Osage Orange)
Pistacia Atlantica (Red Push Pistache) Parkinsonia Praecox (Palo Brea)
Platanus Occidentalis Var. Mexicana (Mexican Pistacia Atlantica (Red Push Pistache)
Sycamore) Platanus Occidentalis Var. Mexicana (Mexican
Prosopis x Alba (Thornless Hybrid Mesquite) Sycamore)
Prosopis Glandulosa (Thornless Honey Mesquite) Prosopis x Alba (Thornless Hybrid Mesquite)
Quercus Cambyi (Canby Oak) Prosopis Glandulosa (Thornless Honey Mesquite)
Quercus Douglasii (Blue Oak) Quercus Cambyi (Canby Oak)
Quercus Fusiformis (Escarpment Oak) Quercus Douglasii (Blue Oak)
Quercus Macrocarpa (Bur Oak) Quercus Fusiformis (Escarpment Oak)
Quercus Polymorpha (Monterrey Oak) Quercus Macrocarpa (Bur Oak)
Quercus Shumardii (Shumard Oak) Quercus Polymorpha (Monterrey Oak)
Quercus Virginiana (Cathedral Live Oak) Quercus Shumardii (Shumard Oak)
Quercus Virginiana (High Rise Live Oak) Quercus Virginiana (Cathedral Live Oak)
Quercus Virginiana (Southern Live Oak) Quercus Virginiana (High Rise Live Oak)
Quercus x Virginiana (Heritage Live Oak) Quercus Virginiana (Southern Live Oak)
Styphnolobium japonicum (Japanese Pagoda Quercus x Virginiana (Heritage Live Oak)
Tree) Styphnolobium japonicum (Japanese Pagoda Tree)
Ulmus Crassifolia (Cedar Elm) Ulmus Crassifolia (Cedar Elm)

=# > Dalbergia Sissoo (Indian Rosewood) Celtis Australis (Mediterranean Hackberry)
Havardia Mexicana (Mexican Ebony) Celtis Occidentalis (Common Hackberry)
Maclura Pomifera (Osage Orange) Dalbergia Sissoo (Indian Rosewood)
Pistacia Atlantica (Red Push Pistache) Havardia Mexicana (Mexican Ebony)
Pistacia Chinensis (Chinese Pistache) Maclura Pomifera (Osage Orange)
Quercus Douglasii (Blue Oak) Pistacia Atlantica (Red Push Pistache)
Quercus Fusiformis (Escarpment Oak) Pistacia Chinensis (Chinese Pistache)
Quercus Polymorpha (Monterrey Oak) Platanus Occidentalis Var. Mexicana (Mexican
Quercus Virginiana (Cathedral Live Oak) Sycamore)
Quercus Virginiana (High Rise Live Oak) Quercus Douglasii (Blue Oak)
Quercus x Virginiana (Heritage Live Oak) Quercus Fusiformis (Escarpment Oak)
Ulmus Crassifolia (Cedar Elm) Quercus Macrocarpa (Bur Oak)
Ulmus Crassifolia (Cedar Elm)
@%J Acacia Pendula (Weeping Acacia) Acacia Pendula (Weeping Acacia)
Acacia Salicina (Willow Acacia) Acacia Salicina (Willow Acacia)
Celtis Reticulata (Netleaf Hackberry) Dalbergia Sissoo (Indian Rosewood)
Ilex Vomitoria (Yaupon Holly)
Leucaena Retusa (Golden Leadball Tree)
Parkinsonia Praecox (Palo Brea)
K Acacia Pendula (Weeping Acacia) Acacia Pendula (Weeping Acacia)

( Celtis Reticulata (Netleaf Hackberry) Havardia Mexicana (Mexican Ebony)
Havardia Mexicana (Mexican Ebony) Parkinsonia Praecox (Palo Brea)
Parkinsonia Praecox (Palo Brea) Pistacia Atlantica (Red Push Pistache)
Pistacia Atlantica (Red Push Pistache) Prosopis x Alba (Thornless Hybrid Mesquite)
Prosopis Glandulosa (Thornless Honey Mesquite) Quercus Douglasii (Blue Oak)
Quercus Douglasii (Blue Oak) Vachellia Farnesiana (Sweet Acacia)
/ Chilopsis Linearis (Desert Willow) Parkinsonia Praecox (Palo Brea)
N Parkinsonia Praecox (Palo Brea) Pittoposrum Angustifolium (Willow Pittosporum)
District Pittoposrum Angustifolium (Willow Pittosporum) Prosopis x Alba (Thornless Hybrid Mesquite)
Prosopis Glandulosa (Thornless Honey Mesquite) Quercus Cambyi (Canby Oak)
Quercus Cambyi (Canby Oak) Quercus Fusiformis (Escarpment Oak)
Quercus Fusiformis (Escarpment Oak) Quercus Polymorpha (Monterrey Oak)
Quercus Polymorpha (Monterrey Oak) Quercus Shumardii (Shumard Oak)
Quercus Shumardii (Shumard Oak) Ulmus Crassifolia (Cedar Elm)



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Dalbergia Sissoo (Indian Rosewood) Pistacia Atlantica (Red Push Pistache)
Prosopis Glandulosa (Thornless Honey Mesquite) Ulmus Crassifolia (Cedar Elm)
V Ilex Vomitoria (Yaupon Holly) Olea Europaea (Fruitless Olive)
Olea Europaea (Fruitless Olive) Pistacia Atlantica (Red Push Pistache)
Pistacia Atlantica (Red Push Pistache) Prosopis Glandulosa (Thornless Honey Mesquite)
Prosopis Glandulosa (Thornless Honey Mesquite) Quercus Fusiformis (Escarpment Oak)
J#4J Celtis Reticulata (Netleaf Hackberry) Dalbergia Sissoo (Indian Rosewood)
Q Dalbergia Sissoo (Indian Rosewood) Parkinsonia x ‘AZT Thornless’ (Thornless Hybrid
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Palo Verde) Pistacia Atlantica (Red Push Pistache)
Pistacia Atlantica (Red Push Pistache) Quercus Fusiformis (Escarpment Oak)
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To promote urban trees biodiversity, and prevent the possible degradation of the downtown canopy due to species-
related diseases and parasites, the street strees as required per 19.09.050 shall be planted utilizing the minimum spacing
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representative of the actual tree species allowed in each district as per Table 19.09.040.C-1, uses alphabet letters (A, B, and
C) and images to symbolize trees pertaining to the same genus, or family, of trees, spaced at a minimum distance pattern
from each other. A Variance is not available to permit a deviation from the provisions of this Section.
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AB - AB
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ABC - ABC

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To support the long term harmonious development of the Las Vegas Medical District, accessory structures

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facilities, will be allowed as part of the development in a manner that is harmonious and compatible with the
surrounding properties, as approved by the Director.
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(LVMD). Over time, these standards enhanced the physical quality of the LVMD, and created an environment

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virtue of adoption of provisions LVMC 19.09, shall be properly mantained, preserved, and replaced in case of
death.

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and should be easily observed and accessible from the street and/or pedestrian circulation areas. When

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must include designs for such areas in the site plan. Such areas shall be provided according to the following
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provided at the rate of one square foot per stall.
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the use of their customers.

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Such spaces shall remain open to the public and accessible during normal hours of operation.
d. Maintenance of these open spaces will be the responsibility of the property owner.

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each other, the provision which is more restrictive or imposes higher standards or requirements shall apply.

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19.09.050 TRANSECT ZONE STANDARDS
Subsections:
19.09.050.A Purpose
19.09.050.E.010 T5 Maker Zone (T5-M)
19.09.050.A Purpose
The purpose of this Section is to establish the regulatory standards for building form, building placement, and
land use within the Transect Zones applicable within the Downtown Las Vegas Overlay District (LVMC Section
19.10.110). These standards are intended to ensure that proposed development is compatible with future
development on neighboring properties, and produces an environment of desirable character and scale
consistent with the City’s vision for implementing the Downtown Master Plan, and any other applicable Master
Plan.

19.09.050.B Applicability City of Las Vegas Form-Based Code
1. The standards in this Section apply to all proposed development within the Transect Zones, and must be
considered in combination with the standards in Sections 19.09.060 (Building Type Standards), 19.09.070
(Frontage Type Standards), 19.09.080 (Civic Space Standards), 19.09.090 (Thoroughfare Standards), and

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2. One or more of each of the following must be selected for, and applied to, each lot:
a. Building Type (at least one primary building);
b. Frontage Type (multiple types as allowed by the Zone);
c. Thoroughfare Type (as per each District Thoroughfare Plan); and
d. Use Type (multiple types as allowed by the Zone).
3. One or more of the following may be selected and applied to each lot, as applicable;
a. Civic Space Type (multiple types are allowed within each Zone).
4. Building Types, Frontage Types, Civic Space Types, Thoroughfare Types, and Land Use Types not listed in
the standards for a zone are not allowed in that zone.

1. Within the Downtown Las Vegas Overlay District, each District mapped on Figure B-1 (Districts Within
the Downtown Las Vegas Overlay District) is divided into Transect Zones. These zones implement the
vision of the Downtown Master Plan by providing a mix of intensity of development and a mix of uses
that are compatible with the character of the Downtown’s districts and neighborhoods.
2. The Transect Zones listed in Section 19.09.050.D (Transect Zones Overview) are mapped on the City’s
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Table 19.09.050.D-1 (Transect Zones Overview) provides a summary of each of the Transect Zones that will be
applied within Downtown Las Vegas. This overview includes a typical illustrative photograph of the transect,
and a summary of the desired form, general use, and intent, of each Transect Zone.

City of Las Vegas Form-Based Code 19.09.050.D Transect Zones Overview
Table 19.09.050.D-1 Transect Zones Overview

T6 Urban Core Zone (T6-UC)
T6 Urban General Zone (T6-UG) T5 Maker Zone (T5-M)
Placeholder
Photo Placeholder
Desired Form Desired Form Desired Form

Placeholder Attached or detached Attached
Large lot width Medium to large lot width
Large footprint Large footprint
Simple wall plane along street Simple wall plane along street
Buildings placed at or near the right- Buildings placed at or near the right-of-
of-way way
Diverse mix of building frontages, Diverse mix of frontages, mostly
mostly Arcade, Gallery, and Shopfront Shopfront
Small to no setbacks Small to no setbacks
4 to 12 stories 1 to 5 stories
General Use General Use General Use
Placeholder "}
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uses with a mix of commercial, industrial uses with a mix of commercial,

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on upper stories. industrial uses on upper stories.
Intent Intent Intent
Placeholder To reinforce a vibrant, compact, To maximize the opportunities created
walkable, urban core that serves by medium and high-intensity walkable
multiple districts and the overall urban environments. Specialized uses
region with a diverse range of uses in in this Zone can be categorized as
a variety of building types with active downtown light industrial, and utilize
pedestrian street facades on multiple performance measures to ensure
frontages. A range of regional-center * $ ;*
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appropriate uses such as hospitals and Types.
other medical facilities support public
transportation alternatives.
Subsection Subsection Subsection
19.09.050.E.003 19.09.050.E.006 19.09.050.E.010


T5 Corridor Zone (T5-C) T5 Main Street Zone (T5-MS) T5 Neighborhood Zone (T5-N)

Attached Attached Attached
Medium to large lot width Large lot width Medium to large lot width
Large footprint Large footprint Medium to large footprint
Simple wall plane along street Simple wall plane along street Simple wall plane along street
Buildings placed at or near the right-of- Buildings placed at or near the right- Buildings placed at or near the right-
way of-way of-way
Diverse mix of building frontages, Diverse mix of building frontages, Diverse mix of building frontages, but
mostly Shopfront mostly Arcade, Gallery, and Shopfront mostly Arcade, Forecourt, Shopfront,
and Terrace
Small setbacks Small to no setbacks Medium setbacks
2 to 7 stories 3 to 7 stories 2 to 5 stories
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Primarily multi-unit residential with
with a mix of commercial, residential, uses with a mix of commercial, neighborhood-supporting retail,

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commercial, and/or service uses on the
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To enhance the City’s existing To provide a compact, walkable, To provide walkable, urban
corridors so that over time they will urban area in which revitalization neighborhoods with a variety of urban
become more walkable and serve and investment is encouraged and housing choices in small to large
multiple districts with a diverse that serves multiple districts with footprint, medium-intensity building
range of commercial, retail, service,
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types that support and are within short
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in a range of building types. This zone walking distance of neighborhood-
footprint, moderate-intensity building also supports public transportation serving commercial and service
types. This zone also supports public alternatives. uses. This zone also supports public
transportation hubs. transportation alternatives.
19.09.050.E.012 19.09.050.E.016 19.09.050.E.020

City of Las Vegas Form-Based Code 19.09.050.B Applicability

T4 Main Street Zone (T4-MS) T4 Neighborhood Zone (T4-N)
T4 Zone Placeholder (T4)
Placeholder Placeholder
Photo Placeholder Photo Placeholder Photo Placeholder

Placeholder Placeholder Placeholder


19.09.050.E.024 19.09.050.E.028 19.09.050.E.032


T4 Maker Zone (T4-M)
T4 Corridor Zone (T4-C) T3 Neighborhood Zone (T3-N)
Placeholder
Photo Placeholder

Placeholder Attached or detached Typically detached; may be attached
Medium to large lot width Small to medium lot width
Medium to large footprint Small to medium footprint
Buildings placed at or near the right- Building placement varied, but mostly
of-way set back from right-of-way
Diverse mix of building frontages, Primarily common yards, stoops, and
mostly Shopfront porches
Medium setbacks Medium to large setbacks
2 to 5 stories 1 to 2 stories

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with a mix of commercial, service, and/ neighborhood-supporting uses at
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appropriate locations.
Placeholder To enhance the City’s existing To protect the integrity of existing
corridors so that over time they will small to medium lot, detached homes
become more walkable and serve and to reinforce their importance
multiple districts with a diverse within walkable neighborhoods with
range of commercial, retail, service, medium footprint, low-intensity housing
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types within short walking distance
footprint, moderate-intensity building to public transportation options and
types. This zone also supports public neighborhood-serving retail and service
transportation alternatives. uses.

19.09.050.E.036 19.09.050.E.040 19.09.050.E.044


Special District
Placeholder
Photo Placeholder
Desired Form
Placeholder
General Use
Placeholder
Intent
Placeholder
Subsection
19.09.050.F.004

19.09.050.E.003 T6 Urban Core Zone (T6-UC) Placeholder City of Las Vegas Form-Based Code

City of Las Vegas Form-Based Code 19.09.050.E.006 T6 Urban General Zone (T6-UG)
A. General Intent B. Sub-Zones

The intent of the T6 Urban General Zone (T6-UG) is to T6-UG-L
provide a vibrant, compact, high-intensity walkable The limited sub-zone provides the same building form as
urban environment that can accommodate a variety the T6-UG Zone, with the following exceptions:
of building types with active pedestrian street facades
and a diverse range of uses supported by required a. The minimum allowed building height is 1 story, and
retail frontages on multiple streets. Parking is typically the maximum allowed building height is 14 stories.
provided in multi-story garages, which if placed next
to a street frontage, are lined with active retail/service
uses. This zone supports a wide range of regional-center C. Lot Size
appropriate uses as well as, employment, retail, services, No width, depth or area standards are included for the
civic, or public uses that support public transportation T6-UG Zone. Min. lot sizes may be determined based on
alternatives as well as walking and biking. Specialized the min. and max. building width and depth standards
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for the building types established in Table D (Building
facilities, are accomodated in a limited Sub-Zone. The Types).
following form elements are generally appropriate in this
Zone:
Attached or detached
Large lot width
Large footprint and lot coverage
Simple wall plane along the street
Buildings placed at or near the edge of right-of-way
Diverse mix of building frontages, mostly Arcade, Gallery,
and Shopfront
Small to no setbacks
Min. 4 to max. 12 stories

19.09.050.E.006 T6 Urban General Zone (T6-UG) City of Las Vegas Form-Based Code
Courtyard Building
Side Street
Side Street
C
F
E
B
A A
Street Street
Key for Diagrams

Lot Line Building Line
Buildable Area Courtyard Area
D. Building Types D. Building Types (cont.)

Main Building Secondary Additional Standards for a Courtyard Building
Body Wing Dimensions - Courtyard(s)
Building Type Width Depth Width Depth Width 20 ft min.; 100 ft max. E
(max.) (max.) (max.) (max.)
Width-to-Height
A B C D 1:2 min.; 2:1 max.

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380 ft1,2 200 ft1 75 ft 100 ft Depth 50 ft min.; 100 ft max. F
1 1
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200 ft 175 ft 75 ft 100 ft Percentage of width
50% max.
Courtyard Building 175 ft1 175 ft1 40 ft -- of building
Lined Building

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Total Area 400 sf min.
Subsection D (Building Types, < "+";
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Additional Standards for a Lined the building.
Building)
";
'

*;
*" $ '"*

Miscellaneous

*;+$$ ^
'

}$
;}"*
$'
The proportions and orientation of courtyards must

}*
$+/
^

'
;
"
be carefully considered for solar orientation and user
Notes: comfort.
1
Buildings wider than 150 ft must be designed to read as a series Access Standards
of buildings no wider than 100 ft each.
2
Access to the building must be from the street or from
Or the max. length of the block.
the courtyard.
Each unit (residential or commercial) may have an
individual entry from the courtyard.
Multiple courtyards must be connected through and
between buildings
Key for Tables Courtyards must be accessible from the highest order
--
`"

"'
X

[

Lined Building
Side Street
G K
Street
Key for Diagram

Interior Building Exterior Building
D. Building Types (cont.) D. Building Types (cont.)

Additional Standards for a Lined Building Miscellaneous
Dimensions - Exterior Building Building height must comply with the height standards
Length 400 ft max. 1,2
G

_

Width 300 ft max. 1,2
H Allowed frontage types are described in Table G
(Frontages).
Depth (from front of 30 ft min.
I The side of an interior building exposed to a street or
building)
civic space must be lined by the exterior building.
Dimensions - Interior Building
A forecourt or pocket plaza is required along the primary
Width 180 ft max. J
frontage or at a primary street corner.
Depth 230 ft max. K
Access Standards
Notes:
1
"}" '
$$
;"*

2
accessed from the street or alley by an allowed frontage
Buildings wider than 150 ft must be designed to read as a series
type.
Vehicle access to the interior building must be from an
alley or a min. of 150 ft from an intersection if no alley is
present.

Side Street
N M
P
S
R
T Q
Street
Street
Key for Diagrams
Lot Line Building Setback Line
Buildable Area Facade Zone
E. Building Placement F. Building Form Standards

Setback Distance Corner Interior Building Height Stories P
Front1,2 Rear1,3,4
(Distance from Side Side1,3,4 Primary Building 4 min. - 12 max.
ROW/Lot Line) L M N O Accessory Building 2 max.
Primary Building Primary Building
Min. 5 ft 5 ft 0 ft 0 ft Ground Floor Finish Level1,2 Q
Max. 10 ft 10 ft 10 ft -- Height above curb
Primary Building Facade within Facade Zone

$ 1.50 ft min.
Front (min.) 80%
%

$
0.50 ft max.
Side Street (min.) 60% uses
Miscellaneous "}$**

"$ "
A building form with a chamfered corner is only allowed *" $ ';%
'"} $
%
$
on corner lots and only if a corner entry is provided. Floor-to-Ceiling
Notes: "} 14 ft min. R
1
Additional setback and/or easement may be required where street
} 9 ft min. S
ROW or a utility easement is needed. 3
2
Footprint
Sidewalk must be extended into the facade zone to meet the
building. Lot coverage 90% max.
3
Buildings and structures located < 5 feet from a property line must Depth
comply with all applicable Building and Fire Code requirements. "}
4
Where building elevations include balconies or windows, a 30 ft min. T
space
minimum of 10 feet setback distance from the balcony or window
Notes:
edge to the property side and rear lot lines is required. 1
Buildings existing at the time of adoption of the Form-Based Code
and additions to those buildings that are less than 50% of the
> > $
2
Primary buildings located on lots sloping down and away from the
street are exempt.
3
Independently by lot coverage requirements, all buildings must still
meet setback requirements as per 19.09.050.E.E.

Side Street
W V
Street
Key for Diagram

Encroachment
G. Frontages H. Encroachments into Facade Zone

Private Frontage Corner Corner Interior
Front Standards Front Rear
Type Side Encroachment Side Side
(max.) (max.)
Arcade A A 19.09.070.D Type (max.) (max.)
Forecourt A A 19.09.070.G U V W X
Gallery A A 19.09.070.H Frontage Type
Shopfront A A 19.09.070.K Arcade1
Terrace1 A A 19.09.070.M Gallery1
Pedestrian Access Shopfront: 10 ft 10 ft -- --
awning, balcony1,
Pedestrian entrances must be provided at least every 50
bay window,
$'
'"} ;

projecting shade
side street facade.
structure
Miscellaneous

}
For non-residential uses, loading docks, overhead doors, 6 ft 6 ft 5 ft 5 ft
Balconies2
and other service entries must be screened and must be
Architectural
located to the rear or on side street facades. 3 ft 3 ft 3 ft 3 ft
Features
Note:
1 Signage A A -- --
Allowed only when necessary to accommodate a grade change.
Driveways3 A3 A3 -- A3
Key for Tables Miscellaneous
--
`"

Encroachments are allowed into the facade zone,
and except for an arcade, gallery, or balconies and in
A Allowed
conjunction with an encroachment agreement, they are
$$+
+
/$$
;/
lot line.
Notes:
1
May encroach into the street ROW to within 2 ft of the face of the
curb, subject to approval by the Public Works Director.
2
May encroach into the street ROW up to a maximum of 5 ft,
subject to approval by the Public Works Director.
3
Only allowed when there is no alternative access from the rear.

I. Use Types I. Use Types (cont.)

Use Type T6-UG T6-UG-L Use Type T6-UG T6-UG-L
Residential Sub-Zone Other Sub-Zone
Assisted Living Apartment P -- Emergency Ambulance Services, Ground -- P
" ;

P -- Government Facility P P
Convalescent Care Facility/Nursing Home P -- Helipad C 3
C3
++

$ P -- `"

$
"!$$ X
C C
Home Occupation P -- Gallons or Less)
Hospice P `"

$
"!$$
-- S
(Over 288 Gallons)
Senior Citizen Apartments P --
Parking Facility P P
Recreation, Education, and Public Assembly
Public Services, Minor C C
Church/House of Worship P P
Temporary Uses4 T T
Park, Playground, or Open Space P P
Urban Agriculture
Public or Private School (Primary or
S -- Community Garden P P
Secondary)
Retail Trade Notes:
= +[+\ ]=
Beer/Wine/Cooler Cultural
Measures). Individual land use types that are included within a general
Establishment; Beer/Wine/Cooler On-
S -- > ] ^ ] <
=$
*$

= +[+\

$
=$
*$

If a use is not listed in this table, it is not allowed in the T6-UG Zone and
Beer/Wine/Cooler On-Sale Establishment C -- _`{}` %`~; +[+/+
Commercial, Other than Listed S S $ % { ] $ $
++
$ 1
P P % +[+/+
Use Tables) and the use supports the purpose and intent of the Zone and
Liquor Establishment (Tavern); Lounge
S S is consistent with the goals and policies of the Downtown Master Plan.
Bar; or Urban Lounge
^ +[+/ $% { ]
Mixed-Use P C Applicable Conditions and Requirements) for the standards applicable to

" P P =

"+ <$$
"
C C 1
Except Pet Shop, Secondhand Dealer, and Thrift Shop are allowed as
with Service Bar
{
Employment and Services 2
>; " " { ";
Blood Plasma Donor Center P P > <; $ {
Clinic P P 3
For life-safety medical purposes only; otherwise a Special Use Permit is
Downtown Services 2
P P required.
4
$ ^ '
Hospital P P
{
Laboratory, Medical or Dental P P
]
/
$
$]
/
Key
P P
Than Listed P Use is allowed as a principal use by right.
Social Service Provider P P C Use is allowed in accordance with the conditions
Telecommunication Facilities

$
Mounted Antenna Over 15 ft (Ultimate uses.
Height); Wireless Communication Facility, S
$$+
$"
$;

S S
Non-Stealth Design (Not Qualifying for * '
$

Conditional Use Approval) Section 19.16.110.
Wireless Communication Facility, Stealth T Use is allowed with a Temporary Commercial Permit
Design or Non-Stealth Design (Qualifying C C

for Conditional Use Approval) -- Use is not allowed.

BB
Side Street
AA Z
Street
Key for Diagram

Parking Area
J. Parking Standards K. Required Street Trees

Corner Interior # Min. No. Trees
Setback from Lot Front1 Rear
Side1 Side < /
% /
+" $ '1
Line (min.)
Y Z AA BB < 5,000 sf 2
Ground Floor 40 ft 10 ft 0 ft 0 ft // 4
Upper Floor 40 ft 40 ft 0 ft 0 ft // 8
Parking Driveway One-way Two-way / As required
Width 12 ft min. - 14 ft 32 ft min. - 34 ft along all street
max. max. frontages
Miscellaneous Miscellaneous
Where feasible, driveways must be shared between All street trees must be planted in accordance with the
adjacent parcels.

$

X

No new surface parking lots are allowed adjacent to Districts) and the planting requirements of LVMC Section
primary or side street frontages. X<
;_
[

=

"/

provisions of 19.09.040 shall apply.
Covered parking in parking areas established before

=
%

$$+
+
* All street trees must be planted and maintained to avoid
primary street or side street. } + $'
"

'
;%
$

The min. canopy clearance at maturity is 14 ft.
When a lot has an adjoining side street, parking must be
Note:
accessed only from the side street.
1
^ +[[/] "%
Required Parking

X '[
for vehicular and bicycle parking standards.

`"
';*

"

Section 19.18.030.D.4 (Parking Alternatives).
Notes:
1
No vehicle parking in the front or corner side yard is allowed.

L. Required Open Space

Common Open Space
Width 20 ft min.
Depth 20 ft min.
Common open space
100 sf min.1
area per unit
Miscellaneous
The common open space requirement may be met by
% '

'"}/"
}/
and the roof.
No private open space per residential unit is required.
Common open space may also be provided in compliance
with LVMC Section 19.09.090 (Civic Space Standards) if
civic space is provided on the lot.
Note:
1
Or 5% of lot area, whichever is greater

City of Las Vegas Form-Based Code 19.09.050.E.010 T5 Maker Zone (T5-M)
19.09.050.E.010 T5 Maker Zone (T5-M)
A. General Intent B. Sub-Zone

The intent of the T5 Maker Zone is to None
maximize the opportunities created by medium and C. Lot Size
high-intensity walkable urban environments. This zone
No width, depth or area standards are included for the
is well connected to transportation infrastructure and
T5-M Zone. Min. lot sizes may be determined based on
accommodates a variety of new and repurposed
the min. and max. building width and depth standards
*" $ ';

$/
$/]
/
and service uses while providing for centrally located
Types).
employment sites. The diverse mix of uses supports
active transportation commuting modes and a lively
24-hour neighborhood during both work and non-work
hours. Specialized uses in this Zone can be categorized
as downtown light industrial, and utilize performance
measures and conditions to ensure compatibility
*
+

=

;

$$+ '
elements are generally appropriate in this Zone:
Attached
Medium to Large lot width
Diverse mix of frontages, mostly Shopfront

19.09.050.E.010 T5 Maker Zone (T5-M) City of Las Vegas Form-Based Code
Lined Building
Side Street
Side Street
C
G K
B
I
A A
Street Street
Key for Diagrams Key for Diagram

Lot Line Building Line Lot Line Building Line
Buildable Area Courtyard Area Interior Building Exterior Building

Main Building Secondary Additional Standards for a Lined Building
Body Wing Dimensions - Exterior Building
Building Type Width Depth Width Depth Length 400 ft max.1,2 G
(max.) (max.) (max.) (max.) 1,2
Width 300 ft max. H
A B C D
$
^
200 ft1 175 ft1 75 ft 100 ft I
building)
$
^+
150 ft1 150 ft 60 ft 60 ft Dimensions - Interior Building
Multi-plex: Large 100 ft 75 ft 20 ft 30 ft Width 180 ft max. J
Loft 175 ft1 -- 30 ft 30 ft Depth 230 ft max. K
Live/Work 28 ft 36 ft 16 ft 18 ft Notes:
1
+"
18-36 ft 45 ft -- -- Or the max. length of the block.
2
Buildings wider than 150 ft must be designed to read as a series of
Lined Building

*" $ '

buildings no wider than 100 ft each.
Subsection D (Building Types,
Additional Standards for a Lined Miscellaneous
Building) Building height must comply with the height standards
Accessory -- -- -- --

_

Structure2 Allowed frontage types are described in Table G
Miscellaneous (Frontages).

}$
;}"*
$'
The side of an interior building exposed to a street or civic

}*
$+/
^

'
;
"
space must be lined by the exterior building.
Notes: Access Standards
1
Buildings wider than 150 ft must be designed to read as a series of "}" '
$$
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buildings no wider than 100 ft each. accessed from the street or alley by an allowed frontage
2
The total GFA of all Accessory Dwelling Units and Accessory type.
Structures cannot exceed 60% of the GFA of the primary structure.
Key for Tables present.
--
`"


Side Street
N M
P
S
R
T Q
Street
Street
Key for Diagrams


Front1,2 Rear1,3,4

$ 1.50 ft min.
Front (min.) 70% All other uses 2 ft max.
Side Street (min.) 50% "}$**

"$ "
Miscellaneous *" $ ';%
'"} $
%
$
A building form with a chamfered corner is only allowed on Floor-to-Ceiling
corner lots and only if a corner entry is provided. "} 14 ft min. R
Notes:
} 9 ft min. S
1
Additional setback and/or easement may be required where street 3
Footprint
ROW or a utility easement is needed.
2
Sidewalk must be extended into the facade zone to meet the Lot coverage 90% max.
building. Depth
3
Buildings and structures located < 5 feet from a property line must "}
comply with all applicable Building and Fire Code requirements. 30 ft min. T
space
4
Where building elevations include balconies or windows, a minimum
Notes:
of 10 feet setback distance from the balcony or window edge to the 1
property side and rear lot line is required.
> > $
2
street are exempt.
3

Side Street
W V
Street
Key for Diagram

Encroachment

(max.) (max.)
Gallery A A 19.09.070.H Frontage Type
Shopfront A A 19.09.070.K Arcade1
Terrace A A 19.09.070.M Gallery1
Dooryard A A 19.09.070.F Shopfront: 10 ft 10 ft -- --
awning, balcony1,
Pedestrian Access
bay window, or
Pedestrian entrances must be provided at least every 80 projecting shade

$'
'"} ;

structure
side street facade.

}
Miscellaneous 6 ft 6 ft 5 ft 5 ft
balconies2
For non-residential uses, loading docks, overhead doors, Architectural
and other service entries must be screened and must be 3 ft 3 ft 3 ft 3 ft
Features
located to the rear or on side street facades.
Signage A A -- --
Driveways A 3
A 3
-- A
Miscellaneous
Key for Tables
--
`"

A Allowed conjunction with an encroachment agreement, they are
$$+
+
/$$
;/
lot line.
Notes:
1
2
3


Use Type T5-M Use Type T5-M
Residential Urban Agriculture
Assisted Living Apartment P Community Garden P
" ;

P
Convalescent Care Facility/Nursing Home P Notes:
= +[+\ ]=
++

$ P
and Measures). Individual land use types that are included within a
Home Occupation P > > ] ^ ] <
Recreation, Education, and Public Assembly = +[+\
Church/House of Worship P If a use is not listed in this table, it is not allowed in the T5-M Zone,
+[+/+ $
Park, Playground, or Open Space P
Prohibited Uses) the Director may determine that a use not listed in
Public or Private School (Primary or Secondary) S % +[+/+ {
Retail Trade Tables) and the use supports the purpose and intent of the Zone
Beer/Wine/Cooler Cultural Establishment; and is consistent with the goals and policies of the Downtown Master

$
=$
Plan.
S ^ +[+/ $% { ]
*$

$
=$

Establishment and Applicable Conditions and Requirements) for the standards
% =
Beer/Wine/Cooler On-Sale Establishment C
1
++
$ P 1
Except Pet Shop, Secondhand Dealer, and Thrift Shop are allowed
Commercial, Other than Listed S {
2
Liquor Establishment (Tavern); Lounge Bar; or The conditions for all individual uses that are grouped under the
S Downtown Industrial are replaced by the following conditions: 1) All
Urban Lounge
work shall be performed within a completely enclosed building; 2)
Mixed-Use P
There shall be no audible or noticeable indication of a manufacturing

" P operation outside the building, and no noticeable smoke or foreign

"+ <$$
"+ matter emitted; 3) Outdoor storage is only allowed as accessory
C
Service Bar to the principal use and shall not be visible from the right-of-way
Employment and Services and adjacent properties; 4) Work equipment larger than 60 cubic
feet shall not be visible from the right-of-way; and 5) All hazardous
Downtown Industrial2 C
materials resulting from the repair, storage, or dismantling of
3
Downtown Services P vehicles shall be properly stored and removed from the premises in
Laboratory, Medical or Dental P a timely manner. Storage, use and removal of toxic substances, solid
]
/
$
$]
/
$$% #; >; ;
P
Listed solvents and thinners, shall conform to all applicable Federal, State,
and local regulations.
Social Service Provider C
3
>; " " { ";
> <; $ {
Mounted Antenna Over 15 ft (Ultimate Height); 4
$ ^ '
Wireless Communication Facility, Non-Stealth {
S
Design (Not Qualifying for Conditional Use
Approval)
Key
Wireless Communication Facility, Stealth
P Use is allowed as a principal use by right.
Design or Non-Stealth Design (Qualifying for C
Conditional Use Approval) C Use is allowed in accordance with the conditions

$
Other
uses.
Emergency Ambulance Services, Ground P
S
$$+
$"
$;

Government Facility P * '
$

Helipad S Section 19.16.110.
Parking Facility P T Use is allowed with a Temporary Commercial Permit
Public Services, Minor C

Temporary Uses4 T -- Use is not allowed.

BB
Side Street
AA Z
Street
Key for Diagram

Parking Area

Side1 Side < /
% /
+" $ '1
Line (min.)
Y Z AA BB < 5,000 sf 2
max. max. frontages
adjacent parcels.

$

X

Districts) and the planting requirements of LVMC Section
No new surface parking lots are allowed adjacent to
X<
;_
[

=

"/

primary or side street frontages.
All street trees must be planted and maintained to avoid

=
%

$$+
+
*
} + $'
"

'
;%
$

primary street or side street.
Note:
accessed only from the side street. 1
^ +[[/] "%
Required Parking

X '[

`"
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"

Note:
1


Common Open Space
Width 20 ft min.
Depth 20 ft min.
Common open space
100 sf min.1
area per unit
Miscellaneous
% '

'"}/"
}/
and the roof.
Note:
1
Or 5% of lot area, whichever is greater

19.09.050.E.012 T5 Corridor Zone (T5-C) City of Las Vegas Form-Based Code

The T5 Corridor Zone is intended to enhance the City’s None
existing corridors by allowing a wide variety of building
types to accommodate a range of commercial, retail,
C. Lot Size
]
/
%
"
$$$'

buildings along major arterial corridors carrying high No width, depth or area standards are included for the
%$"
]
""

%
$
T5-C Zone. Min. lot sizes may be determined based on
" ' $ / the min. and max. building width and depth standards
these corridors, such as the Multi-Functional Spine or for the building types established in Table D (Building
Iconic/Ceremonial Corridors, supported by this Zone Types).
will likely transition to a more urban and walkable built
environment with residential uses behind or above
the commercial uses. The following form elements are
generally appropriate in this Zone:
Attached
Medium to large lot width
Mix of building frontages, but mostly Shopfront
Small setbacks

City of Las Vegas Form-Based Code 19.09.050.E.012 T5 Corridor Zone (T5-C)
Courtyard Building
Side Street
Side Street
C
F
E
B
A A
Street Street
Key for Diagrams


Main Building Secondary Depth 50 ft min.; 100 ft max. F
Body Wing Percentage of width
50% max.
Building Type Width Depth Width Depth of building
(max.) (max.) (max.) (max.) Total Area 400 sf min.
A B C D < "+";
'
"*

*;
$
^ '
380 ft1 200 ft1 75 ft 100 ft the building.
$
^
200 ft1 175 ft1 40 ft 75 ft ";
'

*;
*" $ '"*

Lined Building

*;+$$ ^
'
Subsection D (Additional The proportions and orientation of courtyards must
Standards for a Lined Building) be carefully considered for solar orientation and user
$
^+
90 ft 150 ft 40 ft 40 ft comfort.
Courtyard Building 90 ft 150 ft 40 ft 100 ft Access Standards
Multi-plex: Large 90 ft 70 ft 20 ft 30 ft Access to the building must be from the street or from
the courtyard.
Live/Work2 28 ft 36 ft 16 ft 18 ft
3
Accessory Structure -- -- -- --
Miscellaneous

}$
;}"*
$'
between buildings

}*
$+/
^

'
;
"

Courtyards must be accessible from the primary street.
Additional Standards for a Courtyard Building Notes:
Dimensions - Courtyard(s) 1
Width 20 ft min.; 100 ft max. E of buildings no wider than 100 ft each.
2
Must be built with a minimum of 2 units attached together. Max.
Width-to-Height
1:2 min.; 2:1 max. width of all attached buildings must not exceed 150 ft.
4
3
The total GFA of all Accessory Dwelling Units and Accessory
Key for Tables 4
> > $ $ > =
--
`"

the Zone.

Side Street
I H
Street
Key for Diagrams

D. Building Types (cont.) E. Building Placement

Additional Standards for a Lined Building Setback Distance Corner Interior
Front1,2 Rear3,4
Dimensions - Exterior Building (Distance from Side1 Side3,4
Length 400 ft max.1,2 G ROW/Lot Line) G H I J
Width 300 ft max. 1,2
H Primary Building
Depth (from front of 30 ft min. Min. 5 ft 5 ft 0 ft 0 ft
I
building) Max. 10 ft 10 ft 10 ft --
Dimensions - Interior Building Primary Building Facade within Facade Zone
Width 180 ft max. J Front (min.) 80%
Depth 230 ft max. K Side Street (min.) 65%
Notes: Miscellaneous
1
A building form with a chamfered corner is only allowed
2
on corner lots and only if a corner entry is provided.
Notes:
1
2
Sidewalk must be extended into the setback area to meet the
building.
3
Buildings and structures located < 5 feet from a property line must
comply with all applicable Building and Fire Code requirements.
4
Where building elevations include balconies or windows, a
minimum of 10 feet setback distance from the balcony or window
edge to the property side and rear lot line is required.

K
N
M
L
O
Street
Key for Diagrams

2
%
F. Building Form Standards
+[\ ^ "
Building Height Stories K 3
Primary Building 2 min. - 7 max.1,2 and additions to those buildings that are less than 50% of the
Accessory Building 2 max. > > $
4
Primary Building
street are exempt.
Ground Floor Finish Level3,4 L 5
Height above curb meet setback requirements as per 19.09.050.E.E.

$ 1.50 ft min.
G. Frontages

%

$
0.50 ft max. Private Frontage Corner
uses Front Standards
Type Side
"}$**

"$ "
Arcade A A 19.09.070.D
*" $ ';%
'"} $
%
$
Forecourt A A 19.09.070.G
Floor-to-Ceiling
Gallery A A 19.09.070.H
"} 14 ft min. M
Shopfront A A 19.09.070.K

} 9 ft min. N
1
Terrace A A 19.09.070.M
Footprint5
Pedestrian Access
Lot coverage
Mixed-use with
95% max. $'
'"} ;

residential uses
side street facade.
All other uses 85% max.
Miscellaneous
Depth
For non-residential uses, loading docks, overhead doors,
"}
30 ft min. O and other service entries must be screened and must be
Notes:
1
Max. 10 stories allowed for only the Flex High-Rise Building Type Note:
1
% ]<$ ^< ^ Allowed only when necessary to accommodate a grade change.
+[+_+} ^< ]<$

Side Street
R Q
Street
Key for Diagram

Encroachment
H. Encroachments into Facade Zone Notes:

1
Corner Interior May encroach into the street ROW to within 2 ft of the face of the
Front Rear curb, subject to approval by the Public Works Director.
Encroachment Side Side
(max.) (max.) 2
Type (max.) (max.)
P Q R S 3
Frontage Type
Arcade1
Gallery1
Shopfront: 10 ft 10 ft -- --
awning, balcony1,
bay window, or
projecting shade
structure

}
6 ft 6 ft 5 ft 5 ft
balconies2
Architectural
3 ft 3 ft 3 ft 3 ft
Features
Signage A A -- --
Driveways3 A3 A3 -- A
Miscellaneous
Encroachments are allowed into the facade zone, and

^

/'$$
;/"
}*$

Key for Tables
and in conjunction with an encroachment agreement,

;
$$+
+
/$$
;/ --
`"

across a lot line. A Allowed


Use Type T5-C Use Type T5-C
Residential Social Services Provider C
Accessory Structure P Telecommunication Facilities
Assisted Living Apartment P Mounted Antenna Over 15 ft (Ultimate Height);
" ;

C Wireless Communication Facility, Non-Stealth
S
Convalescent Care Facility/Nursing Home P
Approval)
++

$ P
Wireless Communication Facility, Stealth Design or
Home Occupation P Non-Stealth Design (Qualifying for Conditional Use C
Hospice P Approval)
Senior Citizen Apartments P Other
Recreation, Education, and Public Assembly Emergency Ambulance Services, Ground P
Museum, Art Display, or Art Sales (Private) P Government Facility P
Church/House of Worship P Parking Facility P
College, University, or Seminary P Public Services, Minor C

$

<"

/! P Temporary Uses 3
T
" ;

$ ;/"*$ P Urban Agriculture
Park, Playground, or Open Space P Community Garden P
Private Club, Lodge, or Fraternal Organization P
Public or Private School (Primary or Secondary) S Notes:
Trade School P = +[+\ ]=
Retail Trade
> > ] ^ ] <
Beer/Wine/Cooler Cultural Establishment; Beer/ = +[+\

$
=$
*$
If a use is not listed in this table, it is not allowed in the T5-C Zone;
S

$
=$
*$
/
+[+/+ $

Wine/Cooler On-Sale Establishment Prohibited Uses) the Director may determine that a use not listed
++
$1 P % +[+/+
Grocery Store with Alcohol Sales C Use Tables) and the use supports the purpose and intent of the
Zone and is consistent with the goals and policies of the Downtown
Liquor Establishment (Tavern); Lounge Bar; Urban
S Master Plan.
"'
'
`"=$
*$

^ +[+/ $% { ]
Mixed-Use P and Applicable Conditions and Requirements) for the standards

" P % =
1

"+ <$$
"+ Except Pet Shop, Secondhand Dealer, and Thrift Shop are allowed
C {
Service Bar
2
>; " " { "
Employment & Services
> <; $ {
Blood Plasma Donor Center P 3
$ ^ '
Clinic P {
Downtown Services2 P Key
$
%
! " /

S P Use is allowed as a principal use by right.
Hospital P C Use is allowed in accordance with the conditions
Hotel, Motel or Hotel Suites S

$

$/

P uses.
Individual Care Center P S

$$+
$"
$;

* '
$

Laboratory, Medical or Dental P
Section 19.16.110.
Massage Establishment S
T Use is allowed with a Temporary Commercial Permit
]
/
$
$]
/

P
Listed
-- Use is not allowed.

Side Street
V U
Street
Key for Diagram

Parking Area

Side1 Side < /
% /
+" $ '1
Line (min.)
T U V W < 1,000 sf --
Upper Floor 40 ft 40 ft 10 ft 0 ft / 4
Parking Driveway One-way Two-way Miscellaneous
Width 12 ft min. - 14 ft 32 ft min. - 34 ft All street trees must be planted in accordance with the
max. max.

$

X

Miscellaneous Districts) and the planting requirements of LVMC Section
Driveways may be shared between adjacent parcels. X<
;_
[

=

"/

No new surface parking lots are allowed next to primary
or side street frontages. All street trees must be planted and maintained to avoid
} + $'
"

'
;%
$

When a lot has an adjoining secondary street, parking
must be accessed only from the secondary street.
Note:
Required Parking 1
^ +[[/] "%

X '[
for vehicular and bicycle parking standards. Key for Tables

`"
';*

"

--
`"

Note:
1


Common Open Space
Width 15 ft min.
Depth 15 ft min.
Common open space
250 sf min.1
area per unit
Miscellaneous
% '

'"}/"
}/
and the roof.
Note:
1
Or 5% of lot area, whichever is greater.

19.09.050.E.016 T5 Main Street Zone (T5-MS) City of Las Vegas Form-Based Code

The intent of the T5 Main Street Zone is to provide None
a compact and walkable urban environment with
building types that can accommodate a diverse range
C. Lot Size

$]
/
%
/
$"
/+
$$

$"

"
}*" $ '<'
of building types allows for a majority of active pedestrian T5-MS Zone. Min. lot sizes may be determined based on
street facades supported by required retail frontages on the min. and max. building width and depth standards
multiple streets. Parking is typically provided in multi- for the building types established in Table D (Building
story garages, which if placed next to a street frontage, Types).

$
+ %

$
%
"

}
^ *$

nature of the building types is intended to encourage
revitalization and investment. The following form
Attached
Large lot width
and Shopfront

City of Las Vegas Form-Based Code 19.09.050.E.016 T5 Main Street Zone (T5-MS)
Courtyard Building
Side Street
Side Street
C
F
E
B
A A
Street Street
Key for Diagrams


Width-to-Height
A B C D 1:2 min.; 2:1 max.
3
$
^ '
380 ft1 200 ft1 75 ft 100 ft Depth 50 ft min.; 100 ft max. F
1 1
$
^
200 ft 175 ft 75 ft 100 ft Percentage of
50% max.
$
^+
150 ft 150 ft 70 ft 70 ft width of building
Courtyard Building 175 ft1 175 ft1 40 ft -- Total Area 400 sf min.
Accessory < "+";
'
"*

*;
-- -- -- --
Structure2 the building.
Lined Building

*" $ '
";
'

*;
*" $ '"*


*;+$$ ^
'
Additional Standards for a Lined The proportions and orientation of courtyards must
Building) be carefully considered for solar orientation and user
Miscellaneous comfort.

}$
;}"*
$'
Access Standards

}*
$+/
^

'
;
"
Notes: the courtyard.
1
Buildings wider than 150 ft must be designed to read as a series Each unit (residential or commercial) may have an
of buildings no wider than 100 ft each. individual entry from the courtyard.
2
3
between buildings.
> > $ $ > =
the Zone. Courtyards must be accessible from the primary street.
Key for Tables

--
`"


Lined Building
Side Street
G K
Street
Key for Diagram


Dimensions - Exterior Building Building height must comply with the height standards
Length 400 ft max. 1
G

_

Width 300 ft max. 2
H Allowed frontage types are described in Table G
(Frontages).
Depth (from front 30 ft min.
I The side of an interior building exposed to a street or
of building)
civic space must be lined by the exterior building.
Dimensions - Interior Building
A forecourt or pocket plaza is required along the primary
Width 180 ft max. J
frontage or at a primary street corner.
Depth 230 ft max. K
Access Standards
Notes:
1
"}" '
$$
;"*

2
type.
present.

Side Street
N M
P
S
R
T Q
Street
Street
Key for Diagrams


Front1,2 Rear4
(Distance from Side1,2 Side3,4 Primary Building 2 min. - 7 max.
Min. 5 ft 10 ft 0 ft3 5 ft Ground Floor Finish Level1,2 Q
Max. 10 ft 20 ft 15 -- Height above curb

$ 1.50 ft min.
Front (min.) 70%
%

$
0.50 ft max.
Miscellaneous "}$**

"$ "
'"} $
%
$
Notes: "} 14 ft min. R
1
Additional setback and/or easement may be required where
} 9 ft min. S
street ROW or a utility easement is needed.
2
Footprint3
building. Lot coverage 90% max.
3
Buildings and structures located < 5 feet from a property Depth
line must comply with all applicable Building and Fire Code "}
requirements. 30 ft min. T
space
4
Notes:
minimum of 10 feet setback distance from the balcony or window 1
edge to the property side and rear lot line is required.
> > $
Key for Tables 2
--
`"

street are exempt.
3
Independently by lot coverage requirements, all buildings must
still meet setback requirements as per 19.09.050.E.E.

Side Street
W V
Street
Key for Diagram

Encroachment

(max.) (max.)
Dooryard A A 19.09.070.F U V W X
Forecourt A A 19.09.070.G Frontage Type
Gallery A A 19.09.070.H Arcade1
Shopfront A A 19.09.070.K Gallery1
Stoop A A 19.09.070.L Shopfront: 10 ft 10 ft -- --
1 awning, balcony1,
bay window, or
Pedestrian Access projecting shade
Pedestrian entrances must be provided at least every 50 structure
$'
'"} ;

}
side street facade. 6 ft 6 ft 5 ft 5 ft
balconies2
Miscellaneous Architectural
3 ft 3 ft 3 ft 3 ft
For non-residential uses, loading docks, overhead doors, Features
and other service entries must be screened and must be Signage A A -- --
located to the rear or on side street facades. 3 3 3
Driveways A A -- --
Note:
1 Miscellaneous
Key for Tables $$+
+
/$$
;/
lot line.
--
`"

Notes:
A Allowed 1
2
3


Use Type T5-MS Use Type T5-MS
Residential Telecommunication Facilities
Accessory Structure P Mounted Antenna Over 15 ft (Ultimate Height);
Assisted Living Apartment P Wireless Communication Facility, Non-Stealth
S
" ;

P
Approval)
++

$ P Design or Non-Stealth Design (Qualifying for C
Home Occupation P Conditional Use Approval)
Hospice P Other
Senior Citizen Apartments P Emergency Ambulance Services, Ground S
Recreation, Education, and Public Assembly Government Facility P
Museum, Art Display, or Art Sales (Private) P Parking Facility P
Church/House of Worship P Public Services, Minor C
College, University, or Seminary P Temporary Uses3 T

$

<"

/! P Urban Agriculture
" ;

$ $ ;X"*$ [ P Community Garden P
Park, Playground, or Open Space P Notes:
Private Club, Lodge, or Fraternal Organization P = +[+\ ]=
Public or Private School (Primary or Secondary) S
> > ] ^ ] <
Trade School P = +[+\
Retail Trade If a use is not listed in this table, it is not allowed in the T5-MS Zone;
Beer/Wine/Cooler Cultural Establishment; +[+/+ $

$
=$
Prohibited Uses) the Director may determine that a use not listed
S % +[+/+
*$

$
=$

Establishment Use Tables) and the use supports the purpose and intent of the
Master Plan.
++
$1 P ^ +[+/ $% { ]
Grocery Store with Alcohol Sales C and Applicable Conditions and Requirements) for the standards
Liquor Establishment (Tavern); Lounge Bar; or % =
S 1
Urban Lounge
{
Mixed-Use P 2
>; " " { "
'
`"=$
*$
S > <; $ {

" P 3
$ ^ '

"+ <$$
"+ {
P
Service Bar
Employment & Services Key
Blood Plasma Donor Center S P Use is allowed as a principal use by right.
Clinic P C Use is allowed in accordance with the conditions
Downtown Services2 P

$
Hospital C uses.
Hotel, Motel or Hotel Suites S S
$$+
$"
$;

* '
$

$/

S
Section 19.16.110.
Marijuana Dispensary S

]
/
$
$]
/
P
Listed

BB
Side Street
AA Z
Street
Key for Diagram

Parking Area

Side1 Side < /
% /
+" $ '1
Line (min.)
Y Z AA BB < 2,500 sf --
max. max. frontages
adjacent parcels.

$

X

When a lot has an adjoining secondary street, parking Districts) and the planting requirements of LVMC Section
must be accessed only from the secondary street. X<
;_
[

=

"/

Required Parking

X '[
} + $'
"

'
;%
$


`"
';*

"

Note:
Section 19.18.030.D.4 (Parking Alternatives). 1
^ +[[/] "%
Note:
1
No vehicle parking in the front or corner side yard is allowed. Key for Tables
--
`"



Common Open Space
Width 20 ft min.
Depth 20 ft min.
Common open space
100 sf min.1
area per unit
Miscellaneous
% '

'"}/"
}/
and the roof.
Note:
1

19.09.050.E.020 T5 Neighborhood Zone (T5-N) City of Las Vegas Form-Based Code

The intent of the T5 Neighborhood Zone is to provide None
a compact urban form that accommodates a variety
of urban housing choices, including small footprint/
C. Lot Size
low density building types to medium/large footprint
building types, as well as limited retail and services No width, depth or area standards are included for the
uses. This Zone reinforces the walkable nature of T5-N Zone. Min. lot sizes may be determined based on
the neighborhood, supports neighborhood-serving the min. and max. building width and depth standards
commercial and service uses adjacent to this Zone, and for the building types established in Table D (Building
supports public transportation alternatives. The following Types).
form elements are generally appropriate in this Zone:
Medium to large footprint and lot coverage
Diverse mix of building frontages, but primarily Arcade,
Dooryard, Forecourt, Shopfront, or Terrace
Medium setbacks

City of Las Vegas Form-Based Code 19.09.050.E.020 T5 Neighborhood Zone (T5-N)
Side Street
C
B
A A
Street
Key for Diagram

Buildable Area

Main Building Secondary Miscellaneous
Body Wing
}$
;}"*
$'

Building Type Width Depth Width Depth
}*
$+/
^

'
;
"

(max.) (max.) (max.) (max.) Notes:
1
A B C D Buildings wider than 150 ft must be designed to read as a series
1 1 of buildings no wider than 100 ft each.
Courtyard Building 175 ft 175 ft 40 ft --
2
The shared courtyard must be accessible from the primary street
1 1
$
^
170 ft 175 ft 60 ft 60 ft and the entrance to each bungalow must be from the shared
$
^+
150 ft 150 ft 60 ft 60 ft courtyard.
3
Multi-plex: Large 100 ft 75 ft 20 ft 30 ft Must be built with a minimum of 2 units attached together. Max.
width of all attached buildings must not exceed 150 ft.
Multi-plex: Small 50 ft 50 ft 20 ft 20 ft
4
Duplex, Side-by-side 48 ft -- -- --
Duplex, Front-and-
36 ft -- 20 ft 22 ft
Back
Duplex, Stacked 36 ft -- 20 ft 22 ft
18 - 36
+"
45 ft -- --
ft
Bungalow Court2 32 ft 26 ft -- --
Accessory Dwelling
36 ft 32 ft -- --
Unit4
Accessory Structure4 36 ft 32 ft -- --
Key for Tables

--
`"


Courtyard Building
Side Street
F
E
Street
Key for Diagram


Additional Standards for a Courtyard Building Additional Standards for a Courtyard Building (cont.)
Dimensions - Courtyard(s) Access Standards
Width 20 ft min.; 100 ft max. E Access to the building must be from the street or from
Width-to-Height the courtyard.
1:2 min.; 2:1 max.
5 Each unit (residential or commercial) may have an
Depth 50 ft min.; 100 ft max. F individual entry from the courtyard.
Percentage of width
50% max.
of building
< "+";
'
"*

*;
the building.
";
'

*;
*" $ '"*

*;+$$ ^
'
comfort.
Note:
5
> > $ $ > =
the Zone.

Side Street
I H
K
N
M
L
O
Street
Street
Key for Diagrams

Setback Distance Corner Interior Building Height Stories K
Front1,2 Rear4
(Distance from Side1 Side3,4 Primary Building 2 min. - 5 max.
ROW/Lot Line) G H I J Accessory Building 2 max.
Min. 5 ft 5 ft 0 ft 5 ft Ground Floor Finish Level1,2 L

$ 1.50 ft min.
Front (min.) 65%
%

$
0.50 ft max.
Miscellaneous "}$**

"$ "
'"} $
%
$
Notes: "}
1
Additional setback and/or easement may be required where street (service or retail 14 ft min. M
ROW or a utility easement is needed. uses)
2
} 8 ft min. N
building.
3
Footprint3
comply with all applicable Building and Fire Code requirements. Lot coverage 85% max.
4
Where building elevations include balconies or windows, a Depth
minimum of 10 feet setback distance from the balcony or window "}

edge to the property side and rear lot line is required. 30 ft min. O
retail/service space
Notes:
Key for Tables 1
--
`"

> > $
2
street are exempt.
3

Side Street
R Q
Street
Key for Diagram

Encroachment

(max.) (max.)
Common Yard A A 19.09.070.E P Q R S
Dooryard A A 19.09.070.F Frontage Type
Forecourt A A 19.09.070.G Arcade1
Gallery A A 19.09.070.H Gallery1
Shopfront A A 19.09.070.K Shopfront: 10 ft 10 ft -- --
awning, balcony1,
Stoop A A 19.09.070.L
bay window, or
1
Terrace A A 19.09.070.M projecting shade
Pedestrian Access structure
For service and retail uses pedestrian entrances must
}
6 ft 6 ft 5 ft 5 ft
*
%
$

%
;$'
'"} balconies2
primary street facade and the side street facade. Architectural
3 ft 3 ft 3 ft 3 ft
Miscellaneous Features
For non-residential uses, loading docks, overhead doors, Signage A A -- --
and other service entries must be screened and must be Driveways A3 A3 -- --
Miscellaneous
Note:
1 Encroachments are allowed into the facade zone,
$$+
+
/$$
;/
lot line.
Notes:
1
Key for Tables
--
`"

2
A Allowed subject to approval by the Public Works Director.
3


Use Type T5-N Use Type T5-N
Residential Other
Accessory Dwelling Unit P Parking Facility P
Accessory Structure P Public Services, Minor C
3
Assisted Living Apartment P Temporary Uses T
" ;

P Urban Agriculture
Convalescent Care Facility/Nursing Home P Community Garden P
++

$ P
Fraternity, Sorority House, or Private Dorms P Notes:
= +[+\ ]=
Home Occupation P
Hospice P > > ] ^ ] <
Individual Care – Family Home P = +[+\
Individual Care - Group Home S If a use is not listed in this table, it is not allowed in the T5-N Zone;
+[+/+ $
Senior Citizen Apartments P
Recreation, Education, and Public Assembly % +[+/+
Museum, Art Display, or Art Sales (Private) P Use Tables) and the use supports the purpose and intent of the
Church/House of Worship P Zone and is consistent with the goals and policies of the Downtown
Master Plan.
" ;

$ $ ;/"*$ P
^ +[+/ $% { ]
Park, Playground, or Open Space P and Applicable Conditions and Requirements) for the standards
Public or Private School (Primary or % =
S
Secondary)
1
Retail Trade Except Pet Shop, Secondhand Dealer, and Thrift Shop are allowed
1 {
++
$ P 2
>; " " { "
Mixed-Use P > <; $ {

" P 3
$ ^ '

"+ <$$
"+ {
C
Service Bar

$/

S
Individual Care Center P
Laboratory, Medical or Dental P Key
]
/
$
$]
/
P
Than Listed C Use is allowed in accordance with the conditions

$
uses.
Mounted Antenna Over 15 ft (Ultimate
Height); Wireless Communication Facility, S
$$+
$"
$;

S * '
$

Non-Stealth Design (Not Qualifying for
Wireless Communication Facility, Stealth T Use is allowed with a Temporary Commercial Permit
Design or Non-Stealth Design (Not qualifying C

for Conditional Use Approval) -- Use is not allowed.

Side Street
V U
Street
Key for Diagram

Parking Area

Side1 Side < /
% /
+" $ '1
Line (min.)
T U V W < 2,500 sf --
Parking Driveway One-way Two-way // 4
Width 12 ft min. - 14 ft 32 ft min. - 34 ft / As required
max. max. along all street
Miscellaneous frontages
Where feasible, driveways must be shared between Miscellaneous
adjacent parcels. All street trees must be planted in accordance with the
Parking spaces may be enclosed, covered, or open.

$

X

' $$+
=
'

the requirements for a residential unit. X<
;_
[

=

"/

must be accessed only from the secondary street. All street trees must be planted and maintained to avoid
} + $'
"

'
;%
$

Required Parking

X '[
Note:
for vehicular and bicycle parking standards. 1
^ +[[/] "%

`"
';*

"

Note: Key for Tables
1
No vehicle parking in the front or corner side yard is allowed. --
`"



Common Open Space
Width 20 ft min.
Depth 20 ft min.
Common open space
100 sf min.1
area per unit
Miscellaneous
% '

'"}/"
}/
and the roof.
Note:
1

19.09.050.E.024 T4 Zone (T4) Placeholder City of Las Vegas Form-Based Code

City of Las Vegas Form-Based Code 19.09.050.E.028 T4 Main Street Zone (T4-MS) Placeholder

19.09.050.E.032 T4 Neighborhood Zone (T4-N) Placeholder City of Las Vegas Form-Based Code

City of Las Vegas Form-Based Code 19.09.050.E.036 T4 Maker Zone (T4-M) Placeholder


The T4 Corridor Zone is intended to enhance the City’s None
existing corridors by allowing a wide variety of building
types to accommodate a range of commercial, retail,
C. Lot Size
]
/
%
"
$$$'

buildings along major arterial corridors carrying high No width, depth or area standards are included for the
%$"
%
"$]
""

%
$
" ' $ / the min. and max. building width and depth standards
Medium setback

Courtyard Building
Side Street
Side Street
C
F
E
B
A A
Street Street
Key for Diagrams


Main Building Secondary Additional Standards for a Courtyard Building (cont.)
Body Wing < "+";
'
"*

*;
Building Type Width Depth Width Depth the building.
(max.) (max.) (max.) (max.) ";
'

*;
*" $ '"*

A B C D

*;+$$ ^
'
$
^
200 ft1 175 ft1 40 ft 75 ft The proportions and orientation of courtyards must
$
^+
100 ft 100 ft 40 ft 40 ft be carefully considered for solar orientation and user
comfort.
Courtyard Building 100 ft 100 ft 40 ft 100 ft
Access Standards
Multi-plex: Large 90 ft 65 ft 20 ft 30 ft
the courtyard.
+"
18-36
45 ft -- -- Each unit (residential or commercial) may have an
ft
Accessory Structure3 -- -- -- -- between buildings
Miscellaneous Courtyards must be accessible from the primary street.

}$
;}"*
$'
Notes:

}*
$+/
^

'
;
"
1
Additional Standards for a Courtyard Building of buildings no wider than 100 ft each.
2
Dimensions - Courtyard(s)
Width 20 ft min.; 100 ft max. E 3
Width-to-Height Structures cannot exceed 30% of the GFA of the primary structure.
1:2 min.; 2:1 max.
4 4
> > $ $ > =
Depth 50 ft min.; 100 ft max. F the Zone.
Percentage of width
50% max.
of building

Side Street
I H
K
N
M
L
O
Street
Street
Key for Diagrams
E. Building Placement F. Building Form Standards (cont.)

Setback Distance Corner Interior Primary Building
Front1,2 Rear4
(Distance from Side1 Side3,4 Ground Floor Finish Level3,4 L
ROW/Lot Line) G H I J Height above curb
Primary Building

$ 1.50 ft min.
Min. 10 ft 10 ft 0 ft 10 ft
%

$"
0.50 ft max.
Max. 15 ft 15 ft 15 ft -- "}$**

"$ "
Primary Building Facade within Facade Zone *" $ ';%
'"} $
%
$
Front (min.) 75% Floor-to-Ceiling
Side Street (min.) 50% "} 14 ft min. M
Miscellaneous
} 9 ft min. N
5
A building form with a chamfered corner is only allowed on Footprint
corner lots and only if a corner entry is provided. Lot coverage
Notes: Mixed-use with
1
Additional setback and/or easement may be required where street 85% max.
residential uses
2
building. Depth
3
30 ft min. O
comply with all applicable Building and Fire Code requirements. Notes:
4
Where building elevations include balconies or windows, a minimum 1
Max. 8 stories allowed for only the Flex Mid-Rise Building Type
of 10 feet setback distance from the balcony or window edge to the % ]<$ ^< ^
property side and rear lot line is required. +[+_+} ^< ]<$
2
%
F. Building Form Standards +[\ ^ "
3
Building Height Stories K Buildings existing at the time of adoption of the Form-Based Code
1,2
and additions to those buildings that are less than 50% of the existing
Primary Building 2 min. - 5 max.
> $
Accessory Building 2 max. 4
street are exempt.
5

Side Street
R Q
Street
Key for Diagram

Encroachment

(max.) (max.)
Gallery A A 19.09.070.H P Q R S
Porch: Engaged A A 19.09.070.I Frontage Type
Porch: Projecting A A 19.09.070.J Arcade1
Terrace1 A A 19.09.070.M Shopfront: 10 ft 10 ft -- --
awning, balcony1,
Pedestrian Access
bay window, or
Pedestrian entrances must be provided at least every 50 projecting shade
$'
'"} ;

structure
side street facade.

}
balconies2
For non-residential uses, loading docks, overhead doors, Architectural
and other service entries must be screened and must be 3 ft 3 ft 3 ft 3 ft
Features
Signage A A -- --
Note:
3 3
1 Driveways A A -- A
Miscellaneous
Key for Tables Encroachments are allowed into the facade zone, and

^

/'$$
;/"
}*$

--
`"

and in conjunction with an encroachment agreement,
A Allowed
;
$$+
+
/$$
;/
across a lot line.
Notes:
1
2
3


Residential ]
/
$
$]
/

P
Accessory Structure P Listed
Assisted Living Apartment C Telecommunication Facilities
" ;

C Mounted Antenna Over 15 ft (Ultimate Height);
Wireless Communication Facility, Non-Stealth
Convalescent Care Facility/Nursing Home P S
++

$ P Approval)
Home Occupation P Wireless Communication Facility, Stealth Design or
Hospice P Non-Stealth Design (Not qualifying for Conditional C
Senior Citizen Apartments C Use Approval)
Recreation, Education, and Public Assembly Other
Museum, Art Display, or Art Sales (Private) P Emergency Ambulance Services, Ground P
Church/House of Worship P Government Facility P
College, University, or Seminary P Parking Facility P

$

<"

/! P Public Services, Minor C
" ;

$ ;/"*$ P Temporary Uses3 T
Park, Playground, or Open Space P Urban Agriculture
Private Club, Lodge, or Fraternal Organization P Community Garden P
Public or Private School (Primary or Secondary) S Notes:
Trade School P = +[+\ ]=
Retail Trade
> > ] ^ ] <
Beer/Wine/Cooler Cultural Establishment; Beer/ = +[+\

$
=$
*$

table, it is not allowed in the T4-C Zone; except that as allowed under
S

$
=$
*$
/

+[+/+ $ % { ]
Cooler On-Sale Establishment may determine that a use not listed in Table I. is allowed if it is listed
++
$1 P +[+/+ { %
Drive-Through C the purpose and intent of the Zone and is consistent with the goals
] ^
Grocery Store with Alcohol Sales C
+[+/ $% { ] "%
Liquor Establishment (Tavern); Lounge Bar; Urban ^# $ % =
S
"'
'
`"=$
*$

Mixed-Use P 1

" P {
2
>; " " { "

"+ <$$
"+
%

C > <; $ {
Bar 3
$ ^ '
Employment & Services {
Clinic P
Key
$
%
! " /

S
C Use is allowed in accordance with the conditions
Hospital P

$
Hotel, Motel or Hotel Suites S uses.

$/

P S
$$+
$"
$;

Individual Care Center P * '
$

Section 19.16.110.
T Use is allowed with a Temporary Commercial Permit as


Side Street
V U
Street
Key for Diagram

Parking Area

Setback from Lot Front Rear
Side Side < /
% /
+" $ '1
Line (min.)
T U V W < 1,000 sf --
max. max.

$

X

;_
[

=

"/

} + $'
"

'
;%
$

Note:
Required Parking 1
^ +[[/] "%

X '[

`"
';*

"

Note:
1
No vehicle parking in the front or corner side yard is allowed, Key for Tables
except on a driveway. --
`"



Common Open Space
Width 15 ft min.
Depth 15 ft min.
Common open space
250 sf min.1
area per unit
Miscellaneous
% '

'"}/"
}/
and the roof.
Note:
1

Side Street
B
A A
Street
Key for Diagram

Lot Line

The T3 Neighborhood Zone is intended to protect the None
integrity of existing neighborhoods with detached homes
on small-to-medium sized lots. The Zone reinforces the
C. Lot Size
role of these residential building types within walkable
neighborhoods, supports adjacent neighborhood- Area
serving retail and service uses, and supports public Min. 6,000 sf
transportation options. The following form elements are Max. 12,800 sf
Width A
Primarily detached, but may be attached
Min. 50 ft
Small to medium lot width
Max. 80 ft
Small to medium footprint and lot coverage
Depth B
Primarily with common yards, stoops, and porches
Min. 90 ft
Medium to large front setback
Max. 160 ft
Medium to large side setbacks
1 to 2 stories

Side Street
E
D
C C
Street
Key for Diagram

Buildable Area

Main Building Secondary Main Building Secondary
Per Body Wing Per Body Wing
Building Building
Lot Width Depth Width Depth Lot Width Depth Width Depth
Type Type
(max.) (max.) (max.) (max.) (max.) (max.) (max.) (max.) (max.) (max.)
C D E F C D E F
Duplex, Bungalow 3 min.;
1 48 ft -- 20 ft 22 ft 32 ft 26 ft -- --
Side-by-side Court1 9 max.
Duplex – Accessory
Front and 1 36 ft -- 20 ft 22 ft Dwelling 1 -- -- -- --
Back Unit2
Duplex - Accessory
1 36 ft -- 20 ft 22 ft 2 -- -- -- --
Stacked Structure2
Large House 1 65 ft -- 20 ft 22 ft Notes:
1
Medium Only 1 residential unit per bungalow allowed. The shared
1 50 ft -- 20 ft 22 ft courtyard must be accessible from the primary street and the
House
entrance to each bungalow must be from the shared courtyard.
Small House 1 30 ft -- 20 ft 22 ft 2
Key for Tables

--
`"


Side Street
I H
K
N
G
L M
Street
Street
Key for Diagrams

Buildable Area

Front Rear
(Distance from Side Side Primary Building 2 max.
ROW/Lot Line) G H I J ADU or Accessory
2 max.
Primary Building Structure1
Min. 15 ft 15 ft 5 ft 15 ft Primary Building
Max. 25 ft 20 ft -- -- Ground Floor Finish Level2,3 L
ADU or Accessory Structure Height above curb
Min. 30 ft 15 ft 3 ft 1
3 ft 1

$ 1.50 ft min.
Miscellaneous Floor-to-Ceiling
Patio covers must comply with the standards provided "}
*$
X %
[
X (service or retail 8 ft min. M
X '$
$;

$[[ uses)
All structures located < 5 feet from another structure
} 8 ft min. N
must comply with all applicable Building and Fire Code Footprint
requirements.
Lot coverage 65% max.
Notes:
Notes:
1
Buildings and structures located < 5 feet from a property 1
ADUs or accessory structures must not exceed the overall height
line must comply with all applicable Building and Fire Code
of the primary building.
requirements. 2
> > $
Key for Tables 3
--
`"

street are exempt.

Side Street
Q P
Street
Key for Diagram

Encroachment

(max.) (max.)
Common Yard A A 19.09.070.E Type (max.) (max.)
Forecourt A A 19.09.070.G O P Q R
Porch: Engaged A A 19.09.070.I Frontage Type
Porch: Projecting A A 19.09.070.J Porch: Engaged
5 ft 5 ft -- --
Stoop A A 19.09.070.L Porch: Projecting
Stoop
Architectural
3 ft 3 ft 3 ft 3 ft
Features
Driveways A A A A
Miscellaneous
Key for Tables
Encroachments are allowed into the facade zone and are
--
`"

$$+
+
/$$
;/$
A Allowed line, or beyond the minimum setback line.

I. Use Types Key

Use Type T3-N P Use is allowed as a principal use by right.
Residential C Use is allowed in accordance with the conditions
Accessory Dwelling Unit P

$
uses.
Accessory Structure P
S
$$+
$"
$;

" ;

P
* '
$

++

$ P Section 19.16.110.
Home Occupation P T Use is allowed with a Temporary Commercial Permit
Individual Care – Family Home P

Individual Care - Group Home S -- Use is not allowed.
Church/House of Worship P
" ;

$ ;/"*$ P
Park, Playground and Open Space P
S
Secondary)
Height); Wireless Communication Facility,
S
Conditional Use Approval)
for Conditional Use Approval)
Other
Temporary Uses1 T
Urban Agriculture
Community Garden C
Notes:
= +[+\ ]=
> > ] ^ ] <
= +[+\
If a use is not listed in this table it is not allowed in the T3-N Zone;
+[+/+ $
% +[+/+
Use Tables) and the use supports the purpose and intent of the
Master Plan.
^ +[+/ $% { ]

and Applicable Conditions and Requirements) for the standards
% =
1
$ ^ '
{

Side Street
T
Street
Key for Diagram

Parking Area
J. Parking Standards K. Required Open Space

Corner Interior Usable Open Space
Side1 Side Width 10 ft min.
Line (min.)
S T Depth 10 ft min.
Ground Floor 20 ft 15 ft 0 ft 0 ft Common open space
150 sf min.
Parking Driveway area per unit
Width 12 ft min. - 20 ft max.
Miscellaneous
Driveways may be shared between adjacent parcels.

' $$+
=
'

the requirements for a residential unit.
Required Parking

X '[

`"
';*

"

Note:
1
No vehicle parking in the front or corner side yard is allowed,
except on a driveway.

City of Las Vegas Form-Based Code 19.09.050.F.004 Special District Placeholder

Page 1087 of 1332

Subsections:
19.09.060.A Purpose
19.09.060.A Purpose
The purpose of this Section is to provide an overview of the building types that are appropriate to use within
the Transect Zones. The overview is intended to ensure that new development establishes or reinforces the
highly-valued character and scale of the City’s Downtown districts and neighborhoods.
1. The requirements of this Section apply to all development proposed within the Transect Zones, and
they must be considered in combination with the standards for the applicable zone in LVMC Section
19.09.050 (Transect Zone Standards).
2. Development that includes education, public assembly, transportation, communications, and/or
infrastructure uses must comply with the standards for the applicable zone in LVMC Section 19.09.050
(Transect Zone Standards), but are not required to meet the standards of this Section.
3. Building types are categorized into two groups: house-scale buildings and block scale buildings.
a. House-scale buildings are the size of a house, typically ranging from as small as 25 feet wide up to
90 feet wide.
b. Block-scale buildings are individually as large as most or all of a block, or when arranged together
along a street, appear to be as long as most or all of a block.
4. The standards for each building type are established in the Transect Zones, including standards for lot
>
!
$ $$
"$*" $ ';
/ =

*" $ ';
"
*

$

/
*" $ ';
"*
$

$+

established for the Transect Zone.
5. Where multiple principal buildings are proposed for a single lot, the proposal must include potential lot
lines, which conform with this Ordinance, the purpose of which is to determine compliance with building
type standards.

1. Table 19.09.060.C-1 (Building Types Overview) provides an overview of the allowed building types that
are appropriate to use within the Transect Zones. The names of the building types are not intended to
limit uses within a particular building type. For example, a medium house building type may have non-

$"
+ /"
"]
/$$+
*;

_

2. Secondary wings and accessory structures must have a smaller footprint, a narrower width, and a depth
that is less than the width or depth of the footprint of the primary building.
3. The photographs in Table 19.09.060.C-1 (Building Types Overview) are illustrative only and not
regulatory.

19.09.060.C Building Types Overview City of Las Vegas Form-Based Code
Table 19.09.060.C-1 Building Types Overview

Transect Zones T3-N T3-N T3-N
Building Form Small House Medium House Large House
Example
Description A small detached structure, A medium-size detached A large detached structure

consisting of one unit, usually structure, consisting of one unit, consisting of one unit usually
sited on a small lot with private usually sited on a medium size sited on a large lot with private
open space. lot with private open space. open space.
Typically located within a Typically located within a This building type is

lower-intensity residential lower-intensity residential frequently located within the
neighborhood in a walkable neighborhood in a walkable lowest-intensity residential
urban setting, and potentially urban setting, and potentially neighborhoods. It is important
near a neighborhood main near a neighborhood main for providing a wide range of
street, this building type is street, this building type is housing types.
important for providing a wide important for providing a wide
range of housing types and range of housing types and
promoting walkability. promoting walkability.
Building Scale House-Scale House-Scale House-Scale

City of Las Vegas Form-Based Code 19.09.060.C Building Types Overview

Transect Zones T3-N, T5-N T3-N, T4-C, T5-N, T5-M, T5-MS, T3-N, T5-N
T5-C
Building Form Accessory Dwelling Unit (ADU) Accessory Structure Duplex: Side-by-Side
Example
Source: Opticos Design, Inc.
Description An additional structure typically An additional structure typically A small to medium-size building
located at the rear of a lot located at the rear of a lot that with two attached residential
constructed as a single-story provides space for a single small units, both of which have private
freestanding structure or placed
$/]
/
%
/ open space and face the street.
above a garage to provide space storage use.
for a single small residential unit. This duplex building type has
This building type is important the form of a medium- or large-
An ADU is important for for providing incubator spaces size single-family house, and
% '=*$
" ' for small businesses within
$;$

opportunities within walkable walkable neighborhoods. within lower-intensity residential
neighborhoods. neighborhoods. It supports well-
designed moderate intensity
development, and is important
for providing a wide range of
housing types and promoting
walkability.
July 2018| Final Draft Page 1090 of 1332 Page 09.060-3


Transect Zones T3-N, T5-N T3-N, T5-N T3-N, T5-N
Building Form Duplex: Front-and-back Duplex: Stacked Bungalow Court
Example

Description A small to medium-size structure A small to medium-size structure A series of small, detached
consisting of two attached units consisting of two units with one single-family structures located
with one unit located behind the $

'"} on a single lot with individual
other, both of which have private the other located directly above. *" $ ''

open space. The unit in front Both units face the street and a shared court that is typically
faces the street and has the form are within one single building perpendicular to the street. The
of a small single-family house. that has the form of a small shared court serves as common
single-family house. open space taking the place of
This duplex building type is a private rear yard, which is not

$;$
+ This duplex building type is required. The common open
lower-intensity residential
$;$
+ space is an essential element of
neighborhoods. It supports well- lower-intensity residential this building type.
designed moderate intensity neighborhoods. It supports well-
development, and is important designed moderate intensity A bungalow court may be scaled
for providing a wide range of development, and is important + $+
"
housing types and promoting for providing a wide range of intensity neighborhoods where
walkability. housing types and promoting it allows for appropriately
walkability. scaled, well-designed moderate
intensities and is important
walkability. Syn: Cottage Court


Transect Zones T4-C, T5-M, T5-N, T5-C T4-C, T5-N T4-C, T5-C, T5-M, T5-N
Building Form Live/Work Multi-plex: Small Multi-plex: Large
Example

Description A small to medium-sized A medium-size structure A large-size structure, 2 - 5
attached or detached structure consisting of 3 - 6 side-by- stories in height, consisting of 7
that consists of one dwelling unit side and/or stacked dwelling - 18 side-by-side and/or stacked
*%
*
}
^ *$
units, typically with one shared dwelling units, typically with one
'"}
entry or individual entries shared entry. Each unit has its
be used for service, artisan, or along the front of the building. own private open space as a
commercial uses as allowed by This building type has the small yard or balcony.

>

'"} appearance of a medium-
}
^

" *%
sized single-family home and This building type is
are owned by one entity. Private
$;$

$;$
+
open space is not required sparingly within low to medium- medium-intensity or more
but can be provided with a intensity neighborhoods. Private urban neighborhoods. It enables
balcony. Live/work units are open space is not required but well-designed higher densities,
typically located within medium can be provided with a balcony. and is important for providing
intensity- neighborhoods or in a wide range of housing types
This building type enables
locations that will transition into and promoting walkability. Syn:
a neighborhood main street. appropriately-scaled, well- Stacked-Flats Building
designed higher intensity of
This building type can be development, and is important
applied in industrial contexts. for providing a broad choice of
They are appropriate for housing types and promoting
incubating neighborhood-serving walkability. Syn. Mansion
commercial uses and allowing Apartment House
neighborhood main streets to
expand in response to increasing
market demands.
Building Scale "
$
" House-Scale Block-Scale
Block-Scale > 3 units


Transect Zones T4-C, T5-M, T5-N T6-UG, T5-MS, T5-N T4-C, T5-C, T5-M, T5-MS, T5-N
Building Form Rowhouse Courtyard Building Flex Low-Rise Building
Example
Source: Opticos Design, Inc. Source: Opticos Design, Inc.

Description A medium size-structure A large structure composed of A medium- to large-size building
composed of 2 - 8 individual multiple attached or stacked on a medium size lot and 1 -
Rowhouse buildings attached in units accessed from a shared 3 stories in height, that may
a series with individual entries courtyard, a series of courtyards, incorporate structured parking.
along the front. Each unit has its or a common corridor. Each Each unit may have its own
own private open space. unit may have its own individual individual entry, or units may
entry, or up to three units may share a common entry accessed
This type is typically located share a common entry. Private from the street or a courtyard
within medium-intensity open space is not required but or series of courtyards. Private
neighborhoods or near or on can be provided with a balcony open space is not required but
a neighborhood main street. per unit. can be provided with a balcony
This type enables appropriately- per unit.
scaled, well-designed higher This building type is typically
densities, and is important integrated sparingly into lower This building type can be used
for providing a wide range of intensity neighborhoods or to provide a vertical mix of uses
housing types and promoting more consistently into medium- + '"}
$/
%
/
walkability. Syn: Townhouse intensity neighborhoods, or it or industrial uses and service
can be applied in non-residential or residential uses on upper
contexts. This building type } ;*
'$

enables appropriately-scaled, use building, with residential,
well-designed higher densities, service, or industrial uses, where
and is important for providing a '"}
$"

wide range of housing types and appropriate.
promoting walkability.
This building type enables
appropriately-scaled, well-
designed higher densities, and
is important for providing a
wide range of housing types and
Building Scale "
$
" "
$
" Block-Scale
Block-Scale > 3 units Block-Scale > 3 units


Transect Zones T4-C, T5-M, T5-MS, T5-C, T6-UG T5-MS, T5-C, T6-UG T5-M, T5-MS, T5-C, T6-UG
Building Form Flex Mid-Rise Building Flex High-Rise Building Lined Building
Example
Description A medium- to large-size A large, tall structure over 8 A buildingSource:

that buildabetterburb.org
consists of two
structure built on a large lot stories in height built on a large

and 4 – 8 stories in height, that lot that typically incorporates building that may be a parking
typically incorporates multi-level multi-level structured parking. garage, movie theater or large
structured parking. Private open Private open space is not retail store (i.e. “big-box store”),
space is not required but can be required but can be provided and an exterior building to
provided with balconies. with a balcony per unit. conceal the interior building
from the street. The exterior
This building type can be used This building type is used building is usually designed for
to provide a vertical mix of uses to provide a vertical mix of
$/
%
/]
/
+ '"}
$/
%
/ "
+ '"}
$ residential uses.
or industrial uses and service or service uses, and service
or residential uses on upper or residential uses on upper
} ;*
'$
} *" $ ';

use building, with residential, a primary component of an
service, or industrial uses, where urban downtown as it enables
'"}
$"

the highest densities that are
not appropriate. This building appropriately-scaled and well-
type is a primary component designed, and is important
of an urban downtown or for providing a wide range of
neighborhood as it enables housing types as well as other
appropriately-scaled, well- commercial uses, and promoting
designed higher densities, and walkability.
wide range of housing types and
Building Scale Block-Scale Block-Scale Block-Scale


Transect Zones T5-M
Building Form Loft
Example
Description The Loft building type is a

tipically multi-story structure
with a large footprint. Tall
ceilings, and a design that
facilitates natural lighting make
these buildings adaptable to
=

% "$"
%

the course of their life-cycle.
As such, the Loft building
type is a form within the built
environment which is apt to be
}
^ *$

*
" $ >

in areas transitioning between
commercial, residential, and light
industrial uses.
Building Scale Block-Scale

Subsections:
19.09.070.A Purpose
19.09.070.D Arcade
19.09.070.H Gallery
19.09.070.L Stoop
19.09.070.M Terrace
19.09.070.A Purpose
The purpose of this Section is to establish standards for each of the frontage types that are appropriate to
use within the Transect Zones. Private frontages are the components of a building that provide an important
transition and interface between the public realm (i.e. the street and sidewalk) and the private realm (i.e. a
yard and building). These standards supplement the standards for each Transect Zone in which the frontage
types are allowed. They are intended to ensure development that establishes or reinforces the highly-valued
character and scale of the City’s Downtown districts and neighborhoods.
1. The requirements of this Section apply to all proposed development within the Transect Zones, and
2. Development with education, public assembly, transportation, communications, and/or infrastructure
uses must comply with the standards for the applicable zone in LVMC Section 19.09.050 (Transect Zone
Standards), but are not required to meet the standards of this Section.
3. Each building must have at least one frontage type for each street frontage.
4. Frontage types not listed in the applicable transect zone standards are not allowed in that zone.
5. A building may have multiple frontage types as stipulated in this Section. For example, a dooryard
frontage may have a stoop or engaged porch frontage type as well.

Table 19.09.070.C-1 (Private Frontages Overview) provides an overview of the allowed frontage types with a
description of each type and an illustration showing its typical character and form. The private frontage is the
area between the building facade and the frontage line (edge of right-of-way).

19.09.070.C Frontage Types Overview City of Las Vegas Form-Based Code
Table 19.09.070.C-1 Private Frontages Overview

Transect Zones T6-UG, T5-M, T5-C, T5-MS, T5-N, T3-N T5-M, T5-MS, T5-N
T5-N, T4-C
Frontage Type Arcade Common Yard Dooryard
LOT > < LOT > < LOT > <
PRIVATE ROW PRIVATE ROW PRIVATE ROW
FRONTAGE > < FRONTAGE > < FRONTAGE > <
Example
Description The Arcade Frontage is The Common Yard Frontage In a Dooryard Frontage the
a covered walkway with has a landscaped frontage main facade of the building is
habitable space above that with a facade substantially set back a small distance and
often encroaches over a set back from the frontage
'
$

*;
sidewalk into the right-of-way. $
/% '*"=
a low wall or fence, creating a
An arcade is used to provide thoroughfares. The front yard small dooryard. The dooryard
pedestrian circulation along created remains unfenced must not provide public
a frontage and it should and is visually continuous with circulation along a right-of-way.
extend far enough from the adjacent yards, supporting The dooryard may be raised,
building to provide adequate a common landscape in sunken, or at grade, and is
protection and circulation space conjunction with other private intended primarily for ground-
for pedestrians. An arcade is frontages. }

$"

intended for buildings with
'"}
$"

and is common along public
courtyards and walkable
streets.

City of Las Vegas Form-Based Code 19.09.070.C Frontage Types Overview

Transect Zones T6-UG, T5-M, T5-C, T5-MS T6-UG, T5-M, T5-C, T5-MS T4-C, T3-N
T5-N, T3-N T5-N, T4-C
Frontage Type Forecourt Gallery Porch: Engaged
LOT > < LOT > < LOT > <
Example
Description The Forecourt Frontage has a The Gallery Frontage has a The Engaged Porch has two
portion of the facade close to facade aligned close to the adjacent sides of the porch that
the frontage line and the central frontage line with an attached are connected to the building
portion is set back creating cantilevered structure or a while the other two sides are
a small courtyard space. The lightweight colonnade over the open. The main facade of the
courtyard may be used as an sidewalk. Galleries are typical building has a small-to-medium
entry court or shared garden for retail uses, but can be used setback from the frontage
space for residential buildings, ]
"
line. The resulting front yard
or as an additional shopping or is typically small and can be
restaurant seating area within

*;+$$

retail and service use areas. A $$;

'

forecourt may be allocated in street.
conjunction with other frontage
types.


Transect Zones T4-C, T3-N T6-UG, T5-M, T5-C, T5-MS, T5-MS, T5-N, T3-N
T5-N, T4-C
Frontage Type Porch: Projecting Shopfront Stoop
LOT > < LOT > < LOT > <
Example
Description The Projecting Porch Frontage In the Shopfront Frontage the The Stoop Frontage has a
is open on three sides, and main facade of the building is facade aligned close to the
it may project in front of a at or near the frontage line with '
$
+
;
building into the facade zone. an at-grade entrance along the elevated from the sidewalk
The main facade of the building public right-of-way. Shopfronts "]
$;
"
%;
has a small-to-medium setback are typically intended for ;+ +

from the frontage line. The
$]
"

; entrance is usually an exterior
resulting front yard is typically have substantial glazing at the stair and landing. Stairs or
$$*

*; sidewalk level. Shopfronts may ramps from the stoop may lead
+$$

$$;

include awnings or cantilevered directly to the sidewalk or may
the edge of the street. shade structures that overlap provide access to the side.
the sidewalk. A shopfront may
be used in conjunction with
other frontage types. Syn: Retail
Frontage.


Transect Zones T6-UG, T5-M, T5-C, T5-MS,
T5-N, T4-C
Frontage Type Terrace
LOT > <
PRIVATE ROW
FRONTAGE > <
Example
Description In the Terrace Frontage the

main facade of the building is
at or near the frontage line with
an elevated terrace providing
public circulation along the
facade. A terrace can be used
to provide at-grade access
while accommodating a grade
change. Frequently spaced
steps to access the terrace are
necessary to avoid dead walls
and to maximize accessibility.
Terraces are suitable for
conversion to outdoor cafes
and may be used in historic
industrial areas to mimic
historic loading docks.

19.09.070.D Arcade City of Las Vegas Form-Based Code
19.09.070.D Arcade Allowed in: T6-UG, T5-M, T5-C, T5-MS, T5-N, T4-C
A
B
C
A
Key for Diagrams

Lot Line Setback Line
Grade Building
Arcade
1. Description
The Arcade Frontage Type is a covered walkway with
habitable space above that often encroaches over a
sidewalk into the right-of-way. An arcade should be
used to provide pedestrian circulation along a frontage
and it should extend far enough from the building to
provide adequate protection and circulation space for
pedestrians. An arcade is intended for buildings with
'"}
$"
$'
public courtyards and walkable streets.
2. Size
Depth, Clear 10 ft min. A
"}
'/$
14 ft min. B
Setback from back of curb 2 ft min. C
3. Miscellaneous
Arcades must have a consistent depth along a frontage.
<
+
}* *$

above the colonnade must not encroach onto a public
right-of-way, and must be located so that they abut the
right-of-way.
Arcade Frontages must be used in conjunction with
the standards for the Shopfront Frontage Type. In case
} *
+

/
<
'
;

standards prevail.

City of Las Vegas Form-Based Code 19.09.070.E Common Yard
19.09.070.E Common Yard Allowed in: T5-N, T3-N
C
B
Key for Diagrams

Grade Building
Common Yard
1. Description
In the Common Yard Frontage Type, the main facade of
the building has a large landscaped setback from the
'
$
% '*"=
"'

The front yard created remains unfenced and is visually
continuous with adjacent yards, supporting a common
landscape in conjunction with the other private
frontages.
2. Size
Depth 20 ft min. A
3. Miscellaneous
Fences between adjoining front yards or street
side yards or between the sidewalk and front B
yard are not allowed in Common Yard frontages.
Common Yard Frontages must be used in
conjunction with another allowed private C
frontage type, such as a Porch.

19.09.070.F Dooryard City of Las Vegas Form-Based Code
19.09.070.F Dooryard Allowed in: T5-M, T5-MS, T5-N
C
B
D
E A
C
Key for Diagrams

Grade Building
Dooryard
1. Description
In the Dooryard Frontage Type, the main facade of the
building is set back a small distance and the frontage
$

*;$++$$

/
'$$
dooryard. The dooryard must not provide public
circulation along a right-of-way. The dooryard may be
raised, sunken, or at grade and is intended primarily
'"}

$"

2. Size
Length 50 ft min. B
Distance between Glazing 4 ft min. C
Ground Floor
50% min.1
Transparency
Depth of Recessed Entries 5 ft max.
3 ft wide min.; 6 ft
Path of Travel D
max.
Finish Level above
3.5 ft max. E
Sidewalk
Finish Level below
6 ft max.
Sidewalk
3. Miscellaneous
For live/work, retail and service uses, these standards
are to be used in conjunction with those for the
'
;
!
} *
+

them, the Dooryard Frontage Type standards prevail.
Shall not be used for circulation for more than one
'"}
;
Note:
1
For live/work, retail, and service uses only.

City of Las Vegas Form-Based Code 19.09.070.G Forecourt
19.09.070.G Forecourt Allowed in: T6-UG, T5-M, T5-C, T5-MS, T5-N, T3-N
Key for Diagrams

Grade Building
Forecourt
1. Description
In the Forecourt Frontage Type, the main facade of
the building is at or near the frontage line and a small
percentage is set back, creating a small courtyard
space. The space could be used as an entry court or
shared garden space for residential buildings, or as an
additional shopping or restaurant seating area within
retail and service use areas.
2. Size
Width, Clear 12 ft min. A
Depth, Clear 12 ft min. B
Ratio, Height to Width 2:1 max.
3. Miscellaneous
The proportions and orientation of courtyard spaces
must be carefully considered for solar orientation and
user comfort. Source: Opticos Design, Inc.

19.09.070.H Gallery City of Las Vegas Form-Based Code
19.09.070.H Gallery Allowed in: T6-UG, T5-M, T5-C, T5-MS, T5-N, T4-C
A
C
E
D
B
Key for Diagrams

Grade Building
Gallery
1. Description
In the Gallery Frontage Type, the main facade of the
building is at the frontage line and the gallery element
encroaches into the sidewalk of the right-of-way. This
Frontage Type is intended for buildings with ground-
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two stories. Due to the encroachment into the right-
of-way, an easement is usually required with a license
agreement approved by the Department of Public
Works. Alternatively, the frontage line must be aligned
with the edge of the gallery and curb, and a sidewalk is
established within an easement under the gallery.
2. Size
Ground Floor Height, Clear 11 ft min. B
Upper Floor Height, Clear 9 ft min. C
Height 2 stories max. D
Setback from back of curb 2 ft min.; 3 ft max. E
3. Miscellaneous
Gallery Frontages must be used in conjunction with
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standards prevail.
Galleries must have a consistent depth along a
frontage.
Galleries may project over a sidewalk.

City of Las Vegas Form-Based Code 19.09.070.I Porch: Engaged
19.09.070.I Porch: Engaged Allowed in: T4-C, T3-N
E
A
C
B B F
D
Key for Diagrams

Grade Building
Porch: Engaged
1. Description
In the Engaged Porch Frontage Type, the main facade
of the building has a small-to-medium setback from
the frontage line. The resulting front yard is typically
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maintain the edge of the street. The engaged porch has
two adjacent sides of the porch that are attached to the
building while the other two sides are open.
2. Size
Height, Clear 8 ft min. C
Height 1 story max.
Finish Level above
1.5 ft min. D
Sidewalk
Furniture Area, Clear 4 ft X 6 ft min. E
Path of Travel F
max.
3. Miscellaneous
Up to 40% of the building facade may project into the
facade zone.
Engaged porches must be open on two sides and have
a roof.
In zones where both porches and encroachments are
allowed, a porch and up to 40% of the building facade
are allowed encroaching elements.

19.09.070.J Porch: Projecting City of Las Vegas Form-Based Code
19.09.070.J Porch: Projecting Allowed in: T4-C, T3-N
C
F
E
D B
B
Key for Diagrams

Grade Building
Porch: Projecting
1. Description
In the Projecting Porch Frontage Type, the main facade
of the building has a small-to-medium setback from the
frontage line. The resulting front yard is typically very
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maintain the edge of the street. The projecting porch
is open on three sides and it may project in front of a
building into the facade zone.
2. Size
Height 1 story max.
Finish Level above
1.5 ft min. D
Sidewalk Source: tdwhs.nwasco.k12.or.us
Path of Travel F
max.
3. Miscellaneous
Projecting porches must be open on three sides and
have a roof.
allowed, a porch is an allowable encroaching element.

City of Las Vegas Form-Based Code 19.09.070.K Shopfront
19.09.070.K Shopfront Allowed in: T6-UG, T5-M, T5-C, T5-MS, T5-N, T4-C
B C
Key for Diagrams

Grade Building
Shopfront
1. Description
In the Shopfront Frontage Type, the main facade of the
building is placed at or near the frontage line with an
at-grade entrance along the public right-of-way. It is
intended for retail or service uses and has substantial
glazing at the sidewalk level. This frontage may include
an awning or projecting shade structure that may
overlap the sidewalk. A shopfront may be used in
conjunction with other frontage types.
2. Size
Distance between Glazing 2 ft min. A
Ground Floor Transparency 75% min.
Depth of Recessed Entries1 5 ft max.
3. Awning
Depth 4 ft min. B
Height 8 ft min. D
4. Miscellaneous
Residential windows shall not be used.
Doors may be recessed as long as the main facade is at
the frontage line.
Operable awnings are encouraged.
Open-ended awnings are encouraged.
Shopfronts with accordion-style doors/windows or
other operable windows that allow the space to open
to the street are encouraged.
Notes:
1
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(recessed door, sawtooth pattern, etc.).

19.09.070.L Stoop City of Las Vegas Form-Based Code
19.09.070.L Stoop Allowed in: T5-MS, T5-N, T3-N
C
B
D B
Key for Diagrams

Grade Building
Stoop
1. Description
In the Stoop Frontage Type, the main facade of the
building is near the frontage line and the elevated
stoop engages the sidewalk. The stoop must be
elevated above the sidewalk to ensure privacy within
the building. The entrance is usually an exterior stair
and landing. A stoop is appropriate for residential uses
with small setbacks.
2. Size
Width, Clear 5 ft min.; 8 ft max. A
Depth, Clear 5 ft min.; 8 ft max. B
Height 1 story max.
Finish Level above
1.5 ft min. D
Sidewalk
Path of Travel E
max.
3. Miscellaneous
Stairs may be perpendicular or parallel to the building
facade.
Ramps must be placed parallel to the facade or along
the side of the building.
The entry doors are encouraged to be covered or
recessed to provide shelter from the elements.
Gates are not allowed.
All doors must face the street.

City of Las Vegas Form-Based Code 19.09.070.M Terrace
19.09.070.M Terrace Allowed in: T6-UG, T5-M, T5-C, T5-MS, T5-N, T4-C
A C
Key for Diagrams

Grade Building
Terrace
1. Description
In the Terrace Frontage the main facade of the building
is at or near the frontage line with an elevated terrace
providing public circulation along the facade. A
terrace can be used to provide at-grade access while
accommodating a grade change, and is often used in
combination with a shopfront. Frequently spaced steps
to access the terrace are necessary to avoid dead walls
and to maximize accessibility. Terraces are suitable
for conversion to outdoor cafes and may be used in
historic industrial areas to mimic historic loading docks.
2. Size
Finish Level above
3.5 ft max. B
Sidewalk
Length of Terrace 150 ft max.
Distance between Stairs 50 ft max. C
3. Miscellaneous
Low walls used as seating are encouraged.

Page 1111 of 1332

19.09.080 CIVIC SPACE STANDARDS
Subsections:
19.09.080.A Purpose
`"
19.09.080.G Plaza
19.09.080.A Purpose
The purpose of this Section is to provide the standards for pre-approved civic space types that are
appropriate to use within the Transect Zones. These standards are intended to ensure that these civic spaces
reinforce the highly valued walkable character and scale of the City’s Downtown districts and neighborhoods.
This Section describes the standards for development of civic spaces throughout the Transect Zones that
apply to all proposed new development. They must be considered in combination with the standards for the
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1. The civic spaces of a downtown are important public elements that provide open space and recreational
opportunities. The best civic spaces become the “outdoor living rooms” of the City and they play an
important role in placemaking by providing places where the community can come together to celebrate

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civic space types may be established as a standalone civic space or may be incorporated into any of the
civic space types.
3.

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they delineate a broad range of possible characteristics and uses for each of the civic spaces. It is not

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range of civic space opportunities.

19.09.080.C Civic Space Types Overview City of Las Vegas Form-Based Code
Table 19.09.080.C-1 Civic Space Types Overview

Transect Zones T5-M, T5-C, T5-MS, T5-N, T4-C, T6-UG, T5-C, T5-MS, T5-N, T4-C,
T3-N T3-N
Civic Space Type Greenway (Placeholder) Urban Park Square
Example
Description Greenways are a linear space Urban parks provide a `"

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employees. These spaces are neighborhoods. They are useful

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tend to have narrow dimensions the larger community. They are and trees formally arranged.
that support passive use and $$;

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can serve as a green connector '
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between destinations. typically consist of formal and landscape materials at all edges.
natural landscape elements that
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City of Las Vegas Form-Based Code 19.09.080.C Civic Space Types Overview
Transect Zones T6-UG, T5-C, T5-M, T5-MS, T5-N, T6-UG, T5-M, T5-C, T5-MS, T5-N, T5-M, T5-C, T5-MS, T4-C, T3-N
T4-C T4-C
Civic Space Type Plaza Pocket Plaza Pocket Park
Example
Description Plazas add to the vitality of Pocket plazas are small-scaled Pocket parks provide small-
streets within more urban areas civic spaces that function in a scale public urban open spaces
and create formal open spaces similar manner and follow the intended to provide recreational
available for civic purposes and same rules as a larger plaza. opportunities where space is
commercial activity. These spaces These smaller-scaled spaces $
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are located at street corners create more intimate places for neighborhood residences. Pocket

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hardscaped with formally neighborhood activity . These irregular shaped sites and on
arranged trees. plazas can also be used to create single vacant lots.
a formal space in front of a
prominent building entrance.

19.09.080.C Civic Space Types Overview City of Las Vegas Form-Based Code

Transect Zones T6-UG, T5-MS, T5-N, T4-C, T3-N T6-UG, T5-M, T5-MS, T5-N, T4-C,
T3-N
Supplemental
Community Garden Playground
Civic Space Type
Example
Description Community gardens provide Playgrounds provide an open

space for garden plots in a

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publicly accessible area that are for children’s recreation.
available to nearby residents They are interspersed within
for small-scale cultivation. residential areas in locations
These gardens may be provided where children do not have to
as a component of other cross major streets. They may
publicly accessible civic-space *

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freestanding open space. parks and other civic space types.

City of Las Vegas Form-Based Code 19.09.080.D Greenway (Placeholder)
Greenway
1. Description
Placeholder
2. Size and Location
Placeholder
3. Allowed/Typical Uses
Placeholder
4. Stormwater Management Techniques
Placeholder

19.09.080.E Urban Park City of Las Vegas Form-Based Code
Source: westjetmagzine.com
Urban Park
1. Description
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neighborhoods or groups of neighborhoods.
Area Min. 0.50 acres
Width 100 ft min.
Depth 100 ft min.
Frontage Must have a frontage on a min. of 2
streets
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arranged
Walkways and planting at all edges
Civic element at a prominent location
3. Allowed/Typical Uses Source: timeout.com
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restrooms
Trails for bicycles and pedestrians
Community gardens
Playgrounds
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City of Las Vegas Form-Based Code 19.09.080.F Square
19.09.080.F Square
Source: e-architect.co.uk
Square
1. Description
A space for unstructured recreation and civic purposes.
Area 0.50 - 5 acres
Width 100 ft min.
Depth 100 ft min.
streets
Character Formal
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tree-lined streets

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of important thoroughfares
Abundant seating opportunities
May be hardscaped or landscaped Source: swagroup.com
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outdoor dining
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French drains
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19.09.080.G Plaza City of Las Vegas Form-Based Code
19.09.080.G Plaza
Source: swagroup.com
Plaza
1. Description
A space for civic and commercial activities.
Area 0.25 - 2 acres
Width 100 ft min.
Depth 40 ft min.
Frontage Must have building frontages on a
min. of 3 streets
Character Formal
Primarily hardscape
Trees and planting

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of important streets
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Source: Princeton Public Library

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restrooms

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outdoor dining
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French drains
Swales
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City of Las Vegas Form-Based Code 19.09.080.H Pocket Plaza
Source: Halvorson Design Partnership
Pocket Plaza
1. Description
A compact space for civic and commercial activities.
Area 0.10 - 1 acres
Width 75 ft min.
Depth 75 ft min.
min. of 3 streets
Character Formal
Primarily hardscape
Trees and planting
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restrooms Source: gehlinstitute.org

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outdoor dining
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Area drains
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19.09.080.I Pocket Park City of Las Vegas Form-Based Code
Source: xconomy.com
Pocket Park
1. Description
A compact space for a wide range of informal activities
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Width 40 ft min.
Depth 40 ft min.
min. of 2 sides
Character Formal or informal
Trees and planting
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Trails and paths
Source: fairfaxcounty.gov
Community gardens
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Landscaping

City of Las Vegas Form-Based Code 19.09.080.J Community Garden
Source: brownstoner.com
Community Garden
1. Description
An open space with a collection of garden plots that are
available to nearby residents for small-scale cultivation.
May be provided as a component of other civic space
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a roof. May be fenced to protect edible plants from
wildlife.
Area 0.10 - 1 acres
Width No min.
Depth No min.
Frontage Independent of building frontages
Space organized for growing food
Passive open space
Regularly spaced planting beds Source: ourcanadaproject.ca
Community gardens
Small accessory structures for storage
Bioretention BMPs
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Permeable paving
Rainwater harvesting

19.09.080.K Playground City of Las Vegas Form-Based Code
Playground
1. Description
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Area No min.
Width No min.
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3. Allowed/Typical Uses Source: exerplay.com
Playgrounds
Picnic facilities and outdoor seating
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Landscaping

19.09.090 THOROUGHFARE STANDARDS
Subsections:
19.09.090.A Purpose
19.09.040.D 18B Las Vegas Arts District Thoroughfare Plan (Placeholder)
19.09.040.I Fremont East Thoroughfare Plan (Placeholder)
19.09.040.K Historic Westside Thoroughfare Plan (Placeholder)
19.09.090.A Purpose
The purpose of this Section is to establish standards for pre-approved thoroughfare components and
assemblies that are appropriate to use within the Transect Zones. These components and assemblies
can be combined to form thoroughfares that can be used in new developments to create walkable urban
environments that reinforce the highly valued walkable character and scale of the City’s Downtown districts
and neighborhoods.
1. This Section describes the standards for development of thoroughfares within the Transect Zones. It
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Engineering Standards, the Engineering Standards must apply.
2. These thoroughfare standards may be applied to transform existing streets or to create new walkable
urban thoroughfares within the Downtown Las Vegas Overlay District.
3. Additional thoroughfare standards and assemblies can be integrated into this Section as they are
approved by the City.

the Thoroughfare standards are intended to support the character of the neighborhoods and context-based
placemaking, while providing a guideline to establish and reinforce a hierarchy for the mobility infrastructure
that complements the standards applicable to the Transect Zones as described in 19.09.050. As such, all right-
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Secondary, and Tertiary Thoroughfares, as described in this Section.
Final Draft | July 2018 Page 1124 of 1332 Page 09.090-1

19.09.090.D 18B Las Vegas Arts District Thoroughfare Plan (Placeholder) City of Las Vegas Form-Based Code
In addition to the standards contained in this Section, the provisions established by 19.04 regarding
Downtown Thoroughfare Types, shall apply.
1. Primary Thoroughfares
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provide the opportunity for more intense, urban development including shallow setbacks and, in some cases,
increased building height. Primary Thoroughfares are the highest order thoroughfare.
2. Secondary Thoroughfares

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Secondary Streets may be mixed-use or more residential in character
3. Tertiary Thoroughfares
Tertiary Streets are visually less prominent than Primary and Secondary streets, and usually have narrower
Right-of-Way width. Traditionally, Tertiary Thoroughfares have been city alleys. They may function as “back of
house” for buildings with multiple street frontages. Care should be taken to make these streets as pedestrian-
friendly as possible while accommodating loading and access needs. Secondary Thoroughfares are the second
highest order thoroughfare.
4. Thoroughfares Hierarchy for Frontages, Vehicular Access, and Utility Location
a. Frontages: For the purposes of applying the standards provided in Section 19.09.050 (Transect Zones)
and 19.09.070 (Frontage Type Standards) the side of the lot facing the higher order thoroughfare shall
be considered as the frontage, or front, of the lot. Tertiary Thoroughfares are the third highest order
thoroughfare. Whenever two or more sides of the lot face Primary Thoroughfares, all such sides shall be
considered the frontage, or front.
b. Vehicular Access and Utilities Location: For the purposes of applying the standards provided in Section
19.09.050 (Transect Zones), including, but not limited to, standards related to driveway access and parking,
whenever possible, vehicular access shall be located along a thoroughfare of the lower order; and all utilities,
whenever possible, shall be located along the perimeter of thoroughfare of the lower order.

Placeholder

Placeholder

Placeholder

Placeholder

Placeholder
19.09.090.I Fremont East District Thoroughfare Plan (Placeholder)

Placeholder

Placeholder

Placeholder

19.09.090.L Las Vegas Medical District Thoroughfare Plan City of Las Vegas Form-Based Code

Figure 19.09.090.L-1
Thoroughfare Plan - Hierarchy

Figure 19.09.090.L-2
Thoroughfare Plan - Downtown Thoroughfare Types

Placeholder

Placeholder

Placeholder

Subsections:
19.09.100.A Purpose
19.09.100.D Flood Control Standards
'
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19.09.100.J Additional Standards for Large Development Sites
19.09.100.A Purpose
The purpose of this Section is to provide a cross-reference from the Form-Based Code provisions of LVMD

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1. This Section applies to all new development within the Downtown Las Vegas Overlay District as further
described in Section 19.09.020 (Purpose and Applicability).
2. !

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restrictive standard applies.
3.
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the Director or Director’s designee shall determine whether the standards for residential or commercial
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(Fences and Walls).
2. Standards and procedures for fencing and screening in all commercial zones are established in LVMC

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established in LVMC Title 20 (Flood Control).

19.09.100.F Outdoor Lighting Standards City of Las Vegas Form-Based Code
1. Standards for landscaping required in all residential zones are established in LVMC Section 19.06
(Residential Districts – Purpose and Development and Design Standards). The Director shall determine
the amount of landscaping required for a particular building type placed within any of the Transect
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(Development Standards).
2. Standards and procedures for outdoor lighting in all commercial zones are established in LVMC Section
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Table G-1 Form-Based Code Parking Requirements

Load (Zone) Required Parking Spaces
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19.12.060 Parking Parking Load Zone is Medium (Zone 2) Form-Based Code Parking Requirement
Requirement
20 spaces "£^ "£

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City of Las Vegas Form-Based Code 19.09.100.G Parking Standards
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Figure G-1 Downtown Parking Load Map
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19.09.100.H Sign Standards City of Las Vegas Form-Based Code
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Table G-3 Bicycle Parking Requirements

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This Subsection will be developed in the future to enable the inclusion of incentives into the Form-Based Code

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Districts within Downtown Las Vegas.
19.09.100.J Additional Standards for Large Development Sites

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AF
19.09 FORM-BASED
FORM-BAS CODE
CITY OF LASS VEGAS, NV
R
D
Public Review Draft (Ver.2.0 - Fremont East Update) | February

Page 1142 5, 2019
of 1332
This Public Review Draft includes
new and modified content with
respect to the Title 19.09 Form-
Based Code as adopted on
October 17, 2018. All new and
updated content is indicated by
red markings. All pre-existing
content is included in black,
blue, and white ink. Feedback
on this Draft is essential, and
encouraged by the City of Las
Vegas Department of Planning.
For more information visit
w w w. f o r m b a s e d c o d e . v e g a s
Page 1143 of 1332

TABLE OF CONTENTS
19.09.010 PREAMBLE
19.09.020.A Title
19.09.030.A Purpose
19.09.030.J Waiver
February 2019 | Public Review Draft Page 1144 of 1332 Page i


19.09.040.A Purpose

19.09.040.D 18B Las Vegas Arts District (New)
19.09.040.E Cashman District (New)
19.09.040.F Civic & Business District (New)
19.09.040.G Design District (New)
19.09.040.H Founders District (New)
19.09.040.I Fremont East District (New)
19.09.040.J Gateway District (New)
19.09.040.K Historic Westside District (New)
19.09.040.L Las Vegas Medical District
19.09.040.M Market District (New)
19.09.040.N Resort & Casino District (New)
19.09.040.O Symphony Park District (New)
19.09.050 TRANSECT ZONES STANDARDS
19.09.050.A Purpose
19.09.050.E.004 T6 Urban Core Zone (T6-UC) (New)
19.09.050.E.012 T5 Maker Zone (T5-M)
19.09.050.E.032 T4 Main Street Zone (T4-MS) (New)
19.09.050.E.036 T4 Neighborhood Zone (T4-N) (New)
Page ii Page 1145 of 1332 Public Review Draft | February 2019


19.09.060.A Purpose
19.09.070.A Purpose
19.09.070.D Arcade
19.09.070.H Gallery
19.09.070.L Stoop
19.09.070.M Terrace
19.09.080 OPEN SPACE STANDARDS
19.09.080.A Purpose
19.09.080.C Open Space In-Lieu Fee (New)
19.09.080.D Open Space Types Overview
19.09.080.E Greenway (New)
19.09.080.F Urban Park
19.09.080.G Square
19.09.080.H Plaza
19.09.080.I Pocket Plaza
19.09.080.J Pocket Park
19.09.080.K Community Garden
February 2019 | Public Review Draft Page 1146 of 1332 Page iii
19.09.080.L Playground
19.09.090.A Purpose
19.09.090.D 18b Las Vegas Arts District Thoroughfare Plan (Placeholder)
19.09.090.I Fremont East District Thoroughfare Plan (New)
19.09.100.A Purpose
19.09.100.I Community Benefits Program (New)
19.09.110 FORM-BASED CODE DEFINITIONS (NEW)
Page iv Page 1147 of 1332 Public Review Draft | February 2019

19.09.010 PREAMBLE
Subsections:
The Vision 2045 Downtown Las Vegas Master Plan (Downtown Master Plan) adopted by the City Council on July
15, 2016 is the policy document that provides an overall vision, policy direction, and implementation strategy
in support of the ongoing recovery and revitalization of the Downtown region. The Downtown Master Plan
envisions and encourages downtown Las Vegas to achieve a compact, vibrant urban environment, with a
focus on higher density mixed-use development around transit hubs and activity nodes. The Master Plan is
intended to enable an energetic urban way of life and high-quality physical environment for locals and visitors
alike. To better anticipate growth and change, the Master Plan includes an expanded study area and includes
12 downtown planning districts including the addition of the Las Vegas Medical District and other peripheral
areas to the Downtown (See Figure 19.09.020.B-1 Districts Within the Downtown Las Vegas Overlay District).
Adopted under the requirements of the Las Vegas Municipal Code, and other applicable laws, the Form-Based
Code establishes the new form-based standards for the area of the City included within the Downtown Las
Vegas Overlay (DTLV-O) established in LVMC Section 19.10.110. The Form-Based Code applies to the Downtown
Las Vegas Overlay District which encompasses the 12 Downtown Districts listed in Section 19.09.020.B
(Purpose of the Code). Over time a Regulating Plan and Form-Based Code will be applied to each of these 12
Downtown Districts, and when adopted, the existing base zones within each District and the standards in the
Interim Downtown Las Vegas Development Standards will be replaced by the standards included in the Form-
Based Code. The Form-Based Code has been designed so it can be easily updated as new Transect Zones
within the Downtown Form-Based Code are incrementally added.
December 2018 | Public Review Draft Page 1148 of 1332 Page 1


A Form-Based Code (FBC) is a placed-based planning approach that supports walkable, mixed-use, and
compact urban environments rather than suburban development and sprawl. A FBC is an alternative to a
conventional zoning code.

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results and a high-quality public realm by using physical form (rather than separation of uses) as the
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A FBC addresses the relationship between building facades and the public realm (i.e. the public and private
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compatibility between uses and the intended physical form of the zone.
Figure 19.09.010.B-1 Illustrative Pages and a Regulating Plan from Form-Based Codes
An important aspect of a FBC is that they are not just design guidelines; indeed, they replace the existing
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community’s vision or plans for the future. Like Las Vegas, many city residents are concerned about sprawl

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of the standards they contain and how those standards are presented, the mechanism by which they are
implemented, and the built form they produce. In summary, a FBC is a regulatory tool drafted to implement
a community vision or plan that allows a community to approach the urban environment holistically by
establishing standards, for buildings, streets and sidewalks, parks, and parking as examples, that address the
design and regulation of both private and public space.
Page 2 Page 1149 of 1332 Public Review Draft | December 2018

City of Las Vegas Form-Based Code 19.09.010.C The Rural-to-Urban Transect: The Framework for the Form-Based Code
The Rural-to-Urban Transect is an organizing principle used in Form-Based Codes to establish a hierarchy of

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determined by the character, form, intensity of development, and type of environment, and secondly, by the
uses allowed within the environment. This hierarchy of environments is used as the organizing framework
for the FBC rather than the use of land use categories, which are typically used in conventional or Euclidean
zoning as the organizing framework.

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each of which is given a number with the lower numbers designating more rural/natural zones and higher
numbers designating more urban zones, and which are arranged from most natural to most urban, as
follows: Natural (T1), Rural (T2), Sub-Urban (T3), General Urban (T4), Urban Center (T5), and Urban Core (T6),
together with a Special District (SD) designation for places with specialized purposes (e.g., heavy industrial,
entertainment, or university districts). See Figure 19.09.010.C-1. The transect for Las Vegas is illustrated in
Figure 19.09.010.C-2.
Figure 19.09.010.C-1 The Rural-to-Urban Transect
The rural-to-urban transect illustrating from left to right a continuum of environments (places) from the most rural to the most urban.
Source: Duany Plater-Zyberk & Company

Figure C-2 The Las Vegas Transect
T1
T2
T3
T4
T5
T6

City of Las Vegas Form-Based Code 19.09.010.D Overview of the Guiding Principles for the Form Based Code
19.09.010.D Overview of the Guiding Principles for the Form Based Code

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1. Encourage a variety of housing types, development styles, and uses that provide diversity and visual
interest in the Downtown Overlay District while preserving the City’s desired character;
2. Encourage design, massing, and development standards that promote walkable urban cores;
3. Encourage high quality streetscape design that activates the public realm through pedestrian-oriented
and multimodal practices;
4. Encourage the development of neighborhoods that provide a high-quality living environment and
generate civic pride;
5. Encourage building design that complements surrounding development;
6. Encourage facades to be designed to include entries, porches, and other architectural elements that are
oriented to, and appropriate for, pedestrians; and
7. Encourage the preservation of areas of the City with unique historic character and context as well as
traditional single-family residential neighborhoods.

1. The following advisory text is intended to give a brief overview of the overall structure of Chapter 19.09
(Form-Based Code).
2. Section 19.09.010 - Preamble
The preamble introduces the context for the Form-Based Code within the Downtown Las Vegas Overlay
District. It includes a brief overview of a FBC and the use of Transect Zones, describes guiding principles
for the FBC and how it is organized, and concludes with a short description of how to use the Code.
3. Section 19.09.020 - Purpose and Intent
Establishes the legal foundation for the FBC and includes an overview of its purpose, organization,
authority, responsibility for administration, and applicability.
4. Section 19.09.030 - Administration and Procedures
Provides a cross-reference to the City’s existing processes by which development is permitted by the
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cross-reference to the City’s existing enforcement procedures.
5.

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6. Section 19.09.050 - Transect Zones Standards
Establishes the Transect Zones and Special District Zones for the Downtown Las Vegas Overlay District,
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7. Section 19.09.060 - Building Types Standards
Provides an overview of a wide range of pre-approved building types that are appropriate for walkable,
transit-supportive urban environments in the Downtown Las Vegas Overlay District.
8. Section 19.09.070 - Frontage Type Standards
Establishes standards for a range of pre-approved building frontages that provide an important
transition between the public street and the private frontages of buildings.

19.09.010.F How to Use the Form-Based Code City of Las Vegas Form-Based Code
9. Section 19.09.080 - Civic Space Standards

Establishes a range of pre-approved civic space types intended to be integrated into medium and large
projects in the Downtown Las Vegas Overlay District.
10. Section 19.09.090 - Thoroughfare Standards
Establishes a range of pre-approved standards for creating complete streets to reinforce walkable
communities by providing access to multiple modes of transportation.
11. Section 19.09.100 - Supplemental to Transect Zones
Provides a cross-reference to the City’s existing development standards that will also apply within the
Transect Zones, including for example, fencing and screening standards, landscaping standards, parking
standards, sign standards, and a placeholder for development incentives.

The basic steps a user would follow for the development of a new project using the Form-Based Code are
illustrated in Figure 19.09.010.F-1.

City of Las Vegas Form-Based Code 19.09.010.F How to Use the Form-Based Code
Figure 19.09.010.F-1 How to Use the Form-Based Code
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Instructions Section Title
If your property needs to be subdivided, 19.16.040 Parcel Map,

follow the procedures and requirements for 19.16.050 Tentative Map,
subdividing land 19.16.060 and Final Map
Find the Transect Zone for your parcel

19.09.050 Transect Zone Standards
Zone

19.09.040
your District
Select the building type from the types

19.09.060 Building Type Standards
allowed in the Transect Zone
Apply building setbacks to the lot to be

developed, as well as applicable building 19.09.050 Transect Zones Standards
height, parking, etc. standards

19.09.070 Frontage Type Standards
that will be used and apply them to the building
Select the civic space and or thoroughfare 19.09.080 Civic Space Standards
standards that may apply to the development 19.09.090 Thoroughfare Standards
Follow the permit procedures and comply with Administration

19.09.030
the requirements for a permit application and Procedures

Page 1155 of 1332

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February 2019 | Public Review Draft Page 1156 of 1332 Page 9

19.09.020.A Title City of Las Vegas Form-Based Code
Figure 19.09.020.B-1 Districts within the Downtown Las Vegas Overlay District
Page 10 Page 1157 of 1332 Public Review Draft | February 2019

City of Las Vegas Form-Based Code 19.09.020.B Purpose of the Form-Based Code
Community Development

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City of Las Vegas Form-Based Code 19.09.030.M Miscellaneous Permits

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Districts within the Downtown Las Vegas Overlay District (LVMC Section 19.10.110) such as land use regulation,
signage, parking, streetscape or landscaping standards, to ensure that proposed development with the

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support the character, scale, and special requirements of the Downtown Districts.

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The standards in this Section apply to all proposed development in each of the Downtown Districts within the
Downtown Las Vegas Overlay District (LVMC Section 19.10.110). The regulations and standards that are applied
on parcels owned and operated by federal, state or city government through the application of this Code will
be interpreted as guidelines by the Review Authority. Nonetheless, to promote the urban form desired within
the Downtown Districts, compliance with all applicable standards and guidelines is encouraged.
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February 2019 | Final Draft Page 1164 of 1332 Page 17

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* / Acacia Salicina (Willow Acacia) Acacia Salicina (Willow Acacia)
Arts Celtis Reticulata (Netleaf Hackberry) Dalbergia Sissoo (Indian Rosewood)
Leucaena Retusa (Golden Leadball Tree) Quercus Douglasii (Blue Oak)
Parkinsonia Praecox (Palo Brea) Quercus Shumardii (Shumard Oak)
Quercus Douglasii (Blue Oak)

4# Havardia Mexicana (Mexican Ebony) Ceratonia Siliqua (Carob)
Olea Europaea (Fruitless Olive) Havardia Mexicana (Mexican Ebony)
Parkinsonia Microphylla (Foothill Palo Verde) Olea Europaea (Fruitless Olive)
Prosopis x Alba (Thornless Hybrid Mesquite) Prosopis x Alba (Thornless Hybrid Mesquite)
Prosopis Glandulosa (Thornless Honey Mesquite) Prosopis Glandulosa (Thornless Honey Mesquite)
Quercus Fusiformis (Escarpment Oak) Quercus Fusiformis (Escarpment Oak)
Civic & Celtis Reticulata (Netleaf Hackberry) Celtis Australis (Mediterranean Hackberry)
<" Chilopsis Linearis (Desert Willow) Celtis Occidentalis (Common Hackberry)
Ilex Vomitoria (Yaupon Holly) Gleditsia Triacanthos Var. inermis (Honey Locust)
Koelreuteria paniculata (Goldenrain Tree) Koelreuteria paniculata (Goldenrain Tree)
Maclura Pomifera (Osage Orange) Maclura Pomifera (Osage Orange)
Pistacia Lentiscus (Mastic Tree) Quercus Cambyi (Canby Oak)
Quercus Cambyi (Canby Oak) Quercus Douglasii (Blue Oak)
Quercus Douglasii (Blue Oak) Quercus Fusiformis (Escarpment Oak)
Quercus Fusiformis (Escarpment Oak) Quercus Macrocarpa (Bur Oak)
Quercus Polymorpha (Monterrey Oak) Quercus Polymorpha (Monterrey Oak)
Quercus Virginiana (Cathedral Live Oak) Quercus Shumardii (Shumard Oak)
Vachellia Farnesiana (Sweet Acacia) Quercus Virginiana (High Rise Live Oak)
Ulmus Parvifolia (Lacebark Elm)
Page 18 Page 1165 of 1332 Final Draft | February 2019


District $% &'( ) *

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Acacia Craspedocarpa (Leather Leaf Acacia) Dalbergia Sissoo (Indian Rosewood)
Celtis Reticulata (Netleaf Hackberry) Havardia Mexicana (Mexican Ebony)
Chilopsis Linearis (Desert Willow) Leucaena Retusa (Golden Leadball Tree)
Dalbergia Sissoo (Indian Rosewood) Parkinsonia Florida (Blue Palo Verde)
Havardia Mexicana (Mexican Ebony) Parkinsonia x ‘AZT Thornless’ (Thornless hybrid
Leucaena Retusa (Golden Leadball Tree) Palo Verde)
Parkinsonia Florida (Blue Palo Verde) Pittoposrum Angustifolium (Willow Pittosporum)
Parkinsonia Microphylla (Foothill Palo Verde) Prosopis Glandulosa (Thornless Honey Mesquite)
Parkinsonia x ‘AZT Thornless’ (Thornless hybrid
palo verde)
Prosopis x Alba (Thornless Hybrid Mesquite)

=" Celtis Reticulata (Netleaf Hackberry) Celtis Australis (Mediterranean Hackberry)
Dalbergia Sissoo (Indian Rosewood) Celtis Occidentalis (Common Hackberry)
Koelreuteria paniculata (Goldenrain Tree) Ceratonia Siliqua (Carob)
Maclura Pomifera (Osage Orange) Dalbergia Sissoo (Indian Rosewood)
Parkinsonia Praecox (Palo Brea) Koelreuteria paniculata (Goldenrain Tree)
Pistacia Atlantica (Red Push Pistache) Maclura Pomifera (Osage Orange)
Platanus Occidentalis Var. Mexicana (Mexican Parkinsonia Praecox (Palo Brea)
Sycamore) Pistacia Atlantica (Red Push Pistache)
Prosopis x Alba (Thornless Hybrid Mesquite) Platanus Occidentalis Var. Mexicana (Mexican
Prosopis Glandulosa (Thornless Honey Mesquite) Sycamore)
Quercus Cambyi (Canby Oak) Prosopis x Alba (Thornless Hybrid Mesquite)
Quercus Douglasii (Blue Oak) Prosopis Glandulosa (Thornless Honey Mesquite)
Quercus Fusiformis (Escarpment Oak) Quercus Cambyi (Canby Oak)
Quercus Macrocarpa (Bur Oak) Quercus Douglasii (Blue Oak)
Quercus Polymorpha (Monterrey Oak) Quercus Fusiformis (Escarpment Oak)
Quercus Shumardii (Shumard Oak) Quercus Macrocarpa (Bur Oak)
Quercus Virginiana (Cathedral Live Oak) Quercus Polymorpha (Monterrey Oak)
Quercus Virginiana (High Rise Live Oak) Quercus Shumardii (Shumard Oak)
Quercus Virginiana (Southern Live Oak) Quercus Virginiana (Cathedral Live Oak)
Quercus x Virginiana (Heritage Live Oak) Quercus Virginiana (High Rise Live Oak)
Styphnolobium japonicum (Japanese Pagoda Quercus Virginiana (Southern Live Oak)
Tree) Quercus x Virginiana (Heritage Live Oak)
Ulmus Crassifolia (Cedar Elm) Styphnolobium japonicum (Japanese Pagoda Tree)

District $% &'( ) *

+ $% &'( , *
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=# > Dalbergia Sissoo (Indian Rosewood) Celtis Australis (Mediterranean Hackberry)
Havardia Mexicana (Mexican Ebony) Celtis Occidentalis (Common Hackberry)
Ilex Vomitoria (Yaupon Holly) Dalbergia Sissoo (Indian Rosewood)
Maclura Pomifera (Osage Orange) Gleditsia Triacanthos Var.inermis (Honey Locust)
Pistacia Atlantica (Red Push Pistache) Havardia Mexicana (Mexican Ebony)
Pistacia Chinensis (Chinese Pistache) Maclura Pomifera (Osage Orange)
Pistacia Lentiscus (Mastic Tree) Pistacia Atlantica (Red Push Pistache)
Pittoposrum Angustifolium (Willow Pittosporum) Pistacia Chinensis (Chinese Pistache)
Quercus Douglasii (Blue Oak) Pittoposrum Angustifolium (Willow Pittosporum)
Quercus Fusiformis (Escarpment Oak) Platanus Occidentalis Var. Mexicana (Mexican
Quercus Polymorpha (Monterrey Oak) Sycamore)
Quercus Virginiana (Cathedral Live Oak) Quercus Douglasii (Blue Oak)
Quercus Virginiana (High Rise Live Oak) Quercus Fusiformis (Escarpment Oak)
Quercus x Virginiana (Heritage Live Oak) Quercus Macrocarpa (Bur Oak)
Ulmus Crassifolia (Cedar Elm) Quercus Virginiana (Cathedral Live Oak)
@%J Acacia Pendula (Weeping Acacia) Acacia Pendula (Weeping Acacia)
Acacia Salicina (Willow Acacia) Acacia Salicina (Willow Acacia)
Celtis Reticulata (Netleaf Hackberry) Dalbergia Sissoo (Indian Rosewood)
Ilex Vomitoria (Yaupon Holly)
Leucaena Retusa (Golden Leadball Tree)
K Acacia Pendula (Weeping Acacia) Acacia Pendula (Weeping Acacia)
( Celtis Reticulata (Netleaf Hackberry) Havardia Mexicana (Mexican Ebony)
Havardia Mexicana (Mexican Ebony) Parkinsonia Praecox (Palo Brea)
Parkinsonia Praecox (Palo Brea) Pistacia Atlantica (Red Push Pistache)
Prosopis Glandulosa (Thornless Honey Mesquite) Quercus Douglasii (Blue Oak)
Quercus Douglasii (Blue Oak) Vachellia Farnesiana (Sweet Acacia)
/ Chilopsis Linearis (Desert Willow) Ceratonia Siliqua (Carob)
N Parkinsonia Praecox (Palo Brea) Parkinsonia Praecox (Palo Brea)
District Pittoposrum Angustifolium (Willow Pittosporum) Pittoposrum Angustifolium (Willow Pittosporum)
Prosopis x Alba (Thornless Hybrid Mesquite) Prosopis x Alba (Thornless Hybrid Mesquite)
Prosopis Glandulosa (Thornless Honey Mesquite) Prosopis Glandulosa (Thornless Honey Mesquite)
Quercus Cambyi (Canby Oak) Quercus Cambyi (Canby Oak)
Quercus Polymorpha (Monterrey Oak) Quercus Polymorpha (Monterrey Oak)
Quercus Shumardii (Shumard Oak) Quercus Shumardii (Shumard Oak)
Ulmus Crassifolia (Cedar Elm) Olea Europaea (Fruitless Olive)


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NQ Chilopsis Linearis (Desert Willow) Dalbergia Sissoo (Indian Rosewood)
Dalbergia Sissoo (Indian Rosewood) Pistacia Atlantica (Red Push Pistache)
Prosopis Glandulosa (Thornless Honey Mesquite) Ulmus Crassifolia (Cedar Elm)
V Cordia Boissieri (Texas Olive) Ceratonia Siliqua (Carob)
Ilex Vomitoria (Yaupon Holly) Cordia Boissieri (Texas Olive)
Pistacia Atlantica (Red Push Pistache) Pistacia Atlantica (Red Push Pistache)
Quercus Canbyi (Canby Oak)
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To promote urban trees biodiversity, and prevent the possible degradation of the downtown canopy due to species-
related diseases and parasites, the street strees as required per 19.09.050 shall be planted utilizing the minimum spacing
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representative of the actual tree species allowed in each district as per Table 19.09.040.C-1, uses alphabet letters (A, B, and
C) and images to symbolize trees pertaining to the same genus, or family, of trees, spaced at a minimum distance pattern
from each other. A Variance is not available to permit a deviation from the provisions of this Secti
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contributes to the historic character of the area. The purpose of these standards is to allow for a
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property on which they are located, into new and more productive residential or commercial uses.
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virtue of adoption of provisions LVMC 19.09, shall be properly mantained, preserved, and replaced in case of
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See Symphony Park Design Standards

19.09.050.A Purpose City of Las Vegas Form-Based Code
19.09.050 TRANSECT ZONES STANDARDS

Subsections:
19.09.050.A Purpose
19.09.050.E.004 T6 Urban Core Zone (T6-UC) (NEW IN ENTIRETY)
19.09.050.E.012 T5 Maker Zone (T5-M)
19.09.050.E.032 T4 Main Street Zone (T4-MS) (NEW IN ENTIRETY)
19.09.050.E.036 T4 Neighborhood Zone (T4-N) (NEW IN ENTIRETY)
19.09.050.A Purpose
The purpose of this Section is to establish the regulatory standards for building form, building placement, and
land use within the Transect Zones applicable within the Downtown Las Vegas Overlay District (LVMC Section
19.10.110). These standards are intended to ensure that proposed development is compatible with future
development on neighboring properties, and produces an environment of desirable character and scale
consistent with the City’s vision for implementing the Downtown Master Plan, and any other applicable Master
Plan.

1. The standards in this Section apply to all proposed development within the Transect Zones, and must be
considered in combination with the standards in Sections 19.09.060 (Building Type Standards), 19.09.070
(Frontage Type Standards), 19.09.080 (Open Space Standards), 19.09.090 (Thoroughfare Standards), and

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2. One or more of each of the following must be selected for, and applied to, each lot:
a. Building Type (at least one primary building);
b. Frontage Type (multiple types as allowed by the Zone);
c. Thoroughfare Type (as per each District Thoroughfare Plan); and
d. Use Type (multiple types as allowed by the Zone).
3. One or more of the following may be selected and applied to each lot, as applicable;
a. Open Space Type (multiple types are allowed within each Zone).
4. Building Types, Frontage Types, Open Space Types, Thoroughfare Types, and Land Use Types not listed
in the standards for a zone are not allowed in that zone.

1. Within the Downtown Las Vegas Overlay District, each District mapped on Figure B-1 (Districts Within
the Downtown Las Vegas Overlay District) is divided into Transect Zones. These zones implement the
vision of the Downtown Master Plan by providing a mix of intensity of development and a mix of uses
that are compatible with the character of the Downtown’s districts and neighborhoods.
2. The Transect Zones listed in Section 19.09.050.D (Transect Zones Overview) are mapped on the City’s
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1. Table 19.09.050.D-1 (Transect Zones Overview) provides a summary of each of the Transect Zones that
will be applied within Downtown Las Vegas. This overview includes a typical illustrative photograph of
the transect, and a summary of the desired form, general use, and intent, of each Transect Zone.
2. The photographs in this Section are illustrative only and not regulatory.

19.09.050.D Transect Zones Overview City of Las Vegas Form-Based Code

T6 Urban Core Zone (T6-UC) (NEW) T6 Urban General Zone (T6-UG) T5 Maker Zone (T5-M)

Attached Attached or detached Attached
Large lot width Large lot width Medium to large lot width
Large footprint and lot coverage Large footprint Large footprint
No blank walls or planes No blank walls or planes No blank walls or planes
Buildings placed at or near the edge of Buildings placed at or near the right- Buildings placed at or near the right-of-
right-of-way of-way way
Diverse mix of building frontages, Diverse mix of building frontages, Diverse mix of frontages, mostly
mostly Arcade, Gallery, and Shopfront mostly Arcade, Gallery, and Shopfront Shopfront
Small to no setbacks Small to no setbacks Small to no setbacks
5 to 20 stories 4 to 12 stories Max. 5 stories
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uses with a mix of commercial, uses with a mix of commercial, industrial uses with a mix of commercial,

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on upper stories. on upper stories. industrial uses on upper stories.
To reinforce and enhance the To reinforce a vibrant, compact, To maximize the opportunities created
downtown urban core and provide walkable, urban core that serves by medium and high-intensity walkable
the highest-intensity vibrant, compact, multiple districts and the overall urban environments. Specialized uses
walkable urban environment. A variety region with a diverse range of uses in in this Zone can be categorized as
of building types with active pedestrian a variety of building types with active downtown light industrial, and utilize
street facades and a diverse range of pedestrian street facades on multiple performance measures to ensure
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frontages. A wide range of regional- appropriate uses such as hospitals and allowed uses.
center appropriate uses as well as, other medical facilities support public
employment, retail, services, civic, or transportation alternatives.
public uses.
19.09.050.E.004 19.09.050.E.008 19.09.050.E.012


T5 Corridor Zone (T5-C) T5 Main Street Zone (T5-MS) T5 Neighborhood Zone (T5-N)

Attached Attached Attached
Medium to large lot width Large lot width Medium to large lot width
Large footprint Large footprint Medium to large footprint
No blank walls or planes No blank walls or planes No blank walls or planes
Buildings placed at or near the right-of- Buildings placed at or near the right- Buildings placed at or near the right-of-
way of-way way
Diverse mix of building frontages, Diverse mix of building frontages, Diverse mix of building frontages, but
mostly Arcade, Gallery, and Shopfront mostly Arcade, Gallery, and Shopfront mostly Arcade, Forecourt, Shopfront,
and Terrace
Small setbacks Small to no setbacks Medium setbacks
2 to 7 stories 2 to 7 stories 2 to 5 stories
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Primarily multi-unit residential uses
uses with a mix of commercial, uses with a mix of commercial, with neighborhood-supporting retail,

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commercial, and/or service uses on the
on upper stories. on upper stories. '"}
To enhance the City’s existing To provide a compact, walkable, To provide walkable, urban
corridors so that over time they will urban area in which revitalization neighborhoods with a variety of urban
become more walkable and serve and investment is encouraged and housing choices in small to large
multiple districts with a diverse that serves multiple districts with footprint, medium-intensity building
range of commercial, retail, service,
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uses in a range of building types. walking distance of neighborhood-
footprint, moderate-intensity building This zone also supports public serving commercial and service
types. This zone also supports public transportation alternatives. uses. This zone also supports public
transportation hubs. transportation alternatives.
19.09.050.E.016 19.09.050.E.020 19.09.050.E.024

19.09.050.D Transect Zones Overview City of Las Vegas Form-Based Code

T4 Corridor Zone (T4-C) T4 Main Street Zone (T4-MS) (NEW) T4 Neighborhood Zone (T4-N) (NEW)

Attached or detached Attached or detached Attached or detached
Medium to large lot width Medium lot width Medium lot width
Medium to large footprint Medium footprint and lot coverage Small to Medium footprint and lot
coverage
Buildings placed at or near the right-of- Buildings placed near the edge of Buildings placed near the edge of right-
way right-of-way of-way
Diverse mix of building frontages, Diverse mix of building frontages, Primarily Stoop, Dooryard, Forecourt,
mostly Shopfront mostly Arcade, Gallery, and Shopfront Shopfront at corners, or Porches
Medium setbacks No blank walls or planes Medium setbacks
2 to 5 stories Small to no setbacks Max. 3 stories
2 to 5 stories
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uses with a mix of commercial, service, uses with a mix of commercial, smaller neighborhood-supporting uses
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at appropriate locations.
on upper stories.
To enhance the City’s existing To provide a compact and walkable To reinforce established neighborhoods
corridors so that over time they will urban environment with building types in walkable urban areas. Neighborhoods
become more walkable and serve that can accommodate a diverse range will evolve through the use of small
multiple districts with a diverse of uses. A range of small to medium to medium building footprints and
range of commercial, retail, service, building types allows for mainly medium intensity building types to
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accommodates a variety of urban
types. This zone also supports public intended to encourage revitalization housing choices. This zone also supports
transportation alternatives. and investment. This zone also public transportation alternatives.
supports public transportation
alternatives.
19.09.050.E.028 19.09.050.E.032 19.09.050.E.036


T3 Neighborhood Zone (T3-N)
Desired Form
Typically detached; may be attached
Small to medium footprint
Building placement varied, but mostly
set back from right-of-way
Primarily common yards, stoops, and
porches
Medium to large setbacks
Max. 2 stories
General Use
Primarily residential uses with smaller
neighborhood-supporting uses at
appropriate locations.
Intent
To protect the integrity of existing small
to medium lot, detached homes and
to reinforce their importance within
walkable neighborhoods with medium
footprint, low-intensity housing
types within short walking distance
to public transportation options and
neighborhood-serving retail and service
uses.
Subsection
19.09.050.E.040

Page 1179 of 1332

City of Las Vegas Form-Based Code 19.09.050.E.004 T6 Urban Core Zone (T6-UC) (NEW IN ENTIRETY)
19.09.050.E.004 T6 Urban Core Zone (T6-UC) (NEW IN ENTIRETY)

The T6-UC Zone is intended to reinforce and enhance the None
downtown urban core and provide the highest-intensity
vibrant, compact, walkable urban environment. This Zone
C. Lot Size
enables a variety of building types with active pedestrian
street facades and a diverse range of uses supported No width, depth or area standards are included for the
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provided in multi-story garages, which if placed next the min. and max. building width and depth standards
to a street frontage, are lined with active retail/service for the building types established in Table D (Building
uses. This Zone supports a wide range of regional-center Types).
appropriate uses as well as, employment, retail, services,
civic, or public uses that support public transportation
alternatives as well as walking and biking. The following
Attached
Large lot width
No blank walls or planes
and Shopfront
5 to 20 stories

19.09.050.E.004 T6 Urban Core Zone (T6-UC) (NEW IN ENTIRETY) City of Las Vegas Form-Based Code
Lined Building
Secondary Street
Secondary Street
C
E I
B
G
A A
Primary Street Primary Street
Key for Diagram Key for Diagram

Building Area Interior Building Exterior Building

Building Type Width Depth Width Depth Length 400 ft max.1 E
(max.) (max.) (max.) (max.) 1
Width 300 ft max. F
A B C D
Flex High-Rise 380 ft1 200 ft 75 ft 100 ft G
building)
Flex Mid-Rise 200 ft 200 ft 75 ft 100 ft Dimensions - Interior Building
Lined Building Refer to building dimensions in Width 180 ft max. H
Depth 230 ft max. I
Additional Standards for a Lined
Building) Miscellaneous
Miscellaneous The side of an interior building exposed to a street or

open space must be lined by the exterior building.

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A forecourt or pocket plaza is appropriate along the
primary frontage or at a primary street corner.
Allowed frontage types are described in Table G
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type.
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Note:
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Secondary Street
L K N
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Street
Primary Street
Key for Diagrams
Lot Line Building Setback Line Building Area Facade Zone

Setback Distance Corner Interior Building Height1 Stories N
Front3 Rear4,5
(Distance from Side Side 4,5 Primary Building 5 min. - 20 max.
ROW/Lot Line)1,2 J K L M Primary Building
1-5 Stories Ground Floor Finish Level2,3 O
Min. 5 ft 5 ft 0 ft 0 ft Residential 1.50 ft min. above curb
Max. 10 ft 10 ft 10 ft -- Service or Retail
0.50 ft max. above curb
6-10 Stories uses
Min. 10 ft 10 ft 0 ft 5 ft "}$**

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Min. 20 ft 20 ft 0 ft 5 ft Floor-to-Ceiling
Primary Building Facade within Facade Zone "} 14 ft min. P
Front (min.) 80%

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Side Street (min.) 60% Footprint
Miscellaneous Lot coverage 95% max.
A building form with a chamfered corner is only allowed Depth

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30 ft min. R
Notes: space
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an appropriate publicly accessible Open Space type (see Section Additional setbacks may be required for buildings with 5+ stories.
19.09.080 (Open Space Standards)) is located between the setback Refer to Table E for setback distance.
2
and the building or is adjoining the setback and the building; or Buildings existing at the time of adoption of the FBC and additions
a larger area is required to preserve existing mature trees or to those buildings less than 50% of the existing GFA are exempt.
3
landscaping. Primary buildings located on lots sloping down and away from the
2
Additional setback and/or easement may be required where street street are exempt.
3
Sidewalk must be extended into the facade zone to meet the Key for Tables
building. -- No Requirement
4
5
minimum 10 ft setback from the edge of the balcony or window to
the side and rear lot line is required.

Secondary Street
U T
Primary Street
Key for Diagram

Lot Line Building Line Encroachment
G. Frontages H. Encroachments
(max.) (max.)
Forecourt A A 19.09.070.G S T U V
Terrace1 A A 19.09.070.M Shopfront: awning, 10 ft 10 ft N N

balcony1, bay
Pedestrian Access
window, projecting
The primary building entrance must be located to face shade structure

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thoroughfare through a Open Space type consistent with 6 ft 6 ft 5 ft 5 ft
Balconies2
Section 19.09.080 (Open Space Standards).
Architectural
Features
Signage A A N N
located to the rear or on side street facades. Driveways 3
A 3
A 3
N A3
Note: Mechanical and
N N N A
1
Allowed only when necessary to accommodate a grade change. Utility Equipment4
Miscellaneous
Key for Tables Encroachments are allowed into the facade zone, but not
A Allowed allowed within a street ROW, alley ROW, or across a lot
line, except for arcades, galleries, and balconies with an
N Not Allowed
encroachment agreement.
Notes:
1
2
subject to approval of an Encroachment Agreement by the Public
Works Director.
3
4
All mechanical and utility equipment must be screened from view
from the street.

I. Use Types Notes:

Use Type T6-UC = +[[++
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land use type (e.g. Downtown Retail or Downtown Services) are also
Accessory Structure P = +[[++
Assisted Living Apartment P %; _`{ ~;
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Home Occupation P goals and policies of the Downtown Master Plan.
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Applicable Conditions and Requirements) for the standards applicable to
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Museum, Art Display, or Art Sales (Private) P 1
Nightclub S {
2
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College, University, or Seminary P 3
See Subsection 19.09.040.H (Fremont East District) for standards.
Commercial Recreation/Amusement, Indoor P 4
$ ^ '
Community Center, Private (Accessory) P {
Public Park or Playground; Open Space P

Private Club, Lodge, or Fraternal Organization P Key
Public or Private School (Primary or Secondary) S P Use is allowed as a principal use by right.
Retail Trade C Use is allowed in accordance with the conditions
Beer/Wine/Cooler Cultural Establishment; Beer/Wine/

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Beer/Wine/Cooler On-Sale Establishment C 19.16.110.
Commercial, Other than Listed P T Use is allowed with a Temporary Commercial Permit as

Downtown Retail1 P
Liquor Establishment (Tavern); Lounge Bar; or Urban
S
Lounge
Mixed-Use P
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Parking Lot/Sidewalk Sale T
Pawn Shop S
Restaurant P
Restaurant with Alcohol; or Restaurant with Service Bar C
Social Event with Alcoholic Beverage Sales S
Tavern-Limited Establishment S

I. Use Types (cont.) I. Use Types (cont.)

Employment and Services Use Type T6-UC
Automobile Rental C Telecommunication Facilities
Blood Plasma Donor Center P Mounted Antenna Over 15 ft (Ultimate Height);
Building Maintenance Service and Sales C Wireless Communication Facility, Non-Stealth Design S
(Not Qualifying for Conditional Use Approval)
Bus Charter Service and Service Facility P
Cleaners, Commercial/Industrial S
Non-Stealth Design (Qualifying for Conditional Use C
Clinic P Approval)
Crop Production C Radio, TV, or Microwave Communication Tower S
Custodial Institution S Satellite Dish C
Custom & Craft Work C TV Broadcasting & Other Communication Service P
Daily Labor Service S Other
Downtown Services2 P Electric Utility Substation P
Emergency Ambulance Services, Ground P Government Facility P
Facility to Provide Testing, Treatment, or Counseling for Helipad S
S
Drug or Alcohol Abuse
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Food Processing C C
Less)
Gaming Establishment, Business Related S Parking Facility C
Gaming, Establishment, Non-restricted S Public Services, Minor C
Hotel, Motel or Hotel Suites3 P Sustainable Infrastructure P
Hotel, Residence S Temporary Uses4 T
Laboratory, Medical or Dental P Urban Agriculture
Marijuana Dispensary S Community Garden P
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P Notes:
= +[[++
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Open Air Vending/Transit Sales Lot C
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Social Service Provider P
Tattoo Parlor/Body Piercing Studio S = +[[++
Valet Parking C %; _`{ ~;
that as allowed under LVMC Section 19.12.100 (Similar and Prohibited
{ ] $ $ %
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P Use is allowed as a principal use by right. ~
C Use is allowed in accordance with the conditions goals and policies of the Downtown Master Plan.

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T Use is allowed with a Temporary Commercial Permit as {

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Secondary Street
Y X
Primary Street
Key for Diagram

Parking Area

Side1 Side Addition, Renovation, or New Building 1
Line (min.)
W X Y Z < 5,000 sf 2
max. max. frontages
adjacent parcels.

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Note:
1
Refer to LVMC Section 19.09.020.D (Applicability)
Required Parking
Refer to LVMC Section 19.09.100.G (Parking Standards)
Required parking may be reduced as set forth in LVMC
Notes:
1


Common Open Space
Width 20 ft min.
Depth 20 ft min.
Common open space
100 sf min.1
area per unit
Miscellaneous
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and the roof, and may include pools and amenity decks.
with LVMC Section 19.09.090 (Open Space Standards) if
open space is provided on the lot.
Note:
1


The intent of the T6-UG Zone is to provide a vibrant, T6-UG-L
compact, high-intensity walkable urban environment that The limited sub-zone provides the same building form as
can accommodate a variety of building types with active the T6-UG Zone, but it allows a limited mix of land uses.
pedestrian street facades and a diverse range of uses
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streets. Parking is typically provided in multi-story C. Lot Size
garages, which if placed next to a street frontage, are No width, depth or area standards are included for the
lined with active retail/service uses. This zone supports T6-UG Zone. Min. lot sizes may be determined based on
a wide range of regional-center appropriate uses as the min. and max. building width and depth standards
well as, employment, retail, services, civic, or public for the building types established in Table D (Building
uses that support public transportation alternatives as Types).
well as walking and biking. Specialized uses, such as
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accommodated in a limited Sub-Zone. The following form
Large lot width
and Shopfront
4 to 12 stories

Courtyard Building
Secondary Street
Secondary Street
C
F
E
B
A A
Key for Diagrams

Building Area Courtyard Area

Width-to-Height
A B C D 1:2 min.; 2:1 max.
Ratio
Flex High-Rise 380 ft1 200 ft 75 ft 100 ft Depth 50 ft min.; 100 ft max. F
Flex Mid-Rise 200 ft 175 ft 75 ft 100 ft Percentage of width
50% max.
Courtyard Building 175 ft 175 ft 40 ft -- of building
Lined Building Refer to building dimensions in Total Area 400 sf min.
Subsection D (Building Types, < "+";
'
"*

*;
Additional Standards for a Lined the building.
Building)
";
'

*;
*" $ '"*

Accessory Structure -- -- -- --

*;+$$ ^
'
Miscellaneous The proportions and orientation of courtyards must

}$
;}"*
$'

}*
$+/
^

'
;
"
comfort.
Allowed frontage types are described in Table G Access Standards
(Frontages). Pedestrian access to the building must be from the
Notes: thoroughfare or courtyard.
1
Or the max. length of the block. Each unit (residential or commercial) may have an
Key for Tables Multiple courtyards must be connected through and
-- No Requirement between buildings where feasible.
Courtyards must be accessible from the primary
thoroughfare where feasible.

Lined Building
Secondary Street
G K
Primary Street
Key for Diagram


Additional Standards for a Lined Building Additional Standards for a Lined Building (cont.)
Dimensions - Exterior Building Miscellaneous
1
Length 400 ft max. G The side of an interior building exposed to a street or
Width 300 ft max. 1
H open space must be lined by the exterior building.
Depth (from front of 30 ft min. A forecourt or pocket plaza is appropriate along the
I primary frontage or at a primary street corner.
building)
Dimensions - Interior Building Access Standards
Width 180 ft max. J "}" '
$$
;"*

Depth 230 ft max. K
type.
Notes:
1
present.

Secondary Street
N M
P
S
R
T Q
Street
Primary Street
Key for Diagrams

Building Area Facade Zone

Front1,2 Rear1,3,4
ROW/Lot Line) L M N O Accessory Structure 2 max.
1-5 Stories Primary Building
Max. 10 ft 10 ft 10 ft -- Residential 1.50 ft min. above curb
6-10 Stories Service or Retail
Min. 10 ft 10 ft 0 ft 5 ft uses
10+ Stories "}$**

"$ "
Min. 20 ft 20 ft 0 ft 5 ft *" $ ';%
'"} $
%
$
Primary Building Facade within Facade Zone Floor-to-Ceiling
Front (min.) 80% "} 14 ft min. R
Side Street (min.) 60%

} 9 ft min. S
Miscellaneous Footprint
A building form with a chamfered corner is only allowed on Lot coverage 90% max.
corner lots and only if a corner entry is provided. Depth
Notes: "}
30 ft min. T
1
Additional setback and/or easement may be required where street Notes:
ROW or a utility easement is needed. 1
Buildings existing at the time of adoption of the FBC and additions
2
Sidewalk must be extended into the facade zone to meet the to those buildings less than 50% of the existing GFA are exempt.
building. 2
3
Buildings and structures located < 5 feet from a property line must street are exempt.
4
10 ft setback from the edge of the balcony or window to the side and
rear lot line is required.
Key for Tables

-- No Requirement

Secondary Street
W V
Primary Street
Key for Diagram
(max.) (max.)
Terrace1 A A 19.09.070.M Shopfront: awning, 10 ft 10 ft N N
balcony1, bay
Pedestrian Access
window, projecting
The primary building entrance must be located to face shade structure

}
Balconies2
Architectural
Features
Signage A A N N
located to the rear or on side street facades. Driveways A 3
A 3
N A
Note: Mechanical and
N N N A
1
Allowed only when necessary to accommodate a grade change. Utility Equipment4
Miscellaneous
Key for Tables Encroachments are allowed into the facade zone, but not
A Allowed allowed within a street ROW, alley ROW, or across a lot
N Not Allowed
Notes:
1
2
May encroach into the street ROW up to a maximum of 5 ft, subject
to approval of an Encroachment Agreement by the Public Works
Director.
3
4
from the street.


Use Type T6-UG T6-UG-L Use Type T6-UG T6-UG-L
Residential Sub-Zone Other Sub-Zone
Assisted Living Apartment P N Emergency Ambulance Services, Ground N P
Community Residence P N Government Facility P P
Convalescent Care Facility/Nursing Home P N Helipad C 3
C3
Downtown Residential P N `"

$
"!$$ X
C C
Home Occupation P N Gallons or Less)
Hospice P N `"

$
"!$$
N S
(Over 288 Gallons)
Senior Citizen Apartments P N
Parking Facility P P
Public Services, Minor C C
Church/House of Worship P P
Sustainable Infrastructure P P
Public Park or Playground; Open Space P P
4
Temporary Uses T T
S N Urban Agriculture
Secondary)
Retail Trade Community Garden P P
Beer/Wine/Cooler Cultural
Establishment; Beer/Wine/Cooler On- Notes:
S N = Section 19.09.110 (
$`
=$
*$

$
=$
*$
]= < >
Beer/Wine/Cooler On-Sale Establishment C N
= Section 19.09.110.
Commercial, Other than Listed S S %; _`{} ~
1
Downtown Retail P P _`{}` %`~; +[+/+
Liquor Establishment (Tavern); Lounge $ % { ] $ $
S S % +[+/+
Bar; or Urban Lounge
{ % ~
Mixed-Use P C
is consistent with the goals and policies of the Downtown Master Plan.
Restaurant P P ^ +[+/ $% { ]
Restaurant with Alcohol; or Restaurant Applicable Conditions and Requirements) for the standards applicable to
C C
with Service Bar =
Employment and Services
1
Blood Plasma Donor Center P P
{
Clinic P P 2
>; " " { ";
2
Downtown Services P P > <; $ {
3
Hospital P P
` $ { $
required.
Laboratory, Medical or Dental P P 4
$ ^ '
]
/
$
$]
/
{
P P
Than Listed
Social Service Provider P P Key
Telecommunication Facilities P Use is allowed as a principal use by right.
Mounted Antenna Over 15 ft (Ultimate C
$$+

+

Height); Wireless Communication Facility, in LVMC Section 19.12.040 for conditional uses.
S S
Non-Stealth Design (Not Qualifying for S
$$+
$"
$;
* '
$

Wireless Communication Facility, Stealth 19.16.110.
Design or Non-Stealth Design (Qualifying C C T Use is allowed with a Temporary Commercial Permit as

N Use is not allowed.

BB
Secondary Street
AA Z
Primary Street
Key for Diagram

Parking Area

Side1 Side Addition, Renovation, or New Building1
Line (min.)
Y Z AA BB < 5,000 sf 2
max. max. frontages
adjacent parcels.

$

X

;_
[!

} /

X
[$


=
%

$$+
+
"

'
;%
$

Note:
1
Required Parking
Notes:
1


Common Open Space
Width 20 ft min.
Depth 20 ft min.
Common open space
100 sf min.1
area per unit
Miscellaneous
% '

'"}/"
}/
Note:
1

19.09.050.E.012 T5 Maker Zone (T5-M)

The intent of the T5-M Zone is to maximize the None
opportunities created by medium and high-intensity C. Lot Size
walkable urban environments. This zone is well
connected to transportation infrastructure and
T5-M Zone. Min. lot sizes may be determined based on
accommodates a variety of new and repurposed
*" $ ';

$/
$/]
/
and service uses while providing for centrally located
Types).
employment sites. The diverse mix of uses supports
active transportation commuting modes and a lively
24-hour neighborhood during work and non-work
hours. Specialized uses in this Zone can be categorized
as downtown light industrial, utilizing performance
measures and conditions to ensure compatibility
*
+

=

;

$$+ '
Attached
Medium to Large lot width
Diverse mix of frontages, mostly Shopfront
Max. 5 stories

Lined Building
Secondary Street
Secondary Street
C
G K
B
I
A A
Key for Diagram Key for Diagram

Building Area Interior Building Exterior Building

Building Type Width Depth Width Depth Length 400 ft max.1,3 G
(max.) (max.) (max.) (max.) 1,3
Width 300 ft max. H
A B C D
Flex Mid-Rise 200 ft1 175 ft1 75 ft 100 ft I
building)
Flex Low Rise 150 ft1 150 ft 60 ft 60 ft Dimensions - Interior Building
Multi-plex: Large 100 ft 75 ft 20 ft 30 ft Width 180 ft max. J
Loft 175 ft1 -- 30 ft 30 ft Depth 230 ft max. K
Live/Work 28 ft 36 ft 16 ft 18 ft Miscellaneous
Rowhouse 18-36 ft 45 ft -- -- The side of an interior building exposed to a street or
Lined Building Refer to building dimensions in open space must be lined by the exterior building.
Subsection D (Building Types, A forecourt or pocket plaza is appropriate along the
Additional Standards for a Lined primary frontage or at a primary street corner.
Building)
Access Standards
Accessory
-- -- -- -- "}" '
$$
;"*

Structure2 accessed from the street or alley by an allowed frontage
Miscellaneous type.

}$
;}"*
$'

}*
$+/
^

'
;
"
Allowed frontage types are described in Table G present.
(Frontages).
Notes: Key for Tables
1
Buildings wider than 150 ft must be designed to read as a series of
-- No Requirement
buildings no wider than 100 ft each.
2
The total GFA of Accessory Structures must not exceed 60% of the
GFA of the primary structure.
3

Secondary Street
N M
P
S
R
T Q
Primary Street Street
Key for Diagrams


Front1,2 Rear1,3,4
(Distance from Side Side1,3,4 Primary Building 5 max.
Primary Building Facade within Facade Zone All other uses 2 ft max. above curb
Front (min.) 70% "}$**

"$ "
Side Street (min.) 50% *" $ ';%
'"} $
%
$
A building form with a chamfered corner is only allowed on "} 14 ft min. R
corner lots and only if a corner entry is provided.
} 9 ft min. S
Notes: Footprint
1
2
Sidewalk must be extended into the facade zone to meet the building. Depth
3
30 ft min. T
4
Buildings existing at the time of adoption of the FBC and additions to
10 ft setback from the edge of the balcony or window to the side and those buildings less than 50% of the existing GFA are exempt.
rear lot line is required. 2
street are exempt.

Secondary Street
W V
Primary Street
Key for Diagram
Type Side Side Side
Encroachment Type (max.) (max.)
Arcade A A 19.09.070.D (max.) (max.)
1
Gallery A A 19.09.070.H Arcade
Terrace A A 19.09.070.M Shopfront: awning, 10 ft 10 ft N N
balcony1, bay
Dooryard A A 19.09.070.F
window, or projecting
Pedestrian Access shade structure
}

$'
'"} ;

6 ft 6 ft 5 ft 5 ft
Balconies2
side street facade.
Architectural
Features
For non-residential uses, loading docks, overhead doors, Signage A A N N
Driveways A 3
A 3
N A
Mechanical and
N N N A
Utility Equipment4
A Allowed Encroachments are allowed into the facade zone, but not
N Not Allowed allowed within a street ROW, alley ROW, or across a lot
Notes:
1
2
May encroach into the street ROW up to a maximum of 5 ft, subject
to approval of an Encroachment Agreement by the Public Works
Director.
3
4
from the street.


Use Type T5-M Use Type T5-M
Residential Urban Agriculture
Assisted Living Apartment P Community Garden P
Community Residence P Notes:
Convalescent Care Facility/Nursing Home P = Section 19.09.110 (
$`
]= < >
Downtown Residential P
Home Occupation P = Section 19.09.110.
Recreation, Education, and Public Assembly %; ` ~;
Church/House of Worship P that as allowed under LVMC Section 19.12.100 (Similar and Prohibited
{ ] $ $ %
+[+/+ { %
Public or Private School (Primary or Secondary) S ~
Retail Trade the goals and policies of the Downtown Master Plan.
Beer/Wine/Cooler Cultural Establishment; Beer/Wine/ ^ +[+/ $% { ]
$
=$
*$

S Applicable Conditions and Requirements) for the standards applicable to
$
=$
*$
=
Beer/Wine/Cooler On-Sale Establishment C 1

1
Downtown Retail P {
Commercial, Other than Listed S 2
The conditions for all individual uses that are grouped under the
Liquor Establishment (Tavern); Lounge Bar; or Urban ] % > + "
S shall be performed within a completely enclosed building; 2) There shall
Lounge
be no audible or noticeable indication of a manufacturing operation
Mixed-Use P
outside the building, and no noticeable smoke or foreign matter emitted;
Restaurant P 3) Outdoor storage is only allowed as accessory to the principal use and
Restaurant with Alcohol; or Restaurant with Service Bar C % <% $ >``
Employment and Services Work equipment larger than 60 cubic feet shall not be visible from the
>`` " $ > $ ;
Downtown Industrial2 C
storage, or dismantling of vehicles shall be properly stored and removed
3
Downtown Services P from the premises in a timely manner. Storage, use and removal of toxic
Hotel, Motel or Hotel Suites P %; $$% #;
Hotel, Residence S gasoline, paints, solvents and thinners, shall conform to all applicable
Federal, State, and local regulations.
3
>; " " { ";
]
/
$
$]
/

P
> <; $ {
Social Service Provider C 4
$ ^ '
Telecommunication Facilities {
Mounted Antenna Over 15 ft (Ultimate Height);
Wireless Communication Facility, Non-Stealth Design S Key
(Not Qualifying for Conditional Use Approval) P Use is allowed as a principal use by right.
Wireless Communication Facility, Stealth Design or C Use is allowed in accordance with the conditions

$
Approval) uses.
Other S
$$+
$"
$;

Emergency Ambulance Services, Ground P * '
$

Government Facility P Section 19.16.110.
Helipad S T Use is allowed with a Temporary Commercial Permit

Parking Facility P
Sustainable Infrastructure P
Temporary Uses4 T

BB
Secondary Street
AA Z
Primary Street
Key for Diagram

Parking Area

Line (min.)
Y Z AA BB < 5,000 sf 2
max. max. frontages
adjacent parcels.

$

X

No new surface parking lots are allowed adjacent to
X<
;_
[!

} /
primary or side street frontages.

X
[$


=
%

$$+
+
*
} + $'
"

'
;%
$

primary street or side street.
Note:
accessed only from the side street. 1
Required Parking
Note:
1


Common Open Space
Width 20 ft min.
Depth 20 ft min.
Common open space
100 sf min.1
area per unit
Miscellaneous
% '

'"}/"
}/
Note:
1

Page 1203 of 1332


The T5-C Zone is intended to enhance the City’s existing None
corridors by allowing a wide variety of building types

'

$/
$/]
/
C. Lot Size
and service uses in small to large footprint buildings
along major arterial corridors carrying high volumes No width, depth or area standards are included for the
of vehicular]
""

%
$
Bus Rapid Transit or Light Rail transportation options, the min. and max. building width and depth standards
Attached
Small setbacks
2 to 7 stories

Courtyard Building
Secondary Street
Secondary Street
C
F
E
B
A A
Key for Diagrams


Width-to-Height Ratio 1:2 min.; 2:1 max.
A B C D
Depth 50 ft min.; 100 ft max. F
Flex Mid-Rise 200 ft1 175 ft1 40 ft 75 ft
Percentage of width
Lined Building Refer to dimensions in 50% max.
of building
Subsection D (Additional
Standards for a Lined Building)
< "+";
'
"*

*;
Flex Low-Rise 90 ft 150 ft 40 ft 40 ft
the building.
";
'

*;
*" $ '"*


*;+$$ ^
'
Live/Work2 28 ft 36 ft 16 ft 18 ft The proportions and orientation of courtyards must
Accessory Structure3 -- -- -- -- be carefully considered for solar orientation and user
Miscellaneous comfort.

}$
;}"*
$'
Access Standards

}*
$+/
^

'
;
"
Pedestrian access to the building must be from the
Allowed frontage types are described in Table G thoroughfare or courtyard.
(Frontages). Each unit (residential or commercial) may have an
Notes: individual entry from the courtyard.
1
Buildings wider than 150 ft must be designed to read as a series Multiple courtyards must be connected through and
of buildings no wider than 100 ft each. between buildings where feasible.
2
Must be built with a minimum of 2 units attached together. Max. Courtyards must be accessible from the primary
width of all attached buildings must not exceed 150 ft. thoroughfare where feasible.
3
The total GFA of Accessory Structures must not exceed 10% of
the GFA of the primary structure.
Key for Tables
-- No Requirement

Secondary Street
I H
Primary Street
Key for Diagrams

D. Building Types (cont.) E. Building Placement

Additional Standards for a Lined Building Setback Distance Corner Interior
Front1,2 Rear3,4
Dimensions - Exterior Building (Distance from Side1 Side3,4
Length 400 ft max.1 G ROW/Lot Line) G H I J
Width 300 ft max. 1
H Primary Building
Depth (from front of 30 ft min. Min. 5 ft 5 ft 0 ft 0 ft
I
building) Max. 10 ft 10 ft 10 ft --
Dimensions - Interior Building Primary Building Facade within Facade Zone
Width 180 ft max. J Front (min.) 80%
Depth 230 ft max. K Side Street (min.) 65%
The side of an interior building exposed to a street or A building form with a chamfered corner is only allowed on
open space must be lined by the exterior building. corner lots and only if a corner entry is provided.
A forecourt or pocket plaza is appropriate along the Notes:
primary frontage or at a primary street corner. 1
Access Standards ROW or a utility easement is needed.
2
"}" '
$$
;"*

building.
accessed from the street or alley by an allowed frontage 3
type.
Vehicle access to the interior building must be from an 4
alley or a min. of 150 ft from an intersection if no alley is 10 ft setback from the edge of the balcony or window to the side and
present. rear lot line is required.
Note:
1

K
N
M
L
O
Street
F. Building Form Standards G. Frontages

Building Height Stories K Private Frontage Corner
Front Standards
Primary Building 2 min. - 7 max. 1,2 Type Side
Accessory Structure 2 max. Arcade A A 19.09.070.D
Primary Building Forecourt A A 19.09.070.G
Ground Floor Finish Level 3,4
L Gallery A A 19.09.070.H
Residential 1.50 ft min. above curb Shopfront A A 19.09.070.K
1
Service or Retail Terrace A A 19.09.070.M
uses Pedestrian Access
"}$**

"$ " The primary building entrance must be located to face
*" $ ';%
'"} $
%
$ a primary thoroughfare or be connected to a primary
Floor-to-Ceiling thoroughfare through a Open Space type consistent with
"} 14 ft min. M
Miscellaneous

} 9 ft min. N
Footprint
Lot coverage located to the rear or on side street facades.
Mixed-use with Note:
95% max.
residential uses 1
Depth Key for Tables
"}
30 ft min. O A Allowed
Notes:
1
+
>`^ > % ]<$ ^< ^
19.16.100.G (Major Review of Site Development Plans).
2
The residential adjacency standards established in LVMC Section19.08.040.H (Residential Adjacency Standards) will apply.
3
Buildings existing at the time of adoption of the FBC and additions to those buildings less than 50% of the existing GFA are exempt.
4
Primary buildings located on lots sloping down and away from the street are exempt.

Secondary Street
R Q
Primary Street
Key for Diagram

Encroachment
H. Encroachments H. Encroachments (cont.)

Corner Interior Miscellaneous
Front Rear
Encroachment Side Side Encroachments are allowed into the facade zone, but not
(max.) (max.)
Type (max.) (max.) allowed within a street ROW, alley ROW, or across a lot
P Q R S line, except for arcades, galleries, and balconies with an
Arcade1 encroachment agreement.
Notes:
Gallery1
1
Shopfront:
awning, balcony1, 10 ft 10 ft N N
2
bay window, or
projecting shade
Works Director.
structure 3

} 4
6 ft 6 ft 5 ft 5 ft
balconies2 from the street.
Architectural
3 ft 3 ft 3 ft 3 ft
Features
Signage A A N N Key for Tables
Driveways A 3
A3
N A A Allowed
Mechanical and N Not Allowed
N N N A
Utility Equipment4


Residential Telecommunication Facilities
Accessory Structure P Mounted Antenna Over 15 ft (Ultimate Height);
Assisted Living Apartment P Wireless Communication Facility, Non-Stealth Design S
(Not Qualifying for Conditional Use Approval)
Community Residence C
Downtown Residential P Approval)
Home Occupation P Other
Hospice P Emergency Ambulance Services, Ground P
Senior Citizen Apartments P Government Facility P
Recreation, Education, and Public Assembly Parking Facility P
Museum, Art Display, or Art Sales (Private) P Public Services, Minor C
Church/House of Worship P Sustainable Infrastructure P
College, University, or Seminary P Temporary Uses 4
T
Commercial Recreation/Amusement, Indoor P Urban Agriculture
Community Recreation Facility, Public P Community Garden P
Public Park or Playground; Open Space P Notes:
Private Club, Lodge, or Fraternal Organization P = Section 19.09.110 (
$`
Public or Private School (Primary or Secondary) S ]= < >
Trade School P
= Section 19.09.110
Retail Trade %; ` ~
Beer/Wine/Cooler Cultural Establishment; Beer/Wine/ except that as allowed under LVMC Section 19.12.100 (Similar and
$
=$
*$

% { ] $ $
S
$
=$
*$
/

$
% +[+/+ {
On-Sale Establishment % ~
Downtown Retail1 P consistent with the goals and policies of the Downtown Master Plan.
^ +[+/ $% { ]
Applicable Conditions and Requirements) for the standards applicable
Liquor Establishment (Tavern); Lounge Bar; Urban =
S
"'
'
`"=$
*$
1
Mixed-Use P {
2
Restaurant P >; " " { "
> <; $ {
Restaurant with Alcohol; or Restaurant with Service
C 3
Bar 4
$ ^ '
Employment & Services {
Blood Plasma Donor Center P
Clinic P Key
Downtown Services 2
P P Use is allowed as a principal use by right.
$
%
! " /

S C Use is allowed in accordance with the conditions
Hospital P

$
uses.
Hotel, Motel or Hotel Suites3 S
S
$$+
$"
$;

Hotel, Residence P
* '
$

Individual Care Center P Section 19.16.110.
Laboratory, Medical or Dental P T Use is allowed with a Temporary Commercial Permit

]
/
$
$]
/

P
Social Services Provider C

Secondary Street
V U
Primary Street
Key for Diagram

Parking Area

Line (min.)
T U V W < 1,000 sf --
max. max.

$

X

;_
[!

} /

X
[$

} + $'
"

'
;%
$

Note:
Required Parking 1
Refer to LVMC Section 19.09.020.D (Applicability).
for vehicular and bicycle parking standards. Key for Tables
Required parking may be reduced as set forth in LVMC -- No Requirement
Note:
1


Common Open Space
Width 15 ft min.
Depth 15 ft min.
Common open space
250 sf min.1
area per unit
Miscellaneous
% '

'"}/"
}/
Note:
1


The intent of the T5-MS Zone is to provide a compact and None
walkable urban environment with building types that

%

'

$]
/
C. Lot Size
service, and retail uses, as well as residential uses on

"
}*" $ '<'
*" $ ';
allows for a majority of active pedestrian street facades T5-MS Zone. Min. lot sizes may be determined based on
"
*; %
'"}'
"$ $
streets. Parking is typically provided in multi-story for the building types established in Table D (Building
garages, which if placed next to a street frontage, are Types).
$
+ %

$
%
"

}
^ *$
"

the building types is intended to encourage revitalization
and investment. The following form elements are
Attached
Large lot width
and Shopfront
2 to 7 stories

Courtyard Building
Secondary Street
Secondary Street
C
F
E
B
A A
Key for Diagrams


Width-to-Height
A B C D 1:2 min.; 2:1 max.
Ratio
Flex Mid-Rise 200 ft1 175 ft1 75 ft 100 ft Depth 50 ft min.; 100 ft max. F
Flex Low-Rise 150 ft 150 ft 70 ft 70 ft Percentage of
50% max.
Courtyard Building 175 ft1 175 ft1 40 ft -- width of building
Accessory Total Area 400 sf min.
-- -- -- --
Structure2 < "+";
'
"*

*;
Lined Building Refer to building dimensions in the building.
Subsection D (Building Types, ";
'

*;
*" $ '"*

Additional Standards for a Lined

*;+$$ ^
'
Building)
Miscellaneous be carefully considered for solar orientation and user

}$
;}"*
$'
comfort.

}*
$+/
^

'
;
"
Access Standards
Allowed frontage types are described in Table G Pedestrian access to the building must be from the
(Frontages). thoroughfare or courtyard.
Notes: Each unit (residential or commercial) may have an
1
Buildings wider than 150 ft must be designed to read as a series individual entry from the courtyard.
2
between buildings where feasible.
GFA of the primary structure.
Key for Tables

-- No Requirement

Lined Building
Secondary Street
G K
Primary Street
Key for Diagram


Dimensions - Exterior Building The side of an interior building exposed to a street or
G open space must be lined by the exterior building.
Width 300 ft max. 2
H A forecourt or pocket plaza is appropriate along the
I Access Standards
of building)
Dimensions - Interior Building "}" '
$$
;"*

Width 180 ft max. J
type.
Depth 230 ft max. K
Notes:
1
present.
2

Secondary Street
N M
P
S
R
T Q
Street
Primary Street
Key for Diagrams


Front1,2 Rear4
(Distance from Side1,2 Side3,4 Primary Building 2 min. - 7 max.
Min. 5 ft 10 ft 0 ft3 5 ft Ground Floor Finish Level1,2 Q
Max. 10 ft 20 ft 15 -- Residential 1.50 ft min. above curb
Primary Building Facade within Facade Zone Service or Retail
Front (min.) 70% uses

"$ "
'"} $
%
$

Notes:
} 9 ft min. S
1
Additional setback and/or easement may be required where street Footprint
2
building. Depth
3
30 ft min. T
4
10 ft setback from the edge of the balcony or window to the side and to those buildings less than 50% of the existing GFA are exempt.
rear lot line is required. 2
street are exempt.
Key for Tables
-- No Requirement

Secondary Street
W V
Primary Street
Key for Diagram

Lot Line Building Line H. Encroachments
Encroachment Corner Interior
Front Rear
Encroachment Side Side
G. Frontages (max.) (max.)
Type (max.) (max.)
Private Frontage Corner U V W X
Front Standards
Type Side Arcade 1
Arcade A A 19.09.070.D Gallery1

Dooryard A A 19.09.070.F Shopfront:
Forecourt A A 19.09.070.G awning, balcony1, 10 ft 10 ft N N
Gallery A A 19.09.070.H bay window, or
Shopfront A A 19.09.070.K projecting shade
structure
Stoop A A 19.09.070.L

}
Terrace 1
A A 19.09.070.M 6 ft 6 ft 5 ft 5 ft
balconies2
Pedestrian Access
Architectural
The primary building entrance must be located to face 3 ft 3 ft 3 ft 3 ft
Features
Signage A A N N
thoroughfare through a Open Space type consistent with
Section 19.09.080 (Open Space Standards). Driveways A3 A3 N A
Miscellaneous Mechanical and

N N N A
Utility Equipment4
and other service entries must be screened and must be Miscellaneous
located to the rear or on side street facades. Encroachments are allowed into the facade zone, but not
Note: allowed within a street ROW, alley ROW, or across a lot
1
Allowed only when necessary to accommodate a grade change. line, except for arcades, galleries, and balconies with an
Key for Tables Notes:
1
A Allowed
N Not Allowed 2
Works Director.
3
4
from the street.

I. Use Types Notes:

Use Type T5-MS = Section 19.09.110 (
$`
]= <
Residential
general land use type (e.g. Downtown Retail or Downtown Services)
Accessory Structure P = Section 19.09.110.
Assisted Living Apartment P %; ` ~
Community Residence P except that as allowed under LVMC Section 19.12.100 (Similar and
% { ] $ $
% +[+/+
Downtown Residential P { %
Home Occupation P ~ > ]
Hospice P Master Plan.
^ +[+/ $% { ]
Recreation, Education, and Public Assembly % =
Museum, Art Display, or Art Sales (Private) P 1
Church/House of Worship P {
2
>; " " { "
College, University, or Seminary P
> <; $ {
Commercial Recreation/Amusement, Indoor P 3
Community Recreational Facility (Public) P 4
$ ^ '
Community Center, Private (Accessory) P {

Private Club, Lodge, or Fraternal Organization P Key
Public or Private School (Primary or Secondary) S P Use is allowed as a principal use by right.
Trade School P C Use is allowed in accordance with the conditions
Retail Trade

$
uses.
Beer/Wine/Cooler Cultural Establishment; Beer/

$
=$
*$
S S
$$+
$"
$;

$
=$
*$
* '
$

Section 19.16.110.
1
Downtown Retail P

Liquor Establishment (Tavern); Lounge Bar; or
S
Urban Lounge
Mixed-Use P
'
`"=$
*$
S
Pawn Shop S
Restaurant P
Restaurant with Alcohol; or Restaurant with
P
Service Bar

I. Use Types (cont.) Notes:

= Section 19.09.110 (
$`
]= <
Blood Plasma Donor Center S
Cleaners, Commerical/Industrial S = Section 19.09.110.
Clinic P %; ` ~
Crop Production C except that as allowed under LVMC Section 19.12.100 (Similar and
% { ] $ $
Custom & Craft Work C
% +[+/+
Daily Labor Services S { %
2
Downtown Services P ~ > ]
Food Processing C Master Plan.
^ +[+/ $% { ]
Hospital C
Hotel, Motel or Hotel Suites3 S % =
Hotel, Residence S 1
Laboratory, Medical or Dental P {
2
>; " " { "
Marijuana Dispensary S
> <; $ {
Massage Establishment S 3
]
/
$
$]
/
4
$ ^ '
P
Listed {
Open Air Vending/Transit Sales Lot C
Tattoo Parlor/Body Piercing Studio S Key
Valet Parking C P Use is allowed as a principal use by right.
Telecommunication Facilities C Use is allowed in accordance with the conditions
Satellite Dish C

$
uses.
Mounted Antenna Over 15 ft (Ultimate Height);
Wireless Communication Facility, Non-Stealth S
$$+
$"
$;

S * '
$

Approval) Section 19.16.110.
TV Broadcasting & Other Communication Service P T Use is allowed with a Temporary Commercial Permit

Wireless Communication Facility, Stealth Design
or Non-Stealth Design (Qualifying for Conditional C
Use Approval)
Other
Electric Utility Substation P
Emergency Ambulance Services, Ground S
Government Facility P
Parking Facility P
4
Temporary Uses T
Urban Agriculture
Community Garden P

BB
Secondary Street
AA Z
Primary Street
Key for Diagram

Parking Area

Line (min.)
Y Z AA BB < 2,500 sf --
max. max. frontages
adjacent parcels.

$

X

;_
[!

} /

X
[$

Required Parking
} + $'
"

'
;%
$

Note:
Note:
1
-- No Requirement


Common Open Space
Width 20 ft min.
Depth 20 ft min.
Common open space
100 sf min.1
area per unit
Miscellaneous
% '

'"}/"
}/
Note:
1

Page 1221 of 1332


The intent of the T5-N Zone is to provide a compact None
urban form that accommodates a variety of urban
housing choices, including small footprint/low density
C. Lot Size
building types to medium/large footprint building types,
as well as limited retail and services uses. This Zone No width, depth or area standards are included for the
reinforces the walkable nature of the neighborhood, T5-N Zone. Min. lot sizes may be determined based on
supports neighborhood-serving commercial and the min. and max. building width and depth standards
service uses adjacent to this Zone, and supports public for the building types established in Table D (Building
transportation alternatives. The following form elements Types).
are generally appropriate in this Zone:
Diverse mix of building frontages, but primarily Arcade,
Dooryard, Forecourt, Shopfront, or Terrace
Medium setbacks
2 to 5 stories

Secondary Street
C
B
A A
Primary Street
Key for Diagram

Building Area

Main Building Secondary Miscellaneous
Body Wing
}$
;}"*
$'

}*
$+/
^

'
;
"

(max.) (max.) (max.) (max.) Allowed frontage types are described in Table G
A B C D (Frontages).
Courtyard Building 175 ft1 175 ft1 40 ft -- Notes:
1
1 1 Buildings wider than 150 ft must be designed to read as a series
Flex Mid-Rise 170 ft 175 ft 60 ft 60 ft
Flex Low-Rise 150 ft 150 ft 60 ft 60 ft 2
The shared courtyard must be accessible from the primary street
Multi-plex: Large 100 ft 75 ft 20 ft 30 ft and the entrance to each bungalow must be from the shared
Multi-plex: Small 50 ft 50 ft 20 ft 20 ft courtyard.
3
Duplex, Side-by-side 48 ft -- -- --
Duplex, Front-and- 4
36 ft -- 20 ft 22 ft }
" " ]> { "
Back
Structures must not exceed 20% of the GFA of the primary
Duplex, Stacked 36 ft -- 20 ft 22 ft structure.
18 - 36
Rowhouse 45 ft -- --
ft
Accessory Dwelling
36 ft 32 ft -- --
Unit4
Key for Tables

-- No Requirement

Courtyard Building
Secondary Street
F
E
Primary Street
Key for Diagram


Additional Standards for a Courtyard Building Additional Standards for a Courtyard Building
Dimensions - Courtyard(s) Access Standards
Width 20 ft min.; 100 ft max. E Pedestrian access to the building must be from the
Width-to-Height thoroughfare or courtyard.
1:2 min.; 2:1 max.
Ratio Each unit (residential or commercial) may have an
Depth 50 ft min.; 100 ft max. F individual entry from the courtyard.
Percentage of width Multiple courtyards must be connected through and
50% max. between buildings where feasible.
of building
Total Area 400 sf min. Courtyards must be accessible from the primary
< "+";
'
"*

*;
the building.
";
'

*;
*" $ '"*

*;+$$ ^
'
comfort.

Secondary Street
I H
K
N
M
L
O
Primary Street Street
Key for Diagrams


Front1,2 Rear4
(Distance from Side1 Side3,4 Primary Building 2 min. - 5 max.
ROW/Lot Line) G H I J Accessory Structure 2 max.

"$ "
'"} $
%
$

corner lots and only if a corner entry is provided. "}
Notes: (service or retail 14 ft min. M
1
Additional setback and/or easement may be required where street uses)
} 8 ft min. N
2
Sidewalk must be extended into the setback area to meet the Footprint
building.
3
comply with all applicable Building and Fire Code requirements. Depth
4
Where building elevations include balconies or windows, a "}

30 ft min. O
minimum 10 ft setback from the edge of the balcony or window to retail/service space
the side and rear lot line is required. Notes:
1
Key for Tables to those buildings less than 50% of the existing GFA are exempt.
2
-- No Requirement
street are exempt.

Secondary Street
R Q
Primary Street
Key for Diagram
(max.) (max.)
Common Yard A A 19.09.070.E P Q R S
1
Dooryard A A 19.09.070.F Arcade
Forecourt A A 19.09.070.G Gallery1
Gallery A A 19.09.070.H Shopfront:
Shopfront A A 19.09.070.K
bay window, or
Stoop A A 19.09.070.L projecting shade
1
Terrace A A 19.09.070.M structure
Pedestrian Access
}
6 ft 6 ft 5 ft 5 ft
For service and retail uses, the primary building entrance balconies2
must be located to face a primary thoroughfare or be Architectural
3 ft 3 ft 3 ft 3 ft
connected to a primary thoroughfare through a Open Features
Space type consistent with Section 19.09.080 (Open Space Signage A A N N
Standards). 3 3
Driveways A A N A
Miscellaneous
Mechanical and
For non-residential uses, loading docks, overhead doors, N N N A
Utility Equipment4
Miscellaneous
Encroachments are not allowed within a street ROW, alley
Note:
1 ROW, or across a lot line, except for balconies with an
Encroachment Agreement.
Notes:
Key for Tables
1
A Allowed curb, subject to approval by the Public Works Director.
N Not Allowed 2
Works Director.
3
4
from the street.

I. Use Types Tattoo Parlor/Body Piercing Studio S

Use Type T5-N Telecommunication Facilities
Residential Mounted Antenna Over 15 ft (Ultimate
Accessory Dwelling Unit P Height); Wireless Communication Facility,
S
Assisted Living Apartment P
Community Residence P Design or Non-Stealth Design (Not qualifying C
Convalescent Care Facility/Nursing Home P for Conditional Use Approval)
Downtown Residential P I. Use Types (cont.)
Fraternity, Sorority House, or Private Dorms P Use Type T5-N
Home Occupation P Other
Hospice P Parking Facility P
Individual Care – Family Home P Public Services, Minor C
Individual Care - Group Home S Sustainable Infrastructure P
Senior Citizen Apartments P Temporary Uses 3
T
Recreation, Education, and Public Assembly Urban Agriculture
Museum, Art Display, or Art Sales (Private) P Community Garden P
Church/House of Worship P Notes:
Community Recreational Facility, Public P = Section 19.09.110 (
$`
]= <
Community Center, Private (Accessory) P
Public Park or Playground; Open Space P = Section 19.09.110.
Public or Private School (Primary or %; ` ~
S
Secondary) except that as allowed under LVMC Section 19.12.100 (Similar and
Retail Trade % { ] $ $
% +[+/+
Downtown Retail1 P
{ %
Mixed-Use P ~ > ]
Parking Lot/Sidewalk Sale T Master Plan.
Restaurant P ^ +[+/ $% { ]
C % =
Service Bar
Social Event with Alcoholic Beverage Sales S 1
Tavern-Limited Establishment S {
2
Employment & Services >; " " { "
> <; $ {
2
$ ^ '
2
Downtown Services P
{
Hotel, Residence S
Individual Care Center P Key
Laboratory, Medical or Dental P P Use is allowed as a principal use by right.
Massage Establishment S C Use is allowed in accordance with the conditions
]
/
$
$]
/

$
P uses.
Than Listed
Open Air Vending/Transit Sales Lot C S
$$+
$"
$;

* '
$

Section 19.16.110.


Secondary Street
V U
Primary Street
Key for Diagram

Parking Area

Line (min.)
T U V W < 2,500 sf --
Parking Driveway One-way Two-way // 4
Width 12 ft min. - 14 ft 32 ft min. - 34 ft / As required
max. max. along all street
Miscellaneous frontages
Where feasible, driveways must be shared between Miscellaneous
adjacent parcels. All street trees must be planted in accordance with the

$

X

' $$+
=
'

the requirements for a residential unit. X<
;_
[!

} /

X
[$

must be accessed only from the secondary street. All street trees must be planted and maintained to avoid
} + $'
"

'
;%
$

Required Parking
Note:
for vehicular and bicycle parking standards. 1
1
No vehicle parking in the front or corner side yard is allowed. -- No Requirement


Common Open Space
Width 20 ft min.
Depth 20 ft min.
Common open space
100 sf min.1
area per unit
Miscellaneous
% '

'"}/"
}/
Note:
1


The T4-C Zone is intended to enhance the City’s existing None
corridors by allowing a wide variety of building types

'

$/
$/]
/
C. Lot Size
and service uses in small to large footprint buildings
along major arterial corridors carrying high volumes No width, depth or area standards are included for the
%
"$]
""

%
$
Bus Rapid Transit or Light Rail transportation options, the min. and max. building width and depth standards
Medium setback
2 to 5 stories

Courtyard Building
Secondary Street
Secondary Street
C
F
E
B
A A
Key for Diagrams


Main Building Secondary Additional Standards for a Courtyard Building (cont.)
Body Wing < "+";
'
"*

*;
Building Type Width Depth Width Depth the building.
(max.) (max.) (max.) (max.) ";
'

*;
*" $ '"*

A B C D

*;+$$ ^
'
Flex Mid-Rise 200 ft1 175 ft1 40 ft 75 ft The proportions and orientation of courtyards must
Flex Low-Rise 100 ft 100 ft 40 ft 40 ft be carefully considered for solar orientation and user
comfort.
Access Standards
thoroughfare or courtyard.
Rowhouse 18-36 ft 45 ft -- --
2
Live/Work 28 ft 36 ft 16 ft 18 ft individual entry from the courtyard.
Accessory Structure3 -- -- -- -- Multiple courtyards must be connected through and
Miscellaneous between buildings where feasible.

}$
;}"*
$'

}*
$+/
^

'
;
"
Allowed frontage types are described in Table G Notes:
1
(Frontages). Buildings wider than 150 ft must be designed to read as a series
Additional Standards for a Courtyard Building
2
Dimensions - Courtyard(s)
Width 20 ft min.; 100 ft max. E 3
Width-to-Height Ratio 1:2 min.; 2:1 max. GFA of the primary structure.
Percentage of width
50% max.
of building

Secondary Street
I H K
N
G
M
L
O
Street
Primary Street
Key for Diagrams


Front1,2 Rear4
(Distance from Side1 Side3,4 Primary Building 2 min. - 5 max.1,2
ROW/Lot Line) G H I J Accessory Structure 2 max.
Primary Building Facade within Facade Zone Service or Retail uses 0.50 ft max. above curb
Front (min.) 75% "}$**

"$ "
Side Street (min.) 50% *" $ ';%
'"} $
%
$
A building form with a chamfered corner is only allowed on "} 14 ft min. M
corner lots and only if a corner entry is provided.
} 9 ft min. N
Notes: Footprint
1
Lot coverage
2
Sidewalk must be extended into the setback area to meet the Mixed-use with
85% max.
building. residential uses
3
Buildings and structures located < 5 feet from a property line must All other uses 75% max.
comply with all applicable Building and Fire Code requirements. Depth
4
"}
30 ft min. O
Notes:
1
\
`^ >
subject to Major Site Development Plan Review (Refer to LVMC
Section 19.16.100.G (Major Review of Site Development Plans)).
2
The residential adjacency standards established in LVMC
Section19.08.040.H (Residential Adjacency Standards) will apply.
3
to those buildings less than 50% of the existing GFA are exempt.
4
street are exempt.

Secondary Street
R Q
Primary Street
Key for Diagram
(max.) (max.)
Gallery A A 19.09.070.H P Q R S
Porch: Engaged A A 19.09.070.I Arcade1
Porch: Projecting A A 19.09.070.J Gallery1
Shopfront A A 19.09.070.K Shopfront:
1
bay window, or
Pedestrian Access projecting shade
The primary building entrance must be located to face structure
}
balconies2
Architectural
Features
For non-residential uses, loading docks, overhead doors, Signage A A N N
and other service entries must be screened and must be 3 3
Driveways A A N A
Miscellaneous
Note:
1
Allowed only when necessary to accommodate a grade change. Encroachments are not allowed within a street ROW, alley
ROW, or across a lot line, except for balconies with an
1
A Allowed
N Not Allowed 2
Works Director.
3


Use Type T4-C Employment & Services
Residential Building Maintenance Service and Sales C
Accessory Structure P Bus Charter Service and Service Facility P
Assisted Living Apartment C Cleaners, Commercial/Industrial S
Community Residence C Clinic P
Convalescent Care Facility/Nursing Home P Crop Production C
Downtown Residential P Custodial Institution S
Home Occupation P Custom & Craft Work C
Hospice P Daily Labor Service S
2
Senior Citizen Apartments C Downtown Services P
Recreation, Education, and Public Assembly Emergency Ambulance Services, Ground P
Museum, Art Display, or Art Sales (Private) P $
%
! " /

S
Church/House of Worship P Food Processing C
College, University, or Seminary P Hospital P
3
Commercial Recreation/Amusement, Indoor P Hotel, Motel or Hotel Suites S
Community Recreation Facility, Public P Hotel, Residence P
Community Center, Private (Accessory) P Individual Care Center P
Public Park or Playground; Open Space P Laboratory, Medical or Dental P
Private Club, Lodge, or Fraternal Organization P Massage Establishment S
Public or Private School (Primary or Secondary) S ]
/
$
$]
/

P
Trade School P Open Air Vending/Transit Sales Lot C
Retail Trade Tattoo Parlor/Body Piercing Studio S
Beer/Wine/Cooler Cultural Establishment; Beer/Wine/ Valet Parking C
$
=$
*$

S
$
=$
*$
/

$

On-Sale Establishment
Downtown Retail1 P Key
Drive-Through C P Use is allowed as a principal use by right.
Grocery Store with Alcohol Sales C C Use is allowed in accordance with the conditions
Liquor Establishment (Tavern); Lounge Bar; Urban

$
S uses.
"'
'
`"=$
*$

Mixed-Use P S
$$+
$"
$;

* '
$

Section 19.16.110.
Pawn Shop S
Restaurant P

Restaurant with Alcohol; or Restaurant with Service
C
Bar

Notes:
I. Use Types (cont.)
= Section 19.09.110 (
$`
Use Type T4-C ]= < >
Telecommunication Facilities land use type (e.g. Downtown Retail or Downtown Services) are also
Mounted Antenna Over 15 ft (Ultimate Height); = Section 19.09.110.
Wireless Communication Facility, Non-Stealth Design S %; ` ~
(Not Qualifying for Conditional Use Approval) that as allowed under LVMC Section 19.12.100 (Similar and Prohibited
{ ] $ $ %
Radio, TV, or Microwave Communication Tower S
+[+/+ { %
Satellite Dish C
~
TV Broadcasting & Other Communication Service P with the goals and policies of the Downtown Master Plan.
Wireless Communication Facility, Stealth Design or ^ +[+/ $% { ]
Non-Stealth Design (Not qualifying for Conditional C Applicable Conditions and Requirements) for the standards applicable to
Use Approval) =
Other
1
Electric Utility Substation P
{
Emergency Ambulance Services, Ground P 2
>; " " { "
Government Facility P > <; $ {
3
Parking Facility P See Subsection 19.09.040.H (Fremont East District) for standards.
4
$ ^ '
{
Temporary Uses4 T Key
Urban Agriculture P Use is allowed as a principal use by right.
Community Garden P C Use is allowed in accordance with the conditions

$
uses.
S
$$+
$"
$;

* '
$

Section 19.16.110.


Secondary Street
V U
Primary Street
Key for Diagram

Parking Area

Setback from Lot Front Rear
Side Side Addition, Renovation, or New Building1
Line (min.)
T U V W < 1,000 sf --
max. max.

$

X

;_
[!

} /

X
[$

} + $'
"

'
;%
$

Note:
Required Parking 1
Required parking may be reduced as set forth in LVMC Key for Tables
Section 19.18.030.D.4 (Parking Alternatives). -- No Requirement
Note:
1


Common Open Space
Width 15 ft min.
Depth 15 ft min.
Common open space
250 sf min.1
area per unit
Miscellaneous
% '

'"}/"
}/
Note:
1

City of Las Vegas Form-Based Code 19.09.050.E.032 T4 Main Street Zone (T4-MS) (NEW IN ENTIRETY)
19.09.050.E.032 T4 Main Street Zone (T4-MS) (NEW IN ENTIRETY)

The intent of the T4-MS Zone is to provide a compact None
and walkable urban environment that supports public
transportation alternatives with building types that can
C. Lot Size

%

'

$]
/
service, and retail uses, as well as residential uses on No width, depth or area standards are included for the
"
}<'
$$
"*" $ ';
T4-MS Zone. Min. lot sizes may be determined based on
allows for mainly active pedestrian street facades. the min. and max. building width and depth standards

}
^ *$
"

*" $ ';

encourage revitalization and investment. The following Types).
Medium lot width
Medium footprint and lot coverage
Buildings placed near the edge of right-of-way
and Shopfront
2 to 5 stories

19.09.050.E.032 T4 Main Street Zone (T4-MS) (NEW IN ENTIRETY) City of Las Vegas Form-Based Code
Courtyard Building
Secondary Street
Secondary Street
C
F
E
B
A A
Key for Diagrams


Main Building Additional Standards for a Courtyard Building
Secondary Wing
Body Dimensions - Courtyard(s)
Width-to-Height
A B C D 1:2 min.; 2:1 max.
Ratio
Flex Mid-Rise 200 ft1 140 ft 75 ft 100 ft Depth 35 ft min.; 75 ft max. F
Flex Low-Rise 120 ft 120 ft 60 ft 60 ft Percentage of
50% max.
Courtyard Building 150 ft 150 ft 50 ft 100 ft width of building
Multi-plex: Small 50 ft 80 ft 20 ft 20 ft Total Area 400 sf min.
Live/Work 2
28 ft 36 ft 16 ft 18 ft < "+";
'
"*

*;

Accessory building.
-- -- -- --
Structure3 ";
'

*;
*" $ '"*

Lined Building Refer to building dimensions in

*;+$$ ^
'
Subsection D (Building Types, The proportions and orientation of courtyards must be
Additional Standards for a Lined carefully considered for solar orientation and user comfort.
Building) Access Standards
Miscellaneous Pedestrian access to the building must be from the

}$
;}"*
$'

}*
$+/
^

'
;
"
Allowed frontage types are described in Table G individual entry from the courtyard.
(Frontages). Multiple courtyards must be connected through and
Notes: between buildings where feasible.
1
Buildings wider than 150 ft must be designed to read as a series of Courtyards must be accessible from the primary
buildings no wider than 100 ft each. thoroughfare where feasible.
2
3
Key for Tables
GFA of the primary structure. -- No Requirement

Lined Building
Secondary Street
G K
Primary Street
Key for Diagram


Dimensions - Exterior Building The side of an interior building exposed to a street or open
G space must be lined by the exterior building.
Width 150 ft max. H A forecourt or pocket plaza is appropriate along the

I Access Standards
of building)
Dimensions - Interior Building "}" '
$$
;"*

from the street or alley by an allowed frontage type.
Width 180 ft max. J
Depth 230 ft max. K
Notes: present.
1

Secondary Street
N M
P
S
R
T Q
Street
Primary Street
Key for Diagrams


Front3 Rear5
(Distance from Side3 Side 4,5 Primary Building 2 min. - 5 max.
ROW/Lot Line)1,2 L M N O Accessory Structure 2 max.

"$ "
'"} $
%
$

Notes:
} 9 ft min. S
1
% # $ $ % < ] = Footprint
an appropriate publicly accessible Open Space type (see Section
19.09.080 (Open Space Standards)) is located between the setback
and the building or is adjoining the setback and the building; or Depth
a larger area is required to preserve existing mature trees or "}
30 ft min. T
landscaping. Notes:
2
Additional setback and/or easement may be required where street 1
ROW or a utility easement is needed. to those buildings less than 50% of the existing GFA are exempt.
3
Sidewalk must be extended into the facade zone to meet the 2
building. street are exempt.
4
comply with all applicable Building and Fire Code requirements. Key for Tables
5
-- No Requirement

Secondary Street
W V
Primary Street
Key for Diagram
(max.) (max.)
Dooryard A A 19.09.070.F U V W X
Forecourt A A 19.09.070.G Arcade1
Gallery A A 19.09.070.H Gallery1
Shopfront A A 19.09.070.K Shopfront:
Stoop A A 19.09.070.L
bay window, or
Terrace1 A A 19.09.070.M projecting shade
Pedestrian Access structure
The primary building entrance must be located to face
}
6 ft 6 ft 5 ft 5 ft
a primary thoroughfare or be connected to a primary balconies2
thoroughfare through a Open Space type consistent with Architectural
Section 19.09.080 (Open Space Standards). 3 ft 3 ft 3 ft 3 ft
Features
Miscellaneous Signage A A N N
For non-residential uses, loading docks, overhead doors, Driveways A 3
A 3
N A
Miscellaneous
Note:
1 ROW, or across a lot line, except for balconies with an
1
A Allowed May encroach into the street ROW to within 2 ft of the face of the
N Not Allowed 2
Works Director.
3

I. Use Types
Use Type T4-MS Notes:
= +[[++
$`
Residential
]= <
Accessory Structure P general land use type (e.g. Downtown Retail or Downtown Services)
Assisted Living Apartment P = +[[++
Community Residence P %; ` ~
except that as allowed under LVMC Section 19.12.100 (Similar and
% { ] $ $
Downtown Residential P % +[+/+
Home Occupation P { %
Hospice P ~ > ]
Master Plan.
^ +[+/ $% { ]
Recreation, Education, and Public Assembly and Applicable Conditions and Requirements) for the standards
Museum, Art Display, or Art Sales (Private) P % =
1
Church/House of Worship P Except Pet Shop, Secondhand Dealer, and Thrift Shop are allowed
{
College, University, or Seminary S 2
>; " " { "
Commercial Recreation/Amusement, Indoor P > <; $ {
Community Center, Private (Accessory) P 3
4
Community Recreational Facility (Public) P $ ^ '
{
Private Club, Lodge, or Fraternal Organization P
Key
Public or Private School (Primary or Secondary) P
Retail Trade
Beer/Wine/Cooler Cultural Establishment;

$

$
=$

S uses.
*$

$
=$

Establishment S
$$+
$"
$;

* '
$

Section 19.16.110.
Downtown Retail1 P

Liquor Establishment (Tavern); Lounge Bar; or
S
Urban Lounge
Mixed-Use P
'
`"=$
*$
S
Pawn Shop S
Restaurant P
P
Service Bar
Social Event with Alcoholic Beverages Sales S


Clinic P Notes:
= +[[++
$`
]= <
2
Downtown Services P general land use type (e.g. Downtown Retail or Downtown Services)
Food Processing C = +[[++
Hotel, Motel or Hotel Suites3 S %; ` ~
Hotel, Residence S
% { ] $ $
Laboratory, Medical or Dental P % +[+/+
Marijuana Dispensary S { %
Massage Establishment S ~ > ]
Master Plan.
]
/
$
$]
/

P ^ +[+/ $% { ]
Listed
Open Air Vending/Transit Sales Lot C % =
Tattoo Parlor/Body Piercing Studio S 1
Valet Parking C {
2
>; " " { "
I. Use Types (cont.)
> <; $ {
Use Type T4-MS 3
Telecommunication Facilities 4
$ ^ '
Mounted Antenna Over 15 ft (Ultimate Height); {
Wireless Communication Facility, Non-Stealth
S
Design (Not Qualifying for Conditional Use Key
Approval)
Satellite Dish C
TV Broadcasting & Other Communication

$
P
Service uses.
Wireless Communication Facility, Stealth S
$$+
$"
$;

Design or Non-Stealth Design (Qualifying for C * '
$

Other T Use is allowed with a Temporary Commercial Permit
Emergency Ambulance Services, Ground S

Government Facility P
Parking Facility P
Temporary Uses4 T
Urban Agriculture
Community Garden P

BB
Secondary Street
AA Z
Primary Street
Key for Diagram

Parking Area

Line (min.)
Y Z AA BB < 2,500 sf --
max. max. frontages
adjacent parcels.

$

X

;_
[!

} /

X
[$

Required Parking
} + $'
"

'
;%
$

Note:
Note:
1
-- No Requirement


Common Open Space
Width 20 ft min.
Depth 20 ft min.
Common open space
100 sf min.1
area per unit
Miscellaneous
% '

'"}/"
}/
Note:
1

Page 1247 of 1332

City of Las Vegas Form-Based Code 19.09.050.E.036 T4 Neighborhood Zone (T4-N) (NEW IN ITS ENTIRETY)
19.09.050.E.036 T4 Neighborhood Zone (T4-N) (NEW IN ITS ENTIRETY)

The T4-N Zone is intended to reinforce established None
neighborhoods in walkable urban areas. These
neighborhoods will evolve through the use of small
C. Lot Size
to medium building footprints and medium intensity
building types to achieve a compact urban form No width, depth or area standards are included for the
that accommodates a variety of urban housing T4-N Zone. Min. lot sizes may be determined based on
choices. This Zone reinforces the walkable nature of the min. and max. building width and depth standards
the neighborhood, supports neighborhood-serving for the building types established in Table D (Building
commercial and service uses, and supports public Types).
transportation alternatives. The following form elements
are generally appropriate in this Zone:
Medium lot width
Small to Medium footprint and lot coverage
Buildings placed near the edge of right-of-way
Diverse mix of building frontages, but primarily Stoop,
Dooryard, Forecourt, Shopfront at corners, or Porches
Medium setbacks
Max. 3 stories
19.09.050.E.036 T4 Neighborhood Zone (T4-N) (NEW IN ITS ENTIRETY) City of Las Vegas Form-Based Code
Secondary Street
C
B
A A
Primary Street
Key for Diagram

Building Area

Main Building Secondary Notes:
1
Body Wing The shared courtyard must be accessible from the primary
street and the entrance to each building must be from the shared
courtyard.
2
A B C D width of all attached buildings must not exceed 120 ft.
Courtyard Building 150 ft 150 ft 50 ft 100 ft 3
}
" " ]> { "
Flex Low-Rise 120 ft 120 ft 60 ft 60 ft Structures must not exceed 20% of the GFA of the primary
structure.
1
Fourplex Court 40 ft 80 ft -- -- Key for Tables
Duplex, Side-by-side 48 ft -- 20 ft 22 ft -- No Requirement
Duplex, Front-and-
36 ft -- 20 ft 22 ft
Back
Duplex, Stacked 36 ft -- 20 ft 22 ft
18 - 36
Rowhouse 45 ft -- --
ft
2
Live/Work 28 ft 36 ft 16 ft 18 ft
Accessory Dwelling
36 ft 32 ft -- --
Unit3
Miscellaneous
Allowed frontage types are described in Table G
(Frontages).
Courtyard Building
Secondary Street
F
E
Primary Street
Key for Diagram


Additional Standards for a Courtyard Building Additional Standards for a Bungalow Court
Dimensions - Courtyard(s) Dimensions - Courtyard(s)
Width 20 ft min.; 70 ft max. E Width 20 ft min. E
Width-to-Height Depth 20 ft min F
1:2 min.; 2:1 max.
Ratio Area 400 sf min.
Percentage of width
50% max.
of building
< "+";
'
"*

*;
the building.
";
'

*;
*" $ '"*

*;+$$ ^
'
comfort.
Access Standards
between buildings where feasible.
Tertiary Building / Alley
Secondary Building
I H
K
N
G
M L
O
Street
Primary Street
Key for Diagrams


Front2,3 Rear
(Distance from Side2 Side3 Primary Building 3 max.
ROW/Lot Line)1 G H I J Accessory Structure 2 max.
Primary Building Facade within Facade Zone "}$**

"$ "
Front (min.) 65% *" $ ';%
'"} $
%
$
Side Street (min.) 50% Floor-to-Ceiling
Miscellaneous "}3 9 ft min. M
A building form with a chamfered corner is only allowed on
} 8 ft min. N
corner lots and only if a corner entry is provided. Footprint
Notes: Lot coverage 75% max.
1
% # $ $ % < ] =
Depth
an appropriate publicly accessible Open Space type (see Section
19.09.080 (Open Space Standards)) is located between the setback "}

30 ft min. O
and the building or is adjoining the setback and the building; or retail/service space
a larger area is required to preserve existing mature trees or Notes:
1
landscaping. Buildings existing at the time of adoption of the FBC and additions to
2
Additional setback and/or easement may be required where street those buildings less than 50% of the existing GFA are exempt.
2
ROW or a utility easement is needed. Primary buildings located on lots sloping down and away from the
3
Where building elevations include balconies or windows, a minimum street are exempt.
3
10 ft setback from the edge of the balcony or window to the side and + $$$ >
rear lot line is required. commercial uses.
Key for Tables

-- No Requirement
Secondary Street
R Q
Primary Street
Key for Diagram

(max.) (max.)
Dooryard A A 19.09.070.F P Q R S
Forecourt A A 19.09.070.G Porch: Engaged
Porch: Engaged A A 19.09.070.I Porch: Projecting 5 ft 5 ft N N
Porch: Projecting A A 19.09.070.J Stoop
Shopfront 1
A A 19.09.070.K Shopfront:
awning, balcony1,
Stoop A A 19.09.070.L
bay window, or 10 ft 10 ft N N
1,2
Terrace A A 19.09.070.M projecting shade
Note: structure
1
Allowed only on building corners for commercial uses.

}
2
Allowed only when necessary to accommodate a grade change. 6 ft 6 ft 5 ft 5 ft
balconies2
Key for Tables Architectural
3 ft 3 ft 3 ft 3 ft
A Allowed Features
N Not Allowed Signage A A N N
Driveways A A N N
Miscellaneous
ROW, or across a lot line, except for balconies with an
Notes:
1
2
Works Director.
I. Use Types Notes:

Use Type T4-N = +[[++
$`
]= <
Residential
Accessory Dwelling Unit P = +[[++
Accessory Structure P %; ` ~
Assisted Living Apartment P except that as allowed under LVMC Section 19.12.100 (Similar and
% { ] $ $
Community Residence P
% +[+/+
Downtown Residential P { %
Fraternity, Sorority House, or Private Dorms P ~ > ]
Home Occupation P Master Plan.
^ +[+/ $% { ]
Hospice P
Individual Care – Family Home P % =
Individual Care - Group Home S
1
Senior Citizen Apartments P Except Pet Shop, Secondhand Dealer, and Thrift Shop are allowed
{
Recreation, Education, and Public Assembly 2
$ ^ '
Museum, Art Display, or Art Sales (Private) P {
Community Center, Private (Accessory) P Key
Community Recreational Facility, Public P P Use is allowed as a principal use by right.
Public Park or Playground; Open Space P C Use is allowed in accordance with the conditions

$
S uses.
Secondary)
Retail Trade S
$$+
$"
$;

* '
$

Downtown Retail1 P
Section 19.16.110.
Restaurant P

C
Service Bar
S
Other
2
Temporary Uses T
Urban Agriculture
Community Garden P
Secondary Street
V U
Primary Street
Key for Diagram

Parking Area

Line (min.)
T U V W < 1,000 sf --
Parking Driveway One-way Two-way / 4
Width 12 ft min. - 14 ft 32 ft min. - 34 ft Miscellaneous
max. max.
All street trees must be planted in accordance with the
Miscellaneous

$

X

Where feasible, driveways must be shared between Districts) and the planting requirements of LVMC Section
adjacent parcels. X<
;_
[!

} /
X
[$

' $$+
=
'

the requirements for a residential unit. } + $'
"

'
;%
$

Note:
1
Required Parking
1
No vehicle parking in the front or corner side yard is allowed. -- No Requirement

Common Open Space
Width 20 ft min.
Depth 20 ft min.
Common open space
100 sf min.1
area per unit
Miscellaneous
% '

'"}/"
}/
Note:
1
Secondary Street
B
A A
Primary Street
Key for Diagram

Lot Line

The T3-N Zone is intended to protect the integrity None
of existing neighborhoods with detached homes on
small-to-medium sized lots. The Zone reinforces the
C. Lot Size
role of these residential building types within walkable
neighborhoods, supports adjacent neighborhood- Area
serving retail and service uses, and supports public Min. 6,000 sf
transportation options. The following form elements are Max. 12,800 sf
Width A
Primarily detached, but may be attached
Min. 50 ft
Max. 80 ft
Small to medium footprint and lot coverage
Depth B
Primarily with common yards, stoops, and porches
Min. 90 ft
Medium to large front setback
Max. 160 ft
Medium to large side setbacks
Max. 2 stories
Secondary Street
E
D
C C
Primary Street
Key for Diagram

Building Area

Main Building Secondary Main Building Secondary
Per Body Wing Per Body Wing
Building Building
Lot Width Depth Width Depth Lot Width Depth Width Depth
Type Type
(max.) (max.) (max.) (max.) (max.) (max.) (max.) (max.) (max.) (max.)
C D E F C D E F
Duplex, Bungalow 3 min.;
1 48 ft -- 20 ft 22 ft 32 ft 26 ft -- --
Side-by-side Court1 9 max.
Duplex – Accessory
Front and 1 36 ft -- 20 ft 22 ft Dwelling 1 -- -- -- --
Back Unit2
Duplex - Accessory
1 36 ft -- 20 ft 22 ft 2 -- -- -- --
Stacked Structure2
Large House 1 65 ft -- 20 ft 22 ft Miscellaneous
Medium Allowed frontage types are described in Table G
1 50 ft -- 20 ft 22 ft
House (Frontages).
Small House 1 30 ft -- 20 ft 22 ft Notes:
1
Only 1 residential unit per bungalow allowed. The shared
courtyard must be accessible from the primary street and the
entrance to each bungalow must be from the shared courtyard.
2
}
" " ]> { "
Structures must not exceed 60% of the GFA of the primary
structure.
Key for Tables

-- No Requirement
Secondary Street
I H
K
N
G
L M
Street
Primary Street
Key for Diagrams

Lot Line Building Setback Line Building Area

Front Rear
(Distance from Side Side Primary Building 2 max.
ROW/Lot Line) G H I J ADU or Accessory
2 max.
Primary Building Structure1
Min. 15 ft 15 ft 5 ft 15 ft Primary Building
Max. 25 ft 20 ft -- -- Ground Floor Finish Level2,3 L
ADU or Accessory Structure Residential 1.50 ft min. above curb
Min. 30 ft 15 ft 3 ft 1
3 ft 1 Floor-to-Ceiling
Miscellaneous "}
Patio covers must comply with the standards provided (service or retail 8 ft min. M
in Table 4 (Patio Cover) in LVMC Section 19.06.070 (R-1 uses)
(Single Family Residential)).
} 8 ft min. N
All structures located < 5 feet from another structure Footprint
must comply with all applicable Building and Fire Code Lot coverage 65% max.
requirements.
Notes:
Notes: 1
"]{ $ < >
1
Buildings and structures located < 5 feet from a property of the primary building.
line must comply with all applicable Building and Fire Code 2
requirements. to those buildings less than 50% of the existing GFA are exempt.
3
street are exempt.
Key for Tables
-- No Requirement
Secondary Street
Q P
Primary Street
Key for Diagram

(max.) (max.)
Forecourt A A 19.09.070.G O P Q R
Porch: Engaged A A 19.09.070.I Porch: Engaged
Porch: Projecting A A 19.09.070.J Porch: Projecting 5 ft 5 ft N N
Stoop A A 19.09.070.L Stoop
Architectural
3 ft 3 ft 3 ft 3 ft
Features
Driveways A A A A
A Allowed Encroachments are allowed into the facade zone, but are
N Not Allowed not allowed within a street ROW, alley ROW, across a lot
line, or beyond the minimum setback line.
I. Use Types Key

Use Type T3-N P Use is allowed as a principal use by right.
Residential C Use is allowed in accordance with the conditions
Accessory Dwelling Unit P

$
uses.
S
$$+
$"
$;

Community Residence P
* '
$

Downtown Residential P Section 19.16.110.
Home Occupation P T Use is allowed with a Temporary Commercial Permit
Individual Care – Family Home P

Individual Care - Group Home S
Community Recreation Facility, Public P
S
Secondary)
S
Other
1
Temporary Uses T
Urban Agriculture
Community Garden C
Notes:
= Section 19.09.110 (
$`
]= <
= Section 19.09.110.
% ` ~
% { ] $ $
% +[+/+
{ %
~ > ]
Master Plan.
^ +[+/ $% { ]

% =
1
$ ^ '
{
Secondary Street
T
Primary Street
Key for Diagram

Parking Area
J. Parking Standards K. Required Open Space

Corner Interior Usable Open Space
Side1 Side Width 10 ft min.
Line (min.)
S T Depth 10 ft min.
Ground Floor 20 ft 15 ft 0 ft 0 ft Common open space
150 sf min.
Parking Driveway area per unit
Width 12 ft min. - 20 ft max.
Miscellaneous
Driveways may be shared between adjacent parcels.

' $$+
=
'

the requirements for a residential unit.
Required Parking
Note:
1
Subsections:
19.09.060.A Purpose
19.09.060.A Purpose
The purpose of this Section is to provide an overview of the building types that are appropriate to use within
the Transect Zones. The overview is intended to ensure that new development establishes or reinforces the
character and scale of the City’s Downtown districts and neighborhoods.
1. The requirements of this Section apply to all development proposed within the Transect Zones, and
19.09.050 (Transect Zones Standards).
2. Development that includes education, public assembly, transportation, communications, and/or
infrastructure uses must comply with the standards for the applicable zone in LVMC Section 19.09.050
(Transect Zones Standards), but are not required to meet the standards of this Section.
3. Building types are categorized into two groups: house-scale buildings and block scale buildings.
a. House-scale buildings are the size of a house, typically ranging from as small as 25 feet wide up to
90 feet wide.
b. Block-scale buildings are individually as large as most or all of a block, or when arranged together
along a street, appear to be as long as most or all of a block.
4. The standards for each building type are established in the Transect Zones, including standards for lot
>
!
$ $$
"$*" $ ';
/ =

*" $ ';
"
*

$

/
*" $ ';
"*
$

$+

established for the Transect Zone.
5. Where multiple principal buildings are proposed for a single lot, the proposal must include potential lot
lines, which conform with this Ordinance, the purpose of which is to determine compliance with building
type standards.

1. Table 19.09.060.C-1 (Building Types Overview) provides an overview of the allowed building types that
are appropriate to use within the Transect Zones. The names of the building types are not intended to
limit uses within a particular building type. For example, a medium house building type may have non-

$"
+ /"
"]
/$$+
*;

_

2. Secondary wings and accessory structures must have a smaller footprint, a narrower width, and a depth
that is less than the width or depth of the footprint of the primary building.
3. The photographs in Table 19.09.060.C-1 (Building Types Overview) are illustrative only and not
regulatory.

Transect Zones T3-N T3-N T3-N
Building Form Small House Medium House Large House
Example
Description A small-size detached structure, A medium-size detached A large-size detached structure

consisting of one unit, usually structure, consisting of one consisting of one unit usually
sited on a small lot with private unit, usually sited on a medium sited on a large lot with private
open space. size lot with private open space. open space.
Typically located within a Typically located within a This building type is

lower-intensity residential lower-intensity residential frequently located within the
neighborhood in a walkable neighborhood in a walkable lowest-intensity residential
urban setting, and potentially urban setting, and potentially neighborhoods. It is important
near a neighborhood main near a neighborhood main for providing a wide range of
street, this building type is street, this building type is housing types.
important for providing a wide important for providing a wide
range of housing types and range of housing types and
promoting walkability. promoting walkability.

Transect Zones T5-N, T4-N, T3-N T5-M, T5-MS, T5-C, T5-N, T4- T5-N, T4-N, T3-N
MS, T4-C, T4-N, T3-N
Building Form Accessory Dwelling Unit Accessory Structure Duplex: Side-by-Side
(ADU)
Example

Description An additional structure An additional structure typically A small- to medium-size
typically located at the rear of located at the rear of a lot that structure with two attached
a lot constructed as a single- provides space for a single residential units, both of which
story freestanding structure $$
$/]
/ have private open space and
or placed above a garage to service, or storage use. face the street.
provide space for a single small
residential unit. This building type is important This duplex building type has
for providing incubator spaces the form of a medium- or large-
An ADU is important for for small businesses within size single-family house, and is
% '=*$
" ' walkable neighborhoods.
$;$
+
opportunities within walkable lower-intensity residential
neighborhoods. neighborhoods. It supports
well-designed moderate
intensity development, and is
important for providing a wide
range of housing types and

Transect Zones T5-N, T4-N, T3-N T5-N, T4-N, T3-N T5-N, T4-N, T3-N
Building Form Duplex: Front-and-back Duplex: Stacked Bungalow Court
Example

Description A small- to medium-size A small- to medium-size A series of small, detached
structure consisting of two structure consisting of two units single-family structures located
attached units with one unit with one located on the ground on a single lot with individual
located behind the other, both }

$
*" $ ''

of which have private open directly above. Both units face a shared court that is typically
space. The unit in front faces the street and are within one perpendicular to the street. The
the street and has the form of a single building that has the shared court serves as common
small single-family house. form of a small single-family open space taking the place of
house. a private rear yard, which is not
This duplex building type is required. The common open

$;$
+ This duplex building type is space is an essential element of
lower-intensity residential
$;$
+ this building type.
neighborhoods. It supports lower-intensity residential
well-designed moderate neighborhoods. It supports A bungalow court may
intensity development, and is well-designed moderate *
$
+
important for providing a wide intensity development, and is low or medium-intensity
range of housing types and important for providing a wide neighborhoods where it allows
promoting walkability. range of housing types and for appropriately scaled, well-
promoting walkability. designed moderate intensities
and is important for providing
a wide range of housing types
and promoting walkability. Syn:
Cottage Court

Transect Zones T5-M, T5-C, T5-N, T4-MS, T4-C, T5-N, T4-MS, T4-C, T4-N T5-M, T5-C, T5-N, T4-C
T4-N
Building Form Live/Work Multi-plex: Small Multi-plex: Large
Example

Description A small- to medium-size A medium-size structure A large-size structure, 2 - 5
attached or detached structure consisting of 3 - 6 side-by- stories in height, consisting of 7
that consists of one dwelling side and/or stacked dwelling - 18 side-by-side and/or stacked
unit above and/or behind a units, typically with one shared dwelling units, typically with
}
^ *$
'"}
entry or individual entries one shared entry. Each unit has
that can be used for service, along the front of the building. its own private open space as a
artisan, or commercial uses as This building type has the small yard or balcony.
allowed by the zone. Both the appearance of a medium-
'"}}
^
sized single-family home and This building type is
the unit above are owned by
$;$

$;$

one entity. Private open space sparingly within low to medium- within medium-intensity or
is not required but can be intensity neighborhoods. more urban neighborhoods. It
provided with a balcony. Live/ Private open space is not enables well-designed higher
work units are typically located required but can be provided densities, and is important
within medium intensity- with a balcony. for providing a wide range of
neighborhoods or in locations housing types and promoting
that will transition into a This building type enables walkability. Syn: Stacked-Flats
neighborhood main street. appropriately-scaled, well- Building
designed higher intensity of
This building type can be development, and is important
applied in industrial contexts. for providing a broad choice of
They are appropriate for housing types and promoting
incubating neighborhood- walkability. Syn. Mansion
serving commercial uses and Apartment House
allowing neighborhood main
streets to expand in response
to increasing market demands.
Building Scale "
$
" House-Scale Block-Scale
Block-Scale > 3 units

Transect Zones T5-M, T5-N, T4-C, T4-N T6-UG, T5-MS, T5-C, T5-N, T4- T5-M, T5-MS, T5-C, T5-N, T4-
MS, T4-C, T4-N MS, T4-C, T4-N
Building Form Rowhouse Courtyard Building Flex Low-Rise Building
Example
Source: Opticos Design, Inc. Source: Opticos Design, Inc.

Description A medium-size structure A large-size structure composed A medium- to large-size
composed of 2 - 8 individual of multiple attached or structure on a medium size lot
Rowhouse buildings attached in stacked units accessed from and 1 - 3 stories in height, that
a series with individual entries a shared courtyard, a series may incorporate structured
along the front. Each unit has of courtyards, or a common parking. Each unit may have
its own private open space. corridor. Each unit may have its own individual entry, or
its own individual entry, or units may share a common
This type is typically located up to three units may share a entry accessed from the street
within medium-intensity common entry. Private open or a courtyard or series of
neighborhoods or near or on space is not required but can courtyards. Private open space
a neighborhood main street. be provided with a balcony per is not required but can be
This type enables appropriately- unit. provided with a balcony per
scaled, well-designed higher unit.
densities, and is important This building type is typically
for providing a wide range of integrated sparingly into lower This building type can be used
housing types and promoting intensity neighborhoods or to provide a vertical mix of uses
walkability. Syn: Townhouse more consistently into medium- + '"}
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%
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intensity neighborhoods, or industrial uses and service
or it can be applied in or residential uses on upper
non-residential contexts. } ;*
'$

This building type enables use building, with residential,
appropriately-scaled, well- service, or industrial uses,
designed higher densities, and +

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$"

is important for providing a are not appropriate.
wide range of housing types
and promoting walkability. This building type enables
appropriately-scaled, well-
designed higher densities, and
wide range of housing types
and promoting walkability.
Building Scale "
$
" "
$
" Block-Scale
Block-Scale > 3 units Block-Scale > 3 units

Transect Zones T6-UC, T6-UG, T5-M, T5-MS, T5- T6-UC, T6-UG T6-UC, T6-UG, T5-M, T5-MS,
C, T5-N, T4-MS, T4-C T5-C, T4-MS,
Building Form Flex Mid-Rise Building Flex High-Rise Building Lined Building
Example
Source: buildabetterburb.org
Description A medium- to large-size A large, tall structure over 8 A structure that consists of two
structure built on a large lot stories in height built on a large

and 4 – 8 stories in height, that lot that typically incorporates building that may be a parking
typically incorporates multi- multi-level structured parking. garage, movie theater or large
level structured parking. Private Private open space is not retail store (i.e. “big-box store”),
open space is not required but required but can be provided and an exterior building to
can be provided with balconies. with a balcony per unit. conceal the interior building
from the street. The exterior
This building type can be used This building type is used building is usually designed for
to provide a vertical mix of to provide a vertical mix of
$/
%
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/
"
+ '"}
$/ "
+ '"}
$ residential uses.
service, or industrial uses and or service uses, and service
service or residential uses or residential uses on upper
"
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a single-use building, with a primary component of an
residential, service, or industrial urban downtown as it enables
"
/+

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$ the highest densities that are
uses are not appropriate. appropriately-scaled and well-
This building type is a primary designed, and is important
component of an urban for providing a wide range
downtown or neighborhood as of housing types as well as
it enables appropriately-scaled, other commercial uses, and
well-designed higher densities, promoting walkability.
and is important for providing
a wide range of housing types
and promoting walkability.
Building Scale Block-Scale Block-Scale Block-Scale

Transect Zones T5-M T4-N
Building Form Loft Fourplex Court (New)
Example
Description A multi-story structure with Two detached structures,

a large footprint, tall ceilings, each with four units, located
and a design that facilitates on a single lot with each
natural light. This building type is *" $ ''

*$
=

% "$ shared court that is typically
uses over the course of a life- perpendicular to the street. The
;$
=
}
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shared court serves as common
be utilized in areas transitioning open space taking the place of a
between commercial, residential, private yard. The common open
and light industrial uses. space is an essential element of
this building type.
A fourplex court may be scaled

+ $$
"
intensity neighborhoods where
it allows for appropriately
scaled, well-designed moderate
intensities and is important
walkability.
Building Scale Block-Scale House-Scale
Subsections:
19.09.070.A Purpose
19.09.070.D Arcade
19.09.070.H Gallery
19.09.070.L Stoop
19.09.070.M Terrace
19.09.070.A Purpose
The purpose of this Section is to establish standards for each of the frontage types that are appropriate to
use within the Transect Zones. Private frontages are the components of a building that provide an important
transition and interface between the public realm (i.e. the street and sidewalk) and the private realm (i.e. a
yard and building). These standards supplement the standards for each Transect Zone in which the frontage
types are allowed. They are intended to ensure development that establishes or reinforces the character and
scale of the City’s Downtown districts and neighborhoods.
1. The requirements of this Section apply to all proposed development within the Transect Zones, and
2. Development with education, public assembly, transportation, communications, and/or infrastructure
uses must comply with the standards for the applicable zone in LVMC Section 19.09.050 (Transect Zone
Standards), but are not required to meet the standards of this Section.
3. Each building must have at least one frontage type for each street frontage.
4. Frontage types not listed in the applicable transect zone standards are not allowed in that zone.
5. A building may have multiple frontage types as stipulated in this Section. For example, a dooryard
frontage may have a stoop or engaged porch frontage type as well.

Table 19.09.070.C-1 (Private Frontages Overview) provides an overview of the allowed frontage types with a
description of each type and an illustration showing its typical character and form. The private frontage is the
area between the building facade and the frontage line (edge of right-of-way).

Transect Zones T6-UC, T6-UG, T5-M, T5-MS, T5- T5-N, T4-N, T3-N T5-M, T5-MS, T5-N, T4-MS,
C, T5-N, T4-MS, T4-C T4-N
Frontage Type Arcade Common Yard Dooryard
LOT > < LOT > < LOT > <
Example
Description The Arcade Frontage is The Common Yard Frontage In a Dooryard Frontage the
a covered walkway with has a landscaped frontage main facade of the building is
habitable space above that with a facade substantially set back a small distance and
often encroaches over a set back from the frontage
'
$

*;
sidewalk into the right-of-way. $
/% '*"=
a low wall or fence, creating a
An arcade is used to provide thoroughfares. The front yard small dooryard. The dooryard
pedestrian circulation along created remains unfenced must not provide public
a frontage and it should and is visually continuous with circulation along a right-of-way.
extend far enough from the adjacent yards, supporting The dooryard may be raised,
building to provide adequate a common landscape in sunken, or at grade, and is
protection and circulation space conjunction with other private intended primarily for ground-
for pedestrians. An arcade is frontages. }

$"

intended for buildings with
'"}
$"

and is common along public
courtyards and walkable
streets.

Transect Zones T6-UC, T6-UG, T5-M, T5-MS, T5- T6-UC, T6-UG, T5-M, T5-C, T5- T4-C, T4-N, T3-N
C, T5-N, T4-MS, T4-N, T3-N MS, T5-N, T4-MS, T4-C
Frontage Type Forecourt Gallery Porch: Engaged
LOT > < LOT > < LOT > <
Example
Description The Forecourt Frontage has a The Gallery Frontage has a The Engaged Porch has two
portion of the facade close to facade aligned close to the adjacent sides of the porch that
the frontage line and the central frontage line with an attached are connected to the building
portion is set back creating cantilevered structure or a while the other two sides are
a small courtyard space. The lightweight colonnade over the open. The main facade of the
courtyard may be used as an sidewalk. Galleries are typical building has a small-to-medium
entry court or shared garden for retail uses, but can be used setback from the frontage
space for residential buildings, ]
"
line. The resulting front yard
or as an additional shopping or is typically small and can be
restaurant seating area within

*;+$$

retail and service use areas. A $$;

'

forecourt may be allocated in street.
conjunction with other frontage
types.

Transect Zones T4-C, T4-N, T3-N T6-UC, T6-UG, T5-M, T5-C, T5- T5-MS, T5-N, T4-MS, T4-N, T3-N
MS, T5-N, T4-MS, T4-C, T4-N
Frontage Type Porch: Projecting Shopfront Stoop
LOT > < LOT > < LOT > <
Example
Description The Projecting Porch Frontage In the Shopfront Frontage the The Stoop Frontage has a
is open on three sides, and main facade of the building is facade aligned close to the
it may project in front of a at or near the frontage line with '
$
+
;
building into the facade zone. an at-grade entrance along the elevated from the sidewalk
The main facade of the building public right-of-way. Shopfronts "]
$;
"
%;
has a small-to-medium setback are typically intended for ;+ +

from the frontage line. The
$]
"

; entrance is usually an exterior
resulting front yard is typically have substantial glazing at the stair and landing. Stairs or
$$*

*; sidewalk level. Shopfronts may ramps from the stoop may lead
+$$

$$;

include awnings or cantilevered directly to the sidewalk or may
the edge of the street. shade structures that overlap provide access to the side.
the sidewalk. A shopfront may
be used in conjunction with
other frontage types. Syn: Retail
Frontage.

Transect Zones T6-UC, T6-UG, T5-M, T5-MS, T5-
C, T5-N, T4-MS, T4-C, T4-N
Frontage Type Terrace
LOT > <
PRIVATE ROW
FRONTAGE > <
Example
Description In the Terrace Frontage the

main facade of the building is
at or near the frontage line with
an elevated terrace providing
public circulation along the
facade. A terrace can be used
to provide at-grade access
while accommodating a grade
change. Frequently spaced
steps to access the terrace are
necessary to avoid dead walls
and to maximize accessibility.
Terraces are suitable for
conversion to outdoor cafes
and may be used in historic
industrial areas to mimic
historic loading docks.
19.09.070.D Arcade City of Las Vegas Form-Based Code
19.09.070.D Arcade
A
B
C
A
Key for Diagrams

Grade Building
Arcade
1. Description
The Arcade Frontage Type is a covered walkway with
habitable space above that often encroaches over a
sidewalk into the right-of-way. An arcade should be
used to provide pedestrian circulation along a frontage
and it should extend far enough from the building to
provide adequate protection and circulation space for
pedestrians. An arcade is intended for buildings with
'"}
$"
$'
public courtyards and walkable streets.
2. Size
"}
'/$
14 ft min. B
3. Miscellaneous
Arcades must have a consistent depth along a frontage.
<
+
}* *$

above the colonnade must not encroach onto a public
right-of-way, and must be located so that they abut the
right-of-way.
Arcade Frontages must be used in conjunction with
} *
+

/
<
'
;

standards prevail.
City of Las Vegas Form-Based Code 19.09.070.E Common Yard
C
B
Key for Diagrams

Grade Building
Common Yard
1. Description
In the Common Yard Frontage Type, the main facade of
the building has a large landscaped setback from the
'
$
% '*"=
"'

The front yard created remains unfenced and is visually
continuous with adjacent yards, supporting a common
landscape in conjunction with the other private
frontages.
2. Size
Depth 20 ft min. A
3. Miscellaneous
Fences between adjoining front yards or street
side yards or between the sidewalk and front B
yard are not allowed in Common Yard frontages.
Common Yard Frontages must be used in
conjunction with another allowed private C
frontage type, such as a Porch.
19.09.070.F Dooryard City of Las Vegas Form-Based Code
C
B
D
E A
C
Key for Diagrams

Grade Building
Dooryard
1. Description
In the Dooryard Frontage Type, the main facade of the
building is set back a small distance and the frontage
$

*;$++$$

/
'$$
dooryard. The dooryard must not provide public
circulation along a right-of-way. The dooryard may be
raised, sunken, or at grade and is intended primarily
'"}

$"

2. Size
Length 50 ft min. B
Distance between Glazing 4 ft min. C
Ground Floor
50% min.1
Transparency
Path of Travel D
max.
Finish Level above
3.5 ft max. E
Sidewalk
Finish Level below
6 ft max.
Sidewalk
3. Miscellaneous
For live/work, retail and service uses, these standards
are to be used in conjunction with those for the
'
;
!
} *
+

them, the Dooryard Frontage Type standards prevail.
Shall not be used for circulation for more than one
'"}
;
Note:
1
For live/work, retail, and service uses only.
City of Las Vegas Form-Based Code 19.09.070.G Forecourt
Key for Diagrams

Grade Building
Forecourt
1. Description
In the Forecourt Frontage Type, the main facade of
the building is at or near the frontage line and a small
percentage is set back, creating a small courtyard
space. The space could be used as an entry court or
shared garden space for residential buildings, or as an
additional shopping or restaurant seating area within
retail and service use areas.
2. Size
Ratio, Height to Width 2:1 max.
3. Miscellaneous
The proportions and orientation of courtyard spaces
must be carefully considered for solar orientation and
user comfort. Source: Opticos Design, Inc.
19.09.070.H Gallery City of Las Vegas Form-Based Code
19.09.070.H Gallery
A
C
E
D
B
Key for Diagrams

Grade Building
Gallery
1. Description
In the Gallery Frontage Type, the main facade of the
building is at the frontage line and the gallery element
encroaches into the sidewalk of the right-of-way. This
Frontage Type is intended for buildings with ground-
}
$
$"
;*

two stories. Due to the encroachment into the right-
of-way, an easement is usually required with a license
agreement approved by the Department of Public
Works. Alternatively, the frontage line must be aligned
with the edge of the gallery and curb, and a sidewalk is
established within an easement under the gallery.
2. Size
Ground Floor Height, Clear 11 ft min. B
Upper Floor Height, Clear 9 ft min. C
Height 2 stories max. D
Setback from back of curb 2 ft min.; 3 ft max. E
3. Miscellaneous
Gallery Frontages must be used in conjunction with
} *
+

/
$$
;'
;

standards prevail.
Galleries must have a consistent depth along a
frontage.
Galleries may project over a sidewalk.
City of Las Vegas Form-Based Code 19.09.070.I Porch: Engaged
E
A
C
B B F
D
Key for Diagrams

Grade Building
Porch: Engaged
1. Description
In the Engaged Porch Frontage Type, the main facade
of the building has a small-to-medium setback from
the frontage line. The resulting front yard is typically
$$*

*;+$$

$$;
maintain the edge of the street. The engaged porch has
two adjacent sides of the porch that are attached to the
building while the other two sides are open.
2. Size
Height 1 story max.
Finish Level above
1.5 ft min. D
Sidewalk
Path of Travel F
max.
3. Miscellaneous
Up to 40% of the building facade may project into the
facade zone.
Engaged porches must be open on two sides and have
a roof.
allowed, a porch and up to 40% of the building facade
are allowed encroaching elements.
19.09.070.J Porch: Projecting City of Las Vegas Form-Based Code
C
F
E
D B
B
Key for Diagrams

Grade Building
Porch: Projecting
1. Description
In the Projecting Porch Frontage Type, the main facade
of the building has a small-to-medium setback from the
frontage line. The resulting front yard is typically very
$$*

*;+$$

$$;
maintain the edge of the street. The projecting porch
is open on three sides and it may project in front of a
building into the facade zone.
2. Size
Height 1 story max.
Finish Level above
1.5 ft min. D
Sidewalk Source: tdwhs.nwasco.k12.or.us
Path of Travel F
max.
3. Miscellaneous
Projecting porches must be open on three sides and
have a roof.
allowed, a porch is an allowable encroaching element.
City of Las Vegas Form-Based Code 19.09.070.K Shopfront
B C
Key for Diagrams

Grade Building
Shopfront
1. Description
In the Shopfront Frontage Type, the main facade of the
building is placed at or near the frontage line with an
at-grade entrance along the public right-of-way. It is
intended for retail or service uses and has substantial
glazing at the sidewalk level. This frontage may include
an awning or projecting shade structure that may
overlap the sidewalk. A shopfront may be used in
conjunction with other frontage types.
2. Size
Distance between Glazing 2 ft min. A
Ground Floor Transparency 75% min.
Depth of Recessed Entries1 5 ft max.
3. Awning
Depth 4 ft min. B
Height 8 ft min. D
4. Miscellaneous
Residential windows shall not be used.
Doors may be recessed as long as the main facade is at
the frontage line.
Operable awnings are encouraged.
Open-ended awnings are encouraged.
Shopfronts with accordion-style doors/windows or
other operable windows that allow the space to open
to the street are encouraged.
Notes:
1
" $ % > < =>
(recessed door, sawtooth pattern, etc.).
19.09.070.L Stoop City of Las Vegas Form-Based Code
19.09.070.L Stoop
C
B
D B
Key for Diagrams

Grade Building
Stoop
1. Description
In the Stoop Frontage Type, the main facade of the
building is near the frontage line and the elevated
stoop engages the sidewalk. The stoop must be
elevated above the sidewalk to ensure privacy within
the building. The entrance is usually an exterior stair
and landing. A stoop is appropriate for residential uses
with small setbacks.
2. Size
Width, Clear 5 ft min.; 8 ft max. A
Depth, Clear 5 ft min.; 8 ft max. B
Height 1 story max.
Finish Level above
1.5 ft min. D
Sidewalk
Path of Travel E
max.
3. Miscellaneous
Stairs may be perpendicular or parallel to the building
facade.
Ramps must be placed parallel to the facade or along
the side of the building.
The entry doors are encouraged to be covered or
recessed to provide shelter from the elements.
Gates are not allowed.
All doors must face the street.
City of Las Vegas Form-Based Code 19.09.070.M Terrace
19.09.070.M Terrace
A C
Key for Diagrams

Grade Building
Terrace
1. Description
In the Terrace Frontage the main facade of the building
is at or near the frontage line with an elevated terrace
providing public circulation along the facade. A
terrace can be used to provide at-grade access while
accommodating a grade change, and is often used in
combination with a shopfront. Frequently spaced steps
to access the terrace are necessary to avoid dead walls
and to maximize accessibility. Terraces are suitable
for conversion to outdoor cafes and may be used in
historic industrial areas to mimic historic loading docks.
2. Size
Finish Level above
3.5 ft max. B
Sidewalk
Length of Terrace 150 ft max.
Distance between Stairs 50 ft max. C
3. Miscellaneous
Low walls used as seating are encouraged.
Page 1285 of 1332

19.09.080 OPEN SPACE STANDARDS
Subsections:
19.09.080.A Purpose
19.09.080.E Greenway (New)
19.09.080.G Square
19.09.080.H Plaza
19.09.080.J Pocket Park
19.09.080.K Community Garden
19.09.080.L Playground
19.09.080.A Purpose
The purpose of this Section is to provide the standards for pre-approved open space types that are
appropriate to use within the Transect Zones. These standards are intended to ensure that these open spaces
reinforce the highly valued walkable character and scale of the City’s Downtown districts and neighborhoods.
This Section describes the standards for development of civic spaces throughout the Transect Zones that
apply to all proposed new development. They must be considered in combination with the standards for
the applicable zone in LVMC Section 19.09.050 (Transect Zone Standards) and the standards in Subsection
19.09.100.J (Additional Standards for Large Developments), if applicable

} +

%

%
$

/

$;
Open spaces are maintained outdoor spaces which are accessible by the general public, improve the
pedestrian environment, are aesthetically pleasing, and serve as an amenity for the Downtown as a whole
as well as for occupants of the building served by the open space. Open spaces are generally constructed by
landowners during the development process.
19.09.080.C Open Space In-Lieu Fee (New) City of Las Vegas Form-Based Code

1. The owner of any property upon which a development is proposed may request to pay an in-lieu fee for
open space required, if it is approved as a part of the site plan review for the development. A request to
pay the in-lieu fee for required civic space must be made before the submittal of any application, must
be approved by the Director, and recorded as a binding agreement as provided by the Department as

|
%$=$$

$$+ ' '*

% '; $
"

proposal:
a. There is open space available or planned within the District in which the development is proposed
=

%

b. The open space will be made available within a reasonable time period of the approval of the

%
$
/
2. The in-lieu fee shall be determined by the Department based on the current value of land and estimated
construction costs for the needed civic space. The cost per square footage, as amended from time to
time, shall be made available upon request of the applicant and kept for the Department’s records.

1. The open spaces of a downtown are important public elements that provide open space and
recreational opportunities. The best open spaces become the “outdoor living rooms” of the City
and they play an important role in placemaking by providing places where the community can come
together to celebrate events, relax, and socialize. The standards for civic spaces must be considered
alongside building form, building types, frontage types, and thoroughfares to shape a quality urban
environment.
2.

^ =

;
/'

+ "$

;" ;
gardens and playgrounds, which may be assigned to one or more Transect Zones. These supplementary
open space types may be established as a standalone open space or may be incorporated into any of
the open space types.
3. The dimensional requirements of each open space are regulatory. The descriptions of each open space,
with the character, allowed/typical uses, and stormwater management techniques, are descriptive,
City of Las Vegas Form-Based Code 19.09.080.D Open Space Types Overview
Table 19.09.080.D-1 Open Space Types Overview

Transect Zones T6-UC, T5-M, T5-MS, T5-C, T5-N, T6-UC, T5-M, T5-MS, T5-C, T5-N, T6-UC, T6-UG, T5-MS, T5-C, T5-
T4-MS, T4-C, T4-N, T3-N T4-MS, T4-C, T4-N, T3-N N, T4-MS, T4-C, T4-N, T3-N
Open Space Greenway (New) Urban Park Square
Type
Example
19.09.080.D Open Space Types Overview City of Las Vegas Form-Based Code

Description Greenways are linear spaces Urban parks provide a Squares provide a public urban
for community gathering and central open-space focus for open space for civic purposes,
strolling for nearby residents and neighborhoods or groups of commercial activity, unstructured
employees. These spaces may neighborhoods. They are useful recreation, and other passive
*

*;
$

for unstructured recreation and "

`"

*;

}+
$$*;
smaller structured recreational buildings and tree-lined streets
buildings beyond. Greenways facilities. These larger parks may with open shelters, paths, lawns,
tend to have narrow dimensions also serve as civic amenities for open areas, hardscape areas,
that support passive use and the larger community. They are and trees formally arranged.
can serve as a green connector $$;

*;*" $ ' These spaces include seating
between destinations. frontages or landscaping, and opportunities, walkways, and
typically consist of formal and landscape materials at all edges.
natural landscape elements that
combine paths, lawn, or open
areas, and tree planting.
Transect Zones T6-UC, T6-UG, T5-MS, T5-C, T5- T6-UC, T6-UG, T5-MS, T5-C, T5- T5-M, T5-MS, T5-C, T4-MS, T4-C,
M, T5-N, T4-MS, T4-C M, T5-N, T4-MS, T4-C T4-N, T3-N
Civic Space Type Plaza Pocket Plaza Pocket Park
Example

Description Plazas add to the vitality of Pocket plazas are small-scaled Pocket parks provide small-
streets within more urban areas civic spaces that function in a scale public urban open spaces
and create formal open spaces similar manner and follow the intended to provide recreational
available for civic purposes and same rules as a larger plaza. opportunities where space is
commercial activity. These spaces These smaller-scaled spaces limited in close proximity to
are located at street corners create more intimate places for neighborhood residences. Pocket

*;*" $ ' seating or dining and provide parks are often located between
frontages. They are typically a place for commercial and buildings and developments, on
hardscaped with formally neighborhood activity. These irregular shaped sites and on
arranged trees. plazas can also be used to create single vacant lots.
a formal space in front of a
prominent building entrance.
Transect Zones T6-UG, T5-MS, T5-N, T4-MS, T4- T6-UG, T5-MS, T5-M, T5-N, T4-
C, T4-N, T3-N MS, T4-C, T4-N, T3-N
Supplemental
Community Garden Playground
Civic Space Type
Example
Description Community gardens provide Playgrounds provide an open

space for garden plots in a space designed and equipped
publicly accessible area that are for children’s recreation.
available to nearby residents They are interspersed within
for small-scale cultivation. residential areas in locations
These gardens may be provided where children do not have to
as a component of other cross major streets. They may
publicly accessible civic-space be freestanding, placed within
types or may be provided as a a block, or located within larger
freestanding open space. parks and other civic space types.
19.09.080.D Open Space Types Overview City of Las Vegas Form-Based Code
and they delineate a broad range of possible characteristics and uses for each of the open spaces. It
is not intended that each open space provide the full range of typical uses and characteristics listed,
Greenway
1. Description
<$

;*

*;
$

streets, which tends to have narrow dimensions
that support passive use and can serve as a green
connector between destinations.
Area 1 acre min.
Width 75 ft average min.
Depth No min.
Character Informal
Passive open space
Passive/active (unstructured) open space
Community gardens
Playgrounds
Bioretention BMPs
Extended detention basins
!
'
"=
Landscaping
but that the entire network of open spaces within the Transect Zones provide a desirable mix and
complementary range of open space opportunities.
Source: westjetmagzine.com
Urban Park
1. Description
A large open space available for civic purposes, limited
commercial activity, and unstructured recreation for
neighborhoods or groups of neighborhoods.
Area Min. 0.50 acres
Width 100 ft min.
Depth 100 ft min.
streets
Character Formal and/or natural
Paths, lawns, and trees are formally
arranged
Civic element at a prominent location
3. Allowed/Typical Uses Source: timeout.com
Civic uses, including outdoor pavilions, open-air
shelters, community gathering, outdoor seating, public
restrooms
Community gardens
Playgrounds
Public art
Bioretention BMPs
Extended detention basins
!
'
"=
Porous pavers
Landscaping
19.09.080.E Greenway (New in its entirety) City of Las Vegas Form-Based Code
19.09.080.E Greenway (New in its entirety)
Source: e-architect.co.uk
Square
1. Description
A space for unstructured recreation and civic purposes.
Area 0.50 - 5 acres
Width 100 ft min.
Depth 100 ft min.
streets
Character Formal
$$;

*;*" $ '
tree-lined streets
Frequently located at the intersection
of important thoroughfares
Abundant seating opportunities
May be hardscaped or landscaped Source: swagroup.com
Passive (unstructured) recreation, no organized sports
shelters, community gathering, outdoor seating
Commercial uses, including farmer’s market and
outdoor dining
Paths
Community gardens
Playgrounds
Public art/creative space
French drains
Porous pavers
Landscaping
City of Las Vegas Form-Based Code 19.09.080.E Greenway (New in its entirety)
Source: swagroup.com
Plaza
1. Description
A space for civic and commercial activities.
Area 0.25 - 2 acres
Width 100 ft min.
Depth 40 ft min.
min. of 3 streets
Character Formal
Primarily hardscape
Trees and planting
Frequently located at the intersection
of important streets
Civic uses, including outdoor pavilions, open-air Source: Princeton Public Library
shelters, outdoor assembly, outdoor seating, public
restrooms
Commercial uses, including a farmer’s market and
outdoor dining
Playgrounds
Public art
Dry wells
French drains
Swales
Porous pavers
Landscaping
19.09.080.F Urban Park City of Las Vegas Form-Based Code
Pocket Plaza
1. Description
A compact space for civic and commercial activities.
Area 0.10 - 1 acres
Width 75 ft min.
Depth 75 ft min.
min. of 3 streets
Character Formal
Primarily hardscape
Trees and planting
shelters, outdoor assembly, outdoor seating, public
restrooms Source: gehlinstitute.org
Commercial uses, including farmer’s market and

outdoor dining
Playgrounds
Public art
Dry wells
French drains
Area drains
Porous pavers
Landscaping
City of Las Vegas Form-Based Code 19.09.080.G Square
19.09.080.G Square
Source: xconomy.com
Pocket Park
1. Description
A compact space for a wide range of informal activities
in close proximity to neighborhood residences.
Area Max. 0.50 acres
Width 40 ft min.
Depth 40 ft min.
min. of 2 sides
Trees and planting
Civic uses, including picnic shelters, casual seating
Trails and paths
Source: fairfaxcounty.gov
Community gardens
Public art
Bioretention BMPs
!
'
"=
Swales
Porous pavers
Landscaping
19.09.080.H Plaza City of Las Vegas Form-Based Code
19.09.080.H Plaza
Source: brownstoner.com
Community Garden
1. Description
An open space with a collection of garden plots that are
available to nearby residents for small-scale cultivation.
May be provided as a component of other civic space
types, or as freestanding open space, and may be on
a roof. May be fenced to protect edible plants from
wildlife.
Area 0.10 - 1 acres
Width No min.
Depth No min.
Space organized for growing food
Passive open space
Regularly spaced planting beds Source: ourcanadaproject.ca
Community gardens
Small accessory structures for storage
Bioretention BMPs
!
'
"=
Permeable paving
Rainwater harvesting
City of Las Vegas Form-Based Code 19.09.080.I Pocket Plaza
Playground
1. Description
An open space equipped and designed for children’s
recreation. Playgrounds may be located within other
civic space types, or as freestanding open space, and
may be on a roof.
Area No min.
Width No min.
Depth No min.
Interspersed within residential areas
Fenced with minimal exits
May include open shelter

]
3. Allowed/Typical Uses Source: exerplay.com
Playgrounds
Picnic facilities and outdoor seating
Public art/creative space
Bioretention BMPs
Porous pavers
Landscaping
Page 1299 of 1332

Subsections:
19.09.090.A Purpose
19.09.090.A Purpose
The purpose of this Section is to establish standards for pre-approved thoroughfare components and
assemblies that are appropriate to use within the Transect Zones. These components and assemblies
can be combined to form thoroughfares that can be used in new developments to create walkable urban
environments that reinforce the highly valued walkable character and scale of the City’s Downtown districts
and neighborhoods.
1. This Section describes the standards for development of thoroughfares within the Transect Zones. It
"$

;
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Engineering Standards, the Engineering Standards must apply.
2. These thoroughfare standards may be applied to transform existing streets or to create new walkable
urban thoroughfares within the Downtown Las Vegas Overlay District.
3. Additional thoroughfare standards and assemblies can be integrated into this Section as they are
approved by the City.
19.09.090.C Thoroughfare Standards Overview City of Las Vegas Form-Based Code

The Thoroughfare standards are intended to support the character of the neighborhoods and context-based
placemaking, while providing a guideline to establish and reinforce a hierarchy for the mobility infrastructure
that complements the standards applicable to the Transect Zones as described in Section 19.09.050. As
such, all right-of-way within areas regulated by Chapter 19.09 shall be mapped with a Thoroughfare Plan that

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In addition to the standards contained in this Section, the provisions established by Chapter 19.04 regarding
Downtown Thoroughfare Types, shall apply.
1. Primary Thoroughfares
Primary Thoroughfares accommodate high levels of pedestrian activity and high levels of vehicular
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Primary streets provide the opportunity for more intense, urban development including shallow
setbacks and, in some cases, increased building height. Primary Thoroughfares are the highest order
thoroughfare.
2. Secondary Thoroughfares
Secondary Thoroughfares have moderate levels of pedestrian activity and moderate levels of vehicular
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3. Tertiary Thoroughfares
Tertiary Streets are visually less prominent than Primary and Secondary streets, and usually have
narrower Right-of-Way width. Traditionally, Tertiary Thoroughfares have been City alleys. They may
function as “back of house” for buildings with multiple street frontages. Care should be taken to make
these streets as pedestrian-friendly as possible while accommodating loading and access needs.
Secondary Thoroughfares are the second highest order thoroughfare.
4. Thoroughfares Hierarchy for Frontages, Vehicular Access, and Utility Location
a. Frontages. For the purposes of applying the standards provided in Section 19.09.050 (Transect
Zones) and 19.09.070 (Frontage Type Standards) the side of the lot facing the higher order
thoroughfare shall be considered as the frontage, or front, of the lot. Tertiary Thoroughfares
are the third highest order thoroughfare. Whenever two or more sides of the lot face Primary
Thoroughfares, all such sides shall be considered the frontage, or front.
b. Vehicular Access and Utilities Location. For the purposes of applying the standards provided
in Section 19.09.050 (Transect Zones), including, but not limited to, standards related to driveway
access and parking, whenever possible, vehicular access shall be located along a thoroughfare
of the lower order; and all utilities, whenever possible, shall be located along the perimeter of
thoroughfare of the lower order.
City of Las Vegas Form-Based Code 19.09.090.D 18B Las Vegas Arts District Thoroughfare Plan (Placeholder)

Placeholder
19.09.090.E Cashman District Thoroughfare Plan (Placeholder) City of Las Vegas Form-Based Code

Placeholder
City of Las Vegas Form-Based Code 19.09.090.F Civic & Business District Thoroughfare Plan (Placeholder)

Placeholder
19.09.090.G Design District Thoroughfare Plan (Placeholder) City of Las Vegas Form-Based Code

Placeholder
City of Las Vegas Form-Based Code 19.09.090.H Founders District Thoroughfare Plan (Placeholder)

Placeholder
19.09.090.I Fremont East District Thoroughfare Plan (New) City of Las Vegas Form-Based Code
Figure 19.09.090.I-1 Thoroughfare Plan - Hierarchy (new)
KEY
Primary Throughfare
Secondary Throughfare
Tertiary Throughfare
Special Transit Alignment
FREMONT EAST DISTRICT

DOWNTOWN LAS VEGAS FORM-BASED CODE
Throughfare Plan (Draft) Miles 0 0.125 0.25 0.5 N
October 2018
City of Las Vegas Form-Based Code 19.09.090.I Fremont East District Thoroughfare Plan (New)
Figure 19.09.090.I-2 Thoroughfare Plan - Downtown Thoroughfare Types (new)
KEY
Boulevard
Avenue
Avenue - Bike Emphasis
Commercial Street
Major Neighborhood Street
Minor Neighborhood Street
Special Transit Alignment
FREMONT EAST DISTRICT

DOWNTOWN LAS VEGAS FORM-BASED CODE
Throughfare Plan (Draft) Miles 0 0.125 0.25 0.5 N
October 2018
19.09.090.J Gateway District Thoroughfare Plan (Placeholder) City of Las Vegas Form-Based Code

Placeholder
City of Las Vegas Form-Based Code 19.09.090.K Historic Westside District Thoroughfare Plan (Placeholder)

Placeholder
19.09.090.L Las Vegas Medical District Thoroughfare Plan City of Las Vegas Form-Based Code
Figure 19.09.090.L-1 Thoroughfare Plan - Hierarchy
City of Las Vegas Form-Based Code 19.09.090.L Las Vegas Medical District Thoroughfare Plan
Figure 19.09.090.L-2 Thoroughfare Plan - Downtown Thoroughfare Types
19.09.090.M Market District (Placeholder) City of Las Vegas Form-Based Code

Placeholder
City of Las Vegas Form-Based Code 19.09.090.N Resort & Casino District Thoroughfare Plan (Placeholder)

Placeholder
19.09.090.O Symphony Park District Thoroughfare Plan (Placeholder) City of Las Vegas Form-Based Code

Placeholder
Subsections:
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19.09.100.A Purpose
The purpose of this Section are:
1. To cross-reference between standards pertaining to LVMC 19.09 Form-Based Code and other applicable
additional standards found in the Title 19; and
2. To provide additional special program provisions, standards, and requirements, such as the provisions,
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restrictive standard applies.
3. For the purpose of applying the following sections, the Director shall determine whether the standards
for residential or commercial zones apply, based on the following:
a.
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b. The scale of the subject property as well as the block and neighborhood context of the surrounding
area; and
c. The individual land use, or uses, of the subject property.
19.09.100.C Fencing and Screening Standards City of Las Vegas Form-Based Code

1. Standards for fencing and screening in all residential zones are established in LVMC Section 19.06.040.H
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The maximum height of fences and walls erected between the front property line and the primary
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serve to satisfy screening requirements set forth in this Title and that exceed the special fences and
walls requirements. For the purposes of satisfying this requirement, a solid fence or wall is any fence or
wall that is opaque for over sixty percent of its surface, as to be viewed perpendicularly from the right-
of-way line.
2. Standards and procedures for fencing and screening in all commercial zones are established in LVMC

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shall apply:
The maximum height of fences and walls erected between the front property line and the primary
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serve to satisfy screening requirements set forth in this Title and that exceed the special fences and
walls requirements. For the purposes of satisfying this requirement, a solid fence or wall is any fence or
wall that is opaque for over sixty percent of its surface, as to be viewed perpendicularly from the right-
of-way line.

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1. Standards for landscaping required in all residential zones are established in LVMC Section 19.06
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shall determine the amount of landscaping required for a particular building type placed within any of

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City of Las Vegas Form-Based Code 19.09.100.G Parking Standards
1. Standards for outdoor lighting in all residential zones are established in LVMC Section 19.06.040
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which indicate the estimated parking load based on neighborhood context, location, access, and current
and future infrastructure.
Table 19.09.100.G-1 Form-Based Code Parking Requirements

Load (Zone) Required Parking Spaces
Min. 40% and Max. 60% of the parking requirement indicated in LVMC Section
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Bicycle Parking Standards
19.09.100.C Fencing and Screening Standards City of Las Vegas Form-Based Code
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Use Required Parking Spaces

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Retail Trade 2 min., plus 1 per every 10,000 GFA
Employment and Services 2 min., plus 1 per every 20,000 GFA
Telecommunication Facilities --
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City of Las Vegas Form-Based Code 19.09.100.H Sign Standards
a. Bicycle spaces must have racks anchored so that they cannot be easily removed and racks must be
designed so that the wheel and frame of the bicycle can be locked securely to it with a chain, cable,
or padlock.
b. Where required, the bicycle parking spaces must be visible from one of the main entrances of the
principal building, and placed within 40 feet of the entrance.
c. The development, design, and placement of all bicycle parking spaces requires the Director’s
approval.

1. Standards and procedures for permanent and temporary signs allowed in all residential zones are

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and amenities that are key to the prosperity of the downtown community as a whole.
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b. Requirements
i. As part of the project submittal, the applicant shall submit a binding agreement mutually
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iii. The project applicant and all property owners shall mantain a copy of the binding agreement
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iv. The property owner and managers are equally responsible to keep a record of all current rental
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i. Any violation of the binding agreement constitutes a violation pertaining to this Section. Such
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The following standards apply to any new development proposed on a large development site.
1. Pedestrian Connectivity
City of Las Vegas Form-Based Code 19.09.100.J Additional Standards for Large Developments

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size, must be consistent with the following standards, where feasible, to ensure pedestrian connectivity
through a block.
a. A pedestrian passage must be provided to provide convenient and easy walking access through the
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connectivity to existing pedestrian networks and connect to other public spaces such as plazas or
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2. Civic Spaces
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AGENDA SUMMARY PAGE
SUBJECT:
CITIZENS PARTICIPATION: PUBLIC COMMENT DURING THIS PORTION OF THE AGENDA
MUST BE LIMITED TO MATTERS WITHIN THE JURISDICTION OF THE PLANNING
COMMISSION. NO SUBJECT MAY BE ACTED UPON BY THE PLANNING COMMISSION
UNLESS THAT SUBJECT IS ON THE AGENDA AND IS SCHEDULED FOR ACTION. IF YOU
WISH TO BE HEARD, COME TO THE PODIUM AND GIVE YOUR NAME FOR THE RECORD.
THE AMOUNT OF DISCUSSION ON ANY SINGLE SUBJECT, AS WELL AS THE AMOUNT
OF TIME ANY SINGLE SPEAKER IS ALLOWED, MAY BE LIMITED
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Copyright:

04.09.19 PC FINAL Agenda Packet

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Copyright:

Mayor Carolyn G.

Goodman (At-Large) Commissioner Sam Cherry, Chair

Planning Commission Agenda

PLANNING COMMISSION MEETING RULES OF CONDUCT:

2. Announcement: Compliance with Open Meeting Law

ONE MOTION - ONE VOTE

9. ZON-75786 - REZONING RELATED TO GPA-75784 - PUBLIC HEARING - APPLICANT: ASPECT HOMES -

14. ZON-75847 - REZONING RELATED TO GPA-75846 - PUBLIC HEARING - APPLICANT/OWNER: SCHOOL

15. VAR-75848 - VARIANCE RELATED TO GPA-75846 AND ZON-75847 - PUBLIC HEARING -

PUBLIC HEARING ITEMS

23. TABLED - RENOTIFICATION - GPA-74312 - GENERAL PLAN AMENDMENT - PUBLIC HEARING -

24. TABLED - RENOTIFICATION - ZON-74313 - REZONING RELATED TO GPA-74312 - PUBLIC HEARING -

28. VAR-75956 - VARIANCE RELATED TO ZON-75886 - PUBLIC HEARING - APPLICANT/OWNER: ROMAN

30. VAR-75808 - VARIANCE RELATED TO SUP-75807 - PUBLIC HEARING - APPLICANT/OWNER: HARRIS

34. VAR-75821 - VARIANCE RELATED TO VAR-75819 AND VAR-75820 - PUBLIC HEARING -

38. VAR-75832 - VARIANCE RELATED TO VAR-75829 - PUBLIC HEARING - APPLICANT: APPLICANT:JASON

DEPARTMENT: Planning DISCUSSION

DEPARTMENT: Planning CONSENT

May go to City Council on: 05/01/2019

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

AGENDA MEMO - PLANNING

CASE REQUIRED FOR

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 25

NOTICES MAILED N/A

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

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

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

Most Recent Change of Ownership

Related Building Permits/Business Licenses

Details of Application Request

Master and Neighborhood Plan Areas Compliance

Functional Actual Compliance

DEPARTMENT: Planning DISCUSSION

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

AGENDA MEMO - PLANNING

CASE REQUIRED FOR

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 18

NOTICES MAILED 695

1. The density and intensity of the proposed General Plan Amendment is

The proposed ML (Medium Low Density Residential) General Plan designation

2. The zoning designations allowed by the proposed amendment will be

3. There are adequate transportation, recreation, utility, and other facilities to

4. The proposed amendment conforms to other applicable adopted plans and

In order to approve a Rezoning application, pursuant to Title 19.16.090(L), the Planning

1. The proposal conforms to the General Plan.

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

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

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

Most Recent Change of Ownership

Related Building Permits/Business Licenses

Related Building Permits/Business Licenses

Related Building Permits/Business Licenses

Details of Application Request

Existing Land Planned or Special

Existing Land Planned or Special

Master and Neighborhood Plan Areas Compliance

Pursuant to Title 19.06.080, the following standards apply:

Existing Zoning Permitted Density Units Allowed

Functional Actual Compliance

Őǲ̬7 7 Оผਙ㈾֭㌱‫ש‬7 Ｃ֭⎯㌱ผħऑ‫ש‬ħਙ่7 Ŵ่₡7 bਙこऑ֭ккħ่‫ف‬ฌ

DEPARTMENT: Planning DISCUSSION

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0